HomeMy WebLinkAboutORDINANCES-2008-007-O-0812/31 /2007
7-0-08
AN ORDINANCE
Approving Amendment No. 1 to the Tax Increment
Redevelopment Plan and Redevelopment Project
for the West Evanston TIF District No. 6
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 proposed Amendment #1 to the West Evanston TIF
District No. 6 redevelopment and redevelopment project (the "Plan and Project")
within the municipal boundaries of the City within the redevelopment project area
(the "Area") described in Section 1(a) of this Ordinance, which Area constitutes in
the aggregate more than one and one-half acres; and
WHEREAS, pursuant to Section 11-74.4-5 of the Act, the Mayor
and City Council of the City (the "Corporate Authorities") called a public hearing
relative to the amendment to the Plan and Project under the Act for December
10, 2007; 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
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State of Illinois by certified mail on October 24, 2007, by publication on is
November 22, 2007, and November 29, 2007, and by certified mail to taxpayers
and residents within the Area on November 19, 2007; and
WHEREAS, the City has heretofore convened a joint review board
as required by and in all respects in compliance with the provisions of the Act;
and
WHEREAS, the Corporate Authorities have previously 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 amendment 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
amendments to the Plan and Project and also the existing comprehensive
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general plan for development of the City as a whole ("CGP") to determine
whether the proposed amendments to the Plan and Project conform to the CGP,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL
OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS:
SECTION 1: That the Corporate Authorities find:
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. Conditions that caused 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 were
• previously identified by the City.
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 amendments to the
Plan.
D. The Plan and Project as amended, conform to the CGP 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, or thirty-
five (35) years after the Area is designated, if the Act is so amended to
allow for an additional twelve (12) year extension of the term.
F. The parcels of real property in the proposed amended Area are
contiguous, and only those contiguous parcels of real property and
improvements thereon that will be substantially benefited by the proposed
Project improvements are included in the proposed Area.
• SECTION 2: That the amended Plan and Project, which were the
subject matter of the public hearing held on December 10, 2007, are hereby
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adopted and approved. A copy of the amended Plan and Project is set forth in
Exhibit D attached hereto and incorporated herein as if set out in full by this
reference.
SECTION 3: 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 4: That if any provision of this Ordinance or application
thereof to any person or circumstance is held unconstitutional or otherwise
invalid, such invalidity shall not affect other provisions or applications of this
Ordinance that can be given effect without the invalid application or provision,
and each invalid provision or invalid application of this Ordinance is severable.
SECTION 5: That this Ordinance shall be in full force and effect
from and after its passage, approval and publication in the manner
provided by law.
Introduced: AA-1-1-n
Adopted: *LJJ--�
[ �'f , 2008 Approved:
Attest:
C-L"'
tip �Ltv�
Mary kl r'i City Clerk
11:
1\4 ll d , 2008
Lorraine H. Morton, Mayor
A pro 'ad as to orm
CWoration Cou sel
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7-0-08
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EXHIBIT A
Legal Description of Proposed Amendments to
West Evanston TIF No. 6 Redevelopment Project Area
• and
•
Legal Description of Original West Evanston TIF No. 6
Redevelopment Project Area
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EVANSTON TIF #6 - ADDITION #1:
THAT PART OF SECTIONS 13 AND 24 IN TOWNSHIP 41 NORTH, RANGE 13
EAST OF THE THIRD PRINCIPAL MERIDIAN BOUNDED AND DESCRIBED
AS FOLLOWS:
BEGINNING AT A POINT OF INTERSECTION OF THE WEST RIGHT-OF-WAY
LINE OF DODGE AVENUE AND THE SOUTH RIGHT-OF-WAY LINE OF
DEMPSTER STREET; THENCE EAST ALONG SAID SOUTH RIGHT -OF WAY
LINE EXTENDED EASTERLY TO A POINT ON THE EAST RIGHT-OF-WAY
LINE OF DODGE AVENUE;
THENCE NORTH ALONG SAID EAST RIGHT-OF-WAY LINE OF DODGE
AVENUE TO A POINT ON THE NORTH LINE OF THE FIRST ALLEY NORTH
OF DEMPSTER STREET;
THENCE EAST ALONG THE NORTH LINE OF SAID FIRST ALLEY NORTH OF
DEMPSTER STREET, EXTENDED EASTERLY TO A POINT ON THE EAST
RIGHT-OF-WAY LINE OF DARROW AVENUE;
•
THENCE SOUTH ALONG SAID EAST RIGHT-OF-WAY LINE OF DARROW
AVENUE TO A POINT ON THE EASTERLY EXTENSION OF THE SOUTH LINE •
OF THE FIRST ALLEY SOUTH OF DEMPSTER STREET AND WEST OF SAID
DARROW AVENUE;
THENCE WEST ALONG SAID SOUTH LINE AND EXTENSION THEREOF TO
A POINT ON THE WEST RIGHT-OF-WAY LINE OF DODGE AVENUE;
THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE OF DODGE
AVENUE TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
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• EVANSTON TIF #6 - ADDITION #2:
THAT PART OF SECTION 13 IN TOWNSHIP 41 NORTH, RANGE 13 EAST OF
THE THIRD PRINCIPAL MERIDIAN BOUNDED AND DESCRIBED AS
FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF LOT 22 IN BLOCK 6 IN
MCNEILL'S ADDITION TO EVANSTON AS RECORDED JANUARY 19, 1874
AS DOCUMENT NO. 656743, SAID SOUTHWEST CORNER ALSO BEING A
POINT ON THE NORTH RIGHT-OF-WAY LINE OF EMERSON STREET;
THENCE EAST ALONG SAID NORTH RIGHT-OF-WAY LINE OF EMERSON
STREET TO A POINT ON THE EAST LINE OF THE WEST 40 FEET OF THE
EAST HALF OF THE NORTHEAST QUARTER OF SAID SECTION 13;
THENCE SOUTH ALONG SAID EAST LINE OF THE WEST 40 FEET TO A
POINT ON THE SOUTH RIGHT-OF-WAY LINE OF SAID EMERSON STREET;
THENCE EAST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF EMERSON
STREET TO A POINT ON THE SOUTHERLY EXTENSION OF THE WEST
LINE OF THE EAST 30 FEET OF LOT 19 IN BLOCK 4 IN GRANT AND
• JACKSON'S ADDITION TO EVANSTON, BEING A SUBDIVISION OF THE
SOUTH PART OF THE NORTHEAST QUARTER OF THE NORTHEAST
QUARTER OF SECTION 13, TOWNSHIP 41 NORTH, RANGE 13 EAST OF
THE THIRD PRINCPAL MERIDIAN, ACCORDING TO THE PLAT OF SAID
ADDITION RECORDED IN THE RECORDERS OFFICE OF COOK COUNTY,
ILLINOIS, IN BOOK 7 OF PLATS, PAGE 70, IN COOK COUNTY, ILLINOIS;
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND WEST LINE
OF THE EAST 30 FEET OF LOT 19 TO A POINT ON THE SOUTH LINE OF
THE FIRST ALLEY NORTH OF EMERSON STREET;
THENCE EAST ALONG SAID SOUTH LINE OF THE ALLEY NORTH OF
EMERSON STREET TO A POINT ON THE SOUTHERLY EXTENSION OF THE
EAST LINE OF THE FIRST ALLEY WEST OF JACKSON AVENUE;
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND EAST LINE
OF SAID ALLEY TO A POINT ON THE SOUTHEASTERLY RIGHT-OF-WAY
LINE OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANYS
MAYFAIR TO EVANSTON LINE;
• THENCE NORTHEASTERLY ALONG SAID SOUTHEASTERLY RIGHT-OF-
WAY LINE TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF FOSTER
STREET;
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THENCE EAST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF FOSTER
STREET TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF JACKSON
AVENUE;
THENCE NORTH ALONG SAID EAST RIGHT-OF-WAY LINE OF JACKSON
AVENUE TO THE SOUTHWEST CORNER OF LOT 11 IN BLOCK 2 IN SAID
GRANT AND JACKSON'S ADDITION TO EVANSTON;
THENCE EAST ALONG THE SOUTH LINE OF SAID LOT 11 AND ITS
EASTERLY EXTENSION THEREOF TO A POINT ON THE WEST LINE OF THE
FIRST ALLEY WEST OF WESLEY AVENUE;
THENCE NORTH ALONG THE EAST LINE OF SAID ALLEY WEST OF
WESLEY AVENUE TO A POINT ON THE SOUTH LINE OF THE FIRST ALLEY
NORTH OF FOSTER STREET;
THENCE EAST ALONG SAID SOUTH LINE OF THE ALLEY NORTH OF
FOSTER STREET TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF
WESLEY AVENUE;
THENCE EAST TO THE SOUTHWEST CORNER OF THE NORTH 16.5 FEET
OF LOT 9 IN THAYER AND CHANDLER'S SUBDIVISION OF BLOCK 1 IN
T.CRAVENS RESUBDIVISION OF BLOCKS 1, 6 AND 7 IN SAID GRANT AND
JACKSON'S ADDITION TO EVANSTON;
THENCE EAST ALONG THE SOUTH LINE OF SAID NORTH 16.5 FEET AND
ITS EASTERLY EXTENSION THEREOF TO A POINT ON THE
NORTHEASTERLY RIGHT-OF-WAY LINE OF WEST RAILROAD AVENUE;
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY RIGHT-OF-
WAY LINE OF WEST RAILROAD AVENUE TO A POINT ON THE NORTH LINE
OF SAID SECTION 13;
THENCE WEST ALONG SAID NORTH LINE OF SECTION 13 TO A POINT OF
INTERSECTION WITH THE NORTHWESTERLY RIGHT-OF-WAY LINE OF
SAID CHICAGO AND NORTHWESTERN RAILWAY COMPANYS MAYFAIR TO
EVANSTON LINE;
THENCE SOUTHWESTERLY ALONG SAID NORTHWESTERLY RIGHT-OF-
WAY LINE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF SAID
FOSTER STREET;
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• THENCE WEST ALONG SAID NORTH RIGHT-OF-WAY LINE OF FOSTER
STREET TO A POINT ON THE NORTHERLY EXTENSION OF THE WEST
LINE OF THE FIRST ALLEY EAST OF DEWEY AVENUE;
THENCE SOUTH ALONG SAID EXTENSION AND WEST LINE OF SAID
ALLEY EAST OF DEWEY AVENUE TO A POINT ON THE SOUTH LINE OF
THE FIRST ALLEY NORTH OF EMERSON STREET;
THENCE EAST ALONG SAID SOUTH LINE OF THE ALLEY NORTH OF
EMERSON STREET TO THE NORTHWEST CORNER OF SAID LOT 22 IN
BLOCK 6 IN MCNEILL'S ADDITION TO EVANSTON;
THENCE SOUTH ALONG THE WEST LINE OF SAID LOT 22 TO THE POINT
OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
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EVANSTON TIF #6 — ADDITION #3:
THAT PART OF SECTION 24 IN TOWNSHIP 41 NORTH, RANGE 13 EAST OF
THE THIRD PRINCIPAL MERIDIAN BOUNDED AND DESCRIBED AS
FOLLOWS:
BEGINNING AT A POINT OF INTERSECTION OF THE WEST RIGHT-OF-WAY
LINE OF HARTREY AVENUE AND THE SOUTH RIGHT-OF-WAY LINE OF
GREENLEAF STREET;
THENCE EAST ALONG THE SOUTH RIGHT-OF-WAY LINE OF SAID
GREENLEAF STREET TO THE EAST LINE OF THE 16 FOOT ALLEY EAST OF
BROWN AVENUE AND SOUTH OF GREENLEAF STREET;
THENCE SOUTH ALONG SAID EAST LINE OF SAID 16 FOOT ALLEY TO A
POINT ON THE EASTERLY EXTENSION OF THE SOUTH LINE OF THE
NORTH 16 FEET OF LOT 27 IN ROCHE'S RE -SUBDIVISION OF BLOCK 1 IN
GRANTS ADDITION TO EVANSTON AS RECORDED AS DOCUMENT NO.
