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HomeMy WebLinkAboutORDINANCES-1999-130-O-9911 /3/99 is 130-0-99 AN ORDINANCE AN ORDINANCE APPROVING AND ADOPTING THE FIRST AMENDED WASHINGTON NATIONAL TAX INCREMENT REDEVELOPMENT PROJECT AREA WHEREAS, the City Council of the City of Evanston, Cook County, Illinois has heretofore by ordinance designated an area of real property located in the City as the First Amended Washington National Tax Increment Redevelopment Project Area; and WHEREAS, the City Council has heretofore determined that it is in the best interests of the City has caused compliance with the procedures set forth in the Tax Increment Allocation Redevelopment Act (65 ILCS 5/11-74.4-1, et. seq.) (the "Act") pertaining to the consideration of such a change which requires compliance with the requirements for the initial designation of a redevelopment project area; and WHEREAS, the City Council of the City of Evanston, Cook County, Illinois, by Ordinance No. a°tJ�' adopted and approved the First Amended Washington National Tax Increment Redevelopment Plan and Redevelopment Project with respect to which a public hearing was held and it is now necessary and desirable to designate the area referred to in said Plan as the First Amended Washington National Redevelopment Project Area. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EVANSTON, COOK COUNTY, ILLINOIS, SECTION 1: The area legally described in Exhibit A attached hereto and made a part hereof is hereby designated as the First Amended Washington National Tax Increment Redevelopment • Project Area pursuant to Section 11-74.4-4 of the Act. 1. SECTION 2: That all ordinances or parts of ordinances in conflict harewith are hereby • repealed. SECTION 3: This Ordinance shall be in full force and effect from and after its passage and approval as provided by law. Introduced , 1999 Adopted i +hit Et/V1, L4, 7,- 7i- , 1999 Approved: jk) �"Lt Pi1 jvi1/ 7._,� '1999 1 Mayor TTEST: 1 rk jpp 3 ed as to fo Corporation Counsel n LJ C 2. ,C+-t ., EXHIBIT A • Amendment to Washington National TIF District (amended area only) That part of the East '/z of the West %z and the West %Z of the Southeast %. of Section 18, Township 41 North, Range 14 East of the Third Principal Meridian described as follows: beginning at the point of intersection of the East line, extended South, of Benson Avenue and the center line of Church Street (said point of intersection being a point in the South line of the East %2 of the Northwest 1/4 of said Section 18); thence North along said extended East line; the East line and said East, line extended North of said Benson Avenue to the North line of the First east and west 20 ft. public alley North of said Church Street; thence East along said North line and said North line extended across a 20 ft. north and south alley and across Sherman Avenue to the East line of said Sherman Avenue; thence South along said East line to the North line of Church Street; thence East along said North 011ne and said North line extended across a 20 ft. north and south alley and across Orrington Avenue to the Easterly line of said Orrington Avenue. thence Southerly along said Easterly line and said EasterIN line extended across Church Street to the Southerly line of Lot 7 in Block 19 in the Village ol- Evanston in Section 13. Township 41 North. Range 13 East of the Third Principal Meridian and Section 7. 18 and 19. Township 41 North. Range 14 East of the Third Principal Meridian; thence Easterly along said Southerly line and said Southerly extended across a 20 ft. northerly and southerly alle% and across Chicago Avenue to the Easterly line of said Chicago Avenue; thence Southerly along said Easterly line and said Easterly line extended across Davis Street and across a Easterly & Westerly 20 ft. alley to the Southerly line. extended Southeasterly, of Lot 4 in Block 27 in the Village of Evanston aforesaid; thence Northwesterly along said extended Southerly line the southerly line and the said Southerly line extended across a 20 ft. northerly and southerly alley Westerly of said Lot 4 to the Westerly line of said alley; thence Northerly along the said Westerly line of alley to the Northerly line of Lot 10 in Block 27 in the Village of Evanston aforesaid; thence Northwesterly along said Northerly line and said Northerly line extended to the West line of Sherman Avenue; thence North along said West line to the Southerly line of Davis Street; thence Northwesterly and Westerly along said Southerly line to the East line, extended South, of Benson Avenue; thence North along said extended East line, the East line and said East line extended across two east and west alleys of said Benson Avenue to the South line of Church Street; thence continuing North across the Southerly part of said Church Street to the point of beginning, Cook County, Illinois. nievansm Iv-, 0 ` 3 City of Evanston }'1-7 : I ; .. _ • / Proposed Amendment to shin ton f __ r,F2 I E National Redevelopment Project Area r + •u � j 0 O I /G ve4 Q •oa �. —.i13 �' r . r) • Ll aid lL 1,341 " ; • u TIF Boundary Existing �'s 4 Proposed TIF Amendment Bound I � h � I l �• . � - -;.� <- � I �� / . ; \ p dry too j ^ •.�,.. ti .! „- y \ , tiS�t es1 'may . • y WA� ° 0' O ^ V h • h' 1 _ } . , 2 •,.� ; (V / /, • V , . (..e ull..t w V \ � \ � o0 .l s - u f • .O O. � ,� v _ `�/ V •r ST ' lam ! fee n i~i•1w� 4 ti 14 66 • !u ry 'o �•- i •Y o ;' a Saw. Iri i I I I O I A ;• '� � /d � � ems• • K � �' •"' yam, V ' o w FR o GROVE -- ST o G,po ,' , , 1, c , ..Al, North EXHIBIT B • DRAFT dated July 31.1999 FIRST AMENDMENT JULY, 1999 City of Evanston, Illinois Washington National Redevelopment Plan and Project 0 • • AMENDMENT TO THE REDEVELOPMENT PLAN WASHINGTON NATIONAL CHURCH/CHICAGO REDEVELOPMENT PLAN AND PROJECT JULY, 1999 Jointly Prepared By: The City of Evanston and 40 Kane, McKenna and Associates, Inc. FIRST AMENDMENT TO THE REDEVELOPMENT PLAN • WASHINGTON NATIONAL CHURCH/CHICAGO REDEVELOPMENT PLAN AND PROJECT The City of Evanston (the "City") Washington National Redevelopment Plan, and Redevelopment Project, adopted September, 1994 (the "Plan") is amended as follows: I. INTRODUCTION is amended to include the following additional statements after the second paragraph on page 6. As part of ongoing redevelopment efforts within the City's Downtown (Research Park) TIF District and the Washington National TIF District (located less than two blocks east of the Downtown TIF District), the City's engineers reported that serious structural problems were evident in the Sherman Avenue parking structure/facility. The parking structure is located on the block bounded by Church Street to the north, Benson Avenue to the west, Sherman Avenue to the east, and Davis Street to the south. The garage includes parking for approximately 667 cars and was constructed in 1969. Based upon the • severity, as well as the extent of the repairs required, the City was faced with alternatives relating to major rehabilitation of the facility or the replacement of. structure. The parking garage serves an important function with the City's downtown' and serves retail, commercial, and commuter users. Given the existing land uses and space