Department of Law
CITY OF CHICAGO
March 31, 2014
Ms. Susana A. Mendoza City Clerk
121 North LaSalle Street Chicago, Illinois 60602
Re: Revised Amendment No. 2 to the 119th and Halsted Tax Increment Financing Redevelopment Project and Plan
Dear Ms. Mendoza:
I enclose a revised Amendment No. 2 to the 119th and Halsted Tax Increment Financing Redevelopment Project and Plan, Chicago, Illinois (the "Amendment"), dated December 31, 2013 and originally filed with your office prior to such revisions being made on January 3, 2014.
Please make the revised 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 seq., as amended. If you have any questions with respect to this matter, please call me at (312) 744-8973
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Michael L. Gaynor Senior Counsel
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121 NORTH I.A.SAI.LL STRl'.l-.T. ROOM COO. CHK'ACO. ILLINOIS (iOo'02
119 AND HALSTED REDEVELOPMENT PROJECT AREA
REDEVELOPMENT PLAN AND PROJECT
Plan Adopted: February 6, 2002
Amendment No. 1: January 24, 2003
Amendment No. 2
December 31, 2013 Revised March 28, 2014
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By:
Camiros, Ltd.
TABLE OF CONTENTS
EXECUTIVE SUMMARY|910|MODIFICATIONS TO THE ORIGINAL REDEVELOPMENT PLAN AND PROJECT|910|INTRODUCTION|910|PROJECT AREA DESCRIPTION|910|ELIGIBILITY OF PROJECT AREA FOR DESIGNATION AS A CONSERVATION AREA|910|REDEVELOPMENT PLAN GOALS AND OBJECTIVES|910|REDEVELOPMENT PLAN 9
REDEVELOPMENT PROJECT DESCRIPTION 9
GENERAL LAND USE PLAN AND MAP 9
REDEVELOPMENT PLAN FINANCING 10
HOUSING IMPACT STUDY 15
PROVISIONS FOR AMENDING THE PLAN 23
CITY OF CHICAGO COMMITMENT TO FAIR EMPLOYMENT PRACTICES AND 23
AFFIRMATIVE ACTION
APPENDIX A (FIGURES 2-7 and TABLE 9) A-l
APPENDIX B (LEGAL DESCRIPTION OF THE 119™ AND HALSTED
REDEVELOPMENT PROJECT AREA) B-1
APPENDIX C (119™ AND HALSTED REDEVELOPMENT PROJECT AREA C-1
ELIGIBILITY REPORT)
APPENDIX D (INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY D-l
WITHIN THE 119th AMENDMENT AREA)
APPENDIX E (FIRST AMENDED PLAN) E-l
LIST OF FIGURES
FIGURE 1 REDEVELOPMENT PROJECT AREA BOUNDARY MAP|910|FIGURE 3-A EXISTING LAND USE A-2
FIGURE 4-A EXISTING ZONING A-3
FIGURE 6-A GENERAL LAND USE PLAN A-4
FIGURE 7-A LAND ACQUISITION OVERVIEW MAP A-5
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Second Amended Plan December 31, 2013 Revised March 28, 2014
FIGURES WITHIN APPENDIX C; ELIGIBILITY STUDY:
FIGURE A STUDY AREA C-2
FIGURE B EXISTING LAND USE C-I9
FIGURE C BUILDING AGE C-20
FIGURED DETERIORATION C-21
FIGURE E OBSOLESCENCE C-22
FIGURE F VACANCY C-23
FIGURE G EXCESSIVE LAND COVERAGE C-24
FIGURE H TAX BLOCKS C-25
LIST OF TABLES
TABLE 1-A BUILDING PERMIT ACTIVITY (2008-2012)|910|TABLE 2 ESTIMATED REDEVELOPMENT PROJECT COSTS 14
TABLE 3-A NUMBER AND TYPE OF RESIDENTIAL UNITS 17
TABLE 4-A UNITS BY NUMBER OF ROOMS 18
TABLE 5-A UNITS BY BEDROOM TYPE 18
TABLE 6-A RACE AND ETHNICITY CHARACTERISTICS 19
TABLE 7-A SURVEY OF AVAILABLE HOUSING UNITS 21
TABLE 8-A HOUSEHOLD INCOME 23
TABLE 9-A LAND ACQUISITION BY PARCEL IDENTIFICATION NUMBER A-6
AND ADDRESS
TABLE A. COMPARATIVE INCREASES IN EAV - IMPROVED PROPERTY C-16
TABLE B. DISTRIBUTION OF BLIGHTING FACTORS C-l 7
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Second Amended Plan December 31. 2013 Revised March 28, 2014
EXECUTIVE SUMMARY
To induce redevelopment pursuant to the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1 el seq., as amended from time to time (the "Act"), the City Council of the City of Chicago (the "City") adopted three ordinances on February 6, 2002, approving the 119th and Halsted Redevelopment Project Area Plan and Project (the "Original Plan"), designating the 119th and Halsted Redevelopment Project Area (the "Project Area") as a redevelopment project area under the Act, and adopting tax increment allocation financing for the Project Area. The Original Plan was amended pursuant to an ordinance adopted by the City Council of the City on April 9, 2003 to reflect minor changes to the Original Plan's text (the "First Amendment", and together with the Original Plan, the "First Amended Plan"). The First Amended Plan is attached as Appendix E.
The First Amended Plan is being amended again to enlarge the area of the Project Area in order to extend the benefits of tax increment financing to areas adjacent to the Project Area, which have experienced distress and are eligible for tax increment financing, as defined by the Act. This amendment (the "Second Amendment," and together with the First Amended Plan, the "Second Amended Plan") also accommodates minor language changes reflecting updates to the Act since the date of the First Amended Plan. The amendments are outlined below and follow the format of the Original Plan.
This Second Amended Plan summarizes the analysis and findings of the consultant's work, which unless otherwise noted, is the responsibility of the 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 area being added in this Second Amended Plan includes 2,105 residential units. Therefore, a Housing Impact Study has been completed pursuant to Section 1 l-74-.4-3(n) 95) of the Act s a part of this Second Amended Plan (See Section 9, Housing Impact Study).
MODIFICATIONS TO THE ORIGINAL REDEVELOPMENT PLAN AND PROJECT
The 119th and Halsted Tax Increment Financing Redevelopment Project Area, which was referred to as the "Project Area" in the Original Plan, will herein be interpreted to mean the "Original Project Area." The area to be added in this Second Amended Plan, shall be referred to herein as the "Amendment Area". References to the Original Project Area together with the Amendment Area shall herein be referred to as the "Amended Project Area" or the "Project Area."
Additionally, the 119th and Halsted Tax Increment Financing Redevelopment Plan and Project adopted on February 6, 2002 shall hereinafter be referred to as the "Original Plan" and Second Amended Plan shall hereinafter be referred to as the "Amended Plan" or the "Plan." The amended provisions to the Original Plan are outlined below, with a Supplement 2 added to include the Eligibility Study for the Added Area. Each of the changes detailed below follow the format of the Original Plan.
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Second Amended Plan December 31, 2013 Revised March 28, 2014
SECTION 1. INTRODUCTION
The first paragraph is hereby deleted and replaced with the following:
This document presents a Tax Increment Redevelopment Plan and Project (hereinafter referred to as the "Plan") pursuant to the Tax Increment Allocation Redevelopment Act (65 ILCS 5/11 -74.4-1 et seq.) (1996 State Bar Edition), as amended (the Act) for the 119th & Halsted neighborhood located in the City of Chicago, Illinois (the "Project Area"). The Project Area is adjacent to the existing West Pullman Industrial Park Conservation Area. The Project Area boundaries are irregular, with the Project Area extending north-south from 111"1 Street on the north to the Calumet River on the south; and east-west from Carpenter Street on the west to State Street on the east. The actual configuration of the project boundary meanders considerably within the geographic parameters described above. The Project Area is comprised primarily of a mix of commercial and residential property, with primarily commercial use located along both Halsted Street and 119th Street and primarily residential use elsewhere within the Project Area. The Plan responds to problem conditions within the Project Area and reflects a commitment by the City of Chicago (the "City") to improve and revitalize the Project Area.
The last two sentences of the second paragraph shall be deleted and replaced with the following:
This Amendment No. 2 has been formulated to amend the Original Plan in accordance with the provisions of the Act. The results of a study documenting the eligibility of the Amendment Area as a blighted area are presented in Appendix C, Eligibility Study, (the "Study").
Subsection: The 119th and Halsted Redevelopment Project Area
A new heading shall be inserted below the Subsection heading to contain narrative related to the Original Area. This new heading shall read:
Original Area
Following the existing text of this Subsection, a new heading shall be inserted and new paragraphs added to describe conditions in the Amendment Area, per the following:
Amendment Area
The Amendment Area is approximately 407 acres in size and includes 2,450 contiguous parcels and public rights-of-way. The Amendment Area is characterized by:
buildings over the age of 35 years
deterioration of buildings, site improvements and right-of-ways
dilapidation of buildings
inadequate access to public rights-of-way
excessive vacancies in terms of vacant lots and vacant buildings
excessive land coverage
other blighting characteristics
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Second Amended I'Ian December 31. 2013 Revised March 28,2014
Amendment Area
As a result of these conditions, the Amendment Area is in need of redevelopment, rehabilitation and/or revitalization. In recognition of the unrealized potential of the Amendment Area, the City is taking action to facilitate its revitalization.
The purpose of the Plan is to create a mechanism to allow for the development of new commercial and public facilities on existing vacant and underutilized land, the redevelopment and/or expansion of existing businesses, the redevelopment of obsolete land uses, and the improvement of the area's physical environment and infrastructure. The redevelopment of the Amendment Area is expected to encourage economic revitalization within the community and the surrounding area.
The Amendment Area as a whole has not been subject to growth and development by private enterprise and would not reasonably be anticipated to be developed without the adoption of the Plan. The eligibility analysis, attached hereto as Appendix C (including Supplement 2, which addresses the Added Area), concluded that property in this area is experiencing deterioration and disinvestment. The analysis of conditions within the Amendment Area indicates that it is appropriate for designation as a "blighted area" in accordance with the Act.
The Plan summarizes the analyses and findings of the consultant's work, which unless otherwise noted, is solely the responsibility of Camiros, Ltd. and its subconsultants. Camiros, Ltd. has prepared this 119th and Halsted Redevelopment Plan and Project and the related eligibility report with the understanding that the City would rely (i) on the findings and conclusions of the Plan and the related eligibility report in proceeding with the designation of the Amendment Area and the adoption and implementation of the Plan, and (ii) on the fact that Camiros, Ltd. has obtained the necessary information so that the Plan and the related eligibility report will comply with the Act.
The Second Amended Plan has been formulated in accordance with the provisions of the Act.
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Second Amended Plan December 31. 2013 Revised March 28, 2014
SECTION 2. PROJECT AREA DESCRIPTION
The first paragraph of Section 2 shall be replaced with the following:
The land within the amended 119th and Halsted Redevelopment Project Area (the "Amended Project Area") is shown in Figure 1, Boundary Map. The Project Area is approximately 590 acres in size, including public rights-of-way. The Original Project Area was approximately 183 acres in size and was adopted as a "blighted area." This Amendment No. 2 is approximately 407 acres in size, including public rights-of-way and is being proposed as a "conservation area." A legal description of the Amended Project Area is included as Appendix B of this document. The Amended Project Area is adjacent to the West Pullman Industrial Conservation Area. The Project Area includes only contiguous parcels. This Amendment No. 2 includes only that area that is anticipated to be substantially benefited by the proposed redevelopment project improvements.
Subsection: Community Background
The following new paragraph shall be added after the fourth paragraph:
However, recent demographic trends frame the general distress that now exists in the area and the need for public intervention to advance revitalization. According to the U.S. Census, the West Pullman Community Area, the community within which most of the Project Area is located, lost 6,998 residents between 2000 and 2010, representing a loss of 19% of the community area population. Median household income also declined within the West Pullman Community Area, falling from $41,141 in 2000 to $39,601 in 2010. These demographic trends, combined with on-the-ground surveys indicating increasing building deterioration, vacant buildings, and vacant land/lots, clearly indicate that the level of distress within the general area is increasing and that these conditions cannot be addressed without public intervention.
Subsection: Current Land Use and Zoning
A new heading shall be inserted below the Subsection heading to contain narrative related to the Original Area. This new heading shall read:
Original Area
Following the existing text of this Subsection, a new heading shall be inserted and new paragraphs added to describe conditions in the Amendment Area, per the following:
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Second Amended Plan December 31. 2013 Revised March 28, 2014
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FIGURE 1
Redevelopment Project Area Boundary Map
City of Chicago
119th & Halsted TIF Amendment No. 2|109|119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
Amendment Area
The existing land use of the Amendment Area is characterized by: a) a high proportion of residential use, largely single family dwellings; b) semi-public and institutional uses scattered along the major streets of Halsted Street and 119th Street as well as on local streets within the residential areas; c) a small proportion of mixed-use properties, primarily commercial combined with residential, located mostly along the major streets of Halsted Street and 119,h Street; d) a major public open space, West Pullman Park, is located in the southwestern portion of the Amendment Area; e) commercial use is focused along the major streets of Halsted Street and 119lh Street; and f) vacant lots are scattered throughout the Amendment Area within both residential and commercial areas. Figure 3A, Existing Land Use, illustrates the current pattern of land use within the Amendment Area.
Existing zoning for the Amendment Area is largely consistent with existing land use. Business and commercial zoning covers most portions of Halsted Street and 119th Street, although small areas of manufacturing and residential zoning exist to reflect existing uses in these areas. A large area of "parks and open space" zoning is placed, appropriately, over West Pullman Park. The balance of the Amendment Area is in residential zoning classifications. Figure 4A, Existing Zoning, illustrates the current pattern of land use within the Amendment Area.
SECTION 3. ELIGIBILITY OF THE PROJECT AREA FOR DESIGNATION AS A BLIGHTED AREA
A new heading shall be inserted below the Subsection heading to contain narrative related to the Original Area. This new heading shall read:
Original Area
Following the existing text of this Subsection, a new heading shall be inserted and new paragraphs added to describe conditions in the Amendment Area, per the following:
Amendment Area
The Amendment Area on the whole has not been subject to significant growth and development through investment by private enterprise. Based on the conditions present, the area is not likely to be comprehensively or effectively developed without the adoption of the Plan. In May and October of 2013, a series of studies were undertaken to establish whether the proposed Amendment Area is eligible for designation as a blighted area in accordance with the requirements of the Act. This analysis concluded that the Amendment Area so qualifies.
The following six factors were found to be present to a major extent:
Deterioration (affecting 94% of all tax blocks)
Obsolescence (affecting 87% of all tax blocks)
Excessive vacancies (affecting 78% of all tax blocks)
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Second Amended Plan December 31. 2013 Revised March 28, 2014
Excessive land coverage and overcrowding of structures and community facilities (affecting 84% of all tax blocks)
Stagnant or declining EAV
Lack of Community Planning
One additional factor is present to a minor extent within the Amendment Area:
Dilapidation (affecting 30% of all tax blocks)
Subsection: Need for Public Intervention
A new heading shall be inserted below the Subsection heading to contain narrative related to the Original Area. This new heading shall read:
Original Area
Following the existing text of this Subsection, a new heading shall be inserted and new paragraphs added to describe conditions in the Amendment Area, per the following:
Amendment Area
The analysis of conditions within the Amendment Area included an evaluation of construction activity between 2008 and 2012. Table 1 summarizes construction activity within the Redevelopment Amendment Area by year and project type.
Table 1A
BI HI TUNC PERMIT ACTIVITY (2008-2012
2008 2009 2010 2011 2012 5 Year Totals
Construction Value
New Construction $ 673,848 $416,225 $116,271 $ 84,539 $ 149,386 $ 1,440,269
Repairs/ Rehab $ 373,576 $ 442,624 $ 473,060 $304,824 $ 378,986 $1,973,070
Demolition $20 $ 21,542 $ 2,033 $ 24,652 $5 $48,252
Public/Semi-Public $ 0 $0 $0 $1,057,750 $5,000 $1,062,750
Total $ 1,047,444 $ 880,391 $591,364 $1,471,765 $533,377 $ 4,524,341
# Permits Issued
New Construction 16 16 17 13 13 75
Repairs/Rehab 69 66 40 33 50 258
Demolition|999 999|35
Public/Semi-Public|9 9 9 9 999|
Total 88 88 66 57 72 371
Source: City of Chicago. Dept. of Buildings
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Second Amended Plan December 31. 2013 Revised March 28, 2014
During this five-year period, a total of 371 building permits were issued for property within the Amendment Area. In analyzing the building permit activity, it should be recognized that a certain level of activity occurs merely to address basic maintenance needs, which appears to account for a large majority of the construction activity. Only one in five building permits issued was for new construction or building additions, while nearly 70% of all building permits were issued for repairs/rehabilitation. While a total of 75 permits were issued for new construction and building additions, 35 were issued for building demolitions, which were often done to remove abandoned buildings for health and safety reasons. The dollar value for new construction reflects the relative lack of new private sector investment. Approximately 32% of the total dollar value of building permit activity was attributable to new construction and building additions, which 70% of the dollar value was for repairs and rehabilitation.
The $4,524,341 in construction spending that has occurred in the Amendment Area over the past five years represents a minimal level of investment. This five-year private sector investment is roughly equal to the development value of approximately 12 moderately priced ($350,000) single-family homes. Given that there are 234 vacant lots within the Amendment Area, which could accommodate new homes, this level of new investment is minimal and inadequate. Given the large amount of vacant land present within the Amendment Area, and the presence of widespread deterioration, a significantly higher level of private investment is required to reverse the area's decline. Clearly, the lack, of development is not being resolved through private-sector investment, and a continuation of this minimal level of private investment may exacerbate blight within the Amendment Area.
SECTION 4. REDEVELOPMENT PLAN GOALS AND OBJECTIVES
The addition of the following two new goals to be added under "Redevelopment Objectives ":
Encourage the redevelopment of vacant, underutilized or obsolete commercial and residential property along Halsted Street for new mixed use development comprised of affordable multi-family residential dwellings above ground floor commercial, office or service space.
Encourage the redevelopment of older obsolete single family residential property for new owner-occupied single family dwellings, to be facilitated in part, by the write-down of land costs.
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Second Amended Plan December 31. 2013 Revised March 28, 2014
SECTION 5. REDEVELOPMENT PLAN
Subsection: Property Assembly, Site Preparation and Environmental Remediation:
A new heading shall be inserted below the Subsection heading to contain narrative related to the Original Area. This new heading shall read:
Original Area
Following the existing text of this Subsection, a new heading shall be inserted and new paragraphs added to describe conditions in the Amendment Area, per the following:
Amendment Area
Figure 7A, Land Acquisition Overview Map (Appendix A), identifies the properties proposed for acquisition within the Amendment Area. Table 2A, Land Acquisition by Parcel Identification Number and Address (see Appendix A), provides a list of the properties proposed for acquisition within the Amendment Area.
SECTION 6. REDEVELOPMENT PROJECT DESCRIPTION
Section 6 shall remain as written.
SECTION 7. GENERAL LAND USE PLAN AND MAP
Section 7 shall remain, except that the fourth paragraph under the land use category heading Commercial/Mixed Use shall be replaced with the following:
Mixed-Use
Mixed use development is proposed for the Halsted Street corridor and for properties on 119th Street and 115th Street. This land use categories permits commercial, retail, residential, public, and institutional uses. Commercial and retail development is envisioned for most of this area. Allowing residential use and public/institutional use along with commercial use provides needed flexibility in order to maximize redevelopment activity. Continued industrial use is not envisioned and the relocation of a small number of older existing industrial uses is needed to facilitate broader commercial redevelopment of land, particularly along Halsted Street.
119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
SECTION 8. REDEVELOPMENT PLAN FINANCING
Subsection: Eligible Redevelopment Costs
A new heading shall be inserted below the Subsection heading to contain narrative related to the Original Area. This new heading shall read:
Original Area
Following the existing text of this Subsection, a new heading shall be inserted and new paragraphs added to describe conditions in the Amendment Area, per the following:
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:
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 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 11 -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
10 119"' and Halsted TIF
Second Amended I'Ian December 31. 2013 Revised March 28, 2014
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;
h) 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 of the 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 Section 74.4-3(n)(7) of the Act (see Relocation section);
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
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Second Amended flan December 31, 2013 Revised March 28, 2014
5. 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.
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 seg., 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.
Subsection: Estimated Project Costs
A. The line item estimated project costs shown in paragraphs 1-9 shall be amended as follows:
(Estimated cost: $1,550,000)
(Estimated cost: $10,000,000)
(Estimated cost: $4,250,000)
(Estimated cost: $12,500,000)
(Estimated cost: $1,050,000)
(Estimated cost: $1,050,000)
(Estimated cost: $3,550,000)
(Estimated cost: $300,000)
(Estimated cost: $2,500,000)
B. The first sentence of the last paragraph of the subsection titled "Estimated Project Costs " shall be revised as follows:
"The estimated gross eligible project cost over the life of the Area is $38 million."
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Second Amended Plan December 31. 2013 Revised March 28, 2014
C. Table 2, Estimated Redevelopment Project Costs, shall be replaced with the following:
Table 2
ESTIMATED REDEVELOPMENT PROJECT COSTS
Program Action/Improvement Budget
Professional and Administrative $1,550,000
Costs - Planning, Legal, Surveys,
Redevelopment Marketing Costs
Property Assembly and Site $11,000,000
Preparation
Rehabilitation (may include up to $4,250,000 50% of the cost of construction of low and very low-income housing units)
Public Improvements $12,500,000 (1)
Job Training and Retraining $1,050,000 Relocation $1,050,000 Financing and Interest Costs $3,550,000 Day Care $300,000 Taxing District Capital Costs $2,500,000
TOTAL $38,000,000 (2) (3)
This category may also include reimbursing capital costs of taxing districts impacted by the redevelopment of the Area and school district costs pursuant to the Act. As permitted by the Act, the City may pay, or reimburse all, or a portion of a taxing district's costs resulting from the Redevelopment Project pursuant to a written agreement by the City accepting and approving such costs.
The Total Project Costs 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 Project Costs. The amount of the Total Project Costs that can be incurred in the Area will be reduced by the amount of redevelopment project costs incurred in contiguous redevelopment project areas, or those separated from the Area only by a public right-of-way, that are permitted under the Act to be paid, and are paid, from incremental property taxes generated in the Area, but will not be reduced by the amount of redevelopment project costs incurred in the Area which are paid from incremental taxes generated from contiguous redevelopment project areas.
The Total Project Costs provides an upper limit on expenditures and adjustments may be made in line items without amendment to the Plan.
An elementary, secondary, or unit scholl district's increased costs attributable to assisted housing units will be reimbursed as provided in the act.
Subsection: Most Recent Equalized Assessed Valuation
A new heading shall be inserted below the Subsection heading to contain narrative related to the Original Area. This new heading shall read:
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Second Amended Plan December 31. 2013 Revised March 2S, 2014
Original Area
Following the existing text of this. Subsection, a new heading shall be inserted and new paragraphs added to describe conditions in the Amendment Area, per the following:
Amendment Area
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 2012 EAV of all taxable parcels in the Amendment Area is $44,339,479. This total EAV amount by PIN is summarized in Appendix D. The EAV is subject to verification by the Cook County Clerk. After verification, the final figure shall be certified by the Cook County Clerk, and shall become the Certified Initial EAV from which all incremental property taxes in the Area will be calculated by Cook County.
Subsection: Anticipated Equalized Assessed Valuation
A new heading shall be inserted below the Subsection heading to contain narrative related to the Original Area. This new heading shall read:
Original Area
Following the existing text of this Subsection, a new heading shall be inserted and new paragraphs added to describe conditions in the Amendment Area, per the following:
Amendment Area
Once the redevelopment project has been completed and the property is fully assessed, the EAV of real property within the Amendment Area is estimated to increase to approximately $56.5 million. This estimate has been calculated assuming that the Project Area will be developed in accordance with Figure 6A, General Land Use Plan, of the Plan.
The estimated EAV assumes that the assessed value of property within the Amendment Area will increase substantially as a result of new development and public improvements.
Calculation of the estimated EAV is based on several assumptions, including: 1) redevelopment of the Amendment Area will occur in a timely manner; 2) the application of the current State Multiplier of 2.8056 to the projected assessed value of property within the Redevelopment Project Area; and 3) an eventual return to a modest rate of property appreciation.
14 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 2H, 2014
SECTION 9. HOUSING IMPACT STUDY
The existing material in Section 9, Housing Impact Study, will be retained to document the analysis prepared for the Original Area. A separate analysis is hereby inserted for the Amendment Area, below:
HOUSING IMPACT STUDY - AMENDMENT AREA
A Housing Impact Study has been conducted for the Amendment Area to determine the potential impact of redevelopment on Amendment Area residents. 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 the City is unable to certify that no displacement of residents will occur, the municipality must prepare a housing impact study and incorporate the study in the redevelopment project plan. This Housing Impact Study, which is part of the 119' and Halsted Street Second Amended Plan, fulfills this requirement. It is also integral to the formulation of the goals, objectives, and policies of the Plan.
The Amendment Area contains a total of 2,105 residential units, of which 1,857 are inhabited. The Plan provides for the development or redevelopment of several portions of the Amendment Area that may contain occupied residential units. As a result, it is possible that by implementation of this Plan, the displacement of residents from 10 or more inhabited residential units could occur.
The focus of this Plan is on the conservation of the existing industrial, commercial and residential mixed-use districts and demolition of occupied residential units is not contemplated. While there are no current plans to displace any residential units over the 23-year life of the TIF, displacement of ten or more inhabited residential units may occur. Therefore, a housing impact study is required. This Housing Impact Study, which is part of the 119lh and Halsted Street Second Amended Plan, fulfills this requirement. The results of the housing impact study section described below present certain factual information required by the Act.
This Housing Impact Study is organized into two parts. Part I - Housing Survey describes the housing survey conducted within the Amendment Area to determine existing housing characteristics. Part II -Potential Housing Impact describes the potential impact of the Plan. Specific elements of the Housing Impact Study include:
Part I - Housing Survey
Type of residential unit, either single-family, multi-family or mixed-use.
The number and type of rooms within the units, if that information is available.
Whether the units are inhabited or uninhabited, as determined not less than 45 days before the date that the ordinance or resolution required by subsection (a) of Section 11-74.4-5 of the Act is passed.
Data as to the racial and ethnic composition of the residents in the inhabited residential units, which shall be deemed to be fully satisfied if based on data from the most recent federal census.
15 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
Part II - Potential Housing Impact
The number and location of those units that will be or may be removed.
The municipality's plans for relocation assistance for those residents in the proposed redevelopment project area whose residencies are to be removed.
The availability of replacement housing for those residents whose residences are to be removed, and the identification of the type, location, and cost of the replacement housing.
iv. The type and extent of relocation assistance to be provided.
PART I - HOUSING SURVEY
Part I of this study provides the number, type and size of residential units within the Amendment Area, the number of inhabited and uninhabited units, and the racial and ethnic composition of the residents in the inhabited residential units.
Number and Type of Residential Units
The number and type of residential units within the Amendment Area were identified during the land use and housing survey conducted as part of the eligibility analysis for the Amendment Area. This survey, completed on September 27, 2013, revealed that the Amendment Area contains 1,900 residential or mixed-use residential buildings containing a total of 2,105 units. The number of residential units by building type is outlined in Table 3-A: Number and Type of Residential Units.
Table 3-A:
NUMBER AND TYPE OF RESIDENTIAL UNITS
Building Type Total Number of Buildings Total Number of Units Total Number of Inhabited Units
Single-Family 1,775 1,775 1,603
Multi-Family 105 289 225
Mixed-Use (Residential Above) 20 41 29
Total 1,900 2,105 1,857
Source: Applied Real Estate Analysis, Ltd., Camiros, Ltd.
Number and Type of Rooms in Residential Units
The distribution of the 2,105 residential units within the Amendment Area by number of rooms and by number of bedrooms is identified in tables within this section. The methodology to determine this information is described below.
Methodology
In order to describe the distribution of residential units by number and type of rooms within the Amendment Area, the consultants analyzed the 2007-2011 American Community Survey 5-Year Estimate data conducted by the United States Census Bureau by Census Tract for those Census Tracts encompassed by the Amendment Area. Census Tracts, as defined by the U.S. Census, are small,
16 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
relatively permanent statistical subdivisions of a county delineated by local participants as part of the U.S. Census Bureau's Participant Statistical Areas Program. In this study, the consultants have relied on 2007-2011 federal census estimate data because it is the best and most current available information regarding the housing units within the Amendment Area. The Census Tract data available for the Amendment Area are based on a sampling of residential units. (As the Census Tract geographies encompass a greater area beyond the Amendment Area, numbers will be higher than the actual count.) Based on this data, a proportional projection was made of the distribution of units by the number of rooms and the number of bedrooms in each unit. The results of this survey are outlined in Table 4-A: Units by Number of Rooms, and in Table —5-A: Units by Number of Bedrooms.
Table 4-A:
UNITS BY NUMBER OF ROOMS 1
Number of Rooms Percentage (2007-2011 Estimate) Current Estimated Units in the Amendment Area
1 Room 0.0%|9 9|
2 Rooms 0.0%|9 9|
3 Rooms 3.1% 64
4 Rooms 9.9% 209
5 Rooms 28.4% 598
6 Rooms 23.7% 499
7+ Rooms 34.9% 735
Total 100.0% 2,105
Source: 2007-2011 American Community Survey, U.S. Census Bureau
1 As defined by the U.S. Census Bureau, for each unit, rooms include living rooms, dining rooms, kitchens, bedrooms, finished recreation rooms, enclosed porches suitable for year-round use, and lodger's rooms. Excluded are strip or Pullman kitchens, bathrooms, open porches, balconies, halls or foyers, half-rooms, utility rooms, unfinished attics or basements, or other unfinished space used for storage. A partially divided room is a separate room only if there is a partition from floor to ceiling, but not if the partition consists solely of shelves or cabinets.
Table 5-A:
UNITS BY NUMBER OF BEDROOMS 2
Number of Bedrooms Percentage (2007-2011 Estimate) Current Estimated Units in the Amendment Area
Studio 0.0%|9 9|
1 Bedroom 4.6% 96
2 Bedrooms 27.5% 578
3 Bedrooms 41.9% 882
4 Bedrooms 20.3% 428
5+ Bedrooms 5.8% 121
Total 100.0% 2,105
Source: 2007-2011 American Community Survey, U.S. Census Bureau
As defined by the U.S. Census Bureau, number of bedrooms includes all rooms intended for use as bedrooms even if they are currently used for some other purpose. A housing unit consisting of only one room, such as a one-room efficiency apartment, is classified, by definition, as having no bedroom.
17 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
Number of Inhabited Units
A survey of inhabited dwelling units within the Amendment Area was conducted by Applied Real Estate Analysis, Inc. with assistance from Camiros, Ltd. and completed on September 27, 2013. This survey identified 2,105 residential units, of which 248 were identified as vacant. Therefore, there are approximately 1,857 total inhabited units within the Amendment Area. As required by the Act, this information was ascertained as of September 27, 2013, which is a date not less than 45 days prior to the date that the resolution required by subsection (a) of Section 11-74.4-5 of the Act is or will be passed (the resolution setting the public hearing and Joint Review Board meeting dates).
Race and Ethnicity of Residents
The racial and ethnic composition of the residents within the Amendment Area is identified in Table 6-A: Race and Ethnicity Characteristics, within this section. The methodology to determine this information is described below.
Methodology
As required by the Act, the racial and ethnic composition of the residents in the inhabited residential units was determined. Population estimates were made based on data from the 2007-2011 American Community Survey 5-Year Estimates conducted by the United States Census Bureau. The Consultants analyzed this data by Census Tracts encompassed by the Amendment Area. The Consultants have relied on 2007-2011 federal census estimate data because it is the best and most current available information regarding the residents within the Amendment Area.
The total population for the Amendment Area was estimated by multiplying the number of inhabited households within the Amendment Area (1,857) by the average household size (3.5) within the Amendment Area. Based on the estimated total population, a proportional projection was made of the race and ethnicity characteristics of the residents. According to these projections, there are an estimated 6,500 residents living within the Amendment Area. The race and ethnic composition of these residents is indicated in Table 6-A: Race and Ethnicity Characteristics.
Table 6-A:
RACE AND ETHNICITY CHARACTERISTICS
Race Percentage (2007-2011 Estimate) Estimated Residents
White 0.7% 45
Black or African American 97.9% 6,362
American Indian and Alaska Native 0.0%|9 9|
Asian 0.0%|9 9|
Native Hawaiian and Other Pacific Islander 0.0%|9 9|
Some Other Race 0.0%|9 9|
Two or More Races 1.4% 93
Total 100.0% 6,500
Hispanic Origin Percentage (2007-2011 Estimate) Estimated Residents
Hispanic .03%|99|
Non-Hispanic 99.97% 6,498
Total 100.0% 6,500
Source: 2007-2011 American Community Survey, U.S. Census Bureau
18 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
PART II - POTENTIAL HOUSING IMPACT
Part II contains, as required by the Act, information on any acquisition, relocation program, replacement housing, and relocation assistance.
Number and Location of Units That May Be Removed
The primary objectives of the Plan are to reduce deleterious conditions within the Amendment Area and upgrade public and private infrastructure to stimulate private investment in the Amendment Area. Although the Plan does not specifically propose redevelopment of current residential uses, some displacement of residential units may occur in the process of redeveloping obsolete buildings that contain a residential component and may also occur through private market development activity.
There is a possibility that over the remaining life of the TIF District, some inhabited residential units may be removed as a result of implementing the Plan. In order to meet the statutory requirement of defining the number and location of inhabited residential units that may be removed, a methodology was established that would provide a rough, yet reasonable, estimate. This methodology is described below.
Methodology
The methodology used to fulfill the statutory requirements of defining the number and location of inhabited residential units that may be removed involves three steps.
Step one counts all inhabited residential units previously identified on any underlying acquisition maps. Because there are no underlying redevelopment areas or land acquisition maps, the number of inhabited residential units that may be removed due to previously identified acquisition is zero.
Step two counts the number of inhabited residential units contained within buildings that are dilapidated as defined by the Act. From the survey conducted by Applied Real Estate Analysis, Inc. with assistance from Camiros, Ltd., 54 buildings are classified as dilapidated with 59 units within these buildings. Of these 59 dwelling units, 22 are inhabited.
Step three counts the number of inhabited residential units that exist where the future land use indicated by the Plan will not include residential uses. After reviewing the Land Use Plan for the Amendment Area, it was determined that residents from two residential units would be displaced as a result of land use change. Of those two residential units, one unit is inhabited.
While residential displacement is not contemplated as part of this Amended Plan, it is projected that 23 inhabited residential units could potentially be removed during remaining life of the TIF district as a result of private development actions or other conditions that are presently unknown.
Replacement Housing
In accordance with Section 11-74.4-3 (n)(7) of the Act, the City shall make a good faith effort to ensure that affordable replacement housing for any qualified displaced resident whose residence is removed is located in or near the Amendment Area. To promote the development of affordable housing, the Plan requires developers receiving tax increment financing assistance for market-rate housing to set aside at least 20% of the units to meet affordability criteria established by the City's Department of Housing and Economic Development. Generally, this means affordable rental units should be affordable to
19 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
households earning no more than 80% of the area median income (adjusted for family size). If, during the 23-year life of the 119th and Halsted Street TIF Amendment No. 2 Redevelopment Amendment Area, the acquisition plans change, the City shall make every effort to ensure that appropriate replacement housing will be found in either the Amendment Area or the surrounding Community Areas.
The location, type and cost of a sample of possible replacement housing units located within the surrounding Community Areas were determined through classified advertisements from the Chicago Sun-Times, Chicago Tribune and from Internet listings on Apartments.com and Zillow.com during November 2013. It is important to note that Chicago has a rental cycle where apartments turn over at a greater rate on May 1 and October 1 of each year. These times generally reflect a wider variety of rental rates, unit sizes and locations than those available at other times throughout the year. The location, type and cost of housing units found to be available are listed in Table 7-A: Survey of Available Housing Units.
Table 7-A:
SURVEY OF AVAILABLE HOUSING UNITS
# Location #of Bedroom s Rental Price (1) Type of Unit Community Area |109|12204 S. Wentworth|99|$950+ Single family West Pullman |109|12419 S. Emerald|99|$1,250+ Single family West Pullman |109|12833 S. Parnell|99|$1,499+ Single family West Pullman |109|12052 S. Michigan|99|$1,375+ Single family Roseland |109|12135 S. Normal|99|$1,075+ Single family West Pullman |109|12148 S. Union|99|$1,550+ Single family West Pullman |109|11844 S. Yale|99|$1,300+ Single family West Pullman |109|12433 S. Perry|99|$1,350 Single family West Pullman |10 9|11959 S. Prairie|99|$1,125 Single family West Pullman
10 152 W. 117'" Street|99|$1,100+ Single family West Pullman
11 11932 S. Stewart|99|$550 Apartment West Pullman
12 11845 S. Union|99|$875 Apartment West Pullman
13 409 S. 118"'Street|99|$800 Apartment West Pullman
14 11634 S. Normal|99|$750 Apartment West Pullman
15 409 W. 118th Street|99|$800 Apartment West Pullman
16 152 W. 117'" Place|99|$1,100 Apartment West Pullman
Source: Camiros, Ltd.
Relocation Assistance
Although the removal or displacement of housing units is not a goal of the Plan, it is possible that a small number of units may be removed in the process of implementing the Plan. If the removal or displacement of low-income, very low-income, or moderate-income households is required, such residents will be
20 119"' and Halsted TIF
Second Amended Plan December 31, 2013 Revised March 28, 2014
provided with affordable housing and with relocation assistance in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 and the regulations thereunder, including the eligibility criteria. Affordable housing may be either existing or newly constructed housing. The City shall make a good faith effort to ensure that affordable replacement housing for the aforementioned households is located in or near the Amendment Area.
As used in the above paragraph, "very low-income household," "low-income household," "moderate-income household" and "affordable housing" have the meanings set forth in Section 3 of the Illinois Affordable Housing Act, 310 ILCS 65/3. As of the date of this Plan, these statutory terms have the following meanings:
"Very low-income household" means a single-person, family or unrelated persons living together whose adjusted income is not more than 50 percent of the median income of the area of residence, adjusted for family size, as so determined bythe U.S. Department of Housing and Urban Development.;
"Low-income household" means a single-person, family or unrelated persons living together whose adjusted income is more than 50 percent but less than 80 percent of the median income of the area of residence, adjusted for family size, as such adjusted income and median income are determined from time to time by the United States Department of Housing and Urban Development (HUD) for purposes of Section 8 of the United States Housing Act of 1937;
"Moderate-income household" means a single person, family or unrelated persons living together whose adjusted income is more than 80 percent but less than 120 percent of the median income of the area of residence, adjusted for family size, as such adjusted income and median income for the area are determined from time to time by HUD for purposes of Section 8 of the United States Housing Act of 1937; and
"Affordable housing" means residential housing that, so long as the same is occupied by low-income households or very low-income households, requires payment of monthly housing costs, including utilities other than telephone, of no more than 30 percent of the maximum allowable income for such households, as applicable.
In order to estimate the number of very low-income, low-income, and moderate-income households in the Amendment Area, the consultants used data available from the 2007-2011 American Community Survey 5-Year Estimates conducted by the United States Census Bureau. The consultants have relied on this data because it is the best and most current available information regarding the income characteristics of the Amendment Area.
It is estimated that 23.8 percent of the households within the Amendment Area may be classified as very low-income; 28.6 percent may be classified as low-income; and 23.1 percent may be classified as moderate-income. The remaining 24.5 percent have incomes above moderate income levels. Applying these percentages to the 1,347 inhabited residential units (equivalent to households) identified during the survey completed by the Consultants, it is estimated that 442 households within the Amendment Area may be classified as very low-income; 531 households may be classified as low-income; 430 households may be classified as moderate-income; and 455 households may be classified as above moderate-income. This information is summarized in Table 8-A: Household Income.
21 119* and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
Table 8-A: Household Income
Household Income Category Annual Income Range (2011 Inflation-Adjusted) Percentage of Households Estimated Number of Households
Very Low-Income $0 - $27,299 23.8% 442
Low-Income $27,300 - $43,678 28.6% 531
Moderate-Income $43,679-$65,518 23.1% 429
Above Moderate-Income $65,519 or more 24.5% 455
Total 100.0% 1,857
Source: 2007-2011 American Community Survey, U.S. Census Bureau
As described above, the estimates of the total number of very low-income, low-income and moderate income households within the Amendment Area collectively represent 75.5 percent of the total inhabited units, and the number of households in the low-income categories collectively represent 52.4 percent of the total inhabited units. Therefore, replacement housing for any displaced households over the course of the 23-year life of the 119th and Halsted Street TIF Amendment No. 2 Redevelopment Project Area should be affordable at these income levels. It should be noted that these income levels are likely to change over the 23-year life of the Project Area as both median income and income levels within the Project Area change.
22 119"' and Halsted TIF
Second Amended Plan December 31, 2013 Revised March 28, 2014
SECTION 10. PROVISIONS FOR AMENDING THE PLAN
Section 10 shall remain unchanged.
SECTION 11. CITY OF CHICAGO COMMITMENT TO FAIR
EMPLOYMENT PRACTICES AND AFFIRMATIVE ACTION
The entire Section is hereby deleted and replaced with the following:
The City is committed to and will affirmatively implement the following principles with respect to both the Original Area and the Amendment Area:
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 housing status.
Redevelopers must meet the City's standards for participation of 24 percent Minority Business Enterprises and 4 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.
23 119"' and Halsted TIF
Second Amended Plan December 31, 2013 Revised March 28, 2014
APPENDIX A
119TH AND HALSTED REDEVELOPMENT PROJECT AREA - AMENDMENT NO. 2
FIGURES 2-7 TABLE 9A
Appendix A shall be modified with the following replacement or additional figures and tables:
FIGURE 2 REDEVELOPMENT AREA DESIGNATIONS (this figure shall remain)
FIGURE 3 EXISTING LAND USE
(this figure shall remain to address the Original Area)
FIGURE 3A EXISTING LAND USE
(this figure shall be added to address the Amendment Area)
FIGURE 4 EXISTING ZONING
(this figure shall remain to address the Original Area)
FIGURE 4A EXISTING ZONING
(this figure shall be added to address the Amendment Area)
FIGURE 5 PUBLIC FACILITIES MAP
(this figure shall remain to address the Original Area)
FIGURE 6 GENERAL LAND USE PLAN
(this figure shall remain to address the Original Area)
FIGURE 6A GENERAL LAND USE PLAN
(this figure shall be added to address the Amendment Area)
FIGURE 7 LAND ACQUISITION OVERVIEW MAP
(this figure shall remain to address the Original Area)
FIGURE 7A LAND ACQUISITION OVERVIEW MAP
(this figure shall be added to address the Amendment Area)
TABLE 9A LAND ACQUISITION BY BLOCK AND PARCEL IDENTIFICATION NUMBER
(this table shall be added to identify the properties that may be acquired within the Amendment Area)
A-1 119"' and 11 aisled TIF
Second Amended Plan December 31, 2013 March 28, 2014
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ill! ^ ' s * T- A\ 7
-J ¦ '--¦¦'{ K-L Ca<-umet; river. I
\ \ \ : Legend
; liSjSjSl Parks and Open Space ! | | Original Project Area
¦ ! Amendment Area ¦ |V> -I Transportation
| | Residential
EUD Commercial Mixed-Use NSim Public / Institutional liiH Vacant Lot
FIGURE 3A
Existing Land Use
City of Chicago
119
Second Amended Plan December 31, 2013 March 28, 2014
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Legend
I I Original Protect Area I a « m Amendment Area
119th Area Existing Zoning
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C1-t
C2-1
C2-2
M1-1
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RS'2
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nrr itu-iBCi \ / T i
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FIGURE 4A
Existing Zoning
City of Chicago
119th & Halsted TIF Amendment No. 2
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rO
11?" and Halsted TIF Second Amended Plan December 31, 2013 March 28, 2014
AMENDMENT AREA
'IT! iitiunriMitsH
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FIGURE 6A
General Land Use Plan
City of Chicago
119th & Halsted TIF Amendment No. 2
A-4 119"' anil Halsted TIF
Second A mended Plan December 31, 2013 March 28, 2014
. • —...
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irsm ;.
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:ii9th:.
