HomeMy WebLinkAboutORDINANCES-2012-130-O-12i
12/3/2012
130-0-12
AN ORDINANCE
Approving a Tax Increment Redevelopment Plan
and Redevelopment Project for the
Chicago/Main 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 redevelopment and redevelopment project (the "Plan and Project) within
the municipal boundaries of the City within a proposed redevelopment project area (the
• "Area") described in Section 1(a) of this Ordinance, which Area constitutes in the
aggregate more than one and one-half (1'/z) acres; and
WHEREAS, pursuant to Section 11-74.4-5 of the Act, the Mayor and City
Council of the City (the "Corporate Authorities") called a public hearing relative to the
Plan and Project and the designation of the Area as a redevelopment project area under
the Act for November 12, 2012; 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 September 13, 2012, by publication on October 18, 2012, and November 1,
2012, and by certified mail to taxpayers within the Area on October 17, 2012; and
•
130-0-12
WHEREAS the City has heretofore convened a joint review board as
required by and in all respects in compliance with the provisions of the Act; and
WHEREAS, the Corporate Authorities have reviewed the information
concerning such factors presented at the public hearing and have reviewed other
studies and are generally informed of the conditions in the proposed Area that could
cause 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 proposed Area to determine whether
private development would take place in the proposed Area as a whole without the
adoption of the proposed Plan; and
WHEREAS, the Corporate Authorities have reviewed the conditions
pertaining to real property in the proposed Area to determine whether contiguous
parcels of real property and improvements thereon in the proposed Area would be •
substantially benefited by the proposed Project improvements; and
WHEREAS, the Corporate Authorities have reviewed the proposed Plan
and Project and also the existing comprehensive plan for development of the City as a
whole to determine whether the proposed Plan and Project conform to the
comprehensive plan of the City,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, THAT:
findings:
SECTION 1: The Corporate Authorities hereby make the following
-2-
130-0-12
•
a. The Area is legally described in Exhibit A attached hereto and incorporated
herein as if set out in full by this reference. The general street location for the Area is
described in Exhibit B attached hereto and incorporated herein as if set out in full by this
reference. The map of the Area is depicted on Exhibit C attached hereto and
incorporated herein as if set out in full by this reference.
b. There exist conditions that cause the Area to be subject to designation as a
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 proposed Area on the whole has not been subject to growth and
development through investment by private enterprise and would not be reasonably
anticipated to be developed without the adoption of the Plan.
• d. The Plan and Project conform to the comprehensive plan for the development of
the City as a whole, as reflected in the City's zoning map.
e. As set forth in the Plan it is anticipated that all obligations incurred to finance
redevelopment project costs, if any, as defined in the Plan shall be retired within twenty-
three (23) years after the Area is designated.
f. The parcels of real property in the proposed Area are contiguous, and only those
contiguous parcels of real property and improvements thereon that will be substantially
benefited by the proposed Project improvements are included in the proposed Area.
SECTION 2: The Plan and Project, which were the subject matter of the
public hearing held on November 12, 2012, are hereby adopted and approved. A copy
of the Plan and Project is set forth in Exhibit D attached hereto and incorporated herein
• as if set out in full by this reference.
-3-
130-0-12
SECTION 3: If any section, paragraph, or provision of this Ordinance shall •
be held to be invalid or unenforceable for any reason, the invalidity or unenforceability of
such section, paragraph, or provision shall not affect any of the remaining provisions of
this Ordinance.
SECTION 4: All ordinances, resolutions, motions, or orders in conflict
herewith shall be, and the same hereby are, repealed to the extent of such conflict, and
this Ordinance shall be in full force and effect immediately upon its passage by the
Corporate Authorities and approval as provided by law.
SECTION 5: 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 Compiled Statutes and the courts of the State of Illinois.
Ayes:
Nays: •
Introduced :bU,L' b f � , 2012 Approved:
Adopted. , 2013
Attest:
2013
Eli a eth B. Tisdahl, Mayor
Approved as to form:
7
Rodne4 Greene, CClerk W. Grant Farrar, Corporation Counsel
•
me
•
EXHIBIT A
Legal Description of Redevelopment Project Area
THAT PART OF SECTION 19, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD
PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF LOT 1 IN BLOCK 1 OF BAYLEY'S
SUBDIVISION, BEING A SUBDIVISION IN THE SOUTHWEST QUARTER OF SAID SECTION
19, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 12, 1904 AS DOCUMENT
NO. 3578132; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID BLOCK 1 AND ITS
SOUTHERLY EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE SOUTH
RIGHT-OF-WAY LINE OF THE PUBLIC ALLEY LYING SOUTH OF AND ADJOINING THE
SOUTH LINE OF SAID BLOCK 1; THENCE EASTERLY ALONG SAID SOUTH RIGHT-OF-
WAY LINE TO THE NORTHEAST CORNER OF LOT 1 IN BAYLEY'S RESUBDIVISION,
BEING A SUBDIVISION IN THE SOUTHWEST QUARTER OF SAID SECTION 19,
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 14, 1891 AS DOCUMENT NO.
1433599; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID LOT 1 AND THE
SOUTHERLY EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE SOUTH
RIGHT-OF-WAY LINE OF WASHINGTON STREET; THENCE EASTERLY ALONG SAID
• SOUTH RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE WESTERLY
RIGHT-OF-WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILROAD; THENCE
SOUTHEASTERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID
SECTION 19; THENCE EASTERLY ALONG SAID SOUTH LINE TO A POINT OF
INTERSECTION WITH THE EASTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AND
NORTHWESTERN RAILROAD; THENCE NORTHWESTERLY ALONG SAID EASTERLY
RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE WESTERLY EXTENSION
OF THE SOUTH LINE OF LOT 1 IN BLOCK 12 IN WHITE'S ADDITION TO EVANSTON,
BEING A SUBDIVISION IN THE SOUTHEAST QUARTER OF SAID SECTION 19,
ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 4, 1873 AS DOCUMENT
NO. 78945; THENCE EASTERLY ALONG SAID WESTERLY EXTENSION AND SOUTH LINE
TO A POINT OF INTERSECTION WITH A LINE BEING 50 FEET WESTERLY OF AND
PARALLEL WITH THE WESTERLY RIGHT-OF-WAY LINE OF CHICAGO AVENUE; THENCE
NORTHWESTERLY ALONG SAID PARALLEL LINE TO A POINT OF INTERSECTION WITH
THE NORTH LINE OF THE SOUTH 13.50 FEET OF SAID LOT 1; THENCE EASTERLY
ALONG SAID NORTH LINE TO A POINT OF INTERSECTION WITH SAID WESTERLY
RIGHT-OF-WAY LINE OF CHICAGO AVENUE; THENCE NORTHWESTERLY ALONG SAID
WESTERLY RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE WESTERLY
EXTENSION OF THE SOUTHERLY LINE OF THE NORTH 22 FEET OF LOT 7 IN BLOCK 11
OF SAID WHITE'S ADDITION TO EVANSTON; THENCE NORTHEASTERLY ALONG SAID
WESTERLY EXTENSION, SOUTHERLY LINE AND EASTERLY EXTENSION THEREOF TO A
POINT OF INTERSECTION WITH THE EASTERLY RIGHT -OF -WAY -LINE OF THE NORTH -
SOUTH PUBLIC ALLEY IN SAID BLOCK 11; THENCE NORTHWESTERLY- ALONG SAID
• EASTERLY RIGHT-OF-WAY LINE AND NORTHERLY EXTENSION THEREOF TO A POINT
OF INTERSECTION WITH THE NORTH RIGHT-OF-WAY LINE OF MAIN STREET; THENCE
WESTERLY ALONG SAID NORTH RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION
A-1
•
WITH THE EASTERLY LINE OF A PARCEL OF LAND DEEDED TO THE CHICAGO,
EVANSTON AND LAKE SUPERIOR RAILROAD AS PER DOCUMENT NO. 711919,
RECORDED APRIL 29, 1886; THENCE NORTHWESTERLY ALONG SAID EASTERLY LINE
TO A POINT OF INTERSECTION WITH THE SOUTH LINE OF LOT 6 IN THE COUNTY
CLERK'S DIVISION, BEING A SUBDIVISION IN THE NORTH HALF OF SAID SECTION 19,
ACCORDING TO THE PLAT THEREOF RECORDED APRIL 29, 1879 AS DOCUMENT NO.
219853; THENCE EASTERLY ALONG SAID SOUTH LINE TO A POINT OF INTERSECTION
WITH THE WESTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AVENUE; THENCE
NORTHERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE TO THE SOUTHEASTERLY
CORNER OF LOT 1 IN THE PLAT OF CONSOLIDATION IN THE NORTHEAST QUARTER OF
SAID SECTION 19, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 26,
1984 AS DOCUMENT NO. 27382322; THENCE WESTERLY ALONG SAID SOUTH LINE TO
THE SOUTHWESTERLY CORNER OF SAID LOT 1; THENCE NORTHERLY ALONG THE
WESTERLY LINE OF SAID LOT 1 TO THE NORTHWESTERLY CORNER OF SAID LOT 1;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID LOT 1 TO A POINT OF
INTERSECTION WITH THE WESTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AVENUE;
THENCE NORTHERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE TO THE
NORTHEASTERLY CORNER OF LOT 1 IN ISBERIAN'S PLAT OF CONSOLIDATION, BEING
A SUBDIVISION IN THE NORTHEAST QUARTER OF SAID SECTION 19, ACCORDING TO
THE PLAT THEREOF RECORDED DECEMBER 15, 1970 AS DOCUMENT NO. 21344023;
THENCE WESTERLY ALONG THE NORTH LINE OF SAID LOT 1 AND WESTERLY
EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE EASTERLY RIGHT-OF-
WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILROAD; THENCE
NORTHWESTERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID
SECTION 19; THENCE WESTERLY ALONG SAID NORTH LINE TO A POINT OF
•
INTERSECTION WITH THE WESTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AND
NORTHWESTERN RAILROAD; THENCE SOUTHEASTERLY ALONG SAID WESTERLY
RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE NORTH LINE OF
NICHOLAS MERSCH'S ADDITION TO SOUTH EVANSTON, BEING A SUBDIVISION IN THE
NORTHWEST QUARTER OF SAID SECTION 19, ACCORDING TO THE PLAT THEREOF
RECORDED MARCH 23, 1893 AS DOCUMENT NO. 2190815; THENCE WESTERLY ALONG
SAID NORTH LINE TO A POINT OF INTERSECTION WITH THE WESTERLY RIGHT-OF-
WAY LINE OF THE NORTH -SOUTH PUBLIC ALLEY IN SAID NICHOLAS MERSCH'S
ADDITION TO SOUTH EVANSTON; THENCE SOUTHERLY ALONG SAID WESTERLY
RIGHT-OF-WAY LINE TO THE SOUTHEAST CORNER OF LOT 20 IN FOSTER'S ADDITION
TO SOUTH EVANSTON, BEING A SUBDIVISION IN SAID NORTHWEST QUARTER OF
SECTION 19, ACCORDING TO THE PLAT THEREOF RECORDED JUNE 4, 1889 AS
DOCUMENT NO. 1110189; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID LOT
20 TO A POINT OF INTERSECTION WITH THE EAST RIGHT-OF-WAY LINE OF SHERMAN
AVENUE; THENCE SOUTHERLY ALONG SAID EAST RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH NORTH LINE OF THE SOUTH 76 FEET OF LOTS 20, 21 AND 22 IN
GEO. M. HUNTOON'S ADDITION TO EVANSTON, BEING A SUBDIVISION IN SAID
NORTHWEST QUARTER OF SECTION 19, ACCORDING TO THE PLAT THEREOF
RECORDED JUNE 8, 1872 AS DOCUMENT NO. 35963; THENCE WESTERLY ALONG SAID
EASTERLY EXTENSION AND NORTH LINE TO A POINT OF INTERSECTION WITH THE
WEST LINE OF SAID LOT 20; THENCE SOUTHERLY ALONG SAID WEST LINE AND
SOUTHERLY EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE SOUTH
RfGHT-OF-WAY LINE- OF MAIN STREET; THENCE EASTERLY ALONG SAID SOUTH
•
A-2
•
RIGHT-OF-WAY LINE TO THE NORTHWEST CORNER OF LOT 1 IN BLOCK 2 OF SAID
BAYLEY'S SUBDIVISION; THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 1
TO THE SOUTHWEST CORNER OF SAID LOT 1; THENCE EASTERLY ALONG THE SOUTH
LINE OF SAID LOT 1 TO A POINT OF INTERSECTION WITH THE WEST RIGHT-OF-WAY
LINE OF SAID SHERMAN AVENUE; THENCE EASTERLY ALONG A LINE TO THE
SOUTHWEST CORNER OF LOT 1 IN BLOCK 1 OF SAID BAYLEY'S SUBDIVISION; THENCE
EASTERLY ALONG THE SOUTH LINE OF SAID LOT 1 TO THE POINT OF BEGINNING.
