HomeMy WebLinkAboutORDINANCES-2013-120-O-130
120-0-13 10/25/2013
AN ORDINANCE
Amending a Tax Increment Redevelopment Plan
and Redevelopment Project for the
Howard Hartrey Redevelopment Project Area
WHEREAS, it is desirable and in the best interest of the citizens of the
City of Evanston, Cook County, Illinois (the "City"), for the City to implement tax
increment allocation financing pursuant to the Tax Increment Allocation Redevelopment
Act, Division 74.4 of Article 11 of the Illinois Municipal Code, as amended (the "Act"), for
a proposed First Amendment to the Howard Hartrey redevelopment plan and
redevelopment project (the "Plan" and "Project") within the municipal boundaries of the
City within a proposed amended redevelopment project area (the "Area") described in
Section 1A of this Ordinance, which Area constitutes in the aggregate more than one
and one-half (1.5) acres; and
WHEREAS, pursuant to Section 41-74.4-5 of the Act, the Mayor and City
Council of the City (the "Corporate Authorities") called a public hearing relative to the
amended Plan and Project and the amendment of the Area under the Act for October
28, 2013; and
WHEREAS, due notice with respect to such hearing was given pursuant
to Section 11-74.4-5 of the Act, said notice being given to taxing districts and to the
Department of Commerce and Economic Opportunity of the State of Illinois by certified
mail on or about August 21, 2013, by publication on October 3, 2013, and October 10,
2013;-and by ce4ied mail to taxpayers within the Area on or about October 10, 2013;
and
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WHEREAS, the City has heretofore convened a joint review board as •
required by. and in all respects in compliance with the provisions of the Act; and
WHEREAS, the Corporate Authorities have reviewed the information
concerning such factors presented at the public hearing and have reviewed other
studies and are generally informed of the conditions in the amended Area that could
cause the Area to be a "conservation area" as defined in the Act; and
WHEREAS, the Corporate Authorities have reviewed the conditions
pertaining to lack of private investment in the amended Area to determine whether
private development would take place in the amended Area as a whole without the
adoption of the proposed Plan; and
WHEREAS, the Corporate Authorities have reviewed the conditions
pertaining to real property in
the amended Area
to
determine whether contiguous
parcels of real property and
improvements thereon
in
the amended Area would be
substantially benefited by the proposed Project improvements; and
WHEREAS, the Corporate Authorities have reviewed the proposed
amendments to the Plan and Project and also the existing comprehensive plan for
development of the City as a whole to determine whether the amended Plan and Project
conform to the comprehensive plan of the City,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: Findings._ Thy -
,00porate Authorities hereby make the
following findings:
A. The amended Area is legally described in Exhibit A attached hereto and •
incorporated herein as if set out in full by this reference. The general street
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location for the amended Area is described in Exhibit B attached hereto and
incorporated herein as if set out in full by this reference. The map of the
amended Area is depicted on Exhibit C attached hereto and incorporated herein
as if set out in full by this reference.
B. There exist conditions that cause the amended Area to be subject to designation
as a redevelopment project area under the Act and to be classified as a
conservation area as defined in Section 11-74.4-3(b) of the Act.
C. The amended Area on the whole has not been subject to growth and
development through investment by private enterprise and would not be
reasonably anticipated to be developed without the adoption of the Plan.
D. The amended Plan and Project conform to the comprehensive plan for the
development of the City as- a whole, as reflected in the City's zoning map.
E. As set forth in the amended Plan it is anticipated that all obligations incurred to
finance redevelopment project costs, if any, as defined in the Plan shall be retired
within twenty-three (23) years after the Area is designated.
F. The parcels of real property in the amended Area are contiguous, and only those
contiguous parcels of real property and improvements thereon that will be
substantially benefited by the proposed Project improvements are included in the
• amended Area.
40
SECTION 2: Amended Plan and Proiect Approved. That the amended
Plan and Project, which were the subject matter of the public hearing held on October
28, 2013, are hereby adopted and approved. A copy of the amended Plan and Project
is set forth in Exhibit D attached hereto and incorporated herein as if set out in full by
this reference.
SECTION 3: Invalidity of Anv Section. That if any section, paragraph, or
provision of this Ordinance shall be held to be invalid or unenforceable for any reason,
the invalidity or unenforceability of such section, paragraph, or provision shall not affect
any of the remaining provisions of this Ordinance.
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SECTION 4: Incorporation. The findings and recitals contained herein •
are declared to be prima facie evidence of the law of the City and shall be received in
evidence as provided by the Illinois Complied Statues and courts of the State of Illinois.
SECTION 5: Superseder and Effective Date. All ordinances, resolutions,
motions, or orders in conflict herewith are hereby repealed to the extent of such conflict,
and this Ordinance shall be in full force and effect immediately upon its passage by the
Corporate Authorities and approval as provided by law.
AYES NAYS 0 ABSENT o
Introduce D�nnbPX t 2013 Approved:
Adopted: b-tgj yibLr j , 2013 �� , 2013
Eli a eth B. Tisdahl, Mayor •
Attest: Approved as to form:
Ro ney G ene, City Clerk W. Grant Farr ,Corporation Counsel
•
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• _ EXHIBIT A
Legal Description
THAT PART OF THE NORTHWEST QUARTER OF SECTION 25, TOWNSHIP 41
NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK
COUNTY, ILLINOIS, BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID NORTHWEST QUARTER
TO THE NORTHWEST CORNER OF LOT 9 IN HOWARD-HARTREY SUBDIVISION,
BEING A SUBDIVISION IN SAID NORTHWEST QUARTER ACCORDING TO THE
PLAT THEREOF RECORDED SEPTEMBER 1, 1993 AS DOCUMENT NO. 93696916;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID LOT 9 TO THE
SOUTHWEST CORNER OF LOT 2 IN BRUMMEL PLACE SUBDIVISION, BEING A
SUBDIVISION IN SAID NORTHWEST QUARTER ACCORDING TO THE PLAT
THEREOF RECORDED JULY 26, 1956 AS DOCUMENT NO. 16650663; THENCE
NORTHERLY ALONG THE WEST LINE OF SAID LOT 2 TO THE NORTHWEST
CORNER OF SAID LOT 2; THENCE EASTERLY ALONG THE NORTH LINE OF SAID
•BRUMMEL SUBDIVISION AND ALONG THE EASTERLY EXTENSION THEREOF TO
A POINT ON THE EAST LINE OF THE WEST HALF OF SAID NORTHWEST
QUARTER; THENCE SOUTHERLY ALONG SAID EAST LINE TO A POINT ON THE
SOUTH RIGHT-OF-WAY LINE OF THE CHICAGO NORTH SHORE AND MILWAUKEE
RAILROAD; THENCE EASTERLY ALONG SAID SOUTH RIGHT-OF-WAY LINE TO A
POINT ON THE EAST RIGHT-OF-WAY LINE OF HARTREY AVENUE; THENCE
SOUTHERLY ALONG SAID EAST RIGHT-OF-WAY LINE AND SOUTHERLY
EXTENSION THEREOF TO A POINT ON THE SOUTH LINE OF SAID NORTHWEST
QUARTER OF SECTION 25; THENCE WESTERLY ALONG SAID SOUTH LINE TO
THE POINT OF BEGINNING.
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EXHIBIT B
General Street Location
The proposed amendments to the Howard Hartrey Redevelopment Project Area consist
primarily of vacant industrial property located to the north of the existing Howard Hartrey
Redevelopment Project Area (and north of Brummel Place/Shure Drive) bounded by the
shopping center and Howard Street on the south, Hartrey Avenue to the east, and the
rail right of way to the north. The "Vineyard" property located to the west of the former
Shure facility is not included.
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EXHIBIT C
Map of Amended Redevelopment Project Area
7
Proposed Howard and Hartrey TIF Expansion
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Proposed TIF Addition
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Railroad
Bridge Outline
Street
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Parking. Lot
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This map is provided "as is" without warranties of any kind.
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120-0-13
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EXHIBIT D
First Amendment to the Redevelopment Plan and Project
0
DRAFT
DATED 7130113
CJ
CITY OF EVANSTON
HOWARD-IIARTREY TIF DISTRICT
1st AMENDMENT
"Redevelopment plan" means the comprehensive program of
the municipality for development or redevelopment intended by
the payment of redevelopment project costs to reduce or
eliminate those conditions the existence of which qualified the
redevelopment project area as a "blighted area" or
"conservation area" or combination thereof or "industrial park
conservation area," and thereby to enhance the tax bases of the •
taxing districts which extend into the redevelopment project
area as set for in the Tax Increment Allocation Redevelopment
Act, 65 ILCS 5/11-74.4-3, et. seq., as amended.
Prepared for: City of Evanston, Illinois
Prepared Jointly by: Kane, McKenna and Associates, Inc.
and
The City of Evanston
Original TIF Plan - March 1992
Draft 1st Amendment - July 2013
•
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CITY OF EVANSTON
TIF REDEVELOPMENT PLAN
HOWARD-HARTREY TIF DISTRICT -1ST AMENDMENT
TABLE OF CONTENTS
SECTION TITLE PAGE
I. Introduction 1
II. The Proposed TIF District, as Amended 3
III. Amendments to TIF Plan 4
Appendix 1 Original TIF Plan
• Appendix 2 TIF District Maps as Amended
Appendix 3 Legal Description for TIF District as Amended
Appendix 4 TIF Qualification Report for Amendment Area
0
I. INTRODUCTION
In 1992, the City of Evanston adopted the Howard and Hartrey Redevelopment
Plan and Project (the "Original TIF Plan," contained in Appendix 1). The
purpose of this report is to update and amend the Original TIF Plan principally
by adding two (2) parcels to the TIF District. A secondary goal is revise the
Original TIF Plan to ensure that it complies with statutory changes made to the
TIF Act after 1992. The City is pursuing the proposed amendment as part of its
strategy to promote the continued revitalization of key under-utilized properties
located within the Howard-Hartrey TIF District, as amended.
Kane, McKenna and Associates, Inc. (KMA) has been retained by the City of
Evanston to assist the City in drafting this amendment to the Plan.
Objectives. The City's general economic development objectives are to enhance
residential, commercial, retail, industrial and mixed use opportunities within the
City, including the proposed Howard-Hartrey TIF District, as amended. To
achieve this overarching objective, the City has issued the following guidelines
identified in the 2000 Comprehensive Plan that would apply to the Howard-
Hartrey TIF District. (Refer to Exhibit 1 below.)
Exhibit 1
Promote the growth and Encourage the location of new or expanding
redevelopment of business, businesses in existing commercial and mixed -use
commercial, and industrial areas locations that would benefit from redevelopment
Retain and attract businesses in Support a cooperative marketing effort [with
order to strengthen Evanston's external entities] to attract new businesses to
economic base vacant storefronts and commercial spaces
- Recognize and support the strong
role neighborhood business
districts play in Evanston's
economy and its identity
Support and encourage efforts at
employment assistance and
linkages
• Protect and enhance the traditional character of
neighborhood business districts; carefully examine
proposed design changes using the Zoning and
Sign Ordinances, and site plan and appearance
review
• Develop strategies where feasible for addressing
parking and circulation concerns of merchants and
surrounding residents
• Promote and support job readiness and training
programs as well as small business start-up
assistance programs
Source: City of Evanston Comprehensive General Plan, 2000
City of Evanston - Howard Hartrey'TIF
Page 1
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•
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Given the City's goals as well as the conditions described in this report, the City
has made a determination that it is highly desirable to promote the
redevelopment of the proposed Howard-Hartrey TIF District, as amended.
Without an implementation plan for redevelopment, City officials believe adverse
conditions will worsen. The City intends to implement such a plan in order to
restore, stabilize, and increase the economic base of the TIF District and provide
better roadway and alley access to and within the area. These activities will not
only benefit the community as a whole but also generate additional tax revenues
to support municipal services.
Because of the conditions observed in the Howard-Hartrey TIF District, as
amended, and the required coordination for future land uses, the City is favorably
disposed toward supporting redevelopment efforts. The City has determined that
redevelopment should take place through the benefit and guidance of
comprehensive economic planning by the City. Through this coordinated effort,
the TIF District is expected to improve and development barriers will be
eliminated.
The City affirms the following findings:
• o The TIF District, as amended, on the whole has not been subject to growth
and development through investment by private enterprise and would not
reasonably be anticipated to be developed without the adoption of the TIF
Redevelopment Plan, as amended;
o Redevelopment currently planned for the Howard-Hartrey TIF District, as
amended, is feasible only with public financial assistance; and
o The TIF Redevelopment Plan, as amended, conforms to the comprehensive
plan for the development of the City as a whole, as reflected in the City's
zoning map.
By the establishment and utilization of a TIF redevelopment plan, as amended,
the City intends to continue efforts to provide the assistance required to eliminate
conditions detrimental to successful redevelopment of the TIF District.
The use of TIF relies upon induced private redevelopment in the Howard-Hartrey
TIF District to create higher real estate values that would otherwise decline
without such investment. By so doing, it would result in increased property taxes
compared to the previous land use (or lack of use). In this way, the existing tax
base for all tax districts would be protected and a portion of future increased
taxes pledged to attract the requisite private investment.
• It is found, and certified by the City, in connection to the process required for the
amendment of this Plan and Project pursuant to 65 ILSC Section 5/11-
City of Evanston - Howard Ha -trey TIF Page 2
74.4.3(n)(5) of the Act, that this Plan and Project will not result in the •
displacement of 10 or more inhabited residential units. Therefore, this Plan and
Project does not include a housing impact study. If at a later time the City -does
decide to dislocate more than ten (1o) inhabited residential units, this Plan would
have to be amended and a housing impact study would be completed.
•
•
City of Evanston - Howard Hartrey TIF Page 3
II. THE PROPOSED TIF DISTRICT, AS AMENDED
The purpose of this report is to amend the TIF Plan principally by adding two (2)
parcels to the TIF District. A secondary goal is to update the TIF Plan to conform
to recent statutory changes made to the TIF Act after the Original Plan was put
into effect.
The TIF District, as amended, is generally located northwest of the intersection of
Howard Street and Hartrey Avenue. At the time the Original Plan was adopted in
1992, the area was an obsolete industrial area; subsequent to the adoption of TIF
financing, the City facilitated the conversion of the area into a successful retail
shopping center. In contrast, the adjacent Amendment Area has remained an
obsolete industrial area, and has not been revitalized relying on solely private
sector resources. As a result, the City again seeks to use TIF financing to help
bring about a similar conversion to a modern use in the Amendment Area.
Currently, the TIF District Amendment Area suffers from a variety of economic
development impediments, as identified in the TIF Act. As indicated in the
original TIF Redevelopment Plan, it suffers from various "conservation area"
factors as defined in the TIF Act. Appendix 4 identifies additional redevelopment
• impediments that limit redevelopment of the Amendment Area.
The Original TIF Plan contained in Appendix 1 also provides a boundary map and
legal description of the TIF District.
•
City of Evanston - Howard Hartrey TIF Page 4'
III. AMENDMENTS TO THE TIF PLAN
In this section, amendments to the Original TIF Plan are presented. For
reference, relevant excerpts from the Original TIF Plan are shown, with
amendments showing additions and deletions to the original language.
Collectively, the amendatory language comprises the "1st Amendment."
Amendment A
Page 6 of the Original TIF Plan
Ultimately, the implementation of the Redevelopment Plan and Project will
benefit the City and all the taxing districts which encompass the RPA in the form
of a significantly expanded tax base.