5447789 AND RECORDED ON JULY 1, 1914;
THENCE WEST ALONG SAID SOUTH LINE OF THE NORTH 16 FEET OF LOT •
27 AND IT'S WESTERLY EXTENSION THEREOF, TO A POINT ON THE WEST
RIGHT-OF-WAY LINE OF BROWN AVENUE;
THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE TO THE
NORTHEAST CORNER OF LOT 1 IN FREEDMAN'S CONSOLIDATION OF
LOTS 7 TO 18 INCLUSIVE IN BLOCK 2 IN SAID GRANT'S ADDITION TO
EVANSTON AS RECORDED AS DOCUMENT NO. 69697826 AND RECORDED
ON DECEMBER 30, 1965;
THENCE WESTERLY ALONG THE NORTH LINE OF SAID LOT 1 TO THE
NORTHWEST CORNER OF SAID LOT 1, SAID NORTHWEST CORNER ALSO
BEING A POINT ON THE EAST RIGHT-OF-WAY LINE OF GREY AVENUE;
THENCE SOUTH ALONG SAID EAST RIGHT-OF-WAY LINE TO A POINT ON
THE EASTERLY EXTENSION OF THE SOUTH LINE OF THE NORTH 12.65
FEET OF LOT 7 IN BLOCK 3 IN SAID GRANT'S ADDITION TO EVANSTON;
THENCE WEST ALONG SAID SOUTH LINE OF THE NORTH 12.65 FEET AND
IT'S WESTERLY EXTENSION TO A POINT ON THE SOUTHEASTERLY
RIGHT-OF-WAY LINE OF THE CHICAGO AND NORTHWESTERN
TRANSPORTATION COMPANY;
THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY RIGHT -OF- •
WAY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION
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. COMPANY TO A POINT ON THE SOUTH LINE OF LOT 18 IN SAID BLOCK 3
IN GRANT'S ADDITION TO EVANSTON;
•
THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 18 TO A POINT ON
THE NORTHWESTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AND
NORTHWESTERN TRANSPORTATION COMPANY;
THENCE NORTHEASTERLY ALONG SAID NORTHWESTERLY RIGHT-OF-
WAY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION
COMPANY TO A POINT ON BEING 235.11 FEET SOUTH OF AND
MEASURED AT RIGHT ANGLES TO THE NORTH LINE OF SAID BLOCK 3 IN
GRANT'S ADDITION TO EVANSTON;
THENCE WESTERLY TO A POINT ON THE WEST LINE OF LOTS 1 THRU 5
IN BLOCK 4 JN SAID GRANT'S ADDITION TO EVANSTON, SAID POINT
BEING 235.12 FEET SOUTH OF THE NORTHWEST CORNER OF LOT 1 IN
SAID BLOCK 4;
THENCE NORTH ALONG SAID WEST LINE OF LOTS 1 THRU 5 TO THE
SOUTHEAST CORNER OF LOT 21 IN SAID BLOCK 4;
THENCE WEST ALONG THE SOUTH LINE OF LOT 21 AND ITS WESTERLY
EXTENSION TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF PITNER
AVENUE;
THENCE NORTH ALONG THE WEST RIGHT-OF-WAY LINE OF PITNER
AVENUE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF
GREENLEAF STREET;
THENCE EAST ALONG THE NORTH RIGHT-OF-WAY LINE OF SAID
GREENLEAF STREET TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF
HARTREY AVENUE;
THENCE SOUTH ALONG SAID WEST RIGHT-OF-WAY LINE OF HARTREY
AVENUE TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS
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Legal Description of West Evanston TIF #6:
THAT PART OF SECTIONS 13, 14, 23 AND 24 IN TOWNSHIP 41 NORTH,
RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN BOUNDED AND
DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT OF INTERSECTION OF THE EAST RIGHT-OF-WAY
LINE OF DODGE AVENUE AND THE SOUTH RIGHT-OF-WAY LINE OF
GREENLEAF STREET;
THENCE WEST ALONG THE SOUTH RIGHT-OF-WAY LINE OF SAID
GREENLEAF STREET TO THE WESTERLY RIGHT-OF-WAY LINE OF
HARTREY AVENUE;
THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE OF SAID
HARTREY AVENUE TO A POINT ON THE NORTH LINE OF LOT 13 IN RUTT'S
RESUBDIVISION OF BLOCK 1 IN PITNER AND SON'S 3RD ADDITION TO
EVANSTON AS RECORDED AS DOCUMENT NO. 6586668 AND RECORDED
ON DECEMBER 21, 1891;
•
THENCE WEST ALONG SAID NORTH LINE OF LOT 13, EXTENDED
WESTERLY TO A POINT ON THE WEST LINE OF THE ALLEY WEST OF i
HARTREY AVENUE;
THENCE NORTH ALONG SAID WEST LINE OF SAID ALLEY TO A POINT ON
THE NORTH LINE OF LOT 43 IN SAID RUTT'S RESUBDIVISION;
THENCE WEST ALONG SAID NORTH LINE OF LOT 43, EXTENDED
WESTERLY TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF PITNER
AVENUE;
THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE OF PITNER
AVENUE TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF DEMPSTER
STREET;
THENCE WEST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF DEMPSTER
STREET TO THE WEST RIGHT-OF-WAY LINE OF MCDANIEL AVENUE,
EXTENDED SOUTHERLY;
THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE OF MCDANIEL
AVENUE TO THE WESTERLY EXTENSION OF THE NORTH LINE OF LOT 13
IN BLOCK 9 IN FOWLER AND MCDANIEL'S SUBDIVISION OF THE
SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID
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• SECTION 13 AS RECORDED AS DOCUMENT NO. 96365 AND RECORDED
ON MAY 8, 1873;
THENCE EAST ALONG SAID WESTERLY EXTENSION AND NORTH LINE OF
LOT 13 TO THE EAST LINE OF THE ALLEY EAST OF MCDANIEL AVENUE;
THENCE SOUTH ALONG SAID EAST LINE OF THE ALLEY EAST OF
MCDANIEL AVENUE TO THE NORTHWEST CORNER OF LOT 9 IN SAID
BLOCK 9 IN FOWLER AND MCDANIEL'S SUBDIVISION;
THENCE EAST ALONG SAID NORTH LINE OF LOT 9, EXTENDED EASTERLY
TO THE EAST RIGHT-OF-WAY LINE OF FOWLER AVENUE;
THENCE SOUTH ALONG THE EAST RIGHT-OF-WAY LINE OF SAID FOWLER
AVENUE TO THE NORTH RIGHT-OF-WAY LINE OF DEMPSTER STREET;
THENCE EAST ALONG SAID NORTH RIGHT-OF-WAY LINE OF DEMPSTER
STREET TO A POINT ON THE WEST LINE OF THE ALLEY WEST OF
HARTREY AVENUE;
THENCE NORTH ALONG SAID WEST LINE OF .THE ALLEY WEST OF
• HARTREY AVENUE TO THE WESTERLY EXTENSION OF THE NORTH LINE
OF THE SOUTH 16 FEET OF LOT 7 IN BLOCK 7 IN SAID FOWLER AND
MCDANIEL'S SUBDIVISION;
THENCE EAST ALONG SAID WESTERLY EXTENSION AND NORTH LINE OF
THE SOUTH 16 FEET OF LOT 7 TO THE WEST RIGHT-OF-WAY LINE OF
HARTREY AVENUE;
THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE OF HARTREY
AVENUE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF
GREENWOOD STREET;
THENCE EAST ALONG SAID NORTH RIGHT-OF-WAY LINE OF
GREENWOOD STREET TO THE WEST RIGHT-OF-WAY LINE OF BROWN
AVENUE;
THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE OF BROWN
AVENUE TO A POINT ON THE WESTERLY EXTENSION OF THE
CENTERLINE OF THE 15 FEET ALLEY NORTH OF GREENWOOD STREET;
• THENCE EAST ALONG SAID CENTERLINE OF THE ALLEY NORTH OF
GREENWOOD STREET TO THE POINT OF INTERSECTION WITH THE
CENTERLINE OF THE ALLEY EAST OF BROWN AVENUE;
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THENCE NORTH ALONG SAID CENTERLINE OF THE ALLEY EAST OF
BROWN AVENUE TO A POINT ON THE NORTH LINE OF SAID ALLEY
NORTH OF GREENWOOD STREET;
THENCE WEST ALONG SAID NORTH LINE OF THE ALLEY NORTH OF
GREENWOOD STREET TO A POINT ON THE WEST LINE OF SAID ALLEY
EAST OF BROWN AVENUE;
THENCE NORTH ALONG SAID WEST LINE OF THE ALLEY EAST OF
BROWN AVENUE TO THE NORTH LINE OF THE ALLEY SOUTH OF LAKE
STREET;
THENCE EAST ALONG SAID NORTH LINE OF THE ALLEY SOUTH OF LAKE
STREET TO THE SOUTHEAST CORNER OF LOT 5 IN BLOCK 6 IN
C.E.BROWN'S ADDITION TO EVANSTON AS RECORDED IN BK 7 PAGE 33
AND RECORDED ON APRIL 25, 1874;
THENCE NORTH ALONG THE EAST LINE OF SAID LOT 5 IN BLOCK 6,
EXTENDED NORTHERLY TO THE SOUTH RIGHT-OF-WAY LINE OF LAKE
STREET;
THENCE EAST ALONG THE NORTH RIGHT-OF-WAY LINE OF LAKE STREET
TO THE WEST RIGHT-OF-WAY LINE OF DODGE AVENUE;
THENCE NORTH ALONG THE WEST RIGHT-OF-WAY LINE OF DODGE
AVENUE TO THE SOUTH LINE OF THE NORTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION 13;
THENCE EAST ALONG SAID SOUTH LINE OF THE NORTHEAST QUARTER
OF THE SOUTHWEST QUARTER OF SECTION 13 TO THE EAST LINE OF
SAID SOUTHWEST QUARTER;
THENCE NORTH ALONG SAID EAST LINE OF THE SOUTHWEST QUARTER
TO THE NORTH LINE OF SAID SOUTHWEST QUARTER;
THENCE WEST ALONG SAID NORTH LINE OF THE SOUTHWEST QUARTER
TO THE SOUTHERLY EXTENSION OF THE WEST RIGHT-OF-WAY LINE OF
BROWN AVENUE;
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND SAID WEST