A-3
E
EXHIBIT B
GENERAL STREET LOCATION
The proposed Redevelopment Project Area consists primarily of retail/commercial
parcels southeast of the intersection of Chicago Avenue and Main Street.
•
0.
B-1
n
U
EXHIBIT C
MAP OF REDEVELOPMENT PROJECT AREA
C-1
Proposed Chicaac
•
•
EXHIBIT D
REDEVELOPMENT PLAN AND PROJECT
D-1
130-0-12
DRAFT DATED 7130112 i
CITY OF EVANSTON
TIF REDEVELOPMENT PLAN
CHICAGO/MAIN TIF DISTRICT .
"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 forth in
the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11- •
74.4-3, et. at ,- as amended.
Prepared by the City of Evanston, Minois
in conjunction with
Kane, McKenna and Associates, Inc.
July 2012
0
•
TABLE OF CONTENTS
I. INTRODUCTION................................................................................... x
H. RPA LEGAL DESCRIPTION.................................................................. 6
M. RPA GOALS AND OBJECTIVES ........................................................... 7
W. EVIDENCE OF THE LACK OF DEVELOPMENT AND GROWTH;
FISCAL IMPACT ON TAXING DISTRICTS ........................................... x1
➢ Evidence of the Lack of Development / Growth Within the RPA .....................11
➢ Assessment of Fiscal Impact on Affected Taxing Districts................................11
V. TIF QUALIFICATION FACTORS PRESENT IN THE RPA.....................12
VI. REDEVELOPMENT PROJECT............................................................13
➢ Redevelopment Plan and Project Objectives.....................................................13
➢ Redevelopment Activities..................................................................................14
➢ General Land Use Plan........................................................•.............................15
➢ Additional Design and Control Standards.........................................................16
➢ Eligible Redevelopment Project Costs...............................................................16
➢ Projected Redevelopment Project Costs........................................................... 20
• ➢ Sources of Funds to Pay Redevelopment Project Costs ..................................... 21
➢ Nature and Term of Obligations to be Issued ................................................... 22
➢ Most Recent Equalized Assessed Valuation (EAV) for the RPA ...................... 23
➢ Anticipated Equalized Assessed Valuation (EAV) for the RPA........................ 23
VEL DESCRIPTION & SCHEDULING OF REDEVELOPMENT PROJECT.... 24
➢ Redevelopment Project.................................................................................... 24
➢ Commitrnent to Fair Employment Practices and Affirmative Action ...............25
➢ Completion of Redevelopment Project and Retirement of Obligations to
Finance Redevelopment Costs. .......................................................................... 26
VM. PROVISIONS FOR AMENDING THE TIF PLAN AND PROJECT ..........27
➢ APPENDIX 1: Legal Description of Project Area
➢ APPENDIX 2: Boundary -Map of Proposed RPA
➢ APPENDIX 3: Existing Land Use Map of RPA
➢ APPENDIX 4: Future Land Use Map of RPA
➢ APPENDIX 5: TIF Qualification Report
0
I. INTRODUCTION
The City of Evanston (the "City") is an established community located in northern
Cook County, Illinois along the shores of Lake Michigan. In this report, the City
proposes a Tax Increment Financing Redevelopment Plan (the "Redevelopment
Plan" or "Plan") to assist a strategically important area in overcoming a number
of redevelopment barriers. The City is pursuing the TIF designation to fulfill its
objective to revitalize an important retail district located in the vicinity of the
Chicago Avenue/Main Street intersection.
Kane, McKenna and Associates, Inc. ("KMA") has been retained by the City of
Evanston to conduct an analysis of the potential qualification and designation of
the area as a Tax Increment Financing ("TIF") District, and to assist the City in
drafting this TIF Redevelopment Plan.
The City has two goals in pursuing the potential TIF District The first is to
promote redevelopment of the area to mitigate or prevent the onset of
obsolescence within an older Evanston retail district, including efforts to spur
new development at the southeast corner of Chicago Avenue and Main Street.
The second goal is to implement the City's overall economic development
program and thereby diversify its tax base. As noted in various City reports
(including the annual budget, 20o6 Strategic PIan and 2000 Comprehensive
General Plan), a general City priority is to implement a range of economic
development efforts'
TIF Plan Requirements. The City is preparing this Plan as required by the
Tax Increment Allocation Redevelopment Act, (the "Act") 65 ILCS 5/11-74.4-3,
et sen., as amended. To establish a TIF district (also known as a Redevelopment
Project Area ("RPA")), Illinois municipalities must adopt several documents,
including a TIF Redevelopment Plan and Eligibility Report.
The Act enables Illinois municipalities to establish TIF districts,. either to
eliminate the presence of blight or to prevent its onset. The Act finds that
municipal TIF authority serves a public interest in order to: "promote and
protect the health, safety, morals, and welfare of the public, that blighted
conditions need to be eradicated and conservation measures instituted, and that
redevelopment of such areas be undertaken; that to remove and alleviate adverse
conditions it is necessary to encourage private investment and restore and
enhance the tax base of the taxing districts in such areas by the development or
redevelopment of project areas" (65 ILCS 5/11-74.4-2(b))-
By definition, a TIF "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 qualify the redevelopment project area as a "blighted area,"
"conservation area" (or combination thereof), or "industrial park conservation
area," and thereby to enhance the tax bases of the taxing districts which extend •
City of Evanston — Chicago/Main TTFDistrict Page i
into the redevelopment project area as set forth in the Tax Increment Allocation
Redevelopment Act.
Community Background Incorporated in 1863 during the Civil War, the City
of Evanston is one of the oldest communities in the State of Illinois. After a long
period of growth during the late 19th and early 20th century, population stabilized
around its current level in the post-war era. As of the 2010 Census, City
population is 74,486. -
The City has a number of important assets that make it desirable location for
residents and that fosters a competitive environment for businesses. First,
Evanston employers are able to draw upon one of the most highly educated
workforces in Illinois. Within Evanston, 66% of the adult population (over age
25) has obtained either a bachelor's degree or an advanced degree (master's
degree or other advanced degree). Secondly, the City possesses a variety of
transportation assets, including proximity to the Interstate Highway System,
state highways, a Metra train line, and a CTA ("El") train line. Additionally,
biking as a commuter option is also expanding, as the CTA and the RTA
increasingly accommodate bicyclists who make connections to downtown
Chicago and suburban destinations.
Third, the City is home to several large employers that provide relative stability in
employment: St. Francis Hospital, Evanston Hospital, and Northwestern
• University, among others. St. Francis Hospital is within walking distance to the
businesses along Main Street. Lastly, the City is dedicated to professional city
management and the provision of efficient, effective, and responsive service
delivery to residents and businesses. Under the current management team, the
City has identified economic development as a priority for service delivery and
may expand efforts in this area.
The Proposed TO District_ The proposed RPA consists of fifty-two (52) tax
parcels and is situated in the vicinity of Chicago Avenue and Main Street. The
area includes railroad rights -of -way running parallel to Chicago Avenue and the
adjacent retail/commercial uses fronting the rail lines. Additional parcels include
but are not limited to retail shops along Main Street between Chicago Avenue and
Sherman Avenue, as well as parcels that are at the southeast corner of Chicago
and Main. The southeast corner includes a large, vacant parcel that was
demolished several years ago.Within the proposed TIF District the primary uses
are commercial/retail facilities, along with a limited number of mixed use and
transportation -related structures.
The area faces a number of long-standing redevelopment challenges: the
- structures in the area are underutilized, the site may require infrastructure
improvements, and end users face the general risk of obsolescence. Overall, the
proposed TIF District generally suffers from a variety of economic development
impediments as identified in the TIF Act and as documented in the TIF
• Qualification Report (Section V).
City of Evanston — Chicago/Main TYDistrict Page 2
Despite the challenges, the proposed Chicago/Main TIF has a number of
important assets that can be potentially leveraged via TIF establishment:
• Easy access to two train lines (CTA and Metra), with two stations located
within the TIF District;
• A TIF District at the junction of two arterial roads, which generates the
vehicular traffic necessary to support commercial and retail uses; and
• Pedestrian as well as vehicular traffic, in part due to the density of the
area.
On the latter point, the population density is partially attributable to the recent
construction of several nearby rental and owner -occupied apartment buildings,
with an additional rental building under construction in early 2012 (according to
the City website, a 214-11nit luxury apartment complex just south of the TIF
District).
On balance, the Chicago/Main TIF District has the potential for redevelopment of
certain underutilized properties. Accordingly, the City has identified a number of
objectives for redevelopment, with tax increment financing acting as a tool to
achieve them. Please refer to Section III of this report for additional information
about the goals, objectives and activities to support redevelopment.
The RPA would be suitable for new development if there is coordination of uses •
and redevelopment activity by the City. Through this TIF Redevelopment Plan
and as part of its comprehensive economic development planning, the City
intends to attract and encourage commercial and retail/mixed uses to locate,
upgrade, expand and/or modernize their facilities within Evanston. Through the
establishment of the RPA, the City would implement a program to redevelop key
areas within the new TIF District; in so doing, it would stabilize the area, extend
benefits to the community, and assist affected taxing districts over the long run.
Rationale for Redevelopment Plan. The City recognizes the need for a
strategy to revitalize properties and promote development within the boundaries
of the RPA. The needed private investment would only be possible if a TIF
district is adopted pursuant to the terms of the Act. Incremental property tax
revenue generated by the project will play a decisive role in encouraging private
development. Site conditions and diverse ownership that have discouraged
intensive private investment in the past will be eliminated. Ultimately, the
implementation of the Plan will benefit both the City and surrounding taxing
districts, by virtue of the expected expansion of the tax base.
Based on City staff and KMA assessment, it is unlikely that the area as a whole
would be developed in a coordinated manner unless the TIF Redevelopment Plan
is adopted. The City, with the assistance of KMA, has therefore commissioned
this Plan to use tax increment financing in order to address local needs and to
meet redevelopment goals and objectives. •
City of Evanston — Chicago/Main TTFDistrict Page 3
•
The adoption of this Plan makes possible the implementation of a comprehensive
program for the economic redevelopment of the area. By means of public
investment and land assembly, the RPA will become a more viable area that will
attract private investment. The public investment and land assembly will lay the
foundation for the redevelopment of the area with private capital. This in turn
will set the stage for future retail, commercial and mixed use opportunities
surrounding the area.
The designation of the area as an RPA will allow the City to pursue the following
beneficial strategies:
• Providing and rehabilitating infrastructure that supports subsequent
redevelopment plans for the RPA;
• Improvements to sites within the RPA in preparation for redevelopment
(site prep") as well as improvements to structures in order to
accommodate new tenants;
• Increase the ability to develop property within the RPA to its highest and
best use;
• Establishing a pattern of land -use activities that will increase efficiency
• and economic inter -relationships, especially as such uses complement
adjacent current and/or future commercial opportunities and City
redevelopment projects within the RPA and/or surrounding area; and
•
• Enhancing area appearance through improvements to landscape,
streetscape and signage as well as facade improvement programs.
Through this Plan, the City will direct the coordination and assembly of the assets
and investments of the private sector and establish a unified, cooperative public -
private redevelopment effort Several benefits are expected to accrue to the area:
entry of new businesses; new employment opportunities; and physical and
aesthetic improvements. Ultimately, the implementation of the Plan will benefit
(a) the City, (b) the taxing districts serving the RPA, (c) residents and property
owners within and adjacent to the RPA, and (d) existing and new businesses
within the RPA.
City Findings. The City, through legislative actions as required by the Act,
finds:
• That the RPA as a whole has not been subject to growth and development
through investment by private enterprise;
City of Evanston — Chicago/Main TTF District Page 4
•
• That in order to promote and protect the health, safety, and welfare of the
public, certain conditions that have adversely affected redevelopment within
the RPA need to be addressed, and that redevelopment of such areas must be
undertaken;
• To alleviate the adverse conditions, it is necessary to encourage private
investment and enhance the tax base of the taxing districts in such areas by
the development or redevelopment of certain areas;
• That public/private partnerships are determined to be necessary in order to
achieve development goals;
• That without the development focus and resources provided for under the Act
and as set forth in this Plan, growth and redevelopment would not reasonably
be expected to be achieved;
• That the use of incremental tax revenues derived from the tax rates of various
taxing districts in the RPA for the payment of redevelopment project costs is
of benefit to the taxing districts, because the taxing districts would not derive
the benefits of an increased assessment base without addressing the
coordination of redevelopment; and
• That the TIF Redevelopment Plan conforms to the Evanston Comprehensive
Plan, as detailed in Section III of this report.