It is anticipated that the i.tnplementation. of this Redevelopment Plan and Project
will have a minimal financial impact on most of the affected taxing districts. It is.
expected that the actions taken by the Citv to stabilize and encourage growth of
its tax base through the implementation of this Redevelopment Plan and Project
will have. a positive impact on the affected taxing districts.
Strategies will be encouraged to promote growth via private investment within.
the area. Specific objectives are Geared to stabilize the RPA's existing strengths,
and revitalize. the RPA's redevelopment potential. The City may consider the
declaration of sufficient surplus fiends (as 1=4 as those funds are not already,
obligated to TIF proiects) on an annual basis.
Any surplus Special Tax Allocation Funds. to the extent a.nv surplus exists. will be
proportionately shared. based on the appropriate tax rates for a given vear, with.
the various taxing districts, including the Citv, after all TIF-eligible costs either,
expended -or incurred as an obligation by the Cite- have been duly accounted for,
through administration of the Special Tax Allocation Fund to be established by
the City as provided by the Act.
•
Amendment B
Page 15 of the Original TIF Plan
(i) Professional Seii-ice Costs — Costs of studies, surveys, development of plans, and
specifications, implementation and administration of the redevelopment plan including
but not limited to staff and professional service costs for architectural, engineering,
legal, marketing, financial, planning or other special services, provided however that no
charges for professional services may be based on a percentage of the tax increment
collected; except that on and after November 1. ic)Qo (the effective date of Public Act of-. •
City of Evanston - Howard Hartrey TIF Page 5
• 478), no contracts for professional serf -ices. excluding architectural and engineering}
serv-ices. may be entered into if the terms of the contract extend beyond a -period of g
vears. After consultation vdth the inunicii)ality. each tax increment consultant or,
advisor to a municipality that -plans to designate or has designated a redevelopment
proiect area shall inform the municipality in writing of any contracts that the consultant,
or advisor has entered into with entities or individuals that have received, or are.
receiving, navinents financed by tax increment revenues produced by the,
redevelopment proiect area-vvitli respect to which the consultant or advisor has,
performed, or will be performing, service for the municipality. This requirement shall be
satisfied by the consultant or advisor before the commencement of services for the,
municipality and thereafter whenever any other contracts with those individuals or
entities are executed by the consultant or advisor;.
The cost of marketing sites Nvithin the redevelopment -proiect area to prospective
businesses, developers. and investors;
,Ajinual administrative costs shall not include general overhead or administrative,
costs of -the niunici-palitv that w-ould. still have been incurred by the municipalitti- if
the municipality had not designated a redevelopment proiect area or approved a
redevelopment plan;
In addition, redevelopment Droiect costs shall not include lobbying expenses;
(2) Property Assembly Costs — Property assembly costs including but not limited to
• acquisition of land and other property, real or personal, or rights or interests therein,
demolition of buildings, site preparation, site improvements that serve as an engineered
barrier addressing ground. level or below ground enAronmental contamination,
including, but not limited to park:.in.g lots and other concrete or asphalt barriers, and the
clearing and grading of land;
(3) Improvements to Public or Private Buildings — Costs of rehabilitation,
reconstruction, repair, or remodeling of existing public or private buildings, fixtures,
and leasehold improvements; and the cost of replacing an existing public building if
pursuant to the implementation of a redevelopment proiect the existing public building_
is to be demolished to use the site for private investment or devoted to a different use
reauirin.g private investment; including anv director indirect costs relating to Green, ..-t
Globes or LEER certified construction elements or construction elements with an,
equivalent certification:
(4) Public NVorks — Costs of the construction of public works or improvements,
including anv direct or indirect costs relating to Green Globes or LEED certified,
construction elements or construction elements with an equivalent certification, except
that on and after November i, iggq, redevelopment -proiect costs shall. not include the
cost of constructing a new municipal public building principally used to provide offices,
storage space, or conference facilities or vehicle storage. maintenance, or repair for
administrative, public safety. or public works personnel and that is not. intended to
replace an existing public building as provided under paragraph (,,4) of subsection (a) of
• Section 11-74.4-1 unless either (i) the construction of the new municipal building,
implements a redevelopment proiect that was included in a redevelopment elan that
City of Evanston - Howard Hartrey TIF Page 6
was adopted by the munic.inalih- prior to November 7,1c)go or (ii) the municipality •
makes a reasonable determination in the redevelopment plan, supported by information
that provides the basis for that determination. that the new municipal building is
required to meet an increase in the need for public safety purposes anticipated to result.
from the implementation of the redevelopment plan;
(5) Job Training — Costs of job training and retraining projects, including the cost of.
"welfare to work" programs implemented by businesses located within the
redevelopment proiect area;
(6) Financing Costs — Financing costs including but not limited to all necessary and
incidental expenses related to the issuance of obligations and which may include
payment of interest on any obligations issued pursuant to the Act accruing during the
estimated period of construction of any redevelopment project for which such
obligations are issued and for a period not exceeding 36 months thereafter and
including reasonable reserves related thereto;
(7) Capital Costs —All or a portion of a taxing district's capital costs resulting from
the redevelopment project necessarily incurred or to be in furtherance of the objectives
of the redevelopment plan and proj ect, to, the extent the municipality by written
agreement accepts and approves the same;
(S) School -Related Costs — For redevelopment proiect areas designated (or •
redevelopment proiect areas amended to add or increase the number of tax-increment-
financina assisted housing units) on or after November 1. ioc)o, an elementarv,
secondary, or unit school district's increased costs attributable to assisted housing units
located within the redevelopment proiect area for which the developer or redeveloper
receives financial assistance through an agreement with the municipality or because the,
municipality incurs the cost of necessary infrastructure improvements within the
boundaries of the assisted housing sites necessary for the completion of that housing as
authorized by the Act, and which costs shall be paid by the municipality from the
Special Tax Allocation Fund. when the tax increment revenue is received. as a -result of
the assisted housing units and shall be calculated annuallv.,
(89) Relocation Costs — To the extent that a municipality determines that relocation
costs shall be paid or is required to make payment of relocation costs by federal or State
law or in order to satisfy subparagraph (7) of subsection (n) of the Act;
(lo) PaN.-ment in lieu of taxes;
i1#) Other Job Training —Costs of job training, retraining, advanced vocational
education or career education, including but not limited to courses in occupational,
semi -technical or technical fields leading directly to employment, incurred by one or
more taxing districts, provided that such costs (i) are related to the establishment and
maintenance of additional job training, advanced vocational education or career
education programs for persons employed or to be employed by employers located in a •
redevelopment project area; and (ii) when incurred by a taxing district or taxing
City of Evanston - Howard Hartrey TIF Page 7
• districts other than the municipality, are set forth in a written agreement by or among
the municipality and the taxing district or taxing districts, which agreement describes
the program to be undertaken, including but not limited to the number of employees to
be trained, a description of the training and services to be provided, the number and
type of positions available or to be available, itemized costs of the program and sources
of funds to pay for the same, and the term of the agreement. Such costs include,
specifically, the payment by community college districts of costs pursuant to Sections 3-
37, 3-38, 3-4o and 3-40.1 of the Public Community College Act and by school districts of
costs pursuant to Sections 10-22.2oa and 10-23.3a of The School Code;
m-a) Developer Interest Cost — If deemed prudent by the City Council of the City for
the redevelopment project, interest costs incurred by the redeveloper related to the
construction, renovation or rehabilitation of a redevelopment project provided that:
(a) such costs are to be paid directly from the special tax allocation fund
established pursuant to the Act;
(b) such payments in any one year may not exceed 30 % of the annual interest
costs incurred by the redeveloper with regard to the redevelopment project
during that year;
(c) if there are not sufficient funds available in the special tax allocation fund to
make the payment then the amounts so due shall accrue and be payable when
sufficient funds are available in the special tax allocation fund;
(d) the total of such interest payments paid pursuant to the Act may not exceed
30 % of the total (i) cost paid or incurred by the redeveloper for the
redevelopment project plus (ii) redevelopment project costs excluding any
property assembly costs and any relocation costs incurred by a municipality
pursuant to the Act;
(e) the cost limits set forth in sub-Daraaraphs (B) and (D) of naraaraph shall be
modified for the financing of rehabilitated or new housing units for low-income,
households and very low-income households, as defined in Section � of the
Illinois Affordable Housinsz Act. The Dercentage of Tr,% shall be substituted for
,o% in subnaraaraohs (B) and (D).
(f) Instead of the eli-ible costs provided by subDarauanhs (B) and (D). as
,. modified by this subDaraaravh, and notwithstandine anv other urovisions of the
Act to the contras v. the municipality may z)av from tax increment revenues uo to,
tio% of the cost of construction of new housing units to be occupied by low-
income households and very low-income households as defined in Section `i of
the Illinois Affordable HousinizAct. The cost of construction of those units may
be derived from the Droceeds of bonds issued by the municipality under the Act
or other constitutional or statutory authority, or from other sources of municipal,
revenue that may be reimbursed froze tax increment revenues or the t)roceeds of
bonds issued to finance the construction of that housiniz. The eligible costs,
DroNdded under this subparagraph (F) shall be an eligible cost for the
construction. renovation, and rehabilitation of all low and very low-income
housing units, as defined in Section :i of the Illinois Affordable Housing Act,
within the redevelopment nroiect area. If the low and very low-income units are,
hart of a residential redevelopment nroiect that includes units not affordable to
City of Evanston - Howard Hartrey TIF Page 8
low and very low-income households. only the low and v-ery low-income units
shall be eligible for benefits under subparagraph M.
{imi}—r—a ment in lice cam;
The TIF Act prohibits certain costs:
Unless explicitly stated herein the cost of construction of new privately -owned
buildings shall not be an eligible redevelopment Droiect cost.
The statute prohibits costs related to retail development that results in the closin7- of
nearby facilities of the same retailers. SDecifically, none of the redevelopment
Droiect costs enumerated in the Act shall be eligible redevelopment Droiect costs if
those costs would provide direct financial support to a retail entity initiating
operations in the redevelopment Droiect area while terminating operations at
another Illinois location vN-ithin 10 miles of the redevelopment Droiect area but
outside -the boundaries of the redevelopment proiect area municipaliiv.
No cost shall be a redevelopment Droiect cost in a redevelopment Droiect area if used
to demolish, remove, or substantially modify a historic resource. after August 26,
2008 (the effective date of Public Act unless no prudent and feasible
alternative exists. "Historic resource" for the purpose of this item means (i) a place
or structure that is included or eligible for inclusion on the National Relister of
Historic Places or (ii) a contributing structure in a district on the National Register
of Historic Places. This item (14) does not apple to a place or structure for which
demolition, removal, or modification is subiect to review by the preservation nenev
of a Certified Local Government designated as such by the National Park Service of
the U.S. Department of the Interior.
Amendment C
Page 18 of the Original TIF Plan
•
Estimated_
Program Actions/Improvements
Costs
Land Acquisition and Assembly Costs including Demolition and
$7,e0e;0e0
Clearance/Site Preparation
11.000.000
Construction of Public Facilities and Buildings, Rehabilitation, and
1e0;00e
Related Public Improvements Including the Relocation of Existing
5�.C;00.000
Utilities and the Provision of Utility Service
Environmental Reme tion
$1.r;00.000
Utility Improvements 7&uding, But Not Limited to, Water, Storm,
2-.0,000
Sanitary Sewer, and the Service of Public Facilities
S1.yoo..000
Construction and Reconfiguration -of Parking Rights -of -Way and
500,000
Street Improvements/Construction, signalizgtion, Traffic Control,.
51,000.000
Lighting, Landscaping, Buffering and Streetscaping
•
Interest Costs Pursuant to the Act _00
e0s
City of Evanston - Howard Hartrey TIF
Page 9
• I 8200.000
Planning, Legal, Engineering, Administrative, Annual ReDorting-,25�,�
Marketing, and Other Professional Service Costs 8200,000
Relocationeeee
200,000
Job Training 100,C400
$200.000
Miscellaneous/Contingencies 100,66e
so
Pay nents Pursuant to Inter-overnmental Aaareements, 5200,000
I TOTAL ESTIMATED COSTS �S;;Oti,ae,e
81ca.;00,000
Notes:
. All project cost estimates are in 20i_444.�§R dollars. Costs may be adjusted for inflation per the TIF Act.
f11n addition to the above stated costs, any bonds issued to finance a phase of the Project may include an amount of proceeds
sufficient to pay customary and reasonable charges associated with the issuance of such obligations, interest associated with such
obligations, and capitalized interest and reasonably required reserves.
y;) Adjustments to the estimated line -item costs above are expected. Adjustments may be made in line -items within the total, either
increasinL, or decreasine line -items costs for redevelopment. Each individual project cost will be reevaluated in light of the projected
private development and resulting tax revenues as it is considered for public financing under the provisions of the Act.
f4)-The totals of the line -items set forth above are not intended to place a total limit on the described expenditures, as the specific
items listed above are not intended to preclude payment of other eligible redevelopment project costs in connection the
redevelopment of the RPA — provided the total amount of payment for eligible redevelopment project costs shall not exceed the
overall budget amount outlined above.
Amendment D
• Page 21 of the Original TIF Plan
Anticipated Equalized Assessed Valuation
Upon completion of the anticipated private development of the RPA by the year
i2o1& it is estimated that the equalized assessed valuation of the property within
the Redevelopment Project Area will be kncrQasc-d b, approximately
$25�, ,C1Cf,CrC>o5, _ £, IiT:-at^-.-2s5-tliilE"s -tl L`43n..i.t.r.t ^,.1:Ic'tllz.1t13FI
f„ 4e - (,,., ,i+`pi f) vi 1.11 -� � £lolly
Amendment E
Page 24 of the Original TIF Plan
This Redevelopment Project and retirement of all oblizations to finance redevelopment
costs will be completed on or before a date 23 years from the adoption of the ordinance
designating the Redevelopment Project Area.:' tual eeiistfu4_- r ° ,t Mties a r v
.ti,,ip t„a to beeet�npletod,.-;dth;« f3uF (°) Yeftfs=rrhe actual date for such completion
and retirement of oblil4ations shall not be later than December ;r of the near in which
the Daxanent to the municipal treasurer pursuant to the Act is to be made -,N-ith respect to
ad valorem taxes levied in the twenty-third calendar near after tide ordinance aDDrm ing
• the RPA is adopted.
Cityof Evanston - Howard Hartre TIF y Page 10
•
Amendment F
Appendix of the Original TIF Plan (Legal Description)
The Southwest Quarter of the Northwest Quarter of Section 25, Township 41 North,
Range 13, East of the Third Principal Meridian (except the North 150 feet lying West of
the East 33 feet thereof) and the West 33 feet of the Southeast Quarter of the Northwest
Quarter of said Section 25, (except the North 183 feet thereof) all in Cook County,
Illinois, and including the amended legal description attached as Appendix 3.
Amendment G
Maps 2, 3 and 4 of the Original TIF Plan
The TIF District boundary maps, existing land use map, and intended land use
map (Maps 2, 3 and 4 of the Original TIF Plan) are replaced by the maps enclosed •
herein as Appendix 2.
•
City of Evanston - Howard Hartrey TIF Page 11
E
•
•
City of Evanston - Howard Hartrey TIF
Appendix 1
Original TIF Plan
Page 12
CITY OF EVW4WON
HOWARD AND HARTREY
REDEVELOPMENT PLANAND PROJECT
Jorndy Prepared By.-
Clty of Evanston, Abnols
and
Kane, McKenna and Associated Inc.
March, 1992
0
0
• TABLE OF CONTENTS
ra=
I.
Introduction
1
II.
Redevelopment Project Area Legal Description
7
III.
Redevelopment Plan Goals and Objectives
8
IN.
Blighted Area Conditions Existing in the Redevelopment
Project Area
9
V.