RIGHT-OF-WAY LINE OF BROWN AVENUE TO THE WESTERLY EXTENSION
OF THE NORTH LINE OF THE ALLEY NORTH OF CHURCH STREET;
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• THENCE EAST ALONG SAID WESTERLY EXTENSION AND NORTH LINE OF
THE ALLEY NORTH OF CHURCH STREET TO THE WEST LINE OF THE
ALLEY EAST OF BROWN AVENUE;
THENCE NORTH ALONG SAID WEST LINE OF THE ALLEY EAST OF
BROWN AVENUE TO A POINT ON THE WESTERLY EXTENSION OF THE
NORTH LINE OF LOT 62 BLOCK 1 IN J.S.HOWLANDS SUBDIVISION AS
RECORDED AS DOCUMENT NO. 5423321 AND RECORDED ON MAY 25,
1914;
THENCE EAST ALONG SAID WESTERLY EXTENSION AND NORTH LINE OF
LOT 62 BLOCK 1 TO THE WEST RIGHT-OF-WAY LINE OF DODGE AVENUE;
THENCE SOUTH ALONG SAID WEST RIGHT-OF-WAY LINE OF DODGE
AVENUE TO THE WESTERLY EXTENSION OF THE NORTH LINE OF THE
ALLEY NORTH OF CHURCH STREET AND EAST OF DODGE AVENUE;
THENCE EAST ALONG SAID WESTERLY EXTENSION AND NORTH LINE OF
THE ALLEY NORTH OF CHURCH STREET AND EAST OF DODGE AVENUE
TO THE WEST LINE OF THE ALLEY EAST OF DARROW AVENUE;
• THENCE NORTH ALONG SAID WEST LINE OF THE ALLEY EAST OF
DARROW AVENUE EXTENDED NORTHERLY TO A POINT ON NORTH
RIGHT-OF-WAY LINE OF EMERSON STREET;
THENCE EAST ALONG THE NORTH RIGHT-OF-WAY LINE OF EMERSON
STREET TO A POINT ON THE EAST LINE OF THE WEST 40 FEET OF THE
EAST HALF OF THE NORTHEAST QUARTER OF SAID SECTION 13;
THENCE SOUTH ALONG SAID EAST LINE OF THE WEST 40 FEET TO A
POINT ON THE NORTH RIGHT-OF-WAY LINE OF LYONS STREET;
THENCE WEST ALONG THE NORTH RIGHT-OF-WAY LINE OF LYONS
STREET TO A POINT ON THE WEST LINE OF SAID EAST HALF OF THE
NORTHEAST QUARTER OF SECTION 13;
THENCE SOUTH ALONG SAID WEST LINE TO A POINT ON THE SOUTH
RIGHT-OF-WAY LINE OF CHURCH STREET;
THENCE WEST ALONG THE SOUTH RIGHT-OF-WAY LINE OF CHURCH
• STREET TO A POINT ON THE SOUTHEASTERLY RIGHT-OF-WAY LINE OF
THE CHICAGO & NORTH WESTERN RAILWAY;
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THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY RIGHT -OF- •
WAY LINE OF THE CHICAGO & NORTH WESTERN RAILWAY TO A POINT
ON THE SOUTH RIGHT-OF-WAY LINE OF DAVIS STREET;
THENCE EAST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF DAVIS
STREET TO THE EAST LINE OF THE ALLEY WEST OF DEWEY AVENUE;
THENCE SOUTH ALONG SAID EAST LINE OF THE ALLEY WEST OF DEWEY
AVENUE TO A POINT ON THE EASTERLY EXTENSION OF THE SOUTH LINE
OF LOT 13 BLOCK 6 IN HINMANN'S ADDITION TO EVANSTON, AS
RECORDED AS DOCUMENT NO. 695529 AND RECORDED ON OCTOBER
13, 1874;
THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE SOUTH
LINE OF LOT 13 BLOCK 6, EXTENDED WESTERLY, TO A POINT ON SAID
SOUTHEASTERLY RIGHT-OF-WAY LINE OF THE CHICAGO & NORTH
WESTERN RAILWAY;
THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY RIGHT-OF-
WAY LINE OF THE CHICAGO & NORTH WESTERN RAILWAY TO A POINT
ON THE SOUTH RIGHT-OF-WAY LINE OF LAKE STREET; •
THENCE WEST ALONG THE SOUTH RIGHT-OF-WAY LINE OF LAKE
STREET TO THE EAST RIGHT-OF-WAY LINE OF DODGE AVENUE;
THENCE SOUTH ALONG THE EAST RIGHT-OF-WAY LINE OF DODGE
AVENUE TO THE SOUTH RIGHT-OF-WAY LINE OF DEMPSTER STREET;
THENCE WESTERLY, NORTHERLY AND WESTERLY ALONG THE SOUTH
RIGHT-OF-WAY LINE OF DEMPSTER STREET TO THE NORTHWEST
CORNER OF LOT 1 IN BANBURY THIRD CONSOLIDATION BEING A PLAT IN
THAT PART OF THE NORTHWEST QUARTER OF SAID SECTION 24,
TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JANUARY 27,
1987 AS DOCUMENT NO. 87162463;
THENCE SOUTHWESTERLY, WESTERLY, SOUTHWESTERLY,
SOUTHEASTERLY AND SOUTHWESTERLY ALONG THE NORTHWESTERLY
LINE OF SAID LOT 1 TO A POINT THAT IS 241.64 FEET NORTHWESTERLY
OF THE MOST SOUTHWESTERLY CORNER OF SAID LOT 1 AS MEASURED
ALONG SAID NORTHWESTERLY LINE; •
16 -
r•�:
• THENCE SOUTHEASTERLY AT A RIGHT ANGLE TO SAID
NORTHWESTERLY LINE 5.00 FEET;
THENCE SOUTHWESTERLY ALONG A LINE 5.00 FEET SOUTHEASTERLY
OF AND PARALLEL TO SAID NORTHWESTERLY LINE TO A POINT ON THE
NORTH RIGHT-OF-WAY LINE OF GREENLEAF STREET;
THENCE EASTERLY ALONG SAID NORTH RIGHT-OF-WAY LINE OF
GREENLEAF STREET TO THE SOUTHWEST CORNER OF LOT 1 IN ARENS
CONTROLS, INC. CONSOLIDATION, BEING A PART OF THE NORTHWEST
QUARTER OF SAID SECTION 24, ACCORDING TO THE PLAT THEREOF
RECORDED MAY 20, 1992 AS DOCUMENT NO. 92349794;
THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF SAID LOT 1
IN ARENS CONTROLS, INC. CONSOLIDATION TO THE NORTHWEST
CORNER OF SAID LOT 1;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID LOT 1 TO A POINT
OF CURVE;
THENCE SOUTHEASTERLY ALONG SAID CURVE HAVING A RADIUS OF
• 40.00 FEET, AN ARC LENGTH OF 64.45 FEET TO A POINT OF TANGENCY
ON THE EAST LINE OF SAID LOT 1;
THENCE SOUTHERLY ALONG SAID EAST LINE TO A CORNER POINT FOR
LOT 1 IN SAID BANBURY THIRD CONSOLIDATION;
THENCE EASTERLY ALONG THE SOUTH LINE OF SAID LOT 1 IN BANBURY
THIRD CONSOLIDATION TO A POINT ON THE WEST RIGHT-OF-WAY, LINE
OF BROWN AVENUE;
THENCE NORTHERLY ALONG SAID WEST RIGHT-OF-WAY LINE OF
BROWN AVENUE TO A POINT ON THE SOUTH LINE OF SAID LOT 1 IN
BANBURY THIRD CONSOLIDATION;
THENCE EASTERLY ALONG SAID SOUTH LINE OF LOT 1 AND THE
EASTERLY EXTENSION THEREOF TO THE EAST RIGHT-OF-WAY LINE OF
DODGE AVENUE;
THENCE SOUTH ALONG SAID EAST RIGHT-OF-WAY LINE OF DODGE
AVENUE TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
• EXCEPTING THEREFROM THE FOLLOWING DESCRIBED LAND:
BEGINNING AT THE NORTHEAST CORNER OF LOT 6 IN WILSON'S
-17-
SUBDIVISION OF LOTS 1, 2, 3, 4 AND 5 OF BLOCK 4 IN HINMANN'S
ADDITION TO EVANSTON BEING A SUBDIVISION IN THAT PART OF THE
WEST HALF OF SAID SECTION 13 ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT NO. 4009559 AND RECORDED ON JANUARY
28, 1907, SAID NORTHEAST CORNER ALSO BEING A POINT ON THE WEST
RIGHT-OF-WAY LINE OF DARROW AVENUE;
THENCE SOUTH ALONG SAID WEST RIGHT-OF-WAY LINE OF DARROW
AVENUE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF DAVIS
STREET;
THENCE WEST ALONG THE
STREET TO A POINT ON THE
LINE OF THE ALLEY EAST OF
STREET;
SAID NORTH RIGHT-OF-WAY OF DAVIS
NORTHERLY EXTENSION OF THE WEST
DODGE AVENUE AND SOUTH OF DAVIS
THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND WEST LINE
OF THE ALLEY EAST OF DODGE AVENUE AND SOUTH OF DAVIS STREET
TO THE SOUTHEAST CORNER OF LOT 13 IN BLOCK 5 IN SAID HINMANN'S
ADDITION TO EVANSTON AS RECORDED AS DOCUMENT NO. 695527 AND
RECORDED ON OCTOBER 13, 1874;
THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 13 TO THE
SOUTHWEST CORNER OF SAID LOT 13, SAID SOUTHWEST CORNER
ALSO BEING A POINT ON THE EAST RIGHT-OF-WAY LINE OF DODGE
AVENUE;
THENCE NORTH ALONG SAID EAST RIGHT-OF-WAY LINE OF DODGE
AVENUE TO THE NORTHWEST CORNER OF LOT 13 IN BLOCK 4 OF SAID
HINMANN'S ADDITION TO EVANSTON;
THENCE EAST ALONG THE NORTH LINE OF SAID LOT 13 IN BLOCK 4 AND
IT'S EASTERLY EXTENSION TO A POINT ON THE EAST LINE OF THE
ALLEY WEST OF DODGE AVENUE AND NORTH OF DAVIS STREET;
THENCE NORTH ALONG SAID EAST LINE OF THE ALLEY WEST OF DODGE
AVENUE AND NORTH OF DAVIS STREET TO THE NORTHWEST CORNER
OF AFORESAID LOT 6 IN SAID WILSON'S SUBDIVISION;
THENCE EAST ALONG THE NORTH LINE OF SAID LOT 6 TO THE POINT OF
BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
•
•
-18-
• 1:
•
•
EXHIBIT B
General Street Location
-19-
• 1:
The Redevelopment Project Area is generally bounded on the north by Emerson
Street and various parcels that front Church Street, on the east by parcels that
front Florence Avenue and Dodge Avenue, on the south by Greenleaf Street and
on the west by the City of Evanston's border, Hartrey Avenue and the property
that fronts the west side of Dodge Avenue. Adjacent right of ways are included.
