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Type:
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Ordinance
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Status:
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Passed
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Title:
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Approval of Amendment No. 2 to Sanitary Drainage and Ship Canal Tax Increment Financing Redevelopment Plan and Project
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Topic:
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TAX INCREMENT FINANCING DISTRICTS - Sanitary and Ship Canal T.I.F. - Approval
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Attachments:
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1. O2015-7284.pdf
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OFFICE OF THE MAYOR CITY OF CHICAGO RAHM EMANUEL MAYOR September 24, 2015 TO THE HONORABLE, THE CITY COUNCIL OF THE CITY OF CHICAGO Ladies and Gentlemen: At the request of the Commissioner of Planning and Development, I transmit herewith ordinances authorizing amendments to various TIF Districts. Your favorable consideration of these ordinances will be appreciated. Mayor Very truly yours, ORDINANCE WHEREAS, pursuant to ordinances adopted on July 24, 1991, in accordance with the provisions ofthe Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1 ef seq. (the "Act"), the City Council (the "Corporate Authorities") of the City of Chicago (the "City"): (i) approved a redevelopment plan and project (the "Plan") for a portion of the City known as the "Sanitary Drainage and Ship Canal Redevelopment Project Area" (the "Area") (the "Plan Ordinance"); (ii) designated the Area as a "redevelopment project area" (the "Designation Ordinance"); and (iii) adopted tax increment allocation financing for the Area (the "TIF Adoption Ordinance") (the Plan Ordinance, the Designation Ordinance and the TIF Adoption Ordinance are collectively referred to in this ordinance as the "TIF Ordinances"); and WHEREAS, the Plan established the estimated dates of completion of the redevelopment project described in the Plan and of the retirement of obligations issued to finance redevelopment project costs to be July 24, 2014, which date is not more than twenty-three (23) years from the date of the adoption of the Designation Ordinance, and the Corporate Authorities made a finding in the Plan Ordinance that such date was not more than twenty-three (23) years from the date of the adoption of the Designation Ordinance in accordance with the provisions of Section 11-74.4-3(n)(3) of the Act in effect on the date of adoption of the TIF Ordinances; and WHEREAS, Public Act 91-478 (the "1999 Amendatory Act"), which became effective November 1, 1999, amended the Act, among other things, to (i) change the dates set forth in Section 11-74.4-3(n)(3) of the Act by which redevelopment projects must be completed and obligations issued to finance redevelopment project costs must be retired to be no later than December 31 ofthe year in which the payment to the municipal treasurer as provided in Section 11-74.4-8(b) of the Act is to be made with respect to ad valorem taxes levied in the twenty-third calendar year after the year in which the ordnance approving a redevelopment project area is adopted, and (ii) provide that a municipality may amend an existing redevelopment plan to conform such redevelopment plan to Section 11-74.4-3(n)(3) of the Act, as amended by the 1999 Amendatory Act, by an ordinance adopted without further hearing or notice and without complying with the procedures provided in the Act pertaining to an amendment to or the initial approval of a redevelopment plan and project and designation of a redevelopment project area; and WHEREAS, pursuant to an ordinance adopted on November 15, 2012, the Corporate Authorities amended the Plan to conform the Plan to Section 11-74.4-3(n)(3) of the Act, as amended by the 1999 Amendatory Act, in accordance with the procedures set forth in amended Section 11-74.4-3(n)(3); and WHEREAS, Public Act 98-0667 (the "2014 Amendatory Act"), which became effective June 25, 2014, amended the Act, among other things, to change Section 11-74.4-3.5 ofthe Act to provide that the date by which redevelopment projects in the Area must be completed and obligations issued to finance redevelopment project costs (including refunding bonds under Section 11-74.4-7 of the Act) must be retired to be no later than December 31 of the year in which the payment to the municipal treasurer as provided in subsection (b) of Section 11-74.4-8 of the Act is to be made with respect to ad valorem taxes levied in the thirty-fifth calendar year after the year in which the ordinance approving the redevelopment project area was adopted; and WHEREAS, the Corporate Authorities desire to amend the Plan further to conform the |1010| Plan to Section 11-74.4-3.5 ofthe Act, as amended by the 2014 Amendatory Act, in accordance with the procedures set forth in amended Section 11-74.4-3(n)(3); and WHEREAS, the Corporate Authorities further have determined that an amendment to the Plan, entitled "Amendment No. 2 to Sanitary Drainage And Ship Canal Tax Increment Financing Redevelopment Plan and Project", a copy of which is attached hereto as Exhibit A ("Plan Amendment No. 2") is necessary, among other things, to extend the life ofthe Area; and WHEREAS, a Public Meeting was held in compliance with the requirements of Section 5/11-74.4-6(e) of the Act on April 28, 2015 at 6:00 p.m. at the Paul Simon Job Corps Center, 3348 South Kedzie Avenue, Chicago Illinois 60623; and WHEREAS, Plan Amendment No. 2 was made available for public inspection and review pursuant to Section 5/11-74.4-5(a) of the Act since May 1, 2015, being a date not less than 10 days before the meeting of the Community Development Commission of the City ("Commission") at which the Commission adopted Resolution 15-CDC-5 on May 12, 2015 fixing the time and place for a public hearing ("Hearing"), at the offices of the City Clerk and the City's Department of Planning and Development; and WHEREAS, pursuant to Section 5/11-74.4-5(a) of the Act, notice of the availability of Plan Amendment No. 2 was sent by mail on May 19, 2015, which is within a reasonable time after the adoption by the Commission of Resolution 15-CDC-5 to: (a) all residential addresses that, after a good faith effort, were determined to be (i) located within the Area and (ii) located within 750 feet of the boundaries of the Area (or, if applicable, were determined to be the 750 residential addresses that were closest to the boundaries of the Area); and (b) organizations and residents that were registered interested parties for such Area; and WHEREAS, due notice ofthe Hearing was given pursuant to Section 5/11-74.4-6 ofthe Act, said notice being given to (i) all taxing districts having property within the Area and to the Department of Commerce and Economic Opportunity of the State of Illinois by certified mail on May 15, 2015, and (ii) to taxpayers within the Area by publication in the Chicago Sun-Times on June 16, 2015 and June 23, 2015, and by certified mail on June 16, 2015; and WHEREAS, a meeting of the joint review board established pursuant to Section 5/11-74.4-5(b) of the Act (the "Board") was convened upon the provision of due notice on June 5, 2015 at 10:00 a.m. in Room 1003A, City Hall, 121 North LaSalle Street, Chicago, Illinois 60602, to review the matters properly coming before the Board and to allow it to provide its advisory recommendation regarding the approval of Plan Amendment No. 2 and other matters, if any, properly before it; and WHEREAS, pursuant to Sections 5/11-74.4-4 and 5/11-74.4-5 of the Act, the Commission held the Hearing concerning approval of Plan Amendment No. 2 on July 14, 2015; and WHEREAS, the Commission has forwarded to the City Council a copy of its Resolution 15-CDC-20 attached hereto as Exhibit B, adopted on July 14, 2015, recommending to the City Council approval of Plan Amendment No. 2, among other related matters; and WHEREAS, the Corporate Authorities have reviewed Plan Amendment No. 2, testimony from the Public Meeting and the Hearing, if any, the recommendation of the Board, if any, the recommendation of the Commission and such other matters or studies as the Corporate |1010| Authorities have deemed necessary or appropriate to make the findings set forth herein, and are generally informed ofthe conditions existing in the Area; now, therefore, NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CHICAGO: SECTION 1. Recitals. The above recitals are incorporated herein and made a part hereof. SECTION 2. Approval of Amendment to Plan. Plan Amendment No. 2 is hereby approved. Except as amended hereby, the Plan shall remain in full force and effect. SECTION 3. Finding. The Corporate Authorities hereby find that the estimated dates of completion of the redevelopment project described in the Plan and of the retirement of obligations issued to finance redevelopment project costs set forth in the Plan, as amended by Plan Amendment No. 2, conform to the provisions of Section 11-74.4-3.5 of the Act, as amended by the 2014 Amendatory Act. SECTION 4. Invalidity of Any Section. If any provision of this ordinance shall be held to be invalid or unenforceable for any reason, the invalidity or unenforceability of such provision shall not affect any of the remaining provisions of this ordinance. SECTION 5. Supersedes All ordinances (including, without limitation, the TIF Ordinances), resolutions, motions or orders in conflict with this ordinance are hereby repealed to the extent of such conflicts. SECTION 6. Effective Date. This ordinance shall be in full force and effect immediately upon its passage and approval. |1010| EXHIBIT A Plan Amendment No. 2 2015 MAY — I AM'II-- H SFFICt T!€ City of Chicago Sanitary Drainage and Ship Canal Tax Increment Redevelopment Area Redevelopment Plan and Project ¦Plan Adopted: July 24,1991 Amendment No. 1: November 12, 2012 Amendment No. 2 April 30, 2015 City of Chicago Rahm Emanuel Mayor |1010| Sanitary Drainage and Ship Canal Tax Increment Redevelopment Area Redevelopment Plan and Project Amendment No. 2 TABLE OF CONTENTS Executive Suromaryv.....*,,.....,^.-... „.. ¦. Modifications to the'Original Rlan,;;......;.;; 4......... ........;.......-2 Section I; Intrpductjon . ......,,...2Section 11: Redevelopment Project Area Legal Description..... . ^......bi- section III: Redeveloprriertt Project Area Goals and Objectives , 2" Section IV: Blighted Area Conditions Existing in the Redevelopment Project Area : <.,,., 2 Section V: Redevelopment Project|910|Section VI: Scheduling of the Redevelopment Project ip Section VII; Provisions for Amending the Tax Increment Redevelopment Plan and Project 11 Exhibits : .;. .12 Exhibit 1: Legal Description Exhibit 2: RPA Context Map Exhibit 3: RPA Boundary Map Exhibit 4: Existing Land Use Map Exhibit 5: Proposed Future Land Use Map Exhibit 6: Certificate of Initial Equalized Assessed Valuation Exhibit 7: Original Plan, including Amendment No. 1 SB FRIEDMAN | DEVELOPMENT ADVISORS |1010| Sanitary Drainage and Ship Canal Tax Increment Financing Redevelopment Plan and Project Amendment No. 2 Executive Summary To induce redevelopment, pursuant to the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-l.et seq,, asamended frorri time to time (the "Act"), the City Council of the City of Chicago adopted; three ordinances on July. 24/ 1991, approving the Sanitary Drainage and Ship Canal^'tax^lhcrem'eiit Redevelopment Area RedevelCpment Plan-and Project (the "Original Plan"), des^nating4K|''sVn)te%^ Drainage and. Ship Ganal Redfeyefopment Project Area (the "Project Area" or "RPA") as(a redeyelbprnent project; area under, the Act, aild adopting tax fncrement allocation financing for the- Project 'Area/ the Original Plan was amended pursuant to an ordinance adopted by the City Council on November;'12,. 2012, to reflect minor changes to the Original plan's text ("Amendment No- rj.The Original Planiwfth Amendment No. 1 is attached as Exhlbitr?. The Original Plan is being amended again through this document ("Amendment No. 2") to extend.the estimated date of completion of the Redevelopment Project, pursuant to authorization of the extension in the Act; update the Rroposedt.Euture, Land Use Map to allow mixed industrial, commercial and institutional uses in selected additional locations within the Project Area; accommodate'minor language changes reflecting updates to the TIF Act since the date of Amendment No. 1; and update.the,RPA boundary legal description to correct a Scrivener's error in original legal description. In addition, the Vicinity Map, Boundary Map, and Existing Land Use Map are being replaced in Amendment No. 2 to increase the clarity of the original maps, though there are no material changes, to those' maps; The modifications included In Amendment No. 2 are outlined below and follow the format of the Original Plan. Throughout this document, the Original Plan with Amendment No. 1 and Amendment No. 2 will be referred to collectively as the "Plan." Amendment No. 2 summarizes the analyses and findings of the consultant's work, which, unless otherwise noted, is the responsibility of the consultant, SB Friedman Development Advisors. The City of Chicago (the "City") is entitled to rely on the findings and conclusions of Amendment No. 2 in amending the Original Plan and Amendment No. 1 under the Act. The consultant has prepared Amendment No. 2 with the understanding that the City would rely: 1) on the previous eligibility findings and conclusions of the Original Plan and Amendment No. 1; and 2) on the fact that the Original Plan and Amendment No. 1 contain the necessary information to be compliant with the Act. The Sanitary Drainage and Ship Canal RPA is generally bounded by W. 31s' Street to the north, S. Campbell Avenue to the east, W. 35>h Street to the south, and S. Central Park Avenue to the west. The RPA contains a total of 86 parcels and approximately 251.2 acres of land. SB FRIEDMAN | DLVbLOPMtNT ADVISORS |1010| Sanitary Drainage and Ship Canal RPA Amendment No. 2 Modifications to the Original Plan Section I: Introduction No changes. t Section II: Redevelopment Project Area Legal Description No changes. "' Section' III: Redeveloprn^int PrpjeGt Area Goals and.Objectives , No changes. ' --« ; / Section IV: Blighted Area Conditions Existing jn the Redevelopment Project Area No change's. Section V: Redevelopment Project Under Section V. .fl. "Redevelopment Activities/ replace the first paragraph under the subheading "Acquisition and Clearance" with the following' text: To meet the goals and objectives of this Plan, the City may acquire and assemble property throughout the Project Area Land assemblage by the City may be by purchase, exchange, donation, lease, eminent domain or through the fax Reactivation Program and may be for trie-purpose of (a) sale,.lease or conveyance to private developers, or (b) sale, lease, conveyance or dedication for the construction of public improvements or facilities. Furthermore, the City may require written redevelopment agreements with developers before acquiring any properties. As appropriate, the City may devote acquired property to temporary uses until such property is scheduled for disposition and development. In connection with the City exercising its power to acquire real property, including the exercise of the power of eminent domain, under the Act in implementing the Plan, the City will follow its customary procedures of having each such acquisition recommended by the Community Development Commission (or any successor commission) and authorized by the City Council of the City. Acquisition of such real property as may be authorized by the City Council does not constitute a change in the nature of this Plan. Under Section V. B. "Redevelopment Activities," replace the paragraph under the subheading "Relocation" with the following text: Relocation assistance may be provided in order to facilitate redevelopment of portions of the Project Area, and to meet the other City objectives. Businesses or households legally occupying properties to be acquired by the City may be provided with relocation advisory and financial assistance as determined by the City. SB FRIEDMAN | DEVELOPMENT ADVISORS Sa7iTrary"D"fa1n^gea7Td Ship-&mat-RPA-ATTTendment-Nor-2- Under Section V. B. "Redevelopment Activities," replace the subheading "Interest Cost Write-Down", with the following text: Interest Costs Under Section V. B. "Redevelopment Activities," in between1 the subsections "Job Training" and' ! "Redevelopment Agreements;" insertth^folloyying paragraph under q new subheading; Affordable Housing The Qty requires that developers whbreceive TIF assistance for market-rate housing set aside* 20% of the units to' me*$f fib^^ pepartmientof^^ir^hgl,; and beVefopment-pr any successor agency. Generally, this means the affordable fdr-sale urtits sHoUfd'be pricedI at a?level that Is affordable to persons earning no more than 10056 of th;eia.ra.a , :ii median .income, and affordable rental units should be affordable to persons earning,no more Under Section V. B. "Redevelopment Activities," insert the following text at the end of the section under g' new heading: Intergovernmental Agreements The City may enter Into redevelopment agreements or intergovernmental agreements with' private entitles of public entitles to construct, rehabilitate, renovate or restore private or public improvements on.one,or several parcels (collectively referred to as "Redevelopment Projects"). Under Section V. C. "General Land Use plan," replace the first paragraph with the following text: Existing land uses in the RPA are primarily industrial, material/storage yards, vacant property, and railroad right-of-way, as shown in Exhibit 4. Some City (institutional) uses that are predominantly industrial in character are also present in the RPA. Under Section V. C. "General Land Use Plan," after the first paragraph, add the following text in a new paragraph: The future land use of the RPA reflects the objectives of Redevelopment Project, which are to promote economic development within the RPA to create an active industrial district and to support other improvements that serve the redevelopment and economic development interests of the local area, business owners, and the City. The proposed objectives are compatible with historic land use patterns and support current development trends in the area. The proposed industrial and mixed-use designation is shown in Exhibit 5. The future land use designation allows for the following uses: Industrial Mixed-Use: Industrial, Commercial, Institutional SB FRIEDMAN | DEVELOPMENT ADVISORS 3 www.shfriedman.com
|10 10|
Sanitary Drainage and Ship Canal RPA Amendment No. 2
Under Section V. D. "Estimated Redevelopment Project Costs," delete and replace the entire Section V. D., including Table 1, with the following text:
The various redevelopment expenditures that are eligible for payment or reimbursement under
the Act are reviewed below. Following this review is a list of estimated redevelopment project
costs (the "Redevelopment Project Costs") that are deemed to be necessary to implement the
Plan. y ¦ . .
In,the event thS.Act Is arne^ed^after the date.of jhe approval of Amendment No. 2 by the City
-Council of ^15 scope .or Increase;*^ costs' (sb'ch as/, for
. example, by* increas^n^th^ tftai:hiay Wpati under65-1U3?
5/il44&3[q)ili)J, pjinsjillt decried foi incorporate' such additional, expanded or increased eligible Costs aVR^y^ppmenf'Prpj'e^ Cos'fs uriaer the Plan, to the extent permitted by the Act. In the event of such amendmenf(s) to the Act, the City may add any new eligible redevelopment,project.cos;ts as aline item in Table 1 or otherwise adjust the line items In Table 1 without amendme.n^.tg.{[je^p'l^A^tQ^ihe e»ni^)r)f p^Vrnifted' by the Act. In hd instance, however, shall such; additidhS' cir adjlistments result In any increase in the total Redevelopment Project Costs without a further amendment to Plan.
1. Eligible Redevelopment Costs
,Redeve|ppment proJect.cQSijs; include the sum total of all reasonable or necessary costs incurred,-
estimated, to be Incurred,or {ncijentaj to pursuant fo the Act. Such costs may Include,
without limitation, the.followlrig:
Costs of studies,, surveys, development of plans and specifications, implementation and administration of the Plan including but not limited to, staff and professional service costs for architectural, engineering, legal, financial, planning or other services (excluding lobbying expenses), provided that no charges for professional services are based on a percentage of the tax increment collected;
The costs of marketing sites within the RPA to prospective businesses, developers and investors;
Property assembly costs, including but not limited to, acquisition of land and other property, real or personal, or rights or interests therein, demolition of buildings, site preparation, site improvements that serve as an engineered barrier addressing ground level or below ground environmental contamination, including, but not limited to parking lots and other concrete or asphalt barriers, and the clearing and grading of land;
Costs of rehabilitation, reconstruction or repair or remodeling of existing public or private buildings, fixtures, and leasehold improvements; and the costs of replacing an existing public building if pursuant to the implementation of a redevelopment project the existing public building is to be demolished to use the site for private investment or devoted to a different use requiring private investment; including any direct or indirect costs relating to Green Globes or l.EED certified construction elements or construction elements with an equivalent certification;
SB FRIEDMAN | DEVELOPMENT ADVISORS A vyww.sbfncdman.com
10
Sanitary Drainage and3hip Canal KKA'AmenamenfNo.^T
Costs of the construction of public works or improvements, including any direct or indirect costs relating to Green Globes or LEED certified construction elements or construction elements with an equivalent certification subject to the limitations in Section ll-74.4-3(q)(4)
. of the Act;
Costs of job training and retraining projects includlhg the cost of "welfare to work"
programs Implemented by businesses located within the Project Area; ; i!