Redevelopment Project
10
A. Redevelopment _Plan and Project Objectives
10
B. Redevelopment Activities
11
C. General Land Use Plan
13
D. Additional Controls and Design Criteria
14
E. Estimated Redevelopment Project Costs
15
•
F. Sources of Funds to Pay Redevelopment
Project Costs
19
G. Nature and Term of Obligations to be
Issued
20
H. Most Recent Equalized Assessed Valuation
of Properties in the Redevelopment
Project Area
20
I. Anticipated Equalized Assessed Valuation
21
VI.
Scheduling of Redevelopment Project
A. Redevelopment Project
22
B. Commitment to Fair Employment Practices
and Affirmative Action
23
C. Completion of Redevelopment Project and
Retirement of Obligations to Finance
Redevelopment Costs
24
VII.
Provisions for Amending the Redevelopment Plan
25
LISTS OF TABLES AND EXHIBITS
:iTM.- ,
Map 1 - Vicinity Map
Map 2 - Boundary Map
Map 3 - Existing Land Use Map
Map 4 - Intended Land Use Map
0-
A121xmdices
L � � V t,_ _F, 6111111014P
r:
The City of Evanston, Illinois is a community of approximately 72,000 (as of the 1990
Census) and is bordered on the east by Lake Michigan, on the south by the City of
Chicago, on the west by the Village of Skokie and on the north by the Village of Wilmette.
The City lies in Cook County and is located approximately twelve (12) miles north of
Chicago's Loop. Incorporated in 1863, the City today is one of the largest, oldest and most
diverse suburbs of Chicago, with many amenities such as an established business
environment, quality housing stock, a vast public transportation system, and excellent public
schools. The City of Evanston is the home of Northwestern University as well as three (3)
other institutions of higher education.
The City has grown through the years primarily due to annexation (the Villages of
North Evanston and South Evanston were annexed prior to 1892) and the increased
enrollment and employment at Northwestern University (the City's largest employer). The
extension of the Chicago rapid transit system to Evanston and north to Wilmette added to
the population growth throughout the early and mid-1900's.
In 1921, the Evanston City Council adopted its first zoning ordinance which was the
first in the State to prevent over- crowding of land and to include provisions to separate
business and industrial areas from residential neighborhoods. Today, Evanston has retained
its residential character, yet it has grown with respect to its commercial and industrial base.
Once the key retail center for the North Shore, north Chicago and the northwest suburbs,
much retail space has since been converted to office and residential space, which contributes
to a more service -oriented environment in the City's downtown. Today, downtown
Evanston is considered viable and well -maintained, having escaped much of the deterioration
and abandonment that has impacted other older urban communities.
1
•
An area of the City that has been considered for potential redevelopment is generally
known as the City's southwest industrial corridor (SWIC). This portion of the City's
industrial base had gradually begun to deteriorate by the early 1980's. Its decline has
primarily been due to a number of factors including the periodic and recurring vacancies by
various industrial and retail/commercial enterprises adjacent to the industrial uses and the
establishment of incompatible uses within and surrounding the industrial area. Overall,
many developments find that the ability to expand operations is hampered due to the
barriers of the Metropolitan Water Reclamation District (MWRD) canal, existing rights -of -
way and the neighboring residential area. The 1985 abandonment of the Mayfair Railroad
rail line running through the area also contributed to irregular parcel shapes and layouts.
Overall, the lack of meaningful plans and investment by both the public and private sectors
in maintaining the area has hampered the ability to create a safe, pleasant, integrated and
functional business environment.
The entire area suffers from uncoordinated, sporadic development. Existing
development has been primarily limited to some retail, outdoor storage, heavy and light
industrial, and automotive uses. Many of the uses have been low density, lower value uses
such as storage yards or junkyards. A Redevelopment Project Area (RPA) has been adopted
for a portion of the property within the SWIC corridor (approximately 12 acres) and •
redevelopment proposals have been submitted for review.
The larger area under consideration for redevelopment also includes the site of the
former Rust-Oleum Corporation facility, which has been demolished, and the partially
vacant Bell & Howell facility located at Howard Street and Hartrey Avenue. These facilities
are examples of buildings that have become outmoded, underutilized, or left vacant as
corporations have consolidated operations, changed technologies, or downsized business
operations.
The absence of a significant development within the overall SWIC Corridor will likely
prevent the City from achieving a `highest and best use' of the land, as well as from realizing
increased potential real estate tax receipts from any incremental increases in assessed
valuations within the area. Incremental sales tax receipts may also be foregone if a
development plan is not initiated. The lack of such a plan will likely lead to the continued
overall blight existing in the area with a high likelihood that such conditions will worsen.
•
N
• The City, with its large numbers of residents desirous of eliminating blighted
conditions and preserving existing employment as well as the creation of new local job
opportunities, is determined to address these concerns.
The proposed Howard and Hartrey RPA is located south of the larger southwest
industrial area studied by the City and its consultants in a 1988 Tax Increment Finance
(TTF) eligibility analysis. In terms of the RPA property's uses and physical configuration,
the property is affected by many of the same problems identified in the prior eligibility
analysis. The presence of the sanitary canal nearby, site access and egress considerations,
and an older industrial structure all detract from the RPA's redevelopment potential.
However, the RPA's location near major arterials and the commercial/retail frontage
availability serve to distinguish this property from other study area property. Market
interest and potentail reuse would appear to favor retail and/or commercial use, given the
frontage availability along an arterial road. While the balance of area property, including
the Southwest TIF district, may favor industrial use or redevelopment, the proposed RPA
offers an opportunity for modem, retail redevelopment.
The structure within the proposed RPA was constructed in 1946 for the Hibbard
• Spencer Bartlett & Co., a wholesale distributor of hardware and other supplies. Prior to the
construction of the facility„ greenhouses and a nursery occupied the site (which was annexed
to the City in 1913). Hibbard Spencer Bartlett & Co. received goods by truck and rail
service, then distributed products nationally to its customers. Reshipment of goods was also
made by rail and truck. The property was sold to Bell & Howell in 1984. The building has,
since its construction, been under single ownership.
0
As a result, the property's reuse options and marketability have been limited Bell
& Howell at one time operated at full capacity within the building, but consolidations and
divestitures have resulted in an increasing amount of vacant space. Bell & Howell continues
to lease space to tenants within the building; most of these tenants have been divisions of
Bell & Howell or are currently part of the corporation. The vacancy rate for the structure
is expected to increase as certain key tenancies expire, while the past several years have
witnessed partial occupancy of the building._
3
The area to be designated as a TIF District has been found to qualify for RPA •
designation, as evidenced in the Qualification Report included as part of this Redevelopment
Plan and Project. The Report concludes that the area as a whole qualifies for such blighted
designation by'consideration of all relevant evidence within the meaning of the TIF Statute.
A general description of the RPA follows:
Beginning at City's western border at the northern Bell & Howell property line, then
easterly to the western edge of Hartrey Avenue, then northerly to the Skokie Swift right-of-
way, then southerly approximately 20 feet, then easterly to the eastern edge of the Hartrey
Avenue right-of-way, then southerly to the center line of Howard Street (the City's southern
boundary), then westerly to the City's western border, then northerly to the point of
beginning.
The proposed RPA includes an area which encompasses approximately 23.65 acres
of Iand and one approximately 740,000 sq. ft. structure. (See Map 1 and Appendix A for
a legal description, attached hereto and made a part of this Plan).
The majority of the improvements in the proposed RPA have. become obsolete and
demonstrate conditions of depreciation or lack of physical maintenance. There is evidence
of deleterious land use/layout in the area's development, inadequate utilities, obsolescence,
excessive vacancies and an absence of effective community planning for the area. Taken in •
total, these specific factors contribute to the overall blighting of the area. (A more detailed
examination of qualification factors is found in Appendix B).
The City is desirous of attracting significant private market redevelopment of this
area primarily due to the location of the proposed RPA to nearby residential neighborhoods.
It is also important to the economic goals of the City to attract and retain enterprises which
strengthen Evanston's.overall economic base, as well as to expand the City's manufacturing
and retail bases.
The Redevelopment Plan would serve to address, on an area wide basis:
- the obsolescence of industrial improvements and property;
- coordinated access and circulation patterns;
- coordinated planning processes and area wide review relating to uses;
- area appearance; and
- provision of necessary public improvements and services.
•
4
• It is expected that the distribution of TIF benefits would be area wide and would
serve to stem conditions of blight and underutilization.
In summary, the proposed Howard and Hartrey RPA on the whole has not been
subject to significant growth and development. The area would not reasonably be
anticipated to be developed without the adoption of a Redevelopment Plan. The City has
prepared this Plan to use tax increment financing in order to address its needs and meet its
redevelopment goals and objectives.
The City of Evanston and its Economic Development Committee have carefully
reviewed the potentials and constraints associated with the proposed RPA property. The
City has determined that well planned retail/commercial uses fronting Howard Street would
serve to maximize the RPA,property's economic potential and would provide retail services
to City residents. The attraction of top quality retail users and the encouragement of a
modem, efficient retail property are key to the City. The location of the property and its
size have presented unique opportunities for an attractive, well designed redevelopment
effort. The effort would utilize both public and private resources in order to stabilize and
• enhance area property values (e.g., properties located within or proximate to the RPA),
create new jobs, and to provide for a market reuse of currently underutilized property. The
proposed redevelopment of the RPA property would serve to encourage interest in the
surrounding industrial area's property.
•
Private and public investment would act as a positive signal, generating renewed
interest in surrounding property opportunities. The RPA designation addresses the
necessary public assistancelimprovements required to induce the intensive redevelopment of
the property.
The needed public investment will be possible only if tax increment financing is
adopted pursuant to the' terms of the Tax Increment Allocation Redevelopment Act (the
"Act"). The qualification of the entire area as blighted makes possible future developments
not now anticipated, carrying on the intention of the Act. Such blighting factors, together
and in combination, have restrained or prevented successfulydevelopment from occurring
within the area. Other public resources may have to be made available to attract the very
needed private investment to develop the proposed area. The public resources would be
required to address blight factors. Property and local sales tax incremental revenue
generated by the development may play a decisive role in encouraging the private
development of the RPA.
5
Conditions of obsolescence and underutilization that have precluded and/or retarded •
intensive private investment in the past will be addressed. Through this proposed
Redevelopment Plan and Project, the City will serve as the central force for marshalling the
assets and energies of the private sector for a unified cooperative public -private
redevelopment effort. In this regard, the City will serve as a catalyst for coordinating a
successful redevelopment of the area. Ultimately, the implementation of the Redevelopment
Plan and Project will benefit the City and all the taxing districts which encompass the RPA
in the form of a significantly expanded tax base.
On November 11,1991, the Evanston City Council adopted a Resolution (Resolution
No. 88-R-91) indicating its intent to use Tax Increment Financing .(TIF) for the
redevelopment of the area described herein. Redevelopment of the RPA is tenable only if
a portion of the improvements are funded by tax increment financing.
The adoption of this Redevelopment Plan and Project makes possible the
implementation of a comprehensive program for the economic redevelopment of the area.
By means of public investment, the RPA will become an improved, more viable environment
that will attract private investment and diversify the City's tax base.
Pursuant to the Act, the RPA includes only those contiguous parcels of real property •
and_ improvements thereon substantially benefitted by the redevelopment project. Also
pursuant to the Act, and which can be evidenced above, the RPA is not less in the aggregate
than 1 1 /2 acres.
0
•
•
The Redevelopment Project Area is legally described in Appendix A.
7
alp�Wtmk J—M
The goals of the City for the RPA (as expressed in this Plan), conform to the
Evanston Comprehensive General Plan, adopted in April, 1986. (Note: elements of the City
zoning ordinance are in the process of being revised, and the RDA's proposed uses are to
be conformant with the revisions). A broadened, diversified tax base is necessary to
maintain essential public services to the City and strengthen its economy. The
Redevelopment Plan will also provide for expanded retail opportunities and developments
to be undertaken within the City.
1) Strengthen Evanston's economic position, thus improving the quality of life provided
through services and personal prosperity of residents.
2) Provide and maintain an attractive community that creates a positive public image
and encourages individuals, families and businesses to locate and remain within the
community.
•
1) Attract and retain enterprises which strengthen Evanston's economic base.
2) Establish and maintain a safe, pleasant, and functional environment in the City's
commercial and retail areas while encouraging new economic development.
3) Create additional local job opportunities.
4) Provide quality retail services to Evanston residents and capture additional sales tax
revenues to the City.
5) Identify, maintain and enhance the positive physical elements of Evanston which
create Evanston's visual character. -
6) Strengthen the positive image of the community by emphasizing attention to design
in development.
•
8
• IV. BLIGHTED AREA CONDITIONS EXISTING IN THE AMENDED
REDEVELOPMENT PROJECT AREA
The Redevelopment Project Area was studied to determine its qualifications as a
"blighted area" with respect to the improved portions of the area as such terms are defined
in the Tax Increment Allocation Redevelopment Act (the "Act"), Illinois Revised Statutes,
Section 11-74.4-3. Refer to Appendix B for a Qualification Report which includes a
summary of blighting factors, findings for this RPA, and a list of existing qualification
factors for the area. Such findings include the age factor, obsolescence, excessive vacancies,
lack of ventilation, light,or sanitary facilities, deleterious land use or layout, inadequate
utilities, depreciation of physical maintenance, and lack of community planning.
Eligibility Survey
The entire designated Redevelopment Project Area was evaluated in June, 1991 -
• November, 1991 by representatives from the City of Evanston, Kane, McKenna and
Associates, Inc. and a professional planning consultant, Chicago Associates, Planners and
Architects. In such evaluation, only information was recorded which would directly aid in
the determination of eligibility for a tax incremgk,nance district.
•
1
V_ REDEVELOPMENT PROJECT •
A_ Redevelopment Plan and Project Objectives
The City of Evanston proposes to realize its goals and objectives of encouraging the
development of the RPA and encouraging private investment in commercial/retail
redevelopment projects through public finance techniques including, but not limited, to Tax
Increment Financing. The following represents the general project goals for tax increment
financing districts as defined by the Act and represent the general objectives for the City.
These components are all inclusive and may exceed the City's specific actions as planned for
this time.
(1) By implementing a plan that addresses the redevelopment costs of land
acquisition and assembly, street vacation, site preparation,
demolition/removals, and provision of infrastructure improvements or
rehabilitation of existing facilities that may be necessary for adaptation to a
market oriented reuse of sites in the RPA, improving the City's tax base and
diversifying the local economy.
(2) By improving public facilities that may include, but not be limited to: 0-
i. Street improvements
ii. Utility improvements (including water, storm water management
and sanitary sewer improvements, detention/retention ponds, if
necessary)
iii. Landscaping and/or streetscaping
iv. Parking improvements (which may include structures/public
facilities)
V. Signalization, traffic control and lighting
(3)' By entering into redevelopment agreements with developers for qualified
redevelopment projects.
(4) By improving existing structures or site improvements.
(5) By utilizing interest cost write down pursuant to provisions of the Act.
10
(6) By considering the payment of interest costs of a redeveloper related to the
construction,, renovation or rehabilitation of the redevelopment project.
(7) By exercising other powers set forth in the Act as the City deems necessary.
B. Redevelopment Activities
Pursuant to the foregoing objectives, the City of Evanston will implement a
coordinated program of actions, including, but not limited to, land acquisition, site assembly/
preparation, demolition/removals, infrastructure improvements and upgrading, and provision
of public improvements such as landscaping or buffering and parking, where required. Land
acquisition may be undertaken based upon specific redevelopment proposals. The City may
directly undertake the activities described below, or when appropriate, cause such actitivities
to be undertaken in a manner conformant with this Plan.