The Amended Redevelopment Project Area is generally located east, north, and
south of TIF 6. The area on the east is generally bounded by: Dodge Avenue on
the west and Darrow Avenue on the east including one block on either side of
Dempster Street. Adjacent right of ways are included. The area on the north is
generally bounded by Simpson Street on the north, the former Mayfair railroad
right of way on the west, including properties west of the railroad right of way,
Jackson Avenue on the east, and Emerson Street on the south. Adjacent right of
ways are included. The area on the south is generally bounded by Greenleaf
Street on the north, Pitner Avenue on the west, parcels west of the Brown
Avenue on the west, and properties north of Lee Street on the south. Adjacent
right of ways are included.
•
20
• 1:
•
n
U
•
EXHIBIT C
Map of Redevelopment Project Area
—21
• 1:
•
E
n
EXHIBIT D
Amended Redevelopment Plan and Project
(Amendment #1)
-22-
DRAFT dated September 20, 2007
AMENDMENT #1 TO:
CITY OF EVANSTON
WEST EVANSTON TIF NO.6
REDEVELOPMENT PROJECT AREA
REDEVELOPMENT PLAN AND PROJECT
Prepared Jointly By:
City of Evanston
and
Kane, McKenna and Associates, Inc.
Original Plan and Project:
First Amendment to Plan and Project:
(Amendment 4 1)
September 26, 2005
2007
0
•
The City of Evanston (the "City") West Evanston TIF No. 6 Redevelopment Project and
Plan, is amended as follows:
1. The "List of Exhibits" is amended to include:
Exhibit 6 — Legal Description Amendment #1, Exhibit 7 — Amendment #1 TIF Eligibility
Report, Exhibit 8 — Updated Boundary Map, Exhibit 9 — Updated Existing Land Use
Map, and Exhibit 10 — Updated Proposed Land Use Map.
2. The "Introduction" section 1, page 1, first paragraph, is amended to include the following
last sentences at the end of the paragraph:
The Proposed Amendments are east, north, and south of TIF 6. The area on the east is
generally bounded by: Dodge Avenue on the west and Darrow Avenue on the east
including one block on either side of Dempster Street. The area on the north is generally
bounded by Simpson Street on the north, the former Mayfair railroad on the west,
including properties west of the railroad, Jackson Avenue on the east, and Emerson Street
on the south. The area on the south is generally bounded by Greenleaf Street on the
north, Pitner Avenue on the west, parcels west of the Brown Avenue on the west, and
properties north of Lee Street on the south. Adjacent right of ways are included.
• The "Introduction" section 1, page 1 second paragraph, is amended to include the
following last sentence at the end of the paragraph:
TIF Qualification factors for the areas located in Amendment #1 are included in Exhibit
7.
The "Introduction" section 1, page 1, is amended to include the following paragraph
between the current paragraph two and three:
In 2007 the City undertook a planning initiative and adopted a plan on the "West
Evanston Physical Planning & Urban Infill Design Services." Together with residents,
the City created a master plan to guide development in portions of the TIF 6. Three
community meetings were held for residents. Sites were analyzed for potential
redevelopment into residential or commercial, and for rehabilitation of existing buildings,
including industrial properties. The final plan contains approximately 500 new dwelling
units and approximately 20,000 square feet of retail. A new street network with
pedestrian accessibility was introduced. An overlay district -with a form based zoning
code was proposed. The Goals and Objectives in this Amended report reflect additional
specific objectives for the West Evanston Area.
The "Introduction" section 1, page 1, third paragraph is amended to include the following
last sentences at the end of the paragraph:
The Proposed Amendments includes forty-one (41) parcels and twenty-three (23)
buildings, with a mixture of commercial, industrial, institutional, residential, and vacant
land uses.
The "Introduction" section 1, fourth paragraph under "The Redevelopment Plan" section,
page 3, is amended to include the following last sentences at the end of the paragraph:
The Amendment #1 to the Redevelopment Area was prepared by the City with the
assistance of Kane, McKenna and Associates, Inc ("KMA"). The Amendment #1 area
includes new parcels contiguous to the initial redevelopment project area, as amended,
and includes properties located at the north section, the east section, and the south
section.
3. The "Redevelopment Project Area Goals and Objectives" section 3, "Specific Objectives
for the RPA" page 7 is amended to include the following items:
6) Reconnect and extend the surrounding neighborhood street grid.
7) Develop a continuous multi -use trail through the neighborhood.
8) Increase the walkability of the neighborhood.
9) Maintain the green character of the community.
10) Provide a wide range of housing choices
11) Provide neighborhood -scaled commercial space.
12) To remove the abandoned Mayfair Railroad embankment.
13) To preserve the traditional social, cultural and historical character of the
neighborhood
14) Rehabilitation of existing sites and buildings
4. The "Redevelopment Project" section 6, General Land Use Plan section, page 13 is
amended to include the following changes in the first paragraph:
This Redevelopment Plan and Amendment #1 and the proposed projects described herein
conform to the Comprehensive Plan for the municipality as a whole.
•
5. The 'Redevelopment Project Budget" page 17 is deleted and replaced with the amended
Table found below;
CITY OF EVANSTON
WEST EVANSTON TIF NO.6 REDEVELOPMENT PROJECT
ESTIMATED PROJECT COSTS
Program Actions/Imnrovements, Estimated Costs (A)
1. Land Acquisition Costs, Demolition,
Site Preparation, Environmental Cleanup, $ 10,500,000
And Related Costs.
2. Utility Improvements including, but not limited to,
Water, storm, sanitary sewer, the service of
Public facilities and road improvements $ 7,250,000
3. Streetscape, landscape, sidewalks, curbs and
gutters, signage, streetlights, traffic and related
public improvements $ 4,000,000
• 4. Public facilities, including parking $ 2.250,000
5. Farade Design/Rehabilitation Programs $ 4:500,000
6. Planning, Legal, Engineering, Administration and
Other Professional Service Costs $ 3,000,000
7. Interest Costs Pursuant to the Act $ 1,500,000
8. Job Training $ 1.000.000
9. School Tuition Costs Pursuant to the Act $ 6.000.000
TOTAL ESTIMATED COSTS $ 40,000,000
(A) All project cost estimates are in year 2007 dollars. In addition to the above stated costs,
any bonds issued to finance a phase of the Project may include an amount sufficient to
pay customary and reasonable charges associated with the issuance of such obligations as
well as to provide for capitalized interest and reasonably required reserves. Adjustments
to the estimated line item costs above are expected. Each individual project cost will be
reevaluated in light of the projected private development and resulting tax revenues as it
is considered for public financing under the provisions of the Act. The totals of line
• items set forth above are not intended to place a total limit on the described expenditures
as the specific items listed above are not intended to preclude payment of other eligible
redevelopment project costs in connection with the redevelopment of the Proposed RPA,
•
provided the total amount of payment for Eligible Redevelopment Project Costs shall not
exceed the overall budget amount outlined above. Adjustments may be made in line
items within the total, either increasing or decreasing line item costs for redevelopment.
6. The section, "Sources of Funds to Pay Redevelopment Project Costs Under Illinois TIF
Statute" page 18, the following paragraph is to be included as a new third paragraph:
Any surplus Special Tax Allocation Funds, to the extent any surplus exists, will be
proportionately shared, based on the appropriate tax rates for a given year, with the
various taxing districts, including the City, after all TIF eligible costs either expended or
incurred as an obligation by the City have been duly accounted for through
administration of the Special Tax Allocation Fund established by the City as provided by
the Act. The exception to this provision will be to the extent that the City utilizes TIF
funding to assist in the redevelopment of residential units. In such cases, the City will
provide for the cost incurred by eligible school districts in the manner prescribed by 65
ILCS Section 5/11-74.4.3(q)(7.5) of the Act.
7. The section, "Most Recent Equalized Assessed Valuation of Properties in the
Redevelopment Project Area", page 19 is amended to include the following language as a
new paragraph:
The total estimated equalized assessed valuation for the Amendment 41 to the •
Redevelopment Project Area is estimated to be $10,453,740 (2006 tax year).
8. The section "Anticipated Equalized Assessed Valuation" page 19 is deleted and replaced
by:
Upon completion of the anticipated private development of the Redevelopment Project
Area over a twenty-three (23) year period (subject to State of Illinois approval) it is
estimated that the equalized assessed valuation (EAV) of the property within the
Redevelopment Project Area will -be approximately $82,500,000
9. A new Exhibit 6, Legal Description - Amendment 41, is attached hereto.
10. The TIF eligibility report for parcels included in Amendment 41 is attached hereto as a
new Exhibit 7.
