HomeMy WebLinkAbout067-O-21 Adopting Tax Increment Allocation Financing for the Five-Fifths Redevelopment Project Area7/12/2021
67-O-21
AN ORDINANCE
ADOPTING TAX INCREMENT
ALLOCATION FINANCING FOR THE FIVE-FIFTHS
REDEVELOPMENT PROJECT AREA
NOW BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
EVANSTON, COOK COUNTY, ILLINOIS:
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”);
and
WHEREAS, the City has heretofore approved a redevelopment plan and
project (the “Redevelopment Plan and Project”) as required by the Act by passage of an
ordinance and has heretofore designated a redevelopment project area (the
“Redevelopment Project Area”) as required by the Act by the passage of an ordinance
and has otherwise complied with all other conditions precedent required by the Act,
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of
the City of Evanston, Cook County, Illinois, as follows:
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SECTION 1. Tax Increment Financing Adopted. That tax increment
allocation financing is hereby adopted to pay redevelopment project costs as defined in
the Act and as set forth in the Redevelopment Plan and Project within the Area as
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 Redevelopment Project 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 in EXHIBIT C attached hereto and
incorporated herein as if set out in full by this reference.
SECTION 2. Allocation of Ad Valorem Taxes. That pursuant to the Act,
the ad valorem taxes, if any, arising from the levies upon taxable real property in the
Redevelopment Project Area by taxing districts and tax rates determined in the manner
provided in Section 11-74.4-9(C) of the Act each year after the effective date of this
Ordinance until the Project costs and obligations issued in respect thereto have been
paid shall be divided as follows:
a. That portion of taxes levied upon each taxable lot, block, tract, or parcel of real
property that is attributable to the lower of the current equalized assessed value or the
initial equalized assessed value of each such taxable lot, block, tract, or parcel of real
property in the Redevelopment Project Area shall be allocated to, and when collected,
shall be paid by the county collector to the respective affected taxing districts in the
manner required by law in the absence of the adoption of tax increment allocation
financing.
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b. That portion, if any, of such taxes that is attributable to the increase in the
current equalized assessed valuation of each lot, block, tract, or parcel of real property
in the Redevelopment Project Area shall be allocated to, and when collected, shall be
paid to the municipal treasurer, who shall deposit said taxes into a special fund, hereby
created, and designated the “Five-Fifths Redevelopment Project Area Special Tax
Allocation Fund” of the City and such taxes shall be used for the purpose of paying
Project costs and obligations incurred in the payment thereof.
SECTION 3. Invalidity of Any Section. That if any section, paragraph, or
provision of this Ordinance shall be held to be invalid or unenforceable for any reason,
the invalidity or unenforceability of such section, paragraph, or provision shall not affect
any of the remaining provisions of this Ordinance.
SECTION 4. Superseder and Effective Date. That 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 effective
immediately upon its passage by the Corporate Authorities and approval as provided by
law.
AYES _______
NAYS ________
ABSENT ________
5
4
0
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Introduced:_________________, 2021
Adopted:___________________, 2021
Approved:
__________________________, 2021
Daniel Biss, Mayor
Attest:
Stephanie Mendoza, City Clerk
Approved as to form:
Nicholas E. Cummings, Corporation
Counsel
July 12
October 25
10/26
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EXHIBIT A
LEGAL DESCRIPTION
REDEVELOPMENT PROJECT AREA
Page 10 of 77
LEGAL DESCRIPTION FOR THE FIVE-FIFTHS TAX INCREMENT
PROJECT AREA, EVANSTON, IL
That part of the City of Evanston, Illinois described as follows:
Beginning at the intersection of the North line of Central Street and the Southwesterly line of
Green Bay Road; thence East, along the North line of Central Street, to the E ast line of
Broadway Avenue; thence South to the intersection of the South line of Central Street and the
Northeasterly line of Poplar Avenue; thence Southeasterly, along the Northeasterly line of
Poplar Avenue, to the West line of Ashland Avenue; thence South, along the Southerly
extension of the West line of Ashland Avenue, to the intersection of the South line of Grant
Avenue and the Northeasterly right of way line of Chicago and Northwestern Railway; thence
Southeasterly, along the Northeasterly right of way line of Chicago and Northwestern Railway,
to the North line and its extension of Lot 15 of Block 3 in Evanston Centre 2nd Addition in the
Southeast Quarter of Section 12, Township 41 North, Range 13 East of the Third Principal
Meridian; thence East along the North line and its extension of said Lot 15 to the East line of
Wesley Avenue; thence South, along the East line of Wesley Avenue, to the Northwest corner
of Lot 18 of Block 1 in said Evanston Centre 2 nd Addition; thence East, along the North line of
said Lot 18 and its extension to the Northwest corner of Lot 1 in said Block 1 in Evanston Centre
2nd Addition; thence South to the Southwest corner of said Lot 1, thence East to the Southeast
corner of said Lot 1 being the intersection of the North line of Simpson Street and the West line
of Asbury Avenue; thence North, along the West line of Asbury Avenue, to the North line and
its extension of Leonard Avenue; thence East, along the North line and its extension of Leonard
Avenue, to the Southeasterly right of way of Ridge Avenue; thence Southwesterly, along said
Southeasterly right of way, to the North line of Simpson Street; thence Southwest to the
intersection of the South line of Simpson Street and the Southeasterly right of way line of Ridge
Avenue; thence Southwesterly, along the Southeasterly right of way line of Ridge Avenue, to
the North line and its extension of Lot 8 in County Clerk’s Division of unsubdivided lands in the
Northwest Quarter of Section 18, Township 41 North, Range 14 East of the Third Principal
Meridian recorded September 12,1888 as document 1003465 being also a boundary line of Lot
1 of Northwestern University Consolidation recorded September 11, 1996 as document
96693462; thence West, along the last described line, to the Northwest corner of aforesaid Lot
8 being a corner of lot 1 in said Northwestern University Consolidation; thence Southwest,
along the East line of Lot 1 in said consolidation, 256.27 feet to a bend point in the Easterly line
of said Lot 1; thence continuing Southerly, along the East line of Lot 1, being a curve concave
easterly and having a radius of 395.25 feet, an arc distance of 107.79 feet; thence East, along
the boundary of Lot, 2.57 feet to a corner of said Lot 1; thence Southwest, along a boundary of
Lot 1 a distance of 18.13 feet, more or less, to Southeasterly corner of said Lot 1 being also the
Northwest corner of Lot 12 in County Clerk’s Division of unsubdivided lands; thence
Southeasterly, along a line drawn to a point on the South line of said Lot 12 be ing 17.0 feet (as
measured on the South line of Lot 12) a distance of 94.0 feet; thence Southwesterly at right
angles to the last described line 9.11 feet; thence Southeasterly 82.26 feet, along a line to a
point on the South line of aforesaid Lot 12 being 39.06 feet West (as measured on the South
line of Lot 12); thence Southeasterly, along a line forming a deflection angle to the left with the
Page 11 of 77
prolongation of the last described line, 14.44 feet; thence Southeasterly to the to the
intersection of the South line of Emerson Street and the Northeasterly line of East Railroad
Avenue; thence Southwesterly to the Northeast corner of vacated West Railroad Avenue by
document87518006; thence Southeasterly, along the Northeasterly line of vacated West
railroad Avenue, to the North line of Lots 8 to 13 of Block 1 in Pratt’s Addition to Evanston
extended East, being the South line of an alley; thence West, along said South line and its