In accordance with its estimates of tax increment and other available resources, the
City of Evanston will provide public improvements in the proposed RPA to enhance the
immediate area as a whole, to support the Redevelopment Project and Plan, and to serve
the needs of Evanston residents. Appropriate public improvements may include, but are not
limited to:
-- vacation, removal, resurfacing, paving, widening, construction, turn islands,
construction or reconstruction of curbs and gutters, traffic signals, and other
improvements to streets, alleys, pedestrianways, and pathways: including the
acquisition of rights -of -ways for construction, reconstruction and/or extension
of street, alleys and pedestrian ways;
-- site preparation, costs (including addressing any environmental concerns);
-- reconfiguration of existing rights -of -way and/or creation of new rights -of -way;
-- demolition of any obsolete structure or structures;
-- improvements of public utilities including construction or reconstruction of
water mains, as well as sanitary sewer and storm sewer, detention ponds, and
streetlighting;
-- beautification,. landscaping, lighting, buffering, parking improvements and
signage of public properties;
11
Recommended public improvements are found in Section E. The City may determine •
at a later date that certain improvements are no longer needed or appropriate, or may add
new improvements to the list. The type of public improvement and cost for each item is
subject to City Council approval and to the execution of a redevelopment agreement for the
proposed project, in a form acceptable to the City Council.
The City may determine that to meet redevelopment objectives it may be necessary
to participate in property acquisition in the Redevelopment Project Area or use other means
to induce transfer of such property to a private developer.
Clearance and grading of existing properties to be acquired will, to the greatest extent
possible, be scheduled to coincide with redevelopment activities so that parcels do not remain
vacant for extended periods of time and so that the adverse effects of clearance activities
may be minimized.
Property which has been acquired may be made available for temporary public or
private revenue producing uses which will not have adverse impacts on the redevelopment
area, until such time as they are needed for planned development. Such revenues, if any,
could accrue to the proposed Redevelopment Project Area. •
Certain properties to be acquired by the City, and certain properties presently owned
by the City (e.g., street rights -of -way and public facilities) may be assembled into appropriate
redevelopment sites and/or rights -of -way. Property assembly activities may include use of
the City's eminent domain power. These properties may be sold or leased by the City to a
private developer in whole or in part, for redevelopment subject to invitation for proposal
requirements of the Illinois tax increment law.
Any businesses occupying properties to be acquired may be considered for relocation,
advisory and financial assistance in accordance with provisions set forth and adopted by the
City and other governmental regulations, if any.
Terms of conveyance shall be incorporated into appropriate disposition agreements,
and may include more specific restrictions than contained in this proposed Redevelopment
Plan or in other municipal codes and ordinances governing the use of land. •
12—
L�W'- "M IF&IM. M-,e
Certain buildings located within the proposed RPA may have to be reconfigured to
accommodate new users. Partial demolition or total demolition may be necessary as well
as removal of debris. Additionally, the Redevelopment Plan contemplates site preparation
or other requirements necessary to prepare the site for new uses. All of the above will serve
to enhance the site for the desired redevelopment.
Pursuant to the Act, the City may allocate a portion of incremental tax revenues to
reduce the interest cost incurred in connection with redevelopment activities, enhancing the
redevelopment potential of the proposed RPA.
Pursuant to the Act, the City and/or other training providers; may develop training
programs in conjunction with the redevelopment efforts.
Land assemblage shall be conducted for (a) sale, lease or conveyance to private
developers, or (b) sale, lease, conveyance or dedication for the construction of public
improvements or facilities. Terms of conveyance shall be incorporated in appropriate
disposition agreements which may contain more specific controls than those stated in this
Redevelopment Plan.
In the event the City determines that construction of certain improvements is not
financially feasible, the City may reduce the scope of the proposed improvements.
C. General Land Use Plan
Existing land uses in the proposed RPA are primarily industrial- land, as shown in
Map 3. Map 4 designates the intended general land uses identified for the Redevelopment
Project Area, which includes retail uses. The overall coordination and area wide emphasis
provided by this plan shall serve to address blighted conditions present within the RPA.
The Redevelopment Project shall be -subject to the provisions of the City of Evanston
Zoning (Ordinance as such may be amended from time to time.
13
D. Additional Controls and Design Criteria •
Design guidelines shall be consistent with City standards, and if feasible, may be
expanded to include local concerns.
1. Pedestrian Access
Where appropriate, design layout shall facilitate internal pedestrian circulation and
movement between major traffic generators and parking facilities.
2. S rc scanec/Building Facades
The Redevelopment Project Area will be designed consistent with contemporary
retail/commercial facilities. Design importance will be stressed in the treatment of
streetscapes, and the relationships of building facades.
3. Perking and Buffering
Development should provide for an adequate supply of appropriately located short-
term and long-term parking spaces. Buffering, screening, or landscaping should be
used to make parking facilities as attractive as possible. •
4. Signs
The design and use of signs shall be in keeping with the area's overall architectural
character and shall be coordinated in type, size and location with those in nearby
developments, all in accordance with the City's sign ordinance.
5. Utilities -
Wherever possible, all utility lines should be located underground.
Additional planning and design controls may be included in each land disposition
and/or redevelopment agreements with developers.
14
• E. Estimated Redevelopment Project Costs
•
Redevelopment project costs mean and include the sum total of all reasonable or
necessary costs incurred or estimated to be incurred, as provided in the TIF statute, and any
such costs incidental to this Redevelopment Plan and Project. Private investments which
supplement "Redevelopment Project Costs" are expected to substantially exceed such
redevelopment project costs. Eligible costs permitted under the Act which may be pertinent
to this Redevelopment Plan aad Project to be considered by the City may be:
1. Costs of studies and surveys, development of plans and specifications,
implementation and administration of the redevelopment plan including, but
not limited to, staff and professional service costs for architectural,
engineering, legal, marketing, financial, planning, other special services,
provided, however, that no charges for professional services may be based on
a percentage of the tax increment collected.
2. Property assembly costs, including but not limited to acquisition of -land and
other property, real or personal, or rights or interests therein, demolition of
buildings, and the clearing and grading of land;
3. Costs of rehabilitation, reconstruction or repair or remodeling of existing
buildings and fixtures;
4. Costs of the construction of public works or improvements;
5. Costs of job training and retraining projects;
6. Financing costs, including but not limited to all necessary and incidental
expenses related to the issuance of obligations and which may include payment
of interest on any obligations issued pursuant to the Act accruing during the
estimated period of construction of any redevelopment project for which such
obligations are issued and for not exceeding 36 months thereafter and
including reasonable reserves related thereto;
7. All or a portion of a taxing district's capital costs resulting from the
redevelopment project necessarily incurred .or to be in furtherance of the
objectives of the redevelopment plan and project, to the extent the City by
written agreement accepts and approves such costs;
15
8. Relocation costs to the extent that the City determines that relocation costs •
shall be paid or is required to make payment of relocation costs by federal or
state law;
9. Costs of job training, advanced vocational education or career education,
including but not limited to courses in occupational, semi -technical or
ttnical fields leading directly to employment, incurred by one or more taxing
districts, provided that such costs (i) are related to the establishment and
maintenance of additional job training, advanced vocational education or
career education programs for persons employed or to be employed by
employers located in the Redevelopment Project Area; and (ii) when incurred
by a taxing district or taxing districts other than the City, are set forth in a
y written agreement by or among the City and the taxing district. or taxing
districts, which agreement describes the program to be undertaken, including
but not limited to the number of employees to be trained, a description of the
training and services to be provided, the number and type of positions
available or to be available, itemized costs of the program and sources of
funds to pay for the same, and the term of the agreement. Such costs include,
specifically, the payment by community college districts of costs pursuant to
Sections 3-37, 3-38, 3-40 and 3-40.1 of the Public Community College Act and
by school districts of costs pursuant to Sections 10-22.20a and 10-23.3a of The
School Code.
10. If deemed prudent by the City Council of the City for the redevelopment
project, interest costs incurred by the redeveloper related to the construction,
renovation or rehabilitation of the redevelopment project provided that:
(a) such costs are to be paid directly from the special tax allocation fund
established pursuant to the Act; and
(b) such payments in any one year may not exceed 30% of the annual
interest costs incurred by the redeveloper with regard to the
redevelopment project during that year, and
(c) if there are not sufficient funds available in the special tax allocation
fund to make the payment pursuant to this paragraph (10) then the
amounts so due shall accrue and be payable when sufficient funds are
available in the special tax allocation fund; and
•
16
• (d) the total of such interest payments incurred pursuant to the Act may
not exceed 30% of the total redevelopment project costs excluding any
property assembly costs and any relocation costs incurred pursuant to
the Act.
11. Payments in lieu of taxes.
In the event -the City of Evanston issues debt pursuant to its general obligations under
the Act or pursuant to its home rule powers, the proceeds of which are used to pay
redevelopment project costs:
(a) In any year during which said obligations are outstanding and funds in the
special tax allocation fund are insufficient to pay principal and interest when
due, the City shall cover such shortfall in payment in accordance with the
terms of the obligations, and any such payments made by the City shall be
repaid in full to the City from the special tax allocation fund from subsequent
available tax increment revenues from improved taxable lots or parcels of real
property prior to the creation of any surplus funds.
• (b) In any year during which said obligations are outstanding and funds in the
special tax allocation fund are sufficient to pay the next due principal and
interest, but it is anticipated that in subsequent years funds may be inadequate
to make the current payments of principal and interest, then the City may
create such reserves from the funds as it may deem appropriate to enable it
to make future payments of principal and interest under said obligations.
Amounts in any such reserve shall not be deemed to be surplus funds. Real
estate tax increment revenues which constitute funds in the ' special tax
allocation fund for the purpose of this paragraph include only tax increment
revenues from improved taxable lots or parcels of real property.
Estimated costs are shown in the next section. Adjustments to these cost items may
be made without amendment to the Redevelopment Plan. The costs represent estimated
amounts and do not represent actual City commitments or expenditures. Rather, they
are a ceiling on possible expenditures of TIF funds in the redevelopment project area.
17
REDEVELOPMENT PROJECT - ESTIMATED PROJECT COSTS ELIGIBLE
UNDER ILLINOIS TIF STATUTE. THESE ARE POTENTIAL COSTS TO BE
EXPENDED OVER A PERIOD OF 23 YEARS BUT TO BE SOLELY
DETERMINED BY THE CITY TO FUND AS NEEDED. (Note: This summary does
nQ1 include rite redevelopment costs, and each cost item is based upQn standard amounts
for other similar tv= ejects)
1. Land Acquisition and Assembly Costs
$7,000,000
including Demolition and Clearance/
Site Preparation
2. Construction of Public Facilities
100,000
and Buildings, Rehabilitation, and
related public improvements including
the relocation of existing utilities
and the provision of utility service
3. Utility Improvements including, but not
250,000
limited to, water, storm, sanitary
sewer, and the service of public
facilities
4. Construction and Reconfiguration of Parking
500,000
Rights -of -Way and Street Improvements/
Construction, Signalization, Traffic Control,
and Lighting, Landscaping, Buffering and
Streetscaping
5. Interest Costs Pursuant to the Act
100,000
6. Planning, Legal, Engineering, Administrative
250,000
and Other Professional Service Costs
7. Relocation
100,000
8. Job Training
100,000
9. N iscellaneous/Contingencies
100,000
TOTAL ESTIMATED COSTS
$8,500,000
(A) All project cost estimates are in 1992 dollars. In addition to the above stated costs,
any bonds issued to finance a phase of the project may include an amount of
proceeds sufficient to pay customary and reasonable charges associated with the
issuance of such obligations as well as to provide for capitalized interest and
reasonably required reserves. Adjustments to the estimated line item costs above are
expected. Each individual project cost will be re-evaluated in light of the projected
private development and resulting tax revenues as it is considered for public fmancing
under the provisions of the Act.
18
•
n
U
•
• The totals of line items set forth above are not intended to place a total limit on the
described expenditures. Adjustments may be made in line items within the total,
either increasing or decreasing line item costs for redevelopment.
-Adjustments to these- cost items may be made without amendment- to the,
Redevelopment Plan as long as the total project expenditures remain unchanged.
F_ Sources of Funds to Pay Redevelopment Project Costs Eligible Under Illinois
nF Statute
Funds necessary to pay for public improvements and other project costs eligible under
the TIF statute are to be derived principally from property tax increment revenues, proceeds
from municipal obligations to be retired primarily with tax increment revenues and interest
earned on resources available but not immediately needed for the Redevelopment Plan and
Project.
"Redevelopment Project Costs" specifically contemplate those eligible public_ costs set
forth in the Illinois statute and do not contemplate the preponderance of the costs to
• redevelop the area. The majority of development costs will be privately financed, and TIF
or other public sources are to be used only to lever and commit private redevelopment
activity.
The tax increment revenues which will be used to pay debt service on the tax
increment obligations, if any, and to directly pay redevelopment project costs shall be the
incremental increase in property taxes attributable to the increase in the equalized assessed
value of each taxable lot, block, tract or parcel of real property in the proposed RPA over
and above the initial equalized assessed value of each such lot, block, tract or parcel in the
RPA in the 1990 tax year.
Among the other sources of funds which may be used to pay for redevelopment
project costs and debt service on municipal obligations issued to finance project costs are the
following: certain local sales taxes, special service area taxes, the proceeds of property sales,
unlimited property taxes if the obligations are general obligations of the City, certain land
lease payments, certain Motor Fuel Tax revenues, certain state and federal grants or loans,
certain investment income, and such other sources of _funds and revenues as the City of
Evanston may from time to time deem appropriate.
The proposed Redevelopment Project Area would not reasonably be expected to be
• developed without the use of the incremental revenues provided by the Act.
19
G. Nature and Term of Obligations to be Usued •
The City may issue obligations secured by the tax increment special tax allocation
fund established for the Redevelopment Project Area pursuant to the Act or such other
funds or security as are available -to. the City by virtue of its powers pursuant to the Illinois -
State Constitution.
Any and/or all obligations issued by the City pursuant to this Redevelopment Plan
and Project and the Act shall be retired not more than twenty-three (23) years from the date
of adoption of the ordinance approving the Redevelopment Project Area. However, the
final maturity date of any obligations issued pursuant to the Act maynot be later than
twenty (20) years from their respective date of issuance. One or more series of obligations
may be issued from time to time in order to implement this Redevelopment Plan and
Project. The total principal and interest payable in any year on all obligations shall not
exceed the amounts available in that year, or projected to be available in that year, from tax
increment revenues and from bond sinking funds, capitalized interest, debt service reserve
funds and all other sources of funds as may be provided by ordinance.
Those revenues not required for principal and interest payments, for required reserves,
for bond sinking funds, for redevelopment project costs, for early retirement of outstanding
securities, and to facilitate the economical issuance of additional bonds necessary to •
accomplish the Redevelopment Plan, may be declared surplus and shall then become
available for distribution annually to taxing districts overlapping the RPA in the manner
provided by the Act. 4
Such securities may be issued on either a taxable or tax-exempt -basis, with either fixed
rate or floating interest rates; with or without capitalized interest; with or without deferred
principal retirement; with or without interest rate limits except as limited by law; and with .
or without redemption provisions.
H. Most Recent Equalized Assessed Valuation (EAV) of Properties in the
Redevelopment Project Area
The equalized assessed valuation of the property within the RPA is approximately
$7,034,353, which is the 1990 equalized assessed valuation, the most recent EAV_ available.
The Boundary Map, Map 2, shows the location of the proposed RPA.