8)--.fiW'RftnRWSt^n^dli^i^Si^t;'^|.gnij^eff t>,.a}M;ne<:e£5£i)fy 'airtd Incidental-expenses related to
: issued thjreundferj^
any redeyelopment a'rl issued Jih'd for a period not
. .^exceeding.j36\mpnt^ cbn^pletibn and ihcluding reasonable-reserves related
. .thereto;. . . ;,:; : .', Y' '' '' '
•h) TOithe extentt.lje,^ accepti'and approves the same; all or abortion
;0.f^taxing district'/,tapftal costs resulting. from ths fedeveiopnrient' project necessarily incurred or to be incurred within a taxing district in furtherance of the objectives of th'e-Plan;
i) An elementary, secondary, or unit school district's increased costs attributable to assisted housing units will be reimbursed as provided in the Act;
j) Rejoratipn costs to the that relocation costs shall be'paid or
is required to make payment of relocation costs by federal or state law or by SeetiPn<74.4-3(n){7) of the Act (see "Relocation" section);
k) Paymentln. lieu of taxes, as defined in the Act;
I) Costs of job training, retraining, advanced vocational education or career education, including but not limited to, courses in occupational, semi-technical or technical fields leading directly to employment, incurred by one or more taxing districts, provided that such costs; (i) are related to the establishment and maintenance of additional job training, advanced vocational education or career education programs for persons employed or to be employed by employers located in the Project Area; and (ii) when incurred by a taxing district or taxing districts other than the City, are set forth in a written agreement by or among the City and the taxing district or taxing districts, which agreement describes the program to be undertaken including but not limited to, the number of employees to be trained, a description ofthe training and services to be provided, the number and type of positions available or to be available, itemized costs of the program and sources of funds to pay for the same, and the term of the agreement. Such costs include, specifically, the payment by community college districts of costs pursuant to Sections 3-37, 3-38, 3-40, and 3-40.1 of the Public Community College Act, 110 ILCS 805/3-37, 805/3-38, 805/3-40 and 805/3-40.1, and by school districts of costs pursuant to Sections 10-22.20a and 10-23.3a of the School Code, 105 ILCS 5/10-22.20a and 5/10-23.3a;
m) Interest costs incurred by a redeveloper related to the construction, renovation or rehabilitation of a redevelopment project provided that:
SB FRIEDMAN | DEVELOPMENT ADVISORS 5 www.sbfricdman.com
11
Sanitary Drainage and Ship Canal RPA Amendment No. 2
such costs are to be paid directly from the special tax allocation fund established pursuant to the Act;
such payments in any bhe year'may riot exceed 30 percent of the annual interest costs incurred by the redeyeloper with regard to the redevelopment project during that year;
iiKrwreiai&-b0:t sufficient funds available in the special tax allocation fund-tovmakfc/ the payment pursuant to this provision, then, the amounts so due shall accrue arid b'e p^yalire'wheri'Sufficlerit funds are available in the special tax allocation-fund; :.%{e?>r^.,
4 the fdtal of such Interest payments paid pursuant to the Act may not exceeds 3jjvj. percent of the total: (i) cost paid or incurred by the redevelpper for such. f'erdevelbprriefit project; (ii) redevelopment project' costs excluding any property.-v assembly costs and any relocation costs incurred by the City pursuant to the Art;
and ' 1
5. up'td 75'percent of the interest cost incurred by a redeveloper for the financing'Of- y; rehabilitated or new housing for low-income households and very low-income Households, as defined In Section 3 of the Illinois Affordable Housing Act.
n) Instead of the eligible costs provided for in; (m) 2, 4 and 5 above, the City may pay upjto 50, percent of the cost of construction, renovation and/or rehabilitation of all low- and very lowMncdme' housing units (for ownership or rental) as defined in Section 3 of the •Illinois , Affordable. Housing Act If the units are part of a residential redevelopment project that includes' units not affordable to low- and very low-income households, only the low- and very low-income units shall be eligible for benefits under the Act;
o) The costs of daycare services for children of employees from low-income families working for businesses located within the Project Area and all or a portion of the cost of operation of day care centers established by Project Area businesses to serve employees from low-income families working in businesses located in the Project Area. For the purposes of this paragraph, "low-income families" means families whose annual income does not exceed 80 percent of the City, county or regional median income as determined from time to time by the United States Department of Housing and Urban Development;
p) Unless explicitly provided in the Act, the cost of construction of new privately-owned buildings shall not be an eligible redevelopment project cost; and
q) If a special service area has been established pursuant to the Special Service Area Tax Act, 35 ILCS 235/0.01 et seq., then any tax increment revenues derived from the tax imposed pursuant to the Special Service Area Tax Act may be used within the Project Area for the purposes permitted by the Special Service Area Tax Act as well as the purposes permitted by the Act.
SB FRIEDMAN | DEVELOPMENT ADVISORS|99|www sbfriedman.com
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Sanitary Drainage and Ship Canal RPA Amendment'Ro. 2
2. Estimated Redevelopment Project Costs The estimated eligible costs of the.RPA are shown in Table 1 below. TABLE 1: ESTIMATED REDEVELOPMENT PROJECT COSTS
Eligible Expense; .• t,> ... Estimated Cost
Professional and Administrative $ 1,000,000
Marketing., ».,. ,.¦ 500,000
\ . , - ..... r. . ,
Propel Assembly arid Site Preparation ? <„ . ., 5,^,rjpp
Rehabilitation of Existing Buildings 2,500,000
Construction of Public Facilitles-ahd ^mprove.ments^1, 10,500,000
Job Training 500,000
Financing Costs . : 1,000,000
Relocation Costs . 500,000
Interest Costs 2,000,000
Affordable Housing Construction 500,000
Day Care Services 500,000
TOTAL REDEVELOPMENT COSTS'2',3J $ 25,000,000(4'
'This category may also Include paying for or reimbursing (i) an elementary, secondary or unit school district's increased costs attributed to assisted housing units, and (il) capital costs of taxing districts impacted by the redevelopment of the Project Area. As permitted by the Act, to the extent the City by written agreement accepts and approves the same, the City may pay, or reimburse all, or a portion of a taxing district's capital costs resulting from a redevelopment project necessarily incurred or to be incurred within a taxing district in furtherance of the objectives of the Plan.
JTotal Redevelopment Project Costs represent an upper limit on expenditures that are to be funded using tax increment revenues and exclude any additional financing costs, including any Interest expense, capitalized interest and costs associated with optional redemptions. These costs are subject to prevailing market conditions and are in addition to Total Redevelopment Project Costs. Within this limit, adjustments may be m3de in line items without amendment to this Plan, to the extent permitted by the Act.
'The amount of the Total Redevelopment Project Costs that can be incurred in the Project Area will be reduced by the amount ot redevelopment project costs incurred in contiguous redevelopment project 3reas. or those separated from the Project Area only by a public right-or-way, that are permitted under the Act to be paid, and are paid, from incremental property taxes generated in the Project Area, but will not be reduced by the amount of redevelopment project costs incurred in the Project Area which are paid from incremental property taxes generated in contiguous redevelopment project areas or those separated from the Project Area only by a public right-of-way
All costs are in 2015 dollars and may be Increased by five percent (5%) after adjusting lor inflation reflected in the Consumer Price Index (CPI) for All Urban Consumers for All Items for the Chicago-Gary-Kenosha, IL-IN-WI CMSA, published by the U.S. Department of Labor Additional funding from other sources such as federal, state, county, or local grant funds may lju utilized to supplement the City's .jbiJity to finance Redevelopment Project Costs identified above.
SB FRIEDMAN I DEVELOPMENT ADVISORS 7 www.sbfriedman.com
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Sanitary Drainage and Ship Canal RPA Amendment No. 2
Under Section V. E. "Sources of Funds to. Pay Redevelopment Project Costs Eligible Under Illinois TIF Statute," delete and replace entire section V. E with the following text:
Funds necessary to pay for Redevelopment Project Costs and secure municipal obligations issued for such costs are to be derived primarily from Incremental Property Taxes; Other sources
; of funds which.may be used,.to,pay for Redevelopment Project Costs or secure municipal
obligations, are. \atid-Mp^^^f^^r^^e and federal grants; Investment income; private
financing and other iegaijy ^ the£ity may deem appropriate; The City may incur
redevelopment, pro^^^ than'ihcremental taxes, and the-City may then'be reimbursed from such costs ff6m; incremeptal taxes. JAlsb; the City may permit the utilization of guarantees, deposits and other forms of security made available, by, private^Sector d^elQr^'^.^ttiqhally, the City may utilize revenues; other than State/sales tax Increment rey.enuesj,received' under the;Act from one redevelopment project
: areajforellgibje^ is either contiguous to, or is
separated only by,^^d){& ^^pf'^^^'f'V the'-rtdevetepmehf'projfed area from Which the revenues are receivedi
The Project Area may be contiguous to or separated by only a public right-of-way from other redevelopment project areas created under the Act. The City* may utilize net incremental property taxes received from, the Project Area to pay eligible redevelopment project costs, or obligations Issued to pay such costs', in other, contiguous redevelopment project areas or project areas separated only by a public right-of-way, and vice versa. The amount of revenue from the Project Area, made available to support such contiguous redevelopment project areas, or those separated, only, by a public. ri^rit-of^way, when added'to all amounts used to pay eligible Redevelopment Project Costs .vVlthln the Project Area, shall not-at any time exceed the total Redevelopment Project Costs.described in the Plan.
The Project Area may become contiguous to, or be separated only by a public right-of-way from, redevelopment project areas created under the Industrial Jobs Recovery Law (65 ILCS 5/11-74.6-1, et seq.). If the City finds that the goals, objectives and financial success of such contiguous redevelopment project areas or those separated only by a public right-of-way are interdependent with those of the Project Area, the City may determine that it is in the best interests of the City and the furtherance of the purposes of the Plan that net revenues from the Project Area be made available to support any such redevelopment project areas, and vice versa. The City therefore proposes to utilize net incremental revenues received from the Project Area to pay eligible redevelopment project costs (which are eligible under the Industrial Jobs Recovery Law referred to above) in any such areas and vice versa. Such revenues may be transferred or loaned between the Project Area and such areas. The amount of revenue from the Project Area so made available, when added to all amounts used to pay eligible Redevelopment Project Costs within the Project Area or other areas as described in the preceding paragraph, shall not at any time exceed the total Redevelopment Project Costs described in Table 1 of this Plan.
SB FRIEDMAN | DEVELOPMENT ADVISORS 8 www.sbfnedniaD.coni
14
Sanitary Drainage and Ship Canal RPA~Amend"ment No. 2
Under Section V. F. "Nature and Term of Obligations to be Issued," delete and replace entire section,, including the section heading for V. F., with the following text:
Issuance of Obligations
The City rtjay Jsslie. obligations, secured by"Incremental "Property Taxes pursuant to Section 11-
74.4-7 of the.Act, To e.nhjsin^ the City may pledge its full
.faith: and; credit .through/tb'^tj^J^i^^l fe4D6^lPh)'8aMn? b'dnds. Additioh'aliyl the City may - prpyide:pther legally, permissible .credit enhancements'to any obligations issued pursuant to the
¦ Act. . ' '".''"] .1'
¦ ' : fi ¦ V;.- .
; The •.iredeyelqpment project ;sha(l,.be. .co.mpteted, and all obligations Issued to" finance
,. :red,eyiippment costs, shaTLbe,:re^t(^ 3i of the yearirrwhich the
payment to the Gity,treastife^ made with respect'to'ad-valorem
taxes levied In the thirty-fifth calendar year following the year in which the ordinance approving the Project Area is adopted.
Also, thefinafmaturitydate 6f,ahy such obligations which are issued may not be later than 20 years;frpm; thelr respective dates pf issue. One or more series of obligations may be sold at one or mpre.tlmesv.in order .-tp., ijn?p(er)ie.ht^t||(s;."Plan. Obligations may be issued on a parity or subordinated basis.
In addition to paying Redevelopment Project,Costs, Incremental Property Taxes may be used for the-scheduled retirement pf obligatiorjs, manjdatpfyor optional redemptions, establishment of debt service reserves and bondsinldhg'fU^df^'^6^.^1 *hat Incremental Property Taxes are not needed for these purposes; and are riot otherwise required, pledged, earmarked or otherwise designated for the payment of Redevelopment Project Costs, any excess Incremental Property Taxes shall then,become available for distribution annually to taxing districts having jurisdiction over the Project Area in the manner provided by the Act.
Under Section V. G. "Most Recent Equalized Assessed Valuation (EAV) of Properties in the Redevelopment Project Area/ delete and replace entire section text with the following text:
The purpose of identifying the most recent equalized assessed valuation ("EAV") of the Project Area is to provide an estimate of the initial EAV which the Cook County Clerk will certify for the purpose of annually calculating the incremental EAV and incremental property taxes of the Project Area. The 1990 Certified Initial EAV of all taxable parcels in the Project Area is $10,722,329. This total EAV amount, by parcel index number ("PIN"), is summarized in Exhibit 6.
Under Section V. H. "Anticipated Equalized Assessed Valuation," delete and replace entire section text with the following text:
The 2027 EAV for the Sanitary Drainage and Ship Canal RPA is projected to be approximately $21,000,000. This estimate is based on several key assumptions, including an inflation factor of 2.0 percent per year on the EAV of all properties within the Sanitary Drainage and Ship Canal RPA, with its cumulative impact occurring in each triennial reassessment year, and an equalization factor of 2.6621 (2013). This estimate does not assume that any additional new development will occur within the RPA.
SB FRIEDMAN | DEVELOPMENT ADVISORS 9 www.sbfnedman.com
15
Sanitary Drainage and Ship Canal RPA Amendment No. 2
Section VI: Scheduling of the Redevelopment Project
In Section VI. A. "Redevelopment Project": No changes.
In Section VI. B. "Commitment to Fair Employment Practices and Affirmative Action," replace the entire section with the following text:
The .City is .committed to and Will affirmatively Implement the following principles with respect, to the Plan: .
... A) the assujBnce orequal. o^&'rt'^^ity^in a If persbrin e t and employment actions, with: respect
to", the;.B^^iq^iu^i^^^^ jntlu^ffig)' nift*ndf ItnnHecl to -hiring, training; transfer,
promotion, dfsclpjfrie, friiTge" bihi^sali^f, employment/working conditions, termination,
etc., without regard to race, color, sex, age, religion, disability, national origin, ancestry,
sexu;al oriental status, rnilltary discharge status, source of
Income, or housing status. ."
Redevelopers must meet the City'sstandards "for participation of 24% Minority Business Enterprises and 496 Woman Business Enterprises and the City Resident Construction Worker Employment Requirement as required in'Mdevelbprnent agreements.
This commitment to affirmative action and nondiscrimination will ensure that all members of the protected groups are sought out to compete for all job openings and promotional opportunities.
Redevelopers will meet City standards for any applicable prevailing wage rate as ascertained by the Illinois Department of Labor-to all project employees.
The City shall have the right In its sole discretion to exempt certain small businesses, residential property owners and developers from the above.
In Section VI. C. "Completion of Redevelopment Project and Retirement of Obligations to Finance Redevelopment Costs," the entire section is replaced with the following text:
This Redevelopment Project will be completed, and all obligations issued to finance redevelopment costs shall be retired, no later than December 31st of the year in which the payment to the City Treasurer as provided in the Act is to be made with respect to ad valorem taxes levied in the thirty-fifth calendar year following the year in which the ordinance approving the Plan was adopted (i.e., by December 31, 2027). The private redevelopment investment and anticipated growth that will result from redevelopment and rehab activity in this Project Area is expected to increase the equalized assessed valuation by approximately $10,400,000 over the 35-year period in which the Plan is in place.
SB FRIEDMAN | DEVELOPMENT ADVISORS 10 www.sblriedrnan.coin
16
Sanitary Drainage an33]irptTanarRFA Amentfrf^f No"?
Section VII: Provisions for Amending the Tax Increment Redevelopment Plan and Project
No changes.
Following Section VM, insert new sections, asfpljows:
Section VIM: Financial Impact on Taxing Districts
The Act requires an assessment of any financial Impact of the Project Area on, or any increased
demand for services fromy arty taxing district affected by the Plan and a description of any
program to,address-such:^ The City intends to monitor
' development: IrotJie; Pirp,lectrAcej»3^d^th. t^tppj^eratj# pf the other affected taxirig districts
will attempt to ensuredevelopment. .. . .
The following taxing districts presently levy taxes on properties located within the Project Area: ,
Metropolitan Water Reclamation Pistrlct of Greater Chicago
County ofCook
Forest Preserve District of. Gook County
City of Chicago
City of Ghlcagb Ubrary Fund.
City of Chicago School Building and Improvement Fund
Chicago Community College District 508 »
Board of Education
Chicago Park District
Chicago Park District Aquarium and MuseunvBonds
Metropolitan Water Reclamation District of Greater Chicago
Development of vacant sites with active and more intensive uses may result in additional moderate demands on services and facilities provided by the districts. At this time, no special programs are proposed for these taxing districts. Should demand increase, the City will work with the affected taxing districts to determine what, if any, program is necessary to provide adequate services.
This Plan and Project is expected to have short- and long-term financial impacts on the affected taxing districts. During the period when tax increment financing is utilized, real estate tax increment revenues from the increases in EAV over and above the Certified Initial EAV (established at the time of adoption of the Plan) may be used to pay eligible redevelopment project costs for the RPA. At the time when the RPA is no longer in place as a TIF district under the Act, the real estate tax revenues resulting from the redevelopment of the RPA will be distributed to all taxing districts levying taxes against property located in the RPA. These revenues will then be available For use by the affected taxing districts. Successful implementation of the Plan is expected to result in new development and private investment on a scale sufficient to overcome blighted and conservation area conditions and substantially improve the long-term economic value of the Project Area.
SB FRIEDMAN | DEVELOPMENT ADVISORS II www.ibfnedman.com
17
Sanitary Drainage and Ship Canal RPA Amendment No. 2
It is expected that the increases in demand forthe services and programs of the aforementioned taxing districts associated with the Project Area can be. adequately handled by the existing services.and programs maintained by these taxing districts;
Section IX: Housing Impact Study ¦. -
As set forth! ih-the Act/if the redevelppmentplahfbr a redevelopment project area would result
in the displacement of residfentsUfrom 10 or moreijnhabitedi residential units, or if the
redevelopment project-area'cbritairii:75 Qr mbreJnhabited residential, units and a municipality is
uriabie-to'certify that nd:dlspla;cenient .wiiluoccur>.th prepare a housing
impact study and incorporate the study Jn the'redevelopment project plan.
TW'Plan! will notresult'ln dispiacement;;of residents from inhabited residential units, arid the
City certifies: that nasacVdf?pl£ce1i^ .ffdm.the.Prdject.Area will occur as a result
ofthe Plan, therefore; a'HousIng Impact Study .Is not required under the Act.