extension, to the East line of Lot 10 in said Block 1 of Pratt’s Addition to Evanston; thence
South, along the East line and its extension to the South line of Clark Street; thence West along
the South line of Clark Street and its extension to the West line of Ridge Avenue; thence
Northeasterly, along the West line of Ridge Avenue/Green Bay Road to the South line of
Emerson Street; thence West along the South line of Emerson Street to the West line and its
extension of the East 30 feet of Lot 19 of Block 4 in Grant and Jackson’s Addition to Evanston in
the Northeast Quarter of Section 13, Township 41 North, Range 13 and the Northwest Quarter
of Section 18, Township 41 North, Range14 East of the Third Principal Meridian; thence North,
along the last described line, to the North line of the East -West alley in said Block 4; thence
east, along the North line of said alley, to the East line of the North -South alley in said Block 4;
thence North, along said east line, to a bend point in Lot 3 in said Block 4;thence Northeasterly,
along the Westerly line of Lots 1, 2 and 3 in said Block 4 to the So uth line of Foster Street;
thence East, along the South line of Foster Street, to the East line of Jackson Avenue; thence
North, along the East line of Jackson Avenue to the South line of the East -West alley and its
extension in Block 2 in said Grant and Jackson’s Addition to Evanston to the Southwesterly
right of way of the Chicago and Northwestern Railway right of way being also the Northeasterly
right of way of Green Bay Road; thence Northwesterly, along said right of way line, to the North
line of Simpson Street; thence West, along the North line of Simpson Street, to the East line of
Jackson Avenue being the Southwest corner of the Resubdivision of Block 10 in Evanston Centre
Addition; thence Southeasterly to the Northwest corner of Block 13 in aforesa id Evanston
Centre Addition; thence Southwesterly, along the former Northwesterly right of way line of
Chicago and Northwestern Mayfair to Evanston line (now abandoned), to the north line of
Foster Street; thence West, along the North line of Foster Street , to the East line and its
extension of a North-South alley in Block 6 of McNiell’s Addition to Evanston in the Northwest
Quarter of the Northeast Quarter of Section 13, Township 41 North, Range 13 East of the Third
Principal Meridian; thence South, along the East line and its extension of said alley to the South
line of Foster Street; thence West, along the South line of Foster Street to the West line and its
extension, to the West line and its extension of a North -South alley in Block 2 of said McNiell’s
Addition to Evanston being also the West line of Foster Field Resubdivision; thence North, along
the West line of Lot 2 of said Foster Field Resubdivision, to the North line of said Lot 2 being
also the South line of Lot 4 in Block 2 of aforesaid McNiell’s Addition to Evanston; thence East,
along the last described line, to the Southeast corner of said Lot 4 being on the West line of
Dewey Avenue; thence North , along the West line of Dewey Avenue, to the North line of
Simpson Street; thence West, along the North line of Simpson Street, to the West line of
Darrow Avenue; thence North, along the West line of Darrow Avenue, to the North line of
Payne Street; thence East, along the North line of Payne Street, to the Southeast corner of Lot 5
in Craven’s Resubdivision of Lots 9, 10 and the South Half of Lot 11of Block 5 of Payne’s
Addition to Evanston in the Southwest Quarter of the Southeast Quarter of Section 12,
Page 12 of 77
Township 41 North, Range 13 East of the Third Principal Meridian; thence North, along the East
line of said Lot 5 to the South line and its extension of Lot 6 in in Block 5 of the aforesaid
Payne’s Addition to Evanston; thence East, along the South line and its extension of Lot 6, to
the Southeast corner of Lot 6 being on the West line of Dewey Avenue; thence North, along the
West line of Dewey Avenue, to the South line and its extension of Lot 14 in Block 6 of said
Payne’s Addition to Evanston; thence East, along the South line and its extension of Lot 14 to
the Southeast corner of Lot 14 being on the West line of a North-South public alley; thence
North, along the West line of said alley to the Northeast corner of Lot 16 in said Block 6being on
the South line of Noyes Street; thence East, along the South line of Noyes Street to the
Northeast corner of Lot 1 in Owner’s Resubdivision of Lots 1 and 2 of Block 6 in said Payne’s
Addition to Evanston being on the West line of Ashland Avenue; thence North, along the West
line of Ashland Avenue, to its intersection with the Southwesterly line of Green Bay Road;
thence Northwesterly, along the Southwesterly line of Green Bay Road to the Northeast corner
of Lot 1 in Owner’s resubdivision of Lot 21 of Block 11 in North Evanston recorded as document
3426469; thence Southwesterly, along the Northwesterly line of said Lot 1 a distance of 30.0
feet; thence Northeasterly to a point on the Southwesterly line of Green Bay Road being 30.0
feet Northwesterly of the Northeast corner of the aforesaid Lot 1 of Owner’s Resubdivision of
Lot 21; thence Northwesterly, along the Southwesterly line of Green Bay Road to the point of
beginning, all in Cook County, Illinois.
Page 13 of 77
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EXHIBIT B
GENERAL STREET LOCATION OF PROJECT AREA
Page 14 of 77
FIVE FIFTHS TIF GENERAL STREET LOCATION OF PROJECT AREA
“The majority of the parcels in the proposed redevelopment project area are situated east and
west of Green Bay Road, to Ridge Avenue to the east,to Darrow Avenue to the west, and to
Leonard Place to the north and Emerson Street to the south”
Page 15 of 77
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EXHIBIT C
MAP OF REDEVELOPMENT PROJECT AREA
Page 16 of 77
RidgeAveP
rairie A
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G
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a
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dMcCormick BlvdPayne St
Lincoln St
Colfax St
Noy e s St
Gr ant St
Dewey AveEme r s on St
Foster S t
Central St
P
o
plar
A
v
eBridge St BroadwayAveColfax St
Noyes St
Gaffield Pl
Simpson St
Hamlin StAsbury AveFoster St
Maple AveUniversity Pl
ClarkStDodge AveNo ye s S t
Harrison St Eastwood AveUniversity PlJackson AveBryant AveBryantAveSimp son St
Jackson AveWesley AveColfaxSt
Ashland AveLyons StBrown AveWesleyAveColfaxTerLyons St
P
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plar A
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e Ashland AveOak AveAsbury AveBryant AveGirard AvePrairie
A
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eColfax St
Wesley AveRosalie St
Ridge
A
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Le onard Pl
Grant St
Dodge AveGarnett Pl
Darrow AveLeonard Pl
Oak AveBrown AveAshland AveHarrison St
E
a
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ailr
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eWesley AveAsbury AveClark St
P
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Asbury AveJackson AveHarrison StLeon Pl
Dewey AveBrown AvePratt CtProposed Five-Fifths TIF District
0 500 1,000 Feet
This map is provided "as is" without warranties of any kind. Seewww.cityofevanston.org/mapdisclaimers.html for more information.
ProposedFiveFifthsTIFMap.mxd - 3/10/2021
Proposed TIF District
Existing TIF District
Building Section
Tax Parcel
Street / Alley
Railroad
Water ´
Page 17 of 77
CITY OF EVANSTON - TIF PUBLIC HEARING QUESTIONS AND
RESPONSES -July 26, 2021
1.I appreciate that Council Member Burns has taken the lead on setting up the next TIF
meeting. I requested last night and repeat today that a series of City Wide Q&A Town
Hall type meetings be scheduled. I don’t think Council Member Burns should be
saddled with this responsibility. Please let me know when the next TIF meeting is
scheduled.
The city is meeting all of the statutory requirements.The city has also exceeded them by
presenting in public ward meetings as requested and furthermore through discussion /
debate at city council and economic development committee meetings when first proposing
the TIF. There are opportunities to exceed meeting requirements in coming weeks if so
desired/directed.
2.Who are the individuals who make up the JRB Taxing Districts group, and how were
they selected to judge the qualifications of the proposed TIF?