availability within the immediate area, there are few locations for parking alternatives. Proposed redevelopment plans for a mixed use retail/residential project located at the current site of the Sherman Garage offer the City the ability to: undertake the replacement of the important parking structure; provide additional parking to the downtown; assist in the redevelopment of additional and complimentary retail • within the downtown; assist in the redevelopment of residential uses within the downtown; conserve and maintain existing retail and commercial uses within the adjacent areas; address long standing vacancies (the former Varsity Theater and the Ameritech building); and continue the momentum generated by the recent Church Street Plaza redevelopment project and the Washington National redevelopment. Proposed Amendment to the Existing RPA In order to accomplish the redevelopment objectives described above, the City is proposing to amend the existing Washington National RPA (the "Existing RPA") by adding the area generally described below (the "Amendment to the RPA"). The area's general boundaries are - Benson Avenue to the West; Davis Street and the south of the block of 600 Davis to the South (except at Chicago Avenue where the boundary extends south to include the Ameritech building); the alley to the north of the former Marshall Field's building and the Varsity theater, Church Street, and the alley north of the block of 600 Davis to the North; and Chicago Avenue to the East. An amended RPA map included in Exhibit A. Based upon review by the City and its Economic Development Committee, the City has determined that the downtown area would benefit from the replacement of the existing Sherman Garage. Further, the garage replacement would coincide with mixed use redevelopment activities, as well as area conservation efforts. The Amendment to the RPA addresses the necessary public assistance and improvements required to assist in the redevelopment of the area. The • amendment to the RPA will assist the City to attract additional private investment to the downtown. Incremental property taxes generated by new redevelopment are critical to the City's efforts. II. REDEVELOPMENT PROJECT AREA LEGAL DESCRIPTION, is amended to include the area described in Exhibit B attached. III. REDEVELOPMENT PROJECT AREA GOALS AND OBJECTIVES. are amended to add: Specific Objectives (page 8) 6) Provide convenient and available parking to retailers, restaurants, commercial/office uses, commuters, shoppers, and other uses of the facilities located within the downtown. 7) Continue and build upon the momentum generated by adjacent • redevelopment projects in order to provide additional retailing opportunities, residential opportunities, and linkages to all areas of the downtown. 8) The City may, pursuant to the Act, utilize incremental property taxes between the adjacent Downtown RPA and the Washington National RPA (as amended) in order to accomplish redevelopment goals and objectives. IV. BLIGHTED AREA CONDITIONS EXISTING IN THE. REDEVELOPMENT PROJECT AREA is amended to read: 0 IV. `BLIGHTED AREA AND CONSERVATION AREA CONDITIONS EXISTING IN THE AMENDED REDEVELOPMENT PROJECT AREA" The Findines subsection is amended to include a new paragraph: The Amendment to the RPA was studied to determine its qualification as "conservation area" pursuant to the Tax Increment Allocation Redevelopment Act, Illinois Compiled Statutes, Chapter 65, Section 5/ 11-74.4- 1 et. seq., as amended (the "Act"). Exhibit C attached hereto includes a summary of the findings relating to the designation of the amended area as a "conservation area" pursuant to the Act. The Eligibility Survey subsection is amended to include a new paragraph: The Amendment to the RPA was evaluated from July to August, 1999 by representatives from Kane, McKenna and Associates, Inc. and the City. ' In such evaluation only information was recorded which would directly aid in the determination of eligibility for a tax increment finance district. The following two subsections are added after Eliszibility Survev. Evidence of the Lack of Development and Growth Within the RPA, As described in the TIF Qualification Report attached as an exhibit to the amended Plan, the RPA demonstrates conformance to the qualification criteria that are identified within the Act. Furthermore, new economic growth is unlikely to occur without coordination by the City. The growth of the Amendment to the RPA is evidenced by the declining level of equalized assessed valuation for the RPA over recent years. During the period 1993 to 1997, the EAV of the Amendment to the RPA increased by 1.9%, cumulatively (which is near or lower than the inflation rate) and less than the City's overall growth rate of 10% over the same period. Further, 89% of the structures are over 35 years old. 4 Assessment of Fiscal Impact on Affected Taxing Districts The fiscal impact on affected taxing districts which overlap within the • p g P RPA is expected to be positive. Proposed uses are expected to be commercial/office, retail or mixed uses. Residential uses are expected to be senior housing and direct impacts to the schools with respect to increased enrollment are not expected. Negative fiscal impact on the taxing districts is not to be expected. If additional services are required, such services are expected to be provided by the City in the form of additional public safety, public works, or general administrative services. Thus, new service capacity will not be required for any of the taxing districts serving the RPA and, as a result, no fiscal impact to those taxing districts serving the RPA is anticipated. V. REDEVELOPMENT PROJECT. B. REDEVELOPMENT ACTIVITIES - is amended to include an additional item to "Public Improvements" on page 11. - . "construction and/or reconstruction of parking structures." • The following redevelopment activity is added to page 13, part of B. Redevelopment Activities: Rehabilitation of Structures The City may assist owners or tenants in the rehabilitation of structures located within the RPA. V.C. General Land Use Plan is amended as follows: Existing land uses in the Amendment to the RPA, are primarily commercial, retail, mixed use, and include a City owned parking structure. An amended Existing Land Use Plan is included as Exhibit D. Proposed land uses would also include mixed use/residential and such uses are identified in the map attached as Exhibit E. V.E. Estimated Redevelopment Project Costs, is amended pursuant to Table 1, attached. W • TABLE I SUMMARY OF REDEVELOPMENT PROJECT COSTS WASHINGTON NATIONAL REDEVELOPMENT PLAN AND PROJECT PROGRAM ACTION/ ESTIMATED COSTS AMENDMENT TO THE IMPROVEMENTS 1994 PLAN (" 1999 PLAN (') TOTAL COSTS I. Land Acquisition and $3,500,000 $1,500,000 $ 5,000,000 Assembly Costs including Site Preparation 2. Rehabilitation and related 1,250,000 $1,000,000 $ 2,250,000 Construction of Public Improvements 3. Utility Improvements 500,000 500,000 $ 1,000,000 4. Construction and Reconfiguration 500,000 500,000 $ 1,000,000 of Parking right-of-ways and Street Improvements/Construction 5. Interest Costs Pursuant to the Act 1,000,000 500,000 $ 1,500,000 6. Rehabilitation