Department op Law
CITY OF CHICAGO
June 28, 2013
Ms. Susana A. Mendoza City Clerk
121 North LaSalle Street Chicago, Illinois 60602
Re: Amendment No. 2 to the Englewood Mall Tax Increment Financing Redevelopment Project and Plan
Dear Ms. Mendoza:
I enclose Amendment No. 2 to the Englewood Mall Tax Increment Financing Redevelopment Project and Plan, Chicago, Illinois (the "Amendment"), dated June 28, 2013.
Please make the Amendment available in your office as of this date for public inspection in accordance with the requirements of Section 5/1 l/-74.4-5(a) of the Illinois Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1 et seg., as amended. If you have any questions with respect to this matter, please call me at (312) 744-4753.
Sincerely,
Crystal Maher Senior Counsel
Enclosure
cc: Chip Hastings Tricia Ruffolo M. Susan Lopez
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City of Chicago
Englewood Mall Tax Increment Financing Redevelopment Plan and Project
Plan Adopted: November 29, 1989 Amendment No. 1: December 17, 2008
Amendment No. 2 June 28; 2013 City of Chicago Rahm Emanuel Mayor
SB Friedman
Development Advisors
TABLE OF CONTENTS
EXECUTIVE SUMMARY 2
Section I: Introduction and Background 2
Section II: Redevelopment Project Area and Legal Description 2
Section III: Blighted Area Conditions Existing in the Redevelopment Project Area 3
Section IV: Redevelopment Project Area Goals and Objectives 3
Section V: Redevelopment Project 3
Section VI: Description of Components of Redevelopment Project 10
Section VII: Scheduling of the Redevelopment Project 11
Section VIII: Provisions for Amending the Tax Increment Redevelopment Project 11
APPENDIX 12
- Exhibit 1: Legal Description
- Exhibit 2: RPA Boundary Map
- Exhibit 3: Existing Land Use Map
- Exhibit 4: Proposed Land Use Map
- Exhibit 5: Criteria for Qualification
- Exhibit 6: Certificate of Initial Equalized Assessed Valuation
- Exhibit 7: First Amended Plan
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SB FRIEDMAN | DEVELOPMENT ADVISORS
Englewood 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 5/11-74.4-1 et seq., as amended from time to time (the "Act"), the City Council of the City of Chicago (the "City") adopted three ordinances on November 29, 1989, approving the Englewood Mall TIF Redevelopment Plan & Project (the "Original Plan"), designating the Englewood Redevelopment Project Area (the "Project Area" or "RPA") as a redevelopment project area under the Act, and adopting tax increment allocation financing for the Project Area. The Original Plan was initially completed in August 1989 and amended on November 17, 2008 pursuant to an ordinance adopted by the City Council of the City on December 17, 2008 to reflect minor changes to the Original Plan's text and expand acceptable land uses in several locations (the "First Amendment", and together with the Original Plan, the "First Amended Plan"). The First Amended Plan is attached as Exhibit 7.
The Plan is being amended again to extend the estimated date of completion of the Redevelopment Project pursuant to Public Act 097-0807 authorizing the extension and update the Proposed Land Use Map to allow residential use in selected locations within the Project Area. This amendment (the "Second Amendment," and together with the Original Plan, the "Second Amended Plan") also accommodates minor language changes reflecting updates to the TIF Act since the date of the Frist Amended Plan. The amendments are outlined below and follow the format of the Original Plan.
This Second Amended Plan summarizes the analyses and findings of the consultant's work, which, unless otherwise noted, is the responsibility ofthe consultant. The City is entitled to rely on the findings and conclusions of this Second Amended Plan in amending the First Amended Plan under the Act. The consultant has prepared this Second Amended Plan with the understanding that the City would rely: 1) on the eligibility findings and conclusions of the Original Plan, and 2) on the fact that the Original Plan contains the necessary information to be compliant with the Act.