The individuals are selected by the respective organizations.The most recent JRB included
members of impacted taxing bodies including:
●District 202 - Mary Rodino, CFO
●District 65- Raphael Obafemi, CFO
●Cook County - Mohammed Elahi, Deputy Director Planning/Economic Development
●Oakton Community College - Jeffrey Gossrow, Budget and Analysis Manager
●City of Evanston - Paul Zalmezak, Economic Development Manager (although finance
director often participates in this meeting)
●5th Ward Resident - Linnea Latimer
The Joint Review Board is defined in the state statutes as the taxing bodies (65 ILCS
5/11-74.4-5) (from Ch. 24, par. 11-74.4-5) Sec. 11-74.4-5.(b)Public hearing; joint review
board.
https://www.ilga.gov/legislation/ilcs/fulltext.asp?DocName=006500050K11-74.4-5
“Prior to holding a public hearing to approve or amend a redevelopment plan or to
designate or add additional parcels of property to a redevelopment project area, the
municipality shall convene a joint review board. The board shall consist of a
representative selected by each community college district, local elementary school
district and high school district or each local community unit school district, park district,
library district, township, fire protection district,and county that will have the authority to
directly levy taxes on the property within the proposed redevelopment project area at the
time that the proposed redevelopment project area is approved, a representative
selected by the municipality and a public member.The public member shall first be
selected and then the board's chairperson shall be selected by a majority of the board
members present and voting. For redevelopment project areas with redevelopment
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plans or proposed redevelopment plans that would result in the displacement of
residents from 10 or more inhabited residential units or that include 75 or more inhabited
residential units, the public member shall be a person who resides in the redevelopment
project area.”
3.How can the Metra track embankment be considered part of the TIF? Evanston does
not own the track embankment.
Ownership of the property is irrelevant to the TIF map making process. The proposed TIF
district is composed of contiguous parcels. The Metra property is included because the
parcel is required to make a contiguous and functioning TIF project area. It is not legal to
split a parcel (PIN) when creating a taxing district.
4.Why is the Civic Center property in the TIF? The civic center is not in a blighted
neighborhood. To say so will bring down property values of all of the surrounding
adjacent neighbors residential properties.
Evanston has had numerous city hall properties during its history. It is good planning to
consider that there is a likelihood that over the next 23 years (the life of a TIF district) that all
or a portion of the Civic Center property could be reused for private purposes, and therefore
property tax generating. The 23 year life cycle of a TIF represents six city council terms.
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The most recent City Council has recently agreed to at a minimum study the possibility. The
building represents our biggest asset and requires significant investment. No decisions
have been made nor has there been a public process.Placing the property in the proposed
TIF does not represent fait accompli. It’s simply planning.
If the sale of the property were to occur, the increment generated from the Civic Center
property would be invested in the heart of the Fifth Ward. The area east of the railroad tracks
has always had higher property values and is majority white as a result of red lining efforts
years ago. There are few significant opportunities in the area to generate funding for
meaningful improvements.
Secondly, neither city staff or the consultant are claiming the area is blighted, because it is
not. It doesn’t meet state of illinois TIF standards for blight, nor does it pass common sense
definition of blight.
The City’s consultant Kane McKenna & Associates has determined that the proposed TIF
boundary as a whole meets the State of Illinois standards for a Conservation Area TIF. The
State of Illinois defines a “conservation area” as having 50% or more of structures in area
with an age of 35 years or more AND has a combination of three or more of the following
conditions: 1) Dilapidation, 2) Obsolescence, 3) Deterioration,4) Presence of Structures
below minimum code standards, 5) Ilegal uses, 6) Excessive vacancies, 7) lack of
ventilation, light, sanitary, 8) inadequate utilities,9) excessive land coverage or
overcrowding, 10) Deleterious land use, 11) lack of community planning, 12) Environmental
remediation requirements, 13) Equalized assessed value lagging compared to balance of
the community.
Kane McKenna determined that the proposed TIF district meets as many as six qualification
factors: 1) Obsolescence, 2) Deterioration, 3) Inadequate Utilities, 4) Excessive Lot
Coverage, 5) Lack of Community Planning, and 6) Lagging EAV. The consultant may
update this list to remove lagging EAV depending on the updated assessed value
information due from Cook County.
5.Neither the City Council nor Evanston residents have discussed selling the Civic
Center but many behind the scenes actions are taking place to be prepared to do so.
An RFP was issued for planning the relocation of the Civic Center and Main Police
Station functions. Why is this planning taking place and why is the Civic Center in
the proposed TIF, IF not for the City Manager’s intention to sell these properties?
This is what I and others find so misleading.
We have had numerous public conversations about the evaluation of city owned properties
and their potential disposition. Regardless of the status of those conversations, it represents
good long range planning to include a property like the Civic Center in the proposed district
because as mentioned above, TIFs last 23 years. The future is unknown. And perhaps one
of the six city councils to represent future Evanston residents can use the financial tool to
improve the community.
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6.There is a typo in the slides of the presentation it states ..750” (inches) of the
proposed TIF District, whereas you meant 750’.
Noted. Thank you.
7.The presentation packet states that on May 11, a notice of public hearing was sent out
(only) to residential addresses within 750” of the proposed TIF District. This means
very few people in the city received notice. THE 6TH WARD HAD NO NOTICE. No
wards should be excluded.
The notice of public hearing met all State of Illinois requirements for a new TIF district
proposal. Notices were posted in the Evanston Review (Chicago Tribune) where all city
public/legal notices are posted. The next requirement of the State of Illinois is to submit
ordinances for City Council consideration. City Council meetings are posted and provide for
public comment. Furthermore, the City of Evanston requires a meeting for introduction and
a second meeting for approval. In addition to the upcoming city council public meetings,
there will be additional opportunities in meetings to be determined by Councilmember Burns.
8.Apparently again on June 28, a notice of public hearing was sent to taxpayers of
record and residential addresses within the TIF.THE 6TH WARD HAD NO NOTICE. No
wards should be excluded.
The TIF notices meet all statutory requirements.Neither the State nor the City of Evanston
require noticing of individual wards.
9.How many people signed up for the Public Zoom Meeting on April 15 th? This
apparently was the only city wide public meeting on this very important subject and
held during the height of the pandemic. Who attended this meeting and who from the
city & consultants were present? Where would I find the presentation documents
from this meeting? Was the meeting recorded? If not recorded, were meeting
minutes issued?
The April 15, 2021 meeting was the state statute required public meeting. Participation in
zoom meetings has proven to be quite convenient for some in the community who are
unable to attend meetings in person. In fact, we are seeing increased engagement in recent
hybrid meetings as well. April 15, 2021 was not the height of the pandemic, in fact, the
State of Illinois announced the June 11th phase 5 reopening on Thursday May 6th.
Alderman Rue Simmons was in attendance as was the Economic Development staff (Paul
Zalmezak and Katie Boden), in addition to city consultants Kane McKenna. The meeting
was held via Zoom. The link for the zoom meeting is:
https://zoom.us/rec/share/zHXXCBwArTtPJnU-MI3izFqgzjKo0fL1PSad6UHDRtgnFY8ezczL
bk0a2keWr9GJ.FORhOo0EGBV_v2Ok
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10.Whose properties are going to be taken by the city for purposes of implementing the
TIF?
The City will not be taking property to implement the TIF. If the City Council approves the
implementation of the TIF district, the resulting funding would be used for staff
recommended improvements, which will require city council approval including: 1.
Infrastructure 2. Workforce Development 3. Business District Improvements 4. Affordable
Housing 5. Housing Repairs/Improvements. Staff recommends the city council restrict the
use of TIF funding for these purposes and focus the investment west of the railroad right of
way in the heart of the 5th Ward.
11.How exactly are individual residential homeowner’s properties benefiting from this
TIF?
If the City Council approves staff recommendations,5th ward residents could benefit from
the improved infrastructure, funding for home repairs,job training, improved neighborhood
business districts, and affordable housing funding.
12.How will the TIF impact home property values?
As with all city policy, it is the hope that property values increase property values. This would
occur by improving the quality of infrastructure,assisting with the cost of home repairs,
reducing vacancies, increasing population on vacant property, and improving neighborhood
amenities.
13.How will the TIF impact people who rent their homes/apartments?
The City has not studied how the TIF will impact individuals who rent their homes. It is
possible that rental properties with deferred maintenance will be improved and therefore
improve the lives of tenants. Possible that renters,like owners, will enjoy living near stable
business districts with more amenities.