Additionally, the City finds that it is useful, desirable, and necessary for the City
to assemble land into parcels of sufficient size to encourage development
consistent with current standards.
It is further found, and certified by the City, in connection to the statutory
process required for the adoption of this Plan, that (a) the that the RPA does not
contain over seventy-five (75) inhabited residential units and (b) projected
redevelopment of the RPA will not result in the displacement of ten (io)
inhabited residential units or more. Therefore, this Plan does not include a
Mousing Impact Study.
The redevelopment activities that will take place within the RPA will produce
benefits that are reasonably distri-buted throughout the RPA. Redevelopment of
the RPA area is tenable only if a portion of the improvements and other costs are
funded by TIF.
Pursuant to the Act, the RPA includes only those contiguous parcels of real
property and improvements thereon substantially benefited by the
redevelopment project. Also pursuant to the Act, the area in the aggregate is
more than xl/2 acres. A boundary map of the RPA is included in Appendix 2 of
this Plan.
•
City of Evanston — Chicago/Main TIFDistrict Page 5
•
•
H. RPA LEGAL DESCRIPTION
The Redevelopment Project Area legal description is attached in Appendix L
City of Evamton - Chicago/Main nFDistrict Page 6
•
III. RPA GOALS AND OBJECTIVES
The City has established a number of economic development goats, objectives,
and strategies which would determine the types of activities to be undertaken
within the proposed Chicago/Main TIF District. These efforts would conform to
and promote the achievement of land use objectives in the City's Comprehensive
PIan.
Exhibit .t
Relationship of Land Use and Economic Development Plans
As indicated in the exhibit above, the City's primary planning document is the
Comprehensive Plan which describes the overall vision for the City and is the
foundation for City initiatives such as the proposed Chicago/Main TIF District.
This overarching plannin document determines future land uses and influences
all other City planning efforts such as the TIF planning process.
General Economic Development Goals of the City. Establishment of the
proposed Chicago/Main TIF supports the following City-wide objectives
established in the Comprehensive Plan that would directly determine future
economic development activities and influence the parameters of future
redevelopment projects. Exhibit 2 identifies certain Comprehensive PIan goals
that pertain to the proposed Chicago/Main TIF.
•
City of Evanston — Chicago/Main 7V District Page 7
.7
•
•
Farhibit 2
Promote the growth and
redevelopment of business,
commercial, and industrial areas
Retain and attract businesses in
order to strengthen Evanston's
economic base
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
Invest in annual maintenance of
Evanston's water and sewer
systems
• Encourage the location of new or expanding
businesses in existing commercial and mixed -use
locations that would benefit from redevelopment
• Monitor Chicago Avenue (between Dempster
Street and South Boulevard), in the appropriate
locations encouraging residential and
residential/commercial mixed -use developments
in order to enhance the existing character of the
neighborhood
• Continue funding and promoting assistance
programs to help commercial property owners
rehabilitate eligible storefronts
• Support a cooperative marketing effort [with
external entities] to attract new businesses to
vacant storefronts and commercial spaces
• 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 pedestrian -oriented retail activity in
Evanston's neighborhood business areas
• Promote and support job readiness and training
programs as well as small business start-up
assistance programs
• Complete the ongoing sewer improvement
strategy, stressing preventive maintenance as an
ongoing policy for the future
Source: City of Evanston Comprehensive General Plan, 2000
In addition the foregoing Comprehensive Plan goals, objectives, and actions, the
City has recently adopted a City-wide economic development plan. This plan
directly impacts the scope of the TIF Plan by identifying key industries that the
City intends on supporting (via tax increment financing or other means):
1. Technology -Based Businesses
2. Health Care and Wellness Industries
3. Baby Boomer Markets
4. Arts and Entertainment Venues
b. Water Industries
City of Evanston — Chicago/Main =District
Page 8
•
Additionally, TIF designation would enable the City to pursue the following
objectives within the RPA:
o Reduce or eliminate blight or other negative factors present within the area;
o Coordinate redevelopment activities within the RPA in order to provide a
positive marketplace signal to private investors;
o Create an attractive overall appearance for the area; and
o Further the goals and objectives of the Comprehensive Plan.
Ultimately, the implementation of the Redevelopment Plan would contribute to
the economic development of the area and provide new employment
opportunities for City residents.
The RPA-specific objectives would be fulfilled by the execution of certain
strategies, including but not limited to the following:
o Facilitating the preparation of improved and vacant sites, by assisting any
private developer(s) in the assembly of suitable sites for modern development
needs;
o Coordinating site preparation and rehabilitation of structures to provide •
additional land for redevelopment, as appropriate;
o Fostering the replacement, repair, and/or improvement of infrastructure,
including (as needed) sidewalks, streets, curbs, gutters and underground
water and sanitary systems to facilitate the construction of new development
within the RPA;
o Facilitating the provision of adequate on- and off-street parking within the
RPA; and/or
o Coordinating development in tandem with any transportation system
upgrades to make the area more accessible.
In addition to the foregoing City-wide goals and objectives, the City previously
identified complementary goals for the Chicago Avenue area in a 20oo report
entitled the "Chicago Avenue Corridor Recommendations Report." In the 2000
report, the City set a number of priorities for the area, including the following:
• Attract new development along Chicago Avenue that is compatible with
adjacent residences and historic districts;
• Expand parking capacity;
• Promote development to counter past declines in tax base; •
City of Evanston — Chicago/Main TIFDrsirict Page 9 -
•
• Improve streetscaping to foster a pedestrian friendly environment;
• Improve land use coordination through better traffic management and
signalization; and
• Upgrade mass transit infrastructure.
The TIF Plan herein would assist the City in meeting these priorities.
To track success in meeting RPA-specific objectives and strategies, the City may
wish to consider establishing certain performance measures that would help the
City monitor the projects to be undertaken within the pr6posed RPA. The
Government Finance Officers Association recommends that municipalities
adopting TIF districts evaluate actual against projected performance (e.g., using
metrics such as job creation or tax revenue generation). Exhibit 3 below
identifies the types of performance measures the City may consider to track the
performance of projects within the RPA. (Section VI of this report discusses the
types of projects that the City may pursue within the RPA, with the caveat that
specific projects at this point are only conceptual in nature.)
Exhibit 3
Examples of TIF Performance Measures
Input Public investment ($)
• Private investment ($)
• Square feet of land assembled for TIF
• Bond proceeds
output/Workload • Jobs created or retained
Number of streetscaping fixtures installed
•
Commercial space created (square feet)
Efficiency •
Leverage ratio (private investment / public investment)
•
Cost per square foot of commercial space
•
Public subsidies per job created/retained
Effectiveness .
% change in assessed value (AV) in TIF versus AV in rest
of City
•
% change in AV within TIF before and after TIF creation
•
Municipal sales taxes before and after TIF creation
Risk •
Debt coverage ratio
Credit ratings of anchor tenants
•
Tenant diversification (e g., percent of total TIF EAV
attributable to top 10 tenants in commercial
development)
Source: An Elected Offiaial's Guide to Tax Increment Financing,
Government Finance Officers Association, 2005.
'City of Evanston - Chicago/Main TIF District Page 10
IV. EVIDENCE OF THE LACK OF DEVELOPMENT AND
GROWTH; FISCAL IMPACT ON TAXING DISTRICTS
Evidence of the Lack of Development and Growth within the RPA. As
documented in Appendix 5 of this Plan, the RPA has suffered from the lack of
development and would qualify as a Conservation Area. In recent years, the area
has not benefited from sustained private investment and/or development,
instead suffering economic decline. Absent intervention by the City, properties
within the RPA would not be likely to gain in value.
The proposed RPA exhibits various conditions which, if not addressed by the
City, would eventually result in blight Those conditions include structures and
public improvements reflecting obsolescence as well as other deficiencies. These
various conditions discourage private sector investment in business enterprises.
Assessment of Fiscal Impact on Affected Taxing Districts. It is not
anticipated that the implementation of this Plan will have a negative financial
impact on the affected taxing districts. Instead, action taken by the City to
stabilize and cause growth of its tax base through the implementation of this Plan
will have a positive impact on the affected taxing districts by arresting the
potential decline or lag in property values, as measured by assessed valuations
(AV). In short, the establishment of a TIF district would protect other taxing
districts from the potential downside risk of falling AV.
Should the City achieve success in attracting private investment which results in •'
the need for documented increased services from any taxing districts, the City
will consider the declaration of "surplus funds," as defined under the Act and
pursuant to any executed intergovernmental agreement Such funds which are
neither expended nor obligated for TIF-related purposes can be used to assist
affected taxing districts in paying the costs for increased services.
Any surplus Special Tax Allocation Funds (to the extent any surplus exists) will
be shared in proportion to the various tax rates imposed by the taxing districts,
including the City. Any such sharing would be undertaken after all TIF-eligible
costs — either expended or incurred as an obligation by the City — have been duly
accounted for through administration of the Special Tax Allocation Fund to be
established by the City as provided by the Act
An exception to the tax -sharing provision relates to the City's utilization of TIF
funding to mitigate the impact of residential redevelopment upon school
districts. In such cases, the City will provide funds to offset the costs incurred by.
the eligible school districts in the manner prescribed by 65 ILCS Section 5/11-
74-4.3(q)(7.5) of the Act. It should be noted that new residential uses are not
expected as part of future redevelopment activities. (Refer to Section VI of this
Report, which describes allowable TIF project costs.)
•
City of Evanston — Chicago/Main TYDistrict Page u
•
•
V. TIF QUALIFICATION FACTORS PRESENT IN
THE RPA
Findings. The RPA was studied to determine its qualifications under the Tax
Increment Allocation Redevelopment Act. It was determined that the area as a
whole qualifies as a TIF district under the Act Refer to the TIF Qualification
Report, attached as Appendix 5 in this Plan.
Eligibility Survey. Representatives of KMA and City staff evaluated the RPA
from late 2011 to the date of the publication of this Plan. Analysis was aided by
certain reports obtained from the City, reports from City engineering consultants,
on -site due diligence, and other sources. In 13IXs evaluation, only information
was recorded which would help assess the eligibility of the proposed area as a TIF
District.
City of Evanston — Chicago/Main TTFDistrict Page 32
•
VI. REDEVELOPMENT PROJECT
Redevelopment Plan and Project Objectives. As indicated in Section III of
this Report, the City has established a planning process which guides economic
development and land use activities throughout the City. Consistent with the
established planning process, the City proposes to achieve economic development
goals and objectives through the redevelopment of the Chicago/Main TIF
District, pursuit of projects within the RP -A, and the promotion of private
investment via public financing techniques (including but not limited to tax
increment financing).
The project -specific objectives envisioned for the Chicago/Main TIF are as
follows:
1) Implementing a plan that provides for the attraction of users and tenants
to redevelop underutilized land and buildings that are available within the
RPA.
2) Constructing public improvements which may include (if necessary):
• Street and sidewalk improvements (including new street construction
and widening of current streets; any street widening would conform
with City standards for context -sensitive design);
• Utility improvements (including, but not limited to, water, stormwater •
management, and sanitary sewer projects consisting of construction
and rehabilitation);
• Signalization, traffic control and lighting;
• Off-street parking and public parking facilities; and
• Landscaping, streetscaping, and beautification.
3) Entering into Redevelopment Agreements with developers for qualified
redevelopment projects, including (but not limited to) the provision of an
interest rate subsidy as allowed under the Act.
4) Providing for site preparation, clearance, environmental remediation, and
demolition, including grading and excavation (any demolition activities
would conform to City criteria for allowing demolition) as needed.
5) Providing for the rehabilitation of structures in order to improve the
occupancy and appearance of the property within the RPA.
6) Exploration and review of job training programs in coordination with any
City, federal, state, and county programs.
7) Entering into agreements for the development and/or construction of
public facilities and infrastructure. •
City of Evanston — Chicago/Main TIFDistrict Page 13
Redevelopment Activities. Pursuant to the project objectives cited above, the
City will implement a coordinated program of actions. These include, but are not
limited to, land acquisition, land disposition, site preparation, clearance,
demolition, provision of public infrastructure and related public improvements,
construction of new public facilities, and rehabilitation of structures, if necessary.