Exhibits v
' ¦ ¦ ¦ -; f \ ¦¦¦¦¦ -
Exhibit 1: Legal Description
ReplaceExhibit1 With the following text:
ALL THAT PART OF THE SOUTHWESt l/4:OF SECTION25; THE NORTHEAST 1/4, THE NORTHWEST 1/4 AND THE. WEST 1/2 OF THE SOUTHEAST 1/4 OF SECTION 35; THE NORTH 1/2, THE EAST 1/2 OF THE SOUTHWEST 1/4 'lAtitf •THfi',SduWKsTk/A OF; SECTION 36 ALL IN TOWNSHIP 39 NORTH, RANGE;13 EAST OF THE THIRD PRINCIPAL" MERIDIAN TOGETHER WITH CERTAIN LOTS AND BLOCKS IN MANCHESTER, BEING STEELE AND1 BUCHANAN'S SUBDIVISION OF THAT PART OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF SAID SECTION 36, LYING NORTH OF THE ILLINOIS AND MICHIGAN CANAL ACCORDING TO THE PLAT THEREOF RECORDED JUL 31, 1857; S. J. WALKER'S SUBDIVISION OF THAT PART SOUTH OF THE CANAL OF THE NORTHWEST 1/4 OF SECTION 31, TOWNSHIP 39 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, ALSO THAT PART SOUTH OF THE CANAL OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF SAID SECTION 36, ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 6, 1863; THE CAMPBELL SOUP COMPANY (CENTRAL DIVISION) SUBDIVISION OF PART OF THE NORTHEAST 1/4 OF SAID SECTION 36, ACCORDING TO THE PLAT THEREOF RECORDED MAY 23, 1930 AS DOCUMENT NO. 10667452; THE CAMPBELL SOUP COMPANY'S SUBDIVISION OF PART OF THE NORTHEAST 1/4 OF SAID SECTION 36, ACCORDING TO THE PLAT THEREOF RECORDED JULY 24, 1957 AS DOCUMENT NO. 16966716; AND THE SANITARY DISTRICT TRUSTEES' SUBDIVISION OF THE RIGHT OF WAY FROM THE NORTH AND SOUTH CENTER LINE OF SECTION 30, TOWNSHIP 39 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, TO THE WEST LINE OF SECTION 7, TOWNSHIP 38 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 31, 1908 AS DOCUMENT NO. 4180216 MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE SOUTHERLY LINE OF THE SANITARY DRAINAGE AND SHIP CANAL, BEING THE SOUTHERLY LINE OF WATER LOT 'B' IN THE SANITARY DISTRICT TRUSTEES' SUBDIVISION, AFORESAID, WITH THE WEST RIGHT OF WAY LINE OF THE PITTSBURGH, CINCINNATI, CHICAGO R< ST. LOUIS RAILWAY IN THE EAST 1/2 OF THE NORTHEAST 1/4 OF SAID SECTION 36;
SB FRIEDMAN | DEVELOPMENT ADVISORS 12 vvwwsbfriedman.com
18
SanTfary DrainagFaTTd"Shtp~eaTral RPA"Amerrdment No.-2-
THENCE SOUTHWESTERLY ALONG THE SOUTHERLY LINE OF SAID SANITARY DRAINAGE AND SHIP CANAL TO THE EAST LINE OF CALIFORNIA AVENUE; THENCE NORTH ALONG THE EAST LINE OF CALIFORNIA AVENUE TO THE NORTH LINE OF 31st STREET; THENCE WEST ALONG SAID NORTH LINE TO THE INTERSECTION OF THE NORTHERLY EXTENSION OF A LINE DRAWN 667.24 FEET EAST OF ANP PARALLEL WITH THE WEST LINE OF THE NORTHWEST 1/4 OF SAID SECTION 36; THENCE SOUTH ALONG SAID PARALLEL LINE AND ITS NORTHERLY EXTENSION TO THE NORTHERLY. LINE OF THE CHICAGO &;ILUNOlS WESTERN RAIIROAD'RIGHT OF WAY;>THENCE SOUTH WESTERN, ALONG SAID NORTHERLY^GHtftp WMllNE^ T|JE CENTER UNE OF KEDZIE AVENUE; THENCE SOUTH ALONG THE CENTER LINE 6F'KED2iAV ENU E TO THE SOUTHERLY,RIGHT.OF WAyf LINE OF SAID "C'HiCAGb^TLLINdlSV^
LINE TO THE WEST LINE OF THE!EAST:i/2*OF'THE' NORTHEAST 1/4 OF SAID SECTION;35; THENCE
SO U^H ALONG SAID WEST UNE TO THE SOUtHERLYRIGHT'OF WAY LINE OF THE ILLINOIS CENTRAL
. RAILROAD WAY UNETO A,£OINT,IN,A LINE
2& FEET WEST OF1 AN D • PAF^LLEttWiT^^^E EAST UNE OF^THEiNORTH WEST 1/4 OF SAID SECTION 35; THENCE SOUTFl ALONG' SAlb PARALLEL LINE TO THE NORTH LINE OF THE SAID SANITARY DRAINAGE AND SHIP CANAL, BEING THE NORTH LINE OF WATER LOT 'E' IN THE SANITARY DISTRICT TRUSTEES' SUBDIVlSiON, AFORESAID; THENCE NORTHEASTERLY ALONG. .SAID NORTHERLY LINE TO THE WEST LINE OF KEDZIE AVENUE; THENCE SOUTH ALONG THE WEST LINE OF KEDZIE AVENUE, A DISTANCE OF 258 FEET TO THE SOUTH LINE OF SAID WATER LOT 'E'; THENCE NORTHEASTERLY ALONG THE SOUTHERLY LINE OF WATER LOTS 'E' AND 'D' IN SAID SANITARY DISTRICT TRUSTEES' SUBDIVISION TO ITS INTERSECTION WITH THE WEST LINE OF THE ILLINOIS CENTRAL RAILROAD RIGHT OF WAY; THENCE SOUTHEASTERLY ALONG SAID WESTERLY RIGHT OF WAV'LINE TO THE; EAST; LIN.E- OF, THE WEST 1/2 OF THE NORTHWEST 1/4 OF SAID SECTION 36; THENCE SOUTH ALONG SAID, EAST*UNE TO-THE SOUTHERLY RIGHT OF WAY LINE OF THE ATCHISON TOPEKA & SANTA FE RAILWAY; .THENCE NORTHEASTERLY ALONG SAID SOUTHERLY RiGHT OF WAY LINE TO "THE WEST'LINE OF. (^L|ROR|jJ!A AVENLIE; THENCE SOUTH ALONG THE WEST LINE OF CALIFORNIA AVENUE TO THE SOUTH LINE OF 35th STREET; THENCE EAST ALONG THE SOUTH LINE OF 35th STREET TO THE WEST LINE OF THE PITTSBURGH, CINCINNATI, CHICAGO & ST. LOUIS RAILWAY RIGHT OF WAY; THENCE NORTH ALONG SAID WESTERLY RIGHT OF WAY LINE TO THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS.
Exhibit 2: Vicinity Map
Replace Exhibit 2 with the enclosed RPA Context Map.
Exhibit 3: Boundary Map
Replace Exhibit 3 with the enclosed RPA Boundary Map. Exhibit 4: Existing Land Use Map
Replace Exhibit 4 with the enclosed Existing Land Use Map. Exhibit 5: Intended Land Use Map
Replace Exhibit 5 with the enclosed new Proposed Future Land Use Map.
SB FRIEDMAN I DEVELOPMENT ADVISORS 13 www.sbfriedmjn.com
19
-City-of-Chicago Sanitary Drainage and Ship Canal RPA Amendment No. 2
Immediately following Exhibit 5, insert new exhibits as follows:
Exhibit 6: Certificate of initial Equalized Assessed Valuation
Exhibit 7;'Original:-Plan, including AmendmentNp. 1 AppendixA;.
: V--.'' ':: .ss- ¦•
i ,:• v. ¦ ¦¦ -
No changes, : -
riv --^ '':-r' ' • ,¦ " ' ;
-• ¦ '¦• ... ;'¦
•. . • — ... *v #• :'*t#-;; t
SB FRIEDMAN | DEVELOPMENT ADVISORS
20
Sanitary Drainage and Ship CariaTRPA ATtiendmenTNor2
Exhibit 2: RPA Context Map Sanitary Drainage and Ship Canal Tax Increment Redevelopment Area
Redevelopment Plan and Project Amendment No. 2
April Z015
SB FRIEDMAN | DEVELOPMENT ADVISORS
21
22
23
24
City of Chicago Sanitary Drainage and Ship Canal RPA Amendment No. 2
Exhibit 6: Certificate of Initial Equalized Assessed Valuation
SB FRIEDMAN | DEVELOPMENT ADVISORS
25
-STATE-OF-ILyNOIS- L
) SS
COUNTY OF COOK
CERTIFICATE OF INITIAL EQUALIZED ASSESSED VALUATION
I, DAVID D. ORR, do hereby certify that I om the duly qualified and acting Clerk of the County of Cook in the State of Illinois. As such Clerk and pursuant to Section 1,1 ;744-9 of the Real Property Tax Increment Allocation Redovelopment Act (Illinois Revised Statutes, Chap. 24) I do further:
CERTIFY THAT on March 12, 1992, I received certified'copies of the following Ordinances adopted by the City of Chicago, Cook County* Illinois on July 24, 1991:
"An Ordinance Approving b Tax Increment Redevelopment Ran and Redevelopment Project for.'tho Sanitary Drainage and Ship Canal Redevelopment Project Area";
"An ' Ordinance Designating the Sar^T^^P^nlage .apd' .Ship Canal, Redevelopment Project Area and Redevelopment, Project Area pursuant to the Tax increment Allocation Redevelopment Project Act"; arid
"An Ordinance Adopting Tax Increment Allocation. Financing for the Sanitary Drainage arid Ship Canal Redevelopment Project Area".
CERTIFY THAT the area constituting the Tax Increment Redevelopment Project Area subject to Tax Increment Financing In tho City of Chicago, Cook County, lllinois, Is legally described in said , Ordinances.
CERTIFY THAT the Initial equalized assessed value of each lot, block, and parcel of real property within the said City of Chicago Project Area, as of Jury 24, 1991 is as set forth in the document attached hereto and made a part hereof as Exhibit "A";
CERTIFY THAT the total initial equalized assessed value of all taxable real property situated within the said City of Chicago Tax Increment Redevelopment Project Area Is:
TAX CODE AREA 76017 TAX CODE AREA 76066 TAX CODE AREA 76067 TAX CODE AREA 77006 TAX CODE AREA 77010 TAX CODE AREA 77084
2,412,211 1,359,340 1,386,764 4,222,534 935,469 406,011
for a total of
TEN MILLION, SEVEN HUNDRED TWENTY-TWO THOUSAND, THREE HUNDRED TWENTY-NINE DOLLARS AND NO CENTS
($10,722,329.)
such total initial equalized assessed value as of July 24, 1991, having been computed and ascertained from the official records on file in my office and as set forth in Exhibit "A".
(SEA L) County Clerk
II \ I I rs\l'.i
AGENCY: 03-0210-595 TIF CITY OF CHICAGO-SANITARY DRAIN&SHIP CANL
C-
D.t
PERMANENT REAL ESTATE INDEX NUMBER OF EACH LOT, BLOCK, TRACT OR PARCEL. REAL ESTATE PROPERTY WITHIN SUCH PROJECT AREA:
'id>?6-:2;op-o29--oooo-
16-36-200-030-0000 16-36-200-031-0000 -16-36-200-032-0000. ,
16-36-200-6I33-6060 \.;'
16-36-20,9303,4-00^0 16-36-200-038-0000 16-36-200-041-0000 16-36-200-042-0000 16-36-200-043-0000 . 16-36t206-048-^0000 16-36-201-012-0000 16-36-201-02,0-0000 16-36-201-034-0000 16-36-201-035-0000 16-36-201-036-0000 16-36-501-002-0000 16-36-501-004-0000
1990 EQUALIZED ASSESSED VALUATION OF EACH LOT, BLOCK, TRACT OR PARCEL WITHIN SUCH. PROJECT AREA:|10 10|351 213,237 8,128 906 3;, 84.6 0
197,216 281,414 54,750 344,642 272,941 852 344,642 344,643 344,643 0 0
TOTAL INITIAL EAV FOR TAXCODE: 76017 TOTAL PRINTED: 18
27
CLRTM369
DATE 02/04/2015 AGENCY: 03-0210-595 TIF CITY
PERMANENT REAL ESTATE INDEX NUMBER OF EACH LOT, BLOCK, TRACT OR PARCEL REAL ESTATE PROPERTY WITHIN SUCH PROJECT AREA:
16-36-200-022-0000
16-36-201-032-0000
16-36-201-033-0000
TOTAL INITIAL EAV FOR TAXCODE: 76066-TOTAL PRINTED: 3
OF CHICAGO-SANITARY DRAIN&SHIP CANL
1990 EQUALIZED ASSESSED VALUATION OF EACH LOT, BLOCK, TRACT OR PARCEL WITHIN SUCH PROJECT AREA:
670,056 344,642 344,642
1,359,340
28
-PAGE—NO-:|910|DATE 02/04/2015 AGENCY: 03-0210-594 TIF CITY OF CHICAGO-SANITARY DRAIN&SHIP CANL
PERMANENT REAL ESTATE INDEX NUMBER 1990 EQUALIZED ASSESSED VALUATION
OF EACH LOT, BLOCK, TRACT OR PARCEL OF EACH LOT, BLOCK, TRACT OR PARCEL
REAL ESTATE PROPERTY WITHIN SUCH WITHIN SUCH PROJECT AREA:
PROJECT AREA:
16-36-200-039-0000 1,386,-764
TOTAL INITIAL EAV FOR TAXCODE: 76067 1;;386,764 TOTAL PRINTED: 1
i c>
. UK'
29
CLRTM369 PAGE NO.
DATE 02/04/2015 AGENCY: 03-0210-595 TIF CITY OF CHICAGO-SANITARY DRAIN&SHIP"~CANE
PERMANENT REAL ESTATE INDEX NUMBER 1990 EQUALIZED ASSESSED VALUATION
OF EACH LOT, BLOCK, TRACT OR PARCEL OF EACH. LOT, BLOCK, TRACT OR PARCEL
REAL ESTATE PROPERTY WITHIN SUCH WITHIN SUCH PROJECT AREA:
PROJECT AREA:
16-35-204-001-0000 362,183
16-35-204-002-0000 36,198
16-35-204-003-0000|9 10|16-35-204-007-0000|9 10|16-35-205-001-0000|9 10|i
16-35-205-012-0000 _ 0
16-35-205-013-0000|9 10|16-35-205-014-0000|9 10|16-35-205-016-8001|9 10|16-35-500-003-0000|9 10|16-35-500-004-0000|9 10|16-36-rl00^027-0000 62,024
16-36-100-028-0000 929,364
16-36-100-033-0000|9 10|16-36-100-035-0000 5,130
16-36-100-039-0000 6,187
16-36-100-047-0000 949
16-36-100-048-0000 2,687
16-36-100-051-8001|9 10|16-36-100-051-8003|9 10|16-36-100-051-8004 42,031
16-36-100-053-0000 90,826
16-36-100-054-0000|9 10|16-3G-100-055-0000|9 10|16-36-100-056-0000|9 10|16-36-100-057-0000|9 10|16-36-100-058-8001|9 10|
30
DATE 02/04/2015 AGENCY: 03-0210-595 TIF CITY OF CHICAGO-SANITARY DRAIN&SHIR CANL
PERMANENT REAL ESTATE INDEX NUMBER 1990 EQUALIZED ASSESSED VALUATION
OF EACH LOT, BLOCK,. TRACT OR PARCEL OF EACH LOT; BLOCK, TRACT .OR PARCEL
REAL ESTATE PROPERTY WITHIN SUCH WITHIN SUCH PROJECT AREA:.
PROJECT AREA:
16-36-100-058-8002|9 10|16-36-100-058-8003|9 10|16-36-100-059-8001|9 10|16-36-100-059-8002 ' i 42,031
16-36-101-002-0000 '275,572
o -
16-36-101-005-0000 ' /; ¦ 953,714
16-36-101-011-0000 804i217
16-36-200-017-0000 ' 0,
16-36-200-018-0000 185,530
16-36-200-026-0000 20,963
16-36-200-037-0000|9 10|16-36-200-044-0000 315,157
16-36-201-013-0000 76,553
16-36-201-017-0000|9 10|16-36-201-019-0000|9 10|16-36-201-021-6001|9 10|16-36-201-021-6002|9 10|16-36-201-024-0000|9 10|16-36-201-027-0000 11,218
16-36-500-001-0000|9 10|16-36-500-004-0000|9 10|16-36-500-005-0000|9 10|16-36-500-006-0000|9 10|16-36-500-007-0000|9 10|1.6-36-500-010-0000|9 10|16-36- 501-001- 0000|9 10|16-36-502-004-0000|9 10|
31
PAGE NO. 3
AGENCY: 03-0210-595 TIF CITY OF CHICAGO-SANITARY DRAIN&SHIP CANL
PERMANENT REAL ESTATE INDEX NUMBER OF EACH LOT, BLOCK, TRACT OR PARCEL REAL ESTATE PROPERTY WITHIN SUCH PROJECT AREA:
16-36-503-002-0000
16-36-503-003-0000
16-36-503-004-0000
16-36-5037005-0000
16-36-503-006-0000
1990 EQUALIZED ASSESSED VALUATION OF EACH LOT, BLOCK, TRACT OR PARCEL WITHIN SUCH PROJECT AREA:
0 0 0 0 0
TOTAL INITIAL EAV FOR TAXCODE: 77006 4,222*534 TOTAL PRINTED: 59
32
RAGE-NO |910|DATE 02/04/2015 AGENCY: 03-0210-595 TIF CITY OF CHICAGO-SANITARY DRAIN&SHIP CANL
PERMANENT REAL ESTATE INDEX NUMBER 1990 EQUALIZED ASSESSED VALUATION
OF EACH LOT, BLOCK, TRACT OR PARCEL OF EACH LOT, BLOCK, TRACT OR PARCEL
REAL ESTATE PROPERTY WITHIN SUCH WITHIN SUCH PROJECT AREA:
PROJECT AREA:
16-36-101-010-0000 272,861
16-36-101-014-0000 662,608
TOTAL INITIAL EAV FOR TAXCODE: 77010 '935,469
TOTAL PRINTED: 2
33
CLRTM369
DATE 02/04/2015 AGENCY: 03-0210-595 TIF CITY OF CHICAGO-SANITARY DRAIN&SHIP CANL
PERMANENT REAL ESTATE INDEX NUMBER 1990 EQUALIZED ASSESSED VALUATION
OF EACH LOT, BLOCK, TRACT OR PARCEL OF EACH LOT, BLOCK, TRACT OR PARCEL
REAL ESTATE PROPERTY WITHIN SUCH WITHIN SUCH PROJECT AREA;
PROJECT AREA:
16-35-205-016-8002 245,398
16-36-100-060-0000 160,613
TOTAL INITIAL EAV' FOR TAXCODE; 77084 406,011 TOTAL PRINTED: 2
34
Cily of Chicago Sanitary Drainage and Ship Canal RPA Amendment No. 2
Exhibit 7: Original Plan, including Amendment No. 1
SB FRIEDMAN | DEVELOPMENT ADVISORS
REPORTS OF COMMITTEES
WHEREAS,, The, Corporate Authorities, desire to .amend .U&JPfan to conform Ihe Plan, to
Section 41 -74.4r3(nj(3) of the Act, as amenHeb |>y the^^ei^§^%Ac;t, j^'aVcprSance" With
the procedures set forth in. amended'"^ • . - :' .