14.Is there a TIF TAX on those properties within the TIF? Is there a TIF TAX on those
outside of the TIF?
There is not a “TIF Tax.” The question may be implying that TIF districts result in higher
taxes overall because the increment that would have been going for city wide services is
now captured in the proposed TIF district. However,one might argue that the district is
relatively small as a percentage of city-wide EAV and won’t have much impact. And if in fact
were true, perhaps wealthier / higher EAV property owners would be willing to make this
sacrifice to assist with the proposed 5th Ward improvements.
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15.I have heard that there are businesses already seeking 10’s of millions of dollars from
the TIF funds to build their buildings. I cannot personally substantiate this. But if
true, why is it the business of Evanston to fund private for-profit buildings and
businesses?
Staff is not aware of any businesses / developers seeking funding from this proposed TIF. It
is likely that staff would recommend programs such as facade improvement or storefront
modernization to assist small business owners as has been the case throughout the
community. Or, at a minimum, level the playing field for small businesses in our business
districts along Emerson, Simpson, and Church. Projects that were reviewed prior to the
implementation of the TIF and/or are in the works now would not qualify for TIF as they have
failed the “but for” test - a requirement that “but for” the use of TIF, the project wouldn’t
happen.
16.Page 34 of 97 of the TIF packet: The City may issue obligations secured by a Special
Tax Allocation Fund. Or other funds as are available to the city (home rule no debt
limit). What is a “Special Tax Allocation Fund”?
It is the term the State of Illinois gives to the TIF funds the City of Evanston manages once
increment is generated and collected. The funds are deposited into an individual fund
separate from the general fund and audited annually.
State of Illinois Statute (20 ILCS 620/7) (from Ch.67 1/2, par. 1007)defines the “special tax
allocation fund.”
(2) That portion, if any, of those taxes which is attributable to the increase in the current
equalized assessed valuation of each taxable lot,block, tract, or parcel of real property in
the economic development project area, over and above the initial equalized assessed value
of each property existing at the time tax increment allocation financing was adopted, shall be
allocated to and when collected shall be paid to the municipal treasurer, who shall deposit
those taxes into a special fund called the special tax allocation fund of the municipality for
the purpose of paying economic development project costs and obligations incurred in the
payment thereof.
17.“ONE OR MORE SERIES OF OBLIGATIONS MAY BE ISSUED FROM TIME TO TIME IN
ORDER TO IMPLEMENT THIS PLAN. TOTAL PRINCIPAL AND INTEREST PAYABLE IN
ANY YEAR ON ALL OBLIGATIONS SHALL .. MAY BE PAYABLE FROM TAX
INCREMENT REVENUES, FROM BOND SINKING FUNDS..” This sounds a lot like
more Debt and more Taxes but it’s not clearly spelled out in laymen’s terms. During
the discussion council members had with staff, it was more clearly stated that yes,
Evanston residents will be left holding the bill for GO Bonds related to the TIF. Please
make this absolutely clear in your response.
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Bonds / debt is not a requirement of TIF. The TIF plan provides for this as an option to the
city. It is not uncommon for city infrastructure projects within a TIF to be funded with debt
and repaid from future increment. Typically city’s only issue debt in TIF districts for public
infrastructure projects, not private development.In the unlikely event that the TIF would be
unable to generate the increment to cover the debt,the City would be required to pay the
debt from other sources.There are no examples of this happening in Evanston in its 40
years of using TIF.
18.The TIF was said last night to be a “Financing Tool”yet the document is called a
redevelopment tool. This is misleading. The document needs to be corrected.
The State of Illinois Tax Allocation Act language can be confusing. They refer to it as a
redevelopment plan. All of Evanston’s TIFs have approved “Redevelopment Plans”. The
State defines the requirements of implementing Tax Increment Financing in a
Redevelopment Area or a TIF district - both are the same.
19.The TIF map in the document includes parks (and the civic center), and yet you said
don’t worry, “staff would never sell the park”. This is misleading. The document
needs to be corrected.
If directed by City Council, staff will pursue dividing the Civic Center PIN to separate
Ingraham Park from the Civic Center building. This could be helpful in the long run if this or
future City Councils ultimately decide to sell the Civic Center. In the meantime, it is one
PIN, and therefore will appear on maps until a change is ultimately made. We have updated
the future land use map to the best of our ability to show that future land use is OS (open
space).
It is understandable why the community would think it was a possibility because it appears in
the proposed TIF district. In fact, TIF funding can be used to improve parks. Staff
recommends keeping Ingraham Park in the proposed TIF to benefit from potential future TIF
infrastructure funding / improvements if the TIF were to be approved.
In the final TIF ordinance, staff will recommend the City Council expressly prohibit
redevelopment or sale of Ingraham Park.
For reference, you can see below that the civic center property is divided into three parcels
today. 11-07-118-001-0000, 11-07-118-002-0000, and 11-07-118-004-0000. Staff could
recommend splitting the larger 11-07-118-001-0000 parcel into two or three parcels by taking
out the areas defined by the red dashed lines.
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20.Why is the civic center part of the TIF?
Answered in #4 above. It has potential to drive significant incremental revenue for the
proposed focus areas of the tif - affordable housing,5th ward business district
improvements, workforce training, home improvements,and city infrastructure. Staff
recommends directing this increment west of Green Bay Road/Tracks to the areas of the
fifth ward that need it most. This is a significant increment generator. Without it, potential
funding would be reduced.
21.What are the project income and revenues for the next 5 years?
Projections are derived from potential tax revenue generated by a variety of projects that
could potentially occur in the area subject to community/city council review and approval.
Kane McKenna estimates the following ranges of TIF revenues over the first five years of
the TIF
Estimated TIF Revenues - First Five Years
Year 1 (2022)$0 to $120,000
Year 2 (2023)$120,000 to $130,000
Year 3 (2024)$490,000 to $500,000
Year 4 (2025)$850,000 to $900,000
Year 5 (2026)$1.8 to $2 million
Note: These are projections based on early assumptions
and will need to be updated once projects are determined
and assessed valuations are certified by the assessor
22.How much public land is east of the tracks?
East of the tracks is the Civic Center parcel and fleet services. Civic Center property,
excluding Ingraham is 293,000 sq ft or 6.5 acres.Fleet services is 265,000 sq ft or
approximately 6 acres.
23.Can we create a plan funded by the sale of public land?
The proposed TIF boundary includes the Civic center which has a likelihood of selling over
the next 23 years. The proceeds would then be used to fund 5th ward projects. However, if
it doesn’t sell, there is less available to fund,but yes, the TIF plan still is functional, but just
less funding. Other public land within the TIF includes the city’s fleet services property
which would likely not redevelop privately as there is little land available in Evanston for this
type of use. Other public property within the proposed TIF includes streets, alleys and other
parks - all potential beneficiaries of TIF funding.
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24.Can we allocate ARPA funding to the 5 th ward?
Yes, to address COVID recovery challenges. ARPA economic development focused funding
will likely yield $5 to $6 million for the entire city. Over 23 years, TIF is anticipated to
generate approximately $80 million for 5th ward projects.
25.What is the idea? What is city council thinking?
Staff is recommending the TIF district to create a dedicated funding source for affordable
housing, home repairs, business district improvements,infrastructure, and workforce
development programs. Climate resiliency, energy efficiency,and racial equity will be
baseline requirements for every TIF funded project.
The Civic Center, if it were ultimately sold to a private property owner would generate
incremental revenue to be used in the fifth ward.If not, there is just less funding to be used
for these types of projects.
26.Is this a backdoor way to sell the civic center?
The Civic Center itself is a valuable property in an excellent location. It does not require TIF
to sell or improve the prospects of selling. If the City Council or if one of the five subsequent
city councils believe it is the right thing to do,the civic center sold for private development
will generate tax increment to be used for projects west of Green Bay Road. If it doesn’t
sell, there will be less funding for projects.