Such activities conform to the provision of the TIF Act that define the scope of
permissible redevelopment activities.
Site Preparation. Clearance. Relocation and Demolition
Property within the RPA maybe improved through the use of site clearance,
excavation, environmental remediation or demolition prior to redevelopment.
The land may also be graded and cleared prior to redevelopment. Relocation may
also be required under the TIF Act; the City would conform to the provisions of
the Act -
Land Assemblv and Disposition
Certain properties or interests in properties in the RPA may be acquired by
purchase or the exercise of eminent domain. Properties owned by or acquired by
the City may be assembled and reconfigured into appropriate redevelopment
sites. If necessary, the City would facilitate private acquisition through
• reimbursement of acquisition and related costs as well as through the write -down
of its acquisition costs. Such land may be held or disposed of by the City on terms
appropriate for public or private development, including the acquisition of land
needed for construction of public improvements.
0-
Public Improvements
The City may, but is not required to, provide public improvements in the RPA to
enhance the immediate area and support the Plan. Appropriate public
improvements may include, but are not limited to:
• Improvements and/or construction of public utilities including extension
of water mains as well as sanitary and storm sewer systems, roadways, and
traffic -related improvements;
• Repair and/or rehabilitation of rail -related improvements, including train
trestles and embankments;
• Parking facilities; and
• Beautification, identification markers, landscaping, lighting, and signage
of public right-of-ways.
City of Evwzston — Chicago/Main TIFDistrict Page 14
•
Rehabilitation/Taxing District Capital Costs
The City may provide for the rehabilitation of certain structures within the RPA
in order to provide for the redevelopment of the area and conform to City code
provisions. Improvements may include exterior and facade -related work as well
as interior -related work.
The City may construct or provide for the construction and reimbursement for
new facilities to be owned or used by units of local government. The City does
not expect that locally designated landmarks or properties listed on or eligible for
listing on the National Register of Historic Places (or properties significantly
contributing to districts listed on the National Register of Historic Places) will be
demolished or modified in connection with the Plan.
Interest Rate Write -Down
The City may enter into agreements with for -profit or non-profit
owners/developers whereby a portion of the interest cost for construction,
renovation or rehabilitation projects are paid out of the Special Tax Allocation
fund of the RPA, in accordance with the Act.
Job Training
The City may assist facilities and enterprises located within the RPA in obtaining •
job training assistance. Job training and retraining programs currently available
from or through other governments include, but are.not limited to:
• Federal programs;
• State of Illinois programs;
• Applicable local vocational educational programs, including
community college sponsored programs; and
• Other federal, state, county or non-profit programs that are
currently available or will be developed and initiated over time.
School District Costs
The City may provide for payment of school district costs as provided for in the
Act relating to residential components assisted through TIF funding.
General Land Use Plan. As noted in Section I of this report, the proposed
RPA currently contains primarily retail and mixed uses, in addition to a limited
number of transportation -related uses.
•
City of Evanston — Chicago/Main =Distr ct Page :�5
•
Existing land uses are shown in Appendix 3 attached hereto and made a part of
this Plan. Appendix 4 designates future land uses in the Redevelopment Project
Area and includes retail and mixed uses. Future land uses will conform to the
Zoning Ordinance and the Comprehensive Plan as either may be amended from
time to time.
Additional Design and Control Standards. The appropriate design
standards (including any Planned Unit Developments) as set forth in the City's
Zoning Ordinance and/or Comprehensive PIan shall apply to the RPA.
Eligible Redevelopment Project Costs. Under the TiF statute,
redevelopment project costs mean and include the sum total of all reasonable or
necessary costs incurred or estimated to be incurred as well as any such costs
incidental to the PIan. (Private investments, which supplement Redevelopment
Project Costs," are expected to substantially exceed such redevelopment project
costs.) Eligible costs permitted by the Act and pertaining to this Plan include:
(t) Professional Service 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, financial, planning or
other 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 t, t999 (the effective date of Public Act 9t-478), no
contracts for professional services, excluding architectural and
engineering services, may be entered into if the terms of the contract
extend beyond a period of 3 years. After consultation with the
municipality, each tax increment consultant or advisor to a municipality
that plans to designate or has designated a redevelopment project 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, payments financed by tax increment
revenues produced by the redevelopment project area with 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 within the redevelopment project area to
prospective businesses, developers, and investors;
➢ Annual administrative costs shall not include general overhead or
administrative costs of the municipality that would still have been
- incurred by the municipality if the municipality had not designated a
redevelopment project area or approved a redevelopment plan;
City of Evanston — Chicago/Main TV District Page i6
•
➢ In addition, redevelopment project costs shall not include lobbying
expenses;
(2) Property Assembly Costs — Costs including but not limited to acquisition
of land and other property (real or personal) or rights or interests therein,
demolition of buildings, site preparation, site improvements that serve as
an engineered barrier addressing ground level or below ground
environmental contamination, including, but not limited to parking lots
and other concrete or asphalt barriers, and the clearing and grading of
land;
(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 project the existing public building is to be demolished to
use the site for private investment or devoted to a different use requiring
private investment;
(4) Public Works — Costs of the construction of public works or
improvements, except that on and after November 1, 1999, redevelopment
project costs shall not include the cost of constructing a new municipal
public building principally used to provide offices, storage space, or
conference facilities or vehicle storage, maintenance, or repair for
administrative, public safety, or public works personnel and that is not •
intended to replace an existing public building as provided under
paragraph (3) of subsection (q) of Section 11-74.4-3 unless either (i) the
construction of the new municipal building implements a redevelopment
project that was included in a redevelopment plan that was adopted by the
municipality prior to November 1,1999 or (ii) the municipality makes a
reasonable determination in the redevelopment plan, supported by
information that provides the basis for that determination, that the new
municipal building is required to meet an increase in the need for public
safety purposes anticipated to result from the implementation of the
redevelopment plan;
(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 project area;
(6) Financing Costs — Costs including but not limited to all necessary and
incidental expenses related to the issuance of obligations and which may
include payment of interest on any obligations issued hereunder including
(a) interest accruing during the estimated period of construction of any
redevelopment project for which such obligations are issued and for a
period not exceeding 36 months thereafter and (b) reasonable reserves
related thereto; •
City of Evanston — ChicagolMain TTF District Page i7
•
(7) Capital Costs — To the extent the municipality by written agreement
accepts and approves the same, all or a portion of a taxing district's capital
costs resulting from the redevelopment project necessarily incurred or to
be incurred within a taxing district in furtherance of the objectives of the
redevelopment plan and project;
(8) School -Related Costs — For redevelopment project areas designated (or
redevelopment project areas amended to add or increase the number of
tax -increment -financing assisted housing units) on or after November i,
1999, an elementary, secondary, or unit school district's increased costs
attributable to assisted housing units located within the redevelopment
project 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 annually;l
(9) Relocation Costs — To the extent that a municipality determines that
relocation costs shall be paid or is required to make payment of relocation
costs by federal or State law or in order to satisfy subparagraph (7) of
• subsection (n) of the Act;
,The calculation is as follows: (A) for foundation districts, excluding any school district in a municipality with a population
in excess of r,000,000, by multiplying the district's increase in attendance resulting from the net increase in new students
enrolled in that school district who reside in housing units within the redevelopment project area that have received
financial amastance through an agreement with the municipality or because the municipality incurs the cost of necessary
infrastructure improvements krithin the boundaries of the housing sites necessary for the completion of that housing as
authorized by the Act since the designation of the redevelopment project area by the most recently available per capita
tuition cost as defined in Section io-2o.i2a of the School Code less any increase in general State aid as defined in Section
18-8.o5 of the School Code attributable to these added new students subject to the following annual limitations: (ifor
unit school districts with a district average 1995-96 Per Capita Tuition Charge of less than $5,9oo, no more than 25% of
the total amount of property tax facrement revenue produced by those housing units that have received tax increment
finance assistance under the Act; (ii) for elementary school districts with a district average 1995-96 Per Capita Tuition
Charge of less than $&goo, no more than 17% of the total amount of property tax increment revenue produced by those
housing units that have received tax increment finance assistance under the Act and �rii) for secondary school districts
with a district average 1995-96 Per Capita Tuition Charge of less than $5,900, no more than 8% of the total amount of
Property tax increment revenue produced by those housing units that have received tax increment finance assistance
under the Act (B) For alternate method districts, flat grant districts, and foundation districts with a district average 1995-
96 Per Capita Tuition Charge equal to or more t3ian $5,9oo, excluding any school district with a population in excess of
r,000,000, by multiplying the district's increase in attendance resulting from the net increase in new students enrolled in
that school district who reside in housing units within the redevelopment project area that have received financial
assistance through an agreement with the municipality or bemuse the municipality incurs the cost of necessary
infrastructure improvements wvithin the boundaries of the housing sites necessary for the completion of that housing as
authorized by the Act since the designation of the redevelopment project area by the most recently available per capita
tuition cost as defined in Section 10-2o.12a of the School Code less any increase in general state aid as defined in Section
18-8.o5 of the School Code attributable to these added new students subject to the following annual limitations: W for
unit school districts, no more than 4o% of the total amount of property tax increment revenue produced by those housing
units that have received tax increment finance assistance under the Act; (irk for elementary school districts, no more than
27% of the total amount of property tax increment revenue produced bythose housing units that have received tax
increment finance assistance under the Act; and (iii) for secondary school districts, no more than 13% of the total amount
of property tax increment revenue produced by those housing units that have received tax increment fmance assistance
• under the Act (C) For any school district in a municipality with a population in excess of 1,000,000, additional provisions
apply.
City of Evanston — Chicago/Main TLF District Page 18
(io) Payment in Iieu of taxes;
(u) 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 districts other than the municipality, are set forth in a written
agreement by or among the municipality and the taxing district or taxing
districts, which agreement describes the program to be undertaken,
including but not limited to the number of employees to be trained, a
description of the training and services to be provided, the number and
type of positions available or to be available, itemized costs of the program
and sources of funds to pay for the same, and the term of the agreement
Such costs include, specifically, the payment by community college
districts of costs pursuant to Sections 3-37, 3-38, 3-40 and 3-40.1 of the
Public Community College Act and by school districts of costs pursuant to
Sections 10-22.2oa and 10-23.3a of The School Code;
(12) Developer Interest Cost — Interest cost incurred by a redeveloper related
to the construction, renovation or rehabilitation of a redevelopment
project provided that:
(A) Such costs are to be paid directly from the special tax allocation
fund established pursuant to the Act;
(B) Such payments in any one year may not exceed 30% of the annual
interest costs incurred by the 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 subparagraphs (B) and (D) of paragraph
shall be modified for the financing of rehabilitated or new housing units for
low-income households and very low-income households, as defined in
Section 3 of the Illinois Affordable Housing Act. The percentage of 75% shall
be substituted for 30% in subparagraphs (B) and (D);
C]
City of Evanston — Chicago/Main 77FDisb ict Page ig
•
(F) Instead of the eligible costs provided by subparagraphs (B) and (D),
as modified by this subparagraph, and notwithstanding any other provisions of
the Act to the contrary, the municipality may pay from tax increment revenues
up to So% of the cost of construction of new housing units to be occupied by
low-income households and very low-income households as defined in Section
3 of the Illinois Affordable Housing Act. The cost of construction of those units
may be derived from the proceeds of bonds issued by the municipality under
the Act or other constitutional or statutory authority or from other sources of
municipal revenue that may be reimbursed from tax increment revenues or the
proceeds of bonds issued to finance the construction of that housing. The
eligible costs provided under this subparagraph (F) shall be an eligible cost for
the construction, renovation, and rehabilitation of all low and very low-income
housing units, as defined in Section 3 of the Illinois Affordable Housing Act,
within the redevelopment project area. If the low and very low-income units
are part of a residential redevelopment project that includes units not
affordable to low and very low-income households, only the low and very low-
income units shall be eligible for benefits under subparagraph (F).z
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 project cost. In addition, the statute prohibits costs related to
retail development that results in the closing of nearby facilities of the same
retailers. Specifically, none of the redevelopment project costs enumerated in the
• Act shall be eligible redevelopment project costs if those costs would provide
direct financial support to a retail entity initiating operations in the
redevelopment project area while terminating operations at another Illinois
location within io miles of the redevelopment project area but outside the
boundaries of the redevelopment project area municipality.3
Projected Redevelopment Project Costs. Estimated project costs are
shown in Exhibit 4 below. Adjustments to estimated line -item costs below are
expected and may be made without amendment to the Redevelopment Plan.