•
20
• I. Anticipated Equalized Assessed Valuation
•
Upon completion of the anticipated private development of the Redevelopment
Project Area by the year 1995, it is estimated that the equalized assessed valuation of the
- property within the -Redevelopment Project Area- will be increased by approximately -
$5,700,000. The estimate assumes a constant Cook County equalization factor (multiplier)
of 1.9133 and 1992 dollars.
21
�.m bill M VENO)MI14 011WA949101WINNN du AIM[%
A- Redevelopment Project
An implementation strategy will be employed with full consideration given to the
availability of both public and private funding. Such strategy will contribute to a realistic
approach in funding the Project while assuring the City the ability to fund the Projects it
deems to have the highest priority.
The Redevelopment Project will require an estimated four (4) years to complete.
The Redevelopment Project will begin as soon as the development entity (or entities)
have identified market uses for the sites and such uses are conformant with City zoning and
planning requirements. Depending upon the scope of the development as well as the actual
uses, the following activities may be included:
Land Assembly and Di= si ion: Certain properties in the RPA may be acquired by
the City and may be assembled into an appropriate redevelopment site. These
properties may be acquired by the City or the City may cause such property
acquisition, subject to City Council approval, and subsequently sold or leased by the •
City to the developer for redevelopment of the site.
Demolition and Site Preparation: The existing structures located within the RPA
may have to be reconfigured or prepared to accommodate new uses. Partial or total
demolition may be necessary as well as removal of debris. Additionally, the
redevelopment plan contemplates site preparation, or other requirements necessary
to prepare the site for the desired redevelopment.
Landscal2in,gMufferinotrectscal2in0arlcinL, The City may undertake, or cause to
be undertaken, certain landscaping and parking which serve to beautify and improve
access to public properties or rights -of -way and provide buffering between land uses.
Water. Sanitary Sewer. Storm Sewer and Other Utility
Improvements: The City may extend or re-route certain utilities (or cause such
extension) to serve or accommodate the new development. Upgrading of existing
utilities may be undertaken. The provision of necessary detention or retention ponds
may also be undertaken or cause to be undertaken by the City.
•
22
• Roadway/Street/Parking lm=vements: Widening of existing roads and/or vacation
of roads may be undertaken or cause to be undertaken by the City. Certain
secondary streets/roads may also be improved. Related curb, gutter, and paving
improvements could also be constructed as needed. Sidewalk and parking
improvements ancillary to the above may also be carried out.
Traffic Control/Signalization: The City may construct or cause to be constructed
necessary traffic control or signalization improvements that improve access to the
RPA and enhance its redevelopment.
Public Safety Related Infrastructure: The City may construct or cause to be
constructed certain public safety improvements including, but not limited to, public
signage, public facilities, and street lights.
Relocation: The City may pay for certain relocation costs, conformant with City
policies and regulations.
Tnterest Cost Coverage: The City may pay for certain interest costs incurred by the
redeveloper for construction, renovation or rehabilitation of the redevelopment
project. Such funding would be paid for out of annual tax increment revenue
generated from the RPA as allowed under the Act.
Professional Services: The City may use tax increment financing to pay necessary
planning, legal, engineering, administrative and financing costs during project
implementation. Eligible costs undertaken on behalf of the City may also be paid by
the City.
B_ Commitment to Fair Employment Practices and Affirmative Action
As part of any Redevelopment Agreement entered into by the City and the private
developer, both will agree to establish and implement an affirmative action program that
serves appropriate sectors of the. City of Evanston.
With respect to the publiclprivate development's internal operations, both entities will
pursue employment practices which provide equal opportunity to all people regardless of sex,
color, race or creed. Neither party will countenance discrimination against any employee
or applicant because of sex, marital status, national origin, age, or the presence of physical
handicaps. These nondiscriminatory practices will apply to all areas of employment,
• including: hiring, upgrading and promotions, terminations, compensation, benefit programs
and educational opportunities.
23
Anyone involved with employment or contracting activities for this Project will be •
responsible for conformance with this policy and the compliance requirements of applicable
state and federal regulations.
._The City and the private developers involved with this Project will adopt a policy of
equal employment opportunity and will include or require the inclusion of this statement in
all contracts and subcontracts at any level for the project initiated within the RPA.
Additionally: (a) any public/private partnership established for the development project in
the RPA will seek to ensure and maintain a working environment free of harassment,
intimidation, and coercion at all sites, and in all facilities at which all employees are assigned
to work; (b) it shall be specifically ensured that all on -site supervisory personnel are aware
of and carry out the obligation to maintain such working environment, with specific
attention to minority and/or female individuals; and (c) the partnership will utilize
affirmative action to ensure that business opportunities are provided and that job applicants
are employed and treated in a nondiscriminatory manner.
Underlying this policy is the recognition by the partnership that successful affirmative
action programs are important to the continued growth and vitality of the City of Evanston.
C. Completion of Redevelopment Project and Retirement of Obligations to
Finance Redevelopment Costs 0
This Redevelopment Project will be completed on or before a date 23 years from the
adoption of the ordinance designating the Redevelopment Project Area. Actual construction
activities are anticipated to be completed within four (4) years.
24
This .Redevelopment Plan and Project may be amended pursuant to the provisions
of the Act.
•
• mpevastn.tif
25
MAP 1
VICINITY MAP
•
•
•
I
94
U
Goff
SKOKIE
Dempster
Main
a
4
v
Howard
Toughy
EVANSTON/ HOWARD TIP/RPA VICINITY MAP
November 11, 1991 ,,
770 1/2 MI 1M1.
NORTH
SANE McKENNA & ASSOC.
150 North Wacker Dr. Suite 1600
Chicago, If. 60606
312.444.1702
CHiCAGO ASSOCUTES
PLANNERS & ARCHITECT'S
1807 West Sunnyside Ave.
Chicago. 11. 60640
312.275.1807
I
•
SQ��
P.J
t
I
JAMES PARK
--`� CTA SKOKIE SWIFT R.O.W.
OT IN T1F/RPA�
i I 4
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0 0001
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WRD LJ1ND
TIFIRPA AREA iI
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ClIY UMITS - EVANSTON I `
r 1
HOWARD STREET
EVANSTON
Redevelopmont
Project Area
(RPA/TIF)
TfTLE
PROPOSED
13OUNDRY MAP
oATe 25 OCTOBEEL 199 1
SCALE-
(t) 0 ,90 ZQQ
KANE McKENNA & ASSOC-
150 North Wacker Dr. SURe IWO
Chicago, 11. 60606
312.444.1702
CHICAGO ASSOCIATES
PLANNERS & ARCHITECTS
18o7 West Sunnyslde Ave.
Chicago, 11. 60640
312-275.1807
I'71; -
EXISTING LAND USE NAP
•
0
•
HOWARD STREET
EVANSCON
i Redevelopment
Project Area
(RPA/TIF)
- JAMES PARK C
CTA SKOIaE SWFT R.O.W.
M -1
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NOT IN'i1FfRPA ::;t, t i;.: Q
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CITY UWTS - EVANSTON ,
•
MAP 4
INTENDED LAND USE MAP •
•
t
E
•
•
HOWARD STREET
EVANSTON
Redevelopment
Project Area
(RPA/TIF)
JMES PARK llh
!•j'Y :�L .tr7.`.. :fib . ..�i �. ..=a ;�. ,`7�;' ... jk. � h` I
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_ CfA SKOKIE 51MhT R.O.W.
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I BUSINESS
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OTINTIFJRPA to INDUSTRIAL
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-7 r
312.275.1607
CITY UMITS - EVANSTON '
APPENDIX A
Legal Description
•
•
•
LEGAL DESCRIPTION
The Southwest Quarter of the Northwest
Quarter of Section 25, Township 41 North,
Range 13, East of the Third Principal
Meridian (except the North 150 feet lying
West of the East 33 feet thereof) and the
West 33 feet of the Southeast Quarter of the
Northwest Quarter of said Section 25, (except
the North 183 feet thereof) all in Cook
County, Illinois.
APPENDIX B
Qualification Report - Summary of Blighting Factors
•
•
•
•
March 18, 1992
CITY OF EVANSTON
TIF QUALIFICATION REPORT
PROPOSED HOWARD & HARTREY
REDEVELOPMENT PROJECT AREA
PREPARED FOR:
CITY OF EVANSTON
MARCH, 1992
PREPARED BY:
KANE, McKENNA AND ASSOCIATES, INC.
IN CONJUNCTION WITH
CHICAGO ASSOCIATES PLANNERS AND ARCHITECTS
City of Evanston
TIF Designation Report
Howard' & Hartrey Redevelopment Project Area
Table of Contents
Descdjpti n Page
I. INTRODUCTION AND BACKGROUND 1
il. QUALIFICATION CRITERIA USED 5
III. THE STUDY AREA 6
IV. METHODOLOGY OF EVALUATION 7
V. QUALIFICATION -OF AREA/FINDINGS OF ELIGIBILITY 9
V1. OVERALL ASSESSMENT OF QUALIFICATION 17
EXHIBIT 1 - Boundary Map
EXHIBIT 2 - Legal Description
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The purpose of this report is to document in a comprehensive manner the extent
to which the factors of "blighted" for an area with structures (therefore, "improved") may
be found in the area in southwestern Evanston, generally located at the northwestern
corner of Howard Street and Hartrey Avenue and to determine the eligibility of this area
for such status pursuant to the Tax Increment Allocation Redevelopment Act, Illinois
Revised Statute, Section 11-74.4-3 (the "Act").
The Act addresses the elimination or reduction of blighted area factors within
Illinois communities through the implementation of redevelopment measures. The Act
authorizes the use of tax increment revenues derived from the tax rates of various taxing
districts in a Redevelopment Project Area (the "RPA") for the payment of costs related to
the undertaking of redevelopment projects. In order to qualify for redevelopment eligibility
• under this legislation, an RPA must contain conditions which warrant its designation as
a blighted area". The following sections of this report will describe conditions of blight
which exist in the proposed RPA conformant to the provisions of the Act.
The RPA as a whole is approximately bounded by the following:
Beginning at the southwest corner of the City limits, at the center line
of Howard Street, then northerly along the City limits to the northern
boundary of the Bell & Howell property line, then easterly to -the western
edge of Hartrey Avenue, then northerly to the southern edge of the Skokie
Swift embankment, then easterly to the eastern edge of Hartrey Avenue,
then southerly to the center line of Howard Street (the City's southern
boundary), then westerly to the point of beginning.
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The survey was undertaken during August -November, 1991 and also includes the •
findings of previous studies, plans and inventories conducted by various firms and City
agencies which were available and are pertinent to the evaluation of this area. Said
studies, plans, etc., are riot, however viewed as a basis for the findings made herein.-
Area Background
The proposed RPA was annexed into Evanston in 1913, at which time the land use
was farming with a greenhouse structure.
The existing Bell & Howell structure was originally constructed in 1946 by the
Hibbard Spencer and Bartlett Company, a producer and distributor of hardware. Bell &
Howell began to lease the building in 1975 and then purchased the facility in 1984, at
which time the company occupied the entire building for its own use.
As Bell & Howell began to divest itself of some of its divisions, Bell & Howell
leased an increasing amount of space to subsidiaries or outside firms. Due in part to the
structure's obsolescence, the total building area utilized/leased over time has decreased
and the vacancy rate for the building is currently at 45%. Within the next two (2) years, is
a major tenant will be vacating its space, leaving the building 64% vacant..
As discussed in detail in a subsequent section, industrial use of the property is no
longer economically viable. The potential costs associated with land acquisition and
demolition of existing structures are important determinants of the price charged to new
users of the site, effectively limiting the possible redevelopment uses. For example, if
single family dwellings were constructed, the proportional site costs that would be charged
to individual lots would drive up the price of the new houses far beyond the market for
comparable housing. Higher residential density could be an alternative use, but the
density would be considerable in order to generate the revenue flow necessary for
needed redevelopment costs.
2 •
The property has been marketed for industrial or commercial reuse for several
years, with a reduction in sale price over this time. Site costs have precluded redevelop-
ment, even though these higher intensity uses can typically bear higher costs than
- residentiat. - A --current commercial redevelopment proposal is only feasible with public_._
assistance to defray the costs of acquiring and preparing the site.
Even with City assistance, the practicable reuses of the site are limited and often
not feasible. To make a TIF work, a development must have a higher value for property
taxes than the previous use, since only taxes from new value are captured. Within the
RPA, the current valuation is relatively high, at nearly 40% of market value. The value
of single family homes would not generate the same level of taxes to support (and justify)
public assistance.
In fact, costs of redevelopment described herein are so high that TIF alone is
inadequate to support the public contribution required by the proposed commercial
• redevelopment. Local sales taxes, which are only generated by retail uses, are also
needed to spur the redevelopment of the site, and to supplement TIF property taxes.
In summary, the proposed redevelopment uses (commercial) present certain
advantages related to the characteristics of the site and existing market conditions:
• Lower density (residential) uses and lower tax assessment (16% vs. 38%)
limit property tax increment available to offset redevelopment costs.
• Industrial reuse or sale of the building/site has met with no viable market
acceptance in recent years. The building is functionally obsolete.
• Costs attributable to land acquisition and site preparation (including
demolition) prohibit low density use of the site.
• A commercial retail redevelopment presents a higher tax revenue option.
• Incremental local sales taxes are necessary to finance a portion of public
assistance.
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The RPA designation is being pursued to address blighted conditions and permit •
the reuse of the property. Without public intervention and a change in the land use, the
area's obsolescence and underutilization due to the blighting conditions would not be
-- - --=. resolved. -
Timely redevelopment would prevent a loss of the City's real property tax base,
and commercial reuse would create new jobs, provide new shopping opportunities for
community residents, as well as prevent retail dollars from being generated in neighboring
communities (as opposed to within Evanston), thus expanding the City's sales tax base.
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With the assistance of City of Evanston staff, and an independent planning
consultant, Chicago Associates Planners and Architects (CAPA), Kane, McKenna and
_Associates, Inc. (KMA) examined the proposed redevelopment project area-(RPA) to
determine the presence or absence of appropriate qualifying factors listed in the Illinois
"Real Property Tax Increment Allocation Act" (hereinafter referred to as "the Act"), as
amended: The relevant sections of the Act are found below.
The Act sets out specific procedures which must be adhered to in designating a
redevelopment project area. By definition, a "redevelopment project area" is:
"an area designated by the municipality, which is not less in the aggregate than 1-
1/2 acres and in respect to which the municipality has made a finding that there
exist conditions which cause the area to be classed as a blighted area or a
conservation area, or a combination of both blighted area and conservation areas."
The Act defines a "blighted" area with improvements as follows:
"any improved ... area within the boundaries of a redevelopment project area
located within the territorial limits of the municipality where, if improved, industrial,
commercial and residential buildings or improvements, because of a combination
of 5 or more of the following factors: age; dilapidation; obsolescence; deterioration;
illegal use of individual structures; presence of structures below minimum code
standards; excessive vacancies; overcrowding of structures and community
facilities; lack of ventilation, light or sanitary facilities; inadequate utilities; excessive
land coverage; deleterious land use or layout; depreciation of physical mainte-
nance; lack of community planning; is detrimental to the public safety, health,
morals or welfare."
The presence of factors must be reasonably distributed throughout the RPA and
be present to a meaningful extent. The analysis herein indicates that the factors are
present to a meaningful extent.
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II1. STUDY AREA •
The proposed RPA consists of an approximately 740,000 square foot industrial
structure at 2201 Howard Street owned free and clear and operated by Bell & Howell.