27.Have the school boards approved the TIF?
School boards do not approve / consider implementation of TIF districts. The JRB is served
by District 65 and 202 staff and they recommended the TIF plan to the city council at the
JRB meeting. TIF intergovernmental agreements can be negotiated. And the State of Illinois
requires payments to school districts from TIFs based on a formula determined by
population impacts of TIFs.
28.Shouldn’t we have communitywide townhalls to discuss this TIF if it includes the
Civic Center, Fleet Services, and Fleetwood Jourdain?
There are no plans to use TIF to sell or change these buildings. If the TIF were to be
approved, any TIF expenditures proposed would require city council approval. Staff is not
recommending TIF funding be used to improve the Civic Center or Fleet Services center or
to use TIF to incentivize the sale of the property.Those are legal uses of TIF, but the City
Council is not required to use TIF for that purpose.The Civic Center is included as a means
to create a source of investment for fifth ward projects west of Green Bay.
The philosophy here is not using TIF to develop the CIvic Center. The focus is taking a 6
acre property that is generating $0 in property tax and thinking about how a future
development would generate something greater than $0 to invest in a targeted fashion in the
5th ward. How this is done will require an ongoing planning process and public input now
and throughout the life of the TIF if it were to be approved.
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29.What would the estimate tax dollar for all the public land be if it were it on the tax rolls
and can TIFs be written in such a way as to split up %s to the city, school district and
TIF if public land is sold so that the tax baseline amount is contributing to the
general fund?
The land sale is subject to the market and the end use. The end uses are not known at this
time. Any determination of value and sharing with taxing districts is subject to the public
process. The frozen or base value of the land within the TIF is always funding all taxing
bodies within the TIF. It’s the increment from the taxing bodies that is seperated into the TIF
district. Since the base value of public property is $0, it is hard to determine at this point
what the “baseline amount” would be. An alternative would be to negotiate with the taxing
bodies an annual payment to share the increment generated.Remember, however, the TIF
is proposed as a means of transferring funding from higher valued real estate east of Green
Bay Road to target underinvested areas west of Green Bay Road.
30.Can we expand the current west side TIF to include parts of the new proposed TIF
instead of creating a new TIF
Technically, yes. We expanded the Howard Ridge TIF district two years ago to extend
further west along Howard Street. The existing West Evanton TIF has underperformed due
to market conditions, having been launched at the very beginning of the “great recession” in
2006. Arguably, there are few economic engines in that TIF resulting in years of poor
performance. And, the West Evanston TIF expires in 2029, giving us only 8 years of
increment to work with if granted an expansion. The expansion does not reset the 23 year
TIF term limit.
31.How were the boundaries configured, what was the criteria?
The TIF boundary was created by analyzing property conditions, development patterns, and
local market conditions. This was done using staff experience, expertise, and feedback from
elected officials. Our consultant studied the proposed boundary and tested it against the
State of Illinois TIF statute to determine if it met the qualification standards (see above) as a
TIF conservation district. The findings were presented to the JRB and to the public via the
Public Hearing.
32.What is the timeline for public meetings, and vote to approve, alter or deny, that the
city staff is looking at?
The City is required to consider the ordinances within 90 days of the public hearing. The
last opportunity to do that would be October 10, 2021.September 27th is the last full council
meeting prior to October 10th. There are committees meeting October 4, 2021. Additional
public meetings outside of city council meetings will be planned.
33.What are the projected increments revenues to the proposed TIF funds for the next 5
years?
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Please refer to Question 21
34.How much public land is east of the tracks?
Answered above. Approximately 12.5 acres between civic center and fleet services
35.Can’t we create a plan which is fed by the tax revenue from the developed land if the
community decided to sell public land?
We could create a plan to use the proceeds from the sale of public land to assist with the
ideas outlined in the TIF plan if so desired. That would be up to the public and the City
Council.
36.The 5th Ward needs money to implement a well thought out plan. Why don’t we get
the idea of projects and their cost, and designate a percentage of all tax revenue from
the x amount of the parcel allocated to the plan?
There are numerous plans in the community that are guiding staff’s recommendations. The
work of community planning never ends. And it certainly is only beginning with this
proposed TIF district. In some ways, what is proposed in this question is what the TIF
actually is. The area in which we propose the TIF will provide future revenues generated by
these parcels for the projects and to help offset their cost. Only a percentage of those
private costs are covered by TIF. Traditionally,25%. Only public infrastructure projects are
covered 100% by TIF. The City already has the funding to support a “well thought out plan.”
There is debate in the community about the need for additional plans. We have heard the
2006 plan is sufficient. Others have suggested planning done earlier is sufficient. Staff is
recommending we continue to plan as community values change, technology changes,
market conditions change, etc.
37.Can we allocate a percentage of the $5 million Federal Government American Rescue
Plan to specific needs of the 5th Ward?
Yes. We can for COVID impact related matters. The total allocated for
38.What about the City stop wasting money for unneeded grandiose projects, and invest
that money in services and projects essential to places like the 5th Ward?
It’s always the city’s intentions to use taxpayer dollars for services and projects essential for
all residents.
39.It seems to me that there are several ways for the City to help a Ward rather than
establishing a TIF.
TIF is one tool to help assist with the cost of improving Evanston’s neighborhoods.
Community members are always welcome to make suggestions about other ways to help.
TIF is one component to be used with other City of government resources.
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Additional FAQ’s can be found here:
https://www.cityofevanston.org/home/showpublisheddocument/65106/637617301741070000
Additional City of Evanston TIF information, including information about the proposed
TIF and existing TIFs can be found here:
https://www.cityofevanston.org/business/tif-districts
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Five Fifths TIF FAQ
What is Tax Increment Financing (TIF)
TIF is a financial tool to improve infrastructure and encourage private development. Our local
taxing bodies (City, District 65, District 202, Cook County, Oakton Community College) agree to
make a joint investment in an identified district for a period of 23 years, during which new tax
revenue generated in this district is reinvested in the designated area. Without the TIF, the
development would not have occurred or would have occurred at a slower pace.
Why is it called the Five-Fifths TIF?
The name was derived from the idea that the new TIF could help make Evanston’s Black
community whole and a recognition of the Constitution 3/5th compromise. It’s an aspiration. It’s
not a suggestion that it will heal or fix structural racism. But if focused on the six activities
discussed below, it can help begin the repair. It also represents its focus on the historic Fifth
Ward.
What is city staff recommending the TIF be used for?
Staff recommends the council focus TIF investment on the six activities listed below. At
upcoming public hearings and City Council meetings,Evanston community members
can provide input and propose alternative strategies.The TIF funding is meant to
leverage other sources of investment and support initiatives underway in the area.
1.Invest in 50% of the cost of construction of new affordable housing
2.Assist with cost of repairs to existing residential property
3.Create workforce development (job training) programs
4.Assist small businesses in Fifth Ward business districts including Emerson
Church/Dodge, and Simpson
5.Upgrade city infrastructure including parks, water,sewer, electric, alleys, streets, and
sidewalks
6.Renovate / expand public community centers and education facilities
Is TIF a tax?
No, TIF Is not a new tax. Property tax payers continue to pay what they otherwise would have
paid prior to being included in a TIF district.
How are TIFs funded then?
The year the TIF is established is called the “Base Year.” The base year property tax revenues
are collected by the local taxing bodies as if the TIF did not exist. Any increased tax revenue
generated exceeding the “Base Year” or “Frozen Value”is held in the TIF account for investment
in that specific TIF district. The increase in tax revenues, called “increment”, is the result of
either inflation, increased property values of properties within the TIF district, the conversion of a
property from vacant to an active use, or the conversion of a property from a non-profit or
government use to a private use.
What is “Increment”?
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Increment is the term used for the property tax collected as the result of increased property
values. This difference from this incremental value over the original value on the date the TIF
was created, also known as “base value” or “frozen value,” is placed into a TIF account
separate from the general collections of the City.Eligible projects within a TIF district can be
funded with the increment.