Each individual project cost will be reevaluated in light of the projected private
2 The standards for maintaining the occupancy by low4ncome households and very low-income households, as defined in
Section 3 of the Illinois Affordable Housing Act, of those units constructed with eligible costs made available under the
provisions of this subparagraph (F) of paragraph (it) shall be established by guidelines adopted by the municipality. The
responsibility for annually documenting the initial occupancy of the units by low-income households and very low-income
households, as defined in Section 3 of the Illinois Affordable Housing Ad, shall be that of the then current owner of the
property. For ownership units, the guidelines will provide, at a minimum, for a reasonable recapture of funds, or other
appropriate methods designed to preserve the original affordability of the ownership units. For rental units, the guidelines
will provide, at a minirnurn for the affordability of rent to low and very low-income households. As units become
available, they shall be rented to income -eligible tenants. The municipality may modify these guidelines from time to time;
the guidelines, however, shall be in effect for as long as tax increment revenue is being used to pay for costs associated
with the units or for the retirement of bonds issued to finance the units or for the life of the redevelopment project area,
whichever is later.
3 Termination means a closing of a retail operation that is directly related to the opening of the same operation or like
retail entity owned or operated by more than 5o% of the original ownership in a redevelopment project area, but it does
• not mean closing an operation for reasons beyond the control of the retail entity, as documented by the retail entity; -
subject to a reasonable finding by the municipality that the current location contained inadequate space, had become
economically obsolete, or was no longer a viable location for the retailer or serviceman
City of Evanston — Chicago/Main 77FDistrict page 20
development and resulting tax revenues as it is considered for public financin •
g
under the provisions of the Act.
Further, the projected cost of an individual line -item as set forth below is not
intended to place a limit on the described line -item expenditure. Adjustments
may be made in line -items, either increasing or decreasing line -item costs for
redevelopment. The specific items listed below are not intended to preclude
payment of other eligible redevelopment project costs in connection with the
redevelopment of the RPA, provided the total amount of payment for eligible
redevelopment project costs (the "Total Estimated TIF Budget" in Exhibit 4) shall
not exceed the amount set forth below, as adjusted pursuant to the Act.
Exhibit 4
RPA Proiect Cost Estimates
Land Acquisition, Assembly, and Relocation
$2,500,000
Site Preparation, Including Environmental Remediation, Demolition,
2,500,000
and Site Grading
Utility Improvements (Including Water, Public Transit Facilities,
6,000,000
Storm, Sanitary Sewer, Service of Public Facilities, and Road
Improvements)
-
Rehabilitation of Existing Public and Private Structures; Taxing
5,500,000
District Capital Improvements
Public Facilities (including Parldng Facilities and Streetscaping)
4,500,000 I •
Interest Costs Pursuant to the Act
2,000,000
Professional Service Costs (Including Planning, Legal, Engineering,
1,000,000
Administrative, Annual Reporting, and Marketing)
Job Training
500,000
Statutory School District Payments
500,000
TOTAL ESTIMATED TIF BUDGET
$25,000,000
Notes:
(t) All project cost estimates are in 2012 dollars. Costs may be adjusted for inflation per the TIF Act.
(2) In addition to the costs identified in the exhibit above, anybonds issued to finance a phase of the Project may include
an amount sufficient to pay (a) customary and reasonable charges associated with the issuance of such obligations, (b)
interest on such bonds, and (c) capitalized interest and reasonably required reserves.
(3) Adjustments to the estimated line -item costs above are expected. Adjustments may be made in line -items within the
total, either increasing or decreasing 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. The individual line -items set forth above are not intended to place an individual limit on the
described expenditures — provided that the total amount of payments for eligible redevelopment project costs shall not
exceed the "total estimated TIF budget" listed above.
As explained in the following sub -section, incremental property tax revenues
from any contiguous RPA may used to pay eligible costs for the Chicago/Main
TIF.
Sources of Funds to Pay Redevelopment Project Costs. Fiends necessary
to pay for public improvements and other project costs eligible under the Act are
to be derived principally from incremental property tax revenues, proceeds from •
municipal obligations to be retired primarily with such revenues, and interest
City of Evanston — Chicago/Main TIF District Page 21
earned on resources available but not immediately needed for the Plan. In
addition, pursuant to the TIF Act and this Plan, the City may utilize net
incremental property tax revenues. received from other contiguous R.PAs to pay
eligible redevelopment project costs or obligations issued to pay such costs in
contiguous project areas. This would include contiguous TIFs that the City may
establish in the future. (Conversely, incremental revenues from the
Chicago/Main TIF may be allocated to any contiguous TIF Districts.)
Redevelopment project costs as identified in Exhibit 4 specifically authorize those
eligible costs set forth in the Act and do not address the preponderance of the
costs to redevelop the area. The majority of development costs will be privately
financed. TIF or other public sources are to be used, subject to approval by the
City Council, only to leverage and commit private redevelopment activity.
The incremental tax revenues which will be used to pay debt service on the
municipal obligations (if any) and to directly pay redevelopment project costs
shall be the incremental increase in property taxes. The property tax increment
would be attributable to the increase in the equalized assessed value of each
taxable lot, block, tract or parcel of real property in the RPA — over and above the
initial equalized assessed value of each such lot, block, tract or parcel in the RPA
in the 2011 tax year for the RPA.
Among the other sources of funds which may be used to pay for redevelopment
project costs and debt service on municipal obligations issued to finance project
costs are the following: certain local sales or utility taxes, special service area
taxes, the proceeds of property sales, certain land lease payments, certain Motor
Fuel Tax revenues, certain state and federal grants or loans, certain investment
income, and such other sources of funds and revenues as the City may from time
to time deem appropriate.
Nature and Term of Obligations to Be Issued. The City may issue
obligations secured by the Special Tax Allocation Fund established for the
Redevelopment Project Area pursuant to the Act or such other funds as are
available to the City by virtue of its power pursuant to the Illinois State
Constitution.
Any and all obligations issued by the City pursuant to this Plan and the Act shall
be retired not more than twenty-three (23) years after the date of adoption of the
ordinance approving the RPA, or as such a later time permitted pursuant to the
Act and to the extent such obligations are reliant upon the collection of
incremental property tax revenues from the completion of the twenty-third year
of the TIF, with taxes collected in the twenty-fourth year. However, the final
maturity date of any obligations issued pursuant to the Act may not be later than
twenty (20) years from their respective date of issuance.
One or more series of obligations maybe issued from time to time in order to
implement this Plan. The total principal and interest payable in any year on all
City of Evanston. — Chicago/Main TIFDistrict Page 22
•
obligations shall not exceed the amount available in that year or projected to be
available in that year. The total principal and interest maybe payable from tax
increment revenues (including tax increment revenues from current or future
contiguous TIF Districts) and from bond sinking funds, capitalized interest, debt
service reserve funds, and all other sources of funds as may be provided by
ordinance.
Certain revenues maybe declared as surplus funds if not required for: principal
and interest payments, required reserves, bond sinking funds, redevelopment
project costs, early retirement of outstanding securities, or facilitating the
economical issuance of additional bonds necessary to accomplish the
Redevelopment Plan. Such surplus funds shall then become available for
distribution annually to taxing districts overlapping the RPA in the manner
provided by the Act.
Securities may be issued on either a taxable or tax-exempt basis, as general
obligation or revenue bonds. Further, the securities may be offered on such
terms as the City may determine, with or without the following features:
capitalized interest; deferred principal retirement, interest rate limits (except as
limited by law); and redemption provisions. Additionally, such securities may be
issued with either fixed rate or floating interest rates.
Most Recent Equalized Assessed Valuation for the RPA. It is anticipated
the base EAV for establishment of the RPA will be the 2011 EAV, which is •
$11,489,118.
Anticipated Equalized Assessed Valuation for the RPA. Upon
completion of the anticipated private development of the RPA over a twenty-
three (23) year period, it is estimated that the EAV of the property within the
RPA would increase to approximately $30,000,000 to $35,000,000 depending
upon market conditions and the scope of the redevelopment projects.
•
City of Evanston — Chicago/Main TTFDistrict Page 23
•
VII. DESCRI MON AND SCHEDULING OF
REDEVELOPMENT PROJECT
Redevelopment Project. The City will implement a strategy with fun
consideration given to the availability of both public and private funding. It is
anticipated that a phased redevelopment will be undertaken.
The Redevelopment Project will begin as soon as the private entities have
obtained financing approvals for appropriate projects and such uses conform to
City zoning and planning requirements, or if the City undertakes redevelopment
activities pursuant to this Plan. Depending upon the scope of the development as
well as the actual uses, the following activities may be undertaken by the City:
➢ Land Assembly and Relocation: Certain properties in the RPA may be
acquired and assembled into an appropriate redevelopment site, with
relocation costs undertaken as provided by the Act. If necessary, the City
would facilitate private acquisition through reimbursement or write -down of
related costs, including without limitation the acquisition of land needed for
construction of public improvements.
➢ Demolition and Site Preparation: The existing improvements located within
the RPA may have to be reconfigured or prepared to accommodate new uses
or expansion plans. Demolition of certain parcels may be necessary for future
projects. Additionally, the redevelopment plan contemplates site preparation,
or other requirements including environmental remediation necessary to
prepare the site for desired redevelopment projects.
➢ Rehabilitation: The City may assist in the rehabilitation of buildings or site
improvements located within the RPA.
➢ Landsmpint/Bufferine/Streetscaping: The City may fund certain
landscaping projects, which serve to beautify public properties or rights -of -
way and provide buffering between land uses.
➢ Water. Sanitary Sewer. Storm Sewer and Other Utilitv Improvements:
Certain utilities may be extended or re-routed to serve or accommodate the
new development. Upgrading of existing utilities may be undertaken. The
City may also undertake the provision of necessary detention or retention
ponds.
➢ Roadwav/Street/Parkine Improvements: The City may widen and/or vacate
existing roads. Certain secondary streets/roads may be extended or -
constructed. Related curb, gutter, and paving improvements could also be
constructed as needed. Parking facilities may be constructed that would be
available to the public. Utility services may also be provided or relocated in
order to accommodate redevelopment activities.
tatty of Evanston — Chicago/Main TIF District Page 24
➢ Traffic Control/Simalization: Traffic control or signalization improvements
that improve access to the RPA and enhance its redevelopment may be
constructed.
➢ Public Safetv-Related Infrastructure: Certain public safety improvements
including, but not limited to, public signage, public facilities, and streetlights
may be constructed or implemented.
➢ School District Costs: The payment of such costs may be provided pursuant
to the requirements of the TIF Act.
➢ Interest Costs Coveraee: The City may fund certain interest costs incurred by
a developer for construction, renovation or rehabilitation of a redevelopment
project. Such funding would be paid for out of annual tax increment revenue
generated from the RPA as'allowed under the Act.
➢ Professional Services- The City may fund necessary planning, legal,
engineering, administrative and financing costs during project
implementation. The City may reimburse itself from annual tax increment
revenue if available.
Commitment to Fair Employment Practices and Affirmative Action.
As part of any Redevelopment Agreement entered into by the City and any •
private developers, both parties will agree to establish and implement an
honorable, progressive, and goal -oriented affirmative action program that serves
appropriate sectors of the City. The program will conform to the most recent City
policies and plans.
With respect to the public/private development's internal operations, both
entities will pursue employment practices which provide equal opportunity to all
people regardless of sex, color, race, creed, or sexual orientation. Neither party
will discriminate against any employee or applicant because of sex, marital
status, national origin, age, sexual orientation, or the presence of physical
handicaps. These nondiscriminatory practices will apply to all areas of
employment, including: hiring, upgrading and promotions, terminations,
compensation, benefit programs, and education opportunities.
All those involved with employment activities will be responsible for
conformance to this policy and compliance with applicable state and federal
regulations.
The City and private developers will adopt a policy of equal employment
opportunity and will include -or require the inclusion of this statement in all
contracts and subcontracts at any level. Additionally, any public/private entities
will seek to ensure and maintain a wo king environment free of harassment,
intimidation, and coercion at all sitesin all facilities at which all employees •
City of Evanston --Chicago/Main TIFDistrict Page 25
0
•
are assigned to work It shall be specifically ensured that all on -site supervisory
personnel are aware of and carry out the obligation to maintain such a working
environment, with specific attention to minority and/or female individuals_
Finally, the entities 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
entities that successful affirmative action programs are important to the
continued growth and vitality of the community.