Original Project -
Area
Legend
iH Vacant Lot (177)
113 Dilapidated & Unoccupied Buildings (28) I | Original Project Area Amendment Area
Land Acquisition Overview Map
City of Chicago
119th & Halsted TIF Amendment No. 2
119"1 and Halsted TIF Second Amended Plan December 31, 2013 March 28, 2014
TABLE 9A LAND ACQUISITION BY BLOCK AND PARCEL IDENTIFICATION NUMBER
# PIN ADDRESS |109|25214260270000 146W119THST |109|25214270270000 124 W 119TH ST |109|25214270320000 102 W 119TH ST |109|25214270330000 100 W 119TH ST |109|25214280120000 58 W 119TH ST |109|25214280130000 56 W 119TH ST |109|25214280140000 54 W 119TH ST |109|25214280150000 50 W 119TH ST |10 9|25223200050000 11845 S STATE ST
10 25223200150000 16 E 119TH ST
11 25223200160000 18 E 119TH ST
12 25223200180000 26 E 119TH ST
13 25223200190000 28 E 119TH ST
14 25223200220000 36 E 119TH ST
15 25271000080000 17 E 119TH ST
16 25271000090000 21 E 119TH ST
17 25281060090000 11915 5 NORMAL AVE
18 25281060130000 11925 S NORMAL AVE
19 25281060160000 11939 S NORMAL AVE
20 25281060220000 11959 S NORMAL AVE
21 25281060230000 11912 S EGGLESTON AVE
22 25281060310000 11934 SEGGLESTON AVE
23 25281060320000 11936 S EGGLESTON AVE
24 25281070100000 11913 S EGGLESTON AVE
25 25281070180000 11935 S EGGLESTON AVE
26 25281070350000 11948 S STEWART AVE
27 25281070360000 11952 S STEWART AVE
28 25281110140000 12037 S LOWE AVE
29 25281120110000 12027 S WALLACE ST
30 25281120140000 12037 S WALLACE ST
31 25281120150000 12041 S WALLACE ST
32 25281120160000 12043 S WALLACE ST
33 25281120280000 12018 SPARNELL AVE
34 25281130170000 12039 S PARNELL AVE
35 25281130360000 12038 S NORMAL AVE
36 25281130400000 12050 S NORMAL AVE
37 25281130410000 12054 S NORMAL AVE
38 25281140060000 12017 S NORMAL AVE
39 25281140080000 12023 S NORMAL AVE
40 25281140090000 12025 S NORMAL AVE
41 25281140180000 12055 S NORMAL AVE
42 25281140220000 12014 S EGGLESTON AVE
43 25281140230000 12014 S EGGLESTON AVE
44 25281140270000 12030 S EGGLESTON AVE
45 25281140300000 12042 S EGGLESTON AVE
46 25281140310000 12044 S EGGLESTON AVE
47 25281150210000 12022 S STEWART AVE
48 25281180150000 12100 S LOWE AVE
49 25281190130000 12137 S LOWE AVE
tt PIN ADDRESS
50 25281190200000 12157 S LOWE AVE
51 25281190290000 12126 S WALLACE ST
52 25281190300000 12128 S WALLACE ST
53 25281190350000 12144 S WALLACE ST
54 25281200050000 12111 S WALLACE ST
55 25281200350000 12152 SPARNELL AVE
56 25281210020000 12101 SPARNELL AVE
57 25281210090000 12129 SPARNELL AVE
58 25281210220000 12118 S NORMAL AVE
59 25281210320000 12152 S NORMAL AVE
60 25281210330000 12156 S NORMAL AVE
61 25281210360000 12104 S NORMAL AVE
62 25281220010000 12101 S NORMAL AVE
63 25281220020000 12103 S NORMAL AVE
64 25281220050000 12115 S NORMAL AVE
65 25281220080000 12125 S NORMAL AVE
66 25281220110000 12131 S NORMAL AVE
67 25281220310000 12154 S EGGLESTON AVE
68 25281220350000 12136 S EGGLESTON AVE
69 25281230020000 12103 S EGGLESTON AVE
70 25281230090000 12131 S EGGLESTON AVE
71 25281230130000 12145 S EGGLESTON AVE
72 25281250030000 12209 S EMERALD AVE
73 25281250040000 12213 S EMERALD AVE
74 25281250070000 12221 S EMERALD AVE
75 25281250290000 12242 S UNION AVE
76 25281250300000 12246 S UNION AVE
77 25281250310000 12248 S UNION AVE
78 25281250320000 12250 S UNION AVE
79 25281260020000 12209 S UNION AVE
80 25281260050000 12221 S UNION AVE
81 25281260060000 12221 S UNION AVE
82 25281260070000 12225 S UNION AVE
83 25281260080000 12227 S UNION AVE
84 25281260090000 12229 S UNION AVE
85 25281260100000 12231 S UNION AVE
86 25281260110000 12233 S UNION AVE
87 25281260130000 12241 S UNION AVE
88 25281260160000 12240 S LOWE AVE
89 25281270250000 12218 S WALLACE ST
90 25281270270000 12224 S WALLACE ST
91 25281270330000 12246 S WALLACE ST
92 25281270410000 12225 S JUSTINE ST
93 25281270450000 12257 S LOWE AVE
94 25281280050000 12215 S WALLACE ST
95 25281280080000 12221 S WALLACE ST
96 25281280110000 12231 S WALLACE ST
97 25281280150000 12241 S WALLACE ST
98 25281280160000 12243 S WALLACE ST
A-6 / /f* mul Halsted TIF
Second Amended Plan March 28, 2014
TABLE 9A LAND ACQUISITION BY BLOCK AND PARCEL IDENTIFICATION NUMBER
# PIN ADDRESS
99 25281280200000 12255 S WALLACE ST
100 25281280250000 12210 SPARNELL AVE
101 25281280280000 548 W 123RD ST
102 25281280290000 12259 S WALLACE ST
103 25281290220000 12212 S NORMAL AVE
104 25281290340000 12252 S NORMAL AVE
105 25281300060000 12219 S NORMAL AVE
106 25281300070000 12221 S NORMAL AVE
107 25281310030000 12209 S EGGLESTON AVE
108 25282010320000 11948 S PRINCETON AVE
109 25282020170000 11951 S PRINCETON AVE
110 25282020280000 11940 S YALE AVE
111 25282050020000 121 W 119TH ST
112 25282050030000 117 W 119TH ST
113 25282050430000 119 W 119TH ST
114 25282080240000 12044 S HARVARD AVE
115 25282100110000 12037 S PRINCETON AVE
116 25282100240000 12024 S YALE AVE
117 25282100280000 12038 S YALE AVE
118 25282160010000 12103 S STEWART AVE
119 25282160320000 12132 S STEWART AVE
120 25282170260000 12144 S PRINCETON AVE
121 25282180030000 12107 S PRINCETON AVE
122 25283000070000 12325 S HALSTED ST
123 25283000350000 12346 S EMERALD AVE
124 25283010070000 12323 S EMERALD AVE
125 25283010100000 12331 S EMERALD AVE
126 25283010110000 12333 S EMERALD AVE
127 25283010120000 12335 S EMERALD AVE
128 25283020590000 12324 S LOWE AVE
129 25283030020000 611 W123RDST
130 25283030240000 12333 S LOWE AVE
131 25283030300000 12342 S WALLACE ST
132 25283040060000 545 W 123RD ST
133 25283040130000 12325 S WALLACE ST
134 25283040230000 12351 S WALLACE ST
135 25283040250000 12357 S WALLACE ST
136 25283040270000 12318 SPARNELL AVE
137 25283040330000 12334 S PARNELL AVE
138 25283040340000 12336 SPARNELL AVE
139 25283040370000 12348 SPARNELL AVE
140 25283050030000 523 W 123RD ST
141 25283050040000 519 W123RDST
142 25283050050000 513 W123RDST
143 25283050060000 511 W123RDST
144 25283050130000 12319 S PARNELL AVE
145 25283050140000 12323 S PARNELL AVE
146 25283050170000 12321 SPARNELL AVE
147 25283050200000 12337 SPARNELL AVE
# PIN ADDRESS
148 25283050320000 12324 S NORMAL AVE
149 25283050350000 12332 S NORMAL AVE
150 25283050360000 12334 S NORMAL AVE
151 25283080010000 12401 S HALSTED ST
152 25283080020000 12403 S HALSTED ST
153 25283080030000 12405 S HALSTED ST
154 25283080040000 12409 S HALSTED ST
155 25283080050000 12411 S HALSTED ST
156 25283080060000 12413 S HALSTED ST
157 25283090270000 12414 S UNION AVE
158 25283100450000 12432 S LOWE AVE
159 25283120010000 559 W 123RD ST
160 25283120020000 551 W 124TH ST
161 25283120040000 12400 S PARNELL AVE
162 25283120050000 12406 S PARNELL AVE
163 25283120150000 12434 SPARNELL AVE
164 25283120200000 12452 SPARNELL AVE
165 25283130100000 12431 SPARNELL AVE
166 25283130160000 12449 S PARNELL AVE
167 25283130200000 12400 S NORMAL AVE
168 25283140540000 12435 S NORMAL AVE
169 25283140580000 12445 S NORMAL AVE
170 25283140610000 12403 S NORMAL AVE
171 25283150050000 12427 S EGGLESTON AVE
172 25283150060000 12427 S EGGLESTON AVE
173 25283160080000 12513 S HALSTED ST
174 25283160090000 12515 S HALSTED ST
175 25283220270000 12604 S EMERALD AVE
176 25283220590000 12624 S EMERALD AVE
177 25283220630000 12635 S HALSTED ST
178 25283230470000 12658 S UNION AVE
179 25284000080000 12329 S PRINCETON AVE
180 25322070630000 12824 S MORGAN ST
181 25322070640000 12826 S MORGAN ST
182 25322070680000 12848 S MORGAN ST
183 25322070710000 12920 S MORGAN ST
184 25322070720000 12866 S MORGAN ST
185 25322130250000 12848 S HALSTED ST
186 25322130260000 12848 S HALSTED ST
187 25322130270000 12848 S HALSTED ST
188 25322130280000 12848 S HALSTED ST
189 25331010130000 12763 S HALSTED ST
190 25331010530000 12819 S HALSTED ST
191 25331020030000 721 W VERMONT ST
192 25331100150000 12905 S HALSTED ST
193 25331100160000 12907 S HALSTED ST
194 25331100170000 12909 S HALSTED ST
195 25331100180000 12911 S HALSTED ST
196 25331100190000 12915 S HALSTED ST
A -7 119"' and Halsted TIF
Second Amended Plan March 28, 2014
TABLE 9A LAND ACQUISITION BY BLOCK AND PARCEL IDENTIFICATION NUMBER
# PIN ADDRESS
197 25331100200000 12917 S HALSTED ST
198 25331100210000 12919 S HALSTED ST
199 25331100220000 12921 S HALSTED ST
200 25331100230000 12925 S HALSTED ST
201 25331100240000 12927 S HALSTED ST
# PIN ADDRESS
202 25331100250000 12963 S HALSTED ST
203 25331170030000 12945 S HALSTED ST
204 25331170040000 12947 S HALSTED ST
205 25331170050000 12949 S HALSTED ST
A-8 /19th and Halsted TIF
Second A mended Plan March 28, 2014
APPENDIX B
119TH AND HALSTED REDEVELOPMENT PROJECT AREA
AMENDMENT NO. 2
ALL THAT PART OF SECTIONS 20, 21, 28, 32, 33 (NORTH OF THE INDIAN BOUNDARY LINE) AND 29 IN TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT THE POINT OF INTERSECTION OF THE CENTER LINE OF 115th ST. WITH THE CENTER LINE OF MORGAN ST.;
THENCE SOUTH ALONG SAID CENTER LINE OF MORGAN ST. TO THE WESTERLY EXTENSION OF A LINE 8 FEET NORTH OF AND PARALLEL WITH THE NORTH LINE OF LOT 1 IN MAPLE PARK COURT RESUBDIVISION OF PART OF STANLEY MATHEWS SUBDIVISION IN THE WEST HALF OF THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, SAID LINE BEING ALSO THE CENTER LINE OF THE 16 FOOT ALLEY LYING NORTH OF AND ADJOINING SAID LOT 1 IN MAPLE PARK COURT RESUBDIVISION;
THENCE EAST ALONG SAID EASTERLY EXTENSION AND ALONG THE LINE 8 FEET NORTH OF AND PARALLEL WITH THE NORTH LINE OF LOT 1 IN MAPLE PARK COURT RESUBDIVISION AND ALONG THE EASTERLY EXTENSION THEREOF TO THE WESTERLY LINE OF THE PENN CENTRAL RAIL ROAD RIGHT OF WAY;
THENCE SOUTHEASTERLY ALONG SAID WESTERLY LINE OF THE PENN CENTRAL RAIL ROAD RIGHT OF WAY TO THE CENTER LINE OF 117th ST.;
THENCE WEST ALONG SAID CENTER LINE OF 117th ST. TO THE NORTHERLY EXTENSION OF THE CENTER LINE OF THE 16 FOOT ALLEY LYING EAST AND ADJOINING THE EAST LINE OF LOTS 12 THROUGH 35, INCLUSIVE, IN BLOCK 1 IN THE RESUBDIVISION OF THE EAST HALF OF ORIGINAL BLOCKS 8 AND 11 AND ALL OF THAT PART OF BLOCK 7, LYING WEST OF THE P. C. C. & St. L. R. R. IN ORIGINAL SUBDIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND ALONG SAID CENTER LINE OF THE 16 FOOT ALLEY AND ALONG THE SOUTHERLY EXTENSION THEREOF TO THE CENTER LINE OF 118th ST.;
THENCE EAST ALONG SAID CENTER LINE OF 118th ST. TO THE NORTHERLY EXTENSION OF THE EAST LINE OF THE ALLEY LYING EAST OF AND ADJOINING THE EAST LINE OF LOTS I THROUGH 15, INCLUSIVE, IN BLOCK 2 IN SAID RESUBDIVISION OF THE EAST HALF OF ORIGINAL BLOCKS 8 AND 11 AND ALL OF THAT PART OF BLOCK 7, LYING WEST OF THE P. C. C. & St. L. R. R. IN ORIGINAL SUBDIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND ALONG THE EAST LINE OF THE ALLEY LYING EAST OF AND ADJOINING THE EAST LINE OF LOTS 1 THROUGH 15, INCLUSIVE, IN BLOCK 2 IN SAID RESUBDIVISION AND ALONG THE SOUTHERLY
B-1 119"' and Halsted TIF
Second Amended Plan December.il. 2013 Revised March 28, 2014
EXTENSION THEREOF TO THE CENTER LINE OF THE ALLEY LYING SOUTH OF AND ADJOINING THE SOUTH LINE OF LOT 15 IN SAID BLOCK 2 IN THE RESUBDIVISION OF THE EAST HALF OF ORIGINAL BLOCKS 8 AND 11 AND ALL OF THAT PART OF BLOCK 7, LYING WEST OF THE P. C. C. & St. L. R. R. IN ORIGINAL SUBDIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE WEST ALONG THE CENTER LINE OF SAID ALLEY LYING SOUTH OF AND ADJOINING THE SOUTH LINE OF LOT 15 IN BLOCK 2 IN SAID RESUBDIVISION TO THE EAST LINE OF PEORIA ST.;
THENCE WEST ALONG A STRAIGHT LINE TO THE POINT OF INTERSECTION OF THE WEST LINE OF PEORIA ST. WITH THE CENTER LINE OF THE ALLEY LYING SOUTH OF AND ADJOINING THE SOUTH LINE OF LOTS 29 AND 18 IN BLOCK 4 IN THE RESUBDIVISION OF THE WEST HALF OF BLOCKS 8 & 11 AND ALL OF BLOCKS 9 & 10, EXCEPT LOTS 19, 22, AND 23 OF BLOCK 10 OF THE ORIGINAL SUBDIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE WEST ALONG THE CENTER LINE OF THE ALLEY LYING SOUTH OF AND ADJOINING THE SOUTH LINE OF LOTS 29 AND 18 IN BLOCK 4 IN SAID RESUBDIVISION AND THE WESTERLY EXTENSION THEREOF TO THE CENTER LINE OF SANGAMON ST.;
THENCE NORTH ALONG SAID CENTER LINE OF SANGAMON ST. TO THE EASTERLY EXTENSION OF THE CENTER LINE OF THE ALLEY LYING NORTH OF AND ADJOINING THE NORTH LINE OF LOTS 19, 20 AND 21 IN BLOCK 3 IN SAID RESUBDIVISION OF THE WEST HALF OF BLOCKS 8 & 11 AND ALL OF BLOCKS 9 & 10, EXCEPT LOTS 19, 22, AND 23 OF BLOCK 10 OF THE ORIGINAL SUBDIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE WEST ALONG SAID CENTER LINE OF THE ALLEY LYING NORTH OF AND ADJOINING THE NORTH LINE OF LOTS 19, 20 AND 21 IN BLOCK 3 IN SAID RESUBDIVISION TO THE NORTHERLY EXTENSION OF THE WEST LINE OF SAID LOT 21 IN BLOCK 3 IN SAID RESUBDIVISION;
THENCE NORTH ALONG SAID NORTHERLY EXTENSION OF THE WEST LINE OF SAID LOT 21 TO THE SOUTH LINE OF LOT 18 IN BLOCK 3 IN SAID RESUBDIVISION;
THENCE WEST ALONG SAID SOUTH LINE OF LOT 18 AND ALONG THE WESTERLY EXTENSION THEREOF AND ALONG THE SOUTH LINE OF LOT 22 IN BLOCK 3 IN SAID RESUBDIVISION TO THE EAST LINE OF MORGAN ST.;
THENCE SOUTH ALONG SAID EAST LINE OF MORGAN ST. TO THE NORTH LINE OF 119th ST.-
THENCE EAST ALONG SAID NORTH LINE OF 119th ST. TO THE EAST LINE OF PEORIA ST.;
THENCE SOUTH ALONG SAID EAST LINE PEORIA ST. TO THE WESTERLY EXTENSION OF THE NORTHERLY LINE OF LOT 1 IN BLOCK 1 OF FIRST ADDITION OF WEST PULLMAN SUBDIVISION;
THENCE EASTERLY ALONG SAID WESTERLY EXTENSION OF THE NORTHERLY LINE OF LOT 1 IN BLOCK 1 OF FIRST ADDITION OF WEST PULLMAN SUBDIVISION TO THE NORTHWEST CORNER OF SAID LOT 1;
B-2 / / 9"' and Halsted TIF
Second Amended Plan December 31, 2013 Revised March 28, 2014
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF LOTS 1 THROUGH 11, INCLUSIVE, IN SAID BLOCK 1 OF FIRST ADDITION OF WEST PULLMAN SUBDIVISION TO THE NORTH LINE OF 120th ST.;
THENCE SOUTHERLY TO THE NORTHWEST CORNER OF LOT 1 IN BLOCK 8 OF SAID FIRST ADDITION TO WEST PULLMAN SUBDIVISION;
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF LOTS 1 THROUGH 18, INCLUSIVE, IN SAID BLOCK 8 TO THE SOUTHWEST CORNER OF SAID LOT 18;
THENCE SOUTHERLY A DISTANCE OF 25.00 FEET ALONG THE PROLONGATION OF THE LAST DESCRIBED COURSE;
THENCE 165 FEET, MORE OR LESS, WESTERLY TO THE EAST LINE OF VACATED GREEN ST.; THENCE SOUTHERLY ALONG SAID EAST LINE OF VACATED GREEN ST. TO THE NORTHERLY RIGHT-OF-WAY LINE OF ILLINOIS CENTRAL RAILROAD;
THENCE WEST ALONG SAID NORTHERLY RIGHT-OF-WAY LINE OF ILLINOIS CENTRAL RAILROAD TO THE EAST LINE OF PEORIA ST.;
THENCE SOUTH ALONG SAID EAST LINE OF PEORIA ST. TO THE SOUTHERLY RIGHT OF WAY LINE OF THE ILLINOIS CENTRAL RAILROAD;
THENCE EAST ALONG SAID SOUTHERLY RIGHT OF WAY LINE OF THE ILLINOIS CENTRAL RAILROAD TO THE CENTER LINE OF THE ALLEY LYING WEST OF AND PARALLEL WITH HALSTED ST.; ; THENCE SOUTH ALONG SAID CENTER LINE OF THE ALLEY LYING WEST OF AND PARALLEL WITH HALSTED ST. TO THE CENTER LINE OF 123rd ST.;
THENCE EAST ALONG SAID CENTER LINE OF 123rd ST. TO THE CENTER LINE OF HALSTED ST.;
THENCE SOUTH ALONG SAID CENTER LINE OF HALSTED ST. TO THE CENTER LINE OF 127™ ST. (BURR OAK ST.);
THENCE WEST ALONG SAID CENTER LINE OF 127™ ST. (BURR OAK ST.) TO THE WEST LINE OF PON & COMPANY'S RIVERSIDE SUBDIVISION, BEING A SUBDIVISION OF THAT PART LYING NORTH OF THE LITTLE CALUMET RIVER OF THE WEST HALF OF THE EAST HALF OF THE NORTHEAST QUARTER AND THE EAST HALF OF THE WEST HALF OF THE NORTHEAST QUARTER (EXCEPT THE WEST 25 ACRES THEREOF) OF SECTION 32, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE SOUTH ALONG SAID WEST LINE OF PON & COMPANY'S RIVERSIDE SUBDIVISION, TO THE SOUTHERLY LINE OF LOTS IN SAID PON & COMPANY'S RIVERSIDE SUBDIVISION;
THENCE EASTERLY ALONG SAID SOUTHERLY LINE OF LOTS IN SAID PON & COMPANY'S RIVERSIDE SUBDIVISION TO THE SOUTHWEST CORNER OF NEW ROSELAND SUBDIVISION NO. 2, BEING A SUBDIVISION IN THE EAST HALF OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 32, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF LOTS IN SAID NEW ROSELAND SUBDIVISION NO. 2, TO THE WEST LINE OF HALSTED ST.;
THENCE EAST TO THE TO THE INTERSECTION OF THE EAST LINE OF HALSTED ST. WITH THE SOUTHERLY LINE OF LOTS IN BLOCK 16 IN NEW ROSELAND, BEGIN A SUBDIVISION OF PART OF FRACTIONAL SECTION 33, NORTH OF THE INDIAN BOUNDARY LINE AND PART OF FRACTIONAL SECTIONS 28 AND 33, SOUTH OF THE
B-3 119"' and Halsted TIF
Second Amended Plan December 31, 2013 Revised March 28, 2014
INDIAN BOUNDARY LINE, ALL IN TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE EAST ALONG SAID SOUTH LINE OF LOTS IN NEW ROSELAND TO THE EAST LINE OF THE WEST 27 FEET OF LOT 37 IN BLOCK 16 IN NEW ROSELAND AFORESAID;
THENCE NORTH ALONG SAID EAST LINE OF THE WEST 27 FEET OF LOT 37 IN BLOCK 16 IN NEW ROSELAND, TO THE SOUTH LINE OF 129™ PL.;
THENCE NORTHEASTERLY TO THE INTERSECTION OF THE NORTH LINE OF 129™ PL. AFORESAID WITH THE EAST LINE OF PARNELL AVE.;
THENCE WEST ALONG SAID NORTH LINE OF 129™ PL. TO THE EAST LINE OF UNION AVE.:
THENCE NORTH ALONG SAID EAST LINE OF UNION AVE. TO THE SOUTH LINE OF 125™ ST.-
THENCE EAST ALONG SAID SOUTH LINE OF 125™ ST. TO THE WESTERLY LINE OF THE RIGHT OF WAY OF THE PENNSYLVANIA RAILROAD;
THENCE SOUTHEASTERLY ALONG SAID WESTERLY LINE OF THE RIGHT OF WAY OF THE PENNSYLVANIA RAILROAD, TO THE CENTER LINE OF 127™ ST. (BURR OAK ST.);
THENCE EAST ALONG SAID CENTER LINE OF 127™ ST. (BURR OAK ST.) TO THE EASTERLY LINE OF THE RIGHT OF WAY OF THE PENNSYLVANIA RAILROAD;
THENCE NORTHWESTERLY ALONG SAID EASTERLY LINE OF THE RIGHT OF WAY OF THE PENNSYLVANIA RAILROAD TO THE SOUTH LINE OF 125™ ST.;
THENCE EAST ALONG SAID SOUTH LINE OF 125™ ST. TO THE EAST LINE OF YALE AVE.;
THENCE NORTH ALONG SAID EAST LINE OF YALE AVE. TO THE CENTER LINE OF THE ALLEY SOUTH OF AND PARALLEL WITH 119th ST. IN BLOCK 1 IN WEST PULLMAN, SAID ALLEY BEING ALSO SOUTH OF AND ADJOINING THE SOUTH LINE OF LOTS 1 THROUGH 10, INCLUSIVE, IN THE RESUBDIVISION OF THAT PART OF WEST PULLMAN LYING IN THE NORTHWEST QUARTER OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 28, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE EAST ALONG SAID CENTER LINE OF THE ALLEY SOUTH OF AND PARALLEL WITH 119th ST. TO THE EAST LINE OF THE ALLEY WEST OF AND PARALLEL WITH STATE ST., BEING ALSO THE WEST LINE OF LOT 105 IN BLOCK 1 IN YOUNG & CLARKSON'S 2ND ADDITION TO KENSINGTON, BEING A SUBDIVISION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER AND THE EAST 13.565 ACRES OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 28, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE SOUTH ALONG SAID EAST LINE OF THE ALLEY WEST OF AND PARALLEL WITH STATE ST. AND THE WEST LINE OF LOT 105 IN BLOCK 1 IN YOUNG & CLARKSON'S 2nd ADDITION TO KENSINGTON AFORESAID, TO THE SOUTH LINE OF SAID LOT 105;
THENCE EAST ALONG SAID SOUTH LINE OF LOT 105 IN BLOCK 1 IN YOUNG & CLARKSON'S 2nd ADDITION TO KENSINGTON TO THE WEST LINE OF STATE ST.;
THENCE NORTHEASTERLY TO THE INTERSECTION OF THE EAST LINE OF STATE ST. WITH THE NORTH LINE OF THE SOUTH 6 FEET OF LOT 26 IN BLOCK 1 IN YOUNG & CLARKSON'S SUBDIVISION OF BLOCK 9 IN FIRST ADDITION TO KENSINGTON. A SUBDIVISION OF THE SOUTH 20 ACRES OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 22 EXCEPT THE NORTH 4 ACRES, ALSO THE SOUTH HALF OF
B-4 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28. 2014
THE SOUTHWEST QUARTER OF SECTION 22 EXCEPT THE RAILROAD, ALSO THE FRACTIONAL HALF OF SECTION 27 EXCEPT THE RAILROAD, ALL NORTH OF THE INDIAN BOUNDARY LINE, ALSO THE NORTH 21 ACRES OF THE NORTHEAST FRACTIONAL QUARTER OF SECTION 28 LYING SOUTH OF THE INDIAN BOUNDARY LINE, IN TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE EAST ALONG SAID NORTH LINE OF THE SOUTH 6 FEET OF LOT 26 IN BLOCK 1 IN YOUNG & CLARKSON'S SUBDIVISION TO THE EAST LINE OF LOT 26 AFORESAID;
THENCE NORTHEASTERLY TO THE CENTER LINE OF THE ALLEY SOUTH OF AND PARALLEL WITH 119th ST. IN BLOCK 1 IN YOUNG & CLARKSON'S SUBDIVISION AFORESAID;
THENCE EAST ALONG SAID CENTER LINE OF THE ALLEY SOUTH OF AND PARALLEL WITH I 19th ST. IN BLOCK I IN YOUNG & CLARKSON'S SUBDIVISION TO THE EAST LINE OF THE ALLEY WEST OF AND PARALLEL WITH MICHIGAN AVE.;
THENCE NORTH ALONG SAID EAST LINE OF THE ALLEY WEST OF AND PARALLEL WITH MICHIGAN AVE. TO THE EASTERLY EXTENSION OF THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119™ ST. IN BLOCK 2 IN SAWYER'S SUBDIVISION OF BLOCK 4 IN FIRST ADDITION TO KENSINGTON AFORESAID;
THENCE WEST ALONG SAID EASTERLY EXTENSION AND CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119™ ST., AND THE WESTERLY EXTENSION THEREOF, TO THE WEST LINE OF THE ALLEY EAST OF AND PARALLEL WITH STATE ST. IN BLOCK 2 IN SAWYER'S SUBDIVISION OF BLOCK 4 IN FIRST ADDITION TO KENSINGTON AFORESAID;
THENCE NORTH ALONG SAID WEST LINE OF THE ALLEY EAST OF AND PARALLEL WITH STATE ST. TO THE NORTH LINE OF THE SOUTH HALF OF LOT 5 IN BLOCK 2 IN SAWYER'S SUBDIVISION OF BLOCK 4 IN FIRST ADDITION TO KENSINGTON AFORESAID;
THENCE WEST ALONG SAID NORTH LINE OF THE SOUTH HALF OF LOT 5 IN BLOCK 2 IN SAWYER'S SUBDIVISION OF BLOCK 4 IN FIRST ADDITION TO KENSINGTON, TO THE EAST LINE OF STATE ST.;
THENCE NORTHWESTERLY TO THE NORTHEAST CORNER OF LOT 19 IN BLOCK 7 IN FALLIS & GANO'S ADDITION TO PULLMAN, BEING A SUBDIVISION OF THAT PART LYING EAST OF THE WEST 49 ACRES OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 27, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE WEST ALONG THE NORTH LINE OF LOT 19 IN BLOCK 7 IN FALLIS & GANO'S ADDITION TO PULLMAN AFORESAID, TO THE NORTHWEST CORNER OF SAID LOT 19;
THENCE SOUTHWESTERLY TO THE NORTH LINE OF THE SOUTH HALF OF LOT 30 IN BLOCK 7 IN FALLIS & GANO'S ADDITION TO PULLMAN AFORESAID;
THENCE WEST ALONG SAID NORTH LINE OF THE SOUTH HALF OF LOT 30 IN BLOCK 7 IN FALLIS & GANO'S ADDITION TO PULLMAN AFORESAID. TO THE EAST LINE OF LAFAYETTE AVE.;
THENCE SOUTHWESTERLY TO THE NORTHEAST CORNER OF LOT 21 IN BLOCK 6 IN FALLIS & GANO'S ADDITION TO PULLMAN AFORESAID;
THENCE WEST ALONG THE NORTH LINE OF LOT 21 IN BLOCK 6 IN FALLIS & GANO'S ADDITION TO PULLMAN AFORESAID, AND THE WESTERLY EXTENSION THEREOF, TO THE EAST LINE OF JAMES R. MANN'S ADDITION TO PULLMAN, BEING A SUBDIVISION OF BLOCKS 7, 8 & 9 OF ALLEN'S SUBDIVISION OF THE WEST 49 ACRES OF THE EAST
B-5 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
HALF OF THE SOUTHEAST QUARTER OF SECTION 21, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE NORTH ALONG SAID EAST LINE OF JAMES R. MANN'S ADDITION TO PULLMAN, TO THE EASTERLY EXTENSION OF THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119th ST.;
THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119™ ST. TO THE CENTER LINE OF HARVARD AVE.;
THENCE NORTH ALONG SAID CENTER LINE OF HARVARD AVE. TO THE EASTERLY EXTENSION OF THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119th ST., SAID ALLEY BEING ALSO NORTH OF AND ADJOINING THE NORTH LINE OF LOTS 17 THROUGH 26, INCLUSIVE, IN BLOCK 6 IN A. O. TYLOR'S ADDITION TO PULLMAN, A SUBDIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER AND OF THE WEST HALF OF THE WEST HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 21, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119th ST. TO CENTER LINE OF STEWART AVE.;
THENCE SOUTH ALONG THE CENTER LINE OF STEWART AVE. TO THE EASTERLY EXTENSION OF THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119th ST., SAID ALLEY BEING ALSO NORTH OF AND ADJOINING THE NORTH LINE OF LOTS 6 THROUGH 15, INCLUSIVE, IN HUGH LAUDER'S SUBDIVISION OF LOT 8 IN BLOCK 5 IN SAID A. O. TYLOR'S ADDITION TO PULLMAN;
THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119th ST. TO THE CENTER LINE OF EGGLESTON AVE.;
THENCE NORTH ALONG SAID CENTER LINE OF EGGLESTON AVE. TO THE EASTERLY EXTENSION OF THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119th ST., SAID ALLEY BEING ALSO NORTH OF AND ADJOINING THE NORTH LINE OF LOTS 10 THROUGH 19, INCLUSIVE, IN BLOCK 4 IN SAID A. O. TYLOR'S ADDITION TO PULLMAN;
THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119th ST. TO THE CENTER LINE OF NORMAL AVE.;
THENCE SOUTH ALONG SAID CENTER LINE OF NORMAL AVE. TO THE EASTERLY EXTENSION OF THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119th ST., SAID ALLEY BEING ALSO NORTH OF AND ADJOINING THE NORTH LINE OF LOTS 17 THROUGH 26, INCLUSIVE, IN BLOCK 4 IN HANNAH B. GANO'S ADDITION TO PULLMAN, BEING A SUBDIVISION OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 21, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE CENTER LINE OF THE ALLEY NORTH OF AND PARALLEL WITH 119th ST. TO THE SOUTHERLY EXTENSION OF THE EAST LINE OF LOT 28 IN BLOCK 4 IN KNEELAND AND WRIGHT'S 2nd ADDITION TO WEST PULLMAN IN THE SOUTHWEST QUARTER OF SECTION 21, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
B-6 119th and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
t
I
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND THE EAST LINE OF LOT 28 IN BLOCK 4 TN KNEELAND AND WRIGHT'S 2nd ADDITION TO WEST PULLMAN AND THE NORTHERLY EXTENSION THEREOF TO THE CENTER LINE OF 118th PL.;
THENCE WEST ALONG SAID CENTER LINE OF 118th PL. TO THE SOUTHERLY EXTENSION OF THE CENTER LINE OF THE ALLEY EAST OF AND PARALLEL WITH HALSTED ST., SAID ALLEY BEING ALSO WEST OF AND ADJOINING THE WEST LINE OF LOTS 1 THROUGH 11, INCLUSIVE, IN SAID BLOCK 4 IN KNEELAND AND WRIGHT'S 2nd ADDITION TO WEST PULLMAN;
THENCE NORTH ALONG SAID CENTER LINE OF THE ALLEY EAST OF AND PARALLEL WITH HALSTED ST. TO THE CENTER LINE OF 118th ST.;
THENCE EAST ALONG SAID CENTER LINE OF 118th ST. TO THE SOUTHERLY EXTENSION OF THE CENTER LINE OF THE ALLEY EAST OF AND PARALLEL WITH HALSTED ST., SAID ALLEY BEING ALSO EAST OF AND ADJOINING THE EAST LINE OF LOTS 170 THROUGH 165, INCLUSIVE, IN SHARPSHOOTER'S PARK SUBDIVISION OF PART OF SHARPSHOOTER'S PARK, SAID PARK BEING THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 21, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND ALONG THE CENTER LINE OF THE ALLEY EAST OF AND PARALLEL WITH HALSTED ST. TO THE CENTER LINE OF 115th ST.;
THENCE WEST ALONG SAID CENTER LINE OF 115th ST. TO THE CENTER LINE OF HALSTED ST.;
THENCE NORTH ALONG SAID CENTER LINE OF HALSTED ST. TO THE CENTER LINE OF 114th ST.;
THENCE WEST ALONG SAID CENTER LINE OF 114th ST. TO THE SOUTHERLY EXTENSION OF THE CENTER LINE OF THE ALLEY WEST OF AND PARALLEL WITH GREEN ST., SAID ALLEY BEING ALSO EAST OF AND ADJOINING THE EAST LINE OF LOTS 16 THROUGH 30, INCLUSIVE, IN SHELDON HEIGHTS WEST FIFTH ADDITION, A SUBDIVISION OF A PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION OF THE CENTER LINE OF THE ALLEY WEST OF AND PARALLEL WITH GREEN ST. TO THE EASTERLY EXTENSION OF THE SOUTH LINE SAID LOT 30 IN SHELDON HEIGHTS WEST FIFTH ADDITION;
THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE SOUTH LINE SAID LOT 30 IN SHELDON HEIGHTS WEST FIFTH ADDITION AND ALONG THE WESTERLY EXTENSION THEREOF TO THE SOUTHEAST CORNER OF LOT 31 IN SAID SHELDON HEIGHTS WEST FIFTH ADDITION;
THENCE CONTINUING WEST ALONG THE SOUTH LINE OF SAID LOT 31 IN SAID SHELDON HEIGHTS WEST FIFTH ADDITION AND ALONG THE WESTERLY EXTENSION THEREOF TO THE SOUTHWEST CORNER OF SAID SHELDON HEIGHTS WEST FIFTH ADDITION;
THENCE NORTH ALONG THE WEST LINE OF SAID SHELDON HEIGHTS WEST FIFTH ADDITION, SAID WEST LINE BEING ALSO THE WEST LINE OF AN 8 FOOT ALLEY WEST OF AND PARALLEL WITH PEORIA ST., TO THE EASTERLY EXTENSION OF A LINE 16 FEET SOUTH OF AND PARALLEL WITH THE SOUTH LINE OF LOTS 19 AND 20 IN THE SIXTH ADDI TION TO SHELDON HEIGHTS WEST, BEING A SUBDIVISION OF PART OF THE
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EAST TWO THIRDS OF THE WEST THREE EIGHTS OF THE NORTH HALF OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE WEST ALONG SAID EASTERLY EXTENSION AND ALONG A LINE 16 FEET SOUTH OF AND PARALLEL WITH THE SOUTH LINE OF LOTS 19 AND 20 IN THE SIXTH ADDITION TO SHELDON HEIGHTS WEST TO THE SOUTHWESTERLY LINE OF SAID SIXTH ADDITION TO SHELDON HEIGHTS WEST SUBDIVISION, SAID SOUTHWESTERLY LINE BEING ALSO A LINE 8 FEET SOUTHWEST OF AND PARALLEL WITH THE SOUTHWESTERLY LINE OF LOTS 20 THROUGH 23, INCLUSIVE IN SAID SIXTH ADDITION TO SHELDON HEIGHTS WEST;
THENCE NORTHWEST ALONG SAID SOUTHWESTERLY LINE OF SIXTH ADDITION TO SHELDON HEIGHTS WEST SUBDIVISION TO THE POINT OF INTERSECTION OF SAID SOUTHWESTERLY LINE WITH THE WEST LINE OF SAID SIXTH ADDITION TO SHELDON HEIGHTS WEST SUBDIVISION, SAID POINT BEING 1,032.98 FEET SOUTH OF THE NORTH LINE OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN;
THENCE SOUTHWESTERLY ALONG A STRAIGHT LINE TO A POINT ON THE WEST LINE OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN, SAID POINT BEING 1,188.76 FEET SOUTH OF THE NORTH LINE OF SAID SECTION 20 AS MEASURED ALONG SAID WEST LINE OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 20;
THENCE SOUTH ALONG SAID WEST LINE OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 20 TO THE NORTHEASTERLY LINE OF THE RIGHT OF WAY OF THE PENN CENTRAL RAIL ROAD;
THENCE NORTHWEST ALONG SAID THE NORTHEASTERLY LINE OF THE RIGHT OF WAY OF THE PENN CENTRAL RAIL ROAD TO THE CENTER LINE OF 111th ST.;
THENCE WEST ALONG SAID CENTER LINE OF 111th ST. TO THE SOUTHWESTERLY LINE OF THE RIGHT OF WAY OF THE PENN CENTRAL RAIL ROAD;
THENCE SOUTHEAST ALONG SAID SOUTHWESTERLY LINE OF THE RIGHT OF WAY OF THE PENN CENTRAL RAIL ROAD TO THE CENTER LINE OF 115th ST.;
THENCE WEST ALONG SAID CENTER LINE OF 115th ST. TO THE POINT OF BEGINNING ON THE CENTER LINE OF MORGAN ST.
ALL IN COOK COUNTY, ILLINOIS.
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APPENDIX C
119,M & HALSTED REDEVELOPMENT PROJECT AREA ELIGIBILITY STUDY - AMENDMENT NO. 2
Overview
On February 6, 2002 the City of Chicago City Council adopted the 119th and Halsted Tax Increment Financing Redevelopment Plan and Project (119th and Halsted TIF) followed by Amendment No. 1, adopted April 9, 2003 to amend language and data in the Redevelopment Plan and Project. At the time of original adoption, the 119th & Halsted TIF included substantially all the area that qualified for inclusion into the district. In the intervening years, conditions in the area south and east of the 119th and Halsted TIF declined. This decline accelerated due to the economic distress, foreclosures and increased vacancy brought about by the recession of 2007-2008. Conditions have not improved in recent years. Private sector investment is minimal and without public intervention, this area south and east of the 119th & Halsted TIF will continue to decline. As a result, the City of Chicago proposes to amend the 119th & Halsted TIF to expand the boundaries to the south and east, allowing the benefits of tax increment financing to be used to advance revitalization.
Camiros, Ltd. and Applied Real Estate Analysis (collectively referred to as the "Consultants") have been engaged to determine whether the approximately 407 acres of land located to the south and east of the 119th and Halsted TIF qualifies for designation as a Redevelopment Project Area as either a "conservation area" or as a "blighted area" as set forth in the "Tax Increment Allocation Redevelopment Act" (65 ILCS 5/11-74.1 et seq.), as amended (the "Act"). The purpose of this study is to determine whether a portion of the City of Chicago identified as the Amendment Area qualifies for designation as a tax increment financing district within the definitions set forth under the Act. The Act provides municipalities with tools needed to foster revitalization in order to eliminate or reduce blighted or rapidly deteriorating areas through the implementation of a redevelopment plan. The Act authorizes the use of tax increment revenues derived in a redevelopment project area for the payment or reimbursement of eligible Redevelopment Project Costs.
The area proposed for designation as the 119th and Halsted Amendment No. 2 Amendment Area is hereinafter referred to as the "Study Area" and is shown in Figure A: Study Area Boundary. The 119th & Halsted TIF, adopted by the City Council on February 6, 2002, shall be hereafter referred to as the "Original Project Area."
The Study Area is located entirely within the West Pullman Community Area. It is approximately 407 acres in size and consists of 2,450 tax parcels located on 86 full and partial tax blocks. The Study Area is comprised of two separate areas, the east area and the south area. The "east area" is located east of the Original Project Area, extending five blocks east of Wentworth Avenue one-half block north and south of 1 19th Street. The east area's eastern limit terminates at the western property line of properties fronting onto Michigan Avenue. The "south area" is located south of the Original Project Area. The south area's boundaries are irregularly shaped, with
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i
119TH!
I—J -••
FIGURE A
Study Area
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IITTTM 1
jrjLiaiiiLin
City of Chicago
119th & Halsted TIF Amendment No. 2
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boundaries generally defined Halsted Street and Carpenter Street on the west; Yale Street, the Major Taylor Trail and Union Street on the east, the Calumet River, 129th Street, 127th Street and 125th Street on the South, and the Original Project Area boundaries on the north.
This report summarizes the analyses and findings of the consultants' work, which is the responsibility of the consultants. The consultants have prepared this report with the understanding that the City would rely: 1) on the findings and conclusions of this report in proceeding with the designation of the Study Area as a redevelopment project area under the Act; and 2) on the fact that the consultants have obtained the necessary information to conclude that the Study Area can be designated as a redevelopment project area in compliance with the Act.
1. INTRODUCTION
The Tax Increment Allocation Redevelopment Act permits municipalities to induce redevelopment of eligible "blighted," "conservation" or "industrial park conservation areas" in accordance with an adopted redevelopment plan. The Act stipulates specific procedures, which must be adhered to, in designating a redevelopment project area. One of those procedures is the determination that the area meets the statutory eligibility requirements. At 65 Sec 5/1 l-74.-3(p), the Act defines a "redevelopment project area" as follows:
"... an area designated by the municipality, which is not less in the aggregate than 1-1/2 acres and in respect to which the municipality has made a finding that there exist conditions which cause the area to be classified as an industrial park conservation area or a blighted area or a conservation area, or combination of both blighted areas and conservation areas."
In adopting this legislation, the Illinois General Assembly found:
(at 65 Sec 5/1 l-74.4-2(a)) ...there exist in many municipalities within the State blighted, conservation and industrial park conservation areas...; and
(at 65 Sec 5/1 l-74.4-2(b)) ...the eradication of blighted areas and the treatment and improvement of conservation areas by... redevelopment projects is hereby declared to be essential to the public interest.
The legislative findings were made on the basis that the presence of blight, or conditions that lead to blight, is detrimental to the safety, health, welfare and morals of the public. The Act specifies certain requirements, which must be met, before a municipality may proceed with implementing a redevelopment project in order to ensure that the exercise of these powers is proper and in the public interest.
Before the tax increment financing technique can be used, the municipality must first determine that the proposed redevelopment area qualifies for designation as a "blighted area," "conservation area," or an "industrial park conservation area." Based on the conditions present, this Eligibility Report finds that the Study Area qualifies for designation as a conservation area.
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Conservation Areas
A "conservation area" is an improved area located within the territorial limits of the municipality in which 50% or more of the structures have an age of 35 years or more. Such areas are not yet blighted but, because of a combination of three or more of the following conditions that are detrimental to the public safety, health, morals or welfare, may become a blighted area:
Dilapidation
Deterioration
Obsolescence
Presence of structures below minimum code standards
Illegal use of individual structures
Excessive vacancies
Lack of ventilation, light or sanitary facilities
Inadequate utilities
Excessive land coverage and overcrowding of structures and community facilities
Deleterious land use or layout
Lack of community planning
Environmental clean-up requirements
Declining or stagnant equalized assessed value
The Act defines blighted and conservation areas and amendments to the Act also provide guidance as to when the conditions present qualify an area for such designation. Where any of the conditions defined in the Act are found to be present in the Study Area, they must be 1) documented to be present to a meaningful extent so that the municipality may reasonably find that the condition is clearly present within the intent of the Act, and 2) reasonably distributed throughout the vacant or improved part of the Study Area, as applicable, to which each condition pertains.
The test of eligibility of the Study Area is based on the conditions of the area as a whole. The Act does not require that eligibility be established for each and every property in the Study Area.
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2. ELIGIBILITY STUDIES AND ANALYSIS
An analysis was undertaken to determine whether any or all of the blighting conditions listed in the Act are present in the Study Area, and if so, to what extent and in which locations. In order to accomplish this evaluation the following tasks were undertaken:
Exterior survey of the condition and use of each building;
Field survey of property conditions involving parking facilities, public infrastructure, site access, fences and general property maintenance;
Analysis of existing land uses and their relationships;
Comparison of surveyed buildings to zoning regulations;
Analysis of the current platting, building size and layout;
Analysis of building floor area and site coverage;
Review of previously prepared plans, studies, inspection reports and other data;
Analysis of real estate assessment data;
Review of available building permit records to determine the level of development activity in the area; and
Review of building code violations.
The exterior building condition survey and site conditions survey of the Study Area were undertaken in May and October of 2013. The analysis of site conditions was organized by tax block. There are a total of 2450 tax parcels and 1,991 principal buildings on 86 tax blocks within the Study Area.
Building Condition Evaluation
This section summarizes the process used for assessing building conditions in the Study Area. These standards and criteria were used to evaluate the existence of dilapidation or deterioration of structures.
The building condition analysis is based on a thorough exterior inspection of the buildings and sites conducted by Applied Real Estate Analysis, Inc. and Camiros, Ltd. in May and October of 2013. Structural deficiencies in building components and related environmental deficiencies in the Study Area were noted during the survey. A total of 1,991 principle buildings were identified and surveyed.