11. An Updated Boundary Map is included as Exhibit 8.
12. An Updated Existing Land Use Map is included as Exhibit 9.
13. An Updated Proposed Land Use Map is included as Exhibit 10.
\\Kmaisrv2003\Company\C1ient Folders\EvanslonWir 6 Amendment\Amended Plan
•
Exhibit 6 — Legal Description Amendment #1
•
0
•
EVANSTON TIF #6 - ADDITION #1:
THAT PART OF SECTIONS 13 AND 24 IN TOWNSHIP 41 NORTH, RANGE 13 EAST
OF THE THIRD PRINCIPAL MERIDIAN BOUNDED AND DESCRIBED AS FOLLOWS:
--BEGINNING AT A POINT OF INTERSECTION OF THE WEST RIGHT-OF-WAY LINE
OF DODGE AVENUE AND THE SOUTH RIGHT-OF-WAY LINE OF DEMPSTER
STREET; THENCE EAST ALONG SAID SOUTH RIGHT -OF WAY LINE EXTENDED
EASTERLY TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF DODGE AVENUE;
THENCE NORTH ALONG SAID EAST RIGHT-OF-WAY LINE OF DODGE AVENUE TO
A POINT ON THE NORTH LINE OF THE FIRST ALLEY NORTH OF DEMPSTER
STREET;
THENCE EAST ALONG THE NORTH LINE OF SAID FIRST ALLEY NORTH OF
DEMPSTER STREET, EXTENDED EASTERLY TO A POINT ON THE EAST RIGHT-
OF-WAY LINE OF DARROW AVENUE;
THENCE SOUTH ALONG SAID EAST RIGHT-OF-WAY LINE OF DARROW AVENUE •
TO A POINT ON THE EASTERLY EXTENSION OF THE SOUTH LINE OF THE FIRST
ALLEY SOUTH OF DEMPSTER STREET AND WEST OF SAID DARROW AVENUE;
THENCE WEST ALONG SAID SOUTH LINE AND EXTENSION THEREOF TO A
POINT ON THE WEST RIGHT-OF-WAY LINE OF DODGE AVENUE;
THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE OF DODGE AVENUE
TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
•
EVANSTON TIF #6 - ADDITION #2:
THAT PART OF SECTION 13 IN TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE
THIRD PRINCIPAL MERIDIAN BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF LOT 22 1N BLOCK 6 1N MCNEILL'S
ADDITION TO EVANSTON AS RECORDED MARCH 19, 1874 AS DOCUMENT NO.
156743, SAID SOUTHWEST CORNER ALSO BEING A POINT ON THE NORTH
RIGHT-OF-WAY LINE OF EMERSON STREET;
THENCE EAST ALONG SAID NORTH RIGHT-OF-WAY LINE OF EMERSON STREET
TO A POINT ON THE EAST LINE OF THE WEST 40 FEET OF THE EAST HALF OF
THE NORTHEAST QUARTER OF SAID SECTION 13;
THENCE SOUTH ALONG SAID EAST LINE OF THE WEST 40 FEET TO A POINT ON
THE SOUTH RIGHT-OF-WAY LINE OF SAID EMERSON STREET;
• THENCE EAST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF EMERSON STREET
TO A POINT ON THE SOUTHERLY EXTENSION OF THE WEST LINE OF THE EAST
30 FEET OF LOT 19 1N BLOCK 4 IN GRANT AND JACKSON'S ADDITION TO
EVANSTON, BEING A SUBDIVISION OF THE SOUTH PART OF THE NORTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 13, TOWNSHIP 41
NORTH, RANGE 13 EAST OF THE THIRD PRINCPAL MERIDIAN, ACCORDING TO
THE PLAT OF SAID ADDITION RECORDED IN THE RECORDERS OFFICE OF
COOK COUNTY, ILLINOIS, IN BOOK 7 OF PLATS, PAGE 70, IN COOK COUNTY,
ILLINOIS;
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND WEST LINE OF THE
EAST 30 FEET OF LOT 19 TO A POINT ON THE SOUTH LINE OF THE FIRST ALLEY
NORTH OF EMERSON STREET;
THENCE EAST ALONG SAID SOUTH LINE OF THE ALLEY NORTH OF EMERSON
STREET TO A POINT ON THE SOUTHERLY EXTENSION OF THE EAST LINE OF
THE FIRST ALLEY WEST OF JACKSON AVENUE;
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND EAST LINE OF SAID
ALLEY TO A POINT ON THE SOUTHEASTERLY RIGHT-OF-WAY LINE OF THE
CHICAGO AND NORTHWESTERN RAILWAY COMPANYS MAYFAIR TO EVANSTON
LINE;
THENCE NORTHEASTERLY ALONG SAID SOUTHEASTERLY RIGHT-OF-WAY LINE
TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF FOSTER STREET;
THENCE EAST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF FOSTER STREET
TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF JACKSON AVENUE;
��wmelen,7np31C.omoanylClienl Folderxlf?vanslanlTIF 6 AmendmenllLeoallLeaal adddions from JM 09.19.07.do: 2
•
THENCE NORTH ALONG SAID EAST RIGHT-OF-WAY LINE OF JACKSON AVENUE
TO THE SOUTHWEST CORNER OF LOT 11 IN BLOCK 2 IN SAID GRANT AND
JACKSON'S ADDITION TO EVANSTON;
THENCE EAST ALONG THE SOUTH LINE OF SAID LOT 11 AND ITS EASTERLY
EXTENSION THEREOF TO A POINT ON THE WEST LINE OF THE FIRST ALLEY
WEST OF WESLEY AVENUE;
THENCE NORTH ALONG THE EAST LINE OF SAID ALLEY WEST OF WESLEY
AVENUE TO A POINT ON THE SOUTH LINE OF THE FIRST ALLEY NORTH OF
FOSTER STREET;
THENCE EAST ALONG SAID SOUTH LINE OF THE ALLEY NORTH OF FOSTER
STREET TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF WESLEY AVENUE;
THENCE EAST TO THE SOUTHWEST CORNER OF THE NORTH 16.5 FEET OF LOT
9 IN THAYER AND CHANDLER'S SUBDIVISION OF BLOCK 1 IN T.CRAVENS
RESUBDIVISION OF BLOCKS 1, 6 AND 7 IN SAID GRANT AND JACKSON'S
ADDITION TO EVANSTON;
THENCE EAST ALONG THE SOUTH LINE OF SAID NORTH 16.5 FEET AND ITS
EASTERLY EXTENSION THEREOF TO A POINT ON THE NORTHEASTERLY RIGHT-
OF-WAY LINE OF WEST RAILROAD AVENUE;
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE
OF WEST RAILROAD AVENUE TO A POINT ON THE NORTH LINE OF SAID
SECTION 13;
THENCE WEST ALONG SAID NORTH LINE OF SECTION 13 TO A POINT OF
INTERSECTION WITH THE NORTHWESTERLY RIGHT-OF-WAY LINE OF SAID
CHICAGO AND NORTHWESTERN RAILWAY COMPANYS MAYFAIR TO EVANSTON
LINE;
THENCE SOUTHWESTERLY ALONG SAID NORTHWESTERLY RIGHT-OF-WAY
LINE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF SAID FOSTER
STREET;
THENCE WEST ALONG SAID NORTH RIGHT-OF-WAY LINE OF FOSTER STREET
TO A POINT ON THE NORTHERLY EXTENSION OF THE WEST LINE OF THE FIRST
ALLEY EAST OF DEWEY AVENUE; •
THENCE SOUTH ALONG SAID EXTENSION AND WEST LINE OF SAID ALLEY EAST
OF DEWEY AVENUE TO A POINT ON THE SOUTH LINE OF THE FIRST ALLEY
NORTH OF EMERSON STREET;
lvrimaisrv3G'u3,lc;u penjciinni iF 6 A,,w,dmero,,egal;LeQei aldiiion; from Jid u3.:3..^.7.GaC 3
•
•
THENCE EAST ALONG SAID SOUTH LINE OF THE ALLEY NORTH OF EMERSON
STREET TO THE NORTHWEST CORNER OF SAID LOT 22 IN BLOCK 6 IN
MCNEILL'S ADDITION TO EVANSTON;
THENCE SOUTH ALONG THE WEST LINE OF SAID LOT 22 TO THE POINT OF
BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
ilrimai5nZC03iCcmYB6J.Csr,; F �� ;t°.a-.,on;TL= 5 edd;"a.s imm W DRIP AL,n 4
EVANSTON TIF #6 - ADDITION #3:
THAT PART OF SECTION 24 IN TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE
THIRD PRINCIPAL MERIDIAN BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT OF INTERSECTION OF THE WEST RIGHT-OF-WAY LINE
OF HARTREY AVENUE AND THE SOUTH RIGHT-OF-WAY LINE OF GREENLEAF
STREET;
THENCE EAST ALONG THE SOUTH RIGHT-OF-WAY LINE OF SAID GREENLEAF
STREET TO THE EAST LINE OF THE 16 FOOT ALLEY EAST OF BROWN AVENUE
AND SOUTH OF GREENLEAF STREET;
THENCE SOUTH ALONG SAID EAST LINE OF SAID 16 FOOT ALLEY TO A POINT
ON THE EASTERLY EXTENSION OF THE SOUTH LINE OF THE NORTH 16 FEET
OF LOT 27 IN ROCHE'S RE -SUBDIVISION OF BLOCK 1 IN GRANTS ADDITION TO
EVANSTON AS RECORDED AS DOCUMENT NO. 54477B9 AND RECORDED ON
JULY 1, 1914;
THENCE WEST ALONG SAID SOUTH LINE OF THE NORTH 16 FEET OF LOT 27 •
AND IT'S WESTERLY EXTENSION THEREOF, TO A POINT ON THE WEST RIGHT-
OF-WAY LINE OF BROWN AVENUE;
THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE TO THE NORTHEAST
CORNER OF LOT 1 IN FREEDMAN'S CONSOLIDATION OF LOTS 7 TO 18
INCLUSIVE IN BLOCK 2 IN SAID GRANT'S ADDITION TO EVANSTON AS
RECORDED AS DOCUMENT NO. 19697826 AND RECORDED ON DECEMBER 30,
1965;
THENCE WESTERLY ALONG THE NORTH LINE OF SAID LOT 1 TO THE
NORTHWEST CORNER OF SAID LOT 1, SAID NORTHWEST CORNER ALSO BEING
A POINT ON THE EAST RIGHT-OF-WAY LINE OF GREY AVENUE;
THENCE SOUTH ALONG SAID EAST RIGHT-OF-WAY LINE TO A POINT ON THE
EASTERLY EXTENSION OF THE SOUTH LINE OF THE NORTH 12.65 FEET OF LOT
7 IN BLOCK 3 IN SAID GRANT'S ADDITION TO EVANSTON;
THENCE WEST ALONG SAID SOUTH LINE OF THE NORTH 12.65 FEET AND IT'S
WESTERLY EXTENSION TO A POINT ON THE SOUTHEASTERLY RIGHT-OF-WAY
LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY;
THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY RIGHT-OF-WAY LINE
OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY TO A •
POINT ON THE SOUTH LINE OF LOT 18 IN SAID BLOCK 3 IN GRANT'S ADDITION
TO EVANSTON;
5
p„id,.sSvmr!gign1Tlc 6 gmnndman;ll,aoanteoal additions lmm JM 09.19.07.doc
•
THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 18 TO A POINT ON THE
NORTHWESTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AND
NORTHWESTERN TRANSPORTATION COMPANY;
THENCE NORTHEASTERLY ALONG SAID NORTHWESTERLY RIGHT-OF-WAY LINE
OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY TO A
POINT ON BEING 235.11 FEET SOUTH OF AND MEASURED AT RIGHT ANGLES TO
THE NORTH LINE OF SAID BLOCK 3 IN GRANT'S ADDITION TO EVANSTON;
THENCE WESTERLY TO A POINT ON THE WEST LINE OF LOTS 1 THRU 5 IN
BLOCK 4 IN SAID GRANT'S ADDITION TO EVANSTON, SAID POINT BEING 235.12
FEET SOUTH OF THE NORTHWEST CORNER OF LOT 1 IN SAID BLOCK 4;
THENCE NORTH ALONG SAID WEST LINE OF LOTS 1 THRU 5 TO THE
SOUTHEAST CORNER OF LOT 21 IN SAID BLOCK 4;
THENCE WEST ALONG THE SOUTH LINE OF LOT 21 AND ITS WESTERLY
• EXTENSION TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF PITNER
AVENUE;
THENCE NORTH ALONG THE WEST RIGHT-OF-WAY LINE OF PITNER AVENUE TO
A POINT ON THE NORTH RIGHT-OF-WAY LINE OF GREENLEAF STREET;
THENCE EAST ALONG THE NORTH RIGHT-OF-WAY LINE OF SAID GREENLEAF
STREET TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF HARTREY AVENUE;
THENCE SOUTH ALONG SAID WEST RIGHT-OF-WAY LINE OF HARTREY AVENUE
TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS
ov......-nnm.r-..-.....aru..... c-ia,....c...-.:..,n•:c 5 r....- iM ne 10 n7 A...