Be It Ortlained by me City Council oJth
SECTION 1. Recitals, The above recitals are incorporated herein arid made a part hereof;
SECTION 2. ApproyaldtAmendment Drainage and Ship Canal Tax increment Rede
Project", a copy of which is attached hereto as Exhibit A (the "Plan, Amendment, is hereby
approved. ... , .
SECTION 3. Finding The Corporate Authorities hereby find that Uioestimajfe'd dates of completion of the redevelopment project described in the Plan and of the retirement of obligations issued to finance redevelopment project costs set forth In the Plan, as amended by the Plan Amendment, conform to the provisions of Section 1 l774.4-3(n)(3) of the Acl, as amended by the Amendatory Act.
SECTION 4. Invalidity Of Any Section. .If arty proyjsl c^M1.6 prtlitertce sh'ajl teheldto.be ' invalid or unenforceable for any reason,'the invalid^
nolaffect any of the remaining provisions of (his brtfiharice: *••' W' y .
SECTION 5. Supersedes All ordinances (Including, without llmlLatio£?th'e TIF Ordinances), resolutions, motions or orders in conflict with this brdlhahce-are hereby repealed.to the extent of such conflicts.
SECTION 6. Effective Date. This ordinance shall be In full force and effect immediately upon its passage.
Exhibit "A" referred to this ordinance reads as follows:
Exhibit "A'.
Amendment No. 1 To Sanitary Drainage And Ship Canal Tax Increment Redevolopment Area Redevelopment Plan And Project.
1. The first sentence of (he second paragraph under Section V.F., "Nature and term of Obligations lo be Issued", is amended to read as follows;
36
40492 JOURNAL-CITY COUNCIL-CHICAGO 11/15/2012
^oraligafioi^-ls^uedfby^the Oity p^j^^jt^'^|if^l^>'^i^tHi^ ^'^h^J&i^ed,' n&later tba'h December 31. of IhV'yeBrif) w^jcr):tHe paymeni' t^the^ft$^^^ti^^ft-j^Vld^ri in the Act is to' be made with'fesperf
following the year in which the onJInan^aRprpYlh^ Ihe Area was ac;ppte6\such ultimate retirement date occurring on Deceitiber'3i;'26:f5:' •'.•.*?.•.>
" • 2v -The ,f[rst.§ejilence,pf- Ihe .paragraphju^der ^fectiori VI. C,. ;Gomr^eUon of (^ey^wtanent;
Projeej and:Retiremento'f Qbligati^I'to Rh^ read
. as.folfpws:. ' V ¦ • -, -' '. -'I'..,.:''I'l
The estimated date for completion of Redevelopment- Projects is no later, than December 31. 2015.
. u.,iWDMENT NO. 2 TO. LINCOLN/BELMONT/ASHLAND,. REDEVELOE^pT
PROdfrJ^vAREA TAX I NCRE^ENTp ALLpCATflO'rxJ ¦ mMCE^^^BnAM
REDEVELOPMENT PLAN AND PROJECT. " .*J$T; ' '" 7
102012^197]
The Committee.on Financ^ubmitted Ihe following-report:
ICAGO, November -15, 2012.
To the President and Members of the CitSmounctil
Your Committee on Financeg£*fraving had under ^c^itt^deration a communication recommending a proposed ordinance concerning the a'uin^tvto approve Amendment Number 2 to the LincolrVB^Imont/Ashland Redevelopment PrqfegLArea Tax Increment Allocation Finance Prog^^Redevelopment Plan and Project, having^jp* the same under advisement, begs Jeaw? to report and recommend that Your Honorable^pdy Pass the proposed ordinao^feTransmitted herewith.
This recgmniendation was concurred in by a viva voce vota of the members^^the Comrn^e.
37
REPORTS OF COMMITTEES
Exhibit "B".
The Sanitary Drainage, and Ship Canal Red§veil^ generally bounded by the-Sanitary*Drjam^ the Chicago & Illinois Western Railroad nghfo
Central Park Avenue expended on the west, to the Qo^ateral Channel on (Jie east; and Illinois Central RailrbaUng^l^p&^'ay'on th§ soiitHfMd 31sjTS$reet on the north from the Collateral. Channel on the west to California Avenue on the east;: an'd 36 th. Street oh .{he. s^ou th„apd^e ,S£itfta^^i^&p |^d Ship. Canal ori the nortii/frprn Galifomia Avenue ^
Chicago&St. Louis flail way .ngh^qi^wa^on' .' .
Exhibit "D".
Cily Of'Chicagq, \/
Sanitary Drainage And.Ship Canal Tax Increment Redevelopment Area
Redevelopment Plan And Project.
April, 1991.
I.
Introduction.
The Sanitary Drainage and Ship Canal Redevelopment Project Area (the "R.P.A.") is located in the south and west areas of the City of Chicago (the "City"). The R.P.A. roughly parallels the Stevenson Expressway from Central Park Avenue to California Avenue and the P.C.C. and St. Louis Railroad right-of-way. Existing land uses are largely categorized by
38
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
industrial buildings, storage/materials yards; railroad right of ways, and vacant land. Campbell's Soup has discontinued operations afc the facility located within the R.P.A. Other large tracts of land between Central Park Avenue; and Kedzie Avenue are underutilised, .The' Ciftr' ^proposing tlie RJ^^si|p;tibn i^def t$Jto
sewedMiiinni ^preclude are^redev^ J^W&'-K //>*«••.|109|^r^-iz -vj-Kv,: ^
TK&|t^irA.'§^,:(L ;whbl0 is'a^ >f r- '
'\'"y"",,:,.':"., "'' ' ••• : * ''-^ ¦•
...B'eginhingjat the,norUiwest cbrnef of tfte'&anita^^r^ -Ship
northerly to the southern' riglit>6£wa^
then generally easterly-to the Collateral Channel (a slip oflthe' caflal),.,th:eh> northerly to 31st Street, then easterly to California Avenue; then southerly to the southwest corner of the Canal and G^Fpnya Avenue, then northeasterly to the western right-of-way of the, Baltirn6re-& dhlo Railroad, then generally southerly to 35th Street, then, westerly to California Avenue, then northerly, to the .southern right-df-way of the Atchison, Topeka, and Santa Pe 'Railroa:^ rlght-df-v/ay;. then northwesterly along the southern right-of-way of the Illinois;Central Railroad right-of-way, then westerly along the rightrof-way to the southern side of the Canal to Kedzie Avenue, then northerly to the northern side of the Canal, then sbuUiwesterly to the point6f beginning.
A legal description is included in (Sub)Exhibit-1:
Area Background.
The initial growth of the study area can be traced back to the opening of the Illinois and Michigan Canal in April, 1848. A major stimulus for trade with the entire Mississippi River Basin, the banks of the canal were used almost exclusively for bulk storage of such commodities as grain and coal.
The traffic on the I. & M. Canal, however, peaked in 1882. The Sanitary District of Chicago was formed in 1890, and planned for a new, larger and deeper canal which would provide for removal of the City's sewerage as well as permit for greater shipping traffic. As a result of its planning efforts, the Sanitary and Ship Canal opened to the north ofthe original canal in 1990. The new canal connected the south branch of the Chicago River with Lockport, Illinois, approximately 34 miles away.
The Sanitary District marketed its land holdings, including area within the R.P.A., along both sides ofthe canal for industrial uses, as it pursued connection of the canal to the Mississippi River. Manufacturing firms, particularly medium and heavy industrial users, were initial users of the
39
REPORTS OF COMMITTEES
canal. These firms also took advantage, of the excellent rail access afforded by such, trunk lines as the Illinois Central and Chicago, Burlington & Quincy Railroads, and switehingjinea su^
Indiana ^Railroad Company., Thisjera, > l?etwleen 1895X-' l'920, ;y^as Chicago's "Golden Age" of industrial 4eveldpme^ in the study ,area w;ere7cohst^
Cainpbeli's Soup tomato,soup .^l^-^'-'^glS^illlcry,WiS^6^didumping;hdd.been repof ted'-along ^
area' are-among tHe remaining S^'ifery ¦Dis^jcC prbp&fi^^^
developed or are under usedj ' . '77.7^ 77' 7 77 ' ; 1
Other pre-existing structures, However, ^^''be^p'j^n'^^i^p^l^d'abd obsolete due to age and technpro^ealT"adv.ahces7^^^ trucks proliferated, thus, freeing industrial fmns frbm locations with rail-access, many manufacturing plants-relocated to new facilitiesin the suburbs as early as the 1930's.
In order to address the needs for truck access, the Stevenson Expressway
was constructed in the vicinity;., .^h^'j^ngjof the&pntii$r&ti&affected circulation and. ingre^egteis,to the. sites within tJhfei :Study«:Area.
As with the construction of the otherexpressways; fir&'r^lb^atfon p'ut pf the
area may have been hastened by ••' • ' •
The decline of manufacturing, in'rJiVarea cpnjHnuedintothe 1986's with the relocation of Campbell's Soup,,but p the area. The City's undertaking o^
certain activities such as clearing older, pt^solete^structUre^t' improving access and traffic circulation, and making land available "at competitive prices, and will allow for the rejuvenation and the-strengthening of the industrial uses or other compatible uses remaining in the area.
The Redevelopment Plan.
The R.P.A. designation is being reviewed in order to assist the City and the community to actively pursue an economic development strategy that is able to comprehensively address area-wide blighted conditions. The designation would allow the parties to coordinate industrial redevelopment that is responsive to modern market trends and users, and revitalize the area. The redevelopment would also provide new jobs, expansion opportunities for existing Chicago manufacturing and/or industrial firms, the creation of marketable land to attract new industry to the area, and an increased tax base to the City and the community. Removal of obsolete buildings and improvements, site preparation, and property assembly are some of the redevelopment efforts that may be undertaken to assist projects within the R.P.A.
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JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
The,needed, public investment ;wilLbe possible only if tax increment fihaneirig/isvaabp,ted\purauaA.t:j^' terms' of l^B^T^'^^^^'tK^P^tioia' Red£^elbpme^ general
private"development Blighifi^
p»va^Hy^menJt in the,, &2#tr'3Wf 1*;b^:/aaare1sse^rr T$!tpIg&jMeis<
Reaev^opihentPlan^
marshalhng^iheaab^ts- ana, energi[es;:^
cooperative^ ^u'b'lic-priyat&^^ effortr.' ' ©HiM'a^lyi,' the:
impiementa^mnibf;ihe Reaeve
and' aTt tfie: teBng^istricts fthiiifrefle^^
significantly expanded tax base, retain existing
eipjatfdj^
resultflfriew. private development in the.]Et:J?.A.?! J'Li _• */:'?'b&L-(!%~Lx£U^
Summary. •
it is found, and decW thecMalttii-fsafety, .morals, and^e^fjajr^ conditions-need ;to bei eradicated',.and^
be undertaken; and, to iile^ia^t^e• e^s^'fi^^^Y^^'"^^^^^^-^^-necessary to encourage private investmentyand^^ taxing.districts in.such areas by, the.deye.loDment or redevelop^ areas.- The eradication of blighted areas-by redeyyipp^ hereby declared to.be essential to the publiciinterest. Pviblicypjriv^te; partnerships are determined to be necessary in order to" achieve. ^eVelopinent'^gealS;. Without the development focus and resources provided under the Tax Increment Allocation Redevelopment Act (Illinois Revised.Statutes, Chapter 24, Section 11-74.4-3, as amended), the development goals of the municipality would not be achieved.
It was found and declared by the City that the use of incremental tax revenues derived from the tax rates of various taxing districts in the redevelopment project area for the payment of redevelopment project costs is of benefit to said taxing districts. This is because these taxing districts located in the redevelopment project area would not derive the benefits of an increased assessment base without the removal of the blighted conditions that now hinder its redevelopment.
The redevelopment activities that will take place within the R.P.A. will produce benefits that are reasonably distributed throughout the R.P.A.
The adoption of this Redevelopment Plan and Project makes possible the implementation of a comprehensive program for the economic redevelopment of the proposed area. By means of public investment, the R.P.A. will become an improved, more viable environment that will attract private investment and diversify the City tax base.
41
REPORTS OF COMMITTEES
Pursuant to the Act, the R.P.A. includes only those contiguous parcels of real property and improvements thereon substantially benefited by the redevelopment project. Also pursuant to the Act,' the R.P.A; is'hbf/less in the aggregate than 1£ acres.
IL
' Redevelopment Project ArealL^gdri>i$hnpiib%:- •'**•'• ¦''
The Redevelopment Project Area legal descriptiofa^is Attached as (Sub)Exhibitl. ,
///.
Redevelopment Project Area Goals And. Objectives.
The following goals and objectives are presented for the R.P.A. in accordance with the City's zoning ordinance and coniprelienslye plan, as amended. Such goals and objectives may.be sup^pliemen^
S
lanning studies, traffic studies or site reportsthatare! undiertaken by the lity or by development entities on behalf of the; Ci^y,as, part^6f any Planned Unit Development (P.U.D.) process or other redevelopment- activity.1, ¦ '•
General Goals.
To provide for implementation of economic development strategies that benefit the City and its residents.
To provide basic infrastructure improvements where necessary within the R.P.A.
To encourage a positive and feasible redevelopment of any vacant sites and/or underutilized sites, including business retention efforts, if applicable.
To preserve and improve the property tax base ofthe City.
To create new jobs and retain existingjobs for City residents.
JOURNAL--CITY COUNCIL-CHICAGO 7/24/91
6): - Coordinate alL.redevej<^>menj;:witJ^ii the BJP.A. in a comprehensive
- iaa^er,'$yoic^£. japd,/u§'e?.c^fljets'atife jj>te£$a-l} negative
•i 'coh^jinity impacts.twi^ : .*
Specific Objectives.
1) Remove obsolescent and/qr underutilized facilities, in order to
redevelop prpperfo .
2) To address factors of inadequate utilities and deleterious land use
. throughout the R.P.A, . , - - . ' .
To provide infrastructure, improvements-- nacgaStf^/^-tbe* redevelopment or retention of businesses located within the RJP.A,
Provide competitive advantages'for the redevelopment of properties within the R.P.A. (in comparison to out-of-City locations^
Assemble and/or dispose of pubiic'lahddn order to facilitate business retention, expansion, and attraction.
Redevelopment Objectives. , 7 ^ r • >.
The purposeof-the R.P.A. designation will allow the City-to:""-
Coordinate redevelopment activities within the R.P.A. in order to provide a positive marketplace signal;
Reduce or eliminate blighted area factors present within the area;
Accomplish redevelopment over a reasonable time period;
Provide for high quality development within the R.P.A.; and
Provide for an attractive overall appearance of the area.
Note: The objectives may be supplemented by findings of prospective reports or studies undertaken by the City or by development entities selected by the City.
43
REPORTS OF COMMITTEES
The Redevelopment Project's implementation will serve to improve the physical-appearance of the entire, area and contribute to the economic development of the area. Job creation^asspd^
provide new, improved employment opportunities for cot^vt^i^ atiirCiiy residents.
TV.
¦Blighted- Ajreci-CoJ^dUiqns^Ex^sting In The 1 RedeveloprneniP^
Findings.
The Redevelopment Project Area was studied to determine its qualifications as a "blighted area" as such .term.^s .defined in the Tax Increment Allocation Redevelopment Act (the "Act*'), Illinois Revised Statutes, Section 11-74.4-3, as amended^ It was deterinined that the area as a whole qualifies as a "blighted area". Refer to AppendixA for a summary of findings and a list of existing qualification factors for the area.
Eligibility Survey.
The entire designated Redevelopment Project Area-was, evaluated in March and April, 1991 by representatives from the City, Kane, McKenna and Associates, Inc., and Chicago Associates Planners & Architects. In such evaluation, only information was. recorded which would directly aid in the determination of eligibility for a tax increment finance district.
V.
Redevelopment Project.
A. Redevelopment Plan And Project Objectives.
The City purposes to realize its goals and objectives of encouraging the development of the R.P.A. and encouraging private investment in industrial, and mixed use redevelopment projects through public finance techniques including, but not limited to, Tax Increment Financing. The City proposes to undertake a two phased redevelopment project consisting of
44
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
Phase 1. vr-;ihdtistrial $edeyelopmeht/East and Nqi-th Sections; Phase; 2,-^ Industrial
woulaM-s<^ ?l "¦ '¦ <*u, ^v^...*,*1,
By improving facilities that may include:
i„ Street improvements;
ii'. Utility imprpV^ water management '&d^$&'ifffifflf^eni& water- storage facilities, if necessary);
iii. Landscaping or streetscaping; ^v>;;-;
iy. Parking improvements/related parking improvements;
;.y.;l: Signaliza'tionv-fraiH&ccm'tx^l^h'^ligliliiiig;'.'• V, ¦¦>'¦¦ --ii^u.
'.yi ¦ Appropriate signage. ' ¦ ; ; . I ; ., ..>¦:
By entering into redevelopment agreements with developers for qualified redevelopmentprojects.
By rehabilitating existing structures or site improvements;
including necessary site preparation^ demolition, clearance and
grading of redevelopment sites and relocation. • . r .-.:;
By disposing and/or relocating public' buildings that serve.-existing or ongoing institutional operations ihcluding site preparation and demolition.
By utilizing interest cost write-down pursuant to provisions of the Act.
By implementing a plan that addresses the redevelopment costs of land acquisition and assembly, site preparation, demolition/removals, and provision of infrastructure improvements or upgrading that may be necessary for adaption to a market oriented tax base, and diversifying the local economy.
Provide job training for City residents.
By exercising other powers set forth in the Act as the City deems necessary.
45
REPORTS OF COMMITTEES
B. Redevelopment Activities.
'Pursuant to the foregoing objectives,' the City will implement a coordinated program of redevelopment actions, including, but not limited to, site preparation, assembly/disposal of property j demol^tion/remoyals, infrastructure improvements and upgrading, relocation s public improvements, where required. Interest cost rebate.pursuant to the Actmay also be undertaken.^
_ , 'J ¦ ¦'' • .»• '! ill* '.j. •;. ¦ '¦... -.^ .;
Proposed Public Improvements. *
In-:.accordance with its, estimates of tak ¦inCTementva^'df Other /aykilapre
resovurc'es, j&e'~Gij)&>niay pr'pvi^ the R;PfAv to
enhance .the immediate area as ^^h^f§^:^^j^ti' r^^':RMe^4\q^M6iit Project and Plan, and to serve 'the hefeds of City residents. Appropriate' public improvements.may include, but are not limited to: .
¦.: vacation, removal, resurfacing,'
turn islands, construction or r^cpnsjbuctiqh^ traffic signals, and other imp^
pedestrian ways and pathways; v ; ¦ •::<•" ¦
reconfiguration of existing rightof-ways; ' ' ;
construction of new right-of-ways including streets, sidewalks,, turning lanes, curbs and gutters;
demolition of any obsolete structure or structures;
improvements of public utilities including construction or reconstruction of water mains, as well as sanitary sewer and storm sewer, water storage facilities, detention ponds, signalization improvements, and streetlighting;
job training for area residents eligible for employment in the developmentof the projects.
The City may determine at a later date that certain improvements are no longer needed or appropriate, or may add new improvements to the list. The type of public improvement and cost for each item is subject to City approval and to the execution of a redevelopment agreement for the proposed project, in the form acceptable to the City.