of Structures - 750,000 $ 750,000 7. Public Facilities/Parking Garage - 25,000,000 $25,000,000 Construction/Reconstruction 8. Planning, Legal, Admin.. and Other 500,000 1,250,000 $ 1,750,000 9. Contingencies 250.000 - 250.000 Total Estimated Costs $7,500,000 $31,000,000 $38,500,000 0 Footnotes: '" All project cost estimates are in 1994 dollar~. In addition to the above stated costs, any bonds issued to finance a phase of the Project may include an amount of proceeds sufficient to pay customary and reasonable charges associated with the issuance of such obligations as well as to provide for capitalized interest and reasonably required reserves. Adjustments to the estimated line items costs are expected. All project cost estimates are in 1999 dollars. In addition to the above stated costs, any bonds issued to finance a phase of the Project may include an amount of proceeds sufficient to pay customary and reasonable charges associated with the issuance of such obligations as well as to provide for capitalized interest and reasonably required reserves. Adjustments to the estimated line items costs are expected. CJ 0 0 V F. Sources of Funds to Pay Redevelopment Projects Eligible Under Illinois. TIF Act Two new paragraphs are added to last paragraph on page 20. The tax increment revenues which will be used to pay debt service in the tax increment obligations, if any and to directly pay redevelopment project costs in the Amendment to the RPA shall be the incremental increase in property taxes attributable to the increase in the equalized assessed valuation of each taxable lot, block, tract or parcel of real property in the Amendment to the RPA over and above the initial equalized assessed value of each such lot, block, tract or parcel in the Amendment to the RPA in 1998/1999 tax years. The 1994 RDA's initial equalized assessed value will remain unchanged as a result of the amendment. The City may, pursuant to the Act, utilize incremental property taxes between the adjacent Downtown RPA and the Washington National RPA (as amended) in order to accomplish redevelopment goals and objectives. 8 V.H. Most Recent EaualAssessed ValuationAEAV) of Properties in the Redevelonment Project Area is amended to add an additional paragraph on page 22. The equalized assessed valuation of the property within the Amendment to the RPA is approximately $21,472,765 (1997 EAV). At the time of the Amendment to the RPA's preparation, the 1998 Assessed Valuation is approximately $10,011,810; but the State multiplier has not been finalized. The 1998 EAV will be updated once the State multiplier is certified. The initial equalized assessed valuation for the 1994 RPA is $3,350,355. V.I. Anticipated Equalized Assessed Valuation, �` Upon completion of the anticipated private redevelopment of the Amendment to the RPA, it is estimated that the EAV within this area would increase by approximately $20,000,000. This estimate assumes 1999 dollars. VI. SCHEDULING OF REDEVELOPMENT PROJECT A. Redevelopment Project the second paragraph on page 22 is replaced with: • "The Redevelopment Project will require an estimated ten (10) to twelve (12) years to complete" The following redevelopment project activities are to be included to page 23 (as part of Section VI.A) Rehabilitation of Structures.: The City may undertake or cause to undertake the rehabilitation of structures in order to further the RPA's redevelopment. Public Facilities/Parking Improvements: The City 'may construct, reconstruct or cause to constructed necessary parking improvements (including parking structures) necessary for the redevelopment of the RPA. • Gl C. Completion of Redevelopment Project and Retirement of Obligations to • Finance Redevelopment Costs The existing paragraph is to be replaced with: "The Redevelopment Project will be completed on or before a date twenty three (23) years from the adoption of the ordinance designating the initial Redevelopment Project Area, (September, 1994). Actual construction activities are anticipated to be completed within ten (10) to twelve (12) years from the aforesaid date." W", • 10 • Exhibit A Amended RPA Boundary Map • 0 CEARlf-­;ep- Sr. • -i-, '77.F, City of Evanston ♦ S.g, i t / ..Io: I I I - Proposed Amendment to Washington 4, 2 1 National Redevelopment Project Area F t 33 4j, 1 t o!eQ1 14 TIF Boundary Existing, J, 4 -1 Zi Proposed TIF Amendment Boundary so 30 "AP k(ge- 0-NAV V" Al (�oDi 3 14 66, fV 1 Nt Ir of % X 0 INV IP off Is 9D 71 ft 41, 1 ; -0 v . �� r s `rq„.North GROVE —Sr G,,po Exhibit B • Amendment RPA Legal Description LEGAL DESCRIPLION Washington National TIF District 0 A parcel nf' land i-, the South 1/2 of Section 18, Township 41 North, Range 14 East of Third Principal Meridian comprising Lot I and Lots 12 to 16, both inc.usive in Block 19 in The Village of Evanston in Section 13, Townah:p 41 North, Range 13 East of Third Principal Meridian and Sections 7, 18 and 19, Township 41 North, Range 13 East of Third Principal Meridian. the 20 feet Northerly and Southerly public alley lying Westerly of knd adjoining the Westerly line of said lots, the Westerly 1/2 of Ch_cago Avenue lying Easterly of adjoining the Easterly line said Lots and the Southerly 1/2 of Church Street lying Northerly the Northerly line. and the Northerly line -extend Westerly 20 feet, of said Lot 1 and :more particularly described as follows: commencing at the point of intersection of the center lines of Church Street and Chicago Avenue- thence Southwesterly along the said center line of Chicago Avenue =o its intersection withithe extension Southeasterly of the Southerly l.ne of said LoL 12: thence Northwesterly along said extended line, the Southerly line of said Lot 12 and the said Southerly line extended Northwesterly to the Westerly line of aforesaid 20 feet Northerly and Sout.erly public alley; thence Northeasterly along said westerly line and ;aid Westerly line extended Northerly of said 20 feet Northerly and Southerly public alley to its intersection with the said center li%e of Church Street: thence Southeasterly along said center line o.` Church Street to the point of beginning, Cook County, Illinois. • 136.` 0 AND Amendment to Washington National TIF District • (amended area only) That part of the East '/z of the West '/z and the West %z,of the Southeast '/. of Section 18. Township 41 North, Range 14 East of the Third Principal Meridian described as follows: beginning at the point of intersection of the East line, extended South. of Benson Avenue and the center line of Church Street (said point of intersection being a point in the South line of the East %2 of the Northwest '/4 of said Section 18); thence North along said extended East line; the East line and said East line extended North of said Benson Avenue to the North line of the First east and west 20 ft. public alley North of said Church Street; thence East along said North line and said North line extended across a 20 ft. north and south alley and across Sherman Avenue to the East line of said Sherman Avenue: thence South along said East line to the North line of Church Street; thence East along said North • line and said North line extended across a 20 ft. north and south alley and across Orrineton Avenue to the Easterly line of said Orrington Avenue: thence Southerly along said Easterly line and said Eastern- line extended across Church Street to the Southerly line of Lot 7 in Block 19 in the Village of Evanston in Section 13. Township 41 North. Range 13 East of the Third Principal Meridian and Section 7. 