Exhibit 7 — Amendment #1 TIF Eligibility Report
•
•
•
• DRAFT Dated 09/20/2007
CITY OF EVANSTON
TIF QUALIFICATION/DESIGNATION REPORT
AMENDMENT #1 TO WEST EVANSTON TIF NO. 6
• A study to determine whether all or a portion of an area located in the City
of Evanston qualifies as a conservation area as set forth in the definition in
the Tax Increment Allocation redevelopment Act of 65 ILCS Section 5/11-
74.4-3, et Mg. of the Illinois Compiled Statutes, as amended.
Prepared For: City of Evanston, Illinois
Prepared By: Kane, McKenna and Associates, Inc.
September 2007
•
•
CITY OF EVANSTON
TIF QUALIFICATION REPORT
AMENDMENT #1 TO WEST EVANSTON TIF NO.6
TABLE OF CONTENTS
SECTION
TITLE
PAGE
I.
Introduction and Background
1
II.
Qualification Criteria Used
3
III.
The Study Area
6
IV.
Methodology of Evaluation
7
V.
Qualification of Proposed RPA
Findings of Eligibility
8
•
VI.
Sun -unary of Findings and Overall
Assessment of Qualification
12
MAP
Proposed Amendment #1 to the West Evanston TIF No. 6
EXHIBIT I
Parcel Descriptions
0
•
I. INTRODUCTION AND BACKGROUND
In the context of considering the amendment ("Amendment #1") of the West Evanston
Redevelopment Project Area ("TIF No. 6"), the City of Evanston (the "City") has authorized the
study of the amended areas to determine whether it qualifies for consideration as an amendment
to the existing Tax Increment Financing (the "TIF") District. Kane, McKenna and Associates,
Inc. ("KMA"), has agreed to undertake the study of the amended area ("Proposed Amended
Area!'). The properties (the "Proposed Amended Area•') are located adjacent to the West
Evanston TIF No. 6 and would be included as part of the Amendment #1 to TIF No. 6.
The Proposed Amended Area includes forty-one (41) parcels and twenty-three (23)
buildings with various uses including: commercial, residential, industrial, institutional, and
unimproved lots. The Proposed Amended Area is located east, north, and south of TIF 6. The
area on the east is generally bounded by: Dodge Avenue on the west and Darrow Avenue on the
east including one block on either side of Dempster Street. The area on the north is generally
bounded by Simpson Street on the north, the former Mayfair railroad right of way on the west,
including properties west of the railroad right of way, Jackson Avenue on the east, and Emerson
Street on the south. The area on the south is generally bounded by Greenleaf Street on the north,
Pitner Avenue on the west, parcels west of the Brown Avenue on the west, and properties north
of Lee Street on the south. Adjacent right of ways are included.
40. The City has undertaken ongoing review of the properties located within the West
Evanston TIF-No. 6, as well as the Proposed Amendment for several years. The Proposed
Amended Area will serve to continue redevelopment activities and to include several key
properties as part of the West Evanston TIF No. 6.
Due in part to their age, the structures and site improvements within the Proposed
Amended Area were found to have varying degrees of deterioration due to the age of the
structures. Obsolescence has also contributed to underutilization in some cases. The Proposed
Amended Area also suffers from a lack of community planning. That is, the area did not have
the benefit of developing under the modern construction and land use guidelines under either a
comprehensive plan or an economic development plan. The limited parking within the area, the
minimal buffering between buildings and the limited loading/unloading provisions are
indications of this factor. Proximity to the former railroad right of way also contributes to area
wide obsolescence and lack of community planning. The majority of the buildings are over
thirty-five (35) years in age in the Proposed Amended Area. In conjunction with the
qualification factors discussed above, and within other sections of this report, these qualify the
area as a "conservation' area, as that term is hereinafter defined pursuant to Illinois State statute
as amended.
OBJECTIVES
• The City's redevelopment objectives propose to enhance commercial, retail and mixed use
residential opportunities. To achieve this objective the City proposes the following guidelines:
9 To redevelop the area and infrastructure network for improved accessibility use to
the wider market area.
Tax Incremental Financing Qualification/Designation Report — FirsrAnrendmenr to the (Pest Evanston TIFNo. 6
Evanston, iilinois
m
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• To attract market driven residential and retaillcommercial redevelopment.
• To assemble properties in order to assist area redevelopment objectives.
• To assist site preparation in order to provide for the reuse of properties.
• To assist and provide services to businesses and enterprises that seek locations
within the City.
• Reconnect and extend the surrounding neighborhood street grid
• Develop a continuous multi -use trail through the neighborhood.
• Increase the walkability of the neighborhood.
• Maintain the green character of the community.
• Provide a wide range of housing choices
• Provide neighborhood -scaled commercial space.
• To remove the abandoned Mayfair Railroad embankment.
• To preserve the traditional social, cultural and historical character of the
neighborhood
• Rehabilitation of existing sites and buildings
Given City goals under its comprehensive planning process and the conditions briefly
summarized above, the City has made a determination that it is highly desirable to promote the
redevelopment of the Proposed Amended Area. The City intends to create and implement such a
plan in order to increase tax revenues associated with the Proposed Amended Area and to •
increase the community's tax base.
Given the conditions into which the Proposed Amended Area has required coordination
for a variety of uses, the City is favorably disposed toward supporting redevelopment efforts.
However, the City is determined that redevelopment takes place through the benefit and
guidance of comprehensive economic planning by the City. Through this coordinated effort, the
area is expected to improve. Development barriers, inherent with current conditions within the
RPA, which impede economic growth under existing market standards, are expected to be
eliminated.
The City has determined that redevelopment currently planned for the Proposed
Amended Area may only be feasible with public finance assistance. The creation and utilization
of a TIF redevelopment plan is intended by the City to help provide the assistance required to
eliminate conditions detrimental to successful redevelopment of the RPA.
The use of TIF relies upon induced private redevelopment in the Proposed Amended
Area creating higher real estate value that would otherwise decline or stagnate without such
investment, leading to increased property taxes compared to the previous land -use (or lack of
use). In thus way the existing tax base for all tax districts is protected and a portion of future
increased taxes are pledged to attract the needed private investment.
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Tay Incremental Fivancin; QnalificationlDesisnotion Report— First Amendment to the ►Pest Evanston TIFNo. 6
Evanston, Illinois
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II. OUALIFICATION CRITERIA USED
With the assistance of City staff, Kane, McKenna and Associates, Inc. examined the
Proposed Amended Area in July to September of 2007, and reviewed information collected for
the area to detennine the presence or absence of appropriate qualifying factors listed in the
Illinois "Real Property Tax Increment Allocation Act" (hereinafter referred to as "the Act") Ch.
65 ILCS Section 5111-74.4-1 et. sea. of the Illinois Compiled Statutes, as amended. The relevant
sections of the Act are found below.
The Act sets out specific procedures, which must be adhered to in designating a
redevelopment project area. By definition, a `Redevelopment Project Area' is:
"an area designated by the municipality, which is not less in the aggregate than 1 1/2acres
and in respect to which the municipality has made a finding that there exist conditions
which cause the area to be classified as a blighted area or a conservation area, or a
combination of both blighted area and conservation area."
CONSERVATION AREA
The Act defines a "conservation area•' as follows:
• "Conservation area"= means -any improved area within the -boundaries of a redevelopment
project area located within the territorial limits of the municipality in which 50% or more
of the structures in the area have an age of 35 years or -more. Such an area is not yet a
blighted area; but because of a combination of 3 or more of the following factors may be
considered as a "conservation area".
(1) If improved, industrial, commercial and residential buildings or improvements are
detrimental to the public safety, health or welfare because of a combination of
five (5) or more of the following factors, each of which is (i) present, with that
presence documented, to a meaningful extent so that a municipality may
reasonably find that the factor is clearly present within the intent of the Act and
(ii) reasonably distributed throughout the improved part of the redevelopment
project area:
(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
10 become ill -suited for the original use.
Tax Incremental Financing Report — First Amendment to the IVest Evanston TIFA'O. 6
Evanston, Illinois
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(C) Deterioration: With respect to buildings, defects including, but not limited
to major defects in the secondary building components such as doors, windows,
porches, gutters and downspouts and fascia. With respect to surface
improvements, that the condition of roadways, alleys, curbs, gutters, sidewalks,
off-street parking and surface storage areas evidence deterioration, including, but
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 refer to the
absence or inadequacy of garbage storage and enclosure, bathroom facilities, hot
water and kitchens and structural inadequacies preventing ingress and egress to
and from all rooms and units within a building.
(H) Inadequate Utilities: Underground and overhead utilities such as storm
sewers and storm drainage, sanitary sewers, water lines and gas, telephone and
electrical services that are shown to be inadequate. Inadequate utilities are those
that are: (i) of insufficient capacity to serve the uses in the redevelopment project
area; (ii) deteriorated, antiquated, obsolete or in disrepair; or (iii) lacking within
the redevelopment project area.
(I) Excessive Land Coverage and Overcrowding of Structures and Community
Facilities: The over -intensive use of property and the crowding of buildings and
accessory facilities onto a site. Examples of problem conditions warranting the
designation of an area as one exhibiting excessive land coverage are: (i) the
presence of buildings either improperly situated on parcels or located on parcels
of inadequate size and shape in relation to present-day standards of development
for health and safety and (ii) the presence of multiple buildings on a single parcel.