46
3304 JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
Certain public facilities may be relocated in order to consolidate origbing institutional operations. Utility improvements necessary to facilitate such retoj^tioja^quld^^e undertaken £y the Cjty.
Acquisition And'Clearance,. .: ' 7 ¦¦-.-*¦> ^. ^^^i^ -
The City may detennine that to meet redevelopmeiatioh^
necessary to participate in property acquisitibj& ih^ ,%e\'^30V6^b^^ieJLt¦
Pib^ectA^ea or use other means to induce transfer of su^prpperty'ta the,
private developer. " ¦¦¦MWWf&bmfa t^^yr-
' jS^ga?&$ce>and/iguadling of,existing, properties to be. acquired willj'to the greatest -fcxtehi possible, $eC Sc^duhjd tor ^fi^e^^ acjiviti^!y acanTfqr^ex andsO^aithe'advere^ activitiesm'a^
Individual structures may be "exempted from acqviisitibia"^
located so as not to interfere with the implementation ofthe objectives of this
Rederv.elqpnient Plan or the. projects implemented pursuant to this
Redevelopment Plan and the. o.wner(s) agree(s) W redevelop
the-brtiperty/if necessary, in accofdance'^with ;tfi^rQbjec:tive^^T4&e:Plan as
deter^ed^ytheCity.' ^ v*-;?; :¦¦¦"^^:y<^.
Property which has been acquired may be made available for temporary public or private revenue producing uses 'which1' will-nbt?%ave adverse uhpacts.on the redevelopment area, until such time as: they are needed for planned development. Such revenues, if any, would accrue to the Redevelopment Project Area.
Relocation.
Any businesses or residents occupying properties to be acquired may be considered for relocation, advisory and financial assistance in accordance with provisions set forth and adopted by the City and other governmental regulations, if any.
Land Assembly And Disposition.
Certain properties that may be acquired by the City, and certain properties presently owned by the City (e.g., street rights-of-way and public facilities) may be assembled into appropriate redevelopment sites. Property assembly activities may include use of the City's eminent domain power. These properties may be sold or leased by the City to a private developer in
47
REPORTS OF COMMITTEES
whole or in part, for redevelopment subject to invitation for proposal
requirementsvof the State of Illinois tax increment law. The City'may
amend this disposition plan in the future. ''; ' ';
Terms of conveyance shall be incorporated into appropriate: disposition agreements, and may include more specific restrictions, {ngn _c^qtaine<),.& this Redevelopment Plan or in other municipal codes arid ordinances" governing the use of land.
Deiholitiort And; Site preparation. ;' 777 ^ . i 7 ,;7,, ' 7 7 *
; *¦ --¦'s--
Some of the buildings located within the R.P.A. m&y' have1 tb' be
reconfigUi;e;dkvbr.: relocated to accqrnmqdatevvne Pjar^ljal or,
;COi^piete;.d^einqU ^
Additiqna^iy,7tA co&t^^J^.^^ .^^f^W^^
other requirements necessary to prepafe the site Tdr^nleW'u removal of environmentally hazardous materials, wnks, of soils;? •'Allbfltiie above will serve to enhance site preparation for the City's'desired redevelopment.
Interest Cost Write-Down.
¦ ¦ - * ' • . ¦
Pursuant-to the Act,, the City, may allocate a;|6rf;iqi£ of•ih^eme^ta|'ltlax^
revenues'to reduce the interest'cost incurred in' cw
redevelopment activities, enhancing the redevelopment 'pot»'tYtM;'jof?tn'e:
R.P.A. ' ' " ¦
Job Training.
Pursuant to the Act, the City, its Mayor's Office of Employment and Training and other training providers, may develop training programs in conjunction with the redevelopment efforts.
Redevelopment Agreements.
Land assemblage may be conducted for (a) sale, lease or conveyance to private developers, or (b) sale, lease, conveyance or dedication for the construction of public improvements or facilities. Terms of conveyance shall be incorporated in appropriate disposition agreements which may contain more specific controls than those stated in this Redevelopment Plan.
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JOURNAL-CITY COUNCIL-CHICAGO
In^|Le7eyelnt¦^the...C!i^, .de.JtefiHiii'es that'!constructipn of certain improyemenWis'.h'ot financially feasible, the''Citymay reduce the scope'of;, the proposed improvements. ¦
? y*t"'?V ' ^'rr; :!; ;:)" '¦=¦ ¦- * :
C^e|||ar'Land; ^sVPl "\ . "'7/'^ ^'"!i" V;f'
.¦^' •'¦¦''¦* ;;-v ¦ •
Existing, land uses in the R.P.A- are Drimarily iindustrial j materia^s.torage yard^Vvacant property,1 and railroad
3'. Some City (institutional) uses that are^p^ ifidratn^Mn-fAarae^ .aire also rpresent. in the R.P.A ($ub)Exhibit 4 designates the
D Estimated Redevelopment Project Costs.
Redevelopment project costs mean and include the sum total of all rejasoQia^le':qr:.^ce;ssa,ry^cp.ste incurred or estimated to be incurred, as provided in • the'T.I.F. statute, and' any such .cbsts; inciderital - to; this Redevelopment Plan, and Project. Eligible' costs permitted'under the: Act which may be pertinent to this Redevelopment Plan an^Prbjectfare: -•>••• .
Costs of studies and surveys, development of plans and specifications, implementation and administration of the redevelopment plan including, but not limited to, staff and professional service costs for architectural, engineering, legal, marketing, financial, planning, and other special services, provided, however, that no.charges for professional services may be based on a percentage ofthe tax increment collected;
Property assembly costs, including but not limited to acquisition of land and other property, real or personal, or rights or interests therein, demolition of buildings, and the clearing and grading of land;
Costs of rehabilitation, reconstruction or repair or remodeling of existing buildings and fixtures;
Costs of the construction of public works or improvements; •
49
REPORTS OF COMMITTEES
Costsof job training and retraining projects;
Financing costs, including but ribi limited to all necessary and incidental expenses related to the issuance of obligations and. which may include payment of ihte^ issued pursuant io the Act accruing during the Estimated period of construction of any redevelopment project: for which such' obligations are issued and for hot exceeding. 36 months thereafter find including re^spna^e re
; All or,ia;pbrtiqn, of a toxing distr^ct^capital costs resulting from
j ihe Tedeveibpmeh^ project h^ or to he in
furfoerancVof "^^objccTti^ea"* of * the: redev?eiopment plan and project, to theextent*theCity by'writferi^kgree'ment accepts and approves such costs; . ,. <.
Relocation. c6:s£s.£6 the* extent ;tha'tL the Cfty determines that relocation costs shall be paid or is 'required: fo; make payment or relocation costs by federal or statel'aw;
Costs of job . training, advanced-vocational education or career
education, including but npt limi^a jtb co^
semi-technical or_; techhicsirfrelds^ directly to,
.employment, incurred by one of,;nWe taxmgdistriits^provided that such costs (i) are jrei^ted^t^ maintenance of additional jbbr irainin^ education or career education programs for persons employed or to be employed by employers located in the Redevelopment Project Area; and (ii) when incurred,by a taxing district or taxing districts other than the City, are set forth in a written agreement by or among the City and the taxing district or taxing districts, which agreement describes the program to be undertaken, including but not limited to the number of employees to be trained, a description Of the training and services to be provided, the number and type of positions available or to be available, itemized costs of the program and sources of funds to pay for the same, and the term of agreement. Such costs include, specifically, the payment by community college districts of costs pursuant to Sections 3-37, 3-38,3-40 and 3-40.1 of the Public Community College Act and by school districts of costs pursuant to Sections 10-22.20a and 10-23.3a of The School Code;
If deemed prudent by the City for the redevelopment project, interest costs incurred by the redeveloper related to the construction, renovation or rehabilitation ofthe redevelopment project provided that:
50
(d) the total of such interest pay^&lslhc^ to ,b . &e;^
' project costajex^
any felbcati.on costsjhcurfe^
Estimated costs'are shown iii the .nextSection1:J^djustmenisVtb these cost
itemsvmaybe^made^ithout amendment to the''Redevelbpm The
cd.st's!'rgpresent; estimated amounts, and :db /nOt^epresbp-actual City
cSmmitmehtSj or - expenditures Rather, they are- a^ceilnfg- on possible
expenditure^ '\, ¦¦ 7 /' 1v;
T.I.F. Redevelopment Project. Sanitary Drainage And Ship Canal Tax Increment Redevelopment Area Estimated Project Costs.
Phase 1 and Phase 2 .
Program Actions/Improvements Estimated Costs (A)
Land Acquisition and Assembly
Costs including Demolition
and Clearance/Site Preparation $ 5,500,000
Rehabilitation; Construction/
Renovation of Public Facilities 2,500,000
51
7/24/91 REPORTS OF COMMITTEES 3309
3. Utility Improvements including, but riot limited to. Water, Storm, Sanitary Sewer and the Service
of Public Facilities $ 5,500,000
4>, '< -'Construction and Reconfiguration - * .¦:
of Parking, Rights-of^Way and ." .1'
Street Improvements/Construction , '''¦¦
Signalization,; Traffic Control, and 7,7!
" " Eightih^ ;v. . '
and Streetscaping ' " e.'QiOOjpQilr^
5».»'; JDaterestCosts pursuant toihe Act/; , 3^000,000^
• ; * '¦ » ; .» l
6i: Planningi Eegal^Engineering,
Administrative and other , . . .
Professional Service Costs ; l,500\'d<|0';
Relocation • -" 500,00,6
Job Training 500,000.
Total Estimated Costs: * $25,000,000
(A) All project cost estimates are in 1991 dollars. In addition to the above stated costs, any issue of bonds issued to finance a phase ofthe * project may include an amount .of proceeds, sufficient to .pay customary and reasonable charges-associafeU with the issuance of such obligations as well as to provide for capitalized Interest and reasonably required reserves. Adjustments to the estimated line item costs above are expected. Each individual project cost will be re-evaluated in light of the projected private development and resulting tax revenues as it is considered for public financing under the provisions ofthe Act.
E. Sources Of Funds To Pay Redevelopment Project Costs Eligible Under Illinois T.I.F. Statute.
Funds necessary to pay for public improvements and other project costs eligible under the T.I.F. statute are to be derived principally from property tax increment revenues, proceeds from municipal obligations to be retired primarily with tax increment revenues and interest earned on resources available but not immediately needed for the Redevelopment Plan and Project.
52
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
"Redevelopment Project Costs" specifically contemplate those eligible public costs set forth in the Illinois statute and dp-hot contemplate the preponderance pf the costs to redevelop the area. • ;.
The* tax increment revenues which will be used to pay debt service on the tax increment obligations, if any, and to' directly/pay-M tests shall be irt^prbp^erty^ incr ekseiinV tiie eo^uaUzed assessed value
parcel of real property? in the RJP JbVer' and abbyjerthe/initiafe e;q^aiized; assessed value of each such let, bldckv t*at:fcb^a^aipng the other sburces pf funds which in^ay^ for,1
redevelopment project .costs and debt service on munici^
to finance project costs, are the following:1 specidl^se^^ $3
pr<>ce!edsi%p^ property taxes,-eSrtaih^
certain* 'Motor Fuel Tax revenues, certain state £md*fede£al^
certain.ipyestment.income, and such other sources of funds and revenues as
the'Cttymay from time to time deem appropriate. • ¦
Tne Redevelopment Project Area would not reasonably be. expected to be developed without the use ofthe incremental revenues provided by the.Act.
P. Nature And Term Of Obligations To Be Issued.
The City may: issue obligations secured by the tax increment special tax allocation fund established for the Redevelopment-Project Area pursuant to the Act or such other funds as are available to' the City by virtue of its power pursuant to the Illinois State Constitution.
Any and/or all obligations issued by the City pursuant to this Redevelopment Plan ana Project and the Act shall be retired not more than twenty-three (23) years from the date of adoption of the ordinance approving the Redevelopment Project Area. However, the final maturity date of any obligations issued pursuant to the Act may not be later than twenty (20) years from their respective date of issuance. One or more series of obligations may be issued from time to time in order to implement this Redevelopment Plan and Project. The total principal and interest payable in any year, or projected to be available in that year, from tax increment revenues and from bond sinking funds, capitalized interest, debt service reserve funds and all other sources of funds as may be provided by ordinance.
Those revenues not required for principal and interest payments, for required reserves, for bond sinking funds, for redevelopment project costs, for early retirement of outstanding securities, and to facilitate the economical issuance of additional bonds necessary to accomplish the Redevelopment Plan, may be declared surplus and shall then become
53
REPORTS OF COMMITTEES
availablefor distribution annually to taxing districts overlapping the R.P.A. in tbe manner provided by the Act.
Siich secuHties may be issued, on either .^taxable or, tax-exempt basis,
wi&;ei^r5f5^edinterest; with or without deferred principal reti^effie&j^'.^i^ ojr ;^^(Dftt^' m^teresfcrate liittits except as limitedby law; and.withor^ witKoutfede^pSon provisions.
G^pstfR^ Valuation (E^VJ') Of Properties
In^Tie-Redevelopment Project Area. ~ •;.,7 ^4',,.^'2 '
B^u^ized. Assessed VaJtoation.The"B
th'e/ibca^ Itis anticipated j^at theE^ by
approximately $2,224,125 and the estimate of;"^ECA,V.^b^ld, then be
$9,6,91,634. The reduction is estimated based?;upqri. ce^ tax
prbtest(s) that could result in the Cook County Assessor reducing the 1989
E.AS-VV .,>,*,* . .
H. Anticipated Equalized Assessed Valuation.
rUpon^ completion, of the anticipated private deyj5,l;pipment''.'pf the Redevelopment Project Area over a ten'year-period,' it is estimated that the Equalized Assessed- Valuation of the, property within ~ib'e Redevelopment Project Area will be approximately $40,000,000. The estimate assumes a constant Cook County equalization factor (multiplier) of 1.836 (an average.of the multiplier over the last 10 year period) and 1991 dollars.
VI.
Scheduling Of Redevelopment Project.
A. Redevelopment Project.
An implementation strategy will be employed with full consideration given to the availability of both public and private funding. It is anticipated that two phases of redevelopment will be undertaken: Phase 1 -- Industrial Redevelopment/East and North Sections; Phase 2 - Industrial and Mixed Uses Redevelopment/Western Section.
54
JOURNAL-CITY COUNCIL-CHICAGO
The Redevelopment Project will begin as soon as a development .entity has
Land Assembly and Disposition. Certain properties; ih the BLP.A. may
redevelopment of the site
¦' "i^c'qolMrrip^
a^ Addition ally-} ithe fedev¦eltipme^^vplak
:, J#ntei^ 6iiher;»requiremehts '»necess.aryr-to,
Landscaping/Buffering/Streetscaping. The City may fund certain landscaping projects, which serve to beautify public properties or rightSTof-way and provide buffering between land uses.
Water, Sanitary Sewer, Storm Sewer arid Other Utility improvements. The City may extend or re-route- certain utilities to , ^^^'a^bBAMb^ate the new development. 'Upgrading-of-existiiig "utilities may be undertaken The provision of necessary detention or re'tehtiph facilities may also be undertaken'by the City. -
Roadway/Street/Parking Improvements. Widening of existing road improvements and/or vacation of roads may be undertaken by the City. Certain secondary streets/roads may be extended or constructed by the City. Related curb, gutter, and paving improvements could also be constructed as needed. Parking facilities may be constructed that would be available to the general public.
Public Facilities and Improvements. The City may provide for the construction and/or renovation of public buildings and facilities in order to relocate institutional operations, needed services and to provide for efficient utilization of property within the R.P.A.
Utility services may also be provided or relocated in order to accommodate the consolidation of buildings.
Traffic Control/Signalization. The City may construct necessary traffic control or signalization improvements that improve access to the R.P.A. and enhance its redevelopment.
55
7/24/91 REPORTS OF COMMITTEES 3313
Public Safety Related Infrastructure. The City may construct certain
public-safety improvements including; ;-but'. n6$yifaijj$i ,t&, public
.sifmage^ ¦ ¦
V;S|locatibriv ;T^^
' ^V-'^;vi:^f v;* iv;.^:---t;;. ::-=.;-.r-v; ! "i
Interest Cost Coverage. .The, Gityjmay. pay^ fpr^cer^fu^^ris^ costs'
incurred by a redeveloper for coristructiqri *"'3re^feo^ft'tro;n'W
rehabili^atiph of the redevelopment project Such funding would be
" * paTdvfe out'of'a generated from the
RJP.A. as allowed under the Act:¦., ... •* ' .-f.
Professional Services. The City may use tax increment financing to
I ''^^y^i^^!^-P^'ti^IXS> *l6??l>-'^R'gjnjeerie_g,n admim^stratlve; and
v-finafr^ impl^ente^h. \ !: '.' '[ ^ ' ''':
B. ;Commitment To Fair Employment Practices And Affirmative
Action. ¦ '¦' " J~ ;* '; * ¦¦¦
As. part of any Redevelopment Agreement entered into by the City and
any private developers, both will agree to, establish and implement a
honorable, progressive, arid goal-oriented affiraatiye action .program' that
serves appropriate sectors of the City. The .programvWill conform to the most
recent City policies and plans. . 7'-;7 ""'' '
With respect to the public/private development's internal operations, both entities will pursue employment practices which provide, equal opportunity to all' people regardless of sex, color, race or creed! Neither party will countenance discrimination against any employee or applicant because of sex, marital status, national origin, age, or the presence, of physical handicaps. These nondiscriminatory practices will apply to all areas of employment, including: hiring, upgrading and promotions, terminations, compensation, benefit programs and education opportunities.
All those involved with employment activities will be responsible for conformance to this policy and the compliance requirements of applicable state and federal regulations.
The City and private developers will adopt a policy of equal employment opportunity and will include or require the inclusion of this statement in all contracts and subcontracts at any level. Additionally, any public/private entities will seek to ensure and maintain a working environment free'of harassment, intimidation, and coercion at all sites, and in all facilities at which all employees are assigned to work. It shall be specifically ensured that all on-site supervisory personnel are aware of and carry out the
5G
JOURNAL-CITY COUNCIL-CHICAGO
obligation, to maintain such a working environment, with specific attention to minority and/or female individuals.
Finally, the entities will utilize affirmative action to ensure that business
opportunltM are provided and thatjob applicants are employed and .treated
in a nondiscriminatory manner. Underlying this policy is: the recognition by
th6;e,ntities th^tsu^cessful affi are important;to the
cbhiihu^^ v ¦' ; ^ ^
G;'j Completion' Of Redevelopment Project And. Retirement Of Obligations To Finance Redevelopment Costs; . ?- a h;> i
Tm*s1ledpelo^ment^ from the adoption of an ordinance designating the Redevelopment Project Area. The City expects that the Redevelopment Project will be completed sooner than the. maximum time limit set by the Act, depending on the incremental property tax yield. Actual construction activities for both phases are anticipated to be completed within approximately 7 to 10 years.
¦ ¦¦¦ ¦ ' VII. ¦ ¦ ¦
' Provisions For Amending The Tax Increment Redevelopment Plan And Project.
This Redevelopment Plan and Project may be amended pursuant to the provisions of the Act. The City anticipates that a wider planning area, including additional properties located along and adjacent to the Sanitary Drainage and Ship Canal, may be reviewed in future years. The planning effort would concentrate on identifying potential redevelopment uses and the means to address any blighted conditions inhibiting such uses.