The Englewood Mall RPA is generally bounded by 63rd Parkway to the north, Wallace Street to the east, 63rd Street to the south, and Morgan Street to the west. The RPA contains a total of 188 parcels and approximately 34.5 acres of land.
Section I: Introduction and Background
No changes.
Section II: Redevelopment Project Area and Legal Description
No changes.
SB FRIEDMAN | DEVELOPMENT ADVISORS
Section III: Blighted Area Conditions Existing in the Redevelopment Project Area
No changes.
Section IV: Redevelopment Project Area Goals and Objectives
Under Section IV, insert the following text at the end of the section immediately following the last sentence "Job creation associated with the project will provide new, improved employment opportunities for community and City residents" as a separate paragraph:
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 Tax Reactivation Program and may be for the 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.
Section V: Redevelopment Project
Under Section V, Subsection B, replace the second paragraph with the following text:
On the south side of 63rd Street, the full block within the RPA that is between Peoria and Sangamon Streets shall have a land use designation as "mixed use residential/institutional."
Under Section V, Subsection B, insert the following text immediately after Paragraph 2:
On the north side of 63rd Street, the entire area bound by Halsted Street on the east, and by 63rd Parkway on the north and west, shall have a land use designation as "mixed use commercial/retail/institutional/residential."
Under Section V, Subsection C, replace the heading, "Interest Rate Writedown," with the following text:
Interest Costs
Under Section V, Subsection C, add the following text under the heading "Affordable Housing Construction":
The City requires that developers who receive TIF assistance for market rate housing set aside
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SB FRIEDMAN | DEVELOPMENT ADVISORS
20 percent of the units to meet affordability criteria established by the City's Department of Housing and Economic Development or any successor agency. Generally, this means the affordable for-sale units should be priced at a level that is affordable to persons earning no more than 100 percent of the area median income, and affordable rental units should be affordable to persons earning no more than 60 percent of the area median income.
Under Section V, Subsection C, add the following text under the heading "Relocation":
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.
Under Section V, Subsection C, insert the following text at the end of the subsection under a new heading:
Intergovernmental Agreements
The City may enter into redevelopment agreements or intergovernmental agreements with private entities or public entities to construct, rehabilitate, renovate or restore private or public improvements on one or several parcels (collectively referred to as "Redevelopment Projects").
Under Section V, Subsection D, delete and replace the entire subsection 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 that are deemed to be necessary to implement this Plan (the "Redevelopment Project Costs.")
In the event the Act is amended after the date of the approval of this Plan by the City Council of Chicago to (a) include new eligible redevelopment project costs, or (b) expand the scope or increase the amount of existing eligible redevelopment project costs (such as, for example, by increasing the amount of incurred interest costs that may be paid under 65 ILCS 5/ll-74.4-3(q)(ll)), this Plan shall be deemed to incorporate such additional, expanded or increased eligible costs as Redevelopment Project Costs under the Plan, to the extent permitted by the Act. In the event of such amendment(s) to the Act, the City may add any new eligible redevelopment project costs as a line item in Table 1 or otherwise adjust the line items in Table 1 without amendment to this Plan, to the extent permitted by the Act. In no instance, however, shall such additions or adjustments result in any increase in the total Redevelopment Project Costs without a further amendment to this Plan.