Completion of Redevelopment Project and Retirement of Obligations
to Finance Redevelopment Costs_ This Redevelopment Project and
retirement of all obligations to finance redevelopment costs will be completed
within twenty-three (23) years after the adoption of an ordinance designating the
Redevelopment Project Area. The actual date for such completion and retirement
of obligations shall not be later than December 31 of the year in which the
payment to the municipal treasurer pursuant to the Act is to be made with
respect to ad valorem taxes levied in the twenty-third calendar year after the
ordinance approving the RPA is adopted_
City of Evanston — Chicago/Main TWDistHer Page 26
•
VM. PROVISIONS FORAMENDING THE TIF PLAN
AND PROJECT
This Plan may be amended pursuant to the provisions of the Act
•
City of Evanston — Chicago/Main TIFDistrict . Page 27
•
APPENDIX i
• Legal Description of Project Area
•
LEGAL DESCRIPTION (CHICAGO & MAIN TIF):
THAT PART OF SECTION 19, TOWNSHIP 41 NORTH, RANGE 14 EAST OF THE THIRD
PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF LOT 1 IN BLOCK 1 OF BAYLEY'S
SUBDIVISION, BEING A SUBDIVISION IN THE SOUTHWEST QUARTER OF SAID SECTION
19, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 12, 1904 AS DOCUMENT
NO. 3578132; THENCE SOUTHERLY ALONG THE EAST'LINE OF SAID BLOCK 1 AND ITS
SOUTHERLY EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE SOUTH
RIGHT-OF-WAY LINE OF THE PUBLIC ALLEY LYING SOUTH OF AND ADJOINING THE
SOUTH LINE OF SAID BLOCK 1; THENCE EASTERLY ALONG SAID SOUTH RIGHT-OF-
WAY LINE TO THE NORTHEAST CORNER OF LOT 1 IN BAYLEY'S RESUBDIVISION,
BEING A SUBDIVISION IN THE SOUTHWEST QUARTER OF SAID SECTION 19,
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 14, 1891 AS DOCUMENT NO.
1433599; THENCE SOUTHERLY ALONG THE EAST LINE OF SAID LOT 1 AND THE
SOUTHERLY EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE SOUTH
RIGHT-OF-WAY LINE OF WASHINGTON STREET; THENCE EASTERLY ALONG SAID
SOUTH RIGHT-OF-WAY- LINE TO A POINT OF INTERSECTION WITH THE WESTERLY
RIGHT-OF-WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILROAD; THENCE
SOUTHEASTERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID
SECTION 19; THENCE EASTERLY ALONG SAID SOUTH LINE TO A POINT OF
INTERSECTION WITH THE EASTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AND
NORTHWESTERN RAILROAD; THENCE NORTHWESTERLY ALONG SAID EASTERLY
RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE WESTERLY EXTENSION
OF THE SOUTH LINE OF LOT 1 IN BLOCK 12 IN WHITE'S ADDITION TO EVANSTON, •
S:a7 efg Fdd=%EvWwtorAChwagD A mn 201ZRepwts (DeD9er Nb )10raft trRe-F7fmg w Clerk 7.12121CIvistopher Burke -CM Legal Descsip 7.212.doc
•
BEING A SUBDIVISION 1N THE SOUTHEAST QUARTER OF SAID SECTION 19,
ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 4, 1873 AS DOCUMENT
NO. 78945; THENCE EASTERLY ALONG SAID WESTERLY EXTENSION AND SOUTH LINE
TO A POINT OF INTERSECTION WITH A LINE BEING 50 FEET WESTERLY OF AND
PARALLEL WITH THE WESTERLY RIGHT-OF-WAY LINE OF CHICAGO AVENUE; THENCE
NORTHWESTERLY ALONG SAID PARALLEL LINE TO A POINT OF INTERSECTION WITH
THE NORTH LINE OF THE SOUTH 13.50 FEET OF SAID LOT 1; THENCE EASTERLY
ALONG SAID NORTH LINE TO A POINT OF INTERSECTION WITH SAID WESTERLY
RIGHT-OF-WAY LINE OF CHICAGO AVENUE; THENCE NORTHWESTERLY ALONG SAID
WESTERLY RIGHT-OF-WAY' LINE TO A POINT OF INTERSECTION WITH THE WESTERLY
EXTENSION OF THE SOUTHERLY LINE OF THE NORTH 22 FEET OF LOT 7 IN BLOCK 11
OF SAID WHITE'S ADDITION TO EVANSTON; THENCE NORTHEASTERLY ALONG SAID
WESTERLY EXTENSION, SOUTHERLY LINE AND EASTERLY EXTENSION THEREOF TO A
POINT OF INTERSECTION WITH THE EASTERLY RIGHT-OF-WAY LINE OF THE NORTH -
SOUTH PUBLIC ALLEY IN SAID BLOCK 11; THENCE NORTHWESTERLY ALONG SAID
EASTERLY RIGHT-OF-WAY LINE AND NORTHERLY EXTENSION THEREOF TO A POINT
OF INTERSECTION WITH THE NORTH RIGHT-OF-WAY LINE OF MAIN STREET; THENCE
WESTERLY ALONG SAID NORTH RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION
WITH THE EASTERLY LINE OF A PARCEL OF LAND DEEDED TO THE CHICAGO,
EVANSTON AND LAKE SUPERIOR RAILROAD AS PER DOCUMENT NO. 711919,
RECORDED APRIL 29, 1886; THENCE NORTHWESTERLY ALONG SAID EASTERLY LINE
TO A POINT OF INTERSECTION WITH THE SOUTH LINE OF LOT 6 IN THE COUNTY
CLERK'S DIVISION, BEING A SUBDIVISION IN THE NORTH HALF OF SAID SECTION 19,
ACCORDING TO THE PLAT THEREOF RECORDED APRIL 29, 1879 AS DOCUMENT NO.
219853; THENCE EASTERLY ALONG SAID SOUTH LINE TO A POINT OF INTERSECTION
WITH THE WESTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AVENUE; THENCE
KFrnti
S."Diem Fddem*vanslon%CMcago-Maln 2012%R"rts (Deliverabtes)0raR for Re -Fling w perk 7.12121CbdAopher Bkake - CM Legal Desaip 72.12.doe
NORTHERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE TO THE SOUTHEASTERLY
CORNER OF LOT 1 IN THE PLAT OF CONSOLIDATION IN THE NORTHEAST QUARTER OF
SAID SECTION 19, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 26,
1984 AS DOCUMENT NO. 27382322; THENCE WESTERLY ALONG SAID SOUTH LINE TO
THE SOUTHWESTERLY CORNER OF SAID LOT 1; THENCE NORTHERLY ALONG THE
WESTERLY LINE OF SAID LOT 1 TO THE NORTHWESTERLY CORNER OF SAID LOT 1;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID LOT 1 TO A POINT OF
INTERSECTION WITH THE WESTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AVENUE;
THENCE NORTHERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE TO THE
NORTHEASTERLY CORNER OF LOT 1 IN ISBERIAN'S PLAT OF CONSOLIDATION, BEING
A SUBDIVISION IN THE NORTHEAST QUARTER OF SAID SECTION 19, ACCORDING TO
THE PLAT THEREOF RECORDED DECEMBER 15, 1970 AS DOCUMENT NO. 21344023;
THENCE WESTERLY ALONG THE NORTH LINE OF SAID LOT 1 AND WESTERLY
EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE EASTERLY RIGHT -OF- •
WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILROAD; THENCE
NORTHWESTERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH THE NORTH LINE OF THE NORTHWEST QUARTER OF SAID
SECTION 19; THENCE WESTERLY ALONG SAID NORTH LINE TO A POINT OF
INTERSECTION WITH THE WESTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AND
NORTHWESTERN RAILROAD; THENCE SOUTHEASTERLY ALONG SAID WESTERLY
RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE NORTH LINE OF
NICHOLAS MERSCH'S ADDITION TO SOUTH EVANSTON, BEING A SUBDIVISION IN THE
NORTHWEST QUARTER OF SAID SECTION 19, ACCORDING TO THE PLAT THEREOF
RECORDED MARCH 23, 1893 AS DOCUMENT NO. 2190815; THENCE WESTERLY ALONG
SAID NORTH LINE TO A POINT OF INTERSECTION WITH THE WESTERLY RIGHT-OF-
WAY LINE OF THE NORTH -SOUTH PUBLIC ALLEY IN SAID NICHOLAS MERSCH'S •
KRfF-
SAalerd Foldersl[vamton\Chirago-Main 20121Repotts (Delivetables)0raft for Re-FiAng w Cie* 7.12.19Christopher Burke - CM Legal Desaip 7212doo
•
ADDITION TO SOUTH EVANSTON; THENCE SOUTHERLY ALONG SAID WESTERLY
RIGHT-OF-WAY LINE TO THE SOUTHEAST CORNER OF LOT 20 IN FOSTER'S ADDITION
TO SOUTH EVANSTON, BEING A SUBDIVISION IN SAID NORTHWEST QUARTER OF
SECTION 19, ACCORDING TO THE PLAT THEREOF RECORDED JUNE 4, 1889 AS
DOCUMENT NO. 1110189; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID LOT
20 TO A POINT OF INTERSECTION WITH THE EAST RIGHT-OF-WAY LINE OF SHERMAN
AVENUE; THENCE SOUTHERLY ALONG SAID EAST RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH NORTH LINE OF THE SOUTH 76 FEET OF LOTS_ 20,21 AND 22 IN
GEO. M. HUNTOON'S ADDITION TO EVANSTON, BEING A SUBDIVISION IN SAID
NORTHWEST QUARTER OF SECTION 19, ACCORDING TO THE PLAT THEREOF
RECORDED JUNE 8, 1872 AS DOCUMENT NO. 35963; THENCE WESTERLY ALONG SAID
EASTERLY EXTENSION AND NORTH LINE TO A POINT OF INTERSECTION WITH THE
WEST LINE OF SAID LOT 20; THENCE SOUTHERLY ALONG SAID WEST LINE AND
• SOUTHERLY EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE SOUTH
C
RIGHT-OF-WAY LINE OF MAIN STREET; THENCE EASTERLY ALONG SAID SOUTH
RIGHT-OF-WAY LINE TO THE NORTHWEST CORNER OF LOT 1 IN BLOCK 2 OF SAID
BAYLEY'S SUBDIVISION; THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 1
TO THE SOUTHWEST CORNER OF SAID LOT 1; THENCE EASTERLY ALONG THE SOUTH
LINE OF SAID LOT 1 TO A POINT OF INTERSECTION WITH THE WEST RIGHT-OF-WAY
LINE OF SAID SHERMAN AVENUE; THENCE EASTERLY ALONG A LINE TO THE
SOUTHWEST CORNER OF LOT 1 IN BLOCK 1 OF SAID BAYLEY'S SUBDIVISION; THENCE
EASTERLY ALONG THE SOUTH LINE OF SAID LOT 1 TO THE POINT OF BEGINNING.
KRrpnc
S:1Clierd FddarslEvansloMGticago-Matn 201Z%Reports (Deiiversbles)10ra t for Re-Rlirg w Clerk 7.12.121Christopher Burke - CM Legal Descrip 7212doc
APPENDIX 2
Boundary Map of RPA
9-
•
•
I VN
•
APPENDIX 3
Existing Land Use Map of R-PA •
•
Land Uses:
• CommercFallRe,3jVWluced Use and
Railroad Rightwf--Way
•
m Lwslws
I
CHRISTOPHER B. BURKE pl.MG. LTD.
B9M West M190 5 Rood. Suite GDO
RoSanoRt. Ieeeds bDOIS
- rem 827-05W
CURRENT LAND USE MAP
EVANS'= CHICAGO & MAIN Tif
IN
CITY OF EVANSTOK ILLINOIS
PA ..p m
CITY OF EKe6TON
IN
� oar uee ism , � e
ffnb t-.me' peiUe to
r m Ilemee.Y
APPENDIX 4
Future Land Use Map ofRPA
•
•
0
N
•
APPENDIX 5
TIF Qualification Report
Prepared by Kane, McKenna andAssociates •
0
• Draft Dated 07/30/12
CITY OF EVANSTON, ILLINOIS
PRELIMINARY TIF QUALIFICATION REPORT
PROPOSED CHICAGO/MAIN
REDEVELOPMENT PROJECT AREA
A preliminary analysis to assess the likelihood that all or a portion of an
area located in the City of Evanston would qualify as a conservation area
as defined in the Tax Increment Allocation Redevelopment Act, 65 ILCS
5/u-74.4-3, et seg., as amended.
• Prepared for: City of Evanston, Illinois
Prepared Jointly by: Kane, McKenna and Associates, Inc.
and
The City of Evanston
July 2012
PROPOSED CHICAGO/MAIN REDEVELOPMENT PROJECT AREA
PREI IAUNARY TIF QUADICATION ASSESSMENT
TABLE OF CONTENTS
SECTION
TITLE
PAGE
Executive Summary
I.