- . The building is located on an approximately 24 acre site comprised of two (2) parcels-. - The building was constructed in 1946 and has had rehabilitation improvements made to
it over the years, most notably in the period between 1982-1988. Since the Bell & Howell
building covers greater than 90% of the area, its character and condition dominates the
area.
Public rights -of -way surrounding the Bell & Howell building are included in the RPA.
These include the northern half of Howard Street, and all of Hartrey Avenue including
easements on the eastern side of the street. The streets are an integral component of
the site and impact the patterns of use of the site significantly.
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■ 9191 r i ItIfill 9 * \
In evaluating the proposed RPA's qualification, the following methodology was
utilized:
�,•� r - - t _. _. •1) - Site-urveys o, the prdpo3iad RPA were undertaken bar r�pres�ntatives from Kane,
McKenna and Associates, Inc. and Chicago Associates Planners and Architects
primarily from August through November of 1991. The interior of most areas of the
Bell & Howell building were inspected, including tenant spaces.
2) The entire proposed RPA was examined to determine the applicability of the
fourteen (14) different criteria for qualification as improved land for TIF under the
Act. The following findings are presented to the best of our current knowledge
according to the available information.
3) The entire area was studied in relation to review of available planning reports
pertaining to the City, water and sewer atlases, City ordinances, 1990 tax levy year
information from 'the Cook County Clerk's. Office, Sidwell tax plat maps, discussions
with City officials regarding local history, City building permits, architectural plans,
environmental reports, and an evaluation of area -wide factors that affected the
area's decline (e.g., deleterious land use or layout, obsolescence, etc.). KMA
reviewed the area in its entirety. City redevelopment goals and objectives for the
entire area were also reviewed.
4) Evaluation was made by reviewing the information collected and determining how
each parcel and the structure measured as to the prevalence of each factor.
The following is a summary of relevant qualification findings:
1) The entire RPA comprises approximately 26 acres. The area is contiguous and
is greater than 1-1/2 acres in size, as required by the Act.
2) The Study Area can be categorized as a "blighted improved area" (a discussion •
of the basis for qualification of the RPA follows in the next section). Factors
necessary to make these findings are present to a meaningful extent and
-i.easonably distributed throughout the --area as a- t hole
_ 3) All property in the RPA would benefit by the proposed redevelopment project
improvements. .
4) The sound growth of the tax base for taxing districts that are applicable to the
area, including the City, had been impaired by the blighting factors found present
in the area and as outlined in the Act.
5) For approximately the past two (2) years, the Bell & Howell building has been ,
actively marketed for sale by commercial brokerage firms. Several potential
redevelopers have expressed interest in the property. However, after undertaking
careful study of the feasibility of industrial or commercial redevelopment, the City
has concluded that the private sector economics were not viable for industrial
reuse. It is thus concluded that the area would not be subject to redevelopment
without the investment of public funds, including property tax increments.
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Age
The existing Bell & Howell structure was originally constructed in 1946 according
permits and a oraise's estimates b hh Hibbard Spencer -and =Bartlett
City buUNIng p=,. , s . pr ,-. .,. �, + e i p
Company. The building is 45 years old.
The RPA as a whole suffers from economic and functional obsolescence. The Bell
& Howell building, since its original construction, has been a single ownership structure.
The market for large single use industrial property has narrowed. Mixed use (retail, office,
service) or multi -tenant developments have been increasingly utilized in recent years in
order to allow for the redevelopment of large sites.
Development plans and concepts for larger, single user industrial facilities/com-
plexes have shifted over the years. There is a limited demand for single -use structures
over 300,000 square feet and extremely limited demand for those buildings approaching
• 1.0 rinillion square feet. As many industries have downsized operations 'or consolidated
operations, the market for large complexes has narrowed. As a result, many complexes
have been considered for mixed use or multi -use developments. Redevelopment often
entails partial/total demolition of existing facilities or adaptive re -use of exisiting facilities,
as in this case.
Over the last decade, the economy of the Chicago metropolitan region has
experienced structural changes which has caused the loss of manufacturing and industrial
users. For example, Evanston and other northern suburbs have lost many larger
industrial users including the recent departures of Mark Controls, Rust-Oleum, Tinkertoys,
and AT&T.
Adaptive industrial/commercial reuse of large, single usar faciilities has worked best
in -buildings that roughly range from 150,000 to 300,000 square feet, according to local
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industrial brokers. Many larger facilities have had to be razed in order to sustain •
redevelopment.
The Bell & Howell building remains obsolete even though its conversion to a multi-
ted a: building -has i;uen relatively recent. -The owder has had to -deal With the building's - -
obsolescence but not in a very successful manner. The economic incentives and
developer pro forma standards have not had to meet the test of the market place because
Bell & Howell has rented areas in the structure to related entities. Lower standards of
improvements have therefore been more acceptable to the building's occupants. Bell &
Howell had made decisions over the years to utilize the building for its various divisions,
companies or subsidiaries. The cost (or appropriateness) of improvements that were
undertaken were not dictated by market factors. Rather the building was being
transformed into a variety of different types of uses and configurations without regard to
marketidevelopment guidelines or standards, as ownership located corporate divisions
into the building.
According to real estate -brokers interviewed;the building suffers from many •
conditions that contribute to its obsolete character. Problematic for current development
standards, this building was designed for larger, more industrial -type users (including a
single user). The Owner is also losing money on the building, is desirous of a- different
location in which to operate, and the building is outdated for Bell & Howell's current
operations.
Problems encountered during the last five (5) years of trying to lease or sell the
building include:
1) The building has a very large footprint that has made it difficult to subdivide to
accommodate the more plentiful smaller users desirous of adequate natural light
and easy access to truck docks;
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• 2)
Low ceiling heights (14.5' clear) existing throughout the majority of the building are
problematic for modem warehouse -type users since many prefer to stack products
higher as opposed to horizontally, which takes up more space and takes longer to
rrsove the -product;
3)
The heating system, though recently upgraded, is so designed that tenants are
required to pro -rate the costs, which is not always perceived as an equitable
distribution by tenants/users;
4)
The majority of the flooring within the building is apparently undesirable (asphalt
over concrete floors) for smaller use tenants, according to leasing brokers;
5)
The interior parking garage has elicited a mixed reaction on the part of existing and
potential users, since it occupies a large amount of space and has natural
lighting/good access which some users would prefer to have as part of their own
facilities — this location may prevent a natural flow throughout the building from
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front to back and side to side;
6)
The western truck docks have been converted from railway docks (since railway
is no longer available), and other pre-existing truck docks throughout the building
(except for the northeast comer) were designed for smaller vehicles. Further, such
docks do not all have capabilities to accommodate the "18-wheelers", which
current industrial users would require;
7)
Today's smaller, mid -size and larger tenants require trucking access, while the
building's location (away from major transportation arteries) does not help
distribution -oriented tenants; and
8)
Today's tenants also are desirous of office exterior facades which have been
uplifted and updated — the subject building cannot accommodate most of these
requirements (due in part to the high costs associated with such improvements).
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Areas within the Bell & Howell building that have received substantial investment •
and upgrading are nonetheless functionally obsolete. The improvements made in both
the DeVry space (about 190,000 s.f.) and Bell & Howell's own ISD Data Center (40,000
s.f.) are geared to the -needs of the specific individual tenants. According to real estate
brokers, more investment would be needed in order to make these spaces marketable to
other potential tenants in the current marketplace environment.
The building itself suffers from an outdated facade and is considered "unattractive"
within the marketplace. Brokers felt that the building did not conform to a potential user's
idea of a modern image,. particularly those users looking for a distribution/office location.
The platting is obsolete in that it reflects the arbitrary separation (subdivision) of
the vacant Hibbard Spencer and Bartlett land (now Bell & Howell property) from the
improved building portion. Because of this, the streets and alleys are not hALy improved
or under public ownership to provide for equal egress and access to the individual users
in the area as an industrial/commercial subdivision.
The character of the improvements is not conducive to the variety of types and
sizes of uses. For example, Hartrey Street (to the east) services as a collector street for
other residential and industrial traffic, yet it is improved to a residential character. It also
is a dead end street due to the closure of the viaduct at the Skokie Swift Embankment.
Brummel Street to the north of property is a private street so that users of the facility
must access the rear of the building through a parking lot. No public street access exists
at the western or northern edge of the proposed TIF/RPA.
Excessive Vacancies
According to Bell & Howell, the vacancy, rate for this structure, calculated on the
basis of rentable area (739,118 s.f.) over the past five (5) years, has ranged from 33%
to 52% and is currently at 451/6. The existing owner's policy toward this building has
contributed to its vacancy rate by being inconsistent regarding whether they should sell
12 0
• or rent, build out or leave the various spaces undeveloped. This perception of the market et
and policy of the owner has caused better than 30% of the building to be vacant at any
one time over the last years.
All but one of the current tenants (Cloud being the exception) were divisions of Bell
& Howell or are currently affiliated with the company. According to Bell & Howell officials,
if these leasing arrangements had not been made, the vacancy rate would very likely
have been much higher, for Bell & Howell would have been competing for tenants in a
general market that has experienced high vacancy rates.
The largest tenant in terms of both income and space utilization (accounting for
19% of total square footage) is DeVry, which has announced its intention to relocate when
its lease expires in 1994. This situation will leave Bell & Howell with only one small
income producing tenant (Eiki) and the income will be minimal compared to operating
expenses. The net result of the current leasing program leaves a large, poorly configured
• space for multiple tenants to be released in a very competitive market. Given the
unsuccessful marketing history, demolishing the property and redeveloping the site is the
only alternative to prevent any future define of the tax base.
Lack of VentilationLight or Sanitary Facilities
Due to the depth and window arrangement of the building, several areas have a
significant lack of natural light and ventilation.
The building is approximately 974 feet wide and 704 feet deep without any interior
courtyards or skylights. There are six (6) ventilator locations running along the center of
the building, approximately 3 feet by 3 feet each. Under the 1987 BOCA building code
utilized by the City of Evanston, not less than 8% of the floor area is to be devoted to
exterior glazing (windows) and a minimum of 4% of the floor area is to be operable (i.e.,
must be able to be opened). This means 54,856 square feet of exterior glazing and
27?420 square feet of operable area is required. The actual exterior glazing is
• 13 .
approximately 9,282 square feet, 2,475 square feet of which is operable, falling far short •
of standards adopted by the City.
Inadequate Utilities
Water Supply,9ystem
The City of Evanston Water Department has provided evidence to the existence
of three (3) water mains serving the RPA. One is a 6" main in Hartrey installed in 1926;
another is an 8" main in Brummel 864 feet west of Hartrey, installed in 1950; and another
is a 16" main installed in 1960, running south from Oakton through James Park to a point
near the above mentioned 8" line. There are City plans to extend this line to the south
to complete the loop with a main in Howard Street.
The inadequate condition that is present is one of an adjacent service system of
an old undersized 6" main, an incomplete unlooped larger 16" main and a long dead-end
stubbed 8" main.
All of these factors contribute to the water supply to the. RPA being deemed
inadequate. i
Street System
The standard for streets used for industrial and commercial purposes is a Portland
Cement Institute (PCI) rating of 70.
Howard Street's average rating adjacent to the property is PCI 66 and the rating
of the stations adjacent to the intersection of Hartrey and Howard are 45, 61 and 51 —
well below the standard followed by the City.
Sewer 9Wem
The following factors indicate the inadequacy of the sewer system:
1) There exists a combined 10' to 21" diameter sanitary/storm sewer in
Hartrey. The City policy is to separate storm from sanitary.
2) The area to the east of the RPA has experienced basement flooding.
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• 3) The area (described as S13) is scheduled for improvements of the sewers
to include a new relief sewer system, with a 54" storm main in Hartrey
leading to a 72" trunk line parallel to the Skokie Swift, dumping into the
canal:
4) Also, a sewer line is scheduled for installation along Brummel Street (PRT).
The October 1990 City Sewer Study report confirms the condition and describes
the remedy for the RPA and the adjacent (S 13) area.
The use of Hartrey as an individual access street has caused the alley access of
the adjacent residential use to be controlled by traffic signage. Also, because Brummel
is a private street serving Shure, Inc., all tenants on the north side of the Bell & Howell
building have no public street access or exposure. There are only two (2) public access
entrances on the 740,000 square foot four sided building, which is not considered
• adequate for today's marketplace. The existing tenants also have building entry and
delivery through the parking lots. Vehicles have to travel at least 700 feet through parking
lots to reach these entries.
The site improvements on the Bell & Howell property show evidence of deprecia-
tion. There are cracked and broken sidewalks, driveways, paving and curbing in all the
various perimeter parking areas and areas with vegetation growing in them. On the east
side of the building, the sidewalk has separated from the wall leaving a broken and
exposed joint.
On the building, metal window mullions and overhead loading dock doors show
evidence of paint deterioration, rusting and peeling. The masonry wall is also bowing out
at the line where the second story ceiling posts would be.
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Additionally, the. Elosed off Hartrey viaduct and Skokie Swift embankment are
visually unpleasant. There is also evidence of gang graffiti and construction debris
contributing fo the depreciation of the viaduct embankment area.
Depreciation and deferred maintenance is found with the sprinkler system. The
existing sprinkler main shows evidence of breaks during required testing in the last six
years. In addition, there has been a fire hydrant replacement.
Lack of CoMmunfly Planning
Evanston did not have a formal plan for the area at the time the RPA developed.
Therefore, issues of incompatible land use relationships, inadequate street layout, or
improper subdivisions were not adequately resolved, especially in relation to contempo-
rary development standards.
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The primary cause of the RPA's stagnation relates to the interplay of a number of
blighting factors found to be present. The Bell & Howell property and adjacent streets are
characterized by age, obsolescence, excessive vacancies, deleterious land use or layout,
depreciation of physical maintenance and lack of community planning, all of which inhibit
redevelopment.
The presence of the factors herein impairs the value of existing and any proposed
new private investments thereby threatening the sound growth of the tax base of taxing
districts in the area. The City's contemplated TIF designation for the area is consistent
with the intent of the TIF legislation.
ttevanst.kmg
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EXHIBIT 1
BOUNDARY MAP
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(_--NOT IN -nr-IMA)
F0
WRID um
..........
TlF/RPA AREI
Public- easement Ilryj
CITY UMFTS - EVANSTON
JAMES PARK
-*T
CTA SKOlQE SWIFT R-O.W.
0
r-3
S
r-3
�3
0001
00001.
0 0 0❑E
pill 11
or lk�w
... ... ..-i! HOWARD STREET
HOWARD ST!5ETJ
IEV) ON
Redevelopment
Project Area,
(RPA/TIF)
MLE
PROPOSED
BOUNORY MAP
OATS 25 OCTOBER 1991
"ORTH SCALE-
�t
0 100 200
KANE McKENNA & ASSOC
ISO North Wacker Dr. Suits 1600
Chicago. It. 60606
312.444.1702
CHICAGO ASSOCIATES
PLANNERS & ARCUITECTS
1807 West Sunnyside Ave
Chicago. 11. 60640
312.275.1807
•
EXHIBIT 2
LEGAL DESCRIPTION
LBGJLL DESCRIPTION
The Southwest Quarter of the Northwest
Quarter of Section 25, Township 41 North,
Range 13, East of the Third Principal
Meridian (except the North 150 feet lying
West of the East 33 feet thereof) and the
West 33 feet of the Southeast Quarter of the
Northwest Quarter of said Section 25, (except
the North 183 feet thereof) all in Cook
County, Illinois.