18 and 19. Township 41 North. Range 14 East of the Third Principal Meridian; thence Easterly along said Southerly line and said Southerly extended across a 20 ft. northerly and southerly alley and across Chicago Avenue to the Easterly line of said Chicago Avenue;,thence Southerly along said Easterly line and said Easterly line extended across Davis Street and across a Easterly & Westerly 20 ft. alley to the Southerlv line. extended Southeasterly, of Lot 4 in Block 27 in the Village of Evanston aforesaid: thence Northwesterly along said extended Southerly line the • Southerly line and the said Southerly line extended across a 20 ft. northerly and southerly alley Westerly of said Lot 4 to the Westerly line of said alley; thence Northerly along the said Westerly • line of alley to the Northerly line of Lot 10 in Block 27 in the Village of Evanston aforesaid. thence Northwesterly along said Northerly line and said Northerly line extended to the West line of Sherman Avenue; thence North along said West line to the Southerly line of Davis Street; thence Northwesterly and Westerly along said Southerly line to the East line, extended South, of Benson Avenue; thence North along said extended East line, the East line and said East line extended across two east and west alleys of said Benson Avenue to the South line of Church Street; thence continuing North across the Southerly part of said Church Street to the point of beginning, Cook County, Illinois. • • mevansm Ice Exhibit C Amended RPA TIF Qualification Report • • 0 CITY OF EVANSTON PRELIMINARY TIF QUALIFICATION REPORT PROPOSED WASHINGTON NATIONAL (Church/Chicago/Davis) AMENDMENTS TO EXISTING REDEVELOPMENT PROJECT AREA PREPARED FOR: THE CITY OF EVANSTON PREPARED BY: KANE, McKENNA AND ASSOCIATES, INC, JULY, 1999 City of Evanston TIF Designation Report Proposed Amendments to Washington National Redevelopment Project Area Table of Contents Description Page I. INTRODUCTION AND BACKGROUND 1 II. QUALIFICATION CRITERIA USED 4 III. THE STUDY AREA 6 IV. METHODOLOGY OF EVALUATION 7 V. QUALIFICATION OF AREA FINDINGS OF ELIGIBILITY 10 VI. OVERALL ASSESSMENT OF QUALIFICATION 17 Exhibits Exhibit 1 - Boundary Map Exhibit ? - Legal Description Exhibit 3 - Parcel Identification Numbers • • I. INTRODUCTION AND BACKGROUND 0 Introduction This eligibility report focuses on 39 tax parcels and 29 structures located adjacent to the existing Washington National TIF District (the "Existing RPA"), in the City of Evanston, Cook County, Illinois. The Study Area, located entirely in the City's downtown Central Business District, consists primarily of older buildings bounded generally by Benson Avenue to the west, Davis Street and the alley south of the block of 600 Davis to the south; the alley to the north of the former Marshall Field's building and the Varsity theater, Church Street, and the alley north of the block of 600 Davis to the north; and Chicago Avenue to the east (the "Proposed Amendment to the Existing RPA" or the "Study Area"). • The purpose of this report is to document in a comprehensive manner the extent to which the factors relating to the designation of a "conservation area" exist for this area and to determine the eligibility of this area for such status pursuant to the Tax Increment Allocation Redevelopment Act, Illinois Compiled Statutes, Chapter 65, Section 5/11-74.4-1 et. seq., as amended (the "Act"). The Act addresses the elimination or reduction of conservation area factors within Illinois communities through the implementation of redevelopment measures. The Act authorizes the use of tax increment revenues derived from the tax rates of various taxing districts in a Redevelopment Project Area (the "RPA") for the payment of costs related to the undertaking of redevelopment projects. In order to qualify for redevelopment eligibility under this legislation, an RPA must 1 contain conditions which warrant its designation as a "conservation area". The following sections conditions which exist in the Proposed Amendment to the Existing of this report will describep g conformant to the provisions of the Act. The survey was undertaken during June and July, 1999 and also includes the findings of previous studies, plans and inventories conducted by various firms and City agencies which were available and are pertinent to the evaluation of this area. Said studies and plans are not, however, viewed as the sole basis for the findings made herein. Area Background The existing RPA and the proposed amended area are located in the City's Central Business District which was established during the early 1900's. The primary land uses at that time consisted of mostly 2-3 story brick buildings generally located along Church and Davis Street The founders of Washington National Insurance Company (Kendall and Preston) chose Evanston as the location for the construction of the 616 Church Street Building in 1921 to house its insurance company. As the company grew over the years, it subsequently implemented 15 additions or newly constructed areas, which over time incorporated a significant portion of the entire City block on which it stood. At its peak, the company employed 2,000 individuals. When the company began to experience a downturn, and an accordant reduction in staff and operation occurred beginning in 1983, it was obvious to firm officials that a decision had to be made with respect to the building due to its diminishing use and advancing age. 2 The City of Evanston designated the site of the former Washington National facilities as a OTIF district in 1994. The RPA amendment is being pursued to conserve and enhance Central Business District functions and to allow for the continued redevelopment of the core area, including expanded provisions for public parking. Without public intervention, the area's future growth could be impaired. Appropriate redevelopment of the area would provide for an increase in the real property tax base. The proposed residential and commercial uses would create new housing and pedestrian activity for downtown businesses, thus expanding the City's and other taxing districts' tax base. • 0 3 IIo QUALIFICATION CRITERIA USED 0 With the assistance of City of Evanston staff, Kane, McKenna and Associates, Inc. (KMA) examined the Proposed Amendment to the Existing RPA in order to determine the presence or absence of appropriate qualifying factors listed in the Illinois "Real Property Tax Increment Allocation Act" (hereinafter referred to as "the Act"), as amended. The relevant sections of the Act are found below. The Act sets out specific procedures which must be adhered to in designating a redevelopment project area. By definition, a "redevelopment project area" is: "an area designated by the municipality, which is not less in the aggregate than 1 %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 area and conservation