Building Components Evaluated
During the field survey, each component of the buildings in the Study Area was examined to determine whether it was in sound condition or had minor, major, or critical defects. Building components examined were of two types:
Primary Structural Components
These include the basic elements of any building: foundation walls, load-bearing walls and columns, roof, roof structures and facades.
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Secondary Components
These are components generally added to the primary structural components and are necessary parts of the building, including exterior and interior stairs, windows and window units, doors and door units, interior walls, chimney, and gutters and downspouts.
Each primary and secondary component was evaluated separately as a basis for determining the overall condition of individual buildings. This evaluation considered the relative importance of specific components within a building and the effect that deficiencies in components will have on the remainder of the building.
Building Component Classification
The four categories used in classifying building components and systems and the criteria used in evaluating structural deficiencies are described below.
Sound
Building components that contain no defects beyond normal maintenance, are adequately maintained, and require no treatment outside of normal ongoing maintenance.
Minor Deficient
Building components containing minor defects (loose or missing material or holes and cracks over a limited area), which often may be corrected through the course of normal maintenance. Minor defects have no real effect on either the primary or secondary components and the correction of such defects may be accomplished by the owner or occupants. Examples include tuckpointing masonry joints over a limited area or replacement of less complicated components. Minor defects are not considered in rating a building as structurally substandard.
Major Deficient
Building components containing major defects over a widespread area, which would be difficult or costly to correct through normal maintenance. Buildings in the major deficient category would require replacement or rebuilding of components by people skilled in the building trades.
Dilapidated
Building components containing severe defects (bowing, sagging, or settling to any or all exterior components causing the structure to be out-of-plumb, or broken, loose or missing material and deterioration over a widespread area) so extensive that the cost of repair would be excessive. The cost of repairs needed to bring such buildings into sound condition would likely exceed the value of the building and would not represent a prudent use of funds.
Final Bui/ding Ratings
Sound
Sound buildings can be kept in a standard condition with normal maintenance. Buildings so classified have no minor defects.
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Deteriorated
Deteriorated buildings contain defects that collectively are not easily correctable and cannot be accomplished in the course of normal maintenance. Buildings classified as deteriorated have more than one minor defect, but no major defects.
Dilapidated
Structurally substandard buildings contain defects that are so serious and so extensive that the building may need to be removed. Buildings classified as dilapidated or structurally substandard have two or more major defects.
Eligibility Determination
In order to establish the eligibility of a redevelopment project area under the "conservation area" criteria established in the Act, at least 50% of buildings must be 35 years of age or older and at least three of 13 eligibility conditions must be meaningfully present and reasonably distributed throughout the Study Area.
The determination of the eligibility conditions being present to a meaningfully extent varies with each eligibility condition. The presence of some eligibility conditions exerts a stronger impact on the health of a community than others. For example, dilapidation, which is a severely advanced state of building deterioration, exerts a stronger blighting influence than simple deterioration. Consequently, the threshold for dilapidation being present to a major extent is lower than that of deterioration. Less incidence of dilapidation is required to make it present to a major extent relative to deterioration. The determination of presence to a major extent is presented in the individual assessment of each eligibility condition within this Appendix C.
Each condition identified in the Act for determining whether an area qualifies as a conservation area is discussed below. A conclusion is presented as to whether or not the condition is present in the Study Area to a degree sufficient to warrant its inclusion as a blighting condition in establishing the eligibility of the Study Area for designation as a redevelopment project area under the Act. These findings describe the conditions that exist and the extent to which each condition is present.
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\ 3. PRESENCE AND DISTRIBUTION OF ELIGIBILITY CONDITIONS
This Eligibility Study finds that the Study Area qualifies for designation as a conservation area under the criteria contained in the Act. The Study Area qualifies because the required age threshold is satisfied with 97% of buildings being at least 35 years of age and because six of the thirteen conditions cited in the Act are meaningfully present and reasonably distributed within the Study Area. These conditions are as follows:
Deterioration
Obsolescence
Excessive vacancies
Excessive land coverage or overcrowding of community facilities
Lack of community planning
Lagging or declining equalized assessed valuation
The presence and distribution of eligibility conditions related to the qualification of the Study Area for designation as an improved conservation area are presented below. Maps of the first six of these eligibility conditions are presented at the end of this Appendix C, along with a map of building age. The distribution of these conditions within the Study Area is presented in Table B: Distribution of Conservation Area Eligibility Conditions of this Appendix C. Figure B: Existing Land Use, provides context for the eligibility study by illustrating the pattern of existing land use within the Amendment Area.
Age
The Study Area contains a total of 1,991 principal buildings, with 1,931 of these identified as having been built in 1978 or earlier. Thus, the required age threshold is met with 97% of buildings being 35 years of age or older. Building age is shown graphically on Figure C.
Conservation Area Eligibility Conditions
The presence and distribution of eligibility conditions related to the qualification of the Study Area for designation as a conservation area are discussed below.
I. Dilapidation
As defined in the Act, "dilapidation'* refers to an advanced state of disrepair or neglect of necessary repairs to the primary structural components of buildings or improvements in such a combination that a documented building condition analysis determines that major repair is required or the defects are so serious and so extensive that rehabilitation is not practical or economically feasible. Such structures typically exhibit major structural fatigue such as leaning or warped walls, severe cracking in walls and foundations, and bowed or sagging roofs.
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Dilapidation was found to be present to a minor extent within the Study Area, affecting 26 tax blocks, representing 30% of total tax blocks in the Study Area. A total of 59 principal buildings were classified as dilapidated during the eligibility analysis, representing 3% of all buildings. The relatively small numbers of blighted buildings belies the significance of dilapidation within the Study Area. Dilapidated buildings are safety hazards and facilitate various types of criminal activity. The presence of dilapidated buildings is a very visible signal of neighborhood decline and serves as a disincentive for property maintenance and reinvestment. Even one dilapidated property on a block can have negative consequences on other properties. The blighting influence of dilapidated buildings is so strong that such buildings cannot be allowed to stand, to perpetuate blight within the neighborhood, and are demolished. For this reason, dilapidated buildings are not found in great numbers in a neighborhood. The vast majority of the 234 vacant lots currently within the Study Area were once dilapidated buildings that have been demolished. Dilapidated buildings are part of the progression of physical deterioration, which starts with deferred maintenance, then advances to building deterioration, and finally results in dilapidation, necessitating demolition and producing vacant lots. Thus, despite of the relatively low numbers of dilapidated buildings in the Study Area, this factor was found to be present to a minor degree, and contributes to qualifying the area as a "blighted area."
Conclusion: This condition was found in 31% of the tax blocks, and therefore, was determined to be present to a minor extent and was not used to qualify the Study Area for designation as a blighted area under the Act.
2. Deterioration
Based on the definition given by the Act, deterioration refers to any physical deficiencies or disrepair in buildings or site improvements requiring treatment or repair. As defined in the Act, "deterioration" refers to, with respect to buildings, defects including but not limited to major defects in the secondary building components such as doors, windows, porches, gutters and downspouts, and fascia. With respect to surface improvements, the condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking, and surface storage areas are deteriorated, including but not limited to surface cracking, crumbling, potholes, depressions, loose paving material, and weeds protruding through paved surfaces.
Deterioration was found to be present to a major extent within the Study Area, affecting 81 tax of 86 blocks, or 94% of tax blocks in the Study Area. A total of 896 parcels were found to evidence deterioration in buildings or property improvements, representing 45% of all buildings. These buildings exhibit deterioration with respect to principal and/or accessory buildings, site improvements and adjacent deteriorated right-of-way conditions, which can take the form of streets without curbs and gutters, deteriorated pavement on public streets, alleys, sidewalks as well as cracked and crumbling curbs and gutters. The vast majority of deterioration found in the Study Area was related to deteriorated building components, including cracks in foundation and brick walls, rotten or sagging wood facades, deteriorated or broken windows and doors, deteriorated roof components and porches, and cracked or missing surface tile or brick. The presence of dilapidation is shown graphically on Figure D.
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Conclusion: This condition was found in 94% of the tax blocks, and therefore, was determined to be present to a major extent and was used to qualify the Study Area for designation as a blighted area under the Act.
3. Obsolescence
As defined in the Act, "obsolescence" refers to "the condition or process of falling into disuse, or where structures have become ill suited for the original use". Obsolescence can occur in response to a variety of factors. Most often, the standard of improvement for given uses improves, or becomes higher, over the course of time. Uses that are not improved or upgraded over the course of time often become obsolete. Market forces play a large role in the process of obsolescence. When the market for particular uses declines, there is little or no financial incentive to make improvement to properties. In the absence of improvements made over the course of time, properties fall further and further behind the current standard and become obsolete.
Obsolete buildings contain characteristics or deficiencies that limit their long-term sound use or reuse. Obsolescence in such buildings is typically difficult and expensive to correct. Obsolete building types have an adverse affect on nearby and surrounding development and detract from the physical, functional and economic vitality of the area.
Obsolescence was found to be present to a major extent in the Study Area, affecting 75 tax blocks, or 87% of tax blocks in the Study Area. A total of 697 buildings/properties were found to be obsolete, representing 35% of all buildings. The most significant form of obsolescence is represented in older residential buildings, mostly single-family dwellings. These residential buildings evidence obsolescence by virtue of some or all of the following conditions: a) buildings spaced too closely together: b) outdated in terms of size/layout; c) poor building condition/lack of maintenance and upgrades; and d) building age (built in 1930 or before). In general, the types of residential buildings possessing these characteristics are far below the current standard for residential design and construction. The analysis of obsolescence conducted determined that properties with two or more of these conditions constituted obsolescence. The residential areas where obsolescence was most concentrated are areas where building took place prior to annexation to Chicago and prior to the adoption of any zoning code.
Economic obsolescence is also present. These housing units do not compete well in the market for buyers and renters because they are far below the modern housing standard. There is reduced incentive to reinvest in these buildings in terms of maintenance and renovation due to the outdated layouts and generally poor quality of construction. The result is increasing building deterioration, which leads to dilapidation and, eventually, demolition. The presence of obsolescence is shown graphically on Figure E.
In addition to older residential buildings, this condition is also evidenced by obsolete commercial buildings/properties, and to a lesser extent, industrial properties. Properties along 119th Street in the east portion of the Study Area, and along Halsted Street in the south portion of the Study Area, are predominantly obsolete. Obsolescence along 119th Street is a function of this street losing its viability as a commercial district. This occurred at least 20 years ago, and buildings originally designed for commercial use are no longer well suited to market conditions. Vacancy within such commercial buildings is widespread. Residential buildings along 119th Street are
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also predominantly obsolete because they meet the criteria outlined above for obsolete residential buildings.
In the south area, Halsted Street has also been affected by a declining commercial market and the resulting loss of viability. The commercial viability of Halsted Street, while fairly strong further to the north, declines as one approaches the Calumet River. South of the Calumet River, in the City of Calumet Park, there are no commercial uses on Halsted Street, but rather a forest preserve, a golf course and other non-commercial and non-residential uses. The absence of residential use along the Halsted Street Corridor south of the Calumet River reduces consumer support for commercial uses within the Study Area. The commercial district terminates at the Calumet River and market support for commercial use along Halsted Street is weak. The location of the Cedar park Cemetery, which occupies the west side of Halsted Street from 123rd Street to 127th Street, acts to further weaken market demand by separating area residents from Halsted Street and diluting the synergy of the commercial district. The presence of religious institutions, vacant land and buildings, and auto repair/used car sales is clear evidence that the market for commercial use along the Halsted Street Corridor s weak.
Conclusion: This condition was found in 87% of the tax blocks, and therefore, was determined to be present to a major extent and was used to qualify the Study Area for designation as a blighted area under the Act.
Presence of Structures Below Minimum Code Standards
As defined in the Act, the "presence of structures below minimum code standards" refers to all structures that do not meet the standards of zoning, subdivision, building, fire, and other governmental codes applicable to property, but not including housing and property maintenance codes.
As referenced in the definition above, the principal purposes of governmental codes applicable to properties are to require buildings to be constructed in such a way as to sustain safety of loads expected from the type of occupancy; to be safe for occupancy against fire and similar hazards; and/or to establish minimum standards essential for safe and sanitary habitation. Structures below minimum code standards are characterized by defects or deficiencies that threaten health and safety.
Evidence of structures below minimum code standards was not found to be present to a major extent.
Conclusion: This condition was not found to be present within the Study Area and was not used to establish eligibility as a blighted area under the Act.
Illegal Use of Structures
There is an illegal use of a structure when structures are used in violation of federal, state or local laws.
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Conclusion: This condition was found to be present within the Study Area to a limited degree and was not used to establish eligibility as a blighted area under the Act.
Excessive Vacancies
As defined in the Act, "excessive vacancies" refers to the presence of buildings that are unoccupied or under-utilized and that represent an adverse influence on the area because of the frequency, extent, or duration of the vacancies. Excessive vacancies include all or portions of buildings listed as for rent or sale where the space is unoccupied, abandoned properties that show no apparent effort directed toward their occupancy, or buildings that are vacant because they are dilapidated or structurally unsound.
Vacant buildings and vacant lots are w idespread within the Study Area. There are a total of 234 vacant lots and 175 partially or completely vacant buildings within the Study Area, representing 9.5% of the total tax parcels and 8.8% of the total number of principal buildings. There are a total of 67 tax blocks containing vacant buildings within the Study Area, or 78% of the total number of tax blocks. Vacancy in buildings often occurs because the condition of the building is poor. Once vacant, the condition of the building often deteriorates until it is dilapidated and beyond rehabilitation. Thus, vacant lots are often a consequence of vacant buildings.
In addition to vacant residential buildings, vacancy within commercial storefront space is widespread, indicative of a weak retail market in certain areas. This is compounded by the fact that many of the vacant and underutilized buildings within the Study Area are also suffering from deterioration and obsolescence. Evidence of long-term vacancy is prevalent on particular sites, where weeds protrude through pavement and rotting boards cover windows. The presence of dilapidation is shown graphically on Figure F.
Conclusion: This condition was found in 78% of the tax blocks, and therefore, was determined to be present to a major extent and was used to qualify the Study Area for designation as a blighted area under the Act.
Lack of Ventilation, Light, or Sanitary Facilities
As defined in the Act, "lack of ventilation, light, or sanitary facilities" refers to the absence of adequate ventilation for light or air circulation in spaces or rooms without windows, or that require the removal of dust, odor, gas, smoke, or other noxious airborne materials. Inadequate natural light and ventilation means the absence or inadequacy of skylights or windows for interior spaces or rooms and improper window sizes and amounts by room area to window area ratios. Inadequate sanitary facilities refer to the absence or inadequacy of garbage storage and enclosure, bathroom facilities, hot water and kitchens, and structural inadequacies preventing ingress and egress to and from all rooms and units within a building.
Conclusion: This condition was not identified as being present within the Study Area and was not used to establish eligibility as a blighted area under the Act
C-12 119"' ami Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
8. Inadequate Utilities
As defined in the Act, ''inadequate utilities" refers to underground and overhead utilities such as storm sewers and storm drainage, sanitary sewers, water lines, and gas, telephone, and electrical services that are shown to be inadequate. Inadequate utilities are those that are (i) of insufficient capacity to serve the uses in the redevelopment project area, (ii) deteriorated, antiquated, obsolete, or in disrepair, or (iii) lacking within the redevelopment project area.
All properties within the Study Area are presently served by appropriate utilities. However, given the age of the area it is likely that some of these utilities are antiquated and in need of replacement. However, information needed to fully document the presence of this condition within the Study Area was not available.
Conclusion: The degree to which this condition is present within the Study Area was not documented as part of the eligibility analysis. Thus, the extent to which this condition may be present in the Study Area is unknown.
9. Excessive Land Coverage or Overcrowding of Community Facilities
As defined in the Act, "excessive land coverage or overcrowding of structures and community facilities" refers to the over-intensive use of property and the crowding of buildings and accessory facilities within a given area. Examples of problem conditions warranting the determination of an area as exhibiting excessive land coverage are (i) the presence of buildings either improperly situated on parcels or located on parcels of inadequate size and shape in relation to present- day standards of development for health and safety and (ii) the presence of multiple buildings on a single parcel. For there to be a finding of excessive land coverage, these parcels must exhibit one or more of the following conditions: a) insufficient provision for light and air within or around buildings; b) increased threat of spread of fire due to the close proximity of buildings; c) lack of adequate or proper access to a public right-of-way; d) lack of reasonably required off-street parking; or e) inadequate provision for loading and service.
This condition is present to a major degree within the Study Area. This condition is present on 72 tax blocks, or 84% of the total tax blocks in the Study Area. A total of 762 buildings evidenced excessive land coverage, representing 38% of all buildings. In many cases, the condition is present on many, or most, of the properties on a tax block. The presence of excessive land coverage is shown graphically on Figure G.
A variety of conditions were found that met the criteria for this factor, as defined in the Act, as shown on Figure H. The most common condition was residential buildings positioned too closely together and creating an increased threat of spread of fire. The properties identified on Figure 4 as representing an increased risk of fire exhibit the following characteristics:
Buildings with less than five feet of separation to an adjacent building.
Buildings of frame construction, with wood or vinyl side, and highly combustible.
Buildings with windows opening onto the area of inadequate building separation.
C-1 3 119"' and Halsted TIF
Second Amended Plan December 31, 2013 Revised March 28, 2014
These characteristics clearly represent an increased risk of fire and do not meet modern standards for fire suppression. Current zoning standards require at least a three foot side yard for each building, and current building codes typically require more separation, depending on construction type, openings and other factors. In addition, residential buildings without adequate separation impact livability and market desirability. It is noteworthy that the areas within the Study Area with the highest concentrations of excessive land coverage area also those with the highest levels of vacant land/lots, vacant buildings and building deterioration.
Other characteristics were also found in the Study Area that met the criteria defined in the Act. The characteristic of properties lacking reasonably required parking was found on many of the commercial buildings/properties in the Study Area. Because the pattern of development in the Study Area is of a low-density nature, commercial trade depends on automobile traffic and commercial properties without parking are functionally deficient. Also, a small number of properties exhibited the characteristic in which the close spacing of adjacent buildings impaired the provision of air and light.
Conclusion: This condition was found in 84% of the tax blocks, and therefore, was determined to be present to a major extent and was used to qualify the Study Area for designation as a blighted area under the Act.
Deleterious Land Use or Layout
As defined in the Act, "deleterious land-use or layout" refers to the existence of incompatible land-use relationships, buildings occupied by an inappropriate mix of uses, uses considered to be noxious, offensive, or unsuitable for the surrounding area, uses which are non-conforming with respect to current zoning, platting which does not conform to the current land use and infrastructure pattern, parcels of inadequate size or shape for contemporary development, and single buildings located on multiple parcels which have not been consolidated into a single building site.
Deleterious land use or layout was found to be present to a limited extent and does not affect a majority of tax blocks within the Study Area. This condition is evidenced by the presence of single buildings which cover multiple smaller parcels that have not been consolidated, as well as the presence of closely spaced commercial buildings which are of inadequate size in comparison to contemporary development. In addition, the presence of vacant land and buildings and the duration to which these properties have been vacant also have a deleterious effect on adjacent property. Several other factors contribute to deleterious conditions in the Study Area as well. A total of five properties were found to evidence deleterious land use, which took the form of incompatible uses in residential areas
Conclusion: This condition was found to be present to a limited extent within the Study Area. Therefore, this condition was not used to qualify the Study Area as a blighted area under the Act.
Environmental Clean-Up Requirements
As defined in the Act, "environmental clean-up" means that the area has incurred Illinois Environmental Protection Agency or United States Environmental Protection Agency
C -14 119"' and Halsted TIF
Second Amended Flan December 31. 2013 Revised March 2H, 2014
remediation costs for, or a study conducted by an independent consultant recognized as having expertise in environmental remediation has determined a need for, the clean-up of hazardous waste, hazardous substances, or underground storage tanks required by State or Federal law, provided that the remediation costs constitute a material impediment to the development or redevelopment of the redevelopment project area. Existing data was not found to substantiate the presence of significant environmental clean-up requirements, although it is very possible that industrial and former industrial uses located along the freight rail tracks contain hazardous material that requires remediation.
Conclusion: The degree to which this condition is present within the Study Area was not documented as part of the eligibility analysis. Thus, the extent to which this condition may be present in the Study Area is unknown.
12. Lack of Community Planning
As defined in the Act, "lack of community planning" means that the proposed redevelopment project area was developed prior to or without the benefit or guidance of a community plan. This means that the development occurred prior to the adoption by the municipality of a comprehensive or other community plan or that the plan was not followed at the time of the area's development. This condition must be documented by evidence of adverse or incompatible land-use relationships, inadequate street layout, improper subdivision, parcels of inadequate shape and size to meet contemporary development standards, or other evidence demonstrating an absence of effective community planning.
The Study Area is located entirely within in the West Pullman Community Area. Early development of this area began in the 1850's, and occurred well outside the limits of the City of Chicago at that time. Early development of the area took place in a number of distinct communities, including Kensington and the Village of Gano. Over time, the area became closely linked with the Town of Pullman, located directly to the east. In 1889, this area along with the Town of Pullman and other portions of what is now the South Side were annexed into the City of Chicago.
Much of the eastern portion of the Study Area was already developed when it was annexed into the City of Chicago in 1889. More than twenty years of additional development occurred before the adoption of the City's first zoning ordinance in 1923. In addition, substantial development occurred before the Burnham Plan of Chicago in 1909. Therefore, this condition was found to be present to a major extent, affecting the Study Area as a whole.
It should be noted that the Study Area has benefited from community planning in recent times. However, many of the conditions that now plague the area are the result of original development, which occurred without the benefit of sound community planning. Therefore, while significant planning investment has been made in the Study Area over recent decades, original development done without the benefit of sound community planning has contributed significantly to the Study Area's current problems.
Conclusion: This condition was found to be present to a major extent within the Study Area. Therefore, this condition was used to qualify the Study Area as a blighted area under the Act.
C-15 119"' unci Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
13. Lagging or Declining Equalized Assessed Value
As defined in the Act, this condition is present when the Study Area can be described by one of the following three conditions 1) the total equalized assessed value ("EAV") has declined in three of the last five years; 2) the total EAV is increasing at an annual rate that is less than the balance of the municipality for three of the last five calendar years; or 3) the total EAV is increasing at an annual rate that is less than the Consumer Price Index for all Urban Consumers published by the United States Department of Labor or successor agency for three of the last five calendar years for which information is available. Table A: Comparison of EAV Growth to Corns timer Price Index (CP I) compares the annual change in EAV of the Study Area with the balance of the City.
As shown in Table A, the total increase in EAV of property within the Study Area has lagged behind the increase in the Consumer Price Index (CPI) for All Urban Consumers in three of the last five years (2010, 2011, and 2012). While the Study Area's EAV declined in certain years, and lagged behind that of the City as a whole in certain years, the three years in which the Study Area's change in EAV was less than that of the CPI is the measure of EAV performance that meets the eligibility requirements of the Act. Therefore, this condition is present to a major extent, affecting the Study Area as a whole.
Table A
COMPARISON OF EAV GROWTH TO CONSUMER PRICE INDEX (CPI)
Year Total EAV of Study Area CPI Change, January; All Urban Consumers Is the Study Area growing at a rate less than the CPI?
EAV Change Index Level Change*
2012 $122,899,900 -13.1% 230.280 1.6% Yes
2011 $153,676,943 -12.1% 226.665 2.9% Yes
2010 $164,402,950 1.0% 230.223 1.6% Yes
2009 $164,177,595 4.5% 216.687 2.6% No
2008 $153,240,696 10.0% 211.143 0.04% No
2007 $144,816,841 211.080
* Change from preceding 12 month period Source: U.S. Bureau of Labor Statistics
Conclusion: Lagging or declining equalized assessed value is meaningfully present and reasonably distributed affecting the entire Study Area, consistent with the definition contained in the Act. Therefore, this condition was used to qualify the Study Area as a blighted area under the Act.
C-16 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
Eligibility Analysis Summary
On the basis of the above review of current conditions, the Study Area meets the criteria for qualification as a blighted area. More than 50% of the buildings within the Study Area are 35 years of age or older. A minimum of five of the thirteen eligibility factors are required to qualify as a blighted area under the Act, once this age threshold is met. The Study Area exhibits the presence of six of the thirteen blighted area eligibility factors to a major extent, as defined by the Act. These conditions are meaningfully present and reasonably distributed within the Study Area, as determined in the individual analysis of each eligibility condition.
Table B: Summary of Blighted Area Eligibility Conditions summarizes the presence and distribution of the conditions applicable to eligibility of the Study Area as blighted area. This summary demonstrates the degree to which these conditions are meaningfully present and reasonably distributed within the Study Area.
Table B
DISTRIBUTION OF CONSERVATION AREA ELIGIBILITY FACTORS
Eligibility Factors|999999999 9|10 11 12 13
Present to a Major Extent V V V V V V
Present to a Limited Extent V
Not Present or Not Documented V V V V
Total Affected Tax Blocks 26 81 75 - - 67 - - 72 - - 86 86
% of Blocks Affected 30% 94% 87% - - 78% - - 84% - - 100% 100%
Blighted Area Eligibility Factors Legend
Dilapidation
Deterioration 3 Obsolescence
Presence of structures below minimum code standards
Illegal use of structures
Excessive vacancies
Lack of ventilation, light or sanitary facilities
Inadequate utilities
Excessive land coverage or overcrowding of community
Deleterious land use or layout
Environmental contamination
Lack of community planning
Declining or stagnant EAV
C-17 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
Maps of Eligibility Conditions Determined to be Present to a Major Extent
Amendment Area
Maps B - G
C- I 8 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 20/4
FIGURE B
Existing Land Use
City of Chicago
119th & Halsted TIF Amendment No. 2
C-19 119"' and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
pmiainr,
City of Chicago
119th 4 Halsted TIF Expansion
119"1 and Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
M s n
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Legend
m 1 a < § • § ; f < i ¦ g § i 1 i 1 ; | ! a :¦!)!; !
I. -' Amendment Area
FIGURE D
Deterioration
Deteriorated Buildings (896) Original Project Area
City of Chicago
119th & Halsted TIF Amendment No. 2
/ / 9"' and Halsted TIF
Second Amended I'Ian December 31, 2013 Revised March 2S, 2014
FIGURE E1
Obsolescence
City of Chicago
119th a Halsted TIF Expansion Amendment No.2
119"" and Halsted TIF
Second Amended Plan December.?/. 201J Revised March 28, 2014
FIGURE F
Vacancies
City of Chicago C6mirOS
119th & Halsted TIF Amendment No. 2 „ ,B ^ ,K O
C-23 119"' Second Amended Plan December 31. 2013 Revised March 2H, 2014
FIGURE G
Excessive Land Coverage
City of Chicago 119th & Halsted TIF Amendment No. 2
«ij Parcels with Excessive Land Coverage (762)
camiros
119"' and Ha/sled TIF
Second Amended Plan December 31, 2013 Revised March 2H, 2014
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Legend
I I Original Project Area
Amendment Area ' 119th&HalstedTIFBoundary
FIGURE H
Study Area Tax Blocks
City of Chicago
119th & Halsted TIF Amendment No. 2
C-25 119"' anil Halsted TIF
Second Amended Plan December 31. 2013 Revised March 28, 2014
TABLE B - DISTRIBUTION OF BLIGHTING FACTORS
Table B
DISTRIBUTION OF CONSERVATION ARE ELIGIBILITY FACTORS
Eligibility Factors|999999999 9|10 11 12 13
Present to a Major Extent V V V V V V
Present to a Limited Extent V
Not Present or Not Documented V V V V
Total Affected Tax Blocks 26 81 75 - - 67 - - 72 - - 86 86
% of Blocks Affected 31% 94% 87% - - 78% - - 84% - - 100% 100%
Conservation Area Eligibility Factors Legend
Dilapidation
Obsolescence
Deterioration
Presence of structures below minimum code standards
Illegal use of structures
Excessive vacancies
Lack of ventilation, light or sanitary facilities
Inadequate utilities
Excessive land coverage or overcrowding of community
Deleterious land use or layout
Environmental contamination
Lack of community planning
Declining or stagnant EAV
C-26 119"' and Halsted TIF
Second Amended Flan December 31. 2013 Revised March 28, 2014
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
tt Property Number 2012 EAV
|109|25214260270000 $5,521 |109|25214260280000 Exempt |109|25214260290000 Exempt |109|25214260300000 Exempt |109|25214260310000 Exempt |109|25214260320000 Exempt |109|25214260370000 $22,678 |109|25214260380000 Exempt |10 9|25214270270000 $4,511
10 25214270280000 $21,073
11 25214270290000 $31,459
12 25214270300000 $23,805
13 25214270310000 $64,091
14 25214270320000 $5,173
15 25214270330000 $4,337
16 25214280120000 118,977
17 25214280130000 $19,089
18 25214280140000 $19,695
19 25214280150000 $13,018
20 25214280310000 $4,166
21 25214280320000 $13,882
22 25214280330000 $24,953
23 25214280340000 Exempt
24 25214290160000 $21,522
25 25214290170000 $15,477
26 25214290180000 $5,225
27 25214290190000 $23,662
28 25214290200000 $22,664
29 25214290360000 $0
30 252I4290J70000 $34,043
31 25214290380000 $4,744
32 25214290390000 $19,757
33 25214290400000 $274,458
34 25223200050000 $6,574
35 25223200060000 520,618
36 25223200070000 $20,242
37 25223200080000 $117,723
38 25223200150000 $4,612
39 25223200160000 $4,382
40 25223200170000 Exempt
41 2522320018000(1 S6.689
42 25223200190000 $7,889
43 25223200200000 $34,548
44 252232002IOOOO S6.0I8
15 2522320022(1(100 SI.612
16 2527I00002OOO0 539.480
17 25:7IO0l"i(17iiOO0 S23.963
# Property Number 2012 EAV
48 25271000080000 $4,601
49 25271000090000 $35,979
50 25271000100000 $3,945
51 2527IO0011OOOO Exempt
52 25271000120000 Exempt
53 25271000130000 528.679
54 25271000140000 $33,953
55 25271000150000 $52,139
56 25271000390000 $59,995
57 25271000400000 Exempt
58 25281060090000 $10,131
59 25281060100000 $16,828
60 25281060110000 $5,597
61 25281060120000 $18,065
62 25281060130000 $32,775
63 25281060140000 Exempt
64 25281060150000 $28,084
65 25281060160000 $5,869
66 25281060170000 $22,689
67 25281060180000 $5,040
68 25281060190000 $10,425
69 25281060200000 $20,717
70 25281060210000 $17,866
71 25281060220000 Exempt
72 25281060230000 $28,323
73 25281060240000 $23,244
74 25281060250000 $3,914
75 25281060260000 Exempt
76 25281060270000 $33,763
77 25281060280000 $21,797
78 25281060290000 $25,806
79 25281060300000 $30,803
80 25281060310000 S3.9I4
81 25281060320000 $3,914
82 25281060330000 58,422
83 25281060340000 $10,656
84 25281060350000 $20,806
85 25281060360000 $0
S6 25281060370000 527,049
87 25281060380000 $25,551
88 25281060390000 Exempt
89 25281070100000 $24,928
90 25281070110000 S23.536
91 25281070120000 $14,482
92 25281070130000 S23.5.V1
93 25281070140000 53,880
94 2528I070I50OO0 53.880
2012 EAV
Property Number
95 25281070160000 $26,204
96 25281070170000 $3,880
97 25281070180000 $3,880
98 25281070190000 $29,804
99 25281070200000 $26,569
100 25281070210000 $26,603
101 25281070220000 $18,020
102 25281070250000 517.793
103 25281070260000 518.523
104 25281070270000 SI 6.295
105 25281070280000 $9,895
106 25281070290000 Exempt
107 25281070300000 Exempt
108 25281070310000 $44,281
109 2528IO7O32OO00 $18,590
110 25281070330000 $2,326
111 25281070340000 $15,324
112 25281070350000 S23.522
113 25281070360000 526,288
114 25281070370000 Exempt
IIS 25281070380000 Exempt
116 25281070410000 525.186
117 25281070420000 $7,828
118 25281110100000 $15,218
1 19 25281110110000 $14,474
120 25281110120000 $24,120
121 25281110130000 $9,650
122 25281110140000 $9,650
123 25281110150000 $23,503
124 25281110160000 517.695
125 25281110270000 $24,667
126 25281110300000 $26,406
127 25281110310000 Exempt
128 25281110320000 S21,420
129 25281110330000 S2I.I26
130 25281110340000 512.502
131 25281110350000 526,263
132 25281110360000 58,454
133 25281110380000 534,296
134 25281110390000 $26,984
135 25281110400000 519.984
136 25281110410000 521.457
137 25281110420000 526.395
138 25281110430000 523,646
139 25281120080000 518,220
140 25281120090000 517.577
141 252SI 120100000 53.880
2012 EAV
Property Number
142 25281120110000 Exempt
143 25281120120000 526,507
144 25281120130000 $28,036
145 25281120140000 56,515
146 25281120150000 524.041
147 25281120160000 527.840
148 25281120170000 516,326
149 25281120180000 514,407
150 25281120190000 522.467
151 25281120200000 526,165
152 25281120280000 53,880
153 25281120290000 $83,890
154 25281120300000 $20,343
155 25281120310000 $31,285
156 25281120320000 $40,291
157 25281120330000 513,105
158 25281120340000 517,344
159 25281120350000 517,821
160 25281120360000 $1,628
161 25281120370000 $5,641
162 25281120380000 $11,318
163 25281130110000 $6,313
164 25281130120000 Exempt
165 25281130130000 SI 1.567
166 25281130140000 515.481
167 25281130150000 $13,554
168 25281130160000 $18,983
169 25281130170000 S3.880
170 25281I30I8OOOO $22,767
171 25281130190000 $14,673
172 25281130200000 Exempt
173 25281130210000 $19,606
174 25281130220000 511,859
175 25281130230000 51,551
176 25281130300000 513,747
177 2528I1303IOOOO $24,229
178 25281130320000 $22 232
179 25281130330000 $3,248
180 25281130340000 $0
181 25281130350000 $0
182 25281 13(1300000 S3.880
183 25281130370000 $16,996
184 25281130380000 $16,831
185 25281130390000 S4.332
18n 25281130400000 56.212
187 25281130110000 56.301
188 252SI l-100ll)u0it Exempt
November 15. 201;
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
2012 EAV
Property Number
189 25281140020000 J 17.302
190 25281140030000 $3,880
191 25281140040000 Exempt
192 25281140050000 $27,096
193 25281140060000 $3,841
194 25281140070000 $24,417
195 25281140080000 $18,795
196 25281140090000 $5,822
197 25281140100000 $19,339
198 25281140110000 $14,246
199 25281140120000 $21,415
200 25281140130000 $18,393
201 25281140140000 $21,477
202 25281140160000 $17,246
203 25281140170000 $24,316
204 25281140180000 $1,551
205 25281140190000 $119,460
206 25281140200000 $17,643
207 25281140210000 $30,654
208 25281140220000 $3,880
209 25281140230000 $20,630
210 25281140240000 $268
211 25281140250000 $15,551
212 25281140260000 $21,727
213 25281140270000 $7,763
214 25281140280000 $20,815
215 25281140290000 $10,341
216 25281140300000 $5,822
217 25281140310000 $5,822
218 25281140320000 $25,169
219 25281140330000 Exempt
220 25281140340000 $774
221 25281140350000 $23,107
222 2528I150O4O00O $35,499
223 25281150050000 $30,407
224 25281150060000 $40,165
225 25281150070000 $26,858
226 25281150080000 $22,756
227 25281150110000 $17,519
228 2528115012OOOO S24.347
229 25281150I3OOOO $3,880
230 25281150140000 $4,767
231 25281I5OI500OU $36,989
232 25281150160000 $21,266
231 25281I5OI70O00 $17,282
234 25281150180000 SI 9.953
235 25281150190000 S21.334
2012 EAV
Property Number
236 25281150200000 $16,831
237 25281150210000 $154
238 25281150220000 $27,927
239 2528II5023OOOO $29,698
240 2528II5O24OOO0 $34,139
241 25281150250000 $17,479
242 25281150260000 $26,109
243 25281150270000 $32,506
244 25281150280000 $38,757
245 25281150290000 $43,327
246 25281150300000 $41,680
247 25281150310000 $60,121
248 25281150320000 $17,240
249 25281150330000 $23,062
250 25281150340000 $31,745
251 25281150350000 $7,608
252 25281180150000 $8,585
253 25281180160000 $3,880
254 25281180170000 $16,171
255 25281180180000 $30,295
256 25281180190000 $3,880
257 25281180200000 $11.523
258 25281180210000 $15,487
259 25281180220000 $17,549
260 25281180230000 $17,445
261 25281180240000 $12,221
262 25281180250000 $7,187
263 25281180260000 $18,256
264 25281180270000 $26,763
265 25281180280000 $5,768
266 25281180290000 $16,129
267 25281180300000 $0
268 25281180310000 $17,588
269 25281180320000 $24,280
270 25281180330000 $23,054
271 25281190040000 $16,272
272 25281190050000 $16,115
273 25281190060000 $17,066
274 25281190070000 $5,002
275 25281190080000 $15,535
276 25281190090000 $3,880
277 25281190100000 SI 9.690
278 25281190110000 S15.509
279 25281190120000 $2,609
280 25281190130000 S3.880
281 25281190140000 $0
282 25281190150000 $0
# Property Number 2012 EAV
283 25281190160000 $20,161
284 25281190170000 $12,005
285 25281190180000 $0
286 25281190190000 $14,216
287 25281190200000 $4,528
288 25281190210000 $26,117
289 25281190220000 $21,457
290 25281190230000 $14,603
291 25281190240000 $12,858
292 25281190250000 $8,529
293 25281190260000 SO
294 25281190270000 54,250
295 25281190280000 $22,989
296 25281190290000 54.851
297 25281190300000 54,851
298 25281190310000 517,198
299 25281190320000 $22,759
300 25281190330000 $5,743
301 25281190340000 $20,097
302 25281190350000 $13,026
303 25281190360000 $15,599
304 25281190370000 $3,880
305 25281190380000 SI 2.493
306 25281190390000 SI 5,540
307 25281190420000 Exempt
308 25281190430000 S25.677
309 25281200010000 51.551
.310 25281200020000 59.497
311 25281200030000 54.250
312 25281200040000 S20.433
313 25281200050000 $3,880
314 25281200060000 $4,194
315 25281200070000 $23,466
316 25281200080000 $19,479
317 25281200090000 $0
318 2528I200IOOOOO $20,996
319 25281200IIOOOO $16,127
320 25281200120000 56,705
321 25281200130000 519,628
322 25281200140000 $14,286
323 25281200150000 S5.008
324 25281200160000 517.327
325 25281200170000 55.978
326 25281200180000 SI6.713
327 2528I2OOI90OOO 527.565
328 252812002UOOOO S21.308
329 2528120021000(1 SI9.586
2012 EAV
Property Number
330 25281200220000 511.284
331 25281200230000 $16,533
332 25281200240000 $23,113
333 25281200250000 $2,926
334 25281200260000 $20,475
335 25281200270000 $1,509
336 25281200280000 $13,497
337 25281200290000 $0
338 25281200300000 $29,189
339 25281200310000 $26,176
340 25281200320000 $21,973
341 25281200330000 $15,523
342 25281200340000 $18,671
343 25281200350000 $32,601
344 25281200360000 $21,325
345 25281210010000 $1,551
346 25281210020000 $9,082
347 25281210030000 $28,482
348 25281210040000 $21,095
349 25281210050000 $4,248
350 25281210060000 $5,240
351 25281210070000 $20,254
352 252812IOOSOOOO $19,364
353 25281210090000 $2,225
354 25281210100000 $22,756
355 2528I2101IOOOO $3,692
356 2528I2I0120OOO $22,223
357 25281210130000 S26.650
358 25281210140000 $10,530
359 25281210150000 $24,103
360 25281210160000 $17,333
361 25281210200000 S20.764
362 2528I2I02K1000 S26.538
363 25281210220000 55.822
364 2528I2IO230000 SI 6,076
365 25281210240000 S24.98I
366 25281210250000 $13,944
367 25281210260000 S3 1,044
368 25281210270000 $31,751
369 25281210280000 $8,997
370 25281210290000 517,069
371 25281210300000 514,634
372 25281210310000 $20,773
373 252812I032OOOO $13,175
374 25281210330OO0 55.434
37< 25281210340000 523.730
3 76 2528I2I03OO000 51.939
November 15. 2013
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
# Property Number 2012 EAV
377 25281210370000 $1 1,298
378 25281220010000 SI.55I
379 25281220020000 $25,121
380 25281220030000 $20,882
381 25281220040000 $28,746
382 25281220050000 $5,174
383 25281220060000 $18,152
384 25281220070000 $22,964
385 25281220080000 $4,969
386 25281220090000 $19,246
387 2528I22010OOOO $23,696
388 25281220110000 $1,703
389 25281220120000 $15,352
390 25281220130000 $19,131
391 25281220140000 SI 2,238
392 25281220150000 $19,193
393 25281220160000 S3,408
394 25281220170000 $25,612
395 25281220180000 $11,733
396 25281220210000 $14,704
397 2528I22O2200OO $34,338
398 25281220230000 $10,094
399 25281220240000 $12,740
400 25281220250000 $27,206
401 25281220280000 $20,977
402 25281220290000 Exempt
403 25281220300000 $24,762
404 25281220310000 $9,716
405 25281220340000 $17,978
406 25281220350000 $5,861
407 25281220360000 $2,836
408 25281220370000 $4,018
409 25281230010000 $1,551
410 25281230020000 S6.318
411 25281230030000 SI3.0I5
412 25281230040000 $21.056
413 25281230050000 S2.3.499
414 25281230060000 $ 17,052
415 25281230070000 $41,312
416 25281230080000 $38,165
417 25281230090000 $3,880
418 25281230100000 $18,761
419 2528I2301IOOOO $9,014
420 2528I23012OOOO $3,880
121 2528I23OI30000 S5.8I6
422 2528I23OI4000O SI9.I 14
423 2528I23OI500O0 $29,498
# Property Number 2012 EAV
424 25281230160000 $20,057
425 25281230170000 $25,882
426 25281230180000 $17,855
427 25281230190000 $931
428 25281230200000 $23,502
429 25281230210000 $13,836
430 25281230220000 $19,931
431 25281230230000 $8,205
432 25281230290000 $31,818
433 25281230300000 $25,593
434 25281230310000 $28,626
435 25281230330000 $33,920
436 25281230340000 $27,854
437 25281230350000 $6,343
438 25281250010000 $28,872
439 25281250020000 $17,832
440 25281250030000 $6,212
441 25281250040000 $5,174
442 25281250050000 $21,746
443 25281250060000 $3,467
444 25281250070000 $5,822
445 25281250090000 $2,662
446 2528I250IOOOOO $0
447 25281250110000 $0
448 25281250120000 Exempt
449 25281250150000 $17,807
450 25281250160000 $5,661
451 25281250170000 $17,664
452 25281250180000 Exempt
453 25281250190000 $20,310
454 25281250200000 $4,169
455 25281250210000 Exempt
456 25281250220000 Exempt
457 25281250230000 $23,800
458 25281250240000 $17,586
459 25281250250000 $26,398
460 25281250260000 $20,327
461 25281250270000 $20,327
462 25281250280000 $16,803
463 25281250290000 $1 1.848
464 25281250300000 SI 6.901
465 25281250310000 $3,880
466 25281250320000 $4,354
467 2528I25033OOOO SI 6,3 96
468 25281250340000 $22,386
469 25281250350000 Exempt
470 25281250360000 Exempt
tt Property Number 2012 EAV
471 25281250370000 Exempt
472 2528I25O380OOO $33,866
473 25281260010000 $27,383
474 25281260020000 $4.48!