•
.7
Appendix 2
TIF District Maps as Amended
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•
City of Evanston - Howard Hartrey TIF Page 13
•
Appendix 3
Legal Description for the TIF District as Amended
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•
City of Evanston - Howard Hartrey TIF Page 14
• LEGAL DESCRIPTION:
THAT PART OF THE NORTHWEST QUARTER OF SECTION 25, TOWNSHIP 41 NORTH, RANGE 13 EAST OF
THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHWEST QUARTER; THENCE NORTHERLY ALONG
THE WEST LINE OF SAID NORTHWEST QUARTER TO THE NORTHWEST CORNER OF LOT 9 IN HOWARD-
HARTREY SUBDIVISION, BEING A SUBDIVISION IN SAID NORTHWEST QUARTER ACCORDING TO THE PLAT
THEREOF RECORDED SEPTEMBER 1, 1993 AS DOCUMENT NO. 93696916; THENCE EASTERLY ALONG THE
NORTH LINE OF SAID LOT 9 TO THE SOUTHWEST CORNER OF LOT 2 IN BRUMMEL PLACE SUBDIVISION,
BEING A SUBDIVISION IN SAID NORTHWEST QUARTER ACCORDING TO THE PLAT THEREOF RECORDED
1ULY 26, 1956 AS DOCUMENT NO. 16650663; THENCE NORTHERLY ALONG THE WEST LINE OF SAID LOT
2 TO THE NORT'H.W�ST CORNER OF SAID LOT 2; THENCE EASTERLY ALONG THE NORTH LINE OF SAID
• BRUMMEL SUBDIVISION AND ALONG THE EASTERLY EXTENSION THEREOF TO A POINT ON THE EAST
LINE OF THE WEST HALF OF SAID NORTHWEST QUARTER; THENCE SOUTHERLY ALONG SAID EAST LINE
TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF THE CHICAGO NORTH SHORE AND MILWAUKEE
RAILROAD; THENCE EASTERLY ALONG SAID SOUTH RIGHT-OF-WAY LINE TO A POINT ON THE EAST
RIGHT-OF-WAY LINE OF HARTREY AVENUE; THENCE SOUTHERLY ALONG SAID EAST RIGHT-OF-WAY LINE
AND SOUTHERLY EXTENSION THEREOF TO A POINT ON THE SOUTH LINE OF SAID NORTHWEST QUARTER
OF SECTION 25; THENCE WESTERLY ALONG SAID SOUTH LINE TO THE POINT OF BEGINNING.
•
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Appendix 4
TIF Qualification Report for Amendment Area
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•
City of Evanston - Howard Hartrey TIF Page 15
W,7A
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DATED 7130/13
CITY OF EVANSTON
HOWARD-HARTREY TIF DISTRICT
ist AMENDMENT
A study to determine whether all or a portion of an area located
in the City of Evanston qualifies as a conservation area as set
forth in the definitions in the Tax Increment Allocation
Redevelopment Act, 65 ILCS 5/11-74.4-3, et seq., as amended.
Prepared for:
The City of Evanston, Illinois
Prepared Jointly by:
The City of Evanston, Illinois
and
Kane, McKenna and Associates, Inc.
July 2013
•
CITY OF EVANSTON
TIF ELIGIBILITY REPORT
HOWARD-HARTREY TIF DISTRICT — ist AMENDMENT
TABLE OF CONTENTS
SECTION
TITLE
PAGE
Executive Summary
I.
Introduction and Background
1
II.
Qualification Criteria Used
g
III.
The TIF District
6
IV.
Methodology of Evaluation
7
V.
Qualification Findings for TIF District
8
•
VI.
Summary of Findings / General Assessment of
13
Qualification
Exhibit A
TIF Boundary Map
0
•
EXECUTIVE SUMMARY
Kane, McKenna and Associates, Inc. ("KMA") has been retained by the City of Evanston
(the "City") to conduct an analysis of an area that would result in the addition of two (2)
tax parcels to the existing Howard-Hartrey Tax Tncrernent Finance (TIF) District (the _
"ist Amendment''). The City seeks to add the 2 parcels to the TIF District as part of its
strategy to promote the revitalization of key under-utilized properties located within the
City. The 2 parcels are defined herein as the "Amendment Area."
The Howard-Hartrey TIF District was established in 1992, and succeeded in
encouraging private developers to convert a former industrial area into a thriving retail
shopping center. The City has two aims in pursuing the addition of the parcels to the
TIF district. The first goal is to promote redevelopment of certain parcels that have
experienced certain impediments such as obsolescence and excessive vacancies (similar
to the problems confronting the City in 1992). The TIF District formation would enable
the City to address these ongoing impediments to redevelopment.
Secondly, TIF establishment would address the limited opportunities the City has to
encourage new industrial, commercial and mixed use growth within a community.
Industrial uses within Evanston are particularly limited, due to a combination of factors:
physical barriers to growth such as the lakefront, competing uses (e.g., recreational uses
and higher education uses), scarcity of large vacant sites suitable for industrial and
warehouse uses, and competition with other communities that have advanced their
industrial capabilities (e.g., certain municipalities in Will County and portions of. Cook
County). Consequently, the targeted area within the Howard-Hartrey TIF District
presents a unique opportunity for industrial development.
Further, the City is limited in terms of annexation opportunities, and it has an
unusually high number of tax-exempt properties. Because the City (a) is a mature
community that can no longer grow through annexation, (b) has few parcels of
undeveloped land remaining within City limits, and (c) has few clusters of properties
served by major roadways, the targeted redevelopment area provides a rare opportunity
to undertake major new reinvestment projects. By so doing, it would support the City's
strategy for the encouragement of growth through the reuse and redevelopment of older
or under-utilized properties.
Based upon the analysis completed to date, KMA has reached the following conclusions
regarding the qualification of the TIF District:
1) The Amendment Area proposed for inclusion within the TIF District
qualifies as a "conservation area"pursuant to the Act — The Amendment Area qualifies
as a conservation area under the Illinois Tax Increment Allocation Redevelopment Act
(ILCS 5/11-74.4-1 et. seq., as amended; hereinafter referred to as the "TIF Act" or "Act").
This condition prevents, or threatens to prevent, the healthy economic and physical
development of properties in a mariner that the community deems essential to its
overall economic health.
2) Current conditions impede redevelopment — The existence of certain •
conditions found within the Amendment Area present impediments to the area's
successful redevelopment. This is because the factors negatively impact coordinated
and substantial private sector investment in the overall TIF District. Without the use of
City planning and. economic development. resources to mitigate such factors, potential
redevelopment projects -(along with other-adivities -that require private sector
investment) are not likely to be economically feasible.
3) Viable redevelopment sites could produce incremental revenue — Within
the TIF District including the Amendment Area, there are parcels which potentially
could be redeveloped or rehabilitated and thereby produce incremental property tax
revenue. Such revenue, used in combination with other City resources for
redevelopment incentives or public improvements, would likely stimulate private
investment and reinvestment in these sites and ultimately throughout the TIF District.
4) TIF amendment recommended — To mitigate redevelopment area
conditions, promote private sector investment, and foster the economic viability of the
TIF District, KMA recommends that the City proceed with the amendment of the
existing TIF District.
Because the City will not be considering the redevelopment of residential parcels, and it
will certify that it will not dislocate io or more residential units within the TIF district,
the City will not conduct a housing impact study pursuant to the TIF Act.
•
• I. INTRODUCTION AND BACKGROUND
In the context of planning for the amendment of the Howard-Hartrey Tax Increment
Financing District, the City of Evanston has evaluated certain parcels in the vicinity of
_ Howard Street and-INartrey Avenue to determine whether they qualify under,the TIF Act _
for amendment into the district. Kane, McKenna and Associates, Inc. has agreed to
undertake the study of the Redevelopment Project Area (RPA) on the City's behalf.
Economic Development Goals.
The redevelopment of the proposed RPA is consistent with the City's overarching land
use objectives, which are contained in the Comprehensive Plan, zoning ordinance and
other land use planning elements. In the Comprehensive Plan adopted in 2000, the City
has articulated a number of economic development objectives which would be
supported by the City's amendment of the TIF District to include the Amendment Area
parcels. For example, a goal is to promote "growth and redevelopment of businesses,
commercial, and industrial areas."
Given the gap between the City's goals for the area versus the current conditions
described in this report, the City has determined that the redevelopment of the proposed
RPA would be highly beneficial to the community. With a redevelopment strategy in
place, the economic base of the RPA would be stabilized and increased — thereby
benefiting the community as a whole. Without such a redevelopment strategy, the
• adverse conditions identified in this report would likely worsen.
The City has further determined that redevelopment (including industrial development)
is feasible only with public finance assistance. The creation and utilization of a TIF
redevelopment plan is intended by the City to help provide the assistance required to
eliminate conditions detrimental to successful redevelopment of the TIF District.
The use of TIF relies upon induced private redevelopment in the RPA to create higher
real estate values that would otherwise decline without such investment. This would
result in increased property taxes compared to the previous land use (or lack of use). In
this way, the existing tax base for all tax districts would be protected and a portion of
future increased taxes pledged to attract the requisite private investment.
Current Land Use.
The existing TIF District is in the vicinity of the Howard-Hartrey Avenue intersection,
situated on the north side of Howard Street (the south side is part of the City of
Chicago). Historically, the area has had mostly a variety of for -profit, non-residential
land uses, such as industrial, retail, and commercial uses. Prior to the establishment of
the Howard-Hartrey TIF District in 1992, the area was used primarily by industrial
tenants. However, given market trends at the time, the area and the end users (Shure
and Bell and Howell) became non-competitive and the end users eventually closed
operations.
• The City responded in 1992 by establishing the existing TIF District. The TIF District
has succeeded in catalyzing the conversion of the area from an obsolete industrial use to
TIFEligibility Report
City of Evanston, Illinois
a successful commercial use, producing public benefits such as the reuse of •
underutilized properties, diversified tax revenue for the City (and for school district
when the TIF District is retired), and a modern, aesthetically pleasing set of structures
for residents to shop at. Consequently, the City is seeking via the addition of the
Amendment Area to replicate a ate the success of the existing TIF District by making similar_
conversion from obsolete industrial to a modern use that enhances the tax base -of the
City.
The City believes that there are redevelopment opportunities, if the City were to pursue
tax increment financing and coordination of redevelopment strategies for the
Amendment Area. Despite these opportunities and despite certain advantages
(discussed in Section III) that could be leveraged, many parcels in the area remain
underutilized. The TIF District as a whole suffers from a variety of economic
development impediments as identified in the TIF Act, such as excessive vacancies and
obsolescence. Section V of this report identifies other impediments to redevelopment.
General Scope and Methodology.
KMA formally began its analysis by conducting a series of meetings and discussions with
City staff, starting in the summer of 2013 and continuing periodically up to the date of
this report's issuance. The purpose of the meetings was to establish boundaries for the
TIF District and to gather data related to the qualification criteria for properties
included in the TIF District. These meetings were complemented by a series of field
surveys of the entire area to evaluate the condition of the TIF District on a parcel -by -
parcel basis. The field sur.,eys and data collected have been utilized to test the •.
likelihood that various areas located within the TIF District would qualify for TIF
designation.
For the purpose of the study, properties within the TIF District were examined in the
context of the TIF Act governing improved areas (separate provisions of the TIF Act
address unimproved areas). The qualification factors discussed in this report qualify the
area as a conservation area, as the term is defined under the TIF Act.
During the course of its work, KMA reported to key City staff its findings regarding TIF
qualification for the area under study. Based on these findings the City (a) made
refinements to the TIF District boundaries and (b) directed KMA to complete this report
and to move forward with the preparation of amendments to the Redevelopment Plan
and Project for the TIF District.
For additional information about KMA's data collection and evaluation methods, refer
to Section IV of this report.
CJ
TIFEligibility Report
City of Evanston, Illinois 2
• II. QUALIFICATION CRITERIA USED
With the assistance of City staff, Kane, McKenna and Associates, Inc. evaluated the TIF
District to determine the presence or absence of qualifying factors listed in the TIF Act.
-.The relevant_ sections of the TIF Act are found -below.
The TIF Act sets out specific procedures wht6rAnst be adhered to in designating a TIF
District/Redevelopment Project Area. By definition, a Redevelopment Project Area is:
"An area designated by the municipality, which is not less in the aggregate
than 11/2 acres and in respect to which the municipality has made a
finding that there exist conditions which cause the area to be classified as
an industrial park conservation area or a blighted area or a conservation
area, or a combination of both blighted areas and conservation areas."
Under the Act, "conservation area" means any improved area within the boundaries of a
Redevelopment Project Area located within the territorial limits of the municipality
where certain conditions are met, as identified below.
TIF Qualification Factors for a Conservation area.
In accordance with the Illinois TIF Act, KMA performed a two-step assessment to
determine if the proposed RPA qualified as a conservation area. First, KMA analyzed
• the threshold factor of age to determine if a majority of structures were 35 years of age
or older.
Secondly, the area was examined to determine if a combination of three (3) or more of
the following factors were present, each of which is (i) present, with that presence
documented to a meaningful extent so that a municipality may reasonably find that the
factor is clearly present within the intent of the Act and (ii) reasonably distributed
throughout the improved part of the redevelopment project area. Per the TIF Act, such
an area is not yet a blighted area but because of a combination of the following factors is
detrimental to the public safety, health, morals or welfare and such an area may become
a blighted area.
(A) Dilapidation. An advanced state of disrepair or neglect of necessary
repairs to the primary structural components of building 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.
(B) Obsolescence. The condition or process of falling into disuse. Structures
become ill -suited for the original use.
(C) Deterioration. With respect to buildings, defects including, but not limited
to, major defects in the secondary building components such as doors, windows,
porches, gutters, downspouts, and fascia: With respect to surface improvements,
• that the condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking
7V Eligibility Report _.
City of Evanston, Iliinois
and surface storage areas evidence deterioration, including, but limited to, •
surface cracking, crumbling, potholes, depressions, loose paving material and
weeds protruding through paved surfaces.
(D) Presence of Structures Below Minimum Code Standards. All structures
that do not meet the standards of zonings subdivision, building, fire and other
governmental codes applicable to property, but not including housing and
property maintenance codes.
(E) Illezal Use of Individual Structures. The use of structures in violation of
applicable federal, State, or local laws, exclusive of those applicable to the
presence of structures below minimum code standards.
(F) Excessive Vacancies. The presence of buildings that are unoccupied or
under-utilized and that represent an adverse influence on the area because of the
frequency, extent, or duration of the vacancies.
(G) Lack of Ventilation. Licht, or Sanitary Facilities. The absence of adequate
ventilation for light or air circulation in spaces or rooms without windows, or that
require the removal of dust, odor, gas, smoke or other noxious airborne
materials. Inadequate natural light and ventilation means the absence of
skylights or windows for interior spaces or rooms and improper window sizes and
amounts by room area to window area ratios. Inadequate sanitary facilities 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.
(H) Inadequate Utilities. Underground and overhead utilities such as storm
sewers and storm drainage, sanitary sewers, water lines and gas, telephone and
electrical services that are shown to be inadequate. Inadequate utilities are those
that are: (i) of insufficient capacity to serve the uses in the Redevelopment
Project Area; (ii) deteriorated, antiquated, obsolete or in disrepair; or (iii) lacking
within the Redevelopment Project Area.
(I) Excessive Land Coverage and Overcrowding of Structures and Community
Facilities. The over -intensive use of property and the crowding of buildings and
accessory facilities onto a site. Examples of problem conditions warranting the
designation of an area as exhibiting excessive land coverage are: (i) the presence
of buildings either improperly situated on parcels or located on parcels of
inadequate size and shape in relation to present-day standards of development
for health and safety and (ii) the presence of multiple buildings on a single parcel.