area." • The Act defines a "blighted" area and "conservation" area as follows: "Am, improved or vacant area within the boundaries of a redevelopment project area located within the territorial limits of the municipality where, if improved, industrial, commercial and residential buildings or improvements, because of a combination of 5 or more of the following factors: age; dilapidation; obsolescence; deterioration; illegal use of individual structures; presence of structures below minimum code standards; excessive vacancies; overcrowding of structures and community facilities; lack of ventilation, light or sanitary facilities; inadequate utilities; excessive land coverage; deleterious land use or- layout; depreciation of physical maintenance; and lack of community planning, is detrimental to the public safety, health, morals or welfare, or if vacant, the sound growth of the taxing districts is impaired by 1) a combination of 2 or more of the following factors: obsolete platting of the vacant land; diversity of ownership of land; tax and special assessment delinquencies on such land; flooding on all or part of such vacant land; deterioration of structures or site improvements in neighboring areas adjacent to the vacant land, or 2) the area immediately prior to becoming vacant qualified as a blighted improved area, or 3) the area consists of a unused quarry or unused quarries, or 4) the area consists of unused railyards, rail tracks railroad rights -of -way, or 5) the area, prior to its designation, is subject to chronic flooding 4 which adversely impacts on real property in the area and such flooding is substantially caused by one or more improvements in or in proximity to the area which improvements • have been in existence for at least 5 years, or 6) the area consists of an unused disposal site, containing earth, stone, building debris or similar material, which were removed from construction, demolition, excavation or dredge sites." "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: dilapidation; obsolescence; deterioration; illegal use of individual structures; presence of structures below minimum code standards; abandonment; excessive vacancies; overcrowding of structures and community facilities; lack of ventilation, light or sanitary facilities; inadequate utilities; excessive land coverage; deleterious land use or layout; depreciation of physical maintenance; lack of community planning, is detrimental to the public safety, health, morals or welfare and such an area may become a blighted area. The presence of factors must be reasonably distributed throughout the RPA and be present to a meaningful extent. The analysis herein indicates that the factors are present to a meaningful • v extent. • 5 _ III. THE STUDY AREA The Study Area consists of an approximately 39 tax parcels and 29 primarystructures. Based on available Sanborn and City permit data, 89% of the structures are over 35 years. Public rights -of -way surrounding the Study Area are included in the proposed amendment to the RPA. These include the Chicago Avenue, Church Street, Davis Street, Orrington Avenue, and Benson Avenue. N. 10 0 IV. METHODOLOGY OF EVAL,UATION, • In evaluating the Proposed Amendment to the Existing RDA's qualification, the following methodology was utilized: (1) Exterior site surveys of the site improvements within the proposed amendment to the RPA were undertaken by representatives from Kane, McKenna and Associates, Inc. KMA completed an evaluation of all structures, noting obsolescence, deleterious layout, depreciation and deterioration, as well as possible code violations. A photograph analysis of the area was conducted and used to aid this evaluation. (2) The entire area was studied in relation to review of zoning and site maps; City ordinances; historic and current tax levy year information from the Cook County Clerk's Office; Sidwe11 tax plat maps; discussions with City staff regarding local history; photographs; and an evaluation of area -wide factors that have affected the area (e.g., deleterious land use or layout, obsolescence, etc.). KMA reviewed the area in its entirety. Cite redevelopment goals and objectives for the entire area were also reviewed. (3) Discussions were undertaken with the City staff. Discussions included certain impediments to the area which could be overcome by certain improvements or incentives. The Study Area was examined to determine the applicability of the different factors for qualification for TIF designation under the Act. - • (4) Evaluation was made by reviewing the information collected and determining how each parcel and the structure measured as to the prevalence of each factor. Summary of Area Findings The following is a summary of relevant qualification findings: (1) The area consisting of the existing RPA and the amended RPA is contiguous and is greater than 1'/z acres in size, as required by the Act. (2) The proposed amendment to the RPA can be categorized as a "conservation area" (a discussion of the basis for qualification of the RPA follows in the next section). Factors necessary to make these findings are present to a meaningful extent and. reasonably distributed throughout the area as a whole. (3) . All property in the RPA (existing and amended) would benefit by the proposed redevelopment project improvements. (4) The sound growth of the tax base for taxing districts that are applicable to the area, including the City, had been impaired by the blighting factors found present in the area and as outlined in the Act. Since 1993, the Study Area Equalized Assessed Valuation (EAV) has increased by 1.9% emulatively, which is near or lower than above the inflation rate and lower than the City's overall growttb, rate of 10% over the same o�eriod. • 0 9 V. QUALIFICATION OF ARE IFINDINGS OF ELIGIBILITY Based upon an evaluation of the Proposed Amendment to the Existing RPA and an analysis* of each of the eligibility factors summarized in Section IV, the following factors are presented to support qualification as a "conservation area". 1) Age_ Ofthe 29 primary structures/improvements in the area, 26 or 89% are over 35 years old. The Study Area meets the initial threshold factor for qualification as a conservation area. 2) Obsolescence The Proposed Amendment to the Existing RPA as a whole exhibits elements of economic and functional obsolescence. As stated above, 89% of the structures are 35 years or older. Almost all of these structures were constructed before or during the late 1940's. is In relation to market levels, the vacancy levels are not extraordinary. However, due to older building conditions, there will be a continual requirements for upgraded mechanical, HVAC, and electrical systems in order to continue to be competitive in the marketplace. Structural components such as windows and window treatments require upgrades in many cases. In addition, facade treatments and exterior finishes require cleaning and repairs. As buildings increase in age, it is important to maintain market rentals in order to continue to upgrade and/or maintain building inventory. 