[(Sub)Exhibits 2, 3, 4 and 5 attached to this Redevelopment Plan and Project printed on pages 3347 through 3352 of this Journal.]
(Sub) Exhibit 1 and Appendix "A" attached to this Redevelopment Plan and Project read as follows:
57
REPORTS, OF COMMITTEES
(Sub)Exhibit: 1.
MgHjiiii „ , _
qu^ter of toth'e'^ li|63j;^
ti^e^no^elasU'^a^eF, of 'jSaia •plafrthereof rec'oVded: May 23; 'l93u%Ls'Dbcu^
Company's Subdivision of part of the noftheast'quartSr of sMd
beginning at the intersection of the southerly line of the Sanitary Drainage and Ship Canal, being the southerly line of Water Lot "B" in the Sanitary District Trustees' Subdivision, aforesaid, with the west right-of-way line of the Pittsburgh, Cincinnati, Chicago & St. Louis Railway in the east half of the northeast quarter of said Section 36; thence southwesterly along the southerly line of said Sanitary Drainage and Ship Canal to the east line of California Avenue; thence north along the east line of California Avenue to the north line of 31st Street to the intersection of the northerly extension of a line drawn 667.24 feet east of and parallel with the west line ofthe northwest quarter of said Section 36; thence south along said parallel line and its northerly extension to the northerly line of the Chicago & Indiana Western Railroad right-of-way; thence southwesterly along said northerly right-of-way line to the west line of Kedzie Avenue; thence south along the west line of Kedzie Avenue to the southerly right-of-way line of said Chicago & Illinois Western Railroad; thence west along said southerly right-of-way line to
58
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
the west line of the east half of the hbrth'east quarter of said-Section 35;
thence south,^6ng.sa^ west line to the southerly rightrof-way line of
&VQimois Central iRailroad; thence westerly along said southerly
rightof-waylirie of and parallel with the
eastlihe^ 35;thence, south along
sal4;p^failel line; to the north line of the said' Sanitary Br'aiuageand $jjip Manalv being the north line, of Water Lot 'TD-'ih the Sanitary
¦ ,• &n&of0^ ChiMgbs&St. fcbiilsf^
>^^^^ej^hprfe bfs
. , '.' 'A'ppendi^ "A". . '
City Of Chicago T.I.F. Designation Report Sanitary Drainage And Ship Canal Redevelopment Area.
I.
Executive Summary.
Illinois municipalities are enabled to utilize tax increment revenues to aid redevelopment activities in blighted areas pursuant to the Tax Increment Allocation Redevelopment Act, as amended. This report documents the
59
REPORTS OF COMMITTEES
presence of blighted conditions defined by the Act in the Sanitary Drainage and Ship Canal Redevelopment Area.
/this Area first d^
Michigan Canal, and grew during the subsequent 'opening of the Sanitary
Canal in 1900. Development has been historically oriented to the dominant
rtodeso£ transportation in the area, initially the; Canaland, iien,^l. ; A^s a
result* .the" Areagener ally con tains older str.ucturesi that ate charKctesriiedr
by bfigb'ti and improvemeiits that are inadequate given the present reliance
ofHn&usf&i^^ ;.-r¦¦- r -.{. .-£
K?'l*$S?T'-* '\4r^ yv ^ liK,; -• V. ;,¦ ."'. .7 * 7 '/' 'I~'
Sp'eej1f;e&^
cha^aet^r^ticsto '"¦'! v'.
k:mxz% *.n hi ? -iv; Ki i,•,. . r.^ih': ¦ 7;" 7 ¦ ' v ": *'
For-Mproved Areas:, >;7 .-•••7 • :,>. v. ,r _j7., • 7',
. ';-Vi:©bsolesjcerice .: t ,/
f • ; Deleterious Land Use and Layout 7. r^J ^'i ' pepreeiationof Physical Maintenance 7,';
~ Jhadequate'Utilities ,v 7 : . 7
'r-'1 --^*7 •.;!.->.,- .7 v'. . 7.;V7 7 ' 7' .
—; : Structures. Below Minimum Code • ';
Excessive Vacancies
Age
Lack of Community Planning
For Unimproved Vacant Areas:
Unused Disposal Site
Unused Railyard/Railroad Right-of-Ways
In addition, other state requirements for designation of an area for T.I.F. were found to be satisfied. Therefore, the contemplated T.I.F. designation forthe Area is consistent with the intent ofthe T.I.F. legislation.
60
3318 JOURNAI^-CrTY.GGUNCIL--eHICAGO 7/24/91
The purpose, of this- report is to document m atclomprehens extent io; .Which, the factors.of a "blighted improved area" and a "blighted yfehflllm^ &aihalt»W
Far^Aiv;e^tie;-aii;d-West of the-Baltimore arid-Ohio; (B.-and-0.) RailroadTih Gm%gp,fllinbisahd'to
pursuant to the Tax Increment Allocation Redevelopment Act, Uliflois-Revised Statute, Section 11-74.4-3 (the "Act").
The Act addresses the. elimination or reduction of>¦ blighted* area factors within lllihois communities through the implementation of redevelopment measures. The Act authorizes tfie^use-bf -'ta^^ihcr^menti'-'revenues derived -front'the' -tax rates of Various taxing districts in a Redevelopment Project Area (the. ¦•R.P.A.")' for the^payment^ of^'cbsts^r^ated to-the? undertokinr of redeVelophieht, projects. In order to qualify; for^ redevelopment eligibility under this'legislation, an RJP.A. must contaihvcondiMonsuv/hich.warrant its desigriatibh 'as. a "blighted area". The following sections of this report will describe conditions of blight which existih thebtudy Areaconformant to the provisions ofthe Act.
The Study Area as a whole is approximately bounded by the following:
beginning at the northeast corner of the Sanitary Drainage and Ship Canal ("Canal") and the southerly extension of Central Park Avenue; then northerly to the southern right-of-way of the Illinois Central Railway; then generally easterly to the Collateral Channel (a slip of the Canal);, then northerly to 31st Street; then easterly to California Avenue; then southerly to the southwest corner of the Canal and California Avenue; then northeasterly to the western right-of-way of the B. and O. Railroad; then southerly to 35th Street; then westerly to California Avenue; then northerly to the southern right-of-way ofthe Atchison, Topeka and Santa Fe Railroad right-of-way; then northwesterly along the southern right-of-way ofthe Illinois Central Railroad; then westerly along the right-of-way to the southern side ofthe Canal to Kedzie Avenue; then northerly to the northern side ofthe Canal; then southwesterly to the point of beginning.
The survey was undertaken in March and April, 1991 and also includes the findings of previous surveys and inventories conducted by various firms
61
7/24/91 REPORTS OF COMMITTEES 3319
and City agencies which- were available and are pertinent to the evaluation of thisArea Additionally;, other City plans and studies concerning- the-Area-, wererevi'ewed. T
Area Background. '
¦hy>n'-J,vt <; .s;-< . ;'. : ,-: .. . ~; --^.j' ^
The initial grpv/tbvOT
theiHlwoijf,^d !Mi'ciiga 1$4'!1 A; j^^p^'jbimuiiis for trkdei
almost e^
•Fhe-^^&oR^ieil.- an4^,0an'all;.fe9weyerl peaked in 1882, The Sanitary
ID^tfic^ and planhed'fbr a nevf* --larger and
deeperGahiS%m w-elUsfp^ the^Sa^t^^'^
1900. new Gapial cOhnejcfe of the Chicago River with1
Lockpbrti^Iin^ .r
The Sanitary District marketed itsiandhbldihgs;(inoluding areaswithih' >
the Study; Area) along both sides of the Canal for'indus trial, uses as it.,-
pursued the connection of the Canal to the Mississippi River.
Manufacturing to medium and heavy, industrial users-, were
early users, of the Canal. These firms also took advantage of the excellent rail access afforded by such trunk lines as the Illinois Central and Chicago, Burlington 'aha Quincy Railroads .and. switching lines such as the Chicago and Western Indiana Railroad Company. This era/between 1895 - 1920, was Chicago's "Golden Age" of industrial development, and many of the remaining structures in the Study Area were constructed around this period, including the Campbell's Soup tomato soup plant.
The Sanitary District' did encounter some image problems for its landholdings, however. Many business owners eschewed the properties, perceiving the Canal as. ah "open sewer". Indeed, dumping was going on along its banks and has,continued. The vacant tracts in the Study Area are among the remaining Sanitary District properties that were never developed or are under used.
Other structures which were constructed prior to this period were becoming deteriorated and obsolete due to age and technological advances. As shipping with motor trucks proliferated, industrial firms were freed from locations with rail access. Many manufacturing plants relocated to new facilities in the suburbs as early as the 1930's.
In order to address the needs for truck access, the Stevenson Expressway was constructed to the south of the Canal and opened in October, 1965. The siting ofthe expressway, however, affected circulation and ingress/egress to
62
3320 JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
tb:^:sili^iiU'^')iiv-^ft: ffo^.tJfefifc* ¦ &k ;W|th;the cbnstru'ctiqn ofthe other, 8U]i^Ki'|}iyr^y^ntin; feibcatibhbutb'f tfiearea may Have-'p^erifastened'by the highway.
The^eclWjS b^mariiuiacturing in the area continued in to |he 19.80's jyith the r'eibcatibh^ o.f QampBell's Soup to a location outside bfilll|^qi^|(u%dih'eri husine^ses:'cbhtihue tb thrive ih;the area; By undertaking redevelopment
strehgthje#^ remaining in
tha¥fe^spbnsiyetq mp^i^^toa^et.i^reii^ ahdf tisers'Jand revitalize 'the area; The fedeveiopmeh't^ opportunities for existing Chicago manufactm^
alio>tIie^ l^d 'to attract ;p.ev/ industry to the area arid
irtcreased-tex>base,^ ^ ... . ".'.''''''': r
'"''•• '<>"« '' -
Qualification
With the assistance of City of Chicago staff, and an independent planning
consultant, Chicago Associates Planners and Architects (C.A.P.A.), Kane,
McKerina redevelopmentiproject area (R.P.A.) to determine the presence or absence of
appropriate;:.qualifying ^ 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 one and one-half 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 areas".
63
REPORTS OF COMMITTEES
The Act defines a "blighted" area as follows:
i. -"an^; improved .;or[ ^acant -are.a;;within the boundaries of a
i redeyelppmen territorial limits of the
^M^iS|p°Crt|^' y^e^re^ ir& c'bh|mercial and
r^s^eil^krhuii^^^ i&j^rbv'emehfe of 5
pr more ,pfthe fdllovving factory ... ;: :d$jffiPveVcrby/oThg^-^ lack of
veniilatfoh, light or sanitary;faciliSestinad^ excessive
¦;• /;J&ndy«roye^
, -i^i^^^i^^k of j^^^^'^^^j^ianEiiiigt isfde^ifefrital to the
puoljfc,^ welfare of/if vacah^t^k'l&.u^d. growth
ofthaj^ng districts is impaired by: 1) a. cpmbiffatibri^
•¦. e qfcthjs.^ platting of the vacan t lan^; diversity
on sUcH. land;' deterioration of structures or site "improvements in
neighboring area adjacent ,to the vacant land; or 2) the area
. immediately, pf'ipr to be^ a blighted
imp^Vf^^^^'3)-tberare'a^ unused quarry or unused
quarries; or- 4) the areaconsistsof unused railyards/rail tracks or
railjqadtr^^ prior to its designation j is
subject to" ^rbni^ impacts'bn> real property
in tlie. area and su^ Or more
;impi^ area which improvements
hayebe.bn or 6)'the area consists of
a'n'uhused disposal sife, containing earth, stone, building debris or similar material, which' were removed from construction, demolition, excavation,or dredge sites; or 7) the area is not less than 50 nor more than 100. acres and 75% ofwhich is vacant, notwithstanding the fact that such area has been used for commercial agricultural purposes within five years prior to the designation ofthe redevelopment project area, and which area meets at least one of the factors itemized in provision 1) of this subsection (a) and the area has been designated as a town or village center by ordinance or comprehensive plan adopted prior to January 1,1982, arid the area has not been developed for.that designated purpose".
The criteria listed in the Act have been defined for purposes ofthe analysis of an improved area as follows:
1. Age. Simply the time which has passed since building construction was completed.
64
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
2. Illegal Use of Structure. The presence on the property of . unlawful uses or activities.
3i .-/v^ Str-uetures*below
-¦. *7'lo^;5|^ hou§ifr|y:zoning,
'i-«VS^bltt«is&ii'*b^jlack-" d£ cpnformahcia with bthef applicable
7 6i; v^Ih.ad^
¦ 7: Diiapid'atip^
serlbujsly^jnp^ j§yjLdenidedby.: substandard'"^
=c1?halfio#^ '
8. (Qye^e^enjb^ ^^ithel%rii|cturb' has:become;br will soon
= •becp'rn^iil^ ^
9. DeteriOratiohi A cbndllabh'^h'ere the uuality of the building has
\ declined in^bjr^^ and/or building systems
;^uevtoilac]k'of ihyes^
Overcrowding of Structures and Community Facilities. A level of use beyond-a.designed.or legally permitted level.
Excessive Land Coverage. Site coverage of an unacceptably high level.
Deleterious Land Use or Layout, inappropriate property use or platting, or other negative influences not otherwise covered, which discourages investment in a property.
Depreciation of Physical Maintenance. Decline in property maintenance which leads to building degeneration, health and safety hazards, unattractive nuisances, unsightliness, property value decline and area distress.
Lack of Community Planning. Deficiency in local direction of growth, development or redevelopment in order to maintain or enhance the viability ofthe area or community.
65
7/24/91 REPORTS OF COMMITTEES 3323
The criteria' listed in. the Act were defined for purposes of analysis of , vacantland as follows:
1 „,., /.p^t6i^r^f%t^.h/g«i j^ecofded^ easement, rights-of-way,: points of l ¦ §0$f$p£r4fe^'.o^gro^^ty.lii^p'are^^'risddrdedin/a-mahrjierwhich
* '* i jPlvajsit^ ¦ Ownership of1 adjacent parcels by
U; ^ land for
development or redevelopmeht purposes.
3. Tax and Special Assessment Delinquencies. Any unpaid tax or.
¦"¦ any jparcelin the,
p.e;tario.ratibh of Structures 6r Si;te impFlopding on All or Part of Such Vacant Land. The presence of flood plains or any recent history of flooding on any part of such land;
. The final criteria listed in the Act is defined for purposes of analysis of vatantlandiasifqllpwstr, . -
1: Chronic Flooding! A history of serious flooding'problems which has-been in existence for at least five (5) years. Such chronic flooding must adversely impact real property. There may be nearby improvements including structures, parking lots and roads substantially contributing to flooding.
Unused Disposal Site. 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.
Blighted Prior to Vacancy. The area immediately prior to becoming vacant qualified as a blighted area defined earlier by the Act.
Unused Quarries. The presence of unused quarry or quarries.
Unused Railways. The presence of unused railyards, rail tracks or railroad rights-of-way.
66
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
6. Vacancy WPercentage of Acreage. The area is.not less than-50 nor more than 10,0 acres and 75% of which is vacant, notwithstanding the fact that such area has been used for ¦ r-pf^ofet^ area and
meets a£l\ast^^ and the
ar£a haa^he^h'desi^ by ; f ''^^^^Otycq^^^^is^fQ .fei^adbtijted prior, to, January, 1,
purpose. ' \-*-: ¦¦' . . ....
The-prese£ceVof the respective primary tracts aid be present to a meaningful extent. The analysis^heremiihdiGates that the factors arepresent to a meaningful extent for eachprunary'tract;
Study Area.
The Study Area is divided into three (3) primary tracts. These primary
tracts comprise the western, the central, and the eastern portions of the
proposed-R.P.A. and-represent study/review sections within the proposed
R:P.A: ' ' " '"" ; ''
Primary Tract 1.
Primary Tfafct 1 is bounded by California Avenue to the west, 35th Street to the south, the southern side ofthe Canal to the north, and the B. and 0. Railroad right-of-way to the east.
The area primarily is dominated by two complexes: the vacated Campbell's Soup facilities and the Dickinson building, which account for half of the approximately fourteen (14) buildings in the area. There are also approximately twenty-two (22) fuel storage tanks and about two (2) ancillary buildings located in the primary tract. The Stevenson Expressway runs roughly through the center of the area from the southwest to the northeast.
67
REPORTS OF COMMITTEES|1010|
Primary Tract;2, ^.j¦ :
:-':!'¦¦ I.1,.; ; ... ,;:;!t . . _
This pyima^y^ is generally bounded by the
western ^e.ase^ KtdaeV-A^yen'rte, ahd the
Metropolitsth' ^fj^§e9l^i^P^3 Di^Sict1. (it;W,R-Dv); property' line to the
west, a C. and II'-^^i^i^b^k^'^^J^liy^Speel to ;the north, California
Avenue to; tlie east; i&fr ^ Atchison,
T^opeiaaii^^nla tbesouthern and northern
edges o£the!^
I. M^^l^^^f^^jk^ '^&^h^^i-pto^\y frbhtihg: 3ist Street from
property;ifohti^ with
prb|er$on;^^ ~i,r*; " ^V:'
jjrhe-^ei cqn^ain^ .(22) buildings, nine (9)
ancMiary h^ aice numerous;irid'ustei^^^
such as sheds. The land northof the! Canal-hut'sbuth'-ofth^railroad right-of-
way/has-a numb^ some fuel storage tanks. The
landsojuth pf.tbje¦"0a,n^KS3?sp&e small structures, but is primarily used for
outdoor storage. . '--V ;T' 7^-- ' ' : k '
To the west of Kedzie, there isl a^W.y.O.N. radio station building and a transmittingtOWef. Kedziei Avehue'isitrahsversedby two (-2)-viaducts.
• ¦¦<¦ % :r.^~% ..... ¦ ¦. ¦;¦
Primary rT?act>3. : ; , v
This primary tractlsbouhded by the Canal and Illinois Central Railroad right-of-way;to .the^souih, the.i.N. Railway right-of-way to the west (which occupies what would be the.southerly extension of Central Park Avenue), the Illinois Central and the C. and I. W. Railroad rights-of-way to the north. Theitract extends, as far east as Kedize Avenue and is also bounded by the M.W«-R'J); property line. .This area consists of land owned primarily by the Metropolitan Water Reciamation District (M.W.R.D.) and some railroads. The property is vacant, and. is wooded. It contains fill materials and formerly had some railroad tracks.
V.
Methodology Of Evaluation.
In evaluating the proposed R.P.A.'s qualification, the following methodology was utilized:
68
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
1) Site surveys of the Study Area were undertaken by representatives from.the'Gity of Chicago, Kane, McKehna and* A^sb'ptates, Inc* and Chicago Associates Planners and Architects
3) ; * .An^y^.uation df^ deterioration, *
or dilap/^ code
yipIkjQp|i:s/'VAs': cpnductedr By K.1VLA. Exterior conditions were
^ex'amill^ internal examinations were
conducted; w .; , '
Individual structures were initially surveyed only in the content of checking, to the best of our knowledge, the existence of qualification factors of specific structures on particular parcels.:
;Tb,ej entire .area. was,.studied in relation to review of available
planning^ to the City, water and sewer
aflasei,sGlty>or^nanpi|s/ iSj'8,9tax levy year information from
the- Cook;JCounty ^ plat maps, local
histo^U&ty- i^c9j^.jrQj^r^ng 'age of structures and building
co.de.' violations',;.'aVd^an.'evalii'atibn' of area-wide factors that
affected¦;the.are'a-'s'.decu^'eXe.gM deleterious land use or layout,
obsolescence, et cetera): K.M.A. reviewed the area in its
entirety. City redevelopment goals and objectives for the entire
area were also reviewed.