For there to be a finding of excessive land coverage, these parcels must exhibit
one or more of the following conditions: insufficient provision for light and air
within or around buildings, increased threat of spread of fire due to the close
proximity of buildings, lack of adequate or proper access to a public right-of-way,
lack of reasonably required off-street parking or inadequate provision for loading •
service.
TIF Eligibility Report
City of Evanston, Illinois
•
(J) Deleterious Land -Use or Lavout. 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.
(K) Environmental Clean -Up. The Redevelopment Project Area has incurred
Illinois Environmental Protection Agency or United States Environmental
Protection Agency remediation costs for (or a study conducted by an independent
consultant recognized as having expertise in environmental remediation has
determined a need for) the clean-up of hazardous waste, hazardous substances or
underground storage tanks required by State or federal law. Any such
remediation costs would constitute a material impediment to the development or
redevelopment of the Redevelopment Project Area.
(L) Lack of Community Planniniz. The 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.
• (M) "Stagnant" or Laaizina EAV. The total equalized assessed value (EAV) of the
Redevelopment Project Area has declined for three (3) of the last five (5) calendar
years prior to the year in which the Redevelopment Project Area is designated, or
is increasing at an annual rate that is less than the balance of the municipality for
three (3) of the last five (5) calendar years, for which information_ is available or
increasing at an annual rate that is less than the Consumer.Price Index for All
Urban Consumers published by the United States Department of Labor or
successor agency for three (3) of the last five (5) calendar years prior to the year
in which the Redevelopment Project Area is designated.
11
TIFEligibility Report
City of EvanstOT4 Illinois 5
. III. THE TIF DISTRICT •
The Howard-Hartrey TIF District as proposed for amendment contains parcels located
northwest of the intersection of Howard Street and Hartrey Avenue. The existing TIF
District parcels front Howard Street, whereas the 2 parcels proposed for inclusion (via
amendment) are behind the frontage parcels and the existing shopping center. Please
refer to Exhibit A which contains a map showing the boundaries of the TIF District.
As mentioned, the existing TIF District has been successfully converted from an aging
industrial/commercial area to a viable commercial shopping center. In contrast, the
Amendment Area has yet to experience any redevelopment based on private resources
only. Instead it has languished as an obsolete, vacant site, with unsuccessful efforts to
find new private, for -profit tenants for the site "as is." It should be noted that the site
continues to be classified by the County as a taxable site (Class 5 industrial) and hence it
still produces tax revenues, but the City endeavors to improve the site to ensure that it
contributes to and solidifies the City's tax base.
Despite the obsolescence and distressed condition within the TIF District as proposed
for amendment, the area has a number of assets that could be leveraged for modern
uses:
• Both Howard Street and McCormick Boulevard are major arterial roads and as such
have the traffic counts necessary to support commercial and/or retail uses.
• The Howard/Hartrey intersection is near the Howard/McCormick gateway to
Evanston, so it serves as a welcoming point for visitors/shoppers/suppliers entering
the City from nearby Skokie, Lincolnwood and Chicago;
• Any redevelopment of the Amendment Area would potentially benefit from the
proven drawing power of the retailers within the existing TIF District; and
• The size of the property would allow for its reuse by a local commercial enterprise.
7YF Eligibility Report
City of Evanston, Illinois
• IV. METHODOLOGY OF EVALUATION
In evaluating the Howard-Hartrey Amendment Area for inclusion within the existing
TIF District, the following methodology was utilized:
i) Site surveys of the TIF District were undertaken by representatives from Kane,
McKenna and Associates, Inc., supplemented with photographic analysis of the
sites. Site surveys were completed for each parcel within the TIF District.
2) KMA performed EAV trend analysis to ascertain whether EAV growth in the TIF
District underperformed EAV growth in the remaining part of the City.
3) KMA conducted evaluations of exterior structures and associated site
improvements, noting such conditions as deterioration and obsolescence.
Additionally, KMA reviewed the following data: 2oo6-2012 tax information from
Cook County, tax parcel maps, site data, local history (based on discussions with
City officials and staff), documents indicating historical uses of the site, and an
evaluation of area -wide factors that have affected the area's development (e.g.,
lack of community planning, code violations, obsolescence, etc.).
4) Existing structures and site conditions were initially surveyed for the purpose of
comparing said conditions against the TIF Act criteria, to the best and most
• reasonable extent possible.
5) The TIF District was examined to assess the applicability of the factors required
for qualification for TIF designation under the TIF Act. KMA evaluated parcels
by reviewing the information obtained for each factor against the relevant
statutory criteria. Improved land within the RPA was examined to determine the
applicability of the thirteen (13) different conservation area factors for
qualification for TIF designation under this statute (referenced in Section II of
this report).
•
i?F Eligibility Report
city of Evanston, Illinois
V. QUALIFICATION FINDINGS FOR TIF DISTRICT •
Based upon KMA's evaluation of parcels in the TIF District and analysis of each of the
eligibility factors summarized in Section II, the following factors are presented to
support qualification of the TIF District as a conservation area. These factors are found _
to be clearly present and reasonably distributed throughout the TIF District, as required
under the TIF Act. The factors are summarized in the table below.
Exhibit 2
13 3 5
• Excessive Vacancies
• Lagging EAV
• Deterioration
• Deleterious Layout
• Obsolescence
Findings for Conservation Area.
The TIF District is found to qualify as a conservation area under the statutory criteria set •
forth in the TIF Act. As a first step, KMA determined that the one structure in the
Amendment Area is 35 years in age or older. It is 56 years old per Cook County Assessor
data, and the adjacent parcel (classified as a minor industrial improvement pertaining to
the parking lot) is listed by the Assessor as 46 years old.
Secondly, KMA reviewed the 13 statutory criteria needed to qualify the area as a
conservation area, determining that 5 factors were present:
i) Excessive Vacancies.
The Act states that this fording is characterized by the presence of unoccupied or
underutilized buildings that represent an adverse influence on the area. The only
building within the Amendment Area is vacant (i.e., 100% vacancy). Moreover,
according to City staff and based on City documentation, the structure has been
vacant since 2002 — i.e., has not recently been vacated pending the closing of a
real estate transaction,_ but has remained unoccupied for an extended period of
time.
In addition, the vacant building and adjacent surface improvements generally
exhibit greater deterioration (relative to other buildings within the TIF District or
adjacent to the TIF District) and appear to need corrective maintenance. Because
of the reduced economic activity associated with vacancy and the relatively poor
physical condition — in conjunction with the large size of the building — it •
represents an adverse influence on the overall TIF District and surrounding area.
'&,PEligibility Report
City of Evanston, 711inois 8
•
i) Laazine or Declinine EAV.
The EAV of the Amendment Area has registered absolute declines in three (3) of
the past (5) years (refer to chart below). Additionally, the area EAV has lagged
_ _ the Consumer Price Index (CPI) for 3 of the past 5 years. _.Overall, the $1.49
Million EAV as 0Athe most recen-i-tax year is lower than the iYl tial base year
($1.89 million). Therefore, a fording of lagging EAV is made pursuant to the TIF
Act.
Exhibit 3
EAV Trends for Amendment Area
Total EAV $1,675,790 $1,486,875
$1,651,763
$1,686,846
$1,980,027 $1,890,491
for TIF
District
EAV 12.7% -10.0%
-2.1%
-14.8%
4.7%
Change(%)
City-wide $2,512,945,762 $2,725,88o,698
$3,040,232,324
$3,304,302,523
$2,936,417,865 $2,770,449,538
EAV (Net
of TIF)
City EAV -7.8% -10.3%
8.0%
12.5%
6.o%
Change(%)
i CPI 2.1% 3.2% 11.6%
(Notes:
-0.4%
3.8% 2.8%
*Reassessment years asterisked.
**Years are highlighted wben EAV registered absolute declines.
Source: Cook County and U.S. Bureau of Labor Statistics
2) Deterioration.
As noted in Section II, a municipality can make a finding of deterioration with
respect to structures and the surface improvements present within a TIF District.
In this case, both the structure and privately -owned surface improvements within
the Amendment Area evidence deterioration and deferred maintenance. In
particular the parking lot is in poor condition and would need repair.
3) Deleterious Lavout.
A municipality can make a finding of deleterious layout or land use when there
exists (a) incompatible land -use relationships, (b) buildings occupied by
inappropriate mixed -uses or uses considered to be noxious, or (c) uses offensive
or unsuitable for the surrounding area. Most of the problems in the area reflect
incompatible land -use relationships.
The primary deleterious layout issue is the poor ingress/egress to and from the
area. The Amendment Area is simply inadequate to accommodate modern
industrial operations where (ideally) internal, off-street circulation of trucks and
vehicles is done with wide, easily traversed streets to reach loading bays etc.
There is no direct northern, southern or western right-of-way access to the 2
• parcels. The only access is as follows: turning in from the south via.Howard
Street, "looping" around the eastern side of the Howard/Hartrey area or looping
TIF Eligibility Report
City of Evanston, Illinois
around the western side. Approaching from the western side requires navigating •
around a church rather than an open area or traffic lane dedicated for industrial
users. If looping around from the eastern side, a truck or other vehicle would
need to travel past the Target parking lot and then execute a sharp turn to gain
access to the site.
The ingress/egress problems can be illustrated by comparing the Amendment
Area industrial layout versus a modern industrial park (e.g., industrial parks in
Northbrook, Romeoville, or in the O'Hare Airport trade area for example).
Modern industrial parks typically have (a) well -marked ingress/egress points for
trucks and other vehicles, (b) an efficient internal/off-street circulation pattern
and (c) wide roadways to accommodate a variety of larger trucks that require more space for executing turns.
4) Obsolescence.
The Act states that obsolescence is the condition or process of falling into disuse
or structures that have become "ill -suited" for their original use. The area
exhibits both economic and functional obsolescence.
Economic obsolescence is evidenced primarily by the excessive vacancies
described above. The vacant structure in particular results in the literal "disuse"
of the building. Although other uses have been proposed for the former
industrial structure, the original use is now obsolete with the departure of Shure
(the original tenant) in 2002.. Furthermore, it appears that market demand for •
the site as an industrial area is severely hampered by the site conditions,
evidenced by City documentation showing the last transaction was written down
from $4.15 million in 2005 to $2.8 million in 2008 for a non -industrial use and
by Evanston appraiser Sam Salvi identifying defects that cause the site to be
diminished in value. Also, Cook County Assessor data shows only 17% of the
assessed value of the former Shure building is connected to the building (83% is
tied to the land). By comparison, parcels 402-025 and 402-026 associated with
the adjacent Target and Jewel stores list building values as 35% and 38% of
overall assessed value. The foregoing data is supported by the overall EAV
valuations as discussed above, which show declines in EAV both annually and
over the 2007-2012 period.
Functionally, the area is experiencing obsolescence related to its general age. As
mentioned, the building is 56 years in age, according to Cook County Assessor
data. The combination of age and certain evolving standards in commercial and
industrial building design limits the competitiveness of the older buildings — i.e.,
limits their utility as efficient, marketable workspace. For example, as mentioned
above the structure has inadequate circulation and poor ingress/egress for
deliver, vehicles/trucks. Lastly, the industrial building is outmoded -relative to
modern warehouse -type structures in competing communities (e.g., newer
industrial buildings tend to be larger, with fewer internal building supports
otherwise limiting usable floor space and with higher ceilings to accommodate •
greater space needs).
TIFEligibility Report
City of Evanston, Illinois 10
L_J
•
VI. SUMMARY OF FINDINGS / GENERAL ASSESSMENT OF
QUALIFICATION
The following is a summary of relevant qualification findings as it relates to the City's. ,
potential amendment of the Howard-Hartrey TIF District.
i. The area is contiguous and is greater than ii/2 acres in size;
2. The RPA Amendment Area will qualify as a conservation area. Further,
the qualification factors found in the Amendment Area are present to a
meaningful extent and are reasonably distributed throughout the area. A
more detailed analysis of the qualification findings is outlined in Section V
of this report;
3. All property in the area is expected to substantially benefit by the
redevelopment project improvements;
4. The sound growth of taxing districts applicable to the area, including the
City, has been impaired by the factors found present in the area; and
5. The area would not be subject to redevelopment without the investment of
public funds, including incremental property tax revenue.
In the judgment of KMA, these findings provide the City with sufficient justification to
consider designation of the Amendment Area for inclusion within the Howard-Hartrey
RPA_
TIFEligibility Report
City of Evanston, Illinois u
120-0-13
Alderman ��v---,T moved and Alderman seconded
the motion that said ordinance as presented and read by the City Clerk be adopted.
After a full discussion thereof including a public recital of the nature of the matter
being considered and such other information as would inform the public of the nature of
the business being conducted, the Mayor directed that the roll be called for a vote upon
the motion to adopt said ordinance as read.
Upon the roll being called, the following Alderman voted AYE:.��V�lJin
The following Alderman voted NAY: D --
Whereupon the Mayor declared the motion carried and said ordinance adopted,
approved and signed the same in open meeting and directed the City Clerk to record
the same in full in the records of the Mayor and City Council of the City of Evanston,
Cook County, Illinois, which was done.
Other business not pertinent to the adoption of said ordinance was duly
transacted at the meeting.
Upon motion duly made, seconded and carried, the meeting was adjourned.
C: Clerk /
•
•
120-0-13
•
MINUTES of a public meeting of the Mayor and City Council of
the City of Evanston, Cook County, Illinois, held at the
Evanston Civic Center, Evanston, Illinois, in said City at "
o'clock P.M., on the 1 14"day of NEVehAbu , 2013.
The Mayor called the meeting to order and directed the City Clerk to call the roll.
Upon roll call, the following answered present: , the Mayor, and
Alderman: JuLk -Y)
The following Aldermen were absent:
• Alderman L.L4 presented and the City Manager explained
an ordinance, which was laid in words and figures before the Mayor and Alderman as
follows:
•
10
120-0-13
STATE OF ILLINOIS ) •
) SS
COUNTY OF COOK )
CERTIFICATION OF ORDINANCE AND MINUTES
I, the undersigned, do hereby certify that I am the duly qualified and acting City
Clerk of the City of Evanston, Cook County, Illinois (the "City'), and that as such official I
am the keeper of the records and files of the Mayor and City Council of the City (the
"Corporate Authorities').
I do further certify that the foregoing is a full, true and complete transcript of that
portion of the minutes of the meeting of the Corporate Authorities held on the 1_day of
'Y\me Y b} r, 2013, insofar as same relates to the adoption of an ordinance entitled:
AN ORDINANCE of the City of Evanston, Cook County, Illinois,
Amending a Tax Increment Redevelopment Plan and
Redevelopment Project for the Howard Hartrey
Redevelopment Project Area.
a true, correct and complete copy of which said ordinance as adopted at said meeting •
appears in the foregoing transcript of the minutes of said meeting.
I do further certify that the deliberations of the Corporate Authorities on the
adoption of said ordinance were conducted openly, that the vote on the adoption of said
ordinance was taken openly, that said meeting was held at a specified time and place
convenient to the public, that notice of said meeting was duly given to all of the news
media requesting such notice; that an agenda for said meeting was posted at the
location where said meeting was held and at the principal office of the Corporate
Authorities at least 48 hours in advance of the holding of said meeting; that said agenda
described or made specific reference to said ordinance; that said meeting was called
and held in strict compliance with the provisions of the Open Meetings Act of the State
of Illinois, as amended, and the Illinois Municipal Code, as amended, and that the
Corporate Authorities have complied with all of the provisions of said Act and said Code
and with all of the procedural rules of the Corporate Authorities.
IN WITNESS WHEREOF, I hereunto affix my official signature and the seal of the
City, this [T' day of �}$� " , 2013.
(SEAL)
C' Clerk •
1.1