10 • Tenant and/or shopper satisfaction is related to area -wide conditions which include available & convenient parking, overall area appearance (including facades, signage, and streetscape), and the mix of retailers/service providers. Older building inventory and area layouts (including parking availability), such as the Study Area, exhibit conditions that may command lower rentals (or comparatively lower rentals) in relation to newer or modern facilities. As a result, continual attention to property upkeep, available parking and area appearances are important in order to maintain market rental levels and the area's marketplace niche. If such levels decline due to the lack of area amenities or decline in consumer use, the ability of properties to continue to maintain quality tenants decreases. The condition of the Sherman Avenue garage clearly impacts the wider area and its ;parking requirements. Maintenance of the parking facility is an important component *e Study Area. The parking garage exhibits conditions of deterioration which have impacted the useful life of the structure and result in the economic obsolescence. Unless these conditions are addressed, property values could continue to be stagnant or may negatively be impacted. Reference to the Cook County Equalized Assessed Valuation (EAV) data indicates that values have modestly tracked inflation over the period 1993 to 1997 and the Study Area growth is less than the City's overall growth. Almost all of the positive growth over this period can be attributed to value increases associated with two parcels (the Citibank and the former Marshall Field's parcels), while eight parcels recorded declines (20% of the parcels). The majority of the parcels recorded minimal growth. 0 11 The Study Area exhibits suffers from area -wide obsolescence connected in part to the factor of deleterious layout discussed below and the advanced age of the primary structures. • The size and layout of the existing structures, as they were originally constructed in many cases, does not represent a design that accommodates the need of modern businesses and their customers. The dominant structures represented tend to utilize the entire parcels that they each occupy, and provide minimized building setbacks and landscaping. Additionally, these structures were not developed with the concept of heavy automobile use in mind, and the desire of shoppers to park automobiles on the site they wish to frequent. This condition extends to most of the tax blocks that are included within the Study Area. Such blocks suffer from minimum setbacks, and lack enough depth to provide space for adequate customer parking. Existing conditions on these blocks hinder the type of convenience and accessibility demanded by today's retail market place, which in large measure, renders them functionally obsolete for modern commercial/retail use; unless coordinated and available parking is integrated into the area's uses. As described above, the presence of older structures also presents significant costs in rehabilitation relating to replacement and/or repair of building electrical, plumbing, and HVAC systems. Conformance to ADA requirements, window upgrades/replacements, facade replacement, and elevator repair/replacement also could provide additional burdens to owners and/or tenants. 12 0 3) Deleterious L"d Use or Layout • The area is categorized by parcels of various sizes and shapes. Alleyways are generally narrow with respect to truck traffic and loading/unloading requirements. Commercial properties exhibit different lot depths and sizes. Provisions for adequate buffering, loading and parking also require coordination, as well as coordinated ingress and egress for common retail/commercial parking. The central retail/commercial uses are primarily early 1900's vintage and are categorized by layouts that do not include convenient parking (building layout may cover the entire lot) or provisions for loading. Many structures exhibit narrow, long depths. Many parcels, due to smaller size and their relationship to adjacent parcels, would be IVto develop without central coordination. Requirements for the coordination of convenient parking need to be included in planning efforts for the Proposed Amendment to the Existing RPA. There is insufficient public off street parking to service retail and service businesses within the Study Area as a whole, much of the existing parking is either on street (along major traffic arterial streets) with some off-street parking, designated for private use associated with specific businesses. As is common in older central business districts, most retail and service businesses within the Study Area must rely on supplements to the existing on street parking in order to meet customer needs through common parking lots or parking structures. The key reason this problem exists is that the Studv Area is dominated by older multi -storied, store front structures which were constructed in an era prior to automotive society which exists today. Such structures were designed for mixed retail (or service) and prior residential uses (on the upper floors)0 Compounding the problem is the existence of narrow alleyways behind most of the parcels within the RPA. The widths of the alleyways behind most of the parcels within the RPA. The widths of the alleyways do not enhance rear access to most structures, especially as it relates to access by commercial related vehicles. In the era these structures were constructed, direct access via car traffic to service and retail establishments was not as important as today with the tremendous growth in automobile usage over the last 40 to 50 years. In general, people lived (often right above businesses) and shopped in the same neighborhood. This meant there was not a great demand for parking and, therefore no need or concern to require the kind of off-street parking dictated by modern development* standards. Yet, these structures, and the businesses they house remain a vital part of the City. Their long-term viability for commercial use will to a large extent depend on the ability of the City to continually adapt the RPA up to moderns standards, inclusive of creation of public off-street parking, that will allow the majority of the existing structures to remain accessible to business customers. As noted in the Shopping Center Development Handbook Urban Land Institute, "parking in a shopping district must be (or perceived as) simple, trouble -free, and safe." In short, people want to park directly in front of where they want to shop or secure a service. Traditional central 14 0 City shopping areas typically cannot offer this as readily as today's modern retail and service malls 0 this tends to contribute to the problem of deleterious layout and land use. The lack of building setbacks and land coverage for building site greatly limits the potential for private off-street parking for individual businesses within the RPA. Additionally, the lack of land in relation to building coverage throughout the RPA severely limits the potential for existing or new property owners to enlarge sites for business expansion opportunities for the RPA. 4) Depreciation of Phvsical Maintenance Eighty four (84%) of the structures and the site improvements within the RPA