Background
1
II_
Qualification Criteria
4
III.
Evaluation Methodology
6
IV.
Qualification Findings for Proposed RPA
7
V.
Summary of Findings; Overall Assessment
12
of Qualification
Appendix i Boundary Map
•
0
•
Kane, McKenna and Associates, Inc. (KMA) has been retained by the City of Evanston,
Illinois (the "City") to conduct an analysis of the potential qualification and designation
of certain property located in the City, to be addressed herein as the proposed
Redevelopment Project Area (the "RPA" or "TIF District"). The qualification is being
carried out pursuant to the Tax Increment Allocation Redevelopment Act, 66 ILCS 6/ 11-
74-4-3, et seq., as amended (the "TIF Act").
The City is pursuing the RPA designation as part of its strategy to promote the
revitalization of the property and thereby assist the City in achieving its public policy
goal of promoting economic redevelopment. By undertaking the .designation, the City
will help strengthen the RPA as a significant contributor to the City's overall economic
base.
Based upon the preliminary analysis completed to date, KMA has reached the following
conclusions regarding the potential qualification of the RPA as a TIF District:
1) The proposed TIFDistrict meets the criteriafor a conservation area," as the
term is defined under the TTFAct — Overall, the parcels within the proposed TIF District
either have declined, or are in danger of declining, toward a blighted condition. This
condition prevents, or threatens to prevent, the healthy economic and physical
development of properties in a manner that the community deems essential to its
• overall economic health. Because the majority of structures are over 36 years of age, the
proposed TIF District is especially vulnerable to potential physical decline and would
meet statutory criteria as a conservation area TIF.
2) Current conditions impede redevelopment —The conditions found within the
proposed TIF District present a barrier to the area's successful redevelopment. Without
the use of City planning and economic development resources to mitigate such
conditions, potential redevelopment activities are not likely to be economically feasible.
3) Viable redevelopment sites could produce incremental revenue — Within the
proposed TIF District, there are parcels which potentially could be redeveloped or
rehabilitated and thereby produce incremental property tax revenue or other additional
revenues to the City. 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) Pursuit of TIF designation is recommended — To mitigate the existing conditions
(thereby promoting the improved physical condition of the proposed RPA) and to
leverage the City's investment and redevelopment efforts, KMA recommends that the
City pursue the formal TIF designation process for the RPA.
Because the City will not pursue the redevelopment of residential parcels that could
• potentially dislocate to or more residential units within the proposed TIF district, the
City will not conduct a housing impact study pursuant to the TIF Act.
I. BACKGROUND
In the context of planning for the proposed Redevelopment Project Area, the City has
initiated a study of the area to determine whether it would potentially qualify as a TIF
District. Kane, McKenna and Associates, Inc. agreed to undertake the study of the
proposed RPA or TIF District on the City's behalf.
Current Land Use. The proposed RPA is an area generally situated in the vicinity of
the Main Street/Chicago Avenue intersection, taking in railroad rights of way running
parallel to Chicago Avenue and the adjacent retail/commercial uses fronting the rail
lines. Additional parcels include but are not limited to retail shops along Main Street
between Chicago Avenue and Sherman Avenue, as well as parcels that are at the
southeast corner of Chicago and Main. The southeast comer includes a large, vacant
parcel that was demolished several years ago.
The Chicago/Main intersection represents an important commercial district within
Evanston, and historically has served a large portion of southern Evanston residents.
Although it faces a number of redevelopment impediments, it has several unique assets
(e.g., dual CTA and Metra train lines) that could be leveraged as part of its future
redevelopment.
Overall, the area faces a number of redevelopment impediments as described in Section
IV of this report. Obsolescence, lagging equalized assessed values (EAV), and
deterioration are some of the key impediments that reduce the competitiveness of the
area. Additionally, while it has certain beneficial transportation assets, many of the
train trestles are well into their "useful lives" and will need replacement. The City of
Evanston has received limited funding to date to replace a small percentage of the CTA
and Metra train trestles, but a majority have not been rehabbed or replaced.
General Redevelopment Objectives. The redevelopment of the proposed RPA is
consistent with the City's overarching land use objectives, which are contained in the
Comprehensive PIan, 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 adoption of the
proposed RPA as a TIF District. For example, a stated goal is to promote "growth and
redevelopment of businesses, commercial, and industrial areas."
Additionally, the City developed a complementary planning study for the Chicago/Main
area in 2000, entitled the "Chicago Avenue Corridor Recommendations Report." In this
report, the City identified a number of priorities for the area, including the following:
• Attract new development along Chicago Avenue that is compatible with adjacent
residences and historic districts;
• Expand parking capacity;
• Promote development to counter past declines in tax base;
•
City of Evanston — Chicago/Main TIFDistrict Page I
0
• Improve streetscapipg to foster a pedestrian -friendly environment;
• Improve land use coordination through better traffic management and
signalization; and
• Upgrade mass transit infrastructure.
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.
General Scope and Methodology. KMA performed its analysis by conducting a
series of meetings and discussions with City staff, starting in September 20U and
continuing periodically up to the date of this report. The purpose of the meetings was to
gather data related to the qualification criteria for properties included in the study area.
These meetings were complemented by a series of field surveys for the entire area to
evaluate the condition of the proposed RPA, on a parcel -by -parcel basis. The field
surveys and data collected have been utilized to test the likelihood that the proposed
RPA would qualify for TIF designation_
The qualification factors discussed in this report would qualify the proposed RPA as a
conservation area, as the term is defined pursuant to the TIF Act.
For additional information about nWs data collection and evaluation methods, refer
to Section III of this report.
City. of Evanston - ChicagolMain TIFDistrict Page 2
•
H. QUALIFICATION CRITERIA
With the assistance of City staff, Kane, McKenna and Associates, Inc. assessed the
proposed RPA to determine the likelihood that qualifying factors listed in the Act would
be present The relevant provisions of the Act are cited below.
The Act sets out specific procedures which must be adhered to in designating a
redevelopment project area (RPA). 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 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 or vacant 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 include but are 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, •
City of Evanston - Chicago/Main TUDistrict Page 3
•
off-street parking 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 zoning, subdivision, building, fire and other
governmental codes applicable to property, but not including housing and
property maintenance codes.
(E) Illegal Use of Individual Structures. The use of structures in violation of
applicable federal, State, or local laws, exclusive of those applicable to the
presence of structures below minimum code standards.
(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. Light. or Sanitary Facilities., The absence of adequate
ventilation for light or air circulation in spaces or rooms without windows, or that
require the removal of dust, odor, gas, smoke or other noxious airborne
materials. Inadequate natural light and 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.
U
(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, and 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,
City of Evanston — Chicago/Main TlFDistrict Page 4
•
lack of reasonably required off-street parking or inadequate provision for loading
service.
(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.
M Environmental Clean -Up. The proposed redevelopment project area has
incurred Illinois Environmental Protection Agency'or United States
Environmental Protection Agency remediation costs for (or a study conducted by
an independent consultant recognized as having expertise in environmental
remediation has determined a need for) the clean-up of hazardous waste,
hazardous substances or underground storage tanks required by State or federal
law. Any such remediation costs would constitute a material impediment to the
development or redevelopment of the redevelopment project area.
(L) Lack of Community Plannine. The proposed redevelopment project area was
developed prior to or without the benefit or guidance of a community plan_ This
means that the development occurred prior to the adoption by the municipality of
a comprehensive or other community plan or that the plan was not followed at
the time of the area's development This factor must be documented by evidence
of adverse or incompatible land -use relationships, inadequate street layout,
improper subdivision, parcels of inadequate shape and size to meet
contemporary development standards or other evidence demonstrating an .
absence of effective community planning.
(M) "StaQnant" EAV_ The total equalized assessed value of the proposed
redevelopment project area has declined for three (3) of the last five (5) calendar
years, 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, or is increasing at an
annual rate that is less than the Consumer Price Index for All Urban Consumers
published by the United States Department of Labor or successor agency for
three (3) of the last five (5) calendar years_ The finding is based on the last 5
years for which information is available.
City of Evanston — Chicago/Main 77FDistrict page 5
n
LJ
•
III. EVALUATION METHODOLOGY
In evaluating the proposed RPA's potential qualification as a TIF District, the following
methodology was utilized:
i) Site surveys of the RPA were undertaken by representatives from Kane, McKenna
and Associates, Inc., supplemented with photographic analysis of the sites. Site
surveys were completed for each parcel of land within the proposed RPA.
2) K P4A conducted evaluations of exterior structures and associated site
improvements, noting such conditions as overcrowding and obsolescence.
Additionally, KMA reviewed the following data: 2005-2011 tax information from
Cook County, Sidwell parcel tax maps, aerial photos, site data, local history
(including discussions with City staff), and an evaluation of area -wide factors that
have affected the area's development (e.g., lack of community planning,
deleterious land -use and layout, etc.).
3) Existing structures and site conditions were initially surveyed only in the context
of checking, to the best and most reasonable extent available, TIF Act factors
applicable to specific structures and site conditions of the parcels.
4) The RPA was examined to assess the applicability of the different factors required
for qualification as a TIF district Examination was made by reviewing the
• information and determining how each measured when evaluated against the
relevant factors. The RPA was evaluated to determine the applicability of the
thirteen (13) different factors, as defined under the Act, which would qualify the
area as a TIF district.
•
City of Evanston — Chicago/Main 7V District Page 6
•
IV. QUALIFICATION FINDINGS FOR PROPOSED RPA
Based upon KMA's preliminary evaluation of parcels in the proposed RPA and analysis
of each of the eligibility factors summarized in Section H, the following factors are
presented to support qualification of the proposed RPA as a conservation area under the
TIF Act These factors are summarized in the table below.
Exhibit 1
13 3 6
• Lagging EAV
• Inadequate Utilities
• Obsolescence
• Deleterious Layout
• Lack of Community Planning
• Deterioration
Findings for RPA. The proposed RPA meets the qualifications for a conservation area
under the statutory criteria set forth in the TIF Act. As a first step, KMA determined •
that 30 of 36 structures (83%) were 35 years in age or older. Secondly, KMA reviewed
the 13 aforementioned criteria needed to qualify the area as a conservation area,
determining that 6 factors were present:
i. Lagging or Declinine EAV. The EAV of the TIF District has grown at a rate slower
than the City-wide RAY for 3 of the last 5 years (refer to chart below). Additionally, the
EAV growth rate of the TIF District has also failed to maintain the same growth as
inflation for 3 of the past 5 years, as measured by the Consumer Price Index (CPI).
Therefore, a finding of lagging EAV is made pursuant to the TIF Act. Although EAV
declines were slightly reversed in 2oio (attributable in part to the triennial re-
assessment), the area as a whole still meets the statutory requirement that in 3 or more
years EAV lags City-wide EAV growth rates.
It should be noted that one property (Vogue) accounts for all of the EAV increase in
2oio. This property, along with certain others, experienced reversals in EAV for 2011.
•
City of Evanston - Chicago/Main TIF District Page 7
•
Exhibit 2
EAV Trends for Proposed
TIF District
Total EAV for
u4489,u8
1.3,387.929
13,162,887
14,0124954
13,595,805
TIF District
EAV Change
-14.18%
1.71%
-6.o71Y.
3.07%
30.56%
N
CityivideEAV I
2,715,878A55
3,028,496,168
3,292,826,482
2,924,384,938
2,758,744,224
(Excluding TN3
City EAV
I
-10.32%
-8.03%
12-6o%
6.00%
23.41%
Change(%)
CP1 13.2%
1.6%
-0.4%
3.8%
2-8%
10,413,394
2,235A79,352
Notes:
(1) Figures in bold for those years in which City EAV exceeded growth rate of EAV within proposed 11F District
(2) Reassessment years asterisked.
Source: Cook County Assessor and fl.S. Bureau of Labor Statistics
"Triennial reassessmentyears
*`Preliminary estimate
2. Inadequate Utilities. The Act states that overhead or underground utilities that are
deteriorated, antiquated, obsolete or in disrepair are considered inadequate. Also, those
utilities that lack the capacity to meet future development demands are considered
inadequate. Utilities would include: storm sewers, storm drainage, sanitary sewers,
water lilies and gas, telephone and electrical services.