Aren’t TIFs used for blighted areas?
Not in this case.The Fifth Ward is a solid middle class community with a strong history and great
potential. The enabling TIF legislation provides for two means of qualifying an area for TIF.
One is called a blighted area and the other is called a conservation area. The TIF consultants
identified six factors that qualify the proposed area as a conservation area, as shown in bold
below.
What is a Conservation Area TIF then?
The statute states specifically “a ‘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 three or more of the following
factors is detrimental to the public safety, health,morals or welfare and such an area may
become a blighted area:” (1) Dilapidation; (2)Obsolescence;(3)Deterioration; (4) Presence of
Structures below minimum code; (5) Illegal use of individual structures; (6) Excessive vacancies;
(7) Lack of ventilation, light or sanitary facilities;(8)Inadequate utilities; (9)Excessive land
coverage and overcrowding of structures and community facilities; (10) Deleterious land use or
layout; (11)Lack of community planning; (12) The area has incurred Illinois Environmental
Protection Agency or United States Environmental Protection remediation costs; and (13)
Lagging EAV / The total equalized assessed value of the proposed redevelopment project area
has declined for 3 of the last 5 calendar years.
The Illinois statute 65 ILCS 5/11-74.4-3(a) et seq.can be read in detail at the following link:
https://www.ilga.gov/legislation/ilcs/fulltext.asp?DocName=006500050K11-74.4-3
Why is the Civic Center included in the proposed Five-Fifths TIF?
Staff recommends including the Civic Center building and parking lot, along with the north
frontage of Simpson Street. Why? If we imagine there is a possibility that over the next 23
years the city administrative offices are relocated,we recommend including it in the district. The
property has potential for adaptive reuse as housing,and new housing could be built along
Simpson or on the existing parking lot. Today the Civic Center generates $0 in property tax
revenue for city services. If it were to be sold for private use, it goes on the tax rolls and would
generate TIF increment that can be used to fund reinvestment in the Fifth Ward.
Is Ingraham Park in the Five-Fifths TIF?
No! Ingraham Park will not be in the TIF district.Staff does not recommend redeveloping the
park. An earlier draft of the future land use plan for the TIF showed the park as an
institutional/residential use. That was just a function of the fact that the park and the Civic
Center building are on the same tax parcel. Staff adjusted the map to remove the park from the
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proposed district. The garden at the southwest corner of Leonard Place and Ridge will also not
be included.
Doesn’t TIF rob the school districts of important revenue?
The City of Evanston has a history of sharing revenue with District 65 and 202, especially if the
redevelopment in the TIF will contribute to student growth. City staff has already begun
conversations with the school district leadership about this matter and representatives have
shared their concerns publicly.
I heard that the City will use TIF to gentrify the area
There is often the perception that city policy is to gentrify or use TIF to acquire and redevelop
housing. This is not true. Staff is recommending the TIF funding be used in the following ways:
1.Invest in 50% of the cost of construction of new affordable housing
2.Assist with cost of repairs to residential property
3.Create workforce development (job training) programs
4.Assist small businesses in Fifth Ward business districts including Emerson
Church/Dodge, and Simpson
5.Upgrade city infrastructure including parks, water,sewer, electric, alleys, streets, and
sidewalks
6.Renovate / expand public community centers and education facilities
The City Council is responsible for reviewing and approving every TIF expenditure. Nothing will
be approved without having received public input through ward and/or community meetings and
City Council meetings.
Will the City use Eminent Domain to redevelop my neighborhood?
No. The State of Illinois Tax Allocation Act has specific requirements for establishing a new TIF
district that results in a locally produced plan called the “TIF Plan and Redevelopment Project.”
While the name suggests that a redevelopment plan is in the works and the act does provide
provisions for eminent domain, the Evanston City Council has never used TIF to fund eminent
domain and has no intentions to. There are safeguards in the plan for residential displacement
requiring additional studies and City Council approval.Staff is not recommending the use of
eminent domain for any properties in the proposed Five-Fifths TIF district. In fact, staff is
recommending the creation of this TIF district to assist with the cost of repairing existing
housing, building new affordable housing on vacant sites, completing Emerson Square, and
enhancing the existing historic business districts.
Are TIFs inherently racist?
TIFs are a financial tool. Urban planners recommend the financial tool to achieve
redevelopment means and City Councils approve their proposed uses. It is possible that some
decision makers have used TIF in a way that is influenced by structural racism. The Five-Fifths
TIF is intended to have a limited focus that includes funding home repairs and the creation of
affordable housing, improving infrastructure, business district improvements, and workforce
development. Considering this funding will directly support a majority and historically Black
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community, it is hard to suggest it is racist. The community should hold current and future staff
and elected officials accountable. The intentions of this proposed TIF are clearly stated.
How has Evanston used TIF in the past?
Evanston is recognized for using TIF in a transparent and responsible way. Much of the
downtown infrastructure was partially funded with TIF. The movie theater development at
Church and Maple received TIF funding. Whole Foods and the Park Evanston apartment
building were built with a TIF contribution. TIF was one of many funding sources for the
Emerson Square affordable housing development. Valli Produce improved and re-energized the
Evanston Plaza shopping center with a TIF contribution from the city.
TIFs seem to be controversial, why is that?
TIFs are not easy to explain. TIF reports, intended to be transparent, are not easy to read and
lead to distrust. And frankly, media coverage of TIF usage in Chicago has tainted this important
economic development tool here in Evanston. Chicago’s policies and liberal use of TIF for
financing development do not translate in the Evanston context. We can use the lessons
learned in Chicago to guard against the reported abuse and negative consequences. But
Evanston’s use of TIF does not mirror our southern neighbor’s practices.
Why use public money to help with private development?
TIF is only used when a clear case is made that but for the use of TIF investment, a desirable
private investment will not occur. City staff examines potential future tax revenue generation
and public benefits including job creation or affordable housing development
How can I learn more about Evanston’s use of TIF?
The City is required to provide annual reports of all TIF expenditures and post the reports on the
City’s website at https://www.cityofevanston.org/business/tif-districts
Due to the age of the reports, some are stored in the archive:
https://www.cityofevanston.org/business/tif-districts/tif-districts-archived-annual-reports
Paul Zalmezak serves as the City’s Economic Development Manager and can be contacted at:
pzalmezak@cityofevanston.org or 847.448.8013
State of Illinois Tax Increment Allocation Redevelopment Act
(65 ILCS 5/Art. 11 Div. 74.4 heading) DIVISION 74.4.TAX INCREMENT ALLOCATION
REDEVELOPMENT ACT
https://www.ilga.gov/legislation/ilcs/ilcs4.asp?DocName=006500050HArt%2E+11+Div%2E+74%
2E4&ActID=802&ChapterID=14&SeqStart=213100000&SeqEnd=215400000
Illinois Tax Increment Association
https://illinois-tif.com/about-tif/
TIF Illinois
https://www.tifillinois.com/tif-basics.html
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This map is provided "as is" without warranties of any kind. Seewww.cityofevanston.org/mapdisclaimers.html for more information.