For there to be a finding of excessive land coverage, these parcels must exhibit
one or more of the following conditions: insufficient provision for light and air
Tde Increnterrta! Financing Q:rrrl ratior✓1?esio:rrttiorr F.epo t — F.%rsr �rrrenrhrtcrrt to the 11 est Erareston TIFYo. b
Evanston, Illinois
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within or around buildings, increased threat of spread of fire due to the close
proximity of buildings, lack of adequate or proper access to a public right-of-way,
lack of reasonably required off-street parking or inadequate provision for loading
service.
(J) Deleterious Land -Use or Lavout: The existence of incompatible land -use
relationships, buildings occupied by inappropriate mixed -uses or uses considered
to be noxious; offensive or unsuitable for the surrounding area.
(K) Environmental Clean-Uu: The Proposed redevelopment project area has
incurred Illinois Environmental Protection Agency or United States
Environmental Protection Agency remediation costs for, or a study conducted by
an independent consultant recognized as having expertise in environmental
remediation has determined a need for the clean-up of hazardous waste, hazardous
substances or underground storage tanks required by State or federal law,
provided that the remediation costs constitute a material impediment to the
development or redevelopment of the redevelopment project area.
(L) Lack of Community Plannins: 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) Las in Equalized Assessed Value: The total equalized assessed value of the
proposed redevelopment project area has declined for three (3) of the last five (5)
calendar years prior to the year in which the redevelopment project area is
designated, or is increasing at an annual rate that is less than the balance of the
municipality for three (3) of the last five (5) calendar years, for wlvch information
is available or increasing at an annual rate that is less than the Consumer Price
Index for All Urban Consumers published by the United States Department of
Labor or successor agency for three (3) of the last five (5) calendar years prior to
the year in which the redevelopment project area is designated. .
Tax Ittcren►entaf Financing OrrafiTcalion/Desi�o»atiorr Report —First Amendment to the ►Vest Eranston TIFNo. 6
Evanston, IliGuds
A__
III. THE STUDY AREA
The Proposed Amended Area is located adjacent to the City's West Evanston TIF No. 6
and includes forty-one (41) parcels located at the north, east, and south of the existing TIF
district. The original West Evanston TIF No. 6 qualified as a "conservation area" as well.
In evaluating the properties within the Proposed Amended Area, KMA completed its
analysis based on the "conservation area" criteria cited in 65 ILCS 5/11-74 3(a) (1) (the
"Conservation Area Definition"). The Conservation Area Definition states that at least fifty
percent (50%) of the area's buildings must be thirty-five (35) years of age or older and there
must be three (3) or more qualification factors present. Seventy-four percent (74%) of the
Amended Area's buildings are over thirty-five (35) years in age, and would satisfy threshold
criteria relating to designation on a "conservation area."
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;rr.• ►.,�.o ;.nt,rnt Ffrtattrltlg Qunl;licretintt/Designrrtion Reno17 — First Arnendittent to the West Evanston TIF No. b
Evanston, Illinois
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IV. METHODOLOGY OF EVALUATION
In evaluating the Proposed Amended Area potential qualification as a TIF District, the
following methodology was utilized:
1) Site surveys of the Proposed Amended Area were undertaken by representatives from
KMA. Site surveys were completed from each tract of land (based upon Sidwell blocks),
within the area.
2) Exterior evaluation of structures,-: noting such conditions as deterioration and
obsolescence was completed. Additionally, 2000 through 2006 tax information from the
Cook County Clerk's Office, Sidwell parcel tax maps, site data, local history (discussions
with City staff), and an evaluation of area -wide factors that have affected the area's
development (e.g., lack of community planning). KMA reviewed the area in its entirety.
City redevelopment goals and objectives for the area were also reviewed with City staff.
A photograph analysis of the area was conducted and was used to aid this evaluation.
3) Existing structures and site conditions were initially surveyed only in the context of
checking, to, the best and most reasonable extent available, criteria factors of specific
_ structures and site conditions on the parcels.
• 4) The Proposed Amended Area was examined to assess the applicability of the different
factors, required for qualification for TIF designation under the Act. Evaluation was
made by reviewing the information and determining how each measured when evaluated
against the relevant factors. The Proposed Amended Area was examined to determine
the applicability of the thirteen (13) different conservation area factors for qualification
for TIF designation under the TIF Act.
L�
Tax Incremental Financing Qnnlificntion/Desionation Report —First Amendment to the 11'est Evansion TIF No. 6
ranetvo nlinefS
VA
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V. OUALIFICATION OF PROPOSED RPA/FINDINGS OF ELIGIBILITY
As a result of KMA's evaluation of each parcel in the Proposed Amended Area, and
analysis of each of the eligibility factors summarized in Section R, the following factors are
presented to support qualification of the Proposed Amended Area as a `-conservation area".
THRESHOLD FACTOR
1. Aae
Based upon site surveys and County Assessor data, seventy-four percent (74%),
or seventeen (17) out of twenty-three (23) structures, were found to be thirty-five
(35) years of age or greater in the Proposed Amended Area.
OTHER CONSERVATION AREA FACTORS
Note: Conservation factors apply only to Proposed Amended Area
2. Lack of Community Plannine •
According to the Act, an area suffers from a lack of community planning if the
area was developed prior to or within the benefit of a community plan.
The absence of coordinated parking for sites, the lack of buffering between uses,
and the coordinated loading/unloading provisions as well as access and circulation
issues residential housing to commercial and retail sites all reinforce the fact that
the area was developed without benefit of modern, comprehensive community
planning.
Also lacking until recent years has been effective and sustained economic
development plans and strategies intended to address the coordinated
redevelopment of the Proposed Amended Area. The abandonment of the Mayfair
railroad right of way in the 1980s, and closure of adjacent industrial uses have
contributed to changes in area uses. This is not to necessarily say that
improvements did not take place over the years, but that they were implemented
without the inclusion within the West Evanston TIF No. 6 District. Amendment
to the existing TIF will serve to improve overall coordination redevelopment for
these parcels.
A substantial portion of the Proposed Amended Area was development prior to
the 1956 adoption of the Comprehensive Plan and/or the first Amendment in
2000. Thus, in general the Proposed Amended Area was permitted to develop
without the benefit of suitable and consistent development standards. Seventy-
four percent (74%) of the buildings are over thirty-five (35) years of age.
Additional coordination will be required between existing uses and any proposed
redevelopments.
K'a Mcre.,newal Ffnanchl.v Rcnnrl-F1rrtAuicndtnerztlo the 11'estEvanven TIFiVe. 6
Evnnston,1111nois
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3. Obsolescence
Obsolescence is defined as the condition or process of falling into disuse. This
can also be defined as a structure(s) that has become ill -suited for its original use.
Throughout the Proposed Amended Area, obsolescence is evidenced by the poor
layout and orientation of certain commercial and industrial buildings and their
orientation on the now vacant railroad right-of-way. Approximately, 40,000
square feet of industrial property have been vacant for two (2) years. These two
(2) buildings are located at the former Bishop Freeman site and the larger
structure evidences age in excess of 100 years.
Obsolescence is also evidenced by the buildings inadequate number of parking
spaces and loading provisions for their size and use. Many of the commercial and
industrial structures have evolved into retro-fitted uses that require more intensive
building size and infrastructure other than their original purposes, or have been
converted into different uses then originally intended. Additionally, building
• setbacks and lot depth are lacking in several sections of the Proposed Amended
Area when compared to standards required for modern real estate development.
As stated above, approximately seventy-four percent (74%) of the structures are
thirty-five (35) years old or greater, thirty-five percent . (35%) or eight (8)
structures are ninety (90) to one hundred and twenty (120) years old or greater.
4. Deterioration of Site Improvements and Structures
Deterioration can be evidenced in major or secondary building defects. For
example, such defects include but are not limited to, defects in building
components such as windows, porches, gutters, doors, brick, mortar, and stucco.
Many of the structures and site improvements within the Proposed Amended Area
exhibited various degrees of deterioration which require repairs, upgrades and
replacement.
Many of the parcels displayed deteriorated conditions. With respect to surface
improvements within the Proposed Amended Area, deterioration was found
related to roadways, driveways and parking lots. Off-street parking areas
evidence deterioration, including, but not limited to, surface cracking, potholes,
depressions, and loose paving materials. The conditions were characterized by
occurrences that included the following:
• • Rotten wood, sliding and eaves
• Deterioration of brick and mortar
• . Buckled asphalt and concrete
• Rotten wood framing materials
T e-v Ittcrettreutpi Finrntcin3 OunliTcatinnlDesi.nation Report — First Antendmem to the War Evattstutt TIFNo. G
Evanston, Illinois
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• Cracked and damaged concrete steps and exterior fascia/trim
• Damaged curbs paving and potholes in lots
5. Deleterious Land Use
Deleterious land use (or layout) is defined as the existence of incompatible land
use relationships, buildings occupied by inappropriate mixed -uses, or uses
unsuitable for the surrounding area.
Much of the commercial and industrial uses within the Proposed Amended Area
have been developed in piecemeal fashion. Due to the vacation in the 1980s and
sale of the Mayfair Railroad property, many commercial and industrial uses have
been created on parcels of land that are inadequate in size and shape for their use.
Many of the Proposed Amended Area industrial and commercial uses lack
parking and modern loading provisions. Considerations of adequate building
setbacks, landscape buffering between uses (including adjacent residential), the
need for adequate loading and unloading, -and sufficient parking were not
considered when these sections of the Proposed Amended Area were developed.
6. Inadeouate Utilities •
Inadequate Utilities are underground and overhead utilities such as stone sewers
and storm drainage, sanitary sewers, water lines and gas, telephone and electrical
services that are shown to be inadequate. Inadequate utilities are those that are:
(i) of insufficient capacity to serve the uses in the redevelopment project area; (ii)
deteriorated, antiquated, obsolete or in disrepair; or (iii) lacking within the
redevelopment project area.
Proposed residential development uses in the north portion of the Proposed
Amended Area will require improvements to existing water service through the
gridding of the existing water line with the remainder of the City's water system.
A relief sewer will need to be installed as well to provide for storm water
drainage.
Environmental issues
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 ID
for the clean-up of hazardous waste, hazardous substances or underground
storage tanks required by State or federal law, provided that the remediation costs
Torl;;r, ,,,e;;,+ ► F;•,o,r�i,te r_h,_n!tfi7rnrintLIDesin»nlinir Report— First A inendment to he ll'est Eimnsron TIFA'o. G
Evanston, Illinois
10
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constitute a material impediment to the development or redevelopment of the
redevelopment project area.