475 25281260030000 $26,050
476 25281260040000 Exempt
477 25281260050000 $3,092
478 25281260060000 $3,249
479 25281260070000 S15.815
480 25281260080000 $3,566
481 25281260090000 $20,357
482 25281260100000 $9,177
483 25281260110000 $3,945
484 25281260120000 $18,988
485 25281260130000 $3,945
486 25281260140000 $14,760
487 25281260150000 $20,430
488 25281260160000 S3,602
489 25281260240000 $24,080
490 25281260250000 $14,943
491 25281260260000 $9,177
492 25281260270000 $14,365
493 25281260280000 $12,507
494 25281260290000 $37,286
495 25281260330000 $8,902
496 25281260340000 $8,369
497 25281260350000 $50,854
498 25281260360000 $50,854
499 25281260370000 $4,102
500 25281260380000 $4,102
501 25281260390000 $4,102
502 25281260400000 $4,102
503 25281270010000 $13,635
504 25281270020000 $14,452
505 25281270030000 $1,885
506 25281270040000 $31,417
507 25281270050000 $15,063
508 25281270060000 $14,137
509 25281270090000 $17,751
510 25281270100000 SI 1.231
511 25281270110000 $10,450
512 25281270120000 $22,543
513 25281270130000 $24,527
514 25281270140000 S4.214
515 25281270150000 $12,530
516 25281270160000 S9.758
517 2528I27OI7000O $26,9(19
Property Number 2012 EAV
518 25281270180000 $17,448
519 25281270200000 $37,758
520 25281270210000 $13,301
521 25281270220000 $5,044
522 25281270230000 $13,568
523 25281270240000 SI6.486
524 25281270250000 $4,657
525 25281270260000 $14,328
526 25281270270000 $3,880
527 25281270280000 $29,066
528 25281270310000 $25,713
529 25281270320000 S31.383
530 25281270330000 SI 9.948
531 25281270340000 $3,880
532 25281270350000 $10,021
533 25281270360000 $36,557
534 25281270370000 $3,726
535 25281270380000 $3,633
536 25281270390000 S29.055
537 25281270400000 SI 4.539
538 25281270410000 $7,373
539 25281270430000 S20.360
540 25281270440000 $18,046
541 25281270450000 $3,642
542 25281280010000 $10,336
543 25281280020000 SI 8.943
544 25281280030000 $44,191
545 25281280040000 $23,749
546 25281280050000 $15,302
547 25281280060000 $17,799
548 25281280070000 $13,554
549 25281280080000 $3,880
550 25281280090000 S4.I83
551 25281280100000 $22.164
552 25281280110000 S3 1.628
553 25281280120000 $4,295
554 25281280130000 SI3.498
555 25281280140000 $3,880
556 25281280150000 $4,509
557 25281280160000 S3.880
558 2528128017011(10 $10,796
559 25281280180000 $21.008
560 25281280190000 S3.880
561 2528I28020OOOO S26.342
5t>2 2528128022000(1 $10,715
564 252SI280:-1(1(1(10 $16,303
November 15. 201
APPENDIX D
INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
Property Number
2012 EAV
Property Number
2012 EAV
Property Number
2012 EAV
Property Number
2012 EAV
565 25281280250000 S29.187
566 25281280260000 $5,524
567 25281280280000 $2,550
568 25281280290000 $2,884
569 25281280300000 Exempt
570 25281280310000 Exempt
571 25281280320000 Exempt
572 25281290010000 Exempt
573 25281290040000 $0
574 25281290050000 $17,605
575 25281290090000 $14,886
576 25281290100000 $17,142
577 25281290110000 $13,843
578 25281290120000 $15,608
579 25281290130000 $18,943
580 25281290140000 $18,949
581 25281290150000 $16,362
582 25281290180000 $29,838
583 25281290190000 $33,168
584 25281290200000 $3,785
585 25281290210000 $19,333
586 25281290220000 S4.250
587 25281290230000 $18,262
588 25281290240000 $6,447
589 25281290250000 $16,932
590 25281290260000 $21,275
591 25281290270000 $9,701
592 25281290280000 $2,572
593 25281290290000 $16,963
594 25281290300000 $20,259
595 25281290310000 $16,026
596 25281290320000 $17,008
597 25281290330000 SI3.I19
598 25281290340000 S3.880
599 25281290350000 $38,846
600 25281290360000 Exempt
601 25281290380000 $37,612
602 25281290390000 $23,783
603 25281290400000 Exempt
604 25281300010000 $29,964
605 25281300020000 $16,247
606 25281300030000 $18,778
607 2528I3OOO40000 $5,247
608 25281300050000 S32.657
609 25281300060000 $4,267
610 252813000700011 S3.880
611 2528131)0080000 $20,804
612 25281300090000 $14,255
613 25281300100000 $3,880
614 25281300110000 $7,365
615 25281300120000 $6,119
616 25281300130000 $29,969
617 25281300140000 $11,507
618 25281300150000 $0
619 25281300160000 $8,343
620 25281300170000 $21,317
621 25281300180000 $16,606
622 25281300190000 $16,542
623 25281300220000 $12,824
624 25281300230000 $14,954
625 25281300240000 $9,168
626 25281300250000 $4,865
627 25281300260000 $20,422
628 25281300270000 $4,932
629 25281300280000 $14,519
630 25281300290000 $4,242
631 252813OO30000O 521,294
632 25281300310000 519,931
633 25281300320000 59,712
634 25281300330000 519.592
635 25281300340000 $12,664
636 25281300350000 $31,156
637 25281300360000 515,363
638 25281300370000 512,757
639 25281300380000 $27,018
640 2528I3IO0IOOOO $21,923
641 25281310020000 $28,850
642 25281310030000 $2,637
643 25281310040000 $27,181
644 25281310050000 515,622
645 25281310060000 54,203
646 25281310070000 529,683
647 2528I3IO08OOOO $11,263
648 25281310090000 $19,319
649 25281310100000 SI7.830
650 25281310170000 517.232
651 25281310180000 528,802
652 25281310190000 $9,510
653 25281310200000 59.510
654 25281310210000 S22.529
655 25281310220000 540.951
656 25281310230000 S24.734
657 25281310240000 5IS.-I78
658 2528I3I025OOOO $14,718
659 25281310260000 $20,464
660 25281310270000 $12,882
661 25281310280000 $27,571
662 25281310290000 520,856
663 25281310300000 518.691
664 25281310310000 519,788
665 25281310320000 $19,791
666 25281310330000 $15,476
667 25281310340000 $7,336
668 25282000100000 $23,954
669 25282000110000 $10,492
670 25282000120000 $44,443
671 25282000130000 $36,260
672 25282000140000 $24,712
673 25282000150000 528,606
674 25282000160000 $23,000
675 25282000170000 $13,994
676 25282000180000 $27,029
677 25282000190000 $0
678 25282000240000 $22,571
679 25282000250000 $25,778
680 25282000260000 S21.645
681 25282000270000 512.643
682 25282000280000 $20,910
683 25282000290000 $16,536
684 25282000300000 $21,968
685 25282000310000 $187
686 25282000320000 $23,592
687 25282000330000 512.291
688 25282000350000 $7,551
689 25282000360000 $21,258
690 25282000370000 $4,766
691 25282000380000 $25,419
692 25282OIOI100OO $3,914
693 25282010120000 SI 3.966
694 25282010130000 513.739
695 25282010140000 515,473
696 25282010150000 510.588
697 252820IOI70000 $23,295
698 25282OIOI8000O $13,357
699 252820IOI90000 Exempt
700 25282010200000 $18,977
701 25282010210000 521,825
702 25282010220000 526,224
703 25282OIO2300OO 516.017
704 252S20I024OO00 S23.41S
705 25282010250000 S22.857
706 25282010260000 SI 4.426
707 25282010270000 SI7.I25
708 25282010280000 514,031
709 25282010290000 517,616
710 25282010300000 520,579
711 25282OIO31OO0O 512,454
712 25282010320000 53,914
713 25282010330000 525,553
714 25282010340000 $29,150
715 25282010350000 $12,642
716 25282010360000 $21,822
717 25282020050000 $7,838
718 25282020060000 526,589
719 25282020070000 $9,187
720 25282020080000 523,573
721 25282020090000 518,200
722 25282020100000 $6,665
723 25282020110000 $17,288
724 25282020120000 $13,551
725 25282020130000 513,074
726 25282020160000 $22,041
727 25282020170000 $976
728 25282020180000 $13,414
729 25282020190000 $9,935
730 25282020200000 SI 3.298
731 25282020210000 515,933
732 25282020220000 $0
733 25282020230000 $20,015
734 25282020240000 $16,037
735 25282020250000 $25,029
736 25282020260000 $25,447
737 25282020270000 $26,100
738 25282020280000 521.536
739 25282020290000 S24.639
740 25282020300000 526,690
741 252820203IOOOO $23,660
742 25282020320000 $43,080
743 25282020330000 $3,619
744 25282040010000 532.935
745 25282040020000 $4,416
746 25282040030000 S3.945
747 25282040040000 55.521
748 25282040050000 SI 3.691
749 25282040060009 S2O.3I0
750 25282040O70000 SI 7.900
751 25:820.10080000 S4.1.60
752 :5:k:o-iou90(uio S').t7:
November I5r 201
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
# Properly Number 2012 EAV
753 25282050010000 S24.I48
754 25282050020000 $7,233
755 25282050030000 $7,233
756 25282050060000 $3,614
757 25282050070000 S5.917
758 25282050430000 $5,496
759 25282050440000 $13,453
760 25282050470000 Exempt
761 25282050480000 $75,224
762 25282060410000 Exempt
763 25282070010000 $23,306
764 25282070020000 $23,306
765 25282070030000 $17,120
766 25282070040000 SI7.339
767 25282070050000 $4,770
768 25282070230000 Exempt
769 25282070240000 Exempt
770 25282070250000 Exempt
771 25282070270000 $23,006
772 25282070560000 Exempt
773 25282070570000 $1,422
774 25282080030000 $33,361
775 25282080040000 $26,490
776 25282080050000 $12,938
777 25282080060000 $16,898
778 25282080070000 $845
779 25282080080000 $50,602
780 25282080140000 $31,844
781 25282080150000 $11,882
782 25282080160000 $20,293
783 25282080170000 $23,735
784 25282080180000 $12,892
785 25282080190000 $17,894
786 25282080200000 $10,086
787 25282080210000 SI,429
788 25282080220000 $18,321
789 25282080230000 SI 7,858
790 25282080240000 $3,880
791 25282080250000 $18,615
792 25282080310000 $24,106
793 25282080320000 $21,878
794 25282080330000 $23,735
795 25282080340000 $10,826
796 25282080350000 $24,378
797 25282080360000 S22.389
798 25282080370000 SI 13.913
799 25282080380000 S25.828
2012 EAV
Property Number
800 25282080400000 $25,865
801 25282080410000 $25,129
802 25282090010000 $5,523
803 25282090020000 $16,435
804 25282090030000 $14,188
805 25282090040000 $15,044
806 25282090050000 $19,973
807 25282090060000 $19,622
808 25282090070000 $15,958
809 25282090080000 $387
810 25282090090000 $16,488
811 25282090100000 SI 2,404
812 25282090110000 $406
813 25282090120000 SI 1,621
814 25282090130000 $22,807
815 25282090140000 $21,502
816 25282090150000 $11,468
817 25282090160000 $10,831
818 25282090170000 $1,551
819 25282090180000 $36,706
820 25282090190000 $29,195
821 25282090200000 $25,820
822 25282090210000 $23,629
823 25282090220000 $9,660
824 25282090230000 $14,401
825 25282090240000 $21,087
826 25282090250000 $14,241
827 25282090260000 $9,718
828 25282090270000 $154
829 25282090280000 Exempt
830 25282090290000 S2I.8I6
831 25282090300000 SI 7,552
832 25282090310000 $14,334
833 25282090320000 S20.486
834 25282090330000 $17,111
835 25282090340000 $4,986
836 25282100010000 $23,831
837 25282100020000 $11,840
838 25282100030000 $13,902
839 25282100040000 $23,446
840 25282100050000 $11.054
841 25282100060000 $9,875
842 25282100070000 S20.905
843 25282100080000 $6,803
814 25282100090000 SI 9.965
815 25282100100000 S22.7I7
846 25282100110000 S18 273
# Property Number 2012 EAV
847 25282100120000 $I3.I44
848 25282100130000 $20,416
849 25282100140000 $11,907
850 25282100150000 $11,907
851 25282100160000 $3,847
852 25282100170000 $23,704
853 25282100180000 $25,046
854 25282100190000 $9,556
855 25282100200000 $33,701
856 25282100210000 $16,141
857 25282100220000 $13,371
858 25282100230000 $5,044
859 25282100240000 $5,044
860 25282100250000 $23,744
861 25282100260000 $15,279
862 25282100270000 $14,135
863 25282100280000 $32,228
864 25282100290000 $17,830
865 25282100300000 $16,559
866 25282100310000 $11,811
867 25282100320000 $15,521
868 25282100330000 $22,675
869 25282160010000 $1,551
870 25282160020000 $10,259
871 25282160030000 $10,910
872 25282160040000 $19,602
873 25282160050000 S21,704
874 25282160080000 $1 1,760
875 25282160090000 SI 3.701
876 25282160100000 SI9.838
877 25282I601IOOOO $28,788
878 25282160120000 $6,382
879 25282160130000 $13,602
880 25282160140000 $2.3.786
881 25282160150000 $13,700
882 25282160160000 $29,145
883 25282160170000 $1,075
884 2S282I60I80000 $21,241
885 25282160190000 $14,861
886 25282160200000 $28,741
887 25282I602IOOOO $38,383
888 25282160230000 $16,331
889 25282160240000 $9,585
890 25282160250000 $16,909
891 25282160260000 SI l.f.88
892 25282160270000 $19,303
893 25282160280000 S3.880
2012 EAV
Property Number
894 25282160300000 $26,583
895 25282160310000 $10,925
896 25282160320000 $1,939
897 25282160330000 $9,592
898 25282170030000 $23,581
899 25282170040000 $29,153
900 25282170050000 $25,870
901 25282170060000 $33,532
902 25282170070000 $3,880
903 25282170080000 $.3,880
904 25282170090000 $4,343
905 25282170100000 $3,880
906 25282170110000 $32,076
907 25282170120000 $3,880
908 25282170130000 $3,880
909 25282170140000 SI4.88I
910 25282170150000 $13,949
911 25282170160000 $7,259
912 25282170170000 $1,469
913 25282170180000 $25,767
914 25282170190000 $13,472
915 25282170200000 $16,525
916 25282170210000 $0
917 25282170220000 $18,290
918 25282170230000 $904
919 25282170240000 $23,087
920 25282170250000 $15,305
921 25282170260000 $6,736
922 25282170270000 Exempt
923 25282170280000 $20,958
924 25282170290000 S24.686
925 25282170300000 $1,551
926 25282170310000 S24.I34
927 25282I800IOOOO $8,829
928 25282180020000 $9,907
929 25282180030000 $3,880
930 25282180040000 $22,554
931 25282180050000 $15,122
932 25282180060000 SO
933 25282I8O07OO0O $16,800
934 25282180080000 $17,858
935 25282180090000 $7,156
936 25282I80IOOOOO SI 5.139
937 25282180110000 SI2142
938 25232180120000 SI3.066
itvt 25282180130000 $17,109
940 25282I8OI400OO SI0J45
November 15. 2013
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
2012 EAV
Property Number
94] 25282180150000 $16,738
942 25282180160000 $9,748
943 25282180170000 $9,748
944 25282180180000 $23,236
945 25282180190000 $17,695
946 25282180200000 $18,977
947 25282180210000 $20,955
948 25282180220000 $24,400
949 25282180230000 $12,249
950 25282180240000 $46,514
951 25282180250000 $12,860
952 25282180260000 $25,907
953 25282180270000 $20,391
954 25282180280000 $21,617
955 25282180290000 $25,604
956 25282180300000 $15,273
957 25282180310000 $26,157
958 25282180320000 $3,796
959 25282180330000 $26,572
960 25282240010000 $3,880
961 25282240020000 $3,880
962 25282240030000 $37,314
963 25282240040000 $30,839
964 25282240050000 $30,867
965 25282240060000 $.30,733
966 25282240070000 $11,963
967 25282240080000 $21,628
968 25282240090000 $20,486
969 25282240100000 $13,882
970 25282240110000 $48,843
971 25282240120000 $16,073
972 25282240130000 $31,989
973 25282240140000 $16,887
974 25282240150000 $16,887
975 25282240160000 $27,425
976 25282240170000 $10,196
977 25282240180000 $27,784
978 25282240190000 $27,644
979 25282240200000 $20,419
980 25282240210000 $16,185
981 25282240220000 $5,822
982 25282240230000 SI 6,399
983 25282240240000 S6.3I7
984 25282240250000 S2.587
985 25282240260000 $18,856
986 25282240270000 S20.391
9S7 S25.649
2012 EAV
Property Number
988 25282250010000 $0
989 25282250020000 $0
990 25282250030000 $29,030
991 25282250040000 $20,756
992 25282250050000 $21,485
993 25282250060000 $25,629
994 25282250070000 $19,566
995 25282250100000 $12,355
996 25282250110000 $20,153
997 25282250120000 $28,925
998 25282250130000 $21,070
999 25282250140000 $13,955
1000 25282250150000 $29,442
1001 25282250160000 $15,402
1002 25282250170000 $21,485
1003 25282250180000 $21,805
1004 25282250190000 $26,875
1005 25282250200000 $850
1006 25282250210000 $22,091
1007 25282250220000 $27,035
1008 25282250230000 $21,942
1009 25282250240000 $19,131
1010 25282250250000 $27,127
1011 25282250260000 $22,302
1012 25282250270000 $19,263
1013 25282250280000 $18,478
1014 25282250290000 S27.355
1015 25282250300000 $20,366
1016 25282260010000 S22.6I6
1017 25282260020000 $15,142
1018 25282260030000 $8,054
1019 25282260040000 $22,627
1020 25282260050000 $27,169
1021 25282260060000 $15,450
1022 25282260070000 $11,879
1023 25282260080000 $24,729
1024 25282260090000 $12,454
1025 25282260100000 $17,566
1026 25282260110000 $5,822
1027 25282260120000 $21,090
1028 25282260130000 $18,082
1029 25282260140000 $18,652
1030 25282260150000 S4.023
1031 25282260160000 $19,939
1032 25282260170000 SI 1.598
1033 252S2260180000 $3,240
1034 2528226OI900OO SI 9.089
# Property Number 2012 EAV
1035 25282260200000 $7,544
1036 25282260210000 $18.6.32
1037 25282260220000 $8,977
1038 25282260230000 $15,723
1039 25282260240000 $18,716
1040 25282260250000 $21,157
1041 25282260260000 $18,191
1042 25282260270000 $31,827
1043 25282260280000 $17,557
1044 25282260290000 $17,347
1045 25282260300000 $3,206
1046 252822603IOOOO $26,782
1047 25282260360000 $12,549
1048 25282260370000 $18,043
1049 25282260380000 $12,176
1050 252830000IOOOO $51,104
1051 25283000020000 $50,694
1052 25283000030000 $63,300
1053 25283000040000 $239,228
1054 25283000050000 $6,313
1055 25283000060000 $6,313
1056 25283000070000 S6.694
1057 25283000080000 S6.I33
1058 25283000090000 $16,101
1059 25283000100000 $37,508
1060 25283000110000 $37,508
1061 25283000120000 $16,674
1062 25283000190000 $16,545
1063 25283000200000 $16,545
1064 252830002IOOOO $35,367
1065 25283000220000 $24,013
1066 25283000230000 $14,777
1067 25283000240000 $17,591
1068 25283000280000 $33,241
1069 25283000290000 $23,107
1070 25283000320000 $7,707
1071 25283000330000 $11,371
1072 25283000340000 SI 5.655
1073 25283000350000 $5,434
1074 25283000360000 $7,452
1075 25283000370000 $28,513
1076 25283000380000 SI 5.074
1077 25283000390000 S20.200
1078 25283000400000 $9,932
1079 25283000410000 S20.832
1080 25283000420000 SI 2.490
1081 25283000430000 S364.456
t Property Number 2012 EAV
1082 252830100IOOOO $36,905
1083 25283010020000 $7.115
1084 25283010030000 $7,115
1085 25283010040000 $0
1086 25283010050000 $24,094
1087 25283010060000 S7.996
1088 25283010070000 $5,822
1089 25283010080000 $8,178
1090 25283010090000 S4.304
1091 25283010100000 S3.880
1092 25283010110000 $3,880
1093 25283010120000 $3,880
1094 25283010130000 $14,929
1095 25283010140000 $16,831
1096 252830I015OOOO $15,369
1097 25283010160000 $21,704
1098 25283010170000 $20,789
1099 25283010180000 $13,522
1100 25283010190000 $13,522
1101 25283010200000 $28,512
1102 25283O1O2I000O $28,377
1103 25283010220000 S21.732
1104 25283010230000 SI6.037
1105 25283010240000 $26,656
1106 25283010270000 $22,902
1107 25283010280000 $3,880
1108 25283010290000 $4,364
1109 25283010300000 $8,728
1110 25283010400000 $15,232
1111 25283010410000 $8,338
1112 25283010420000 $970
1113 25283010430000 $27,896
1114 25283010440000 $3,493
1115 25283010450000 S30.651
1116 25283010460000 SI 4.976
1117 25283010470000 $21.971
1 1 18 252830200IOOOO SI 6.097
1 1 19 25283020020000 S15,962
1 120 25283020030000 SI 7.465
1 121 25283020040000 SI5.349
1122 25283020050000 $4,800
1 123 2528302001.0000 $1 1.646
1 124 25283020070000 S3.880
1 125 25283O2008O000 SI 4.266
1 126 25283020090000 $14,266
1 127 25285020100000 $22,840
1 128 252831)20110000 S3.880
November 15. 201:
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
# Property Number 2012 EAV
1129 25283020120000 $0
1130 25283020130000 S3.880
1131 25283020290000 $11,913
1132 25283020300000 $32,158
1133 25283020310000 $4,553
1134 25283020320000 $3,880
1135 25283020470000 $497
1136 25283020550000 $10,532
1137 25283020570000 $23,315
1138 25283020580000 $21,777
1139 25283020590000 $5,822
1140 25283020600000 $25,326
1141 25283020610000 $24,701
1142 25283020620000 $21,665
1143 25283020630000 $24,330
1144 25283020640000 SI 1.509
1145 25283020690000 $21,104
1146 25283020700000 $26,990
1147 25283020710000 $26,479
1148 25283020720000 $15,433
1149 25283020730000 $14,398
1150 25283020740000 $9,847
1151 25283020750000 $24,686
1152 25283020760000 S8.562
1153 25283020770000 $41,871
1154 25283020780000 $32,960
1155 25283020790000 $31,641
1156 25283030010000 $5,179
1157 25283030020000 $6,195
1158 25283030030000 SI 2.970
1159 25283030040000 SI 8.884
1160 25283030050000 $38,782
1161 25283030070000 $4,576
1162 25283030080000 $4,323
1163 25283030120000 $3,187
1164 25283030130000 $19,552
1165 25283030140000 $8,201
1166 25283030210000 SI,133
1 167 25283030220000 $16,253
1 168 25283030230000 $15,394
1169 25283030240000 $116,564
1170 25283030250000 $51,699
1 171 25283030260000 S42.I54
1 172 25283030270000 S50.638
1 173 25283030280000 SI 1.798
1 171 2528303O29O000 SI4.429
1 175 25283030300000 S7.93 1
2012 EAV
Property Number
II76 25283030320000 Exempt
1177 25283030330000 Exempt
1178 25283040010000 $23,618
1179 25283040020000 $33
1180 25283040030000 $19,008
1181 25283040040000 $23,026
1182 25283040050000 $3,945
1183 25283040060000 $27,130
1184 25283040070000 $25,617
1185 25283040080000 $65,685
1186 25283040090000 $14,956
1187 25283040100000 $21,174
1188 25283040110000 $9,331
1189 25283040120000 $26,507
1190 252830401.30000 $3,880
1191 25283040140000 $3,880
1192 25283040150000 Exempt
1193 25283040160000 $42,297
1194 25283040170000 $12,019
1195 25283040180000 $7,805
1196 25283040190000 $9,763
1197 25283040200000 $7,993
1198 25283040210000 $3,880
1199 25283040220000 $14,090
1200 25283040230000 $4,290
1201 25283040240000 $20,442
1202 25283040250000 $4,671
1203 25283040260000 $0
1204 25283040270000 $5,822
1205 25283040280000 SI 8.744
1206 25283040290000 $3,880
1207 25283040300000 Exempt
1208 25283040310000 $13,742
1209 25283040320000 $12,499
1210 25283040330000 $3,880
1211 25283040340000 $3,880
1212 25283040350000 $14,396
1213 25283040360000 $19,855
1214 25283040370000 S4.85I
1215 25283040380000 $17,628
1216 25283040390000 SO
1217 25283040400000 $3,880
1218 25283040410000 S22.599
1219 252830500IOOOO $14,260
1220 25283050020000 $I3.HS5
1221 25283050030000 S3.945
1222 25283050040000 $3,945
2012 EAV
Property Number
1223 25283050050000 $3,939
1224 25283050060000 $14,334
1225 25283050070000 $0
1226 25283050080000 $17,605
1227 25283050090000 $44,797
1228 25283050100000 $45,771
1229 25283050110000 $20,158
1230 25283050120000 $14,292
1231 25283050130000 $3,880
1232 25283050140000 $3,880
1233 25283050150000 $5,115
1234 25283050160000 $28,474
1235 25283050170000 $3,880
1236 25283050180000 SI 8.026
1237 25283050190000 Exempt
1238 25283050200000 $3,880
1239 25283050210000 $32,054
1240 25283050220000 $32,054
1241 25283050230000 $8,509
1242 25283050240000 $11,683
1243 2528.3050280000 $12,451
1244 25283050290000 $17,198
1245 25283050300000 $3,880
1246 25283050310000 $10,768
1247 25283050320000 $3,880
1248 25283050330000 $18,287
1249 25283050340000 $13,509
1250 25283050350000 $3,880
1251 25283050360000 $3,880
1252 25283050370000 $17,193
1253 25283050380000 $18,099
1254 25283050390000 S22.759
1255 25283050400000 S16.435
1256 25283050410000 $14,724
1257 25283050420000 $3,880
1258 25283050430000 $12,387
1259 25283050440000 $24,440
1260 25283050450000 $13,595
1261 25283050460000 $4,344
1262 25283060070000 Exempt
1263 25283060080000 Exempt
1264 25283060090000 Exempt
1265 25283060IOOOOO Exempt
1266 25283060110000 Exempt
1207 25285060120000 Exempt
1268 25283O6OI3OOO0 Exempt
1269 2528306014OO0O Exempt
2012 EAV
Property Number
1270 25283060150000 Exempt
1271 25283060160000 Exempt
1272 25283060170000 Exempt
1273 25283060180000 Exempt
1274 25283060190000 Exempt
1275 25283060200000 Exempt
1276 25283060210000 Exempt
1277 25283060220000 Exempt
1278 25283060230000 Exempt
1279 25283060240000 Exempt
1280 25283060250000 Exempt
1281 25283070010000 Exempt
1282 25283080010000 S61.061
1283 25283080020000 $5,886
1284 25283080030000 $6,380
1285 25283080040000 $6,212
1286 25283080050000 $6,380
1287 25283080060000 $3,440
1288 25283080130000 Exempt
1289 25283080140000 Exempt
1290 25283080150000 Exempt
1291 25283080160000 Exempt
1292 25283080170000 Exempt
1293 25283080180000 Exempt
1294 25283080190000 Exempt
1295 25283080200000 Exempt
1296 25283080210000 Exempt
1297 25283080220000 Exempt
1298 25283080230000 Exempt
1299 25283080240000 Exempt
1300 25283080250000 S5.364
1301 25283080260000 $9,814
1302 25283080270000 $22,004
1303 25283080280000 S20.192
1304 25283080290000 $6,337
1305 25283080300000 $14,597
1306 25283080310000 $19,998
1307 25283080320000 $21,536
1308 25283080330000 $10,524
1309 25283080340000 $18,071
1310 25283080350000 S2I.735
1311 25283080420000 SI9.I45
1312 25283080430000 SI 6.531
1313 25283080440000 $ 14.699
1314 25281080151 woo S l.w;
1315 2528*0804omiOo $14.85";
1316 2528J080470O0O S28,!79
November 15. 2013
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
Property Number
2012 EAV
Property Number
2012 EAV
Property Number
2012 EAV
Property Number
2012 EAV
1317 25283080480000 $21,250
1318 25283080490000 Exempt
1319 25283080500000 Exempt
1320 25283090040000 $13,064
1321 25283090070000 S27.357
1322 25283090080000 S19.460
1323 25283090090000 59,581
1324 25283090100000 $7,679
1325 25283090110000 S2.751
1326 25283090120000 $23,068
1327 25283090130000 $18,396
1328 25283090140000 $15,282
1329 25283090150000 $19,757
1330 25283090230000 $10,305
1331 25283090240000 $16,721
1332 25283090250000 $14,376
1333 25283090260000 $19,465
1334 25283090270000 $3,880
1335 25283090320000 $3,868
1336 25283090330000 $17,644
1337 25283090340000 $20,624
1338 25283090350000 $3,880
1339 25283090390000 $14,830
1340 25283090400000 $14,830
1341 25283090410000 $18,228
1342 25283090420000 $7,590
1343 25283090430000 $7,590
1344 25283090440000 S21,637
1345 25283090450000 $20,756
1346 25283090460000 $20,843
1347 25283090470000 $16,985
1348 25283090480000 $19,861
1349 25283090490000 $6,533
1350 25283090500000 $28,934
1351 25283O9O5IO000 $11,472
1352 25283090520000 $15,139
1353 25283090530000 $27,307
1354 25283090540000 $23,171
1355 2528309O55OOOO $21,042
1356 25283090560000 $6,884
1357 25283090570000 $21,915
1358 25283IOOOI000O $17,501
1359 25283100070000 $18,775
1360 25283100080000 SI 1.551
1361 25283100090000 $15,591
1362 25283IOOIOOOOO $21,719
1363 25283I001IOOOO $14 145
1364 25283IOO12000O S20.015
1365 25283100220000 $10,845
1366 25283100230000 $10,696
1367 25283100270000 $8,434
1368 25283100280000 $5,145
1369 25283100410000 $14,530
1370 25283100450000 $21,959
1371 25283100460000 $27,021
1372 25283100510000 $1,694
1373 25283100520000 $13,007
1374 25283100530000 $22,897
1375 25283100540000 $10,487
1376 25283100630000 $21,586
1377 25283100640000 $21,710
1378 25283100650000 $16,973
1379 25283100660000 $13,478
1380 25283100670000 $18,464
1381 25283100680000 $5,161
1382 25283100690000 $15,983
1383 25283100700000 $22,897
1384 25283100710000 $24,476
1385 25283100720000 $7,639
1386 25283100730000 $19,008
1387 25283100740000 $19,939
1388 25283100750000 $19,420
1389 25283100760000 $14,746
1390 25283100770000 $2,426
1391 25283100780000 $19,109
1392 25283110250000 $2,909
1393 25283110260000 $1,894
1394 25283110270000 $2,146
1395 25283110280000 $2,430
1396 25283110290000 $2,682
1397 25283110300000 $2,935
1398 25283110310000 $3,218
1399 25283110320000 $3,471
1400 25283110360000 $15,010
1401 25283110370000 $18,775
1402 25283110380000 $22,742
1403 25283110390000 $8,576
1404 25283110400000 $14,286
1405 25283110410000 $13,775
1406 25283110420000 $17,212
1407 25283110430000 $10,414
1408 25283110440000 $11.907
1409 25283110450000 $14,008
1410 25283110460000 $15,720
1411 25283110470000 $26,485
1412 25283110480000 $12,544
1413 25283110490000 $11,160
1414 25283110500000 $25,842
1415 25283110510000 $27,506
1416 25283110520000 SI9.112
1417 25283110530000 $19,566
1418 25283110540000 $18,955
1419 25283110550000 $3,366
1420 25283110560000 $12,165
1421 25283110570000 $15,506
1422 25283110580000 $1,906
1423 25283110590000 $6,842
1424 25283110600000 $931
1425 25283110610000 $22,290
1426 25283110620000 $19,028
1427 25283110630000 $12,808
1428 25283110640000 $10,859
1429 25283110650000 $12,808
1430 25283110660000 $20,371
1431 25283110670000 $20,102
1432 25283110680000 $9,511
1433 252831200IOOOO $21,466
1434 25283120020000 $18,357
1435 25283120030000 S5.222
1436 25283120040000 S6.024
1437 25283120050000 $6,054
1438 25283I2O06OOO0 $24,563
1439 25283120070000 $8,986
1440 25283120080000 $10,086
1441 25283120090000 $29,574
1442 25283120100000 $5,089
1443 25283120110000 $16,488
1444 25283120120000 $26,521
1445 25283120130000 $15,756
1446 25283I2OI40OOO $4,927
1447 25283120150000. $19,364
1448 25283120160000 Exempt
1449 25283120170000 $16,660
1450 25283I2OI8000O S20.4I6
1451 25283120190000 SI 2.951
1452 25283120200000 $4,427
1453 25283120210000 $3,092
1454 25283120220000 $7,406
1455 25283130010000 $22,307
1456 25283130020000 $14,233
1457 252831.10030000 $29,167
1458 25283I3OO4OO0O $9,620
1459 25283130050000 $14,530
1460 25283130060000 $22,515
1461 25283130070000 $3,880
1462 25283130080000 $20,655
1463 25283130090000 $3,880
1464 25283130100000 $5,822
1465 25283130110000 $25,845
1466 25283130150000 $22,776
1467 25283130160000 $3,880
1468 25283130I7O000 $12,093
1469 25283130180000 $21,073
1470 25283130190000 $26,112
1471 25283130200000 $7,763
1472 25283130230000 $27,130
1473 25283130240000 $18,615
1474 25283130380000 $10,224
1475 25283130390000 $12,955
1476 25283130400000 $15,455
1477 25283130410000 $19,476
1478 25283130420000 $15,540
1479 25283130430000 S23.034
1480 25283130440000 SI 6,200
1481 25283130450000 S23.850
1482 25283130460000 $16,214
1483 25283130470000 $5,551
1484 25283130480000 $15,091
1485 25283130490000 $27,287
1486 25283I305OOOOO $27,082
1487 25283130510000 $23,800
1488 25283130520000 $18,674
1489 25283130530000 $18,119
1490 25283130540000 $13,554
1491 25283140030000 $23,648
1492 25283140050000 $13,955
1493 25283140060000 $7,379
1494 25283140090000 $12,272
1495 25283I4O2I0000 $18,222
1496 25283140230000 $30,968
1497 25283140240000 $13,906
1498 25283140250000 $13,906
1499 25283140260000 $9,269
1500 25283140270000 $5,676
1501 25283I40320O0O $8,835
1502 25283140330000 $2.1.740
1503 252831.10540000 $14,101
1504 25283140350000 $8.2«i>
NovL'mher 15. 2013
APPENDIX D
INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
2012 EAV
Property Number
1505 25283140360000 123,191
1506 25283140370000 $21,252
1507 25283140380000 $23,505
1508 25283140390000 $32,638
1509 25283140400000 $17,838
1510 25283140410000 $19,333
1511 25283I4O420000 $7,990
1512 25283140430000 $24,998
1513 25283140440000 $14,101
1514 25283140460000 $18,898
1515 25283140470000 $22,327
1516 25283140480000 $18,615
1517 25283140520000 $5,479
1518 25283140530000 $19,383
1519 25283140540000 $5,434
1520 25283140550000 $19,454
1521 25283140580000 $620
1522 25283140590000 $3,280
1523 25283140600000 $38,397
1524 25283140610000 $1,939
1525 25283140620000 Exempt
1526 25283140630000 $14,754
1527 25283150020000 $6,531
1528 25283150030000 $10,549
1529 25283150040000 Exempt
1530 25283I5OO50OOO $3,880
1531 25283150060000 $3,880
1532 25283150070000 $25,624
1533 25283150080000 $4,267
1534 25283150090000 $14,386
1535 25283150100000 $8,382
1536 25283150110000 $21,121
1537 25283I5012OOOO $5,822
1538 25283150130000 $16,612
1539 25283150140000 $21,872
1540 25283I5OI50000 $12,513
1541 25283150160000 $20,242
1542 25283150170000 $16,466
1543 25283I50ISOOOO $10,628
1544 25283I5OI9000O SI5.888
1545 25283150200000 $17,698
1546 25283150230000 $9,153
1547 25283150240000 $9,153
1548 25283150250000 $19,577
1549 25283I5O260O00 $19,577
1550 252831503IOOOO $14.t.l4
1551 25283150120000 $9.3 1;
tt Property Number 2012 EAV
1552 25283150350000 $11,537
1553 25283150360000 $4,932
1554 25283150370000 $14,940
1555 25283150380000 $20,467
1556 25283150390000 $16,101
1557 25283150400000 $10,894
1558 25283150410000 $12,106
1559 25283150420000 $13,284
1560 25283150430000 $16,926
1561 25283150440000 $16,848
1562 25283150450000 $4,656
1563 25283150460000 $13,377
1564 25283150470000 $22,478
1565 25283160010000 Exempt
1566 25283160020000 Exempt
1567 25283160030000 Exempt
1568 25283160040000 Exempt
1569 25283160050000 Exempt
1570 25283160060000 Exempt
1571 25283160070000 Exempt
1572 25283160080000 Exempt
1573 25283160090000 Exempt
1574 25283160240000 $19,852
1575 25283160250000 $0
1576 25283160260000 $9,604
1577 25283160270000 $18,074
1578 25283160280000 $10,353
1579 25283160290000 $5,498
1580 25283160300000 $3,880
1581 25283160350000 $12,154
1582 25283160490000 $20,313
1583 25283160500000 $25,638
1584 25283160510000 $17,361
1585 25283160520000 $24,653
1586 25283160530000 $17,961
1587 25283160540000 $474
1588 25283160570000 $5,757
1589 25283160580000 $26,737
1590 25283160590000 $25,691
1591 25283160600000 $336,156
1592 25283I7OOI0000 $21,095
1593 25283170020000 $25,612
1594 25283170030000 $9,646
1595 25283170040000 $20,731
1 596 25283170050000 $9,749
1597 2528317001.0000 $22,563
1598 25283170180000 $18,309
2012 EAV
Property Number
1599 25283170190000 $27,158
1600 25283170200000 $6,916
I60I 25283170210000 $8,313
1602 25283170220000 $21,342
1603 25283170260000 $11,253
1604 25283170270000 $26,028
1605 25283170280000 $9,017
1606 25283170440000 $16,197
1607 25283I7O4500OO $2
1608 25283170460000 $16,261
1609 25283170470000 $17,243
1610 25283170480000 $8,153
1611 25283170490000 $14,853
1612 25283170500000 SI 8,236
1613 25283170510000 $27,394
1614 25283170520000 $17,944
1615 25283170530000 $17,855
1616 25283170540000 $22,599
1617 25283170550000 $21,264
1618 25283170560000 $3,468
1619 25283170570000 $10,731
1620 25283170580000 $17,176
1621 25283170590000 $24,033
1622 25283170600000 $8,509
1623 25283170610000 $12,176
1624 25283170620000 $3,698
1625 25283170630000 $3,689
1626 25283170640000 $5,686
1627 25283220250000 S6.726
1628 25283220260000 $6,608
1629 25283220270000 $3,880
1630 25283220280000 $0
1631 25283220390000 $14,608
1632 25283220400000 $21,976
1633 25283220410000 $7,207
1634 25283220420000 $4,932
1635 25283220450000 $17,622
1636 25283220490000 $13,040
1637 25283220500000 $30,101
1638 25283220520000 $4,986
1639 25283220530000 S22.927
1640 25283220540000 $17,375
1641 25283220550000 S4.400
1612 25283220570000 SI9.I68
1643 25283220580000 SI4.I68
1 oil 25283220590000 $6,212
1645 25283220600000 $18,180
2012 EAV
Property Number
1646 25283220610000 $17,355
1647 25283220630000 $841,677
1648 25283230130000 $17,414
1649 25283230140000 $18,598
1650 25283230430000 $8,927
1651 25283230440000 $8,927
1652 25283230450000 $13,379
1653 25283230460000 $12,569
1654 25283230470000 $4,960
1655 25283230480000 $17,010
1656 25283230490000 $15,995
1657 25283230500000 $16,368
1658 25283230510000 $23,533
1659 25283230520000 S21.931
1660 25283230530000 $17,383
1661 25283230540000 $17,931
1662 25283230550000 $20,792
1663 25283230560000 $11,443
1664 25283230570000 $17,417
1665 25283230580000 $12,431
1666 25283230590000 $23,946
1667 25283230600000 $24,013
1668 25283230610000 $756
1669 25283230620000 $3,641
1670 25283230630000 $23,317
1671 25283230640000 $5,953
1672 25283230650000 $26,072
1673 25283230660000 $10,424
1674 25283230670000 SI 3.910
1675 25283230680000 SI 5,535
1676 25283230690000 $23,014
1677 25283230700000 $11,993
1678 252832307IOOOO $17,151
1679 25283230720000 $14,095
1680 25283230730000 $21,272
1681 25283230740000 $10,293
1682 25283230750000 $22,293
1683 25283230760000 SI 9.984
1684 25284OOO0IO0O0 Exempt
1685 25284000030000 S9.275
1686 252840WI0I0U00 SI 2.050
1687 25284000050000 $10,336
1688 25284000060000 $26,841
1689 2528400007IIOOO S22.2.10
1690 25284000080000 S3.664
1691 25284000090000 $2,749
1692 25284000100000 $28,457
November 15. 2013
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
Property Number
2012 EAV
Properly Number
2012 EAV
Property Number
2012 EAV
Property Number
1693 25284000150000 SI 1.107
1694 25284000160000 $17,381
1695 25284000210000 $11,799
1696 25284000220000 $4,676
1697 25284000230000 $15,695
1698 25284000240000 $7,620
1699 25284000250000 $14,286
1700 25284000260000 $23,755
1701 25284000270000 $28,788
1702 25284000290000 $22,302
1703 25284000300000 $14,805
1704 25284000310000 $3,765
1705 25284000320000 $2,670
1706 25284000340000 $22,237
1707 25284000350000 $8,026
1708 25284000360000 $25,545
1709 25284000370000 $15,035
1710 25284000380000 $21,351
1711 25284000390000 $1,238
1712 25284000400000 $16,219
1713 25284000410000 $7,945
1714 25284000420000 $13,803
1715 25284000430000 $309
1716 25284000440000 $28,623
1717 25284060010000 $24,061
1718 25284060020000 $26,311
1719 25284060030000 $10,532
1720 25284060040000 $21,098
1721 25284060050000 $19,678
1722 25284060060000 $15,689
1723 25284060070000 $20,719
1724 25284060080000 $17,527
1725 25284060090000 $22,495
1726 25284060100000 $16,289
1727 25284060110000 $12,513
1728 25284060120000 $18,503
1729 25284060130000 $10,237
1730 25284060140000 $29,167
1731 25284060150000 $4,598
1732 25284060160000 $5,479
1733 25284060170000 $19,415
1734 25284060180000 S5.479
1735 25284060190000 SO
1736 25284060200000 $12,774
1737 252810602IOOOO $20,733
1738 25284060220000 $13.02-1
1739 25284060230000 $12,970
1740 25284060240000 $21,367
1741 25284060250000 $15,327
1742 25284060260000 $13,781
1743 25284060270000 $27,596
1744 25284060280000 $13,018
1745 25284060290000 $5,479
1746 25284060300000 $14,741
1747 25284060310000 $23,923
1748 25284060320000 $17,341
1749 25284060330000 $13,526
1750 25284070010000 $19,488
1751 25284070020000 $11,040
1752 25284070030000 $23,797
1753 25284070040000 $15,866
1754 25284070050000 $23,014
1755 25284070060000 $18,098
1756 25284070070000 $5,782
1757 25284070080000 $3,305
1758 25284070090000 $15,007
1759 25284070100000 $16,979
1760 252840701IOOOO $16,921
1761 25284070120000 $27,273
1762 25284070130000 $15,728
1763 25284070140000 $23,912
1764 25284070150000 $16,800
1765 25284070I8OOOO $18,009
1766 25284070190000 $27,026
1767 25284070200000 $18,750
1768 25284070210000 $16,665
1769 25284070220000 $3,506
1770 25284070230000 $17,888
1771 25284070240000 $14,132
1772 25284070250000 $19,782
1773 25284070260000 $11.659
1774 25284070270000 $23,623
1775 25284070280000 $23,452
1776 25284070290000 $7,173
1777 25284070300000 $2,123
1778 25284070340000 $22,212
1779 25284070350000 $21,743
1780 25284070360000 $268
1781 25284070370000 $16,278
1782 25284070380000 $26,072
1783 25284080250000 $13,784
1784 25284080260000 SI 9.044
1785 25284080270000 $17,630
1786 25284080280000 S2I.72I
1787 25284080290000 S27.46I
1788 25284080300000 $17,083
1789 25284080310000 $14,656
1790 25284080320000 SI 1.803
1791 25284080330000 $21,912
1792 25284080340000 $21,603
1793 25284080350000 $11,104
1794 25284080360000 $21,909
1795 25284080370000 $9,656
1796 25284080380000 $21,912
1797 25284080390000 $11,441
1798 25284080400000 $18,371
1799 25284080410000 $27,596
1800 25284080420000 $22,248
1801 25284080430000 $24,936
1802 25284080440000 $11,416
1803 25284080450000 $20,686
1804 25284080460000 $23,416
1805 25284080470000 $11,138
1806 25284080480000 $16,084
1807 25284080490000 $30,671
1808 25284080500000 $20,587
1809 25284080510000 $15,686
1810 25284080520000 $16,923
1811 25284080530000 $15,270
1812 25284080540000 $15,587
1813 25284080550000 $22,616
1814 25322010010000 Exempt
1815 25322010210000 $23,820
1816 25322010300000 $13,517
1817 25322010310000 $21,648
1818 25322010320000 $22,133
1819 25322010330000 $19,028
1820 25322010340000 $16,558
1821 25322010350000 $15,933
1822 25322010360000 $28,328
1823 25322010370000 $25,913
1824 25322010380000 $27,933
1825 25322010390000 $25,452
1826 25322010400000 $28,923
1827 25322OIO41000O $22,714
1828 25322OIO420000 S20.933
1829 25322010430000 S20.265
1830 25322010440000 $20,338
1831 25322010450000 S28.656
1832 25322010460000 Exempt
1833 25322010470000 $28,168
1834 25322010480000 $28,973
1835 25322010490000 $27,944
1836 25322010500000 $21,101
1837 25322010510000 $21,280
1838 25322020190000 $18,537
1839 25322020370000 $29,021
1840 25322020460000 $30,424
1841 25322020470000 $12,047
1842 25322020480000 $26,058
1843 25322020490000 $16,474
1844 25322020500000 $12,795
1845 25322020510000 $17,282
1846 25322020520000 $20,220
1847 25322020530000 $28,684
1848 25322020540000 $26,058
1849 25322020550000 $13,626
1850 25322020560000 $30,505
1851 25322020570000 $0
1852 25322020580000 $24,198
1853 25322020590000 $24,305
1854 25322020600000 $18,505
1855 253220206IOOOO $10,870
1856 25322020620000 $21,264
1857 25322020630000 $18,292
1858 25322020640000 $15,568
1859 25322020650000 $21,359
I860 25322020660000 $16,954
1861 25322020670000 $21,255
1862 25322020680000 $28,985
1863 25322020690000 $20,500
1864 25322020700000 $21,149
1865 25322020710000 $21,954
1866 2532202O7200OO SI 6.569
1867 25322020730000 S2I.359
1868 25322020740000 S29.700
1869 25322020750000 $21,774
1870 25322020760000 $0
1871 25322020770000 $28,816
1872 $24,987
1873 25322020790000 $15,700
1874 25322020800000 $15,868
1875 25.122020810000 $25,220
1876 25322020820000 S22.537
1877 25322030160000 S27.630
1878 25322030410000 S20.821
1879 25322030420000 S29.024
1880 25322030450000 SI 6.065
November 15, 2013
APPENDIX D
INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
2012 EAV
Property Number
1881 25322030440000 $0
1882 25322030450000 $32,915
1883 25322030460000 $27,127
1884 25322030470000 $27,862
I88S 25322030480000 $20,203
1886 25322030490000 $27,980
1887 25322030500000 $15,991
1888 25322030510000 $25,318
1889 25322030520000 $28,785
1890 25322030530000 $28,586
1891 25322030540000 $31,052
1892 25322030550000 $14,995
1893 25322030560000 $28,830
1894 25322030570000 $28,858
1895 25322030580000 $27,972
1896 25322030590000 $15,161
1897 25322030600000 $27,868
1898 25322030610000 $25,663
1899 25322030620000 $27,585
1900 25322030630000 $19,844
1901 25322030640000 $21,878
1902 25322030650000 $14,406
1903 25322030660000 $26,897
1904 25322030690000 $25,943
1905 25322030700000 $18,551
1906 25322030710000 $28,575
1907 25322030720000 $17,925
1908 25322030730000 $29,431
1909 25322030740000 $5,013
1910 25322030750000 $16,337
1911 25322040110000 $21,443
1912 25322040120000 $24,860
1913 25322040130000 $19,600
1914 25322040250000 $18,711
1915 25322040350000 $15,989
1916 25322040360000 $20,537
1917 25322040370000 $17,002
1918 25322040380000 $28,701
1919 25322040390000 $18,708
1920 25322040400000 $25,365
1921 25322040410000 $23 559
1922 25322040420000 SI3.94I
1923 25322040430000 S2I.9I7
1924 25322040440000 $28,670
1925 25322040450000 $27,254
1926 25322040460000 $24,125
1927 25322040470000 $15,481
2012 EAV
Property Number
1928 25322040480000 $4,056
1929 25322040490000 $19,603
1930 25322040500000 $20,402
1931 25322040510000 $22,582
1932 25322040520000 $17,288
1933 25322040530000 $14,990
1934 25322040540000 $4,562
1935 25322040550000 $24,557
1936 25322040560000 $23,065
1937 25322040570000 $26,100
1938 25322040580000 $21,401
1939 25322040590000 $20,630
1940 25322050060000 $15,461
1941 25322050070000 $11,820
1942 25322050080000 $23,575
1943 25322050090000 $19,841
1944 25322050140000 $17,717
1945 25322050150000 $16,898
1946 25322050160000 $47,490
1947 25322050170000 $47,490
1948 25322050280000 $28,182
1949 25322050290000 $21,600
1950 25322050300000 $19,457
1951 25322050310000 $26,288
1952 25322050320000 $18,430
1953 25322050330000 $28,522
1954 25322050340000 $28,438
1955 25322050350000 Exempt
1956 25322070040000 $3,706
1957 25322070050000 $3,706
1958 25322070060000 $19,785
1959 25322070070000 $22,262
I960 25322070080000 $24,142
1961 25322070170000 $14,585
1962 25322070180000 $14,585
1963 25322070190000 $0
1964 25322070200000 $12,343
1965 253220702IOOOO $12,343
1966 25322070220000 $19,998
1967 25322070230000 $19,028
1968 25322070240000 $24,824
1969 25322070250000 $22,371
1970 25322070260000 $27,141
1971 25322070300000 $17,546
1972 253220703IOOOO $17,720
1973 25322070320000 $18,132
1974 25322070330000 $22,139
# Property Number 2012 EAV
1975 25322070340000 $20,641
1976 25322070350000 $25,570
1977 25322070360000 $20,638
1978 25322070370000 $20,638
1979 25322070380000 $26,070
1980 25322070390000 $25,556
1981 25322070400000 $24,465
1982 25322070410000 $7,452
1983 25322070630000 $3,684
1984 25322070640000 $3,137
1985 25322070650000 $4,186
1986 25322070660000 $5,474
1987 25322070680000 $6,080
1988 25322070690000 $6,543
1989 25322070700000 $3,563
1990 25322070710000 $3,563
1991 25322070720000 $6,540
1992 25322070730000 $5,050
1993 25322070740000 $6,164
1994 25322080010000 $24,490
1995 25322080IOOOOO $20,481
1996 25322080200000 $24,339
1997 25322080290000 $25,234
1998 25322080540000 $22,077
1999 25322080550000 $21,550
2000 25322080560000 $27,007
2001 25322080570000 $25,450
2002 25322080580000 $25,506
2003 25322080590000 $25,727
2004 25322080600000 $0
2005 25322080610000 $22,192
2006 25322080620000 $25,957
2007 25322080630000 $8,361
2008 25322080640000 $18,222
2009 25322080650000 $28,583
2010 25322080660000 $22,891
2011 25322080670000 $23,404
2012 25322080680000 $21,320
2013 25322080690000 $29,192
2014 25322080700000 S5.658
2015 25322080710000 $21,968
2016 25322080720000 $22,192
2017 25322080730000 $21,662
2018 25322080740000 $21,163
2019 25322080750000 $22,290
2020 25322080760000 $13,455
2021 25322080770000 $15,658
Property Number
2022 25322080780000 $21,612
2023 25322080790000 $8,430
2024 25322080800000 $22,391
2025 25322080810000 $25,405