ProposedFiveFifthsTIFCurrentLandUseMap.mxd - 4/23/2021
TIF District Boundary
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R2 - Single-Family Residential
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Proposed Five-Fifths TIF DistrictFuture Land Use
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ProposedFiveFifthsTIFFutureLandUseMap.mxd - 6/1/2021
TIF District Boundary
Building Section
Street / Alley
Railroad
Water
Future Land Use
A* - Institutional/Mixed Use/Residential
B* - Commercial/Mixed Use/Residential
Zoning Districts
B1 - Business
B1a - Business
C2 - Commercial
D4 - Downtown Transition
MXE - Mixed Use Employment
O1 - Office
OS - Open Space
R1 - Single-Family Residential
R2 - Single-Family Residential
R3 - Two-Family Residential
R4 - General Residential
R4a - General Residential
R5 - General Residential
RP - Research Park
WE1 - West Evanston Transitional
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8/31/2021
9/15/2021
88-R-21
A RESOLUTION
CITY OF EVANSTON COMMITMENTS CONCERNING THE PROPOSED FIVE-
FIFTHS TIF DISTRICT
WHEREAS, the City intends to redevelop and encourage residential use, retail,
commercial and institutional uses to upgrade, expand and modernize facilities within the City as
part of its ongoing economic development planning; and
WHEREAS, the City has proposed a Five-Fifths Redevelopment Project Area
(the “TIF District”) located in the north central portion of Evanston; and
WHEREAS, the proposed TIF District includes approximately two hundred
eighty-four (284) tax parcels located to the east and west of Green Bay Road, to Ridge Avenue
to the east, to Darrow Avenue to the west, and to Leonard Place to the north and Emerson
Street to the south. A map of the proposed TIF District is attached hereto as Exhibit A; and
WHEREAS, City staff and officials have engaged extensively in multiple
meetings with members of the community regarding the proposed Five-Fifths TIF District; and
WHEREAS, several members of the community have expressed concerns with
the proposed TIF District, including potential displacement and gentrification in the community,
and with the potential benefits it will provide the community; and
WHEREAS, the City believes that the proposed Five-Fifths TIF District will
provide numerous benefits to the community.
WHEREAS, the City believes that equity forms the foundation for this proposed
TIF plan, and the intended investments and the restrictions recommended by Staff provide
assurance that TIF funding should be devoted to those most in need.
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88-R-21
~2~
NOW BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
EVANSTON, COOK COUNTY, ILLINOIS, THAT:
SECTION 1: The foregoing recitals are hereby found as fact and incorporated
herein by reference.
SECTION 2: The City commits to support using TIF funds for residential repairs
and improvements to encourage home ownership retention and to improve and maintain
existing rental housing as desired by existing homeowners and allow aging in place. This may
be accomplished by:
A. The use of TIF funds for structural repairs, such as roofing, chimney, and
window repairs.
B. The use of TIF funds for systems improvements, such as HVAC, electrical,
and plumbing systems.
C. The use of TIF funds to encourage climate resiliency measures, such as
energy efficiency upgrades and the use of solar panels.
D. The use of TIF funds to prioritize senior citizens, members of the disabled
community, long-time homeowners, and low-income residents.
SECTION 3: The City commits to support using TIF funds for Affordable
Housing measures to help retain existing homeowners and renters and to support current small
and mid-sized landlords. This may be accomplished by:
A. The use of TIF funds to fund up to fifty percent (50%) of the cost of each
affordable housing unit.
B. The use of TIF funds with a preference for larger family units.
C. The use of TIF funds to assist small and mid-sized landlords with repairs and
renovation to existing “naturally occurring” affordable rental housing units.
D. The use of TIF funds to expand the number of accessory dwelling units
(ADU’s).
E. The use of TIF funds to expand homeowner community land trust
programming
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88-R-21
~3~
F. The use of TIF funds to offer homeowners, especially the elderly, licensed
real estate and financial services.
SECTION 4: The City commits to support using TIF funds for workforce
development by assisting small businesses with programs to train employees for current and
future jobs and focusing that training on residents of the proposed TIF District. This may be
accomplished by:
A. The use of TIF funds to train residents of the proposed TIF District.
B. The use of TIF funds to support creation of job training programs for
businesses located within the TIF District.
C. The use of TIF funds to focus on training for new infrastructure jobs and top
workforce opportunities as defined by large local employers within the TIF
District.
D. The use of TIF funds for childcare space expansion and support.
SECTION 5: The City commits to support using TIF funds for infrastructure by
funding new infrastructure and maintaining existing infrastructure, some of which has suffered
from deferred maintenance. This may be accomplished by focusing on: water, sewer, street,
sidewalk, bike path, walking path, and wayfinding projects.
SECTION 6: The City commits to support using TIF funds for public spaces,
including community centers and recreational spaces, to a high quality standard that is equal or
exceeds the quality of facilities in other areas of the City.
SECTION 7: The City commits to support using TIF funds for Business District
improvement by supporting small businesses directly and the districts in which they are located
including Simpson/Ashland, Emerson/Asbury, and Green Bay Road. This may be
accomplished by:
A. The use of TIF funds for façade improvement programs, including awnings,
tuckpointing, storefront glass, doors, and signage.
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88-R-21
~4~
B. The use of TIF funds for Storefront Modernization programs focused on
interior renovations and leasehold improvements affixed to the property including
HVAC, plumbing, and electrical systems.
C. The use of TIF funds for improving business capacity.
D. The use of TIF funds for streetscape improvements.
E. The use of TIF funds for Business District identity, signage, and lighting
improvements.
SECTION 8: The City commits to not supporting the use of TIF funds for:
eminent domain, neighborhood clearance, funding for a new Civic Center, or funding for luxury
housing/microunits.
SECTION 9: Upon adoption of the Five-Fifths TIF, the Mayor will appoint a
seven (7) member TIF Advisory Committee. The TIF Advisory Committee shall consist of seven
(7) voting members including: one (1) City Councilmember (Fifth Ward); one (1) member who
does not own or occupy real property within or adjacent to the district; three (3) property owners
or occupants of real property within or adjacent to the district; one (1) member of the Hill Arts
Merchants Association, and one (1) member of the Central Evanston Business Association
(CEBA). The City Economic Development Manager shall be an ex officio, nonvoting member of
the TIF Advisory Committee. The Housing and Grants Manager shall also be an ex officio,
nonvoting member of the Advisory Board. The Committee will review and provide
recommendations on TIF expenditures for private affordable housing development and create
TIF approval guidelines for the home improvement and small business grants. The Committee
will also review public infrastructure projects planned to be funded with TIF funds. Staff memos
to the City Council will include the Committee's recommendations. The Committee will also
advise the City Council on other matters pertaining to the TIF as appropriate.
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88-R-21
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SECTION 10: The City Manager, or her authorized designee, is authorized and
directed to negotiate the terms of an Intergovernmental Agreement concerning the TIF with
School District 65 that it is deemed to be in the best interests of the City.
SECTION 11: This Resolution 88-R-21 will be in full force and effect after the
date of its passage and approval in the manner provided by law.
_______________________________
Daniel Biss, Mayor
Attest:
______________________________
Stephanie Mendoza, City Clerk
Adopted: __________________, 2021
Approved as to form:
_______________________________
Nicholas E. Cummings, Corporation Counsel
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88-R-21
~6~
EXHIBIT A
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To: Councilmember Bobby Burns
From: Paul Zalmezak, Economic Development Manager
Subject: Five Fifths TIF Supplemental Information
Date: August 20, 2021
Summary:
This memo provides answers to a number of questions you have asked staff and
consultant Kane McKenna Associates since the Five -Fifths TIF public hearing held July
12, 2021.
1. Eminent Domain relationship to TIF
The Illinois Compiled Statutes 735 ILCS 30 - Eminent Domain Act defines the conditions in
which a governmental body can use eminent domain to acquire private property. The
establishment of a Tax Increment Financing district is not required in order for a
municipality to use its eminent domain authority, nor does the TIF act supersede the act. The
Five Fifths TIF will not be used to fund any Eminent Domain acquisition of properties within the
proposed TIF boundaries. Staff will recommend that language precluding the use of TIF funds
for eminent domain for property acquisition within the TIF boundaries be included in the TIF
adoption ordinances.
2. Annual TIF Reports
Economic Development and Finance staff reviewed an annual report with you. We agreed to
create on the City’s website a new “TIF dashboard” report that is easier to read and more easily
accessible at a date to be determined.
3. Summary of Evanston TIF Past Performance
Consultant Kane McKenna analyzed the performance of the City’s four completed/terminated
TIFs by comparing each TIF’s total EAV growth over the term of each TIF, with the growth rate
in the CPI over the same period. As seen below, the EAV growth rate over the term of these
four TIFs exceeded growth in CPI over the respective periods.