exhibited conditions of depreciation and deferred maintenance. These conditions include: o Potholes and cracked pavement in alleyways/lots and street right of ways o Peeling paint and/or unpainted surfaces o Rusted HVAC components and metal framing o Missing mortar/need for repairs on exterior surfaces o Need for tuckpointing (walls/openings) o Damaged window frames/door frames o Window/door frames that require sealing/caulking 5) Deterioration The Sherman Street parking garage which occupies 1/3of a City block, evidences conditions of structural deterioration relating to its waterproof membrane and the post -tensioning components. City engineering evaluations indicate that the structural integrity of the garage will require certain immediate repairs, but a long term solution will need to address replacing all of the • 15 deteriorated slab post -tensioning cables. The scope of the replacement is significant, and e a ultimately be more cost effective. replacement of the structure may y The building that housed the former Varsity theater also evidences deterioration, including the rear part of the structure where the stage is located. The floor is rotted out in places, and interior inspection by the City in early 1999, revealed extensive rat infestation on the ground level and the basement. Building structural components including system components are also in need of replacement according to City inspections. 6. Excessive Vacancies The former Varsity theater structure has been vacant for 13 years, except for frontage uses «-hich comprise less than 75% of the area. The Ameritech facility located at the southeast part of the Study Area has been vacant for 13 years as well. (Existing uses are limited to a switching* station, office/ancillary space has remained vacant). • 16 VI. OVERALL ASSESSMENT OF AMFNDFD TIF AREA QUALIFICATIONS, 0 The Proposed Amendment to the Existing RPA is considered to be an eligible TIF District with respect to conservation area conditions. Conservation area conditions exist throughout the area, which when considered as a whole, will qualify the Study Area under Section 11-74.4-3 of the Tax Increment Allocation Redevelopment Act of the State of Illinois. As set forth in the narrative and map attached herein, the Proposed Amendment to the Existing RPA meets the "conservation area": requirements of the Act. The following characteristics are distributed throughout the proposed RPA: (1) Age, (2) Obsolescence, (3) Deleterious Land Use and/or Layout, (4) Depreciation of Physical Maintenance, (5) Deterioration, and (6) Excessive Vacancies. • The combination of these factors impede the most efficient redevelopment of the properties. The combined age, obsolescence and deleterious layout of the area, coupled with the depreciation will require a coordinated redevelopment approach in order to improve this core area of the downtown, and coordinate efforta with existing and proposed redevelopments. City intervention and the Proposed Amendment to the Existing RPA is expected to maintain and improve property valuations, and serve as a conduit for the leveraging of substantial private investment and development. mpevanst.tif '.__'.99 17 Exhibit 1 Boundary Map • n LJ • J.i�.; u I Ica 41 City of Evanston Proposed Amendment to ashington 1 /,lot): � } � _� _ -oU � y :}2 ..,� • ; � o ( I - - r I ��' °`°'� I '"E'" •-.;.: -- Q. ; a National Redevelopment Project Area we ,I/ ,r - _ `7 1 _ r i � g -� , oie 40— fm TIF Boundary Existing s ' ' ;, ,--•T ' ' `.Ir ¢'•• , o� Proposed TIF-Amendment Boundary f1 AL ' ..r n q 'a/ 'III yv/Q/1 / • p® �L � V ` I �� J � JJ- -� (... �• \\ � r •/Is t0 o•onv '� i , a � \� �i�s� / � isi�Nw.'�`f �1 w J'cy, Q ` �/ • ` t of jR... i ti ° 14 i Id 66 04 Saw ^�! �� •/ .♦ p tr h ti .1 A ry NI ry 9 jl "rvl ��' �.•_Y r.,,, ' ir, . •,f -\\`. y - ,a - is Z I O r oar ° IV w �• •: : � /1{ �� � ��- , ` r rtl •. t'� _ , •p 6 .._ 1, Lam— ° rF„!• �// / d �, • � V I,I b �. 1. fY. (-OAT $ 1 � ..,/ • • a,�� :�, �� �` r ,j? 0 vY i 1 l4 Y / "Alt E Exhibit 2 Legal Description • • Amendment to Washington National TIF District (amended area only) That part of the East %2 of the West % and the West %2 of the Southeast ''/. of Section 18, Township 41 North, Range 14 East of the Third Principal Meridian described as follows: beginning at the point of intersection of the East line, extended South. of Benson Avenue and the center line of Church Street (said point of intersection being a point in the South line of the East '/2 of the Northwest '/. of said Section 18); thence North along said extended East line; the East line and said East line extended North of said Benson Avenue to the North line of the First east and west 20 ft. public alley North of said Church Street; thence East along said North line and said North line extended across a 20 ft. north and south alley and across Sherman Avenue to the East line of said Sherman Avenue; thence South along said East line to the North line of Church Street; thence East along said North • line and said North line extended across a 20 ft. north and south alley and across Orrington Avenue it, the Easterly line of said Orrington Avenue: thence Southerly along said Easterly line and said Easteriy line extended across Church Street to the Southerly line of Lot 7 in Block 19 in the Village of Evanston in Section 13. Township 41 North. Range 13 East of the Third Principal Meridian and Section 7. 18 and 19. Township 41 North. Range 14 East of the Third Principal Meridian; thence Easterly alone said Southerlv line and said Southerlv extended across a 20 ft. northerly and southerly alien and across Chicago Avenue to the Easterly line of said Chicago Avenue; thence Southerly along said Easterly line and said Easterly line extended across Davis Street and across a Easterly & Westerly 20 ft. alley to the Southerly line. extended Southeasterly, of Lot 4 in Block 27 in the Villa�_e of Evanston aforesaid: thence Northwesterly along said extended Southerly line the • Southerly line and the said Southerly line extended across a 20 ft. northerly and southerly alley Westerly of said Lot 4 to the Westerly line of said alley; thence Northerly along the said Westerly line of alley to the Northerly line of Lot 10 in Block 27 in the Village of Evanston aforesaid: thence • Northwesterly along said Northerly line and said Northerly line extended to the West line of Sherman Avenue; thence North along said West line to the Southerly line of Davis Street. thence Northwesterly and Westerly along said Southerly line to the East line, extended South, of Benson Avenue; thence North along said extended East line, the East line and said East line extended across two east and west alleys of said Benson Avenue to the South line of Church Street; thence continuing North across the Southerly part of said Church Street to the point of beginning. Cook County, Illinois. • • me% anstn le^ • • • Exhibit 3 Parcel Identification Numbers vvtvVi OJ PIN Existinq TIF 11-18-306-033 Initial Study Area 11-18-304-006 11-18-304-007 11-18-304-009 11-18-304-010 11-1 MN-014 11-18-304-015 11-18-304-016 11-18-304-017 11-18-304-018 11-18-304-019 11-18-3®4-020 1'1-18-3®4-023 1'1-18-304-024 11-18-304-025 11-18-304-026 