Evaluation was made by reviewing the information collected and determining how each parcel and structure measured as to the prevalence of each factor.
Summary Of Area Findings. The following is a summary of relevant qualification findings:
69
REPORTS OF COMMITTEES 3327
1) The entire R;P.A. comprises .approximately 250 acres. The area * is contiguous and is greater than H acres in size, as required by the Act.
4) ': .'¦ TheSu'nd^grbw<&f these ikxihg^ " ^arbaVinlu^
fpuhd present in the area. For background on the decline oi the
: - Areavrefer?tb
<: ,5V ^The^rla^a^-hot efforts
-V thus^cbnctuded^^
.,. - r'e^eyelpp*n^ public funds,
iriclumng'pwperty'^ix ine^enieii^s!
: VI.
Qualification Of Area/Findings Of Eligibility. Obsolescence.
The evolutionary use and importance of the major transportation systems (Canal to rail to expressway), which serves and defines the R.P.A., creates a context within which obsolete conditions exist.
Platting Characteristics That Are Obsolete.
The land was platted to conform to the linear pattern first established by
70
3328 JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
the Gahai,.folidwe^fBy' the' rjul: an^l reihforcedby the Stevenson Expressway
construction. ¦ r
platting of par^
consist ofcresident^ alleys and streets is neither
repreintgivfjfi industrial
users?; :.<-^7^i^
There are also: situations where to subdivision
-J—'J-"-^--^-a-l'!-r-,c-• *-*1. «.—-»----•'¦^ —ithout
Functional Characteristics That Are Obsolete.
Many of the buildings, improvements or equipment constructed on the plats were for functions that were specific to the adjacent modes of transport at particular historical points in time. Therefore, the size, shape and construction method was very much determined by this particular type of user. Examples include warehouse structures, truck or barge terminals, tank farms and building material yards.
Specific Parcels That Are Obsolete.
The Campbell's Soup property represents a single-use building/complex designed to provide for a fully integrated process of making canned soup. The original structures were added onto through the years to create a large, highly specific complex of structures and improvements. These uses are now discontinued, and the very specific nature, size and integrated form makes
71
REPORTS OF COMMITTEES
them obsolete for-new users (even a.new soup company) given the. inefficient characteristics of their outdated manufacturmgprpcess and facility's ^d^
Street,: 'Mley OEMf^Street Earkin0:.Gharacte Obsolete.'
Seconds^^ ,on,ly e^"stiii]g$u&^^ St!ree't$35^8^ existefitftn:t^^^
iraprbvfe^ ace.as,;/;
ofeacftfg^
alleys br^
forimprbvemeh& '7.- V'
Utility Easements That Are Obsolete. , v . TheTackdfia s^^
easements' to directly, serve. ^ Because of the lack oflriteridr
public; rights-of%a^
or coordinated.^ ^ ^ w&vi; * .-.
Deleteribus; Land'Use * And L'ayout%. '. ">'
The-past modes/of transport'importance (canal and-rail) have, shaped .the patterns of land use and layout. Therefore, a conflict exists between these past patterns and"the requirements of future developments based on the importance of the location of the RjP:A.
Land Use-Characteristics That Are Deleterious.
When current zoning ordinance-performance standards are considered, there are some inconsistencies within the R.P.A. One example is the candy company which has an oil tank farm and building material yard for neighbors. With proper guidelines, these types of uses can be organized within any R.P:A But, the oil tanks came as a result of the importance of the Canal and the candy company came (and wants to expand) because of the expressway access. The potential ofthe expressway will continue to attract users similar to the candy company, and thereby add to the existing conditions of deleterious land use relationships.
72
3330 JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
THe ihactivifiy b£the GbllaterallG that were;
mentioned as?early as
Study. The report spedfTcally-mentions, the limited use of the Collateral
Channel andcohcern&of stagnant Wajteri dumpingj water level, circulation
and. ih^fficienTf dred|ing7% stilMargely inactive .and,
the concerns mentioned 25 years;ago remain valid.
Layout Characteristics That Are Deleterious.
The layout bf;'im^ of time >.and
para^eled^ to.rail.to
expressway;^fchl^^ specifi'c.;nature of the dominant-;
mode. The linear pattern of the:canal ;ahd railroads were duplicated by the;
construction.bf ihe expressway. However, as this evolution took place, the
mode of transport.bedaihe'Aoreinteractiyei Access for barges was limited to
the banks of the Canal or Collateral Channels, "while rail car. access was
slightly greater with the.positioning of rail spurs. Truck accessibility on the
other hand extends, beyond, the fixed rights-of-way of the expressway to
primary' ^ and individual sites.
Preferential streets:''fofftrtick?'teaffi^''exists on one-mile streets without connection to Other streets.' However, \sl'nce. the area has no secondary streets or alleys, the layout within the RlPiA. is deleterious with respect to the interaction at the various places of access.
Many of the area's larger parcels not only have limited road frontage, but it is often located near bridges, overpasses or viaducts. This is especially apparent at properties along Kedzie and California Avenues, which are adjacent to the Canal; the railroads and/or the expressway. This layout creates access" points that'are' prone to accidents. As the City of Chicago's Railroad Viaducts Vertical Clearance Improvements report points out, between 1986 and 1988, the Kedzie Avenue project area had an accident rate that was nearly 70 percent greater than the City average and was "considered an accident cluster site".
The improvements have not kept pace with the evolution and development of the expressway. Today, the sub-set of primary, secondary and tertiary improvements do not reflect the fact that the expressway is the dominant mode of transport, and ignore the interactive relationships transportation.
73
REPORTS OF COMMITTEES
Not only is this true for public improvement,,but it is particularly evident
wth'Tespectifor'tru^ dogk and employee parking layouts ori
mdrwdual\p^ .is mceil with; .several
siniilar^o^ industrial usef SH^R^^^^
characteristic.^ "' ' "'° ' '""!" ' '''*""•'
Existing parking lots are afterthoughts of each user and occur only in those instances when a fccact of^ land becomes vacant Se'gre^ated Idadihjg dbck areas of adequate size ar^e sparse or 1 acfcpfa;sjuj!>^
truck areas. *Kik foagmen^^ layout "with ^i^j^^iiviM^}'
aufo access creates ^cbhditibn of deleterious lay^ ' ^ -
Parcel Specific Evidence. '
The Campbell Soup Companybias. characte.ristics of deleterious la^
particularly with respect to the fragmented evolution of the construction of
the complex's structures and iniprovements. This is evidenced by the
several afferent structural characteristic .ofthe distinct .generations of
buildings. Ithe early builds lar^'H^or'.plktes; fegnt"1
column -spacing, and' low ceiling heights. Multi-storied Buildings were
added;- icontin^ allowing the. same column spacing, and
ceilingjheighten: T&e^ft^^ shaped to a particular
manufacturing process"./ The rhore recent aa^Qpa.have': Been ''single s-sfeify structures with large cbiumn spaces ahd high' bay ceiling hei ghts.
Depreciation Of Physical Maintenance.
Depreciation ofphysical maintenance was present throughout Primary Tracts 1 and 2. Site improvements, including streets, curbs, sidewalks, driveways, and parking lots,.suffered from a deferment of upkeep. This was variously evidencedby cracks ahd potholes in streets, sidewalks, driveways, and parking lots; by rusting, bent over fences; by partially paved parking lots and driveways with standing water; by chipped curbs (also missing sections at times) and by overgrown vegetation. Primary Tract 3 is vacant; as such there are no significant site improvements.
Depreciation of physical maintenance was also found to be present in structures. In Primary Tract 1, approximately 7 out of 14 buildings (50%) and in Primary Tract 2, approximately 17 buildings out of 22 (77%) were found to have depreciation of physical maintenance. (In addition, there were a number of sheds, ancillary buildings and fuel storage tanks which also exhibited depreciation.) This was variously evidenced by peeling paint; need for tuckpointing; cracked and broken windows; window frames in disrepair
74
3332 JOURNAL—CITY COUNCIL-CHICAGO 7/24/91
ormis$ingjgTaffi
bric^fate broken; beritHo'brs; coilapM^W^^^^ a^fflwter^1^e^^W^lKwAy^& ; 'jo Ji. ¦
Inadeq^ajte^^fres^ 4,.,v^- Jy^J \ -^kThe.; existing} wateiv^
area is inadequate. li^A^^l- ^ ¦ f£" '
Utility characteristics that are obsolete and/or lacking:,
The,qualityi^ofiithe^jollity seryice ,in the R.P.A., is inadequate, specifically^
¦¦¦¦ .*>.<¦ • ¦: •'•••••!/ • ::'>• v ¦ ; ¦ ¦ '
Distribution. .OfrW&te~#^ k
sewer
previously mentioned ij^ Water Service And Sewer Drains.
- - ^.y&f vfli^' i^vV —•• ¦-¦
Instead of the branch.;services being part of an organized and flexible
utility network, these/branches are oh'private property and arranged to
serve a specific user;,.Since;th^ branches are limited to
the specific needs, ofthe;''.UsiB.re^mWny.'of ti^e larger parcels have limited services.
Mixed Storm And Sanitary Sewers.
Primarily due to the age of the sewer system, most of the storm and sanitary sewers are rhixed\ The capacity to meet current standards for separate storm and sanitary sewers is largely non-existent in the R.P.A.
75
7/24/91 REPORTS OF COMMITTEES 3333
Utility Easements.
Partly because of theabsence of secondary streets .and alleys the area, lacks clearly defined and coordinatedutiHty easenients. The utility services have patterns whichaddress the specific requiremepts of each user, b.ut have little planned potential or value for future needs.
Utility c&aWc^ *.-,-•«. .
Given are.a,'det^erioration: is a.
valid concern. In the context of historical use, this ihfrastetjctare'seized; industries which^ had; an . intensity , and byproducts of use which could adversely affect the integrity of the systems;
The lack or deterioration of retaining walls and'proper drainage at many points along the Oanai edge, create excessive run-off, erosion, silt bu'il&tip^
Excessive vBalidi^^er«g^^;.ii '.,3*-.,:-
Properties in both Primary Tracts 1 and 2 exhibit an excessive amount of land coverage in. relation to parking; availability (off and on street) ahd loading provisions; Many of the buildings are situated near lot lines .or occu py a si gni ficant portion of the lot.
The pragmatic Issue-of expansion space, is an immediate concern which relates teexcessive^febverage.-In the case ofthe Farley Candy plant on 31st Street, the building footprint covers nearly all of the site while the remainder of the'prbperty has been used for loading areas and has struggled to accommodate parking.'Their needfor space is increasing but their ability to do so is limited by their property line.
Excessive Vacancies.
The vacancies within the R.P.A exist primarily in Primary Tract 1, but are also present in Primary Tract 2. The 1,663,522 square foot Campbell Soup Complex, within Primary Tract 1, is substantially vacant. The four older buildings were vacated in 1988 and the power station has not been used since 1982. The fifth building, the new warehouse, is only partially occupied. Primary Tract 2 has scattered vacancies. Some of the structures owned by the City stand empty. It also appears that the building formerly occupied by American Roofers (Primary Tract 2) is substantially vacant. As
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
rioted above, many of: these-.'vacant buildings have not been properly maintained and are in a state of disrepair* at times severe disrepair.
"". ::' '"*.'..', ''¦ "'r':'v¦'¦ '¦:.<»' ¦¦¦¦ •
Structures BeloW Miriimum«Code: —;. -. - ... • ; -<: ¦ .
¦^y-'S-ii- , ' • : : ; !< ¦ - .. |:. ... ,
The City of Chicagolhspecfaonal-Services report.of April 4, ,1991 identified building code violatwhs aW
R JP.A. area. The concentration of major code violations are on the prbperties
along 35th Street L- The violations include notices for
boiler- rbomY.eleclrical^d eleMf6ri«&%jec'tioit^}a&'d;d^ pending, court cases
for these' viblatib^^M^ ^--W;r^ ,;.;•»• : . : .¦• : ,
- :- > ¦¦ ;;<} r> >¦¦ •. ¦ -. - -; . .....
-¦¦-V* •¦=¦::¦ ' ; v • .-. . ,
Age.
A majority of buildings' w been built
prior to the construction of the Stevenson Expressway. It is estimated that at least 80% of the total buildings in the R.P.A. were constructed more than 35 years ago, and jgreater Uian 40% were constructed oyer 50 years ago. One, structure reportedly dates back to'the early 1800's, according to the current users.
-• ¦¦ - ••:- - -(-¦; .-c-; --iv ¦• . ...
Lack Of Communi^-Plahriing; '¦¦ ; >.
The City's 1966 Comprehensive Plan and its 1967 Plan Summary and Development Area supplements-generally identify the R.P.A. as suitable for industrial. Subsequently other plans have been prepared for the land within the R.P.A. or adjacent to it, but 'there is-no clear direction to guide or coordinate the necessary infrastructure improvements with the requirements of existing and potential industrial users.
. These specific plans dealt with the area in a wide range of scenarios, varying from the Central Communities Area (Chicago 21 Plan) to the Mid-Chicago Economic Development Study (1966), but often resulted in conflicting and confusing policy which contributes to the blight. The primary weakness of these plans is that while they address characteristics of issues such as obsolescence and deleterious land use and layout, the means and methods of implementation that should be used to redevelop the area are not presented. The problems have therefore stayed and further manifest themselves over the years.
The lack of community planning exists in the failure to address how this land in the R.P.A., originally shaped by the Canal, can realize its potential in its relationship to today's dominant modes of transport. Additionally,
77
REPORTS OF COMMITTEES
community planning is lacking in its failure to recognize how the unique layering of allbut; define the RJP:Av, dan be exploited to provide for flexible,, economically beneficial development.- 'H ; . = ; •
The cbmfttunity plaianin'gijalso-lac in A.e.abse of coordination and communication^^ azji^ documentation;-^
zoning, ordina)nce ^d^l;.Gity; gg^ci^s, -f^pp^sibie for implemehtationv
such as the Sewer. andWater depax^ehls. i.v- / <• s
; ' " : .vi* ¦ a>:--: ' -•• .:, J} ); r- - . , .,. ....... ..
Unuse^rmpoa^^^' ^; ^ ' • * .\ " ,/ '
A portion of the? ar^ain Prittiary: Tracjt3 consists, ofproperty borderingj.the SamtarySrMna'ge^
building debris. Manyof the visible ,piles/riipunds appear'to'be.present from'
"fly" dumping, or dumping near the existing rail, rights-of-way. In addi tion;
there are alhuihberifp^^ tires, and other debris
strewn throughout, th.e site. The st^^t^C^^M^^ 'Varies 'bp :tKe site-
overall* the elevation is estimated to vjary 2b'to 30 feet above Kedzie Avenue
(at grade)>,to tiie east^and^slbpes in ^ the western railroad property
and the. Canal . A .s, , ' '
Unused Raily^
A portion of the area in Primary Tract 3 consists of property that once served as a rail right-of-way. An abandoned rail line exists from Hamlin Avenue to the western part of the primary tract. Further, older maps indicate that a number of spurs and/or switching lines once existed in this northwest corner of the ,tract. Cook County Assessor's data indicates that the railroad classification was removed in 1986. The property has been vacant since that time,, based upon current inspections and review of aerial photos.
VII.
Overall Assessment Of Area Qualifications.
The primary cause of the R.P.A.'s stagnation relates to the interplay ofa number of factors relating to its historical development. Its qualification for T.I.F. thus primarily and appropriately relies on area-wide factors.
78
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
The initial: deyekprheht; was;.oriented^ railroad
transports i^en?fore,Vdeclihed and
stagnated as industry became heavily reliant on trucking.,,,. ¦.- ' ' .
As/a^ resul't^^^ andLdeleteripus lariduse^l^^^ to moterh^s^
workers due to^xces^e^ " >¦
The overall decline has led. to depreciation of improvements and^buildings throughout thePBiPvA*.; JPlahbihg; effpr^;to date h^Ye,.breen generally ineffective because they-w '"'"''-'"'
Individual: builm^gs\^ constructed prior, to the
^SO's/and areofteh^'Sbsble1^
vacancies;' ^ :> - l-'-^-^-: *V. .;¦¦¦=.,: . .,':''
: ' ' - TM>V * V/-;.", ¦:, i; -. ,-. "
The vacant,tractC^ dumping, and
contain abandoned railroad-rigW ;
The E.P.A. as it exists- ^ prohibit its redevelopment. ;Thev*|»resenee' of the factors herein impairs the value of existing and new private investments thereby threatening the sound growth of the tax base' 6^ii^'9g->:di§^rijpts;; in >the;, area. The City's contemplated T.I.F. designation for the area is consistent with the intent of the T.I.F. legislation.
[Exhibit 1, Boundary; Map's and Vicinity Map attached to this Appendix "A!". constitute (Sub)Exhibits 2, 3, 4 and 5 attached to ,the Redevelopment Plan and Project arid printed bri pages 3347 through 3352 of this Journal.]
Exhibits 2, 3 and 4 attached to this Appendix "A" read as follows.
79
REPORTS;OF COMMITTEES
- Exhibit 2.
(ToiApp^tfi^^ Paige 3316
... ..... ?
All'tKat Par*of the nortfwest 35-the north hllfrthe^ quar^oSon^
Principal Meridiih^
northeast; Canal
being Steele arid »hatt^
Meridian, also;^ quartenofsaidSecti.^^ 1863; the-CampbelliSpjup^^
the northeast: quarter* bftsaid;Seetion\/36» according to the. P at thereof recorded May 23, l^Wolunien^
Company's Subdivision: bf part of the northeast quarter of said Section do, according to the plat therfebf recorded July 24 1957 as Document No 16966716; and the Sanitary District Trustees' Subdivision of the nght-ot-way from the north and,south center Une.of Section 30, Township 39 North, Ranee 14, East of the Third Principal Meridian, to the west line pf Section 7, Township 38 North, Range 13, East of the Third Principal Meridian, according to the plat thereof recorded March 31, 1908 as Document No. 4180216, more particularly described as follows:
beginning at the intersection of the southerly line of the Sanitary Drainage and Ship.Ganal, being, the southerly line of Water Lot B m the Sanitary District Trustees' Subdivision, aforesaid, with the west right-of-way line of the Pittsburgh, Cincinnati, Chicago & St. Louis Railway in the east half of the northeast quarter of said Section 3b; thence southwesterly along the southerly line of said Sanitary Drainage and Ship Canal to the east line of California Avenue; thence north along the east line of California Avenue to the north line of 31st Street to the intersection ofthe northerly extension of a line drawn 667.24 feet east oi and parallel with the west line ofthe northwest quarter of said bection 36- thence south along said parallel line and its northerly extension to the northerly line ofthe Chicago & Indiana Western Railroad nght-ot-
80
3338 JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
way; thence southwesterly along said northerly right-of-way line to the
west line of Kedzie Avenue; thence south along.the west line of Kedzie
Avenue to the 'southerly right>ofrway line of said Chicago & Illinois
Western Railroad^ &>•
the west line of the sasfchalfrb'ft^ Section 35;
thence southi along said west, ime to ^the southerly , line of
the Tilihbis1Central .Raairoad; thence westerly alohg.said southerly
right-of-way line toa pomi&n a/fine iajeetwest; of an.^Rarallel -jrm the
east line j-^ afi?:fl»*riM* 'feniffh nlrma
said pare
said.5 thei
of 35th!
lihedftht*4vwwv,--6.,f.w .-r-^-j ^r-r--?- —.--~ c
way; thehcetm)^^ P°*nt of
beginning/inG^^
Exhibit 3.