TIF Years EAV Growth Rate Average CPI Growth Rate
TIF #1 (Downtown) 1985 to 2009 19.69% 2.95%
TIF #2 (Southwest) 1990 to 2014 8.56% 2.63%
TIF #3 (Howard Hartrey) 1992 to 2016 3.73% 2.95%
TIF #4 (Washington National) 1994 to 2018 5.36% 2.24%
Memorandum
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4. Please provide photos of examples of qualifying factors
Attached are examples of Kane McKenna’s photographs of qualifying factors.
5. Some community members have expressed concern about gentrification resulting
from TIF and generally in the Fifth Ward.
Staff suggests there has been limited new development in the central area of the Fifth Ward
during the last expansion period, (define “expansion period”) with the exception of the non-profit
donor-financed Y.O.U. headquarters, TIF financed 1817 Church Street building, and the City-
financed renovation of Gibbs Morrison. Private investment in the proposed TIF area has been
minimal, having occurred primarily along the periphery and in the Hill Arts District. Most
recently, the Double Clutch Brewery on Jackson and the Soul and Smoke / Feast & Imbibe
property acquisition and expansion occurred in Hill Arts District portion of the proposed TIF. In
addition, in recent years, development was proposed on both sides of Emerson at Jackson and
Ashland but has not moved forward. The only significant housing constructed in the area in the
last 10 years is Emerson Square. Finally, the West Evanston TIF, immediately south of the
proposed Five-Fifths TIF has experienced EAV growth of less than 1%.
6. The TIF ordinances and staff report accompanying them should incorporate the
following six target activities:
1. TIF will be invested to offset the cost of home repairs
To assist long-time homeowners, senior homeowners, and disadvantaged homeowners,
staff recommends that TIF funds be used for home repairs, such as including HVAC,
plumbing, electrical, roofing, doors, windows, fire protection, chimneys, etc., along with
energy efficient / climate resilient retrofitting of residential building components.
2. TIF will assist in the cost of delivering Workforce Development/Job Training for
residents and businesses within the TIF district.
The TIF act allows for “job training and retraining projects.” Staff recommends that TIF
funds be used to train residents for, among other things, the construction of
infrastructure improvements that are undertaken within the TIF pursuant to the TIF Plan,
including water, sewer, sidewalks, alleys, lighting, electric vehicle charging, etc. This
would help create a “built here by us” mindset that could enhance opportunities for
Evanston community members.
3. TIF will fund public infrastructure planning and construction.
As a public financing tool, TIF is commonly used to plan and construct public
infrastructure improvements projects including water, sewer, electric, alleys, streets,
streetscape, etc. Staff recommends that Five-Fifths TIF funds be used for delayed
infrastructure projects or infrastructure suffering from deferred maintenance. Additional
infrastructure improvements can include parking and new pedestrian paths and/or bike
trails, including at the vacated Mayfair rail right of way, and other mobility systems. .
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4. Business District Improvements will benefit from TIF investment
Staff recommends that TIF be invested in small businesses within the Five-Fifths TIF for
such improvments as exterior facade improvements, and interior building components,
such asHVAC, plumbing, electrical, flooring, etc. Staff also recommends that Five-
Fifths TIF funds be used to beautify the public improvements in the commercial areas of
the TIF, including such things as benches, sidewalk improvements, bicycle racks,
planters and other similar improvements.
5. Fleetwood Jourdain Center Improvements could be funded with TIF
Since community members have asked for improvements to the Fleetwood Jourdain
Center, staff recommends that Five-Fifths TIF funds be used for improvements to the
Fleetwood Jourdain Center. This will to modernize the facility and provide expanded
opportunities for neighborhood recreation and community gatherings. . Specific
improvements to the Fleetwood Jourdain Center could include improvements for roller
skating, a pool, basketball court improvements, and workout facility/gym. TIF could be
one of several sources of funds for improvements.
6. TIF to be used to fund the rehabilitation and creation of affordable housing units
with a focus on larger family units.
The TIF statute allows for the rehabilitation, reconstruction or repair or remodeling of
existing public or private buildings. Therefore, staff recommends that Five-Fifths TIF
funding be used to assist with the cost of renovating existing residential single -family or
multi-family residential housing units, including existing apartment buildings and two-
and three-flats.
The act also states that the municipality may pay from tax increment revenues up to
50% of the cost of construction of new housing units to be occupied by low-income
households and very low-income households as defined in Section 3 of the Illinois
Affordable Housing Act. The act defines “low-income” as a single person, family or
unrelated persons living together whose adjusted income is more than 50% but less than
80% of the median area income adjusted for family size. “Very low-income” households
are defined as those earning no more than 50% of the area median income.
Staff will research the viability of engaging community land trusts and other means of
maintaining affordability for the long term.
7. TIF Budgeting by Categories
Pursuant to the TIF Act, the total TIF budget cannot be exceeded without City Council approval;
however, individual budget line times within the budget can be adjusted, as long as the total
budget is not increased. For example, if we learn in later years that more funding is needed for
job training and less needed for infrastructure than what is shown in the budget, funds can be
“moved” from infrastructure to job training. .
8. What are the projected revenues for the next 5 years?
PKane, McKenna’s tax revenue projections are derived from a set of assumed projects provide
by City staff that could potentially occur in the area subject to community/city council review and
approval. Based on these specific project assumptions, Kane McKenna estimates the following
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ranges of TIF revenues over the first five years of the TIF. To the extent that actual future
projects deviate from these assumptions, the projections will change, as well.
Estimated TIF Revenues - First Five Years
Year 1 (2022) $0 to $120,000
Year 2 (2023) $120,000 to $130,000
Year 3 (2024) $490,000 to $500,000
Year 4 (2025) $850,000 to $900,000
Year 5 (2026) $1.8 to $2 million
Note: These are projections based on early assumptions
and will need to be updated once projects are determined
and assessed valuations are certified by the assessor
10. What would property tax revenues be without the TIF
It is assumed that without establishment of the Five-Fifths TIF, tax revenue growth would be
primarily limited to that associated only with organic growth, that is, growth related only to
inflation, with little growth related to any significant improvements in the area. It is anticipated
that with the establishment of the TIF, tax revues would grow a greater rate, due to
improvements resulting from the TIF. Kane, McKenna estimated tax revenue growth in the
absence of establishment of the the Five Fifths TIF (see attached)
11. Provide the language from the comprehensive plan referenced in the TIF
Redevelopment Plan document.
The Comprehensive Plan adopted in May 2000 (“the Comprehensive Plan”)
states: “Evanston must allow growth to occur while enhancing the community’s
special character,
“Evanston’s distinct character is derived from its physical and cultural strengths”
“Development within low- and moderate-income neighborhoods especially
Evanston’s west side, should be a priority for private and public investment t o
enhance the investments of current residents.”
“Public buildings should be modernized, cost efficient, and easily accessible
places.”
“Additions to the housing stock should continue to offer a broad range of styles
and prices. Shopping centers and business districts-should be places of
convenience to residents as well as destinations for shoppers from outside the
community. Existing businesses should be retained and new firms established
through the implementation of an effective economic development strategy. That
strategy should recognize Evanston's relative desirability as a location for
companies working in the fast growing high-technology sector. It should promote
locally-based businesses as well as regional and national business.”
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12. Explain why TIFs are better than issuing GO bonds
TIF revenue bonds and GO bonds are not mutually exclusive tools. Their use depends on the
circumstances of their application.. The City does not, as a practice, borrow money to lend to
private developers for development projects. . Interest is paid on both GO bonds and TIF
revenue bonds; however, GO bonds require the City’s pledge (guarantee) if TIF revenues are not
available for pledge, thus impacting the City’s credit rating. TIF revenue bonds are appropriate
for private redevelopment projects because they are performance based and shift risk of
repayment of the bonds to the TIF and developer, rather than the City’s general tax pledge
Photographs of Qualifying Factors
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