1. Eligible Redevelopment Costs
Redevelopment project costs include the sum total of all reasonable or necessary costs incurred, estimated to be incurred, or incidental to this Plan pursuant to the Act. Such costs may include, without limitation, the following:
a) Costs of studies, surveys, development of plans and specifications, implementation
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SB FRIEDMAN | DEVELOPMENT ADVISORS
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 Project Area 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 LEED certified construction elements or construction elements with an equivalent certification;
- 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 including the cost of welfare to work programs implemented by businesses located within the Project Area;
- Financing costs including, but not limited to, all necessary and incidental expenses related to the issuance of obligations and which may include payment of interest on any obligations issued thereunder including interest accruing during the estimated period of construction of any redevelopment project for which such obligations are issued and for a period not exceeding 36 months following completion and including reasonable reserves related thereto;
- To the extent the City by written agreement accepts and approves the same, all or a portion of a taxing district's capital costs resulting from the redevelopment project necessarily incurred or to be incurred within a taxing district in furtherance of the objectives ofthe 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) Relocation costs to the extent that the City determines that relocation costs shall be paid or is required to make payment of relocation costs by federal or state law or by
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SB FRIEDMAN | DEVELOPMENT ADVISORS
Section 74.4-3{n)(7) ofthe Act;
k) Payment in 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 of the training and services to be provided, the number and type of positions available or to be available, itemized costs of the program and sources of funds to pay for the same, and the term of the agreement. Such costs include, specifically, the payment by community college districts of costs pursuant to Sections 3-37, 3-38, 3-40, and 3-40.1 of the Public Community College Act, 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:
- such costs are to be paid directly from the special tax allocation fund established pursuant to the Act;
- such payments in any one year may not exceed 30 percent of the annual interest costs incurred by the redeveloper with regard to the redevelopment project during that year;
- if there are not sufficient funds available in the special tax allocation fund to make the payment pursuant to this provision, then the amounts so due shall accrue and be payable when sufficient funds are available in the special tax allocation fund;
- the total of such interest payments paid pursuant to the Act may not exceed 30 percent of the total: (i) cost paid or incurred by the redeveloper for such redevelopment project; (ii) redevelopment project costs excluding any property assembly costs and any relocation costs incurred by the City pursuant to the Act; and
- up to 75 percent of the interest cost incurred by a redeveloper for the financing of rehabilitated or new housing for low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act.
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SB FRIEDMAN | DEVELOPMENT ADVISORS
n) Instead of the eligible costs provided for in (m) 2, 4 and 5 above, the City may pay up to 50 percent of the cost of construction, renovation and/or rehabilitation of all low-and very low-income 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;
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.
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SB FRIEDMAN | DEVELOPMENT ADVISORS
TABLE 1
REDEVELOPMENT PROJECT- ESTIMATED PROJECT COSTS
Program Action/ Improvement Estimated Cost(s)
Acquisition and Assembly $4,849,100
Affordable Housing Construction Costs $4,659,600
Infrastructure Improvements (Utilities, Streets, Traffic Signals, $10,634,500
Streetscaping, Landscaping, etc.) (1)
Demolition and/or Site Preparation and Clearance $5,116,600
Rehabilitation $1,114,700
Relocation $1,493,700
Interest Costs as Allowed under Paragraph (II) of Chapter 24, Par. $1,571,800
11-74.4-3 of the Act
Planning, Legal, Architectural, Engineering, Administrative and $1,582,900
Other Professional Service Costs
Job Training, Retraining & Affirmative Action Consulting Services $1,315,400 Estimated Capitalized Interest and Costs of Issuance $3,177,000 Contingencies $1,772,400
TOTAL ESTIMATED COSTS (2) (3) (4) $37,287,700
- 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 (ii) 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.
- Total 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 made 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 of redevelopment project costs incurred in contiguous redevelopment project areas, 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 2012 dollars and may be increased by five percent (5%) after adjusting for inflation reflected in the Consumer Price Index (CPI) for All Urban Consumers for All Items for the Chicago-Gary-Kenosha, It-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 be utilized to supplement the City's ability to finance Redevelopment Project Costs identified above.
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SB FRIEDMAN | DEVELOPMENT ADVISORS
Under Section V, Subsection E, delete and replace entire subsection 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 land disposition proceeds, state and federal grants, investment income, private financing and other legally permissible funds the City may deem appropriate. The City may incur redevelopment project costs which are paid for from funds of the City other than incremental taxes, and the City may then be reimbursed from such costs from incremental taxes. Also, the City may permit the utilization of guarantees, deposits and other forms of security made available by private sector developers. Additionally, the City may utilize revenues, other than State sales tax increment revenues, received under the Act from one redevelopment project area for eligible costs in another redevelopment project area that is either contiguous to, or is separated only by a public right-of-way from, the redevelopment project area from which the revenues are received.