2026 25322080820000 $9,903
2027 25322080830000 $23,477
2028 25322080840000 $20,015
2029 25322080850000 $19,827
2030 25322080860000 $0
2031 25322080870000 $22,304
2032 25322080880000 $27,276
2033 25322080890000 $18,435
2034 25322080900000 $30,567
2035 25322080910000 $8,405
2036 25322080920000 $3,576
2037 25322080930000 $20,919
2038 25322080940000 $22,989
2039 25322080950000 $23,477
2040 25322080960000 $30,373
2041 25322090310000 $27,562
2042 25322090590000 $12,282
2043 25322090600000 $2,800
2044 25322090610000 $25,542
2045 25322090620000 $20,127
2046 25322090630000 $16,573
2047 25322090640000 $15,576
2048 25322090650000 $24,723
2049 25322090660000 $16,367
2050 25322090670000 $8,371
2051 25322090680000 $22,347
2052 25322090690000 $27,167
2053 25322090700000 $15,228
2054 25322090710000 $22,961
2055 25322090720000 $12,869
2056 25322090730000 $17,600
2057 25322090740000 $18,149
2058 25322090750000 $29,434
2059 25322090760000 $15,610
2060 25322090770000 $23,578
206! 25322090780000 SI8.747
2062 25322090790000 $16,987
2063 25322090800000 $21,505
2064 253220908IOOOO $17,035
2065 25322090820000 $25,250
2066 25322090830000 S22.3IO
2067 25322090840000 $28,036
2068 25122090850000 $16,230
November 15, 2013
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
2012 EAV
Property Number
2069 25322090860000 $37,724
2070 25322090870000 $22,128
2071 25322090880000 Exempt
2072 25322090890000 $29,304
2073 25322090900000 $19,962
2074 25322090910000 $16,005
2075 25322090920000 $20,725
2076 25322090930000 $13,432
2077 25322090940000 $21,286
2078 25322090950000 $8,474
2079 25322090960000 $19,962
2080 25322090970000 $19,300
2081 25322090980000 $14,962
2082 25322090990000 $28,640
2083 25322091000000 $22,035
2084 25322091010000 $4,529
2085 25322091020000 $0
2086 25322091030000 $22,251
2087 25322091040000 $15,475
2088 25322091050000 $18,391
2089 25322091060000 $25,346
2090 25322091070000 $21,182
2091 25322091080000 $19,151
2092 25322091090000 $19,325
2093 25322100100000 $11,148
2094 25322100140000 $30,592
2095 25322100150000 $27,402
2096 25322100160000 $22,459
2097 25322100170000 $22,619
2098 25322100180000 $0
2099 25322100190000 $24,989
2100 25322100200000 $26,970
2101 25322100210000 $24,989
2102 25322100240000 $22,588
2103 25322100250000 $13,725
2101 25322100260000 $26,218
2105 25322100270000 $15,897
2106 25322100280000 $23,949
2107 25322100290000 $21,962
2108 25322100300000 $24,709
2109 25322100310000 $26,404
2110 25322I003200OO S36.I33
2111 25322100330000 $28,569
2112 25322110040000 $28,095
2113 25522110330000 $21,199
2114 25322110340000 $27,764
2115 25322110350000 $23,573
2012 EAV
Property Number
2116 25322110360000 $18,312
2117 25322110370000 $19,347
2118 25322110380000 $23,831
2119 25322110390000 $0
2120 25322110400000 $31,066
2121 25322110410000 $15,921
2122 25322110430000 $25,783
2123 25322110450000 $232,943
2124 25322110470000 $104,245
2125 25322110480000 $186,710
2126 25322120010000 $5,986
2127 25322120020000 $9,972
2128 25322120030000 $21,034
2129 25322120200000 $19,765
2130 25322120210000 $24,942
2131 25322120220000 $32,130
2132 25322120230000 $22,170
2133 25322120240000 $24,451
2134 25322120250000 $7,748
2135 25322120260000 $26,134
2136 25322120270000 $23,082
2137 25322120280000 $14,384
2138 25322120290000 $15,531
2139 25322120300000 $22,641
2140 25322120310000 $23,082
2141 25322120320000 $17,894
2142 25322120330000 $26,370
2143 25322120340000 $17,518
2144 25322120350000 $25,110
2145 25322120360000 $21,971
2146 25322120370000 $22,077
2147 25322120380000 $21,202
2148 25322120410000 $15,733
2149 25.322120420000 $24,221
2150 25322120430000 $29,877
2151 25322120440000 $25,082
2152 25322120450000 $1,861
2153 25322I2O46000O $16,205
2154 25322120470000 $21,205
2155 25322120480000 $2,141
2156 25322120490000 $15,728
2157 25322I205OOOOO $22,902
2158 25322120510000 $17,117
2159 25322120520000 $20,004
2160 25322120530000 $8,571
2161 25322120540000 $23,887
2162 25322I2O55OO00 $35,881
2012 EAV
Property Number
2163 25322120560000 $1,551
2164 25322130070000 $22,330
2165 25322I30O8OOOO $27,439
2166 25322130090000 $20,666
2167 25322130170000 $26,019
2168 25322130180000 $27,192
2169 25322130190000 $29,978
2170 25322130200000 $14,392
2171 25322130210000 $28,499
2172 25322130220000 $28,499
2173 25322130230000 $28,499
2174 25322130240000 $28,499
2175 25322130250000 $7,022
2176 25322130260000 $6,593
2177 25322130270000 $6,551
2178 25322130280000 $6,537
2179 25322130290000 Exempt
2180 25322130300000 Exempt
2181 25322130310000 Exempt
2182 25322130320000 Exempt
2183 25322130330000 Exempt
2184 25322130340000 Exempt
2185 25322130400000 Exempt
2186 25322130410000 Exempt
2187 25322130420000 Exempt
2188 25322130430000 Exempt
2189 25322130440000 Exempt
2190 25322130450000 Exempt
2191 25322130460000 Exempt
2192 25322130470000 $3,185
2193 25322130490000 $17,010
2194 25322130500000 $14,467
2195 253221305IOOOO $27.1 16
2196 25322130520000 $15,181
2197 25322130530000 $22,147
2198 25322130540000 $16,628
2199 25322130550000 $26,137
2200 25322130560000 $21,381
2201 25322130570000 $27,108
2202 25322130580000 $18,163
2203 25322130590000 Exempt
2204 25322140010000 $28,034
2205 25322I4OO200OO S3 2.057
2206 25322140030000 S21.830
2207 25322140040000 SI5.9I8
2208 25322140050000 $30,1 15
2209 25522140060000 $28,365
* Property Number 2012 EAV
2210 25322140070000 $24,266
2211 25322140080000 $25,494
2212 25322140090000 $28,241
2213 25322140100000 $31,397
2214 25322140110000 $9,441
2215 25322140120000 $37,127
2216 25322140130000 $23,620
2217 25322140140000 $29,274
2218 25322140150000 $35,510
2219 25322140160000 $37,943
2220 25322140170000 $20,141
2221 25322140180000 $41,902
2222 25322140190000 $29,675
2223 25322140350000 $22,630
2224 25322140360000 $27,203
2225 25322140370000 $28,151
2226 25322140380000 $17,189
2227 25322140390000 $17,571
2228 25322140400000 $33,563
2229 25322140410000 $18,496
2230 25322140420000 $17,902
2231 25322140430000 $20,991
2232 25322140440000 $21,056
2233 25322140480000 $25,250
2234 25322140490000 $32,904
2235 25331000040000 $131,931
2236 25331000050000 $29,852
2237 25331000060000 $175,280
2238 25331000070000 $139,494
2239 25331000090000 $19,875
2240 25331000100000 $23,244
2241 2533IOOOI10000 $18,152
2242 25331000120000 $21,533
2243 25331000130000 SI 6.721
2244 25331000140000 S29.689
2245 25331000150000 $24,325
2246 25331000160000 $31,917
2247 25331010060000 $5,216
2248 25331010070000 $15,390
2249 2533IOIOI30000 $38,080
2250 25331010140000 $55,621
2251 25331010150000 $66,347
2252 25351010160000 $56,881
2253 25331010170000 S38.I3I
2254 2533IOI0320000 SI2.M17
2255 25331010.170000 S3 1.252
2256 2533IOIO18OO0O 552-1.173
November 15. 2013
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
Property Number
2012 EAV
Property Number
2012 EAV
Property Number
2012 EAV
Property Number
2257 25331010400000 $31,672
2258 25331010410000 $23,733
2259 25331010420000 $29,215
2260 25331010430000 $18,733
2261 25331010440000 $25,873
2262 25331010450000 $23,690
2263 25331010460000 $26,028
2264 25331010470000 $18,200
2265 25331010480000 $23,026
2266 25331010490000 $27,169
2267 25331010500000 $19,268
2268 2533IOI0530000 $9,606
2269 25331010550000 $65,171
2270 25331010560000 $199,234
2271 25331010570000 $176,497
2272 25331020010000 $11,266
2273 25331020020000 $9,698
2274 25331020030000 $3,945
2275 25331020040000 $12,621
2276 25331020050000 $12,621
2277 25331020060000 $20,181
2278 25331020070000 $21,987
2279 2533I02OI4OOOO $19,650
2280 25331020150000 $23,960
2281 25331020160000 $15,724
2282 25331020170000 $5,887
2283 25331020180000 $30,390
2284 2533IO2OI90000 $42,390
2285 25331020200000 $35,449
2286 2533I02021OOOO $5,892
2287 25331020220000 $23,343
2288 25331020270000 $21,306
2289 2533IO2O280O0O S4.3I8
2290 25331020290000 $17,986
2291 25331020300000 $25,873
2292 25331020310000 $37,140
2293 25331020320000 $49,059
2294 25331020330000 $8,033
2295 25331020340000 $16,064
2296 2533I02O35O000 $28,847
2297 25331020360000 $26,176
2298 2533I0204IOOOO S7.878
2299 2533IO2O42000O $0
2300 2533IO2O430000 $30,343
2301 25331020440000 $31,111
2302 25351020460000 $22,094
2303 25331020470000 S28.048
2304 25331020480000 SI,162
2305 25331020500000 $18,458
2306 25331020510000 $20,921
2307 25331020520000 $28,850
2308 25331020530000 $22,793
2309 25331020540000 $24,608
2310 25331020550000 SI 8.408
2311 253.31020560000 $14,025
2312 25331020570000 S31,995
2313 25331100010000 $19,751
2314 25331100020000 $16,418
2315 25331100030000 $34,938
2316 25331100040000 $16,082
2317 25331100050000 $65,626
2318 25331100060000 $65,626
2319 25331100100000 $40,684
2320 25331IOOI10000 $40,684
2321 25331100120000 $16,895
2322 25331100130000 $75,819
2323 25331100140000 $52,518
2324 25331100150000 $3,409
2325 25331100160000 $3,409
2326 25331100170000 $3,409
2327 25331100180000 $3,409
2328 25331100190000 $3,409
2329 25331100200000 $3,409
2330 25331100210000 $3,409
2331 2533IIOO220O00 $6,248
2332 25331100230000 $6,248
2333 25331100240000 $6,248
2334 2533I1OO250000 $10,743
2335 25331100260000 $15,636
2336 25331100270000 $28,149
2337 25331100280000 $19,566
2338 25331100290000 $21,137
2339 25.331100300000 $18,088
2340 25331100310000 $15,293
2341 25331100320000 $16,525
2342 25331100330000 $18,222
2343 25331100370000 $8,921
2344 25331100380000 $22,939
2345 25331100430000 $16,834
2346 25351100440000 $18,747
2347 25331100450000 $20,413
2348 25331100480000 S20.318
2349 25531100490000 SI 1.222
2550 25331100500000 S25.806
2351 25331100510000 S6.240
2352 25331100520000 $68,939
2353 2533I1OO53O00O $65,803
2354 25331100540000 $28,791
2355 25331100550000 $30,455
2356 25331110160000 $22,265
2357 25331110170000 $18,629
2358 253311I028OOOO $19,563
2359 25331110290000 $7,133
2360 25331110300000 $29,403
2361 25331110310000 $21,704
2362 25331110320000 $2,539
2363 25331110330000 $2,835
2364 25331110340000 $28,373
2365 25331110350000 $16,496
2366 25331110360000 $18,365
2367 25331110370000 $31,787
2368 25331110420000 $20,062
2369 25331110430000 $22,619
2370 25331110440000 $21,872
2371 25331110450000 $12,724
2372 25331110460000 $21,331
2373 25331110470000 $27,526
2374 25331110480000 $12,558
2375 25331110490000 $28,785
2376 25331110500000 $25,455
2377 2533II10510000 $16,676
2378 25331110520000 $19,735
2379 25331110530000 $28,118
2380 25331110540000 $22,947
2381 25331110550000 $17,563
2382 25331110560000 $9,580
2383 25331110570000 $16,219
2384 25331110580000 $22,506
2385 25331110590000 $16,289
2386 25331110600000 $23,289
2387 25331110610000 S33.782
2388 25331110620000 S29.316
2389 25331110630000 $16,020
2390 25331110640000 $27,697
2391 25331110650000 $36,680
2392 25331110660000 $31,218
2393 25331170010000 Exempt
2394 25331170020000 Exempt
2595 25331170050000 $3,409
2390 25331170040000 $3,409
2397 25331170050000 $3,409
2.398 25331170060000 Exempt
2399 25331170070000 Exempt
2400 25331170080000 Exempt
2401 25331170140000 $24,161
2402 25331170180000 Exempt
2403 25331170540000 $31,151
2404 25331170550000 $29,136
2405 25331170560000 $25,531
2406 25331170570000 $26,768
2407 2533 1 170580000 $27,043
2408 25331170590000 $24,322
2409 253.31 170600000 $25,278
2410 25331170610000 $32,228
2411 25331170620000 S24.078
2412 25331170630000 S29.352
2413 25331170640000 S24.644
2414 25331170650000 S26.322
2415 25331170660000 $23,065
2416 25331170690000 $29,672
2417 25331170700000 $16,683
2418 25331170710000 $18,160
2419 25.331170720000 $33,580
2420 25331170730000 $20,809
2421 25331170740000 $25,910
2422 2533 1 170750000 $26,746
2423 25331170760000 $26,502
2424 25331170770000 $24,028
2425 25331170920000 $26,822
2426 25331170930000 $23,435
2427 25331170960000 $28,656
2428 25331170970000 $22,579
2429 25331170980000 $21,869
2430 25331170990000 S22.765
2431 25331171000000 S24.745
2432 25331171010000 $27,506
2433 25331171020000 $28,735
2434 25331171030000 $25,618
2435 25331171040000 $28,508
2436 25331171050000 $26,928
2437 25331171060000 S27.9S3
2438 25331210010000 S23.I46
2439 25331210020000 S22.790
24-10 2533I2IOO3O0OO S23.I46
2441 25351210010000 S24 729
2442 25331210050000 SI 2.729
2443 255312IOOOOOOO S23.5SI
2444 25531210070000 S23.641
November 15. 2013
APPENDIX D INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY WITHIN THE AMENDMENT AREA 2012 EAV - $44,339,479
# Property Number 2012 EAV
2445 25331210080000 521,626
2446 25331210090000 $2,871
2447 25331210100000 $30,761
2012 EAV
Property Number
2448 2533I210HOOOO $31,10.3
2449 2533I2I0I20000 $18,671
2450 2533I2I0130000 $17,947
2012 EAV
Property Number
Total EAV $44,339,479
Property Number
2012 EAV
November 15. 2013
APPENDIX E
FIRST AMENDED PLAN: 119™ and HALSTED REDEVELOPMENT PROJECT AREA REDEVELOPMENT PLAN AND PROJECT
E-l
REPORTS OF COMMITTEES
Authenticated By:
Registrar
AUTHORIZATION FOR AMENDMENT NUMBER ONE TO 119 AND HALSTED REDEVELOPMENT PROJECT AREA REDEVELOPMENT PLAN AND PROJECT.
The Committee on Finance submitted the following report:
CHICAGO, April 9, 2003.
To the President and Members of the City Council:
Your Committee on Finance, having had under consideration an ordinance authorizing an amendment to the 119th and Halsted Redevelopment Project Area concerning the Equalized Assessed Valuation Table, having had the same under advisement, begs leave to report and recommend that Your Honorable Body Pass the proposed ordinance transmitted herewith.
This recommendation was concurred in by a viva voce vote of the members of the Committee.
Respectfully submitted,
(Signed) EDWARD M. BURKE,
Chairman.
On motion of Alderman Burke, the said proposed ordinance transmitted with the foregoing committee report was Passed by yeas and nays as follows:
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Yeas — Aldermen Granato, Haithcock, Tillman, Preckwinkle, Hairston, Lyle, Beavers, Stroger, Beale, Pope, Balcer, Frias, Olivo, Burke, T. Thomas, Coleman, L. Thomas, Murphy, Rugai, Troutman, DeVille, Munoz, Zalewski, Chandler, Solis, Ocasio, Burnett, E. Smith, Cat-others, Wojcik, Matlak, Mell, Austin, Colom, Banks, Allen, Laurino, Doherty, Natarus, Daley, Tunney, Levar, Shiller, Schulter, M. Smith, Moore, Stone — 47.
Nays — None.
Alderman Beavers moved to reconsider the foregoing vote. The motion was lost. The following is said ordinance as passed:
WHEREAS, Pursuant to ordinances adopted on February 6, 2002, and published in the Journal of the Proceedings of the City Council for such date (the "Journal of Proceedings") at pages 78512 to 78658, and in accordance with the provisions of the Illinois Tax Increment Allocation Redevelopment Act, 65 ILCS 5/ 1 1-74.4- 1 et. seq., as amended (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 "1 19th and Halsted Redevelopment Project Area" (the "Area") (the "Plan Ordinance") ; (ii) designated the Area as a "redevelopment project area"; and (iii) adopted tax increment allocation financing for the Area; and
WHEREAS, Section 5/ 1 l-74.4-3(n)(F) of the Act requires a redevelopment plan to include the most recent equalized assessed valuation ("E.A.V.") of a redevelopment project area; and
WHEREAS, The Plan, attached as Exhibit A to the Plan Ordinance, included the 1999 E.A.V. and contemplated in Section 8 of the Plan that if the 2000 E.A.V. became available prior to the date of the adoption of the Plan by the City Council, then the City would update the Plan by replacing the 1999 E.A.V. with the 2000 E.A.V. in order to comply with the Act; and
WHEREAS, The 2000 E.A.V. became available prior to the date of the adoption of the Plan Ordinance by the City Council, but after the Plan had been submitted to the Community Development Commission to set a public hearing pursuant to Sections 5/ 1 1-74.4-4 and 5/ 1 1-74.4-5 of the Act, and was not inserted in the Plan prior to its adoption by ordinance; and
WHEREAS, The Corporate Authorities desire to amend the Plan to update the E.A.V. to conform the Plan to Section 1 l-74.4-3(n)(F) of the Act, and to make other, minor changes; and
REPORTS OF COMMITTEES
WHEREAS, Section 5/1 l-74.4-5(c) of the Act permits amendments for such changes to a redevelopment plan to be made without a public hearing, provided that the City shall give notice of such changes by mail to each affected taxing district and each registrant in the interested parties registry for the Area, and by publication in a newspaper of general circulation within the affected taxing district not later than ten (10) days following the adoption by ordinance of such changes; 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. Amendments To Redevelopment Plan. The City, pursuant to Section 5/1 1-74.4-5 of the Act, hereby amends the Plan, as previously published in the Journal of Proceedings, by the amendments set forth in Exhibit A attached hereto and approves the Plan, as amended, the amended version of which is attached hereto as Exhibit B.
SECTION 3. 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 4. Superseder. All ordinances, resolutions, motions or orders in conflict with this ordinance are hereby repealed to the extent of such conflict.
SECTION 5. Effective Date. This ordinance shall be in full force and effect immediately upon its passage.
Exhibits "A" and "B" referred to in this ordinance read as follows:
Exhibit "A". (To Ordinance)
Amendments To The Plan.
The Plan, as previously published in the Journal of the Proceedings of the City Council for February 6, 2002 (the "Journal of Proceedings") at pages 78512 to 78658, is hereby amended as follows. Page number references refer to the page numbers in such Journal of Proceedings.
i
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
The date of the Plan shall be "June 29, 200 1, Revised as of January 24, 2003".
The first two (2) sentences in the last paragraph of Section 3 of the Plan, entitled, "Eligibility of the Project Area for Designation as a Blighted Area", which appear on page 78527, are hereby amended to state:
"Despite the lack of private sector investment, equalized assessed value (E.A.V.) within the Area grew from approximately Fifteen Million Eight Hundred Thousand Dollars ($15,800,000) in 1996 to Eighteen Million Seven Hundred Thousand Dollars ($18,700,000) in 2000. However, for this period, the E.A.V. of the Area grew at a slower rate (seventeen and seven-tenths percent (17.7%)) than that of the City (thirty-three and one-tenth percent (33.1%))".
(3) The first paragraph in the subsection, entitled, "Most Recent Equalized Assessed Valuation", in Section 8 of the Plan, which appears on page 78544, is hereby amended in its entirety to state:
"The purpose of identifying the most recent equalized assessed valuation ("E.A.V.") of the Project Area is to provide an estimate of the initial E.A.V., which the Cook County Clerk will certify for the purpose of annually calculating the incremental E.A.V. and incremental property, taxes of the Project Area. The 2000 E.A.V. of all taxable parcels in the Area is Eighteen Million Six Hundred Eighty-nine Thousand Thirty-four Dollars ($18,689,034). This total E.A.V. amount by P.I.N, is summarized in Appendix D. The E.A.V. is subject to verification by the Cook County Clerk. After verification, the final figure shall be certified by the Cook County Clerk and shall become the Certified Initial E.A.V. from which all incremental property taxes in the Area will be calculated by Cook County."
The second paragraph in the subsection, entitled "Most Recent Equalized Assessed Valuation", in Section 8 of the Plan, which appears on page 78545, is hereby deleted in its entirety.
Table A, entitled, "Comparative Increases in E.A.V.", in Appendix C of the Plan, which appears on page 78574, is hereby amended in its entirety to state:
REPORTS OF COMMITTEES
2000 1999 1998 1997 1996
Property within the Study Area $18,689,034 4.5% $17,878,188 6.5% $16,784,870 -1.7% $17,073,159 8.1% $15,799,509 -0.5%
City of Chicago 14.5% 4.2% 1.7% 8.4% 1.2%
(6) Appendix D of the Plan, entitled "Initial Equalized Assessed Value (E.A.V.) of Property Within the 119th and Halsted Redevelopment Project Area", which appears on page 78582, shall be amended by updating the E.A.V. dollar amount for each parcel, or Property Identification Number, from the 1999 value to the 2000 value. A copy of such updated appendix is included in the amended Plan, attached to this ordinance as Exhibit B.
Exhibit "B". (To Ordinance)
11 9th And Halsted Redevelopment Project Area Redevelopment Plan And Project. June 29, 2001 Revised January 24, 2003
1.
Introduction.
This document presents a Tax Increment Redevelopment Plan and Project (hereinafter referred to as the "Plan") pursuant to the Tax Increment Allocation Redevelopment Act (65 ILCS 5/1 1-74.4-1, et seq.) (1996 State Bar Edition), as amended (the "Act") for the 119,h And Halsted neighborhood located in the City of Chicago, Illinois (the "Project Area"). The Project Area is adjacent to the existing West Pullman Industrial Park Conservation Area. The Project Area boundaries are
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
irregular, generally extending north/south along South Halsted Street from West 11 1th Street to West 123rd Street and east/west along West 119th Street from South Wentworth Avenue to South Morgan Street. The Project Area is comprised largely of commercial property, which is the predominant use along both South Halsted Street and West 1 19 Street. It should be noted that a significant amount of residential use is also present within the Project Area, located largely south of West 119,h Street and east of South Halsted Street. The Plan responds to problem conditions within the Project Area and reflects a commitment by the City of Chicago (the "City") to improve and revitalize the Project Area.
The Plan presents research and analysis undertaken to document the eligibility of the Area for designation as a "conservation area" tax increment financing ("T.I.F.") district. The need for public intervention, goals and objectives, land-use policies and other policy materials are presented in the Plan. The results of a study documenting the eligibility of the Area as a conservation area are presented in Appendix C, Eligibility Study, (the "Study").
In adopting the Act, the Illinois State Legislature found at 5/ ll-74.4-2(a) that:
, , , there exist in many municipalities within this State blighted, conservation and industrial park conservation areas as defined herein; that the conservation areas are rapidly deteriorating and declining and may soon become blighted areas if their decline is not checked. . .
and at 5/1 l-74.4-2(b) that:
, , , in order to promote and protect the health, safety, morals and welfare of the public, that blighted conditions need to be eradicated and conservation measures instituted, and that redevelopment of such areas be undertaken. . . The eradication of blighted areas and treatment and improvement of conservation areas and industrial park conservation areas by redevelopment projects is hereby declared to be essential to the public interest.
In order to use the tax increment financing technique, a municipality must first establish that the proposed redevelopment project area meets the statutory criteria for designation as a "blighted area", a "conservation area" or an "industrial park conservation area". A redevelopment plan must then be prepared which describes the development or redevelopment program intended to be undertaken to reduce or eliminate those conditions which qualified the redevelopment project area as a "blighted area", "conservation area", or combination thereof, or "industrial park conservation area", and thereby enhance the tax bases of the taxing districts which extend into the redevelopment project area. The statutory requirements are set out at 65 ILCS 5/ 1 1-74.4-3, et seq.
REPORTS OF COMMITTEES
The Act provides that, in order to be adopted, a Plan must meet the following conditions under 5/ 1 l-74.4-3(n):
(1) the redevelopment project area on the whole has not been subject to growth and development through investment by private enterprise and would not be reasonably anticipated to be developed without the adoption of the redevelopment plan, (2) the redevelopment plan and project conform to the comprehensive plan for the development of the municipality as a whole, or, for municipalities with a population of one hundred thousand (100,000) or more, regardless of when the redevelopment plan and project was adopted, the redevelopment plan and project either: (i) conforms to the strategic economic development or redevelopment plan issued by the designated planning authority of the municipality, or (ii) includes land uses that have been approved by the planning commission of the municipality, (3) the redevelopment plan establishes the estimated dates of completion of the redevelopment project and retirement of obligations issued to finance redevelopment project costs (which dates shall not be later than December 31 of the year in which the payment to the municipal treasurer as provided in Section 8(b) of the Act is to be made with respect to ad valorem taxes levied in the twenty-third (23rd) calendar year after the year in which the ordinance approving the redevelopment project area is adopted), (4) in the case of an industrial park conservation area, also that the municipality is a labor surplus municipality and that-the implementation of the redevelopment plan will reduce unemployment, create new jobs and by the provision of new facilities enhance the tax base of the taxing districts that extend into the redevelopment project area, and (5) if any incremental revenues are being utilized under Section 8a( 1) or 8a(2) of this Act in redevelopment project areas approved by ordinance after January 1, 1986 the municipality finds (a) that the redevelopment project area would not reasonably be developed without the use of such incremental revenues, and (b) that such incremental revenues will be exclusively utilized for the development of the redevelopment project area.
Redevelopment projects are defined as any public or private development projects undertaken in furtherance of the objectives of the redevelopment plan.
The City authorized an evaluation to determine whether a portion of the City to be known as the 119th and Halsted Redevelopment Area qualifies for designation as a "blighted area", pursuant to the provisions contained in the Act. If the Area so qualified, the City requested the preparation of a redevelopment plan for the Area in accordance with the requirements of the Act.
The 119 And Halsted Redevelopment Project Area.
The Project Area is approximately one hundred eighty-three (183) acres in size and includes eight hundred twenty-two (822) contiguous parcels and public rights-of-
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way. Much of the Project Area is characterized by:
buildings over the age of thirty-five (35) years deleterious land-use and layout
deterioration of buildings, site improvements and rights-of-way
dilapidation of buildings
inadequate access to public rights-of-way
excessive vacancies in terms of vacant lots and vacant buildings unused railroad rights-of-way other blighting characteristics
As a result of these conditions, the Project Area is in need of redevelopment, rehabilitation and/or revitalization. In recognition of the unrealized potential of the Project Area, the City is taking action to facilitate its revitalization.
The purpose of the Plan is to create a mechanism to allow for the development of new commercial and public facilities on existing vacant and underutilized land, the redevelopment and/or expansion of existing businesses, the redevelopment of obsolete land uses, and the improvement of the area's physical environment and infrastructure. The redevelopment of the Project Area is expected to encourage economic revitalization within the community and the surrounding area.
The Project Area as a whole has not been subject to growth and development by private enterprise and would not reasonably be anticipated to be developed without the adoption of the Plan. The eligibility analysis, attached hereto as Appendix C, concluded that property in this area is experiencing deterioration and disinvestment. The analysis of conditions within the Project Area indicates that it is appropriate for designation as a "blighted area" in accordance with the Act.
The Plan summarizes the analyses and findings of the consultant's work, which unless otherwise noted, is solely the responsibility of Camiros, Ltd. and its subconsultants. Camiros, Ltd. has prepared this 119th and Halsted Redevelopment Plan and Project and the related eligibility report with the understanding that the City would rely (i) on the findings and conclusions of the Plan and the related eligibility report in proceeding with the designation of the Project Area and the adoption and implementation of the Plan, and (ii) on the fact that Camiros, Ltd. has obtained the necessary information so that the Plan and the related eligibility report will comply with the Act.
REPORTS OF COMMITTEES
The Plan has been formulated in accordance with the provisions of the Act. This document is a guide to all proposed public and private actions in the Project Area.
2.
Project Area Description.
The land to be designated as the 119th and Halsted Redevelopment Project Area (the "Project Area") is shown in Figure 1, Boundary Map. The Project Area is approximately one hundred eighty-three ( 183) acres in size, including public rights-of-way. A legal description of the Project Area is included as Appendix B of this document. The Project Area is adjacent to the West Pullman Industrial Conservation Area. The Project Area includes only contiguous parcels and qualifies for designation as a "blighted area". The proposed Project Area includes only that area that is anticipated to be substantially benefited by the proposed redevelopment project improvements.
The general area has been the subject of two (2) planning studies in recent years. The South Halsted Street Corridor Plan, completed in 1999, establishes a broad vision for the area, which would consist of new commercial development on vacant/underutilized land as well as rehabilitated housing and new housing development. The Plan also calls for improvements to public infrastructure, aesthetic enhancements and new/upgraded public facilities. The second study was the 119th and Halsted Redevelopment Area Eligibility Study and Redevelopment Plan, completed in May of 1998. The boundaries of that plan are essentially the same as the boundaries for this tax increment financing district. Many of the policies of the Plan, including land-use and acquisition policies, are based on aforementioned 1 19,h and Halsted Redevelopment Area designation.
Community Background.
The Project Area lies primarily within the West Pullman Community Area, although a small portion extends into the Roseland and Morgan Park Community Areas. The Project Area is adjacent to the West Pullman Industrial T.I.F. district. The community was initially settled in the 1830s but did not experience rapid growth until the later 1800s when the Illinois Central and Michigan Central Railroads were developed and industries such as the Pullman Palace Car were established. Industrial development in the general area began with the development of the West Pullman Land Association, which purchased land between Wentworth Avenue and Halsted Street from 1 15,h Street to 1 19,h Street.
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The first of many waves of immigrants from Europe settled in the West Pullman community in the early 1900s. After World War II, the population grew from twenty-nine thousand (29,000) in 1950, peaking at forty-five thousand (45,000) in 1980. However, in 1970 a major demographic change began to occur, and in 1990, ninety-four percent (94%) of West Pullman was African-American. West Pullman's population declined to just under forty thousand (40,000) by 1990. This decline in population was accompanied by a decline in housing units from twelve thousand two hundred eighty-one (12,28 1) in 1980 to eleven thousand nine hundred nineteen (11,919) in 1990.
After World War II, housing development boomed and reflected a style more common to suburban development. In 1990, the percent of owner-occupied housing in the West Pullman Community Area reached an all time high at seventy-two percent (72%), comparable to suburbs. The 1990 median value of OWner-occupied homes in the West Pullman community (Fifty-nine Thousand Two Hundred Seventy Dollars ($59,270)) is generally higher than those in surrounding neighborhoods.
The 1990 median family income in West Pullman was higher than the median for the City as a whole. However, the unemployment rate for the community area has consistently been higher than the City average. The skill level of employed persons within West Pullman, however, is high with fifty-four percent (54%) being white collar workers.
Several large industries within the broader area, including International Harvester and Dutch Boy Paints, relocated their factories and operations to the suburbs. Other businesses, however, have remained in the area, including Carl Buddig and Company and other smaller manufacturing businesses. The net result of industrial relocation has been a significant loss of local jobs, especially well paying industrial sector jobs.
Current Land-Use And Zoning.
The current land-use within the Project Area consists of commercial, residential, institutional/public, industrial and mixed-use property. A large amount of vacant land is also present. Commercial use is concentrated along Halsted Street and 119th Street. Residential use is located primarily south and east of the 1 19,h Street and Halsted Street frontages. Institutional/public uses take the form of places of worship, a public school, and a Chicago Housing Authority office and warehouse, which for the most part, are located on the main arterial streets of 119th and Halsted Street. Industrial uses are scattered throughout the Project Area, with older uses
REPORTS OF COMMITTEES
located along the former railroad line. The current configuration of land-use is represented in Figure 3, Existing Land-Use, while the current zoning is shown in Figure 4, Existing Zoning.
Current zoning generally reflects the pattern of existing land-use. One exception is the presence of a few remnant commercial buildings along 120th Street in spite of the R4 district zoning. Another inconsistency involves a small area on the west side of Halsted Street between 1 16th Street and 117th Street, which is currently used for commercial/industrial use but is zoned R3. Other relatively minor use nonconformities exist within the Project Area.
Conditions within the Project Area include a series of improvement challenges. The Project Area contains a high proportion of vacant lots and buildings. While this condition exists throughout the Project Area, the highest concentration exists along 1 19th Street, 120th Street and the residential property between these (2) two streets. Several decades ago, 119th Street and 120th Street were thriving commercial streets. As land-use and transportation characteristics changed, commercial use became unsustainable and property along these streets began to decline. The negative effects of declining commercial property affected the adjacent residential property. Combined with a prevailing building age of approximately eighty (80) years, the lack of maintenance and reinvestment resulting in a deterioration and vacancy. Today, deterioration, vacant lots and vacant buildings are widespread throughout the Project Area.
Transportation Characteristics.
Transportation facilities within the Project Area include a commuter rail and the local street system. One (1) current railroad line and one (1) former railroad line exist in the Project Area. The current railroad line is Metra's electric rail commuter service between Chicago and Blue Island. A Metra commuter station is located on Halsted Street at 12 1st Street. This is a commuter only line and carries no freight service. Another railroad right-of-way, that of the Penn Central Railroad, was purchased by the City of Chicago Department of Transportation for the purpose of establishing a pedestrian/bike trail and open space.
Halsted Street and 119th Street are the primary routes for north/south and east/west circulation, respectively. Halsted Street is State Route 1, and represents an important arterial street for the far south area. 1 19th Street functions as a collector street. Circulation on local streets consists of a combination of two-way and one-way traffic. Interchanges for Interstate 94 and Interstate 57 are located outside the Project Area to the east and west, respectively.
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Mass transportation serving the Project Area includes C.T.A. buses. Bus Number 119 runs east/west on 119th Street, extending northward on Michigan Avenue to 95th Street and the 95th Street Red Line Rapid Transit Station. Bus Number 8A runs north/south along Halsted Street, providing access to the Red Line Rapid Transit Station at 79th Street. Bus Number 8A also connects with Bus Number 8, which extends service northward from the Red Line Rapid Transit Station at 79,h Street to Waveland Avenue on the north side. In addition, Bus Number 359 provides service connecting several south suburban communities to the 12 1" Street Metra commuter station. The combination of C.T.A. and Metra service provides good transportation to the Project Area.
Eligibility Of The Project Area For Designation As A Blighted Area.
The Project Area on the whole has not been 'subject to significant growth and development through investment, by private enterprise. Based on the conditions present, the area is not likely to be comprehensively or effectively developed without the adoption of the Plan. In April and May of 2001, a series of studies was undertaken to establish whether the proposed Project Areais eligible for designation as a blighted area in accordance with the requirements of the Act. This analysis concluded that the Project Area so qualifies.
For improved property, the presence of (5) five of the thirteen (13) conditions set forth in the Act is required for designation of improved property as a blighted area. These factors must be meaningfully present and reasonably distributed within the area. Of the thirteen (13) factors cited in the Act for improved property, eight (8) factors are present within the Area.
The following six (6) factors were found to be present to a major extent:
Deterioration (affecting seventy-four percent (74%) of all tax blocks).
Obsolescence (affecting forty-seven percent (47%) of all tax blocks).
Presence of structures below minimum code standards (affecting ninety-five percent (95%) of all tax blocks).
REPORTS OF COMMITTEES
Excessive vacancies (affecting seventy-two percent (72%) of all tax blocks).
Excessive land coverage and overcrowding of structures and community facilities (affecting twenty-six percent (26%) of all tax blocks).
Stagnant or declining E.A.V.
Two (2) additional factors are present to a minor extent within the Project Area. These are:
Deleterious land-use or layout (affecting twelve percent (12%) of all tax blocks).
Dilapidation (affecting nineteen percent (19%) of all tax blocks).
For vacant property, the presence of two (2) of the five (5) conditions set forth in the Act is required for designation of improved property as a blighted area. These factors must be meaningfully present and reasonably distributed within the Area. Of the five (5) factors cited in the Act. for improved property, three (3) factors are present within the Area.
r- Obsolete platting (affecting one hundred percent ( 100%) of the tax blocks).
Deterioration on adjacent property (affecting seventy-live percent (75%) of the tax blocks).
Stagnant or declining E.A.V.
For more detail on the basis for eligibility, refer to the study in Appendix C.
Need For Public Intervention.
The analysis of conditions within the Project Area included an evaluation of construction activity between 1996 and 2000. Table 1 summarizes construction activity within the Redevelopment Project Area by year and project type.
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Table 1.
Building Permit Activity (1996 - 2000)
Total
Construction Value New Construction Additions
Alterations/Repairs Demolition TOTAL:
Number Of Permits Issued
New Construction Additions
Alterations/ Repairs Demolition TOTAL:
$ 0 $ 0 $ 0
56,790 6,900 93,775
37,750 46,202 56,975
48,500 5,500 29,525
0 4 6 7 17
0 6 6 3 15
0 2 5 3 10
0 2 9 2 13
$143,040 $58,602 $180,275 $57,250 $113,290 $552,457
()
16 34 16 66
11
Source: City of Chicago, Department of Buildings
During this five (5) year period, a total of sixty-six (66) building permits were issued for property within the Project Area. In analyzing the building permit activity, it should be recognized that a certain level of activity occurs merely to address basic maintenance needs, which appears to account for a large majority of the construction activity. Between 1996 and 2000, no projects were undertaken in the Area that had a construction value of One Hundred Thousand Dollars ($100,000) or more. Furthermore, no permits were issued for new construction. Sixteen (16) permits were issued for demolition, representing twenty-four percent (24%) of the permits and twenty-four percent (24%) of the total construction value
REPORTS OF COMMITTEES
over the five (5) year period. Thirty-four (34) permits were issued for alterations and repairs, while six (6) permits were issued for additions.
The Five Hundred Fifty-two Thousand Four Hundred Fifty-seven Dollars ($552,457) in construction spending that has occurred in the Project Area over the past five (5) years represents a minimal level of investment. This five (5) year private sector investment is roughly equal to the development value of one (1) full service restaurant. Alternatively, this level of investment is approximately equal to three (3), one thousand eight hundred ( 1,800) square foot new houses. Given the large amount of vacant land present within the Project Area, and the presence of widespread deterioration, a significantly higher level of private investment is required to reverse the area's decline. Clearly, the lack of development is not being resolved through private-sector investment, and a continuation of this minimal level of private investment may exacerbate blight within the Project Area.
Despite the lack of private sector investment, equalized assessed value (E.A.V.) within the Area grew from approximately Fifteen Million Eight Hundred Thousand Dollars ($15,800,000) in 1996 to Eighteen Million Seven Hundred Thousand Dollars ($18,700,000) in 2000. However, for this period, the E.A.V. of the Areagrew at a slower rate (seventeen and seven-tenths percent (17.7%)) than that of the City . (thirty-three and one-tenths percent (33.1%)). This growth in E.A.V. could be the result of one (1) or more of several factors, including improvements to a small number of properties or normal growth due to inflation. However, the increase in E.A.V. is not the result of widespread reinvestment in private property through construction activity. Given the blight and obsolescence that has been documented, the overall redevelopment of the Project Area would not reasonably be expected to occur without public intervention and the adoption of the Plan.
4.
Redevelopment Plan Goals And Objectives.
The proposed Plan and Project is consistent with City plans for the area. The land uses conform to those approved by the Chicago Planning Commission and to recent City-sponsored plans for the area. The following goals and objectives are provided to guide development in the Project Area.
General Goals:
Reduce or eliminate deleterious conditions within the Project Area.