Phase I and Phase U environmental reports associated with the former Bishop
Freeman property indicate that remediation will be required in order to prepare
the property for redevelopment. Costs could potentially include soils removed, or
site treatments; engineered barriers, and related site controls (placement of
structure, parking lots, streets, etc.)
Potential remediation costs would range up to $4,750,000 — depending upon the
final remediation plan. -
Prior to 1950, the main building of the former Bishop Freeman property was used
to manufacture dairy equipment. After 1950, the site housed a manufacturer of
dry cleaning equipment. In •1987, the eastern building was utilized as an
automobile repair shop.
8. 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.
Approximately, 40,000 square feet of industrial property have been vacant for two
(2) years. These two (2) buildings are located at the fornier Bishop Freeman site
and occupy a critical location within the RPA. due to the size of the property and
limited potential for reuse of a vacant industrial property, portions of which are
over one hundred (100) years old.
Tax Inerc:: ..lalRenort— FirstAmendmenttofLe West Evanston TIFNo. b
Evanston, Illinois
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VI. SUMMARY OF FINDINGS AND OVERALL ASSESSMENT OF
OUALIFICATION
The following is a summary of relevant qualification findings as it relates to potential
designation of the Proposed Amended Area by the City as a TIF District:
The Proposed Amended Areas and the original West Evanston TIF No. 6 are
contiguous and are greater than I1/2 acres in size.
2. The Proposed Amended Areas qualify as a "conservation area'. A more detailed
analysis of the qualification findings is outlined in this report.
3. All property in the Proposed Amended Areas would substantially benefit by the
proposed redevelopment project improvements.
4. The sound growth of taxing districts applicable to the Proposed Amended Areas,
including the City, has been impaired by the factors found present in the area.
5. The Proposed Amended Areas would not be subject to redevelopment without the
investment of public funds, including property tax increments. •
These findings, in the judgment of KMA, provide the City with sufficient justification to
consider designation of the Proposed Amended Area as an amendment to the original West
Evanston TIF No. 6.
The Proposed Amended Areas have not benefited from coordinated planning efforts by
either the public or private sectors. There is a need to focus redevelopment efforts relating to the
coordination of redevelopment efforts for market uses. These efforts will be important to the
Proposed Amended Areas continued improvement and preservation of tax base.
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Mmaisn,2003\CompanyThent Folders\Evanston\TlF 6 AmendmentlEligibility Report
I;,"c ;;a;,; ;; n...,►. m�.g7e r.;;r;ry; Rod n.t _ Firct ar»nnrJmrr;f fn flrc Rest Eranston TIF No. 6
Evanston, Illinois
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PROPOSED AMENDMENT #1 TIF BOUNDARY MAP
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PRELIMINARY
20•Sep•07
West Evanston TIF 0 Amendment • Novi Aron
Tax Rate
1110.13-203-021
2 10-12-203-024
3 10.13-203-020
411043-203-029
9I1D•t] IOA-021
6 i0.13 264-022
7110.13-204-023
8119-13-204.027
Silo-13204-020
10 10-13-205-0t0
11 10.13-209420
12 1013 209-021
13 10-13.210-026
14110-13 210.OZ7
15110.13 210-034
1611013 210-035
I1013-210-020
110432I0.029
I10•Y3-210-0]0
110.13-270-032
I10.13-270.03]
17110134ZS.034
18110-13425-035
PIN Tax Code CLASS
1Mat
17001
( 170D1
I 17001
1 17001
I 17001
I 17001
1 17001
I 17001
I 17001
1 J7001
1 17001
I 17001
I 17001
I 17001
1 17001 1
I
I naD1 I
1 17001
t 00
1.00
2.95
I 2.95
I.OD
I t410
1 t•00
1 1.00
1 5.97
O-W I
1 2.11
5.93 I
1 0.00. I
1 0.00
1 5.8D 1
2-12 1
2-02 1
Equalized Assessed Valuation Analysis
7006 Mu0ipfier
2.1016
200T AV
2606 EAU
2065 EAV
2004 PAY
2003 EAV
2052 EAV
2001 FAY
05.502
139,77/
141.0371
220.2281
58.4231
58.6391
54.0601
10.231
16.7251
16,876
26.352
7.121
7.147
6.687
t
2 L930 I
54.5741
55,066 1
5 t.916 1
36,449 1
36.5041
34,221 1
22.0271
5S.739 1
5"41 1
53.0231
37.1071
31.937
35,4921
06.6461
141.4031
UZ758I
222,917I
33.7351
33.861
31.6791
15.7111
25.0041
25.9161
40467I
10.9761
10.977I
io.2691
25,7971
42.174I
42,5541
G6.4451
43,021
43,106I
40.4031
31.1751
84,4091
05,1701
OOZ97 1
39.OG7
39.211
36,6M 1
1,250.1251
2,700,5W I
2.-M-361
2,576.612 I
1�
2.336,000
+1
2.345.453 I
2, 194.300 jI
exempt I
exempt I
j1
exempt I
exempt 1
j1
exempt 1
exempt I
exempt i
39.081 I
58.4981
01.2301
57.727 1
49.1641
49.346 I
46,166 I
335,0801
744.6821
751.292
761.6901
724.561I
727.2421
585.7771
exempt I
exempt I
QUIT
exempt I -
exempt 1
exempt I
exempt I
exempt I
exempt 1
exempt 1
exempt I
exempt
exempt
exempt 1
6%434 1
196.5501
198.330
186.903 11
ji+
178.6961 see
210.020, -029. -03D• •032. •0331
80.416 1
1172,1701
173.728
163.789 1
150.419 Ise.210.020.
•029. •030, -032. -M I
I
I
I
I
1
3.654
3,4191
1
I
I
I
Ij
3.360
3.1441
I
1
1
I
I
1.528
1.4271
1
1
I
I
1
7,GT0I
7.187 1
I
I
I
1
1
70.4621
65.9221
349.0131
132.29111
113.4081
105.051 I
89.4351
09.7021
47.6401
25.5621
51.9401
35.2971
1113391
11.3391
29.461 1
20.1761
2080 EAV
35,207
4.291
18,35D
24,158
20.329
6.590
25.928
23.540
2,048.951
exempt
30.315
535.434
exempt
exempt
2.195
2.017
Did
4.609
47,307
50.569
13.390
PRELIMINARY
20-Sup•07
West Evanston TIF 6 Amandlneat - Nov Arco
Tax Rate
PIN TaxCodo CLASS
19 10-13425.035
17001
2.03
20 1043425.037
170D1
241
21 10-134ZS-039
+ 17001
3.10
22 10.13-425.039
1 17001
5.17
23 10-24-200-001
I 17001
5.17 1
24 lo-24-ZOD-Oo2
I 170DI
5.92
25 10.24 200.093
1 17001
1 5.92 1
26 10-24.200-004
17001
1 2.11 I
27 10.24400-005
1. 17001
1 5.90
20 1024-200.406
1 17001
1 5.90 i
29 10 Z4.200.097
1 17001
+1 2.12 1
30 10-24.290-000
1 17001
1 5.17 1
31.1111-24-20D-009
1 17001
1 5.17
33 10.24414.039
1 17007
1 1.OD 1
3310-24.114.042
17007
1 5.93 1
34 10-24414-043
JJ1
I 17OD7
1 1-DD
35 1024414.046
1 17007
I 5.93 1
36 10•24.114.047
1 17007
1 5.03 1
3710-24-115-026
1 17007
5.93 1
30110-24.116-006
j1
1 17007 1
5A0
3911024-116.007
1 17007 1
1.00 I
4011024.116435
1 U1107 1
5.93 1
41 �10-24-116-035
1 17001 1
1 00 1
TOM
Equalized Assessed Valuation Analysis
long MuwpOot
2 TOM
2007 AV
2006 FAY
2005 EAV
2004 EAV
34.320
63.339
45.205
4Z322
31.700
55.820
56,323 i
53.101
150.247
410.774
440,960
423.275
254.2511
560.322
565.371
533.026
150.040 1
345,2241
340-VS I
328.40T 1
123.4661
335.233 1
330.254 1
126.302
74.6001
702.804 1
204.6921
69.094
41.203 1,
BOA27
Oust 1
76.509
15.999 1
41.421 1
41.7041
30.771 J 1
1
1
15.9991
41A21
41.7941
30,T71
34.0061
01,163 1
01.e94 1
77.209 I
71.398 1
115-531 1
143.7001
139.090 1
71.390 I
115,531 1
143.7001
135.090 1
50,705 1
100.059 I
109.0401
103.556 1
270.7441
629.OG41
63%6411
S96.2751
7,916 1
Z1.433 i
21,62T 1,
20.309 i
300.097 I
800.177 1
896.1111 1
844.909 1
227,306 I
519.310
523.909
Ij
494.0121
346.689 1
824,746 1
832,176
I
804.1751
IIA38
21.6801
27.VD 1
26.331 1
+1
19.3491
SZ309 1,
52.061
49.031 1
120.0301
201,5931
J1J
71I M 31 I
367,075 1
9.300 1
25.3971
25,626 1
24.160 1
10,453,740
10,582AO2
9,933,008
2003 EAV
39.553
43.157
109.646
474,11011
293.051 1
157,403 1
90.741 1
53.3201
35.612 1
35.012 1
SIMS 1
02.9571
OZ957 1
45.457 i
578.634 1
16,325 1
564.141 1
457.530 1
732.8401
25.3751
14.0721
269.0161
7.2101
0,175,761
2002 EAV 2001 EAV
39.716 36,11IGG
43.317 40.525
121.055 113.254
475.702 445.1031
294.135 1 275.16D 1
157,9901 133.101
91A05 1 75.056 1
53.526 I 60,309 1
35.9451 33.434 1
35M5 1 33,4341
53.2321 49.002 1
03,264 1 77.890 1
83.264 I+ 77.0901
4S,625 I 42.605 I
560.774 1 543.346 1
16,2651 16.2351
666,590 1 623.641 1
459.2301 429.6371
735.5591 686,159 1
25.4691 23,828 1
14,9271, 13.9651
270.011 1 252,611 1
7.2361 6.7701
,984A56 7.324.074
2000 EAV
30.551
26.449
16Z316
392.637
235.609
71,906
39.609
37.226
23.142
23.142
65.767
M729
65.729
41.090
533,720
11.733
504.331
395.129
504-29
18.804
10.755
I37.376
5.214
6.551.647
•
Exhibit 8 —Updated Boundary Map
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West Evanston TIF Expansion
Updated Boundary Map
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Exhibit 9 - Updated Existing Land Use Map
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GREENWOOD ST
Commercial 1 Residential Mixed Use
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Exhibit 10 — Updated Proposed Land Use Map
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• West Evanston T1F Expansion lit
ca�Proposed Land Uses��
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