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 right-of-way, when added to all amounts used to pay eligible Redevelopment Project Costs within the Project Area, shall not at any time exceed the total Redevelopment Project Costs described in this 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 ofthe City and the furtherance ofthe purposes ofthe 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.
Under Section V, Subsection F, delete and replace entire subsection with the following text:
The City may issue obligations secured by Incremental Property Taxes pursuant to Section 11-74.4-7 of the Act. To enhance the security of a municipal obligation, the City may pledge its full faith and credit through the issuance of general obligations bonds. Additionally, the City may provide other legally permissible credit enhancements to any obligations issued pursuant
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SB FRIEDMAN | DEVELOPMENT ADVISORS
to the Act.
The redevelopment project shall be completed, and all obligations issued to finance redevelopment costs shall be retired, no later than December 31 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 Project Area is adopted.
Also, the final maturity date of any such obligations which are issued may not be later than 20 years from their respective dates of issue. One or more series of obligations may be sold at one or more times in order to implement this 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 of obligations, mandatory or optional redemptions, establishment of debt service reserves and bond sinking funds. To the extent that Incremental Property Taxes are not needed for these purposes, and are not 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, Subsection G, delete and replace entire subsection with the following text:
The 1988 Certified Initial EAV of all taxable parcels in the Project Area is $3,868,736. This total EAV amount, by PIN, is summarized in Exhibit 6.
Under Section V, Subsection H, delete and replace entire subsection with the following text:
The 2025 EAV for the Englewood Mall RPA is projected to be approximately $17,155,000. This estimate is based on several key assumptions, including an inflation factor of 2% per year on the EAV of all properties within the Englewood Mall RPA, with its cumulative impact occurring in each triennial reassessment year and an equalization factor of 2.9706 (2011), and an assumption that a mixed-use retail/residential development will occur within the RPA.
Section VI: Description of Components of Redevelopment Project
Under Section VI, Subsection B, delete and replace entire subsection with the following text:
The City is committed to and will affirmatively implement the following principles with respect to this Plan:
A) The assurance of equal opportunity in all personnel and employment actions, with respect to the Redevelopment Project, including, but not limited to hiring, training, transfer, promotion, discipline, fringe benefits, salary, employment working conditions, termination, etc., without regard to race, color, sex, age, religion, disability, national origin, ancestry, sexual orientation, marital status, parental status, military discharge status, source of income, or
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SB FRIEDMAN | DEVELOPMENT ADVISORS
housing status.
- Redevelopers must meet the City's standards for participation of 25 percent Minority Business Enterprises and 5 percent Woman Business Enterprises and the City Resident Construction Worker Employment Requirement as required in redevelopment 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.
Section VII: Scheduling of the Redevelopment Project
In Section VII, under subsection A, the entire subsection is replaced with the following text:
The Plan 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, 2025). 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 $13,287,000 over the 35-year period in which the Plan is in place.
Section VIII: Provisions for Amending the Tax Increment Redevelopment Project
Following Section VIII, insert new sections as follows:
Section IX: 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 from, any taxing district affected by the Plan and a description of any program to address such financial impacts or increased demand. The City intends to monitor development in the Project Area and with the cooperation ofthe other affected taxing districts will attempt to ensure that any increased needs are addressed in connection with any particular development.
Section X: Housing Impact Study
As set forth in the Act, if the redevelopment plan for a redevelopment project area would result in the displacement of residents from 10 or more inhabited residential units, or if the redevelopment project area contains 75 or more inhabited residential units and a municipality is
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SB FRIEDMAN | DEVELOPMENT ADVISORS
unable to certify that no displacement will occur, the municipality must prepare a housing impact study and incorporate the study in the redevelopment project plan.