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Provide for the orderly transition from obsolete land uses, to more appropriate land-use patterns.
Create an attractive environment that encourages new commercial development.
Increase affordable housing (for-sale and rental), including market rate housing set aside (twenty percent (20%)).
Employ residents within and surrounding the Project Area in jobs generated by area development.
Improve public facilities and amenities.
Enhance the tax base of the Project Area.
Redevelopment Objectives:
Encourage private investment.
Direct development activities to appropriate locations within the Project Area in accordance with the land-use plan and general land-use strategies.
Encourage rezoning of obsolete land-use designations to facilitate development of underutilized property for uses that have demonstrated market support.
Provide opportunities for business and commercial development where there is demonstrated market support.
Encourage development of affordable for-sale and rental housing, as defined by the City's Department of Housing, for persons earning no more than one hundred twenty percent (120%) of the area median income and persons earning no more than eighty percent (80%) of area median income, respectively.
Encourage development of market-rate housing as part of an overall program to create a mixed-income neighborhood.
Realign segments of the proposed bikeway/open space on the former railroad right-of-way to improve access to private property and to create more viable redevelopment parcels.
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Establish job readiness and job training programs to provide residents within and surrounding the Project Area with the skills necessary to secure jobs in the Project Area and in adjacent redevelopment project areas.
Promote hiring of local residents, including graduates of the Project Area's job readiness and job training programs.
Improve recreational amenities within the Project Area.
Design Objectives:
Provide off-street parking to support existing and new commercial uses within the 119th and Halsted Business District.
Establish design standards for commercial and residential redevelopment to ensure compatible high-quality development.
Enhance the appearance and function of existing commuter rail public transit facility.
Encourage increased use of public transit facilities through pedestrian-friendly design, while also improving vehicular movement.
5.
Redevelopment Plan.
The City proposes to achieve the Plan's goals through the use of public financing techniques, including tax increment financing, and by undertaking some or all of the following actions:
Property Assembly, Site Preparation And Environmental Remediation.
To meet the goals and objectives of the Plan, the City may acquire and assemble property throughout the 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
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appropriate, the City may devote acquired property to temporary uses until such property is scheduled for disposition and development.
Figure 7, Land Acquisition Overview Map (Appendix A), reflects the properties proposed for acquisition on the existing acquisition map from the 1 19th and Halsted Street Redevelopment Area Designation, adopted in 1998. Table 2, Land Acquisition by Parcel Identification Number and Address (see Appendix A), provides a list of the properties proposed for acquisition on this underlying acquisition map. There is no new acquisition of property proposed as part of the Plan.
In connection with the City exercising its power to acquire real property not currently on the Land Acquisition Overview Map, 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 the Plan. The acquisition of such property can be paid for using T.I.F. funds.
For properties described in Figure 7 (the Land Acquisition Overview Map) in Appendix A, the acquisition of occupied properties by the City shall, commence within four (4) years from the date of the publication of the ordinance approving the underlying plan (September 9, 1998). Acquisition shall be deemed to have commenced with the sending of an offer letter. After the expiration of this four (4) year period, the City may acquire such property pursuant to the Plan under the Act according to its customary procedures as described in the preceding paragraph.
Intergovernmental And Redevelopment 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"). Such redevelopment agreements may be needed to support the rehabilitation or construction of allowable private improvements, in accordance with the Plan; incur costs or reimburse developers for other eligible redevelopment project costs as provided in the Act in implementing the Plan; and provide public improvements and facilities which may include, but are not limited to utilities, street closures, transit improvements, streetscape enhancements, signalization, parking and surface right-of-way improvements.
Terms of redevelopment as part of this redevelopment project may be incorporated in appropriate redevelopment agreements. For example, the City
REPORTS OF COMMITTEES
may agree to reimburse a developer for incurring certain eligible redevelopment project costs under the Act. Such agreements may contain specific development controls as allowed by the Act.
The City requires that developers who receive T.I.F. assistance for market rate housing set aside twenty percent (20%) of the units to meet affordability criteria established by the City's Department of Housing. Generally, this means the affordable for-sale units should be priced at a level that is affordable to persons earning no more than one hundred twenty percent (120%) of the area median income, and affordable rental units should be affordable to persons earning no more than eighty percent (80%) of the area median income.
Job Training.
To the extent allowable under the Act, job training costs may be directed toward training activities designed to enhance the competitive advantages of the Project Area and to attract additional employers to the Area. Working with employers and local community organizations, job training and job readiness programs may be provided that meet employers' hiring needs, as allowed under the Act.
A job readiness/training program is a component of the Plan. The City expects to encourage hiring from the community that maximizes job opportunities for Chicago residents.
Relocation.
Relocation assistance may be provided to facilitate redevelopment of portions of the Area, and to meet 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.
Analysis, Professional Services And Administrative Activities.
The City may undertake or engage professional consultants, engineers, architects, attorneys and others to conduct various analyses, studies, administrative or legal services to establish, implement and manage the Plan.
Provision Of Public Improvements And Facilities.
Adequate public improvements and facilities may be provided to service the Area. Public improvements and facilities may include, but are not limited to, street closures to facilitate assembly of development sites, upgrading streets,
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signalization improvements, provision of streetscape amenities, river-walk improvements, parking improvements and utility improvements.
Financing Costs Pursuant To The Act.
Interest on any obligations issued under the Act accruing during the estimated period of construction of the redevelopment project and other financing costs may be paid from the incremental tax revenues pursuant to the provisions of the Act.
Interest Costs Pursuant To The Act.
Pursuant to the Act, the City may allocate a portion of the incremental tax revenues to pay or reimburse developers for interest costs incurred in connection with redevelopment activities in order to enhance the redevelopment potential of the Area.
6.
Redevelopment Project Description.
The Plan seeks to create a strong, active and diverse business district along Halsted Street and to create an attractive and viable residential neighborhood in the area south and east of the 119th/Halsted intersection. Physical improvements to the Project Area are seen as a critical component of its overall improvement.
The Plan recognizes that new investment in commercial and residential property is needed to achieve revitalization. In certain cases, attracting new private investment may require the redevelopment of existing properties. Proposals for infrastructure improvements will stress projects that will serve and benefit the surrounding residential, commercial and institutional uses. A comprehensive program of aesthetic enhancements will include streetscape improvements, facade renovations and aesthetically compatible new development. The components will create the quality environment required to sustain the revitalization of the Project Area.
Based on this assessment, the goals of the redevelopment projects to be undertaken in the Project Area are to: 1) foster viable commercial redevelopment on vacant, deteriorated or obsolete property that can serve the far south side community; 2) redevelop obsolete commercial property along 1 19th and 120th Streets for residential use; 3) redevelop vacant and deteriorated residential property to
REPORTS OF COMMITTEES
remove blighting influences and create a sustainable neighborhood; and 4) integrate public investments in infrastructure and facilities to help foster a suitable environment for private-sector investments. The major physical improvement elements anticipated as a result of implementing the proposed Plan are outlined below.
Commercial Redevelopment.
The Plan recognizes that commercial redevelopment is a key element of area improvement. The Plan seeks to focus commercial development along Halsted Street, with more intensive development at the major intersections of 115th/Halsted and 1 ^^/Halsted. Smaller-scale commercial and mixed-use (commercial/ residential) development is envisioned south of the 1 ^^/Halsted intersection.
Residential Redevelopment.
Residential redevelopment is proposed for the deteriorated and obsolete commercial property along 119th and 120th Streets. Townhouse units or two (2) flats/three (3) flats are seen as appropriate housing types for this redevelopment. Single-family residential is most suitable for in-fill development along local side streets.
Public Improvements.
Improvements to public infrastructure and facilities are needed to complement and attract private sector investment. Infrastructure improvements may include:
Improvement of the former railroad right-of-way as a bikeway and open space amenity.
Improvement of streetscape conditions along Halsted Street to support commercial redevelopment.
Improvement of street intersections to improve traffic flow. Expansion of the parking supply.
Enhancement of streetscape conditions along 119th and 120th Streets to support residential redevelopment.
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Construction of a new public library at the corner of 1 19 and Halsted Streets.
Improvement of other public facilities that meet the needs of the community.
7.
General Land-Use Plan And Map.
The land uses proposed in the Area are generally consistent with current zoning. One significant exception is the land along 1 19th Street east of Halsted Street. Land in this location is currently zoned B2- 1 and is proposed for largely residential use. All proposed land-use is subject to the approval of the Chicago Plan Commission. Figure 6, General Land-Use Plan, in Appendix A, identifies land uses expected to result from implementation of the Plan in the Area. The land-use categories planned for the Area are: 1) residential, 2) commercial/mixed-use, 3) public/ institutional, and 4) park/open space use. The commercial/mixed-use category includes commercial use, residential use or commercial and residential uses within the same building. Institutional uses and park/open space amenities may be incorporated into any of these land-use categories as needs and opportunities present themselves. The General Land-Use Plan is intended to provide a guide for future land-use improvements and developments within the Area.
The General Land-Use Plan is intended to serve as a broad guide for land-use and redevelopment policy. The plan is general in nature to allow adequate flexibility to respond to shifts in the market and private investment. A more specific discussion of the proposed uses within the Project Area is outlined below.
Residential Use.
Residential use is proposed south and east of the 1 ^^/Halsted intersection. Most of the property along 1 19th Street east of Emerald Avenue is proposed for residential use. This represents a shift in land-use policy from its current zoning, which is B2- 1. This area is no longer viable as a commercial district and should be redeveloped for residential use. The treatment of 1 19th Street is similar to that of 120U> Street, which was a viable commercial district many years ago, but is now zoned residential. Other areas shown for residential use reflect existing residential property or vacant property that should be redeveloped for residential use.
REPORTS OF COMMITTEES
Commercial/Mixed-Use.
Commercial/mixed-use development is proposed for the Halsted Street corridor and for scattered properties on 1 19th Street and 115th Street. Commercial and retail development is envisioned for most of this area. However, allowing residential use provides needed flexibility, especially for property where a clear trend of future use is not evident. Important recommendations include the redevelopment of the current C.H.A. office and warehouse facility on 1 IS111 Street and relocation of a small number of older industrial uses needed to facilitate broader commercial redevelopment of land, particularly along Halsted Street.
Public/Institutional.
Property designated as public/institutional use represents primarily existing uses. Prominent uses include the West Pullman Elementary School at 120th Street and Parnell Avenue and the City of Chicago fire station at 119th Street and Peoria Street. A number of churches are also present within the area. The most significant proposed use is a new public library at the northwest corner of 119th and Halsted Streets.
Park/ Open Space.
The most prominent park/open space use is the proposed bikeway on the former railroad right-of-way running northwest to southeast through the Project Area. The alignment of this bikeway, as shown on the General Land-Use Plan, reflects proposals to realign segments of the bikeway to improve access to private property and promote more effective redevelopment. Such recommendations have been discussed with City officials and will be considered where feasible. Another proposed park/open space facility is the vacant, wooded property located along the proposed bikeway between 114th Street and 1 12lh Street.
These land-use strategies are intended to direct development toward the most appropriate land-use pattern for the various portions of the Project Area and enhance the overall development of the Area in accordance with the goals and objectives of the Plan. Locations of specific uses, or public infrastructure improvements, may vary from the General Land-Use Plan as a result of more detailed planning and site design activities. Such variations are permitted without amendment to the Plan as long as they are consistent with the Plan's goals and objectives and the land uses and zoning approved by the Chicago Plan Commission.
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8.
Redevelopment Plan Financing.
Tax increment financing is an economic development tool designed to facilitate the redevelopment of blighted areas and to arrest decline in areas that may become blighted without public intervention. It is expected that tax increment financing will be an important means, although not necessarily the only means, of financing improvements and providing development incentives in the Project Area throughout its twenty-three (23) year life.
Tax increment financing can only be used when private investment would not reasonably be expected to occur without public assistance. The Act sets forth the range of public assistance that may be provided.
It is anticipated that expenditures for redevelopment project costs will be carefully staged in a reasonable and proportional basis to coincide with expenditures for redevelopment by private developers and the projected availability of tax increment revenues.
Eligible Project Costs.
Redevelopment project costs include the sum total of all reasonable, or necessary, costs incurred, or estimated to be incurred, and any such costs incidental to the Plan. Some of the costs listed below became eligible costs under the Act pursuant to an amendment to the Act which became effective November 1, 1999. Eligible costs may include, without limitation, the following:
Professional services including: costs of studies and 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, provided however, that no charges for professional services may be based on a percentage of the tax increment collected and the terms of such contracts do not extend beyond a period of three (3) years. Redevelopment project costs may not include general overhead or administrative costs of the City that would still have been incurred if the City had not designated a redevelopment project area or approved a redevelopment plan.
The cost of marketing sites within the Area to prospective businesses, developers and investors.
REPORTS OF COMMITTEES
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, repair or remodeling of existing public or private buildings, fixtures and leasehold improvements; and the cost 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.
Costs of the construction of public works or improvements, but not including the cost of constructing a new municipal public building principally used to provide offices, storage space, or conference facilities or vehicle storage,, maintenance, or repair for administrative, public safety, or public works personnel and that is not intended to replace an existing public building unless the City makes a reasonable determination, supported by information that provides the basis for that determination, that the new municipal building is required to meet an increase in the need for public safety purposes anticipated to result from the implementation of the Plan.
Costs of job training and retraining projects including the cost of "welfare-to-work" programs implemented by businesses located within the Area, 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 (1) or more taxing districts as provided in the Act.
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 under the Act, including interest accruing during the estimated period of construction of any redevelopment project for which such obligations are issued and not exceeding thirty-six (36) months thereafter and including reasonable reserves related thereto.
All, or a portion, of a taxing district's capital costs resulting from the Redevelopment Project necessarily incurred, or to be incurred, in furtherance of the Plan, to the extent the City, by written agreement, accepts and approves such costs.
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9. An elementary, secondary or unit school district's increased costs attributable to assisted housing units will be reimbursed as provided for in the Act.
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 state or federal law or in accordance with the requirements of the Act.
Payment in lieu of taxes.
Interest costs incurred by a developer 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 (1) year may not exceed thirty percent
(30%) of the annual interest costs incurred by the developer 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 thirty percent (30%) of the total: (i) cost paid or incurred by the developer for such redevelopment project, plus (ii) redevelopment project costs excluding any property assembly costs and any relocation costs incurred by the City pursuant to the Act; and
up to seventy-five percent (75%) of the interest cost incurred by a developer for the financing of rehabilitated or new housing units for low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act.
Up to fifty percent (50%) of the cost of construction, renovation and/or rehabilitation of all low-income 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-income and very low-income households, only the low-income and very low-income households shall be eligible for benefits under the Act.
REPORTS OF COMMITTEES
Up to seventy-five percent (75%) of the interest incurred by a developer for the financing of rehabilitated or new housing units for low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act.
The cost of day care services for children of employees from low-income families working for businesses located within the Area and all or a portion of the cost of operation of day care centers established by Area businesses to serve employees from low-income families working in businesses located in the Area. For the purposes of this paragraph, "low-income families" means families whose annual income does not exceed eighty percent (80%) of the City, county or regional median income as determined from time to time by the United States Department of Housing and Urban Development.
The cost of constructing new privately-owned buildings is not an eligible redevelopment project cost, unless specifically authorized by the Act.
Estimated Project Costs.
A range of activities and improvements may be required to implement the Plan. The proposed eligible activities and their estimated costs over the life of the Area are briefly described below and also shown in Table 3, Estimated Redevelopment Project , costs.
Professional services including planning, legal, surveys, real estate marketing costs, fees and other related development costs. This budget element provides for studies and survey costs for planning and implementation of the project, including planning and legal fees, architectural and engineering, development site marketing, financial and special service costs. (Estimated cost: One Million Five Hundred Thousand Dollars ($1,500,000))
Property assembly costs, including acquisition of land and other property, real or personal, or rights or interests therein, and other appropriate and eligible costs needed to prepare the property for redevelopment. These costs may include the reimbursement of acquisition costs incurred by private developers. Land acquisition may include acquisition of both improved and vacant property in order to create development sites, accommodate public rights-of-way or to provide other public facilities needed to achieve the goals and objectives of the Plan. Property assembly costs also include: demolition of existing improvements, including clearance of blighted properties or clearance required to prepare sites for new development, site preparation, including grading, and other
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appropriate and eligible site activities needed to facilitate new construction, and environmental remediation costs associated with property assembly which are required to render the property suitable for redevelopment. (Estimated cost: Ten Million Dollars ($10,000,000))
Rehabilitation, reconstruction, repair or remodeling of existing public or private buildings and fixtures; and up to fifty percent (50%) of the cost of construction of low-income and very low-income housing units. (Estimated cost: Three Million Two Hundred Fifty Thousand Dollars ($3,250,000))
Construction of public improvements, infrastructure and facilities. These improvements are intended to improve access within the Area, stimulate private investment and address other identified public improvement needs, and may include all or a portion of a taxing district's eligible costs, including increased costs of the Chicago Public Schools attributable to assisted housing units within the Area in accordance with the requirements of the Act. (Estimated cost: Twelve Million Dollars ($12,000,000))
Costs of job training and retraining projects, advanced vocational education or career education, as provided for in the Act. (Estimated cost: One Million Dollars ($1 ,000,000))
Relocation costs, as judged by the City to be appropriate or required to further implementation of the Plan. (Estimated cost: One Million Dollars ($1,000,000))
Financing and interest costs associated with redevelopment projects, pursuant to the provisions of the Act. (Estimated cost: Three Million Five Hundred Thousand Dollars ($3,500,000))
Provision of day care services as provided in the Act. (Estimated cost: Two Hundred Fifty Thousand Dollars ($250,000))
All or part of a taxing district's capital costs resulting from or incurred in furtherance of the Plan, to the extent that the City, by written agreement accepts and approves such costs. (Estimated cost: Two Million Five Hundred Thousand Dollars ($2,500,000)]
The estimated gross eligible project cost over the life of the Area is Thirty-five Million Dollars ($35,000,000). All project cost estimates are in 2001 dollars. Any bonds issued to finance portions of the redevelopment project may include an amount of proceeds sufficient to pay customary and reasonable charges associated with issuance of such obligations, as well as to provide for capitalized interest and reasonably required reserves. The total project cost figure excludes any costs for the issuance of bonds. Adjustments to estimated line items, which are upper
REPORTS OF COMMITTEES
estimates for these costs, are expected and may be made without amendment to the Plan.
Table 2.
Estimated Redevelopment Project Costs.
Program Action/Improvement
Planning, Legal, Surveys, Redevelopment Marketing Costs and Related Development Costs
Property Assembly, Site Preparation and Environmental Remediation
Rehabilitation (may include up to fifty percent (50%) of the cost of construction of low- and very low-income housing units)
Public Improvements
Job Training and Retraining
Relocation
Financing and Interest Costs
Budget $ 1,500,000
10,000,000 3,250,000
12,000,000(" 1 ,000,000 1 ,000,000 3,500,000
(1) This category may also include reimbursing capital costs of taxing districts impacted by the redevelopment of the Area and school district costs pursuant to the Act. As permitted by the Act, the City may pay, or reimburse all, or a portion of a taxing district's costs resulting from the Redevelopment Project pursuant to a written agreement by the City accepting and approving such costs.
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Program Action/Improvement
$ 250,000
Taxing District Capital Costs
$35,000,000,2)(31
Sources Of Funds.
Funds necessary to pay for redevelopment project costs and municipal obligations, which have been issued to pay for such costs, are to be derived principally from tax increment revenues and proceeds from municipal obligations, which have as their source of payment tax increment revenue. To secure the issuance of these obligations, the City may permit the utilization of guarantees, deposits and other forms of security made available by private sector developers.
The tax increment revenue, which will be used to fund tax increment obligations and redevelopment project costs, shall be the incremental real property taxes Incremental real property tax revenue is attributable to the increase in the current equalized assessed value of each taxable lot, block, tract or parcel of real property in the Area over and above the initial equalized assessed value of each such property in the Area. Other sources of funds, which may be used to pay for redevelopment costs and obligations issued, the proceeds of which are used to pay for such costs, are land disposition proceeds, state and federal grants, investment income, and such other sources of funds and revenues as the City may, from time to time, deem appropriate. The City may incur Project Costs (costs for line items listed on Table 2), which are paid for from funds of the City other than incremental taxes, and the City may then be reimbursed for such costs from incremental taxes.
(2) The Total Project Costs 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 Project Costs. The amount of the Total Project Costs that can be incurred in the Area will be reduced by the amount of redevelopment project costs incurred in contiguous redevelopment project areas, or those separated from the Area only by a public right-of-way, that are permitted under the Act to be paid, and are paid, from incremental property taxes generated in the Area, but will not be reduced by the amount of redevelopment project costs incurred in the Area which are paid from incremental taxes generated from contiguous redevelopment project areas.
(3) The Total Project Costs provides an upper limit on expenditures and adjustments may be made
in line items without amendment to the Plan.
REPORTS OF COMMITTEES
The Project Area may be contiguous to, or be separated only by 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 Area to pay eligible project costs, or obligations issued to pay such costs, in other contiguous redevelopment project areas, or those 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 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/ 1 1-74.61- 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 in 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 made available, when added to all amounts used to pay eligible Redevelopment Project Costs within the Project Area, or other areas described in the preceding paragraph, shall not at any time exceed the total Redevelopment Project Costs described in Table 3.
Development of the Project Area would not be reasonably expected to occur without the use of the incremental revenues provided by the Act. Redevelopment project costs include those eligible project costs set forth in the Act. Tax increment financing or other public sources will be used only to the extent needed to secure commitments for private redevelopment activity.
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 Area pursuant to the Act or such other funds or security as are available to the City by virtue of its powers, available under the Act, pursuant to the Illinois State Constitution.
All obligations issued by the City in order to implement the Plan shall be retired not later than December 31 of the year in which the payment to the municipal treasurer as provided in Section 8(b) of the Act is to be made with respect to ad valorem taxes levied in the twenty-third (23rd) calendar year after the year in which
JOURNAL--CITY COUNCIL-CHICAGO 4/9/2003
the ordinance approving the redevelopment project area is adopted. The final maturity date of any such obligations which are issued may not be later than twenty (20) years from their respective dates of issuance. One (1) or more series of obligations may be sold at one (1) or more times in order to implement the Plan. The City may also issue obligations to a developer as reimbursement for project costs incurred by the developer on behalf of the City.
Revenues shall be used for the scheduled and/or early retirement of obligations, and for reserves, bond sinking funds and redevelopment project costs, and, to the extent that the real property tax increment is not used for such purposes, shall be declared surplus and shall then become available for distribution annually to taxing districts in the Area in the manner provided by the Act.
Most Recent Equalized Assessed Valuation.
The purpose of identifying the most recent equalized assessed valuation ("E.A.V.") of the Project Area is to provide an estimate of the initial E.A.V., which the Cook County Clerk will certify for the purpose of annually calculating the incremental E.A.V. and incremental property taxes of the Project Area. The 2000 E.A.V. of all taxable parcels in the Area is Eighteen Million Six Hundred Eighty-nine Thousand Thirty-four Dollars ($18,689,034) This total E.A.V. amount by Permanent Index Number is summarized in Appendix D. The E.A.V. is subject to verification by the Cook County Clerk. After verification, the final figure shall be certified by the Cook County Clerk, and shall become the Certified Initial E.A.V. from which all incremental property taxes in the Area will be calculated by Cook County.
Anticipated Equalized Assessed Valuation.
Once the redevelopment project has been completed and the property is fully assessed, the E.A.V. of real property within the Area is estimated at Twenty-eight Million Seven Hundred Thousand Dollars ($28,700,000). This estimate has been calculated assuming that the Project Area will be developed in accordance with Figure 6, General Land-Use Plan, of the Plan.
The estimated E.A.V. assumes that the assessed value of property within the Project Area will increase substantially as a result of new development and public improvements.
Calculation of the estimated E.A.V. is based on several assumptions, including: 1) redevelopment of the Project Area will occur in a timely manner; 2) the application of a State Multiplier of 2.139 1 to the projected assessed value of property within the Redevelopment Project Area; and 3) an annual inflation factor of two percent (2%). The projected State Multiplier was calculated by averaging the
re:ports of committees
State Multipliers for Cook County for the most recent nine (9) year period (199 1 — 1999).
Financial Impact On Taxing Districts.
The Act requires an assessment of any financial impact of the 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 Area and with the cooperation of the other affected taxing districts will attempt to ensure that any increased needs are addressed in connection with any particular development.
The following taxing districts presently levy taxes on properties located within the Area:
Cook County. The County has principal responsibility for the protection of persons and property, the provision of public health services and the maintenance of County highways.
Cook County Forest Preserve District. The Forest Preserve District is responsible for acquisition, restoration and management of lands for the purpose of protecting and preserving open space in the City and County for the education, pleasure and recreation of the public.
Metropolitan Water Reclamation District Of Greater Chicago. The Water Reclamation District provides the main trunk lines for the collection of wastewater from cities, villages and towns, and for the treatment and disposal thereof.
Chicago Community College District 508. The Community College District is a unit of the State of Illinois' system of public community colleges, whose objective is to meet the educational needs of residents of the City and other students seeking higher education programs and services.
Board Of Education Of The City Of Chicago. General responsibilities of the Board of Education include the provision, maintenance and operations of educational facilities and the provision of educational services for kindergarten through twelfth (12th) grade.
Chicago Park District. The Park District is responsible for the provision, maintenance and operation of park and recreational facilities throughout the City and for the provision of recreation programs.
Chicago School Finance Authority. The Authority was created in 1980 to exercise oversight and control over the financial affairs of the Board of Education of the City of Chicago.
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City Of Chicago. The City is responsible for the provision of a wide range of municipal services, including: police and fire protection; capital improvements and maintenance; water supply and distribution; sanitation service; building, housing and zoning codes, et cetera. The City also administers the City of Chicago Library Fund, formerly a separate taxing district from the City.
The proposed revitalization of the Project Area would be expected to create moderate demands on public services. The development of new residential property on vacant and deteriorated land would increase the demand for school services as well as parks and other population-based services. The demand for water and sewer services would increase as well. Proposed commercial development would not increase the demand for population-based services, but would increase demand for water and sewer services and similar types of infrastructure, including the Metropolitan Water Reclamation District.
Redevelopment of the Area may result in changes to the level of required public services. The required level of these public services will depend upon the uses that are ultimately included within the Project Area. Although the specific nature and timing of the private investment expected to be attracted to the Project Area cannot be precisely quantified at this time, a general assessment of financial impact can be made based upon the level of development and timing anticipated by the proposed Plan.
When completed, developments in the Project Area will generate property tax revenues for all taxing districts. Other revenues may also accrue to the City in the form of sales tax, business fees and licenses, and utility user fees. The costs of some services such as water and sewer service, building inspections, et cetera are typically covered by user charges. However, others are not and should be subtracted from the estimate of property tax revenues to assess the net financial impact of the Plan on the affected taxing districts.
For the taxing districts levying taxes on property within the Area, increased service demands are expected to be negligible because they are already serving the Area. Upon completion of the Plan, all taxing districts are expected to share the benefits of a substantially improved tax base. However, prior to the completion of the Plan, certain taxing districts may experience an increased demand for services.
It is expected that most of the increases in demand for the 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. However, Two Million Dollars ($2,000,000] has been allocated within the Project Budget to "taxing district capital costs" to address potential demands associated with implementing the Plan.
REPORTS OF COMMITTEES
Real estate tax revenues resulting from increases in the E.A.V., over and above the certified initial E.A.V. established with the adoption of the Plan, will be used to pay eligible redevelopment costs in the Project Area. Following termination of the Project Area, the real estate tax revenues, attributable to the increase in the E.A.V. over the certified initial E.A.V., will be distributed to all taxing districts levying taxes against property located in the Area. Successful implementation of the Plan is expected to result in new development and private investment on a scale sufficient to overcome blighted conditions and substantially improve the long-term economic value of the Project Area.
Completion Of The Redevelopment Project And Retirement Of Obligations To Finance Redevelopment Project Costs.
The Plan will be completed, and all obligations issued to finance redevelopment costs shall be retired, no later than December 3 1st 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 twenty-third (23rd) calendar year following the year in which the ordinance approving the Plan is adopted (by December 3 1, 2024).
9.
Housing Impact Study.
A Housing Impact Study has been conducted for the Redevelopment Project Area (Project Area) to determine the potential impact of redevelopment on area residents. As set forth in the Tax Increment Allocation Redevelopment Act (the "Act"), if the redevelopment plan for a redevelopment plan project area would result in the displacement of residents from ten (10) or more inhabited residential units, or if the redevelopment project area contains seventy-five (75) or more inhabited residential units and the City is unable to certify that no displacement of residents will occur, the municipality shall prepare a housing impact study and incorporate the study in the separate feasibility report required by the subsection (a) of Section 1 1-74.4-5 (sic) [Section 1 1-74.4-4.1]. Since the Project Area contains more than seventy-five (75) inhabited residential units and may displace ten (10) or more residents, a housing impact study is required. This Housing Impact Study, which is part of the 119th and Halsted Redevelopment Plan and Project, fulfills this requirement. It is also integral to the formulation of the goals, objectives, and policies of the Plan.
This Housing Impact Study is organized into two (2) parts. Part I describes the housing survey conducted within the Project Area to determine existing housing characteristics. Part II describes the potential impact of the Plan. Specific elements
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of the Housing Impact Study include:
Part I — Housing Survey.
Type of residential unit, either single-family, or multi-family.
The number and type of rooms within the units, if that information is available.
Whether the units are inhabited or uninhabited, as determined not less than forty-five (45) days before the date that the ordinance or resolution required by subsection (a) of Section 1 1-74.4-5 of the Act is passed.
Data as to the racial and ethnic composition of the residents in the inhabited residential units, which shall be deemed to be fully satisfied if based on data from the most recent federal census.
Part II — Potential Housing Impact.
The number and location of those units that will be or may be removed.
The municipality's plans for relocating assistance for those residents in the proposed redevelopment project area whose residences are to be removed.
The availability of replacement housing for those residents whose residences are to be removed, and the identification of the type, location, and cost of the replacement housing.
The type and extent of relocation assistance to be provided.
Part I -- Housing Survey.
Part I of this study provides the type, size, and number of residential units within the Project Area, the number of inhabited and uninhabited units, and the racial and ethnic composition of the residents in the inhabited residential units.
Number And Type Of Residential Units.
The number and type of residential buildings in the area were identified during the building condition and land-use survey conducted as part of the eligibility analysis for the area. This survey, completed on May 24, 2001, revealed that the Project Area contains two hundred forty-seven (247) residential or mixed-use
REPORTS OF COMMITTEES
residential buildings containing a total of four hundred (400) units. The number of residential units by building type is outlined in Table 3, Number and Type of Residential Units.
Table 3.
Number And Type Of Residential Units.
Total Number Total Number
Building Type Of Buildings Of Units
Single-family 143 143
Two-Flat 52 104
Three-Flat|99|15
Multi-Family
(4 or more units)|99|36
Mixed-Use (Residential
Above) 3 8 7 4
Rooming Houses|99|2 8
TOTAL: 400
Number And Type Of Rooms Within Units.
The distribution within the Project Area of the four hundred (400) residential units by number of rooms and by number of bedrooms is identified in tables within this section. The methodology to determine this information is described below.
Methodology.
In order to describe the distribution of residential units by number and type of rooms within the Project Area, Camiros, Ltd. analyzed 1990 United States Census data by Block Groups for those Block Groups encompassed by the Redevelopment Project Area. A Block Group, as defined by the United States Census, is a combination of census blocks (a census block is the smallest entity for which the Census Bureau collects and tabulates one hundred percent (100%) data). The Block Group is the lowest level of geography for which the Census Bureau tabulates
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sample, or long-form, data. In this study, we have relied on 1990 federal census sample data because it is the best available information regarding the housing units and residents of the Redevelopment Project Area. The Block Group data available for the Project Area are based on a sampling of residential units. Based on this data, a proportional projection was made of the number of bedrooms in each unit and the distribution of units by the number of rooms within each unit. The results of this survey are outlined in Table 4, Units By Bedroom Type, and in Table 5, Units By Number of Rooms.
Table 4. Units By Bedroom Type.01
Number Of Bedrooms
Percentage (1990 Census)
Current Estimated For Project Area
Studio
Bedroom
Bedrooms
Bedrooms
Bedrooms
+ Bedrooms Rooming Houses
TOTAL:
1.6 5.3 33.5 42.3 12.0 5.3 0.0 100.0
6 20 124 157 45 20 28 400
(1) As defined by the Census Bureau, number of bedrooms includes all rooms intended for use as bedrooms even if they are currently used for some other purpose. A housing unit consisting of only one (1) room, such as a one (1) room efficiency apartment, is classified, by definition, as having no bedroom.
REPORTS OF COMMITTEES
Table 5. Units By Number Of Rooms.'2'
Number Of Rooms
Percentage 1990 Census)
Current Estimate For Project Area
Room
Rooms
Rooms
Rooms
Rooms
Rooms
Rooms
Rooms 9+ Rooms Rooming Houses
TOTAL:
0.8 1.1 4.5 12.5 33.4 27.1 7.6 7.8 5.2 0.0 100.0
3 4 17 46 124 101 29 29 19 28 400
(2) As defined by the Census Bureau, for each unit, rooms include living rooms, dining rooms, kitchens, bedrooms, finished recreation rooms, enclosed porches suitable for year-round use, and lodger's rooms. Excluded are strip or Pullman kitchens, bathrooms, open porches, balconies, halls or foyers, half-rooms, utility rooms, unfinished attics or basements or other unfinished space used for storage. A partially divided room is a separate room only if there is a partition from floor to ceiling, but not if the partition consists solely of shelves or cabinets.
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Number Of Inhabited Units.
A survey of inhabited dwelling units within the Project Area was conducted by Camiros, Ltd. and completed on May 24,200 1. This survey identified four hundred (400) inhabited residential units, of which thirty-five (35) (nine and four-tenths percent (9.4 %)) were identified as vacant. Therefore, there are approximately three hundred sixty-five (365) total inhabited units within the Project Area. As required by the Act, this information was ascertained as of May 24,200 1, which is a date not less than forty-five (45) days prior to the date that the resolution required by subsection (a) of Section 1 1-74.4-5 of the Act is or will be passed (the resolution setting the public hearing and Joint Review Board meeting dates).
Race And Ethnicity Of Residents.
As required by the Act, the racial and ethnic composition of the residents in the inhabited residential units was determined. Population projections from Claritas Inc., a national demographic data provider, were used to compile the information on race and ethnicity of residents. These projections were based on data from the 1990 United States Census; detailed information from the 2000 Census on the racial and ethnic composition of residents within the Project Area has not yet been released.
According to the population projections from Claritas, there are an estimated eleven thousand three hundred two (11,302) residents living within the proposed boundaries of the 1 19th and Halsted Redevelopment Project Area in 2000. Table 6, Race and Ethnicity Characteristics, describes the race and ethnic composition of these residents, below.
Table 6.
Race And Ethnicity Characteristics.
Estimated Residents In 2000
White
98.8%
American Indian/ Eskimo/Aleut
REPORTS OF COMMITTEES
Estimated Residents In 2000
Asian / Pacific Islander
TOTAL:
0.1% 100.0%
Estimated Residents In 2000
Hispanic Non-Hispanic TOTAL:
66 11,228 11,294
0.6% 99.4% 100.0%
Source: Claritas, Inc.
Part II -- Potential Housing Impact.
Part II contains, as required by the Act, information on any acquisition, relocation program, replacement housing and relocation assistance.
Number And Location Of Units That May Be Removed.
The primary objectives of the Redevelopment Plan are to redevelop vacant land, correct obsolete land-use patterns through redevelopment, and conserve existing housing units. While the Plan does not propose redevelopment of current residential use areas, some displacement of residential units may occur in the process of redeveloping obsolete commercial (mixed-use) buildings and through the consolidation of vacant lots.
Currently, one (1) portion of the Project Area has been the subject of redevelopment proposals. The City issued an R.F.P. on February 13,2001, for the "purchase and redevelopment of properties for new single-family housing near 119,h and Halsted". The land identified by this R.F.P. includes property on South Union
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Avenue and South Emerald Avenue between West 1 19 and West 120th Streets. However, all of the properties offered in this R.F.P. are vacant lots, and there are no residential buildings or occupied dwelling units present on this land.
In addition to the active development project initiated by the City, there is a possibility that over the twenty-three (23) year life of the Redevelopment Project Area, some inhabited residential units may be removed as a result of implementing the Plan. In order to meet the statutory requirement of defining the number and location of inhabited residential units that may be removed, a methodology was established that would provide a rough, yet reasonable, estimate. This methodology is described below.
Methodology.
The methodology used to fulfill the statutory requirements of defining the number and location of inhabited residential units that may be removed involves three (3) steps.
Step 1 counts all inhabited residential units previously identified on any underlying acquisition maps. For this purpose, the aforementioned 1.19th and Halsted Redevelopment Area was reviewed. Since there are twenty-one (21) inhabited residential units on current acquisition maps, the number of residential units that may be removed due to identified acquisition is twenty-one (2 1).
Step 2 counts the number of inhabited residential units contained on parcels that are dilapidated as defined by the Act. From the survey conducted by Camiros, Ltd., a total of two (2) buildings have been identified within the Project Area that can be classified as dilapidated and that contain occupied residential units. Each of these buildings was identified as having one (1) occupied dwelling unit. Therefore, the number of inhabited residential units that may be removed due to demolition or rehabilitation of dilapidated buildings is two (2).
Step 3 counts the number of inhabited residential units that exist where the future land-use indicated by the Plan will not include residential uses. After reviewing the General Land-Use Plan for the Project Area, we determined that there are forty-six (46) units impacted by changes to the existing land-use. Therefore, the number of inhabited residential units that may be removed due to future land-use change is forty-six (46).
Figure 8, Housing Impact Study Map, identifies the sixty-nine (69) occupied units, which is the sum of Step 1 -- Step 3, that could potentially be removed during the
REPORTS OF COMMITTEES
twenty-three (23) year life of this 119th and Halsted Redevelopment Plan and Project. In addition, the specific parcels' P.I.N.S are listed in Table 9, Land Acquisition by Parcel Identification Number and Address located in Appendix A.
Replacement Housing.
In accordance with Section 1 1-74.4-3 (n)(7) of the Act, the City shall make a good faith effort to ensure that affordable replacement housing for any qualified displaced residents whose residence is removed is located in or near the Project Area.
To promote development of affordable housing, the Plan requires that developers receiving tax increment financing assistance for market-rate housing are to set aside at least twenty percent (20%) of the units to meet affordability criteria established by the City's Department of Housing. Generally, this means affordable rental units should be affordable to households earning no more than eighty percent (80%) of the area median income (adjusted for family size), or for sale units affordable to households earning one hundred twenty percent (120%) of the area median income. If, during the twenty-three (23) year life of the 1 19lh and Halsted Redevelopment Project Area, the acquisition plans change, the City shall make every effort to ensure that appropriate replacement housing will be found in either the Project Area or the surrounding Community Areas.
Currently, there are no bona fide residential development projects planned that will contain affordable units. The only prospective residential development project identified is the City sponsored single-family in-fill project near 1 19,h and Halsted Streets. The developer selection process has not yet been finalized and there is a possibility that some of the units may be affordable.
The location, type, and cost of a sample of possible replacement housing units located within the West Pullman, Roseland and Morgan Park Community Areas were determined through classified advertisements from the Chicago Tribune, the Chicago Sun-Times, and from Internet listings Apartments.com during the last part of the month of May, 2001. It is important to note that Chicago has a rental cycle where apartments turn over at a greater rate on May 1 and October 1 of each year. These times would likely reflect a wider variety of rental rates, unit sizes and locations than those available in June. The location, type, and cost of these units is listed in Table 7, Survey of Available Housing Units.
To further determine the availability of replacement rental housing for those residents of rental units, which may potentially be removed, Camiros, Ltd. reviewed the Regional Rental Market Analysis Summary Report, prepared for the Metropolitan Planning Council in November 1999. This report describes vacancy rates by apartment type for three defined sub-regions within the City: North, West,
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and South. The Project Area is located entirely within the South region as defined within the Summary Report.
The Summary Report lists vacancy rates for each of the three (3) defined sub-regions for units in small buildings (two (2) to nine (9) units), which are the predominant building types in the Project Area. However, the only unit types for which data are available are two (2) and three (3) or more bedrooms. The vacancy rates for units within small buildings within the South region were as follows:
Type/ Size Vacancy Rate
Bedroom 4.4%
or more Bedrooms 9.0%
Based on information provided by real estate brokers, and apartment rental agency professionals operating within the West Pullman, Roseland and Morgan Park community areas, typical monthly rents (including heat, but not other utilities) that are affordable for the community encompassing the Project Area ranged as follows:
Type / Size Rent Range
1 - 2 Room Studio $300 - $400
3-4 Rooms, 1 Bedroom 350 - 500
Rooms, 2 Bedrooms 400 - 650
Rooms, 2 Bedrooms 400 - 700
Rooms, 3 Bedrooms 500 - 700
Since one of the key goals of the Plan is to develop infill housing on currently vacant lots and rehabilitate existing deteriorated buildings, it is assumed that displacement, if any, caused by activities as part of the Plan, will occur concurrently with the development of new housing, both rental and for-sale. As a result, it is anticipated that there will be no net loss of units within the Project Area. Furthermore, there is a likelihood that any displacement of the sixty-nine (69) potential units would occur incrementally over the twenty-three (23) year life of the Project Area as individual development projects occur. Therefore, it is not
REPORTS OF COMMITTEES
anticipated that there would be a need to relocate more than a few households, if any, in any given year during the full life of the Project Area.
Relocation Assistance.
While the removal or displacement of housing units is not a goal of the Plan, it is possible that a small number of units may be removed in the process of implementing the Plan. If the removal or displacement of low-income or very low-income residential housing units is required, such residents will be provided with relocation assistance in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 and the regulations thereunder, including the eligibility criteria. The City shall make a good faith effort to ensure that affordable replacement housing for the aforementioned households is located in or near the Project Area.
As used in the above paragraph, "low-income households", "very low-income households", and "affordable housing" have the meanings set forth in Section 3 of the Illinois Affordable Housing Act, I 310 ILCS 65/3. As of the date of this study, these statutory terms have the following meaning:
"low-income household" means a single person, family or unrelated persons living together whose adjusted income is more than fifty percent (50%) but less than eighty percent (80%) of the median income of the area of residence, adjusted for family size, as such adjusted income and median income are determined from time to time by the United States Department of Housing and Urban Development ("H.U.D.") for purposes of Section 8 of the United States Housing Act of 1937;
"very low-income household" means a single person, family or unrelated persons living together whose adjusted income is not more than fifty percent (50%) of the median income of the area of residence, adjusted for family size, as so determined by H.U.D.; and
"very, very low-income household" means a single person, family or unrelated persons living together whose adjusted income is not more than thirty percent (30%) of the median income of the area of residence, adjusted for family size, as so determined by H.U.D.; and
"affordable housing" means residential housing that, so long as the same is occupied by low-income households or very low-income households, requires payment of monthly housing costs, including utilities other than telephone, of no more than thirty percent (30%) of the maximum allowable income for such households, as applicable.
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In order to estimate the number of moderate, low-, very low-, and very, very low-incomes households in the Project Area, Camiros, Ltd. used data available from Claritas, Inc., a national demographic data provider. This information is summarized on Table 8, Household Income, which provides estimates of the number of households within the Project Area at various income levels. Claritas estimates that of all households residing within the Block Group areas encompassed by the Project Area, twenty and eight-tenths percent (20.8%) may be classified as very, very low-income, thirteen and four-tenths percent (13.4%) may be classified as very low-income, twenty and eight-tenths percent (20.8%) may be classified as low-income, and eighteen and nine-tenths percent (18.9%) may be classified as moderate-income households. The remaining twenty-six and two-tenths percent (26.2%) of households may be classified as above moderate-income. These percentages are based on an average household size of four (4) persons, which is rounded up from the average household size of 3.80 1 persons within the Project Area projected by Claritas. Applying these percentages to the three hundred sixty-five (365) occupied housing units (equivalent to households) identified during the survey completed by Camiros, Ltd. reveals the following:
Table 8. Household Income.
Income Category
Percentage Of Households
Number Of Households
Annual Income Range (Average Households Of Four Persons)
Very, Very Low-Income
Very Low-Income
Low-Income
13.4% 20.8%
49 76
$21,151 - 35,250 $35,251 - 52,500
$52,501 - 84,600
Above Moderate
Income 26.2%
TOTAL: 100.0%
95 365
Source: Claritas, Inc. and Camiros, Ltd.
REPORTS OF COMMITTEES
As described above, the estimates of the total moderate-, low-, very low-, or very very low-income households within the Project Area collectively represent seventy-three and eight-tenths percent (73.8%) of the total inhabited units and those households below moderate-income collectively represent fifty-five and zero-tenths percent (55.0%) of the total inhabited units. Therefore, replacement housing for any displaced households over the course of the twenty-three (23) year life of the 1 19th and Halsted Redevelopment Plan and Project should be affordable at these income levels. It should be noted that these income levels are likely to change over the twenty-three (23) year life of the Project Area as both median income changes and income levels within the Project Area change.
10.
Provisions For Amending The Plan. The Plan may be amended pursuant to the provisions of the Act.
11.
City Of Chicago Commitment To Fair Employment Practices And Affirmative Action
The City is committed to and will affirmatively implement the following principles in redevelopment agreements with respect to the Plan. The City may implement various neighborhood grant programs imposing these or different requirements.
J. The assurance of equal opportunity in all personnel and employment actions, including, but not limited to: hiring, training, transfer, promotion, discipline, fringe benefits, salary, employment working conditions, termination, et cetera, without regard to race, color, religion, sex, age, handicapped status, national origin, creed or ancestry.
2. Developers will meet City of Chicago standards for participation of Minority Business Enterprises and Women Business Enterprises and the City Resident Construction Worker Employment Requirement as required in redevelopment agreements.
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This commitment to affirmative action will ensure that all members of the protected groups are sought out to compete for all job openings and promotional opportunities.