(To 'AppeitdGc- 'nAhJBeginning.-On Page 3316 ' ' Of;Thik Journal)
Illinois Tax Increment Financing Blight And Conservation Factors Improved Areas.
Block/Primary Tract Number|99|2 Summary
Number of Buildings 14 22 36
Number of Parcels 37 28 65
81
REPORTS OF COMMITTEES
1. Age.
Number of Buildings 35 years* or Older
Decline of.Pb^^'.^pfenWftce*
... . f
Evidehcihil
b. Number of Parcels with . SiteImprpyerhents Evidencing iri
Number of Buildings '¦ Evidencing 4
Numberof Parcels with Site Improvements Evidencing
Dilapidation.
Number of Buildings
Number of Parcels With
Site Improvements , Evidencing
Obsolescence.
Number of Buildings,
Number of Parcels with
Site Improvements Evidencing
Number of Buildings Below Minimum Code.
82
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
7. Number of Buildings Lacking
Ventilation, Light, or Sanitation Facilities.
Number of Buildings with Illegal
Uses. '_'s .,. , , ..
Number of Buildings with
Excessive Vacancies., 7: ' 0 7/36
Number of Buildings that . r",v.
are Abandoned. ,
Percentage of Block/Tract with
Excessive Land Coverage.
Percentage of BlOck/Tract with
Overcrowding of Structures.
Percentage of Block/Tract with
Inadequate Utilities. Area Wide 100%
Percentage of Block/Tract with
Deleterious Land Use
or Layout. Area Wide 100%
Percentage of Block/Tract
Suffering from Inadequate
Community Planning. Area Wide 100%
Vacant Area
Block/Primary Tract Number 3
No Buildings and Has Not Been in Agricultural Production in the Last 5 Years and is Not in an Industrial Park Conservation Area and Has Not
Been Subdivided. Yes
Suffers from Obsolete Platting.
Diversity of Ownership.
Tax/Special Assessment Delinquencies.
All or Part Subject to Flooding.
83
REPORTS OF COMMITTEES
Adjacent Areas Have Deteriorating Structures or Site Improvements.
Lnmediately Prior to-B^
as a Blighted]teprpyed'Area ';/
Wholly or Partly an Unused Quarry or Quarries.
Wholly or Partly Unused Railyards, Railtracks or Railroad Rights-of-Way.
Suffers from Chronic.Flooding which Affecte Real Property in the^^ it... Substantially Caused by Improvments irt the Proximity in Existence for atLeaf t.5 Years.
Unused Disposal Site Containing Earth, Stone, Building Debris or Similar Material from Construction, DemoUtioh, Excavation or Dredge Sites. .
Qualifies as Blighted Because it has at Least Two of Factors 1-5 and Response on Line B is Yes.
12. Has at Least One of Factors 6 --10 and the Response on Line B is Yes.
Exhibit 4.
(To Appendix "A" Beginning On Page 3316 Of This Journal)
Building Survey Methodology.
Building Condition Review, (provided by Chicago Associates Planners and Architects)
84
JOURNAL-CITY COUNCIL-CHICAGO
Depreciation of Physical Maintenance,' 0€tenbra^6h;/and; Dilapidation Factors were reviewed in a sequential manner.
Sequential in that depreciation- ^ le^^'ilpTfipidatibn. Depending on the component pf the st^c^r^-fnmlv%d?t£eSl^d€ure can show evidence'of all l^^ftjfa^r^^^^^ ^ A,
Example: ^,y.v . .
Depreciation: Woooftfimiat^ of
peelingiPaiht.,.,^.^ ...~;
Deterioration: Gutters'areMan^^ gutter
anddp^sppu^ , fV :
Dilapidation: Foundation'IrVaiLa1^
pushed out praiignm^ to sag
and be displaced. " ' : ' •
1. Depreciation Of Physical Maihtehahc'e.
Focus on deferred mai^ lack^ ef maintenance of buildings, improvements and grounds consists* of the following:
?
A. Building.
Unpainted or unfinished surfaces.
Paint peeling.
Loose or missing materials.
Sagging or bowing walls, floors, roofs, and porches.
Cracked or broken windows.
Loose gutters or downspouts.
Loose or missing shingles.
8. Damaged building areas in disrepair.
B. Front Yards, Side-Yards, Back Yards And Vacant Parcels.
85
REPORTS ;OF GOMMTTTEES 3343
Accumulation of trash and debris.
Broken sidewalks.,
Lack of vegetation.
tack of paving 4nd dust control.
5\ Potholes;. •'»¦•¦•
Standing water,
Sencesindis^'Sir.
Ladc/ot-lip^l^d^rVn^g of vegetation.
" . : ; - . *
Streets, Meys' And Parking Areas. '
Potholes. „
Broken-upor crumbling surfaces,
Broken curbs and/or gutters.
Areaab£lo6se^
Standing water.
Is it unsightly?
Is it a health and safety problem?
Deterioration.
Focus on physical deficiencies or disrepair in buildings or site improvements requiring treatment or repair.
A. Deterioration of Buildings.
Buildings with Major Defects in the:
86
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
Secondary Building Components.
Doors
Windows •
Porches
Gutters
Downspouts-
Fascia materials
Major Defects In Primary Building Components.
Foundations
Frames
Roofs' -
All buildings and site improvements classified as dilapidated would also be deteriorated.
Deterioration Of Surface Improvements.
The conditions ofroadways, alleys, curbs, gutters, sidewalks, off-street parking and surface storage areas may also evidence deterioration.
Surface cracking.
Crumbling.
Potholes and depressions.
Loose paving materials.
Weeds protruding through the surface.
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7/24/91 REPORTS OF COMMITTEES 3345
General Economic Considerations.
Decline ^ misuse, lack of
maintenance^ or age;
Lp$5pr^p^ other similar
]Currentland' Value*'w or below
nandvalh^witHout^ £¦
Dilapidation. >: "*h •'„^ I / r
. ,y> . i'-A , . -
Focus oh an£ 'Madya^e.#-'^^.i )of ;3^;egaijr .offbuildings or improvements'or the neglect bfnecessary repairs, showing evidence that the building or imprbyphieritsare falling into estate of decay.
Primary structural components (roof.bearing walls, floor structure, ahd*foxmdatibh)/ , / ,
Building syst&ms* ^heating, y6ritilation and
plumbing), : /
Secondary ^struetu^al .cbmponents in such combination and extent that: *•".
Major repair is required.
The defects are so serious and so extensive that the buildings must be removed.
Removal of the •buildihg;>is an option that is economically superior to almost any type of rehabilitation.
Cost of repairs would be high especially when compared to return on investments.
Safe use of the building is seriously impaired.
Building Age was determined through the review of City of Chicago data provided by the Department of Housing (Harris data).
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JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
90
JOURNAL-CITY COUNCIL-CHICAGO 7/24/91
91
(Sub)Exhibit 3 to^Redeve]ppment'Plan.andi.Prbject.
REPORTS OF COMMITTEES
92
(Sub)Exhibit 4 to Redevelopment Plan, and: Project.
JOURNAL-CITY COUNCIL-CHICAGO
93
(Sub)Exhibit 5 to Redevelopment'Plan arid Project.
94
JOURNAL-CITY COUNCIL-CHICAGO Vicinity Map to Appendix A.
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EXHIBIT B CDC Resolution 15-CDC-20
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STATE OF ILLINOIS)
)SS
COUNTY OF COOK)
CERTIFICATE
I, Robert Wolf, the duly authorized and qualified Assistant Secretary ofthe Community Development Commission of the City of Chicago, and the custodian of the records thereof, do hereby certify that I have compared the attached copy of a Resolution adopted by the Community Development Commission ofthe City of Chicago at a Regular Meeting held on the 14th Day of July 2015 with the original resolution adopted at said meeting and noted in the minutes of the Commission, and do hereby certify that said copy is a true, correct and complete transcript of said Resolution.
Dated this 14,nDay of July 2015
ASSISTANT SECRETARY Robert Wolf
15-CDC-20
J. TIK Area Designation: CDC Fonn2b-iecominl 11904
COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF CHICAGO
RESOLUTION/^ -CDC- 2*Q
RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF CHICAGO FOR THE PROPOSED SANITARY DRAINAGE AND SHIP CANAL AMENDMENT NO. 2 REDEVELOPMENT PROJECT AREA:
APPROVAL OF AMEDMENT NO. 2 TO THE REDEVELOPMENT PLAN AND PROJECT
WHEREAS, the Community Development Commission (the "Commission") of the City of Chicago (the "City") has heretofore been appointed by the Mayor of the City with the approval of its City Council ("City Council," referred to herein collectively with the Mayor as the "Corporate Authorities") (as codified in Section 2-124 ofthe City's Municipal Code) pursuant to Section 5/1 l-74.4-4(k) of the Illinois Tax Increment Allocation Redevelopment Act, as amended (65 ILCS 5/11-74.4-1 et sea) (the "Act"); and
WHEREAS, the Commission is empowered by the Corporate Authorities to exercise certain powers set forth in Section 5/1 l-74.4-4(k) of the Act, including the holding of certain public hearings required by the Act; and
WHEREAS, staff of the City's Department of Planning and Development has conducted or caused to be conducted certain investigations, studies and surveys of the Sanitary Drainage and Ship Canal Redevelopment Project Area Amendment No. 2, the street boundaries of which are described on Exhibit A hereto (the "Area"), to determine the eligibility of the Area as a redevelopment project area as defined in the Act (a "Redevelopment Project Area") and for tax increment allocation financing pursuant to the Act ("Tax Increment Allocation Financing"), and previously has presented the following documents to the Commission for its review:
Sanitary Drainage and Ship Canal Redevelopment Plan and Project Amendment No. 2 (the "Plan"); and
WHEREAS, prior to the adoption by the Corporate Authorities of ordinances approving a redevelopment plan, designating an area as a Redevelopment Project Area or adopting Tax Increment Allocation Financing for an area, it is necessary that the Commission hold a public hearing (the "Hearing") pursuant to Section 5/1 l-74.4-5(a) ofthe Act, convene a meeting of a
I
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J. TIF Area Designation: CDC Form2b-rccomml 11904
joint review board (the "Board") pursuant to Section 5/1 l-74.4-5(b) of the Act, set the dates of such Hearing and Board meeting and give notice thereof pursuant to Section 5/11 -74.4-6 of the Act; and
WHEREAS, a public meeting (the "Public Meeting") was held in accordance and in compliance with the requirements of Section 5/11 -74.4-6(e) ofthe Act, on April 28, 2015 at 6:00:00 PM at the Paul Simon Chicago Jobs Corp Center, 3348 S Kedzie Ave, Chicago, IL 60623 , Chicago, Illinois, (this date being more than 14 business days before the scheduled mailing of the notice of the Hearing [hereinafter defined], as specified in the Act), pursuant to notice from the City's Commissioner of the Department of Planning and Development, given on April 13, 2015, (this date being more than 15 days before the date of the Public Meeting, as specified in the Act), by certified mail to all taxing districts having real property in the proposed Area and to all entities requesting that information that have taken the steps necessary to register to be included on the interested parties registry for the proposed Area in accordance with Section 5/11-74.4-4.2 ofthe Act and, with a good faith effort, by regular mail, to all residents and to the last known persons who paid property taxes on real estate in the proposed Area (which good faith effort was satisfied by such notice being mailed to each residential address and to the person or persons in whose name property taxes were paid on real property for the last preceding year located in the proposed Area); and
WHEREAS, the Report and Plan were made available for public inspection and review since May 1, 2015, being a date not less than 10 days before the Commission meeting at which the Commission adopted Resolution 15-CDC-5 on May 12, 2015 fixing the time and place for the Hearing, at City Hall, 121 North LaSalle Street, Chicago, Illinois, in the following offices: City Clerk, Room 107 and Department of Planning and Development, Room 1000; and
WHEREAS, notice of the availability of the Report and Plan, including how to obtain this information, were sent by mail on Sanitary Drainage and Ship Canal which is within a reasonable time after the adoption by the Commission of Resolution May 12, 2015 to: (a) all residential addresses that, after a good faith effort, were determined to be (i) located within the Area and (ii) located outside the proposed Area and within 750 feet of the boundaries of the Area (or, if applicable, were determined to be the 750 residential addresses that were outside the proposed Area and closest to the boundaries of the Area); and (b) organizations and residents that were registered interested parties for such Area; and
WHEREAS, notice ofthe Hearing by publication was given at least twice, the first publication being on June 16, 2015 a dale which is not more than 30 nor less than 10 days prior to the Hearing, and the second publication being on June 23, 2015,, both in the Chicago Sun-Times or the Chicago Tribune, being newspapers of general circulation within the taxing districts having property in the Area; and
WHEREAS, notice ofthe Hearing was given by mail to taxpayers by depositing such notice in the United States mail by certified mail addressed to the persons in whose names the general
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J. TIF Area Designation: CDC Form2b-recomml 11904
taxes for the last preceding year were paid on each lot, block, tract or parcel of land lying within the Area, on June 16, 2015, being a date not less than 10 days prior to the date set for the Hearing; and where taxes for the last preceding year were not paid, notice was also mailed to the persons last listed on the tax rolls as the owners of such property within the preceding three years; and
WHEREAS, notice of the Hearing was given by mail to the Illinois Department of Commerce and Economic Opportunity ("DECO") and members of the Board (including notice of the convening of the Board), by depositing such notice in the United States mail by certified mail addressed to DECO and all Board members, on May 15, 2015, being a date not less than 45 days prior to the date set for the Hearing; and
WHEREAS, notice of the Hearing and copies of the Report and Plan were sent by mail to taxing districts having taxable property in the Area, by depositing such notice and documents in the United States mail by certified mail addressed to all taxing districts having taxable property within the Area, on June 16, 2015, being a date not less than 45 days prior to the date set for the Hearing; and
WHEREAS, the Hearing was held on July 14, 2015 at 1:00 p.m. at City Hall, 2nd Floor, 121 North LaSalle Street, Chicago, Illinois, as the official public hearing, and testimony was heard from all interested persons or representatives of any affected taxing district present at the Hearing and wishing to testify, concerning the Commission's recommendation to City Council regarding approval of the Plan, designation of the Area as a Redevelopment Project Area and adoption of Tax Increment Allocation Financing within the Area; and
WHEREAS, the Board meeting was convened on June 5, 2015 at 10:00 a.m. (being a date at least 14 days but not more than 28 days after the date of the mailing of the notice to the taxing districts on May 15, 2015 in Room 1003A, City Hall, 121 North LaSalle Street, Chicago, Illinois, to review the matters properly coming before the Board to allow it to provide its advisory recommendation regarding the approval of the Plan, designation of the Area as a Redevelopment Project Area, adoption of Tax Increment Allocation Financing within the Area and other matters, if any, properly before it, all in accordance with Section 5/1 l-74.4-5(b) of the Act; and
WHEREAS, the Commission has reviewed the Report and Plan, considered testimony from the Hearing, if any, the recommendation of the Board, if any, and such other matters or studies as the Commission deemed necessary or appropriate in making the findings set forth herein and formulating its decision whether to recommend to City Council approval ofthe Plan, designation of the Area as a Redevelopment Project Area and adoption of Tax Increment Allocation Financing within the Area; now, therefore,
BE IT RESOLVED BY THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF CHICAGO:
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J. TIF Area Designation: CDC Form2b-recomml 11904
Section 1. The above recitals are incorporated herein and made a part hereof,;
Section 2. The Commission hereby makes the following findings pursuant to Section 5/11-74.4-3(h) of the Act or such other section as is referenced herein:
The Area on the whole has not been subject to growth and development through investment by private enterprise and would not reasonably be expected to be developed without the adoption of the Plan;
The Plan:
conforms to the comprehensive plan for the development of the City as a whole; or
the Plan either (A) conforms to the strategic economic development or redevelopment plan issued by the Chicago Plan Commission or (B) includes land uses that have been approved by the Chicago Plan Commission;
The Plan meets all of the requirements of a redevelopment plan as defined in the Act and, as set forth in the Plan, the estimated date of completion of the projects described therein and retirement of all obligations issued to finance redevelopment project costs is not later than December 31 of the year in which the payment to the municipal treasurer as provided in subsection (b) of Section 5/11-74.4-8 of the Act is to be made with respect to ad valorem taxes levied in the twenty-third calendar year following the year of the adoption of the ordinance approving the designation of the Area as a redevelopment project area and, as required pursuant to Section 5/11 -74.4-7 of the Act, no such obligation shall have a maturity date greater than 20 years;
To the extent required by Section 5/1 l-74.4-3(n) (6) of the Act, the Plan incorporates the housing impact study, if such study is required by Section 5/11 -74.4-3(n)(5) of the Act;
The Plan will not result in displacement of residents from inhabited units.
The Area includes only those contiguous parcels of real property and improvements thereon that are to be substantially benefited by proposed Plan improvements, as required pursuant to Section 5/11 -74.4-4(a) of the Act;
As required pursuant to Section 5/1 l-74.4-3(p) of the Act:
(i) The Area is not less, in the aggregate, than one and one-half acres in size; and
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J. TIF Area Designation' CDC Forin2b-recominl 11904
(ii) Conditions exist in the Area that cause the Area to qualify for designation as a redevelopment project area and a blighted area as defined in the Act;
h. If the Area is qualified as a "blighted area", whether improved or vacant, each of the
factors necessary to qualify the Area as a Redevelopment Project Area on that basis is (i)
present, with that presence documented to a meaningful extent so that it may be
reasonably found that the factor is clearly present within the intent of the Act and (ii)
reasonably distributed throughout the improved part or vacant part, as applicable, of the
Area as required pursuant to Section 5/1 l-74.4-3(a) ofthe Act;
i. If the Area is qualified as a "conservation area" the combination of the factors
necessary to qualify the Area as a redevelopment project area on that basis is detrimental
to the public health, safety, morals or welfare, and the Area may become a blighted area;
[and]
Section 3. The Commission recommends that the City Council approve the Plan pursuant to Section 5/11-74.4-4 ofthe Act.
Section 4. The Commission recommends that the City Council designate the Area as a Redevelopment Project Area pursuant to Section 5/11 -74.4-4 of the Act.
Section 5. The Commission recommends that the City Council adopt Tax Increment Allocation Financing within the Area.
Section 6. If any provision of this resolution shall be held to be invalid or unenforceable for any reason, the invalidity or unenforceability of such provision shall not affect any ofthe remaining provisions of this resolution.
Section 7. All resolutions, motions or orders in conflict with this resolution are hereby repealed to the extent of such conflict.
Section 8. This resolution shall be effective as of the date of its adoption.
List of Attachments:
Exhibit A: Street Boundary Description of the Area|1010|102
Section 9. A certified copy of this resolution shall be transmitted to the City Council.
J. TIF Area Designation" CDC Form2b-rccomml 11904
EXHIBIT A
Street Boundary Description of the Sanitary Drainage and Ship Canal Tax Increment Financing Redevelopment Project Area
The Area is generally bounded by 31st Street on the north, Campbell Avenue on the east, 35th Street on the south, and Central Park Avenue on the west
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