The Project Area contains 99 single-room-occupancy units that were constructed in 2010. The City has certified that no residential displacement will occur as a result of the redevelopment plan.
APPENDIX
Exhibit 1: Legal Description
Wo changes.
Exhibit 2: RPA Boundary Map
Replace Exhibit 2 with the enclosed updated RPA Boundary Map that corrects a Scribner's error to the previous map.
Exhibit 3: Existing Land Use Map
No Changes.
Exhibit 4: Proposed Land Use Map
Replace Exhibit 4 with the enclosed new Proposed Future Land Use Map. Exhibit 5: Criteria for Qualification
Immediately following Exhibit Five, insert new exhibits as follows: Exhibit 6: Certificate of Initial Equalized Assessed Valuation Exhibit 7: First Amended Plan
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SB FRIEDMAN | DEVELOPMENT ADVISORS
0 300 600 Feet \ J^^^J Englewood Mall RPA Boundary*
I 1 1 1 1
*Boundary based on Exhibit 1 Legal Description in the Englewood Mall Area Redevelopment Plan and Project August, 1989
Exhibit 2: RPA Boundary Map Englewood Mall TIF Redevelopment Plan and Project
Plan Amendment No. 2 June 10, 2013
B
SB Friedman Development Advisors
300
A
N
600 Feet I
*Boundary based on Exhibit 1 Legal Description in the Englewood Mall Area Redevelopment Plan and Project August, 1989
I J Englewood Mall RPA Boundary* Proposed Future Land Use
Mixed Use Commercial/Retail/lnstitutional Mixed Use Commercial/Retail/Residential/lnstitutional Mixed Use Residential/Institutional
Exhibit 4: Proposed Future Land Use Plan Map Englewood Mall TIF Redevelopment Plan and Project
Plan Amendment No. 2 June 10, 2013
0
SB Friedman Devrflopp-.eru Advisor:,
STATE OF ILLINOIS )
)SS
COUNTY OF COOK )
CERTIFICATE OF INITIAL EQUALIZED ASSESSED VALUATION
I, DAVID D. ORR, do hereby certify that I am the duly qualified and acting Clerk of the County of Cook in the State of Illinois. As such Clerk and pursuant to Section 11-74.4-9 of the Real Property Tax Increment Allocation Redevelopment Act (Illinois Revised Statutes, Chap. 24) I do further:
CERTIFY THAT on December 29, 1989 the Office ofthe Cook County Clerk received certified copies of the following Ordinances adopted by the City of Chicago, Cook County, Illinois on November 29, 1989:
- "An Ordinance Approving the Tax Increment Redevelopment Plan and Project for the Englewood Mall Redevelopment Area Tax Increment Financing Project";
- "An Ordinance Designating the Englewood Mall Area as a Redevelopment Project Area Pursuant to the Tax Increment Allocation Redevelopment Act"; and
3 "An Ordinance Adopting Tax Increment Allocation Financing for the Englewood Mall Redevelopment Tax Increment Financing Project".
CERTIFY THAT the area constituting the Tax Increment Redevelopment Project Area subject to Tax Increment Financing in the City of Chicago, Cook County, Illinois, 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 November 29, 1989 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 72020 $ 1,878,221
TAX CODE AREA 72021 $127,596
TAX CODE AREA 72047 $ 1,627,416
TAX CODE AREA 72048 $62,263
TAX CODE AREA 72111 ■ $173,240
for a total of
THREE MILLION, EIGHT HUNDRED SIXTY-EIGHT THOUSAND, SEVEN HUNDRED THIRTY-SIX DOLLARS AND NO CENTS
($ 3,868,736.)
such total initial equalized assessed value as of November 29, 1989, having been computed and ascertained from the official records on tile in my office and as set forth in Exhibit "A".