Based on the City's Director of Utilities analysis from December 2011 (updated in July
• 2012), the existing public utilities in the area are antiquated and obsolete, and certain
components reflect deterioration/disrepair. In particular, aged water mains and
combined sewers in the public right -of --way demonstrate obsolescence and require
repair. The Director of Utilities' analysis demonstrates the following conditions:
- The combined sewer system is generally inadequate, due to age (over too years
old) and use of obsolete materials (brick and clay tile);
- Water and sanitary sewer for certain components need replacement, including
the 12-inch water main along Main Street; obsolete cast iron is still in use; and
- Materials such as brick, cast iron, and clay the are obsolete, because modern
materials such as PVC pipe, ductile iron and reinforced concrete are now the
industry standard.
According the Director of Utilities, the modern materials are more durable and less
likely to fail. .
3. 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. Overall, the
RPA exhibits both functional and economic obsolescence.
Obsolescence is manifested in part by the lagging EAV and the age of structures. As
mentioned, the EAV has lagged the City EAV growth rate and the CPI for 3 of the past 5
years. Additionally, there is obsolescence in terms of the age of structures, related
•
City of Evanston - ChfcagolAfain TIFDistrict Page 8
E
deterioration, deleterious layout (see finding 3 below), and parking deficiencies. As
mentioned, more than 50 0 of the structures are over 35 years in age; in fact (per Cook
County Assessor data) the majority of said parcels exceed 8o years in age. Five
buildings are over ioo years old and appear not to be modified to implement
modernization of retail/office building design (e.g., wider store fronts, higher ceilings,
loading bays, multi -story layouts, etc.)_ The largest structure (Vogue) also exhibits
obsolescence due to the fact that it represents four separate buildings that were merged
or retrofitted to create one building. The structures that comprise Vogue were not
developed with the intention of being combined into one store (the largest of the Vogue
assemblage was originally a grocery store) and therefore exhibit obsolescence_
With respect to parking, there is a limited amount of on -street and off-street parking
(the area has no parking garages whereas downtown Evanston has multiple parking .
structures), high demand given the need to accommodate both shoppers and
commuters taking the Metra and CTA trains, and parking ingress/egress deficiencies.
The parking configuration by the Metra station is problematic since it requires access
down a narrow alley, and egress is difficult as well- For example, large semi -trailer
trucks delivering supplies to Evanston Lumber must navigate a narrow corridor along
Custer Avenue and then back up to the storage building (whereas a modem warehouse -
type retailer or wholesaler would have greater space for executing turns and easy -access
loading bays).
Certain utilities are also obsolete in terms of current condition and future use. As noted
above, outmoded material such as cast iron are still in place, despite the fact that more •
modern materials are now preferred. As stated in the Director of Utilities analysis,
newer sections of water main "are built with ductile iron which is a stronger material
and less brittle than its predecessor." Lastly, a majority of the train trestles are
deteriorated and are nearing the end of their useful lives (a minority of these trestles
have been replaced, but only for CTA).
4. Deleterious Lavout As noted in Section II, a municipality can make a finding of
deleterious layout or land use when there exists either (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 area reflects
piece -meal, uncoordinated development, in which competing land uses abut each other
— e.g., commercial uses (such as the Vogue fabric store) are situated next to, single-
family residential uses outside the TIF District.
RMA observed the following indicators of deleterious land-use/layout:
Ingress and egress are problematic — It is difficult for cars to exit leaving the Metra
parking area (north of Main Street) and then turning east (into traffic), and difficult
to enter the parking area since it requires a "tight" turn into a narrow alley besides a
train trestle. Similarly, trucks as mentioned have difficult access to businesses along
Custer Avenue, particularly the lumber yard which sees active daily truck traffic.. The
•
City of Evanston — Chicago/Main TIF District Page 9
•
ingress/egress problems are exacerbated by the fact that Main Street and Chicago
Avenue are higher -traffic arterial roads (compared to local surface streets), as well as
the physical layout of the Metra parking area (also used after hours for theater). Per
the Illinois Department of Transportation,, the average daily vehicle count in this
area of the City is 23,80o and 4,300 for Chicago Avenue and Main Street,
respectively.
• Minimal buffering between residential and non-residential uses — In particular, the
westernmost parcels are situated directly against residences, with minimal or no
landscape buffering or fencing. Residences have essentially no buffer or physical
barrier with the lumber yard and adjacent Dard facility, as well. Although in older,
"inner ring" suburbs residential and non-residential uses are often situated next to
each other, the lack of buffering is nonetheless a factor under the TIF Act that
demonstrates deleterious layout and incompatible uses (by comparison, a
redeveloped site such as the Walgreens on Main/Dodge has landscape buffers and
tall fencing to create such a buffer between it and the adjacent residences).
• Limited parking — Unlike other commercial districts in Evanston, there is no parking
garage to serve a dual use of parking for shoppers and commuters taking either the
CTA or Metra. Despite the parking on the north side of Main Street, overall parking
is limited and tends to spill over into residential areas. The Metra parking is limited
essentially to two narrow alleys: the primary area north of Main Street is a narrow
alley that aside from serving as right-of-way is an ad -hoc parking area (not originally
designed as a high capacity commuter parking lot) and a similar area south of Main
Street for handicapped use. Parking along Chicago Avenue is limited as well, with
retailers such as the rug merchants having shallow lots and limited parking space.
• Loading and unloading — Because of very limited space along Main Street, the
loading and unloading by suppliers is difficult to execute from the front, and access
from the rear is problematic since there is no dedicated loading area (it is also a
parking area for employees and shoppers). Also, the access point to the rear
parking/loading area is narrow and difficult to navigate. Custer Avenue truck access
for lumber yard loathing/unloading is problematic, as indicated above.
It should be noted that the above land use/layout problems have been long-standing
deficiencies. In April 2000, the City issued a Chicago Avenue Corridor
Recommendations Report," and one of the primary findings was that the area lacked
sufficient parking. The report stated the second highest priority (after new
development) was to expand parking:
"Increase the supply of parldng to meet future and existing needs as part of new
development as well as through public/private partnerships.
Satisfying the parking needs from increased residential and commercial development is
an essential component of the overall design of Chicago Avenue. New development
should include enough parking to avoid any negative impact on existing parking
problems... the current minimum parking requirement of z.o space per residential unit
is not adequate. The parking requirements for multi -unit residential development
• should be increased with careful consideration for the following: i) benefits to the
City of Evanston — Chicago/Main nFDistrict Page 10
•
commercial and residential parking supply of the surrounding neighborhood, 2) benefits
to the marketability of individual developments, 3) potential degradation of the existing
tax base if the parking problems become too severe, 4) the potential lost opportunities if
development becomes less financially feasible due to increased requirement, and 5)
potential use of a zoning district overlay to employ a parking requirement change in this
unique district. Further, while the overall corridor plan and the design of new
development should take advantage of mass transit, it is unrealistic to expect that the
commuter -oriented system will substantially reduce the car ownership of residents in
this area.
Existing parking demand should be met through public initiatives as well as
public/private partnerships. Additional parking should be created on such sites as the
CTA/Metra right-of-way south of Washington Street and the parcels north of the
existing Great Bank Evanston facility (northwest corner of Main and Chicago) to
accommodate existing parking demand."
On balance, modern land use planning concepts such as adequate building setbacks,
landscape buffering between uses, the need for adequate loading/unloading and
sufficient parking were not considerations when the majority of the proposed RPA was
developed (over loo years ago, for most structures).
5. Lack of Communitv Planning. According to the Act, an area suffers from a lack of
community planning if the area was developed prior to, or without the benefit of, a
community plan. This factor must be documented by evidence of adverse or
incompatible land -use relationships, inadequate street layout, improper subdivision, •
overcrowded parcels, parcels of inadequate shape and size to meet contemporary
development standards, or other evidence demonstrating an absence of effective
community planning.
The City did not have a comprehensive plan in place during the time period that the area
was developed: the majority of the area developed over too years ago (based on Cook
County Assessor building age data), in the absence of any municipal comprehensive
planning process to guide development By comparison, the first municipal
comprehensive plan was adopted in 1972 (City staff indicated a "Plan of Evanston" was
adopted in 1917 but did not constitute a modern plan detailing land uses nor did it
provide a map of land uses).
The area's lack of community planning is evidenced by the land use problems identified
in sub -section 3 above. In particular, parking issues, lack of buffering between
residential and commercial areas, and poor ingress/egress reflect the historical piece-
meal, uncoordinated development that occurred along Main Street.
In addition to the existing land use deficiencies, there are certain impediments for
future redevelopment In particular, parcels are of inadequate shape and size to meet
contemporary development standards. For example, to attract modern retailers would
necessitate the assembly of parcels to create a larger "footprint" for redevelopment,
•
City of Evanston — Chicago/Main TIFDisirict Page 11
•
•
greater depth, and the requisite space for the efficient, safe routing of vehicular traffic.
These indicators all reinforce the fact that the area was developed without benefit of a
modern, comprehensive community plan.
In summary, modern development of the improved areas within the TIF District should
discourage the mixing of conflicting land -uses without sufficient land platting, provide
buffers between commercial and residential areas, establish appropriate land
development ratios (e.g., floor area ratios), and set other restrictions to prevent
problems that arise out of incompatible uses.
6. Deterioration_ As noted in Section II, "deterioration" under the TIF Act is defined to
include deteriorated surface improvements or structures (specifically evidenced by
surface cracking, crumbling, potholes, depressions, loose paving material and weeds).
Various degrees of deterioration were observed throughout the proposed TIF District -
Much of the observed deterioration centered around the condition of surface
improvements such as the alleys and parking lot behind the stores located on Main
Street as well as the alley and sidewalks adjacent to the vacant lot at the southeastern
corner of Main/Chicago. These surface improvements had multiple potholes, uneven
pavement and cracks. Weed growth was observed in these areas and among the
sidewalks on Custer Avenue.
In addition, a majority of the train trestles have not been repaired, replaced or
rehabbed. All of the Metra train trestles were extremely rusted and require corrective
maintenance. The main supports show deterioration from rust and surrounding
concrete is missing large pieces, exposing more metal supports. In contrast, some of the
CTA train trestles were recently replaced and are in comparatively good condition (the
balance were also rusted and needed repair/replacement). There was a similar
dichotomy with the train stations: the CTA station was in disrepair whereas the Metra
station was recently rehabbed (e.g., newer roof).
Building conditions were mixed: generally Main Street storefronts exteriors appeared to
be in average physical condition, but the rear of buildings evidenced deterioration (e.g.,
need for repainting, tuckpointing, and maintenance of two-story balconies (some wood
was bare, warped, and rotted for example)). More intensively used older buildings such
as the multiple lumber yard buildings evidence widespread deterioration like extensive
rust and dented siding, while the heavily used CTA station exhibited wear and tear" and
needed maintenance/repair.
City of Evanston — Chicagolmain TTFDistrict Page 12
V. SUMMARY OF FINDINGS; GENERAL ASSESSMENT OF
QUALIFICATION
The following is a summary of relevant qualification findings as it relates to the City
potentially designating the proposed RPA as a TIF District.
• The area is contiguous and is greater than -iV2 acres in size;
• The proposed RPA meets the criteria for a conservation area TIF District, if the
City pursues this course of action. The qualifying factors found in the proposed
RPA are present to a meaningful extent and are evenly distributed throughout the
proposed RPA. A more detailed analysis of the qualification findings is outlined
in Section IV of this report;
• All property in the area would substantially benefit by the proposed
redevelopment project improvements;
• 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
• The area would not be subject to redevelopment without the investment of public
funds, including property tax increment.
In the judgment of KMA, these preliminary findings support the case for the City to •
initiate a formal process to consider the proposed RPA as a TIF District
•
City of Evanston — Chicago/Main TIFDistrict Page 12
r�
u
Appendix i
Boundary Map
0
&j
b
gggla
t
a
n
�J
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 19
o'clock P.M., on the&day o(��", , 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:
*AA-��X &,t," � ! /1 1j-vwWGC. -k,
The following Aldermen were absent:
A) i 1A
• Alderman presented and the City Manager explained
an ordinance, which was laid in words and figures before the Mayor and Aldermen as
follows:
0
130-0-12
moved and Alderman I •
Alderman 1 I ) seconded '�^'t�{�
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: The following Alderman voted NAY: ) I &UMU-6
Whereupon the Mayor declared the motion carded 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.
City erk
.:Z
•
130-0-12
• 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 transcri t of that
portion of the minutes of the meeting of the Corporate Authorities held on thevay of
�, 2013, insofar as same relates to the adoption of an ordinance entitled:
AN ORDINANCE of the City of Evanston, Cook County, Illinois,
Approving a Tax Increment Redevelopment Plan and
Redevelopment Project for the Chicago Main
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-Vbay o� , 2013.
� r
• Ze Cityt�
(SEAL)