The City requires that developers who receive T.I.F. assistance for market rate housing set aside twenty percent (20%) of the units to meet affordability criteria established by the City's Department of Housing. Generally, this means the affordable for-sale units should be priced at a level that is affordable to persons earning no more than one hundred twenty percent (120%) of the area median income, and affordable rental units should be affordable to persons earning no more than eighty percent (80%) of the area median income.
In order to implement these principles, the City shall require and promote equal employment practices and affirmative action on the part of itself and its contractors and vendors. In particular, parties engaged by the City shall be required to agree to the principles set forth in this section.
[Appendix "A"--Figures 1, 2, 3, 4, 5, 6, 7 and 8 and Tables 7 and .9 referred to in this Amended 119th and Halsted Redevelopment Project Area Redevelopment Plan and Project printed on pages 106183 through 106207 of this Journal]
[Appendix "D" referred to in this Amended 1 19th and Halsted Redevelopment Project Area Redevelopment Plan and Project printed on pages 106227 through 106248 of this Journal.]
Appendices "B" and "C" referred to in this Amended 1 19th and Halsted Redevelopment Project Area Redevelopment Plan and Project read as follows:
Appendix "B".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Legal Description Of The 11 9th And Halsted Redevelopment Project Area.
All that part of Sections 20, 2 1, 28 (north of the Indian Boundary Line) and 29 in
REPORTS OF COMMITTEES
Township 37 North, Range 14 East of the Third Principal Meridian bounded and described as follows:
beginning at the point of intersection of the centerline of 115th Street with the centerline of Morgan Street; thence south along said centerline of Morgan Street to the westerly extension of a line 8 feet north of and parallel with the north line of Lot 1 in Maple Park Court Resubdivision of part of Stanley Mathew's Subdivision in the west half of the southeast quarter of Section 20, Township 37 North, Range 14 East of the Third Principal Meridian, said line being also the centerline of the 16 foot alley lying north of and adjoining said . Lot 1 in Maple Park Court Resubdivision; thence east along said easterly extension and along the line 8 feet north of and parallel with the north line of Lot 1 in Maple Park Court Resubdivision and along the easterly extension thereof to the westerly line of the Penn Central Rail Road right-of-way; thence southeasterly along said westerly line of the Penn Central Rail Road right-of-way to the centerline of 117th Street; thence west along said centerline of 1 17th Street to the northerly extension of the centerline of the 16 foot alley lying east and adjoining the east line of Lots 12 through 35, inclusive, in Block 1 in the resubdivision of the east half of original Blocks 8 and 11 and all of that part of Block 7, lying west of the P.C.C. & St. L. R.R. in original subdivision of the east half of the southeast quarter of Section 20, Township 37 North, Range 14 East of the Third Principal Meridian; thence south along said northerly extension and along said centerline of the 16 foot alley and along the southerly extension thereof to the centerline of 118th Street; thence east along said centerline of 118th Street to the northerly extension of the east line of the alley lying east of and adjoining the east line of Lots 1 through 15, inclusive, in Block 2 in said resubdivision of the east half of original Blocks 8 and 11 and all of that part of Block 7, lying west of the P.C.C. & St. L. R.R. in original subdivision of the east half of the southeast quarter of Section 20, Township 37 North, Range 14 East of the Third Principal Meridian; thence south along said northerly extension and along the east line of the alley lying east of and adjoining the east line of Lots 1 through 15, inclusive, in Block 2 in said resubdivision and along the southerly extension thereof to the centerline of the alley lying south of and adjoining the south line of Lot 15 in said Block 2 in the resubdivision of the east half of original Blocks 8 and 11 and all of that part of Block 7, lying west of the P.C.C. & St. L. R.R. in original subdivision of the east half of the southeast quarter of Section 20, Township 37 North, Range 14 East of the Third Principal Meridian; thence west along the centerline of said alley lying south of and adjoining the south line of Lot 15 in Block 2 in said resubdivision to the east line of Peoria Street; thence west along a straight line to the point of intersection of the west
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line of Peoria Street with the centerline of the alley lying south of and adjoining the south line of Lots 29 and 18 in Block 4 in the resubdivision of the west half of Blocks 8 and 11 and all of Blocks 9 and 10, except Lots 19, 22 and 23 of Block 10 of the original subdivision of the east half of the southeast quarter of Section 20, Township 37 North, Range 14 East of the Third Principal Meridian; thence west along the centerline of the alley lying south of and adjoining the south line of Lots 29 and 18 in Block 4 in said resubdivision and the westerly extension thereof to the centerline of Sangamon Street; thence north along said centerline of Sangamon Street to the easterly extension of the centerline of the alley lying north of and adjoining the north line of Lots 19, 20 and 2 1 in Block 3 in said resubdivision of the west half of Blocks 8 and 11 and all of Blocks 9 and 10, except Lots 19, 22 and 23 of Block 10 of the original subdivision of the east half of the southeast quarter of Section 20, Township 37 North, Range 14 East of the Third Principal Meridian; thence west along said centerline of the alley lying north of and adjoining the north line of Lots 19, 20 and 2 1 in Block 3 in said resubdivision to the northerly extension of the west line of said Lot 2 1 in Block 3 in said resubdivision; thence north along said northerly extension of the west line of said Lot 21 to the south line of Lot 18 in Block 3 in said resubdivision; thence west along said south line of Lot 18 and along the westerly extension .thereof and along the south line of Lot 22 in Block 3 in said resubdivision- to the east line of Morgan Street; thence south along said east line of Morgan Street to the north line of 1 19th Street; thence east along said north line of 1 19th Street to the east line of Peoria Street; thence south along said east line of Peoria Street to the westerly extension of the northerly line of Lot 1 in Block 1 of First Addition of West Pullman Subdivision; thence easterly along said westerly extension of the northerly line of Lot 1 in Block 1 of First Addition of West Pullman Subdivision to the northwest corner of said Lot 1; thence southerly along the westerly line of Lots 1 through 11, inclusive, in said Block 1 of First Addition of West Pullman Subdivision to the north line of 120th Street; thence southerly to the northwest corner of Lot 1 in Block 8 of said First Addition to West Pullman Subdivision; thence southerly along the westerly line of Lots 1 through 18, inclusive, in said Block 8 to the southwest corner of said Lot 18; thence southerly a distance of 25.00 feet along the prolongation of the last described course; thence 165 feet, more or less, westerly to the east line of vacated Green Street; thence southerly along said east line of vacated Green Street to the northerly right-of-way line of Illinois Central Railroad; thence west along said northerly right-of-way line of Illinois Central Railroad to the east line of Peoria Street; thence south along said east line of Peoria Street to the southerly right-of-way line of the Illinois Central Railroad; thence east along said southerly right-of-way line of the Illinois Central Railroad to the northwest corner of Lot 1 in Block 9 of First Addition to West Pullman Subdivision; thence south along the westerly line of Lots 1 through 12
REPORTS OF COMMITTEES
to the easterly extension of the southerly line of Lot 11 in Block 1 of the resubdivision of Blocks 9 to 16, inclusive, of said First Addition to West Pullman Subdivision; thence west along said easterly extension of the southerly line of Lot 11 in Block 1 in said resubdivision, a distance of 8 feet, to the centerline of the alley lying west of and parallel with Halsted Street, said alley being also east of and adjoining said Lot. 11; thence south along said centerline of the alley lying west of and parallel with Halsted Street to the centerline of 123rd street; thence east along said centerline of 123rd Street to the centerline of Emerald Avenue; thence north along said centerline of Emerald Avenue to the centerline of 122nd Street; thence east along said centerline of 122nd Street to the westerly line of the right-of-way of the Penn Central Railroad; thence southeasterly along said westerly line of the right-of-way of the Penn Central Railroad to the centerline of 123rd Street; thence east along said centerline of 123rd Street to the easterly line of the right-of-way of the Penn Central Railroad; thence northwesterly along said easterly line of the right-of-way of the Penn Central Railroad to the southerly extension of the centerline of the alley west of and parallel with Lowe Avenue, said alley being also west of and adjoining the west line of Lots 1 through 22 in Block 34 in West Pullman, a subdivision in the west half of the northeast quarter and the northwest quarter of Section 28, Township 37 North, Range 14 East of the Third Principal Meridian; thence north along said centerline of the alley west of and parallel with Lowe Avenue to the south line of the right-of-way of the Illinois Central Railroad; thence east along said south line of the right-of-way of the Illinois Central Railroad to the east line of the east half of the northwest quarter of Section 28, Township 37 North, Range 14 East of the Third Principal Meridian, said east line of the east half of the northwest quarter of Section 28 being also the centerline of Stewart Avenue; thence north along said centerline of Stewart Avenue to the north line of the right-of-way of the Illinois Central Railroad; thence west along said north line of the right-of-way of the Illinois Central Railroad to the center-line of Lowe Avenue; thence north along said centerline of Lowe Avenue to the westerly extension of the south line of Lot 37 in Block 16 in said West Pullman; thence east along said westerly extension and along the south line of Lot 37 and along the easterly extension thereof to the centerline of the alley east of and parallel with Lowe Avenue, said alley being also east of and adjoining said Lot 37; thence north along said centerline of the alley east of and parallel with Lowe Avenue to the westerly extension of the south line of Lot 7 in said Block 16 in West Pullman; thence east along said westerly extension and along the south line of Lot 7 in said Block 16 in West Pullman to the west line of Wallace Street; thence east along a straight line to the southwest corner of Lot 40 in Block 17 in said West Pullman; thence east along the south line of said Lot 40 in Block 17 in West Pullman and along the easterly extension thereof and along the south line of Lot 7 in said Block 17 in West Pullman and along the easterly extension thereof
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to the centerline of Pamell Avenue; thence south along said centerline of Parnell Avenue to the westerly extension of the south line of the north 12.5 feet of Lot 38 in Block 18 in said West Pullman; thence east along said westerly extension and along the south line of the north 12.5 feet of Lot 38 in Block 18 in said West Pullman and the easterly extension thereof to the centerline of the alley east of and parallel with Parnell Avenue, said alley being also east of and adjoining said Lot 38; thence north along said centerline of the alley east of and parallel with Parnell Avenue to the westerly extension of the south line of Lot 6 in said Block 18 in West Pullman; thence east along said westerly extension and along the south line of said Lot 6 in Block 18 in West Pullman, and along the easterly extension thereof, to the centerline of Normal Avenue; thence north along said centerline of Normal Avenue to the westerly extension of the centerline of the alley south of and parallel with 119th Street in Block 6 in West Pullman, said alley being also south of and adjoining the south line of Lots 1 through 10, inclusive, in the resubdivision of that part of West Pullman lying in the northwest quarter of the west half of the northeast quarter of Section 28, Township 37 North, Range 14 East of the Third Principal Meridian; thence east along said centerline of the alley south of and parallel with 119th Street to the centerline of Wentworth Avenue; thence north along said centerline of Wentworth Avenue to the easterly extension of the centerline of the alley north, of and parallel with 119,h Street, said alley being also north of and adjoining Lots , 23 through 32, inclusive, in Block 4 in Thomas Scanlan's Addition to Pullman, being a subdivision in the east half of the southwest quarter of the southeast quarter of Section 2 1, Township 37 North, Range 1.4 East of the Third Principal Meridian; thence west along said easterly extension and along the centerline of the alley north of and parallel with 119th Street to the centerline of Harvard Avenue; thence north along said centerline of Harvard Avenue to the easterly extension of the centerline of the alley north of and parallel with 1 19th Street, said alley being also north of and adjoining the north line of Lots 17 through 26, inclusive, in Block 6 in A. 0. Tylor's Addition to Pullman, a subdivision of the east half of the southeast quarter of the southwest quarter and of the west half of the west half of the southwest quarter of the southeast quarter of Section 2 1, Township 37 North, Range 14 East of the Third Principal Meridian; thence west along said easterly extension and the centerline of the alley north of and parallel with 119th Street to centerline of Stewart Avenue; thence south along the centerline of Stewart Avenue to the easterly extension of the centerline of the alley north of and parallel with 1 19th Street, said alley being also north of and adjoining the north line of Lots 6 through 15, inclusive, in Hugh Lauder's Subdivision of Lot 8 in Block 5 in said A. 0. Tylor's Addition to Pullman; thence west along said easterly extension and the centerline of the alley north of and parallel with 119th Street to the centerline of Eggleston Avenue; thence north along said centerline of Eggleston Avenue to the easterly extension of the
REPORTS OF COMMITTEES
centerline of the alley north of and parallel with 119th Street, said alley being also north of and adjoining the north line of Lots 10 through 19, inclusive, in Block 4 in said A. 0. Tylor's Addition to Pullman; thence west along said easterly extension and the centerline of the alley north of and parallel with 119th Street to the centerline of Normal Avenue; thence south along said centerline of Normal Avenue to the easterly extension of the centerline of the alley north of and parallel with 119th Street, said alley being also north of and adjoining the north line of Lots 17 through 26, inclusive, in Block 4 in Hannah B. Gano's Addition to Pullman, being a subdivision of the west half of the southeast quarter of the southwest quarter of Section 2 1, Township 37 North, Range 14 East of the Third Principal Meridian; thence west along said easterly extension and the centerline of the alley north of and parallel with 119th Street to the southerly extension of the east line of Lot 28 in Block 4 in Kneeland and Wright's Second Addition to West Pullman in the southwest quarter of Section 2 1, Township 37 North, Range
14 East of the Third Principal Meridian; thence north along said southerly extension and the east line of Lot 28 in Block 4 in Kneeland and Wright's Second Addition to West Pullman and the northerly extension thereof to the centerline of 1 18th Place; thence west along said-centerline of 118th Place to the southerly extension of the centerline of the alley east of and parallel with Halsted Street, said alley being also west of and adjoining the west line of Lots 1- through 11, inclusive, in said Block 4 in Kneeland and Wright's Second Addition to West Pullman; thence north along said centerline of the alley east of and parallel with Halsted Street to the centerline of 1 18th Street; thence east along said centerline of 118th Street to the southerly extension of the centerline of the alley east of and parallel with Halsted Street, said alley being also east of and adjoining the east line of Lots 170 through 165, inclusive, in Sharpshooter's Park Subdivision of part of Sharpshooter's Park, said park being the west half of the southwest quarter of Section 2 1, Township 37 North, Range 14 East of the Third Principal Meridian; thence north along said southerly extension and along the centerline of the alley east of and parallel with Halsted Street to the centerline of 1 15th Street; thence west along said centerline of 115th Street to the centerline of Halsted Street; thence north along said centerline of Halsted Street to the centerline of 1 14th Street; thence west along said centerline of 114th Street to the southerly extension of the centerline of the alley west of and parallel with Green Street, said alley being also east of and adjoining the east line of Lots 16 through 30, inclusive, in Sheldon Heights West Fifth Addition, a subdivision of a part of the east half of the northeast quarter of Section 20, Township 37 North, Range
14 East of the Third Principal Meridian; thence north along said southerly extension of the centerline of the alley west of and parallel with Green Street to the easterly extension of the south line said Lot 30 in Sheldon Heights West Fifth Addition; thence west along said easterly extension and the south line said
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Lot 30 in Sheldon Heights West Fifth Addition and along the westerly extension thereof to the southeast corner of Lot 31 in said Sheldon Heights West Fifth Addition; thence continuing west along the south line of said Lot 31 in said Sheldon Heights West Fifth Addition and along the westerly extension thereof to the southwest corner of said Sheldon Heights West Fifth Addition; thence north along the west line of said Sheldon Heights West Fifth Addition, said west line being also the west line of an 8 foot alley west of and parallel with Peoria Street, to the easterly extension of a line 16 feet south of and parallel with the south line of Lots 19 and 20 in the Sixth Addition to Sheldon Heights West, being a subdivision of part of the east two-thirds of the west three-eighths of the north half of the east half of the northeast quarter of Section 20, Township 37 North, Range 14 East of the Third Principal Meridian; thence west along said easterly extension and along a line 16 feet south of and parallel with the south line of Lots 19 and 20 in the Sixth Addition to Sheldon Heights West to the southwesterly line of said Sixth Addition to Sheldon Heights West Subdivision, said southwesterly line being also a line 8 feet southwest of and parallel with the southwesterly line of Lots 20 through 23, inclusive in said Sixth Addition to Sheldon Heights West; thence northwest along said southwesterly line of said • • Sixth Addition to Sheldon Heights West Subdivision to the point of intersection of said southwesterly line with the west line of said Sixth Addition to Sheldon Heights West Subdivision, said point being 1,032.98 feet south of the north line of the 'west half of the northeast quarter of Section 20, Township 37 North, Range 14 East of the Third Principal Meridian; thence southwesterly along a straight line to a point on the west line of the east half of the northeast quarter of Section 20, Township 37 North, Range 14 East of the Third Principal Meridian, said point being 1,188.76 feet south of the north line of said Section 20, as measured along said west line of the east half of the northeast quarter of Section 20; thence south along said west line of the east half of the northeast quarter of Section 20 to the northeasterly line of the right-of-way of the Penn Central Railroad; thence northwest along said northeasterly line of the right-of-way of the Penn Central Railroad to the centerline of 111th Street; thence west along said centerline of 1 11th Street to the southwesterly line of the right-of-way of the Penn Central Railroad; thence southeast along said southwesterly line of the right-of- way of the Penn Central Railroad to the centerline of 115th Street; thence west along said centerline of 115th Street to the point of beginning on the centerline of Morgan Street, all in Cook County, Illinois.
REPORTS OF COMMITTEES
Appendix "A" -- Figure 1. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Boundary Map.
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Appendix "A" - Figure 2. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Redevelopment Area Designations.
REPORTS OF COMMITTEES
Appendix "A" - Figure 3. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Existing Land-Use Map. (Page 1 of 3)
106186 JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "A" - Figure 3. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Existing Land-Use Map. (Page 2 of 3)
REPORTS OF COMMITTEES
Appendix "A" - Figure 3. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Existing Land-Use Map. (Page 3 of 3)
106188 JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "A" - Figure 4. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Existing Zoning Map. (Page 1 of 3)
REPORTS OF COMMITTEES
Appendix "A" - Figure 4. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Existing Zoning Map. (Page 2 of 3)
zoning DISTRICT
BOUNDARY
if ffl
Vfi . r
JOURNAL-CITY COUNCIL-CHICAGO
Appendix "A" - Figure 4. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Existing Zoning Map. (Page 3 of 3)
REPORTS OF COMMITTEES
Appendix "A" - Figure 5. (To Amended 1 19th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Public Facilities Map.
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "A" - Figure 6. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
General Land-Use Plan. (Page 1 of 3)
REPORTS OF COMMITTEES
Appendix "A" - Figure 6. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
General Land-Use Plan. (Page 2 of 3)
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Append ix "A" — Figure 6. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
General Land-Use Plan. (Page 3 of 3)
REPORTS OF COMMITTEES
Appendix "A" - Figure 7. (To Amended 119* And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Acquisition Map. (Page 1 of 3)
JOURNAL--CITY COUNCIL-CHICAGO 4/9/2003
Appendix "A" - Figure 7. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Acquisition Map. (Page 2 of 3)
pm^b3Dfg^\\MATCH LINE M OSp^D^
LEGEND
PROPERTKS1
¦jpDDbO\NOTE: THIS MAP REFLECTS THE
ACQUISITION POLICY OF THE PREVIOUSLY ESTABLISHED 119v* & HALSTED REDEVELOPMENT AREA DESIGNATION
REPORTS OF COMMITTEES
Appendix "A" - Figure 7. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Acquisition Map. (Page 3 of 3)
JOURNAL--CITY COUNCIL-CHICAGO 4/9/2003
Appendix "A" - Figure 8. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Location Of Occupied Residential Properties That May Be Removed. (Page 1 of 3)
REPORTS OF COMMITTEES
Appendix "A" - Figure 8. (To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Location Of Occupied Residential Properties That May Be Removed. (Page 2 of 3)
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "A" - Figure 8. (To Amended 119 And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Location Of Occupied Residential Properties That May Be Removed. (Page 3 of 3)
REPORTS OF COMMITTEES
Table 7.
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Survey Of Available Housing Units.
i Location i • of Bedrooms Rental i Price Amenities Section 8 [ Accepted Community Aroa |109|104465 S. Corliss|99|$350 Share kitchen &bath, includes furniture Pullman |109|95" & Vanderpole $430 Includes Heat Beverly |109|112tt-KingDf.> $400-$485 Includes Heat Washington Hgts. |109|llTft Vernon $460 Roseland |109|108" & Indiana S49S Includes Heat Roseland |109|108" & S. King Dr. $500 Includes Heat Roseland I |109|Nr. 115" & tCinaDr. $507- $525 Includes Heat Yes Roseland/ | Pullman
fi i 19* & Longwood $545 Morgan Park j |10 9|87* & Carpenter $575 Washington Hgts.
10 Nrll2,*&K.ingDr. $595 Yes Roseland
11 90" Blk of Beverly S600 Washington Hgts.
12 Roseland Pullman 1 &2 $350- ©n» Roseland/ Vultaian
J3 101" & May 1-2 $550-$850 Includes Heat and Cable Yes Washington Hgts.
J4 773-909-9257 1 &2 $565-$785 "Includes Heet Washington Hts ./Beverly
15 Nr. 107* & Michigan|99|$500 Includes Heat Yes Washington Hgts.
16 11748 S. Woodlawn|99|$575 Roseland
17 113 15 S.Langloy.|99|$600 Pullman
18 89* & Ada|99|$696 Includes Utility Washington Hgts.
19 107* A Untfty|99|$700 Yes I Roseland
20 10539 S.Corliss|99|$700 "\>ej-" Pullman
21 101" & King Dr.|99|$725 Roseland
22 9000 S. Laflin|99|$750 includes Utilities Washington Hgts.
23 )S>- & Ada|99|ta;a Includes 1 lest Yes! Washington Hgts
2A 119"»lnsallt|99|$850 Pullman
25 91" & Greenwood|99|$550 Inc ludes Heat Washington Hgts.
26 Nr. 114* & Wentworth|99|$595 Roseland
27 lllB&KincDr.|99|$600 Yes Roseland
28 I20a& Stale|99|$650 Includes Heat Roseland
29 11 r & Halsted|99|$750 Roseland
30 115" & Princeton|99|$800 Washinfilon Hgts.
31 11600 S.Ada|99|$950 Roseland
32 8901 S. Ada|99|$950 Yes Washington Hgts.
13 TO* &Ada|99|$1000 Includes Garage and Yard Washington Hgts.
34 107" & Perry • and 4 S975 Yes Roseland
3> 503 E. 94" St|99|JJ40 Includes Ileal Roseland
36 136 E 108th|99|S650 Roseland
37 lH^A Lowe|99|SI 300 " Yes Roseland
3« 536 W. 104th|99|SI 400 " Yes Roseland
39 110" & Vernon|99|$675 | Roseland
JOURNAL—CITY COUNCIL-CHICAGO 4/9/2003
Table 9.
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Land Acquisition By Parcel Identification Number And Address. (Page 1 of 6)
Parcel Identification Number
25-20-210-043-0000
25-20-2 10-037-0000
25-20-216-037-0000
25-20-404-001-0000
25-20-404-007-0000
25-20-404-I 08-0000
25-20-404-020-0000
25-20-404-021-0000
25-20-404-022-0000
25-20-404-023-0000
25-20-404-024-0000
25-20-404-025-0000
25-20-404-043-0000
25-20-404-044-0000
25-20-404-045-0000
25-20-404-046-0000
25-20-404-I 07-0000
25-20-412-006-0000
25-20-412-008-0000
25-20-418-034-0000
25-20-418-035-0000
25-20-418-036-0000
25-20-418-037-0000
25-20-418-038-0000
25-20-418-039-0000
25-20-418-048-0000
25-20-418-049-0000
25-20-418-050-0000
25-20-418-051-0000
25-20-418-025-0000
25-20-418-026-0000
25-20-418-027-0000
25-20-418-028-0000
25-20-418-029-0000
25-20-418-030-0000 25-20-418-031-0000 25-20-418-032-0000 25-20-418-033-0000 25-20-418-023-0000 25-20-420-034-0000 25-20-420-035-0000 25-20-420-036-0000 25-28-I 1 1-001 -0000 25-28-I 1 I-005-0000 25-28-I 1 I-006-0000
Parcel Address
11239 S. Morgan St 11253 S. Sangamon St. 11236 S. Morgan St 955 W. 115th St. 11501 S.Green St. 11513 S.Green St. 11533 S. Peoria St 11539 S. Peoria St 11543 S. Peoria St 11549 S. Peoria St 11553 S. Peoria St 11559 S. Peoria St 11520 S. Halsted St 11522 S. Halsted St. 11526 S. Halsted St 11528 S. Halsted St. 11513 S.Green St. 830 W. 117th St 820 W. 117th St 823 W. 117th St. 11700 S. Halsted St 11706 S. Halsted St. 11710 S. Halsted St 11712 S. Halsted St 11716 S. Halsted St 11720 S. Halsted St 11724 S. Halsted St 800 W. 118th St 11756 S. Halsted St 844 W. 118th St 840 W. 118th St 838 W. 118th St 834 W. 118th St 832 W. 118th St 830 W. 118th St 828 W. 118th St 826 W. 118th St 822 W. 118th St 843 W. 117th St. 940 W. 119th St 936 W. 119th St. 934 W. 119th St 661 W. 120th St. 12013 S. Lowe Ave. 12017 S. Lowe Ave.
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60628
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City State Zip Code
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
REPORTS OF COMMITTEES
Table 9.
(To Amended 1 19th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Land Acquisition By Parcel Identification Number And Address. (Page 2 of 6)
Parcel Identification Number
25-28-1 1 I-007-0000 25-28-I 1 I-008-0000 25-28-I 1 I-009-0000 25-28-I 12-024-0000 25-28-I 13-009-0000 25-28-I 13-01 0-0000 25-28-I 13-026-0000 25-28-I 13-027-0000 25-21-328-001-0000 25-21-328-002-0000 25-21-328-003-0000 25-21-328-004-0000 25-21-328-005-0000 25-21-328-006-0000 25-21-328-01 I-0000 25-21-328-012-0000 25-21-328-013-0000 25-21-328-014-0000 25-21-328-015-0000 25-21-328-016-0000 25-21-328-020-0000 25-21-328-019-0000 25-21-330-045-0000 25-21-330-037-0000 25-21-330-042-0000 25-21-331-030-0000 25-21-331-031-0000 25-21-331-032-0000 25-29-202-004-0000 25-29-202-005-0000 25-29-202-006-0000 25-29-202-007-0000 25-29-202-008-0000 25-29-202-009-0000 25-29-202-010-0000 25-29-202-01 I-0000 25-29-21 O-042-0000 25-29-21 O-023-0000 25-29-21 O-024-0000 25-29-210-027-0000 25-29-21 O-032-0000 25-29-210-033-0000 25-29-21 O-036-0000 25-29-210-037-0000 25-29-218-019-0000
Parcel Address
118th Pk. 118th Pic. 118th Pic. 118th Pic. 118th Pic. 119th St. 119th St. 119th St. 119th St. 740 W. 119th St. 738 W. 119th St. 119th St. 119th St. 119th St. 119th St.
12019 S. Lowe Ave. 12021 S. Lowe Ave. 12025 S. Lowe Ave. 537 W. 120th St. 12017 S. Parnell Ave. 12019 S. Parnell Ave. 12006 S. Parnell Ave. 12010 S. Normal Ave. 757 W. 118th Pic.
755 W. 753 W. 749 W. 747 W. 743 W.
750 W.
748 W.
744 W.
742 W.
11942 11944 11948 11950 11954
736 W. 734 W. 658 W. 652 W. 642 W. 119th St. 618 W. 119th St. 616 W. 119th St. 614 W. 119th St. 11932 S. Halsted St. 11934 S. Halsted St. Halsted St. Halsted St. Halsted St. Halsted
St.
Halsted St.
11956 S. Halsted St.
12100 S. Halsted St.
12104 S. Halsted St.
12108 S. Halsted St.
12116 S. Halsted St.
12134 S. Halsted St.
12138 S. Halsted St.
12144 S. Halsted St.
12148 S. Halsted St.
12200 S. Halsted St.
IL IL IL
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60628
City State Zip Code
Chicago Chicago Chicago Chicaoo Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago . Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago Chicago
JOURNAL-CITY COUNCIL--CHICAGO 4/9/2003
Table 9.
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Land Acquisition By Parcel Identification Number And Address. (Page 3 of 6)
Parcel Identification Number
25-29-218-020-0000 25-29-218-021-0000 25-28-124-008-0000 25-28-I 24-009-0000 25-28-I 24-01 0-0000 25-28-I 24-01 I-0000 25-28-I 24-012-0000 25-28-I 24-013-0000 25-28-I 24-014-0000 25-28-I 24-015-0000 25-28-I 24-016-0000 25-28-I 24-017-0000 25-28-I 08-019-0000 25-28-I 08-020-0000 25-28-I 08-025-0000 25-28-I 08-026-0000 25-28-! 08-027-0000 25-28-I 08-028-0000 25-28-I 08-029-0000 25-28-I 08-030-0000 25-28-I 08-031-0000 25-28-I 08-033-0000 25-28-I 08-034-0000 25-28-I 08-035-0000 25-28-I 08-038-0000 25-28-I 08-039-0000 25-28-I 08-040-0000 25-28-I 09-002-0000 25-28-I 09-003-0000 25-28-I 09-004-0000 25-28-I 09-008-0000 25-28-I 09-009-0000 25-28-I 09-01 I-0000 25-28-I 09-01 0-0000 25-28-I 09-017-0000 25-28-I 09-018-0000 25-28-I 09-001-0000 25-28-I 16-007-0000 25-28-I 16-008-0000 25-28-I 16-009-0000 25-28-I 16-01 I-0000 25-28-I 16-012-0000 25-28-I 16-013-0000 25-28-I 16-014-0000 25-28-I 16-015-0000
12202 12204 12219 12221 12223 12227 12229 12231 12233 12235 12239 12241
Parcel Address
Halsted St.
Halsted St.
Halsted St.
Halsted St.
Halsted St.
Halsted St.
Halsted St.
Halsted St.
Halsted St.
Halsted St.
Halsted St.
Halsted St.
12055 S. Halsted St. 12002 S. Emerald Ave. 12018 S. Emerald Av. 12020 S. Emerald Av. 12022 S. Emerald Av. 12026 S. Emerald Av. 12028 S. Emerald Av. 12030 S. Emerald Av. 12032 S. Emerald Av. 12040 S. Emerald Av. 12042 S. Emerald Av. 12044 S. Emerald Av. 12050 S. Emerald Av. 12052 S. Emerald Av. 12054 S. Emerald Av. 723 W. 120th St. 721 W. 120th St. 717 W. 120th St. 709 W. 120th St. 701 W. 120th St. 719 W. 120th St. 12045 S. Emerald Ave. 12026 S. Union Ave. 12028 S. Union Ave.
12129 S.
12133 S.
12135 S.
12137 S.
725 W, 120th St. 12117 S. Halsted St. 12119 S. Halsted St. 12123 S. Halsted St. 12127 S. Halsted St.
Halsted St.
Halsted St.
Halsted St.
Halsted St.
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City State Zip Code
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
REPORTS OF COMMITTEES
Table 9.
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Land Acquisition By Parcel Identification
Number And Address. (Page 4 of 6)
Parcel Identification Number
25-28-1 16-016-0000 25-28-I 16-023-0000 25-21-334-033-0000 25-21-334-025-0000 25-21-422-022-0000 25-21-124-033-0000 25-28-200-005-0000 25-28-200-006-0000 25-28-201-001-0000 25-28-201-002-0000 25-28-201-003-0000 25-28-201-008-0000 25-28-201-009-0000 25-28-201-01 0-0000 25-28-202-002-0000 25-28-203-004-0000 25-28-203-005-0000 25-28-203-007-0000 25-28-203-008-0000 25-28-I 04-007-0000 25-28-104-008-0000 25-28-I 04-024-0000 25-28-I 04-025-0000 25-28-I 04-026-0000 25-28-104-027-0000 25-28-I 04-034-0000 25-28-I 04-043-0000 25-28-I 04-044-0000 25-28-I 05-002-0000 25-28-I 05-004-0000 25-28-I 05-005-0000 25-28-I 05-006-0000 25-28-I 05-007-0000 25-28-I 05-008-0000 25-28-I 07-007-0000 25-28-1 07-008-0000 25-28-100-006-0000 25-28-I 00-017-0000 25-28-I 00-013-0000 25-28-100-019-0000 25-28-I 00-018-0000 25-28-1 OO-o 16-0000 25-28-I 00-01 I-0000 25-28-I 00-002-0000 25-28-I 00-001-0000
Parcel Address
12139 S. Halsted St.
12157 S. Halsted St.
11857 S. Normal Av. 452 W. 119th St. 352 W. 119th St 236 W. 119th St. 347 W. 119th St 345 W. 119th St. 325 W. 119th St 321 W. 119th St 315 W. 119th St. 307 W. 119th St 305 W. 119th St 301 W. 119th St. 247 W. 119th St 217 W. 119th St. 215 W. 119th St 209 W. 119th St 207 W. 119th St 537 W. 119th St.
W. 119th St. 558 W. 120th St. 552 W. 120th St. 548 W. 120th St.
11914 s. Parnell Ave. 11936 S. Parnell Ave.
W. 120th St 534 W. 120th St. 521 W. 119th St 517 W. 119th St 515 W. 119th St 513 W. 119th St 507 W. 119th St 505 W. 119th St. 409 W. 119th St. 407 W. 119th St.
11935 S. Halsted St. 11923 S. Halsted St. 11939 S. Halsted St. 11937 S. Halsted St. 11945 S. Halsted St.
739 W. 119th St. 11957 S. Halsted St. 11921 S. Halsted St. 11911-1 1919 S. Halsted
St.
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60628
City State Zip Code
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Dixmoor
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
JOURNAL—CITY COUNCIL-CHICAGO
Table 9.
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Land Acquisition By Parcel Identification Number And Address. (Page 5 of 6)
Parcel Identification Number
25-28-1 00-007-0000 25-28-1 00-008-0000 25-28-1 00-009-0000 25-28-1 01-004-0000 25-28-I 01-005-0000 25-28-I 01-012-0000 25-28-I 01-014-0000 25-28-I 01-016-0000 25-28-I 01-026-0000 25-28-I 01-027-0000 25-28-I 01-028-0000 25-28-I 01-029-0000 25-28-1 01-030-0000 25-28-I 01-032-0000 25-28-I 01-042-0000 25-28-I 01-041-0000 25-28-I 01-022-0000 25-28-I 01-023-0000 25-28-I 01-024-0000 25-28-I 01-036-0000 25-28-I 01-037-0000 25-28-I 02-001-0000 25-28-102-002-0000 25-28-I 02-003-0000 25-28-I 02-004-0000 25-28-I 02-012-0000 25-28-I 02-013-0000 25-28-I 02-014-0000 25-28-I 02-016-0000 25-28-I 02-017-0000 25-28-1 02-018-0000 25-28-I 02-021-0000 25-28-I 02-022-0000 25-28-1 02-038-0000 25-28-1 02-039-0000 25-28-1 02-040-0000 25-28-1 02-041-0000 25-28-I 03-003-0000 25-28-I 03-004-0000 25-28-I 03-005-0000 25-28-I 03-006-0000 25-28-I 03-009-0000 25-28-I 03-022-0000 25-28-I 03-026-0000 25-28-I 03-027-0000
Parcel Address
11937 S. Halsted St. 11939 S. Halsted St.
11941 S. Halsted St.
717 W. 119th St.
715 W. 119th St.
11917 S. Emerald Ave. 11921 S. Emerald Ave. 11927 S. Emerald Ave. 11914 S. Union Ave.
11920 S. Union Ave.
11924 S. Union Ave. '
11926 S. Union Ave.
11928 S. Union Ave.
11932 S. Union Ave.
11906 S. Union Ave.
701 W. 119th St. 11947 S. Emerald Ave. 11949 S. Emerald Ave. 11951 S. Emerald Ave.
11942 S. Union Ave.
11946 S. Union Ave.
655 W. 119th St. 653 W. 119th St. 651 W. 119th St. 647 W. 119th St
11921 S. Union Ave.
11925 S. Union Ave.
11927 S. Union Ave.
11933 S. Union Ave.
11935 S. Union Ave.
11939 S. Union Ave.
658 W. 120th St. 650 W. 120th St. 640 W. 120th St. 638 W. 120th St. 636 W. 120th St. 642 W. 120th St. 619 W. 119th St. 617 W. 119th St. 615 W. 119th St 611 W. 119th St 601 W. 119th St. 11947 S. Lowe Ave.
614 W. 120th St. 11914 S. Wallace St.
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60628
60628
60628
City State Zip Code
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
Chicago
REPORTS OF COMMITTEES
Table 9.
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Land Acquisition By Parcel Identification Number And Address. (Page 6 of 6)
Parcel Identification Number
25-28-1 03-039-0000 25-28-1 03-040-0000 25-28-1 03-041-0000 25-28-I 03-043-0000 25-28-I 03-044-0000 25-21-320-001-0000 25-21-320-003-0000 25-21-320-004-0000 25-21-320-031-0000 25-28-I 17-021-0000 25-28-I 17-022-0000 25-28-I 17-023-0000 25-28-117-024-0000 25-28-I 17-025-0000 25-28-I 17-026-0000 25-28-I 17-027-0000 25-28-I 17-028-0000 25-28-I 17-029-0000 25-28-I 18-001-0000 25-28-I 18-002-0000 25-28-I 18-003-0000 25-28-I 18-007-0000 25-28-I 18-008-0000 25-28-I 18-009-0000 25-28-I 18-01 0-0000 25-28-I 18-01 I-0000 25-28-I 18-012-0000 25-28-I 18-013-0000 25-28-I 18-034-0000 25-28-I 18-035-0000 25-28-I 1 O-001 -0000 25-28-I 1 O-002-0000 25-28-I 1 O-003-0000 25-28-I 1 O-008-0000 25-28-I 1 O-021 -0000 25-28-I 1 O-022-0000 25-28-I 1 O-023-0000 25-28-I 1 O-030-0000 25-28-I 1 O-031 -0000 25-28-I 1 O-032-0000 25-28-I 1 O-033-0000 25-28-I 1 O-043-0000 25-28-I 18-014-0000
Parcel Address
11946 S. Wallace St.
610 W. 120th St.
608 W. 120th St.
602 W. 120th St
600 W. 120th St 11741 S. Halsted St. 11747 S. Halsted St 11749 S. Halsted St 11771 S. Halsted St.
12120 S. Union Ave.
12126 S. Union Ave.
12128 S. Union Ave.
12132 S. Union Ave.
12134 S. Union Ave.
12136 S. Union Ave.
12140 S. Union Ave.
12140 S. Union Ave.
12144 S. Union Ave.
12101 S. Union Ave.
12103 S. Union Ave.
12109 S. Union Ave.
12119 S. Union Ave.
12121 S. Union Ave.
12123 S. Union Ave.
12127 S. Union Ave.
12129 S Union Ave.
121335 S. Union Ave.
12139 S. Union Ave. 12115 S. Union Ave. 12111 S. Union Ave.
657 W. 120th St.
653 W. 120th St.
649 W. 120th St.
S. Union Ave. 12055 S. Union Ave.
643 W. 120th St. 639 W. 120th St. 12020 S. Lowe Ave.
S. Lowe Ave. 12026 S. Lowe Ave. 12028 S. Lowe Ave. 12014 S. Lowe Ave. 12157 S. Union Ave.
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City State Zip Code
Chicago
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JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix C.
(To Amended 1 19th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
11 9th And Halsted Redevelopment Project Area Eligibility Report.
The purpose of this analysis is to determine whether a portion of the City of Chicago identified as the 119th and Halsted Redevelopment Project Area qualifies for designation as a tax increment financing district within the definitions set forth under 65 ILCS 5/ 1 1-74.4 contained in the "Tax Increment Allocation Redevelopment Act" (65 ILCS 5/ 1 1-74.1, et seq.), as amended (the "Act"). This legislation focuses on the elimination of blighted or rapidly deteriorating areas through the implementation of a redevelopment plan. The Act authorizes the use of tax increment revenues derived in a project area for the payment or reimbursement of eligible redevelopment project costs.
The area proposed for designation as the 119th and Halsted Redevelopment Project Area is hereinafter referred to as the "Study Area" and is shown in Figure A.
The Study Area is approximately one hundred eighty-three ( 183) acres in size and includes eight hundred twenty-two (822) tax parcels, of which five hundred eighteen (5 18) parcels are improved, with three hundred ninety-four (394) of these parcels containing buildings. There are three hundred four (304) vacant parcels within the Study Area, which also include unused railroad right-of-way. It should be noted that the majority of vacant parcels are small lots scattered among improved property. Only three (3) vacant parcels exist under single ownership that are larger than five (5) acres in size. Two (2) of these parcels are part of the former railroad right-of-way that runs in a northwest to southeast direction through the Study Area. In addition to the three (3) larger sites, there are areas of vacant land comprised of individual vacant parcels under disparate ownership. However, only one (1) of these areas is larger than two (2) acres in size. Thus, while a significant amount of vacant land exists within the study area, it is scattered and under diverse ownership.
This report summarizes the analyses and findings of the consultant's work, which, unless otherwise noted, is solely the responsibility of Camiros, Ltd. and its subconsultants and does not necessarily reflect the views and opinions of potential developers or the City of Chicago. However, the City of Chicago is entitled to rely on the findings and conclusions of this report in designating the Study Area as a redevelopment project area under the Act.
REPORTS OF COMMITTEES
I.
Introduction.
The Tax Increment Allocation Redevelopment Act permits municipalities to induce redevelopment of eligible "blighted "conservation" or "industrial park conservation areas in accordance with an adopted redevelopment plan. The Act stipulates specific procedures, which must be adhered to, in designating a redevelopment project area. One of those procedures is the determination that the area meets the statutory eligibility requirements. At 65 Section 5/11-74.-3(p), the Act defines a "redevelopment project area" as:
. , an area designated by the municipality, which is not less in the aggregate than one and one-half (1%) acres and in respect to which the municipality has made a finding that there exist conditions which cause the area to be classified as an industrial park conservation area or a blighted area or a conservation area, or combination of both blighted areas and conservation areas".
In adopting this legislation, the Illinois General Assembly found:
(at 65 Section 5/ 1 l-74:4-2(a)) That there exists in many municipalities within the State blighted and conservation areas. . .; and
(at 65 Section 5/ 1 l-74.4-2(b)) That the eradication of blighted areas and the treatment and improvement of conservation areas by redevelopment projects are essential to the public interest.
The legislative findings were made on the basis that the presence of blight or conditions, which lead to blight, is detrimental to the safety, health, welfare and morals of the public. The Act specifies certain requirements, which must be met, before a municipality may proceed with implementing a redevelopment project in order to ensure that the exercise of these powers is proper and in the public interest.
Before the tax increment financing technique can be used, the municipality must first determine that the proposed redevelopment area qualifies for designation as a "blighted area, "conservation area" or an "industrial park conservation area". Based on the conditions present, this Eligibility Report finds that the Study Area qualifies for designation as a blighted area.
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Blighted Areas.
If the property under consideration is improved, a combination of five (5) or more of the following thirteen (13) factors must be present for designation as a blighted area:
Dilapidation.
Obsolescence.
Deterioration.
Presence of structures below minimum code standards. Illegal use of individual structures. Excessive vacancies.
Lack of ventilation, light or sanitary facilities. Inadequate utilities.
Excessive land coverage and overcrowding of structures and community facilities.
Deleterious land-use or layout.
Lack of community planning.
Environmental clean-up requirements.
Declining or stagnant equalized assessed value.
If the property is vacant, a combination of two (2) or more of the following factors qualifies the area as blighted.
Obsolete platting of vacant land.
Diversity of ownership of vacant land.
Tax or special assessment delinquencies on such land.
Environmental clean-up requirements.
Declining or stagnant equalized assessed value.
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Deterioration of structures or site improvements in neighboring areas adjacent to the vacant land.
Vacant property also qualifies as "blighted" if any one (1) of the following factors is present:
The area consists of an unused quarry or quarries.
The area consists of unused railyards, tracks or rights-of-way.
The area is subject to flooding.
The area consists of an unused disposal site containing debris from construction demolition, et cetera.
The area is between fifty (50) to one hundred (100) acres, seventy-five percent (75%) vacant, shows deleterious qualities and was designated as a town center before 1982, but not developed for that purpose.
The area qualified as blighted immediately before it became vacant.
The Act defines blighted areas, and recent amendments to the Act also provide guidance as to when the factors present qualify an area for such designation. Where any of the factors defined in the Act are found to be present in the Study Area, they must be: 1) documented to be present to a meaningful extent so that the municipality may reasonably find that the factor is clearly present within the intent of the Act, and 2) reasonably distributed throughout the Study Area.
The test of eligibility of the Study Area is based on the conditions of the area as a whole. The Act does not require that eligibility be established for each and every property in the Study Area.
2.
Eligibility Studies And Analysis.
An analysis was undertaken. to determine whether any or all of the blighting factors listed in the Act are present in the Study Area, and if so, to what extent and in which locations.
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In order to accomplish this evaluation, the following tasks were undertaken:
Exterior survey of the condition and use of each building.
Field survey of environmental conditions involving parking facilities, public infrastructure, site access, fences and general property maintenance.
Analysis of existing land uses and their relationships.
Comparison of surveyed buildings to zoning regulations.
Analysis of the current platting, building size and layout.
Analysis of building floor area and site coverage.
Review of previously prepared plans, studies, inspection reports and other data.
Analysis of real estate assessment data.
Review of available building permit records to determine the level of development activity in the area.
10. Review of building code violations.
The exterior building condition survey and site conditions survey of the Study Area were undertaken in April and May, 200 1. The analysis of site conditions was organized by tax block as shown in Figure B, with the corresponding existing land-use in Figure C.
Where a factor is described as being present to a major extent, the factor is present throughout significant portions of the Study Area. The presence of such conditions has a major adverse impact or influence on adjacent and nearby property, A factor described as being present to a minor extent indicates that the factor is present, but that the distribution of impact of the condition is more limited. A statement that the factor is not present indicates that either no information was available or that no evidence was documented as a result of the various surveys and analyses. Factors whose presence could not be determined with certainty were not considered in establishing eligibility.