IN WITNESS WHEREOF, I have hereunto affixed my signature and the corporate seal of COOK COUNTY this 281'1 day of August 2012.
(S E A L)
f\i(}jA&* CMnty Clerk'
T:\T:F5U98?\TIP9?-b
CLRTM3 69 PAGE NO. 1
DATE 08/16/2012 AGENCY: 03-0210-547 TIF CITY OF CHICAGO-ENGLEWOOD MALL
PERMANENT REAL ESTATE INDEX NUMBER 1988 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:
20-16-318-044-0000 0
20-16-318-045-0000 5,597
20-16-318-046-0000 0
20-16-318-047-0000 0
20-16-318-048-0000 0
20-16-318-049-0000 0
20-16-318-050-0000 0
20-16-318-051-0000 0
20-16-318-052-0000 0
20-16-318-053-0000 0
20-16-318-095-0000 20,437
20-16-321-001-0000 246,370
20-16-321-002-0000 3,768
20-16-321-003-0000 19,507
20-16-321-004-0000 0
20-16-321-005-0000 0
20-16-321-006-0000 0
20-16-321-012-0000 0
20-16-321-058-0000 ' 0
20-16-321-069-0000 0
20-16-321-123-0000 3,430
20-16-321-124-0000 3,430
20-16-321-125-0000 3,430
20-16-321-126-0000 3,430
20-16-321-127-0000 3,430
20-16-321-128-0000 3,430
20-16-321-129-0000 3,430
CLRTM369
DATE 08/16/2012 AGENCY: 03-0210-547 TIF CITY
PERMANENT REAL ESTATE INDEX NUMBER OF EACH LOT, BLOCK, TRACT OR PARCEL REAL ESTATE PROPERTY WITHIN SUCH PROJECT AREA:
20-16-321-130-0000
20-16-321-131-0000
20-16-321-132-0000
20-16-321-133-0000
20-16-321-134-0000
20-16-321-135-0000
20-16-321-136-0000
20-16-321-137-0000
20-16-321-138-0000
20-16-321-139-0000
20-16-321-140-0000
20-16-321-141-0000
20-16-321-142-0000
20-16-324-002-0000
20-16-324-004-0000
20-16-324-011-0000
20-16-324-012-0000
20-16-324-013-0000
20-16-324-022-0000
20-16-324-023-0000
20-16-324-031-0000
20-16-324-032-0000
20-16-324-033-0000
20-16-324-034-0000
20-16-324-037-0000
20-16-324-039-0000
20-16-324-040-0000
PAGE NO. 2
OF CHICAGO-ENGLEWOOD MALL
1988 EQUALIZED ASSESSED VALUATION OF EACH LOT, BLOCK, TRACT OR PARCEL WITHIN SUCH PROJECT AREA:
3,430 3,430 3,430 3,430 3,431 3,431 3,431 ' 3,431 3,431 3,431 3,431 3,431 3,431 20,563
0
0
0
0
0
0
4, 662 0 0 0 0 0 0
CLRTM369
DATE 08/16/2012 AGENCY: 03-0210-547 TIF CITY
PERMANENT REAL ESTATE INDEX NUMBER OF EACH LOT, BLOCK, TRACT OR PARCEL REAL ESTATE PROPERTY WITHIN SUCH PROJECT AREA:
20-16-324-056-0000
20-16-324-058-0000
20-16-324-060-0000
20-16-324-061-0000
20-16-324-062-0000
20-17-422-037-0000
20-17-422-038-0000
20-17-422-042-0000
20-17-422-043-0000
20-17-423-017-0000
20-17-423-019-0000
20-17-423-035-0000
20-17-423-036-0000
20-17-423-038-0000
20-17-423-039-0000
20-17-423-040-0000
20-17-428-033-0000
20-17-428-034-0000
20-17-429-011-0000
20-17-429-012-0000
20-17-429-013-0000
20-17-429-014-0000
20-17-429-015-0000
20-17-429-016-0000
20-17-429-017-0000
20-17-429-018-0000
20-17-429-019-0000
PAGE NO. 3
OF CHICAGO-ENGLEWOOD MALL
1988 EQUALIZED ASSESSED VALUATION OF EACH LOT, BLOCK, TRACT OR PARCEL WITHIN SUCH PROJECT AREA:
1, 812 5,842
0
0 16
0
0
0
5,433 0 0 0
4,239 0 0 0 0 0 0 0 0 0 0 0 0 0
2,235
CLRTM3 69
DATE 08/16/2012 AGENCY: 03-0210-547 TIF CITY
PERMANENT REAL ESTATE INDEX NUMBER
OF EACH LOT, BLOCK, TRACT OR PARCEL
REAL ESTATE PROPERTY WITHIN SUCH
PROJECT AREA: ■ '
20-17-429-020-0000
20-17-429-023-0000
20-17-429-024-0000
20-17-429-025-0000
20-17-429-026-0000
20-17-429-027-0000
20-17-429-028-0000
20-17-429-029-0000
20-17-429-030-0000
20-17-429-031-0000
20-17-429-032-0000
20-17-429-034-0000
20-17-429-035-0000
20-17-429-036-0000
20-17-429-045-0000
20-17-429-046-0000
20-17-429-049-0000
20-17-429-050-0000
20-17-430-001-0000
20-17-430-002-0000
20-17-430-003-0000
20-17-430-004-0000
20-17-430-005-0000
20-17-430-006-0000
20-17-430-007-0000
20-17-430-008-0000
20-17-430-009-0000
PAGE NO. 4
OF CHICAGO-ENGLEWOOD MALL
1988 EQUALIZED ASSESSED VALUATION OF EACH LOT, BLOCK, TRACT OR PARCEL WITHIN SUCH PROJECT AREA:
9, 076 0 0 0 0 0 0 0 0 0 0
40,961 40,961 42,117 131,121 77,598 0
2, 054 0 0 0 0 0 0 0 0 0
CLRTM369 PAGE NO. 5
DATE 08/16/2012 AGENCY: 03-0210-547 TIF CITY OF CHICAGO-ENGLEWOOD MALL
PERMANENT REAL ESTATE INDEX NUMBER 1988 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:
20-17-430-010-0000 0
20-17-430-011-0000 0
20-17-430-012-0000 0
20-17-430-013-0000 0
20-17-430-014-0000 0
20-17-430-015-0000 0
20-17-430-016-0000 0
20-17-430-017-0000 0
20-17-430-018-0000 0
20-17-430-019-0000 0
20-17-430-020-0000 0
20-17-430-021-0000 0
20-17-430-022-0000 0
20-17-430-023-0000 0
20-17-430-024-0000 0
20-17-430-025-0000 0
20-17-430-026-0000 0
20-17-430-027-0000 0
20-17-430-028-0000 0
20-17-430-029-0000 0
20-17-430-030-0000 58,540
20-17-430-031-0000 55,278
20-17-430-032-0000 136,640
20-17-430-033-0000 37,796
20-17-430-034-0000 27,668
20-17-430-035-0000 57,553
20-17-431-001-0000 0
CLRTM3 69 PAGE NO. 6
DATE 08/16/2012 AGENCY: 03-0210-547 TIF CITY OF CHICAGO-ENGLEWOOD MALL
PERMANENT REAL ESTATE INDEX NUMBER 1988 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:
20-17-431-002-0000 0
20-17-431-003-0000 0
20-17-431-004-0000 0
20-17-431-005-0000 0
20-17-431-006-0000 0
20-17-431-007-0000 0
20-17-431-008-0000 0
20-17-431-009-0000 0
20-17-431-010-0000 0
20-17-431-011-0000 0
20-17-431-015-0000 121,486
20-17-431-017-0000 8,338
20-17-431-018-0000 30,267
20-17-431-021-0000 90,968
20-17-431-022-0000 121,459
. 20-17-431-023-0000 0
20-17-431-024-0000 0
20-17-431-025-0000 0
20-17-431-026-0000 " 60,576
20-17-431-028-0000 228,568
20-17-431-030-0000 0
20-17-431-031-0000 0
20-17-431-032-0000 0
20-17-431-033-0000 1,823
20-20-205-001-0000 21,302
20-20-205-002-0000 26,917
20-20-206-001-0000 40,064
1,878,221
TOTAL INITIAL EAV FOR TAXCODE: 72020
CLRTM369
DATE 08/16/2012
PAGE NO.