11-18-304-027 11-18-306-021 11-18-306-022-8001 11-18-306-022-8002 11-18-366-029 11-18-306-030 11-18-366-026 11-18-366-032 f1-18-306-007 EVWNAMD.WK4 0 PRELIMINARY Evanston Washington National TIF Proposed TIF Amendment TAX 1998 AV 1997 EAV(2) 1996 EAV (2) 1995 EAV (2) 1994 EAV (2) 1993 EAV (2) CODE (1) 17025 Div. Parcel 4,728,371 1,185,092 New Parcel - 0 0 Area 1 17024 217,899 468,,243 468,853 462.883 396,898 450,756 17024 52,063 111,878 112,024 110,597 90,881 108,786 17024 378,109 8121518 8131577 803,217 7361567 7461047 17016 Exempt Exempt Exempt Exempt Exempt Exempt 17024 220,000 472,758 473,374 467,346 429,220 434`744 17024 136,562 293,458 212,891 249,714 296,858 300,678 17024 41,271 88,867 88,803 87,672 87,032 88,152 17024 41,271 88,867 88,803 87,672 87,032 88,152 17024 41,271 88,867 88,803 87,672 87,032 88,152 17024 82,122 176,472 176 J02 174,452 173,254 175,484 17024 117,762 253`059 253,388 2501162 235,288 238,316 17024 932,525 2,003`903 2,006,514 1980965 1752,603 1,775,158 17024 200,358 3881396 3881903 383 950 3391806 3441180 17016 Exempt Exempt Exempt Exempt Exempt Exempt 17016 Exempt Exempt Exempt Exempt Exempt Exempt 17024. 516,635 1,110,197 1,111 `644 1,066,611 908,630 920,323 17024 160,233 3441325 3441773 3401383 3181452 3221550 17024 Exempt Exempt Exempt Exempt Exempt Exempt 17024 35,878 77,_098 77,199 76,216 2 76,804 17024 82,700 177,714 177,946 175,680 75,661 234,396 17024 50,107 1071675 1071815 1061442 105,901 107,264 17016 Exempt Exempt Exempt Exempt Exempt Exempt 17024 623,228 1,339,255� 1,438,272 1,350,394 1,662,693 1,684 091 17024 77,421 166, 370 180,816 167,112 198,1811 200.7311 ::w vvi V a 0 PIN 11-18-312-005 11-18-312-006 11-18-312-007 .11-18-312-008 11-18-312-009 11-1'8-312-016 11-18-312-017 11-18-312-018 11-18-312-019 11-18-312-010 11-18-305-003 11-18-305-005 ' 1 1-18-305-002 ADD Field's/Varsity 11-18-126-013 11-18-126-014 Cumulative Pct. Chang 1.96% • PRELIMINARY Evanston Washington National TIF Proposed TIF Amendment • TAX 1998 AV 1997 EAV(2) 1996 EAV (2) 1995 EAV (2) 1994 EAV (2) - 1993 EAV (2) CODE (1) 17024 157,999 339,524 339,966 335,637 270,063 273,539 17024 83,029 178,421 178,653 167,015 166,163 16002 17024 84,776 182,175 182,413 183,119 151,191 153,137 17024 119,344 256,458 263,848 213,717 140,877 142,690 17024 172,040 369,697 370,178 365,465 308`381 312,350 17024 150,753 323,953 324,375 320,245 304,841 308,764 17024 52,190 112,151 111,774 113,076 112,502 113,949 17024 79,434 170,696 227,`465 265,574 212,474 215,209 17024 125,196 269,034 269,389 265,699 380,665 385,564 17024 1,196,122 2,57047 2,573,696 2,179`532 2,528,004 3,237,060 17024 781,383 1,`679,114 952,532 1,002,831 1,472,811 1,491,766 17024 8021357 1,724,185 1, 726,,432 1,530,518 1,,633,125 1,654,142 17024 420,099 902,751 903,927 892,416 883,443 894,813 17024 1,389,391 2,985,662 2,989,553 2,951,483 2,602,925 2,636,424 17024 390,282 838,677 839,770 829,076 679,655 688,402 Total 10,011,810 21,472L765 20,865t071 20,044L543 19,829i111 21.060.875� Pct. Change 2.91 % 4.09% 1.09% -6.85% EVWNAMD.WK4 2 7 Existing TIF 11-18-306-033 Initial Study Area 11-18-304-006 11-18-304-007 11-18-304-009 11-18-304-010 11-18-304-014 11-18-304-015 11-18-3�04-016 11-18-304-017 :11-18-304-018 11-18-304-019 11-18-304-020 111-18-304-023 11-18-304-024 s 1-18404-025 1 1-18-304-026 11-18-304-027 ,1,1-18406-021 11-18-306-022-8001 11-18-306-022-8002 11-18-306-029 11-18-306-030 11-18-306-026 11-18-366-032 i -184 6-007 EVWNAMD.WK4 PRELIMINARY Evanston Washington National TIF Threshold Proposed TIF Amendment Factor: Other Factors: Area Wide Factors: Age (3) 35 yrs + Deprec. If Depr. Deterioration Excessive Deleterious Obsolesc. then "1" then "1" Vacancy Layout 1995 0 No 0 , Yes Yes 1923 1 Yes 1 Yes Yes 1918 1 Yes 1 Yes Yes 1948 1 No 0 Yes Yes Garage Yes 1 Yes Yes Yes 1936 1 Yes 1 Yes Yes 1929 1 Yes 1 Yes Yes 1929 1 No 0 Yes Yes Pt.-016 Yes 1 Yes Yes Lot No 0 Yes Yes 1894 1 No 0 Yes Yes 1947 1 Yes 1 Yes Yes 1947 1 Yes 1 Yes Yes 1921 1 Yes 1 Yes Yes 1969 0 Yes 1 Yes Yes Yes Pt. -025 Yes 1 Yes Yes Yes 1940 1 Yes 1 Yes Yes 1906 1 Yes 1 Yes Yes Lot Yes 1 Yes Yes Lot Yes 1 Yes Yes Lot Yes 1 Yes Yes Lot Yes 1 Yes Yes Alley Yes 1 Yes Yes Plz. Dr. Thr. 0 No 0 Yes Yes Lot No 0 j Yes Yes 3 v v1vV1.7O PRELIMINARY Evanston Washington National TIF Threshold Proposed TIF Amendment Factor: Other Factors: Area Wide Factors: PIN Age (3) 35 yrs + Deprec. If Depr. Deterioration Excessive Deleterious Obsolesc. then "1" then 1" Vacancy Layout `11-18-312-005 1903 1 Yes 1 Yes Yes 11-18-312-006 1898 1 Yes 1 Yes. Yes 11-18-312-007 1909 1 Yes 1 Yes Yes 11-18-312-008 1950 1 Yes 1 Yes Yes 1-18-312-009 1911 11 Yes 1 Yes Yes 11-18-312-016 1929 1 Yes 1 Yes Yes 11-18-312-017 1929 1 Yes 1 Yes Yes ' 11-18-312-018 1929 1 Yes 1 Yes Yes 11-18-312-019 1947 1 Yes 1 Yes Yes 11-18-312-010 1955 1 Yes 1 Yes Yes Yes 11-18-305-003 No 0 Yes 1 Yes Yes 11-18-3©5-005 1920 1 Yes 1 Yes Yes .11-18-305-002 1927 1 Yes 1 Yes Yes :ADD Field'sNarsity Yes Yes 11-18-126-013 1929 1 Yes 1 Yes Yes 11-18-126-014 1926 1 Yes 1 Yes Yes Yes Yes Cumulative Pct. Chanaei Total 26 33 1.96% 1 Pct./Total 89.66% 84.62% EVWNAMDAK4 4 • e Exhibit D - Existing Land Use Map C: • S/ ...may Proposed Amendment to ashingtori E' LfNational Redevelopment Project Area ♦ O f 1 u ,G .uqu O .,, 4 I •°" - (/1 •J -`ems ' a '- —*- -• Existing Land Uses - Amended Area 1 - r r� - Mixed Uses: Commercial, Retail, Public Parking, VT7L RGM \ l ~ ,! 303 ( ' y 66 r :`4 14 \ �; i iO I In lQ� 1 •~ v�°+. '�] ems• p,i �\ 1 � � ? \\t44�s+�. •tee _ O.J~ • O n � I 1 a ♦� TIF Boundary Existing i o 'Z ` `� VI .4 _ 1 20 S `. fj• � � /YI I i�i�'�� t f \ Q r.a•. i / N •U e.a ,�, :.r ,� V, C�'v Off, •,�� <J � 'oy V 1 e f > GROVE — SL"A" North o , c Fa; _ I . --- • . �- _� .- poke -,:�; ;tip" � • . � .. • � � `f - r. A Exhibit E Proposed Land Use Map • 0 ST j ►�. -' City of Evanston Washington Amendment to posed ndm ct Area " g . , ; i ��� _-_. ; y 1 ► Pro 1 Redevelopment Project �- Nations + flea, - - �y ,.� a • N_ o•° - Z Amended Area z �° Proposed Land Uses - /! Public Parking, ercial, Retail, Is `� � .,l -..• � Comm ,—, '' Mixed uses .a ; ; ; ; .•• �; p..r� l -- �� t _ r� • , �,f o p Residentla .'•: I W> ems, ` ■ •► ■�r �■ ■ s a a •■• w ..� • • • • ■ r ■ ■ ` �� s■n_11_ • • • • • • ■ • • • • • ■ • • • • • ■ • • • •t • • • ■ ■ &• • ■ • ■ • r • • }„1•"We -+-•-- IG f%■ • • • • ■ ■ • ■ • • • • • • • • ■.T • • It1 • • ■ • • • • • • ■ i lie r 1 it ■. ■ • •■�� �■ •r�s'••� ■i •■fw •:_�j Y� a5`T 1�� , �i R ^� ■■•. ■ • •■Jr ■ • • • • •rC .i•.■ ■ • .. ire f f r 14 • •�w_ • • .■ • • 66 _ Q� 3 • • • u, . i r ■ ■ ty �t�,. �•• -6-■T■ f�• •�• ^r ! . •■�• i 'fir ', \,, • • • ■ • • • • • i� f• Is• • • • • • to �� ► w w� • • r • " .... , ....■.: ., Boundary Existing .. • ... .... TIF B rY .� • • • • • • f • • ■ • • • ■ • • • • .• • f • ■ • • • • • r • • • • • • • • • •Is `\ i�• ��.��.... f .. .%. • . - ••. • ■•'iti i i i i •i ii ■ • i • /� v saw _ 0 It �� a r{• s New •af4 • o • r •• S h v •�• ■f i v• iy •• • i i i• • +t.li• • i • 1 o Z • • • t • •p • • • • . rt t ►_ --�sT__Y a.. • • i •► • ��.a•�1, • i i o i i 14 lift! J_c-=. i, 'o�� i •�i • •i i fIs ••• f� •• v ` i - w I ; r .. s f. • .. ... North 9 ... .. t t ..a» -..) ' ll ••GROvEt l ' • ff %j t FR � 1 . __