AGENCY: 03-0210-547 TIF CITY OF CHICAGO-ENGLEWOOD MALL
PERMANENT REAL ESTATE INDEX NUMBER OF EACH LOT, BLOCK, TRACT OR PARCEL REAL ESTATE PROPERTY WITHIN SUCH PROJECT AREA:
20-16-324-057-0000
20-16-324-059-0000
20-16-324-063-0000
20-20-204-001-0000
20-20-204-002-0000
20-20-204-003-0000
20-20-204-004-0000
20-20-204-005-0000
20-20-204-006-0000
1988 EQUALIZED ASSESSED VALUATION OF EACH LOT, BLOCK, TRACT OR PARCEL WITHIN SUCH PROJECT AREA:
851 1,761 81,879 31,496 0
5,252 2,119 2,119 2,119
TOTAL
127,596
TOTAL
INITIAL EAV FOR TAXCODE: 72021 PRINTED: 9
CLRTM3 69
DATE 08/16/2012 AGENCY: 03-0210-547 TIF CITY
PERMANENT REAL ESTATE INDEX NUMBER OF EACH LOT, BLOCK, TRACT OR PARCEL REAL ESTATE PROPERTY WITHIN SUCH PROJECT AREA:
20-16-324-001-0000
20-16-324-019-0000
20-16-324-038-0000
20-17-423-037-0000
20-17-431-016-0000
20-17-431-019-0000
20-17-431-020-0000
20-17-431-027-0000
20-20-205-003-0000
20-20-205-004-0000
PAGE NO. 1
OF CHICAGO-ENGLEWOOD MALL
1988 EQUALIZED ASSESSED VALUATION OF EACH LOT, BLOCK, TRACT OR PARCEL WITHIN SUCH PROJECT AREA:
678,882 134,109 461,477 104,784
21,534
59,226
68,940
81,751
10,596 6,117
1,627,416
TOTAL INITIAL EAV FOR TAXCODE: 72047 TOTAL PRINTED: 10
CLRTM369
DATE 08/16/2012 AGENCY: 03-0210-547 TIF CITY
PERMANENT REAL ESTATE INDEX NUMBER OF EACH LOT, BLOCK, TRACT OR PARCEL REAL ESTATE PROPERTY WITHIN SUCH PROJECT AREA:
20-20-204-007-0000
20-20-204-008-0000
20-20-204-009-0000
PAGE NO. 1
OF CHICAGO-ENGLEWOOD MALL
1988 EQUALIZED ASSESSED VALUATION OF EACH LOT, BLOCK, TRACT OR PARCEL WITHIN SUCH PROJECT AREA:
20,356 20,356 21,551
TOTAL INITIAL EAV FOR TAXCODE: 72048 62,263 TOTAL PRINTED: 3
CLRTM369
PAGE NO. 1
DATE 08/16/2012 AGENCY: 03-0210-547 TIF CITY OF CHICAGO-ENGLEWOOD MALL
PERMANENT REAL ESTATE INDEX NUMBER 1988 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:
20-16-318-007-0000 173,240
173,240
TOTAL INITIAL EAV FOR TAXCODE: 72111 TOTAL PRINTED: 1