Each factor identified in the Act for determining whether an area qualifies as a blighted area is discussed below and a conclusion is presented as to whether or not the factor is present in the Study Area to a degree sufficient to warrant its inclusion as a blighting factor in establishing the eligibility of the area as a "blighted area" under the Act. These findings describe the conditions that exist and the extent to
REPORTS OF COMMITTEES
which each factor is present.
3.
Presence And Distribution Of Eligibility Factors.
The Act establishes different eligibility factors for improved property versus vacant land. Property within the Study Area consists primarily of developed property. Consequently, the character of property within the Study Area is predominantly improved. For this reason, the analysis of eligibility was based, for the most part, on factors for improved property. Improved property includes parcels that contain buildings, structures, parking or other physical improvements. Improved property may include single parcels or multiple parcels under single or common ownership. Landscaped yards, open space or other ancillary functions may also be classified as improved property for the purposes of the eligibility analysis if they are obviously accessory to an adjacent building/primary use. Within the Study Area, only two (2) of the fifty-nine (59) tax blocks within the Study Area contained enough vacant property to warrant an analysis based on vacant property. Two (2) other tax blocks (25-20-2 10 and 25-28- 100) contained both vacant land and improved property. The vacant land portions of these two (2) blocks were evaluated as vacant land while the improved property portions were evaluated as improved property. Consequently, these two (2) tax blocks appear in the evaluation of both vacant land and improved property. Separate analyses are provided for vacant and improved property.
In order to establish the eligibility of the improved property of a redevelopment project area under the "blighted" criteria established in the Act, at least five (5) of thirteen ( 13) eligibility factors must be meaningfully present and reasonably distributed throughout the Study Area. This eligibility study finds that the improved property within the Study Area qualifies for designation as "blighted". Eight (8) of the conditions cited in the Act are meaningfully present within the Study Area. The six (6) conditions present to a major extent are: deterioration, obsolescence, presence of structures below minimum code, excessive vacancies, excessive land coverage and overcrowding of community facilities and stagnant or declining E.A.V The two (2) conditions present to a minor extent are: dilapidation and deleterious land-use and layout. All of these factors are well distributed throughout the Study Area.
In order to establish the eligibility of the vacant property of a redevelopment project area under the "blighted" criteria established in the Act, at least two (2) of six (6) eligibility factors must be meaningfully present and reasonably distributed throughout the Study Area. This eligibility study finds that the vacant property within the Study Area qualifies for designation as "blighted". Two (2) of the conditions cited in the Act are meaningfully present within the Study Area. These
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
two (2) conditions are: obsolete platting and stagnant or declining E.A.V.
Improved Property.
Of the fifty-nine (59) tax blocks within the Study Area, fifty-seven (57) were comprised of improved property. While a significant number of vacant lots exist these blocks, the vacant lots are scattered among the improved property, and the overall character of these fifty-seven (57) tax blocks is of improved property. Two (2) of the tax blocks (Block 25-20-2 10 and Block 25-28-100) contain both sizeable areas of both improved and vacant property and are listed as both improved and vacant tax blocks for purposes of this analysis. Two (2) other blocks consist solely of improved property.
Factors Present To A Major Extent. Deterioration.
This condition is present when there are physical deficiencies in buildings or surface improvements requiring treatment or. repair. Any deficiency beyond normal maintenance qualifies as deterioration. Moderate levels of deterioration may be present in basically sound buildings that contain defects that can be corrected. More advanced deterioration that is not easily correctable and cannot be accomplished during the course of normal maintenance may also be evident. Advanced deterioration is clearly a greater blighting influence. Consequently, the incidence of advanced deterioration need not be widespread to qualify this condition as being present to a major extent. Examples of conditions that indicate deterioration include buildings that are not weather-tight, loose or missing materials, defects in exterior walls, rusted support beams and columns, and deteriorated roofs requiring replacement or major repair. Such defects may involve either primary building components (foundations, walls, roofs) or major defects in secondary building components (doors, windows, porches, fascia materials, gutters and downspouts). In terms of surface improvements, including sidewalks, off-street parking and surface storage areas, deterioration may take the form of surface cracking, loose paving material, depressions, streets with pitted pavement/potholes, crumbling curbs, crumbled or heaved sidewalks and pavement, and weeds protruding through paved surfaces.
Deterioration was found to be present within the Study Area to a major extent. With respect to building deterioration, one hundred nineteen (119) out of three hundred forty-seven (347) buildings, or thirty-four percent (34%), were found to be deteriorated. Evidence of deterioration included major cracks in masonry walls, window frarnes, doors and door frames requiring major repair or replacement, missing mortar requiring tuckpointing, and rusted gutters and downspouts.
REPORTS OF COMMITTEES
Of the fifty-seven (57) tax blocks of improved property within the Study Area, this factor was present to a major extent on forty-two (42) blocks and to a minor extent on two (2) blocks. Building deterioration is considered to be present to a major extent if deteriorated buildings account for at least twenty percent (20%) of the total number of buildings on the block. Deterioration to a major extent can also be present with a smaller proportion of deteriorated buildings combined with deteriorated site conditions and/or a preponderance of deferred building maintenance. Extensive deterioration of surface improvements and deferred building maintenance was also present. The forty-four (44) blocks affected by deterioration are evenly distributed within the Study Area.
Obsolescence.
Obsolescence refers to the condition, or process, of falling into disuse as evidenced by structures that have become ill-suited for their original use. Obsolescence is characterized by buildings designed for a single, or specific, purpose or use, buildings of inadequate size to accommodate alternative uses, or buildings using a type of construction that limits long term use and marketability. Site improvements such as water and sewer lines, public utility lines, roadways, parking areas, parking structures, sidewalks, curbs and gutters, and lighting may be inadequate or obsolete in relation to contemporary standards for such improvements. Functional obsolescence includes poor design or layout, improper orientation of the building on the site, inadequate loading facilities, height or other factors that detract from the overall usefulness or desirability of the property. Inherently, functional obsolescence results in a loss of property value.
Obsolescence was found to be present to a major extent within the Study Area. Obsolescence is considered present to a major extent when more than twenty-five percent (25%) of the buildings on a block meet the definitions described in the preceding paragraph. Of the fifty-seven (57) tax blocks of improved property within the Study Area, this factor was present to a major extent on twenty-nine (29) blocks. A key condition that defines obsolescence in the Study Area is the decline of commercial viability along 1 19th Street and 120lh Street. Several decades ago, these streets constituted a bustling business district. However, the market for commercial uses has long since shifted to other locations and these streets are no longer viable for commercial use. The zoning along 120th Street was changed several years ago to residential use. Two (2) local planning documents, one (1) of which is the adopted 119th And Halsted Redevelopment Area designation, call for 119th Street to become a primarily residential street. The presence of buildings designed for commercial use on these streets is evidence of significant land-use obsolescence.
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Presence Of Structures Below Minimum Code.
This factor is present when structures do not conform to local standards of building, fire, zoning, subdivision or other applicable governmental codes, but not including housing and property maintenance codes. Structures below minimum code standards include all buildings that do not meet the standards of zoning, subdivision, building, housing, fire, property maintenance or other governmental codes applicable to the property. The principal purposes of such codes are to require that buildings be constructed in such a way that they can sustain the loads expected from the type of occupancy and are safe for occupancy against fire and similar hazards, and/or to establish minimum standards for safe and sanitary habitation. Buildings below minimum code are characterized by defects or deficiencies that threaten health and safety.
This analysis focused on the issuance of building code violations over the course of the previous five (5) year period, based on data from the City of Chicago. This factor was determined to be present to a major extent when the number of violations equaled twenty-five percent (25%) or more of the buildings on the block.
Presence of structures below minimum code standards was found to be present within the Study Area to a major extent. From 1995 — 2000 there were one hundred twenty-two ( 122) code violations issued to property owners within the Study Area. Of the fifty-seven (57) tax blocks of improved property within the Study Area, this factor was present to major extent on thirty-two (32) blocks and to a minor extent on twenty-four (24) blocks.
Excessive Vacancies.
This condition is present when buildings are vacant, or partially vacant, such that they are underutilized and represent an adverse influence on the Study Area because of the frequency, extent or duration of the vacancies. Excessive vacancies can also be evidenced by vacant lots. The presence of buildings or sites which are unoccupied or underutilized generally signifies a lack of economic viability of the property and, by extension, of the surrounding area. Excessive vacancies include abandoned properties which evidence no apparent effort directed toward their occupancy or utilization. A relatively small amount of vacant property can affect the value and perceived viability of the surrounding area. Consequently, the presence of this condition would represent a significant blighting influence. This condition was considered to be present if the number of vacant properties represented twenty-five (25%) or more of the total parcels on the block.
Excessive vacancies were found to be present within the Study Area to a major extent. Fifty-six (56) buildings (or sixteen percent ( 16%)) were identified as vacant, partially vacant or underutilized. Of the fifty-seven (57) tax blocks of improved property within the Study Area, this factor was present to major extent on thirty-
REPORTS OF COMMITTEES
seven (37) blocks and to a minor extent on four (4) blocks.
Excessive Land Coverage And Overcrowding Of Structures And Community Facilities.
This factor refers to the over-intensive use of property and the crowding of buildings and accessory facilities onto a site. This condition is present when buildings occupy all, or most, of the lot, leaving little or no space for off-street parking, off-street loading and open space amenities. Problem conditions include buildings that are improperly situated on the parcel, the presence of multiple buildings on a single parcel, or buildings that are located on parcels of inadequate size and shape in relation to contemporary standards of development for health or safety. For there to be a finding of excessive land coverage, parcels must exhibit one (1) or more of the following conditions: insufficient provision for light and air within or around buildings, increased threat of the spread of fires due to the close proximity of nearby buildings, lack of adequate or proper access to a public right-of-way, lack of reasonably required off-street parking, or inadequate provision for loading and service. Excessive land coverage frequently has an adverse or blighting influence on nearby development.
While certain blocks are adversely affected by the buildings which cover too much of the lot, the more frequent problem is the lack of adequate or proper access to a public right-of-way. One (1) existing and one (1) former railroad right-of-way are present with the area. The former railroad right-of-way is currently vacant and has been acquired by the City of Chicago for future development as a bike trail. This former railroad right-of-way is aligned at an angle to the grid system of the area's streets. This alignment, combined with the platting of the lots, creates a situation in which many lots do not have adequate access to a public right-of-way.
This condition is present to a major extent throughout the Study Area. Overall, fifteen ( 15) of the fifty-seven (57) tax blocks of improved property within the Study Area were found to exhibit this condition to a major extent. Most of these blocks were affected by inadequate access to a public right-of-way. The presence of the former railroad line obstructs access to both commercial and residential property. In some cases, access to property is provided only through an alley or half-street right-of-way. This severely restricts the use of the property and is a disincentive for investment and property maintenance. A number of blocks along Halsted Street are affected, which as an arterial street, affects the viability of the entire area.
Declining Or Stagnant Equalized Assessed Value. This factor is present when one (1) of three (3) conditions is met within the Study
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Area: 1) the total equalized assessed value (EA.V.) has declined in three (3) of the last five (5) years; 2) the total EA.V. is increasing at an annual rate that is less than the balance of the municipality for three (3) of the last five (5) years; or 3) the total E.A.V. is increasing at an annual rate that is less than the Consumer Price Index for all Urban Consumers for three (3) of the last five (5) years.
Declining or stagnant equalized assessed values are indicative of economic and functional obsolescence. This condition relates to the lack of growth and private investment in an area resulting in economic and physical decline. Table A shows that the E.A.V. for the Study Area has either declined or grown at a lower rate than Chicago as a whole in four (4) of the last five (5) years.
Table A. Comparative Increases In E.A.V.
2000 1999 1998 1997 1996
Property within the Study Area $18,689,034 4.5% $17,878,188 6.5% $16,784,870 -1.7% $17,073,159 8.1% $15,799,509 -0.5%
City of Chicago 14.5% 4.2% 1.7% 8.4% 1.2%
Source: Cook County Tax Extension Office
Factors Present To A Minor Extent.
Deleterious Land-Use Or Layout.
This factor is characterized by inappropriate or incompatible land-use relationships, inappropriate mixed uses within buildings or uses considered to be noxious, offensive or unsuitable for the surrounding area.
Deleterious land-use or layout was found to be present within the Study Area to a minor extent. This factor was found to be present to a major extent oh seven (7) of the fifty-seven (57) tax blocks of improved property within the Study Area. Two (2) of the blocks are affected by an unimproved area behind the Halsted Street frontage on the west side of the street north of 117lh Street. An unimproved
REPORTS OF COMMITTEES
alley provides inadequate access to a truck terminal, a car wash/car repair operation and vacant land. The nature of the uses and the access characteristics have created a blighted area that is unmaintained and is used as an informal refuse site, with abandoned cars occasionally being deposited there. Four (4) other blocks contain car repair, auto body and/or salvage operation accompanied by poorly maintained outdoor storage areas that negatively affect surroundings property. The seventh (7th) block contains a stone cutting shop that creates significant dust and noise, which also negatively affects adjacent property.
Dilapidation.
Dilapidation exists when buildings are in an advanced state of disrepair and neglect of necessary repairs to the primary structural components of buildings result in the necessity of major repairs or demolition.
Dilapidation exists to a minor extent within the Study Area. Dilapidation was present to a major extent on eight (8) of the fifty-seven (57) tax blocks of improved property within the Study Area and to a minor extent on three (3) additional blocks. Due to the blighting nature of dilapidation, this factor was considered present to a major extent if it represents ten percent (10%) or more of the buildings on a block.
Factors Found Not To Be Present.
Lack Of Community Planning.
This factor is present if the proposed redevelopment project area developed prior to, or without the benefit and guidance of, a community plan. This means that the area was developed prior to the adoption of a comprehensive or other community plan by the municipality or that the plan was not followed at the time of the area's development. The presence of this condition must be documented by evidence of adverse or incompatible land-use relationships, inadequate street layout, improper subdivision, parcels of inadequate shape and size to meet modern development standards, or other evidence demonstrating an absence of effective community planning.
This factor is also indicated when there are inadequate public utilities, or plans for utility improvements, that would allow the property to be developed in accordance with the intensity of use identified in the municipality's comprehensive plan or zoning ordinance, or other economic development plans for the area. This factor is also present if public improvements serving the site,
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including streets, streetlights and other utility systems, do not meet current municipal standards. Similarly, lack of community planning is indicated if private improvements, including parking lots, screening and organization of buildings within the site, do not meet accepted community development standards.
This condition was found not to be present within the Study Area. While the Study Area may have benefited from more effective planning, the primary problems of deterioration and vacant property are the result of lack of economic development rather than a lack of community planning.
Illegal Use Of Individual Structures.
This factor is present when structures are used in violation of federal, state or local laws. Exterior building and land-use surveys of the Study Area revealed no illegal land uses.
Factors Whose Presence Could Not Be Determined.
Lack Of. Ventilation, Light Or Sanitary Facilities.
Conditions, such as lack of indoor plumbing or lack of adequate windows or other means of providing ventilation or light, can negatively influence the health and welfare of a building's residents or users. Typical requirements for ventilation, light and sanitary facilities include:
Adequate mechanical ventilation for air circulation in rooms without windows, such as bathrooms, and dust, odor or smoke producing activity areas.
Adequate natural light and ventilation by means of skylights or windows for interior rooms with proper window sizes and amounts by room area to window area ratios.
Adequate sanitary facilities, including garbage storage, bathroom facilities, hot water and kitchens.
The presence of this factor could not be assessed through the exterior building condition survey and other available information to a degree sufficient to warrant its inclusion as a blighting factor present within the Study Area.
REPORTS OF COMMITTEES
Inadequate Utilities.
This factor exists in the absence of one (1) or more of the following utilities serving the site: gas, electricity, telephone, water, sanitary sewer, storm sewer or storm drainage. This factor is also present when the existing utilities are inadequate to accommodate the level of development permitted under current zoning or envisioned under the comprehensive plan, or adopted redevelopment plan, for the area.
This factor does not appear to be present within the Study Area since all property is presently served by the appropriate utilities. As it could not be determined with certainty, it is not considered to be a blighting factor present within the Study Area.
Environmental Clean-Up Requirements.
This factor is considered present when property has incurred Illinois Environmental Protection Agency or United States Environmental Protection Agency remediation costs for the clean-up of hazardous waste, hazardous substances or underground storage tanks required by state or federal law, or a study conducted by an independent consultant recognized as having expertise in environmental remediation has determined a need for such clean-up. In order for this eligibility factor to apply, the remediation costs must constitute a material impediment to the development, or redevelopment, of the redevelopment project area.
No existing environmental surveys were found that identify sites within the Study Area as environmentally contaminated. No such surveys were conducted as part of this study. Therefore, the presence of environmental contamination could not be determined.
Vacant Property.
Only four (4) tax blocks were considered vacant land within the Study Area. Two (2) of the tax blocks contained both improved property and significant vacant land, and have been evaluated both as vacant property and improved property. Two (2) other tax blocks were comprised of solely of vacant land. One (1) of these tax blocks is a single parcel approximately four thousand eight hundred (4,800) square feet in size. All four (4) of the tax blocks were found to exhibit at least two (2) of the six (6) factors needed to establish a blighted area finding under the Act.
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Factors Found To Be Present. Obsolete Platting.
All four (4) tax blocks comprised of vacant land exhibit obsolete planing that results in parcels of narrow and irregular size and shape that are difficult to develop. All four (4) of these tax blocks are at least partially comprised of former railroad right-of-way property. This property is difficult to develop and obstructs access to adjacent property. The City of Chicago has acquired the former railroad right-of-way with the intent to develop a bike trail. A community plan entitled the South Halsted Street Corridor Plan, completed in June of 1999, recommends that portions of the proposed bike trail be realigned onto adjacent vacant property. The former railroad right-of-way property could then be added to proposed development parcels to minimize the impact of the former railroad right-of-way on potential development on Halsted Street. This recommendation is under consideration.
Diversity Of Ownership.
One ( 1) of the four (4) tax blocks exhibits diversity of ownership that impedes the development of the property. The block in question has twenty-nine (29) separate parcels with ten ( 10) different owners.
Deterioration On Adjacent Property.
Three (3) of the four (4) tax blocks were found to be located adjacent to property exhibiting deterioration.
Declining Or Stagnant Equalized Assessed Value.
This factor is present when the total equalized assessed value of property within the proposed redevelopment project area has declined or has grown at a slower rate than the city as a whole. Table A, above, illustrates how the equalized assessed value of the property within the proposed redevelopment project area has not grown as rapidly as the city as a whole.
Factors Not Found To Be Present.
Tax Or Special Assessment Delinquencies.
Information on tax or special assessment delinquencies was not collected to determine whether this factor is present within the Study Area.
REPORTS OF COMMITTEES
Environmental Clean-Up Requirements.
No existing environmental surveys were found that identify sites within the Study Area as having incurred either Illinois Environmental Protection Agency or United States Environmental Protection Agency remediation costs or that environmental remediation was needed within the Study Area.
[Table "B" referred to in this Amended 1 19th and Halsted Redevelopment Project Area Eligibility Report constitutes Table "B" to the Amended 1 19th and Halsted Redevelopment Project Area Redevelopment Plan and Project and is printed on pages 106224 through 106225 of this Journal]
[Figure "A" referred to in this Amended 119th and Halsted Redevelopment Project Area Eligibility Report constitutes Appendix "A" — Figure 1 to the Amended 119th and Halsted Redevelopment Project Area Redevelopment Plan and Project and is printed on page 106 183 of this Journal]
[Figure "B" referred to in this Amended 119th and Halsted Redevelopment Project Area Eligibility Report printed on page 106226 of this Journal.]
[Figure "C" referred to in this Amended 119lh and Halsted Redevelopment Project Area Eligibility Report constitutes Appendix "A" — Figure 3 to the Amended 119th and Halsted Redevelopment Project Area Redevelopment Plan and Project and is printed on pages 106 185 through 106 187 of this Journal.]
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Table "B".
(To Amended 119th And Halsted Redevelopment Project Area Eligibility Study)
Improved Property. (Page 1 of 2)
Block Blighting Factors
|99999999 9|10 11 12 13
25-20-210 • X X
2S-20-21* • X
25-200.17 • X Btiehtine Factors Leeend
25-20-226 • X 1. Dilapidation 2. Obsolescence 3. Deterioration I. Presence, of structures below code standards 5. Illegal use of structures i. Excessive vacancies 7. Lack of ventilation, light or sanitary facilities 8. Inadequate utilities 9. Excessive land coverage or overcrowding of community facilities 10. Deleterious land use or layout II. Environmental contamination 12. Lack of community . Dlannirjc
25-20-227 • X
25-20-404 x • X
25-20-411 X • X X X
25-20-112 X X X • X X X
25-3.0-41 R X X x X X X ,
15-20-420 X x |99| X.
25-20-421 ES
25-21-300 X X
25-21-303 X
25-21-310 X
25-21-317 • X
25-21-320 • X X
25-21-327 X X X X X
25-21-328 X X X X X
25-21-329 X X X X
25-21-330 X X • X X
25-21-331 X X X X X
25-21-332 X X X X X .X
25-21-333 • • X X 13. Declining or stagnant EAV
25-21-334 X X X X, X X
25-21-335 X X • X X
-1-21-4?? X X X X X X -present to a major extent
25-21-423 X X X X X
25-21-424 X X X- X
25-21-425 X • xl 1 • -orcsent to a minor extent
25-28-inn X \ X X f X
25-2R.ini ¦< 'X A -' i "A . ( X X
25-28-in? X X X X X X
25-28-103 X X « X X
25-28-104 * X X X X X
25-28-105 X X X X X
25-28-106 X X • X
25-28-107 X X X X. X
25-28-108 X X X X X X
25-28-109 X X X X X X
25-28-110 * X X X X X
25-28-111 X X X X X X
REPORTS OF COMMITTEES
Table "B".
(To Amended 119th And Halsted Redevelopment Project Area Eligibility Study)
Improved Property. (Page 2 of 2)
|999999999 9|10 11 12 13
25-28-112 X X X X X X
25-28-113 X X X X X X X
25-28-116 X • X X
25-28-117 • X X • % X X
25-28-118 X X X « X X x X
25-28-124 X X X X
25-28-200 X X X X X X
25-28-201 X X X X X
25-28-202 X X X X X
25-28-203 X X X X X
25-28-501 . • X
25-29-202 X X X X
25-29-204 • • • X
25-29-210 X X X X
25-29-218 X • X X
25-29-500 • X
TOTALr- •|99 999 99 9 9 9 9 9 9|57
TOTAL-|99|29 42 32|9 9|37|9 9 999 9 9|57
GRAND
TOTAL 11 28 44 56|9 9|41|9 9 999 9 9|57
Distribution Of Blighting Factors Vacant Land.
Block Blighting Factors
Il—12—13—14|999|Blighting Factors Legend
• < 1. Obsolete Platting 2. Diversity of Ownership 3. Tax Delinquencies 4. Deterioration on Adjacent Properties 5. Environmental Remediation 6. Declining or stagnant EAV
25-20-210 X X
25-20-422 X X X
25-21-500 X X X
25-28-1U0 X X X
TOTAL|999||99||99|x - factor found to be present
106226 JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Figure "B".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Tax Blocks.
REPORTS OF COMMITTEES
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 1 of 22)
Property Identification Number 2000 EAV
25-20-21 O-043-0000 $67,697
25-20-21 O-037-0000 $1,848
25-20-21 O-038-0000 $4,171,364
25-20-216-037-0000 $883
25-20-217-031-0000 $9,606
25-20-217-032-0000 $19,142
25-20-217-033-0000 $19,142
25-20-226-001-0000 $22,738
25-20-226-002-0000 $21,421
25-20-226-003-0000 $9,608
25-20-226-004-0000 $19,607
25-20-226-005-0000 $18,835
25-20-226-006-0000 $19,224
25-20-226-007-0000 $15,760
25-20-226-008-0000 $13,450
25-20-226-009-0000 $13,450
25-20-226 010-0000 $13,450
25-20-226-011-0000 $15,682
25-20-226-016-0000 $56,010
25-20-227-016-0000 $4,465
25-20-227-035-0000 $38,289
25-20-404-001-0000 $160,821
25-20-404-007-0000 exempt
25-20-404-108-0000 exempt
25-20-404-020-0000 $14,755
25-20-404 021-0000 $15,042
25-20-404-022-0000 $32,839
25-20-404-023-0000 $32,841
25-20-404-024-0000 $32,843
25-20-404-025-0000 $31,647
25-20-4O4-O42-O0O0 $178,274
25-20-404-043-0000 $31,018
25-20-404-044-0000 $33,353
25-20-404-045-0000 1 $30,553
106228 JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 1 I 9* And Halsted Redevelopment Project Area. (Page 2 of 22)
Property Identification Number 2000 EAV
25-20-404-046-0000 $33,650
25-20-404-047-0000 Si 5,969
25-20-404-037-0000 $25,060
25-20-404-036-0000 $21,508
25-20-404-039-0000 $172,515
25-20-4O4-O40-0OO0 S178.033
25-20-404-041-0000 S20.948
25-20-404-107-0000 exempt
25-20-404-118-0000 $23,867
25-20-411-013-0000 . $6,128
25-20-412-001-0000 $118,261
25-20-412-O02-O000 $5,259
25-20-412-003-0000 $5,259
25-20-412-004-0000 $5,259
25-20-412-006-0000 $5,127
25-20-412-007-0000 $5,381
25-20-412-008-0000 $5,381
25-20-412-012-0000 $56,170
25-20-412-013-0000 $47,614
25-20-412-014-0000 exempt
25-20-412-015-0000 exempt
25-20-412-016-0000 $13,706
25-20-412-017-0000 $14,362
25-20-412-018-0000 $24,614
25-20-412-019-0000 $28,167
25-20-412-020-0000 $248,143
25-20-412-021 -0000 $82,567
25-20-412-022-OO00 $49,375
25-20-418-034-0000 $79,310
25-20-418-035-0000 $47,556
25-20-418-036-0000 $12,854
25-20-418-037-0000 $3,068
25-20-418-038-0000 $1,799
25-20-418-039-0000 $4,952
25-20-418-046-0000 $21,477
25-20-418-049-0000 $21,844
25-20-418-050-0000 $194,692
REPORTS OF COMMITTEES
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 3 of 22)
Property Identification Number 2000 EAV
25-20-418-051-0000 $13,799
25-20-418-043-0000 exempt
25-20-418-025-0000 $1,910
25-20-418-026-0000 $1,910
25-20-418-027-0000 $1,910
25-20-418-028-0000 $3,072
25-20-418-029-0000 $1,910
25-20-418-030-0000 $1,910
25-20-418-031-0000 $9,361
25-20-418-032-0000 $59,250
26-20-418-033-0000 $3,197
25-20-418-023-0000 r $37,370
25-20-418-024-0000 $2,121
25-20-422-013-0000 $84,362
25-20-422-014-0000 $50,747
20-20-422-01S-OOOO $2,986
25-20-422-016-0000 exempt
25-20-422-017-0000 $602
25-20-422-018-0000 $4,371
25-20-422-019-0000 $4,738
25-20-422-020-0000 $5,092
25-20-422-021-0000 $5,434
25-20-422-022-0000 $5,766
25-20-422-023-0000 $6,077
25-20-422-024-0000 $6,224
25-20-422-025-0000 $12,398
25-20-422-026-0000 $16,260
25-20-422-027-0000 $3,224
25-2O-422-028-O0O0 $4,798
25-20-422-029-0000 $4,714
25-2O-422-030-O000 $3,553
25-20-422-031-0000 $2,415
25-20-422-032-0000 $2,659
25-20-422-033-0000 $37,524
25-20-422-034-0000 $39,718
25-20-422-035-0000 $3,607
25-20-422-036-0000 $3,882
25-20-422-037-0000 $4,127
25-20-422-038-0000 1 $4,360
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Append ix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The H 9th And Halsted Redevelopment Project Area. (Page 4 of 22)
Property Identification Number 2000 EAV
25-2O-422-O39-O000 $129,056
25-20-422-040-0000 $6,461
25-20-420-032-0000 exempt
25-20-420-033-0000 exempt
25-20-420-034-0000 $3,867
25-20-420-035-0000 $55,241
25-20-420-036-0000 $7,856
25-20-421-033-0000 exempt
25-20-421-034-0000 $6,908
25-20-421-035-0000 $12,061
25-20-421-036-0000 exempt
25-20-421-037-0000 exempt
25-20-421-038-0000 exempt
25-20-421-039-0000 $2,971
25-20-421-040-0000 $14,444
25-20-421-041-0000 exempt
25-28-111-001-0000 exempt
25-28-111-002-0000 exempt
25-28-111-O03-0000 $4,027
25-28-111-004-0000 exempt
25-28-111-005-0000 $2,417
25-28-111-006-0000 $2,417
25-28-111-007-0000 $1,759
25-28-111-008-0000 $2,417
25-28-111-009-0000 $2,417
25-28-111-021-0000 exempt
25-28-111-022-0000 exempt
25-28-111-023-0000 $63,454
25-28-111-024-0000 $4,582
25-28-111-025-0000 $7,969
25-28-111-026-0000 $2,417
25-28-112-001-0000 exempt
25-28-112-002-0000 $3,257
25-28-112-003-0000 j $12,956
25-28-112-004-0000 $2,417
25-28-112-005-0000 i $2,417
REPORTS OF COMMITTEES
Appendix "D".
(To Amended 1 19th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 5 of 22)
Property Identification Number 2000 EAV
25-28-112-006-0000 $13,855
25-28-112-007-0000 $2,380
25-28-112-021-0000 $35,705
25-28-112-022-0000 $40,161
25-26-112-023-0000 $40,236
25-28-112-024-0000 $4,167
25-28-112-025-0000 $8,201
25-28-112-026-0000 $9,839
25-28-112-027-OO00 $4;314
25-28-113-001-0000 exempt
25-28-113-002-0000 $27,780
25-28-113-003-0000 $5,759
25-28-113-004-0000 $1;812
25-28-113-005-0000 $7,494
25-28-113-006-0000 $7,178
25-28-113-007-0000 $2,417
25-28-113-008-0000 $13,608
25-28-113-009-0000 exempt
25-28-113-010-0000 $10,646
25-28-113-024-0000 $15,269
25-28-113-025-0000 $1,759
25-28-113-026-0000 .$2,417
25-28-113-027-0000 $2,417
25-28-113-028-0000 $11,705
25-28-113-029-0000 $2,417
25-21-328-001-0000 $21,873
25-21-328-002-0000 $16,147
25-21-328-003-0000 $16,147
25-21-328-004-0000 $16,147
25-21-328-005-0000 $3,057
25-21-328-006-0000 $3,057
25-21-328-011-0000 $2,412
25-21-328-012-0000 $6,314
25-21-328-013-0000 exempt
25-21-328-014-0000 $3,362
25-21-328-015-0000 $3,362
25-21-328-016-0000 $17,106
125-21-328-020-0000 ! S58.454I
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 6 of 22)
Property Identification Number 2000 EAV
25-21-328-019-0000 S5.439
25-21-329-035-0000 $4,249
25-21-329-036-0000 $2,959
25-21-329-O37-O000 $402
25-21-329-038-0000 $16,970
25-21-329-039-0000 $3,362
25-21-329-040-0000 $3,362
25-21 -329r041-0000 $3,362
25-21-329-042-0000 $6,726
25-21-329-043-0000 $3,362
25-21-329-044-0000 $19,409
25-21-330-045-0000 $27,118
25-21-330-037-0000 $3,057
25-21-330-038-0000 $12,770
?5-?1-330-039-0000 $18,924
25-21-330-040-0000 $5,939
25-21-330-041-0000 $5,939
25-21-330-042-0000 $3,362
25-21-330-043-0000 exempt
25-21-330-044-0000 $4,249
25-21-331-029-0000 $105,885
25-21-331-030-0000 $6,642
25-21-331-031 0000 $6,124
25-21-331-032-0000 $6,124
25-21-331-033-0000 $12,251
25-21-331-034-0000 exempt
25-21-331-035-0000 exempt
25-21-331-036-0000 $4,254
25-29-202-001-0000 $1,271,717
25-29-202-004-0000 $18,179
25-29-202-005-0000 $53,353
25-29-202-006-0000 $4,280
25-29-202-007-0000 $15,669
25-29-202-008-0000 $11,638
25-29-202-009-0000 $63,863
25-29-202-010-0000 $4,407
REPORTS OF COMMITTEES
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9"1 And Halsted Redevelopment Project Area. (Page 7 of 22)
Property Identification Number 2000 EAV
25-29-202-011-0000 $19,302
25-29-204-030-0000 exempt
25-29-204-029-0000 $19,751
25-29-204-019-0000 $14,731
25-29-204-020-0000 $8,129
25-29-204-021-0000 $8,220
25-29-204-022-0000 $4,316
25^29-204-023-0000 $10,642
25-29-204-024-0000 $5,488
25-29-204-025-0000 $11,940
25-29.204-026-0000 $15,436
25-29-204-005-0000 $1,977
25-29-210-042-0000 $3,687
25-29-210-023-0000 $4,149
25-29-210-024-0000 $3,878
25-29-210 025-0000 $13,212
25-29-210-026-0000 $2,235
25-29-210-027-0000 $3,304
25-29-210-028-0000 $12,082
25-29-210-029-0000 $11,892
25-29-210-030-0000 $15,789
25-29-210-031-0000 $2,203
25-29-210-032-0000 $3,304
25-29-210-033-0000 $3,304
25-29-210-034-0000 $10,751
25-29-210-035-0000 $4,649
25-29-210-036-0000 $2,203
25-29-210-037-0000 $2,203
25-29-210-038-0000 $10,326
25-29-210-039-0000 $17,048
25-29-210-040-0000 $2,203
25-29-218-019-0000 $2,203
25-29-218-020-0000 $2,203
25-29-218-021-0000 54.845
25-29-218-022-0000 $4,387
25-29-218-023-0000 $13,768
25-29-218-024-0000 513,768
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The H9h And Halsted Redevelopment Project Area. (Page 8 of 22)
Property Identification Number 2000 EAV
25-29-21B-O25-O0OO $19,883
25-29-218-026-0000 $17,074
25-29-218-027-0000 $2,203
25-29-218-028-0000 $2,203
25-29-218-029-0000 $24,016
25-29-218-030-0000 $24,016
25-29-218-031-0000 $24,016
25-29-218-032-0OOO $24,016
25-29-218-033-0000 $24,016
25-29-218-034-0000 $25,472
25-29-218-035-0000 $25,472
25-29-218-036-0000 $64,119
25-29-218-037-0000 $2,753
25-29-218-038-0000 $2,644
25-29-218-039-0000 S43.071
25-28-124-001-0000 $5,452
25-28-124-002-0000 $63,786
25-28-124-003-0000 $12,327
25-28-124-004-0000 $5,450
25-26-124-005-0000 $2,461
25-28-124-006-0000 $26,742
25-28-124-007-0000 $4,389
25-28-124-OOB-0000 $2,172
25-28-124-009-0000 $2,172
25-28-124-010-0000 $2,172
25-28-124-011-0000 $2,172
25-28-124-012-0000 $2,172
25-28-124-013-0000 $2,172
25-28-124-014-0000 $2,172
25-28-124-015-0000 $2,172
25-28-124-016-0000 $2,172
25-26-124-017-0000 $4,318
25-28-124-018-0000 $2,052
25-28-124-019-0000 $9,532
25-28-124-020-0000 $9,532
25-28-124-021-0000 $54,278
25-28-124-025-0000 $10,097
25-28-124-026-0000 $10,162
25-28-124-027-0000 $11,209
REPORTS OF COMMITTEES
Appendix "D".
(To Amended 119lh And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The II 9"1 And Halsted Redevelopment Project Area. (Page 9 of 22)
Property Identification Number 2000 EAV
25-28-124-028-0000 $8,419
25-28-124-029-0000 $6,964
25-28-124-030-0000 $2,417
25-28-124-031-0000 $7,387
25-28-124-032-0000 $2,417
25-28-124-033-0000 $7,211
25-28-124-034-0000 $12,865
25-28-124-035-0000 $15,754
25-28-124-038-0000 $10,629
25-28-124-037-0000 $16,930
25-28-124-03e-0000 $13,341
25-28-124-039-0000 $6,837
25-28-124-040-0000 $11,475
25-28-124-041-0000 $1,979
25-28-124-042-0000 $16,096
25-28-124-043-0000 $4,556
25-28-124-044-0000 $71,154
25-28-124-045-0000 $74,985
25-28-108-001-0000 $37,030
25-28-108-002-0000 $39,127
25-28-108-003-0000 $33,626
25-28-108-004-0000 $2,046
25-28-108-005-0000 $1,943
25-28-108-006-0000 $2,066
25-28-108-007-0000 $2,066
25-28-108-008-0000 $2,066
25-26-108-009-0000 $14,399
25-28-108-010-0000 $2,341
25-28-108-014-0000 $1,943
25-28-108-015-0000 $3,689
25-28-10B-O16-O000 $1,943
25-28-108-017-0000 $1,943
25-28-108-O18-00O0 $1,943
25-28-108-019-0000 $4,276
25-28-108-020-0000 exempt
25-28-I 08-021-0000 $5,336
25-28-I 08-022-0000 $1,648
25-28-I 08-023-0000 $15,658
25-28-108-024-0000 $13,614
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 10 of 22)
Property Identification Number 2000 EAV
25-28-1OB-025-0000 $2,090
25-28-108-026^0000 . $2,706
25-28-108-027-0000 $2,397
25-28-108-028-0000 $2,255
25-28-108-O29-0O00 $2,397
25-28-108-O30-OO00 $1,743
25-28-108-031-0000 $4,734
25-28-108-032-0000 $12,629
25-28-108-033-0000 $2,397
25-28-108-034-0000 $2,746
25-28-108-035-0000 $2,255
25-28-108-036-0000 $13,950
25-28-108-037-0000 $12,196
25-28-108-038O000 $2,255
25-28-108-039-0000 $2,255
25-26-108-040-0000 $1,272
25-28-108-041-0000 $3,500
25-28-108-042-O000 $21,299
25-28-109-002-0000 $1,657
25-28-109-003-0000 $4,336
25-28-109-004-0000 $2,292
25-28-109-005-0000 S2.446
25-28-109-006-0000 exempt
25-28-109-007-0000 exempt
25-28-1O9-008-O00O exempt
25-28-109-009-0000 exempt
25-28-109-011-0000 $3,987
25-28-109-010-0000 $20,129
25-28-109-012-0000 $4,187
25-28-109-013-0000 $2,417
25-28-109-017-0000 $12,383
25-28-109-018-0000 $12,727
25-28-109-019-0000 $17,641
25-28-109-020-0000 $18,371
25-28-109-021-0000 $4,360
25-28-109-022-0000 S21.121
25-28-109-023-0000 $2,050
25-28-109-024-0000 $2,673
25-28-109-025-0000 $29,606
REPORTS OF COMMITTEES
Append ix "D*.
(To Amended And Halsted Redevelopment Project
Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A. V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 11 of 22)
Property Identification Number 2000 EAV
25-28-109-O26-0O0O $25,544
25-28-109-027-0000 $13,621
25-28-109-001-0000 exempt
25-28-116-001-0000 $2,608
25-28-116-002-0000 $15,327
25-28-116-003-0000 $17,414
25-28-116-004-0000 $2,172
25-28-116-O05-0000 $2,172
25-28-116-006-0000 $16,116
25-28-116-007-0000 $2,172
25-28-116-008-0000 $2,172
25-28-116-O09-G0O0 $2,172
25-28-116-010-0000 $13,728
25-28-116-011-0000 $2,172
25-28-116-012-0000 $2,172
25-28-116 013-0000 $3,518
25-28-116-014-0000 $2,295
25-28-116-015-0000 $2,295
25-28-116-016-0000 $2,295
25-28-116-017-0000 $36,703
25-28-116-016-0000 $6,088
25-28-116-019-0000 $2,295
25-28-116-020-0000 $2,275
25-28-116-021-0000 $2,441
25-28-116-022-0000 $15,111
25-28-116-023-0000 $2,052
25-28-116-046-0000 $11,438
25-28-116-026-0000 $10,051
25-28-116-044-0000 $15,427
25-28-116-045-0000 $12,948
25-28-116-038-0000 $12,907
25-28-116-042-0000 $10,962
25-28-116-043-0000 $17,679
25-28-116-031-0000 $15,187
25-28-116-032-0000 $14,517
25-28-116-033-0000 $15,322
25-28-116-034-0000 $10,897
25-28-116-035-0000 $1,465
25-28-116-036-O000 $16,727
106238 JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 12 of 22)
Property Identification Number 2000 EAV
25-28-116-037-0000 $1,858
25-28^116-038-0000 $12,907
25-28-116-039-0000 $2,417
25-28-116-040-0000 $16,914
25-28-116-041-0000 $12,674
25-21-300-024-0000 $247,142
25-21-300-029-0000 $196,186
25-21-363-0300000 $1,165,908
25-21-310-001-0000 $42,075
25-21-310-002-0000 $39,707
25-21-310-003-0000 $40,803
25-21-310-004-0000 $52,853
25-21-310-005-0000 $113,096
25-21-310-006-0000. $105,896
25-21-317-022-0000 $512,492
25-21-327-001-0000 exempt
25-21-327-002-0000 exempt
25-21-327-003-0000 $6,253
25-21-327-004-0000 $21,479
25-21-327-005-0000 $14,499
25-21-327-006-0000 $14,499
25-21-327-007-0000 $14,499
25-21-327-008-0000 $14,499
25-21-327-009-0000 $30,673
25-21-327-010-0000 $25,895
25-21-332-029-0000 $10,264
25-21-332-030-0000 $63,001
25-21-332-031-0000 $51,630
25-21-332-032-0000 $41,671
25-21-332-033-0000 $3,978
25-21-333-038-0000 $458,597
25-21-334-033-0000 $7,515
REPORTS OF COMMITTEES
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9"" And Halsted Redevelopment Project Area. (Page 13 of 22)
Property Identification Number 2000 EAV
25-21-334-025-0000 53.315
25-21-334-026-0000 $3,315
25-21-334-027-0000 $14,388
25-21-334-028-0000 $2,410
25-21-334-029-0000 $2,410
25-21-334-030-0000 $3,876
25-21-334-031-0000 $8,273
25-21-334-O32-0O00 $10,384
25-21-335-024-0000 $14,228
25-21-335-025-0000 $13,632
25-21-335-026-0000 $10,206
25-21-335-027-0000 $11,542
25-21-335-028-0000 $7,093
25-21-335-029^0000 $10,206
25-21-335-030-0000 $3,093
25-21-335-031-0000 $11,080
25-21-335-032-0000 $8,501
25-21-422-021-0000 $29,948
25-21-422-022-0000 $2,521
25-21-422-023-0000 S8.441
25-21-422-024-0000 $49,019
25-21-422-025-0000 S2.S21
25-21-422-026-0000 $2,521
25-21-422-027-0000 $41,017
25-21-423-039-0000 exempt
25-21-423-040-0000 exempt
25-21-424-028-0000 $15,809
25-21-424-033-0000 $4,280
25-21-424-034-0000 . $9,130
25-21 -424-035-0000 $14,542
25-21 -424-036-0000 $13,855
25-21-424-037-0000 $15,536
25-21-425-038-0000 $2,446
25-21-425-039-0000 SI 8,533
25-21-425-029-0000 $1,556
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9"1 And Halsted Redevelopment Project Area. (Page 14 of 22)
Property Identification Number 2000 EAV
25-21-425-030-0000 $1,556
25-21-425-031-0000 $16,682
25-21-425-032-0000 $6,508
25-21-425-033-0000 $12,114
25-21-425-034-0000 $9,514
25-21-425-035-0000 $2,139
25-21-425-036-0000 $9,528
25-28-200-001-0000 $43,360
25-28-200-002-0000 $46,710
25-28-20O-O03-O000 $5,801
25-28-200-004-0000 $5,810
25-28-200-005-0000 $3,008
25-2B-200-006-0000 $3,008
25-28-200-007-0000 $2,188
25-28-200-008-0000 $2,188
25-28-200-009-0000 $42,969
25-28-201-001-0000 $3,800
25-28-201-002-0000 $3,008
25-28-201-003-0000 $29,139
25-2B-201-O04-00OO $15,978
25-2B-201-005-0000 $19,364
25-28-201-006-0000 $3,131
25-28-201-007-0000 $3,131
25-28-201-008-0000 $3,131
25-28-201-009-0000 $3,008
25-28-201-01 0-0000 $3,800
25-28-202-001-0000 exempt
25-28-202-002-0000 $9,027
25-28-202-003-0000 $25,361
25-28-202-004-0000 $16,598
25-28-203-001-0000 $3,776
25-28-203-002-0000 $13,750
25-28-203-003-0000 $3,008
25-28-203-004-0000 $3,008
25-28-203-005-0000 $3,008
25-28-203-006-0000 $13,116
REPORTS OF COMMITTEES
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 15 of 22)
Property. Identification Number 2000 EAV
25-28-203-007-0000 $3,008
25-28-203-0080000 $3,008
25-28-203-009-0000 $53,282
25-28-104-001-0000 $30,549
25-28-104-002-0000 $29,913
25-28-104-003-0000 exempt
25-28-104-004-0000 exempt
25-28-104-005-0000 $7,682
25-28-104-006-0000 $11,382
25-28-104-007-0000 $2,188
25-28-104-008-0000 $2,764
25-28-104-009-0000 $14,033
25-28-104-O1O-O0Q0 S12.763
25-28-104-011-0000 $16,481
25-28-104-012-0000 $6,622
25-26-104-013-0000 $2,430
25-28-104-014-0000 $6,522
25-28-104-015-0000 $9,008
25-26-104-016-0000 $8,066
25-28-104-017-0000 $15,420
25-28-104-018-0000 $17,010
25-28-104-019-0000 $8,868
25-28-104-020-0000 $11,396
25-28-104-021-0000 $6,762
25-28-104-022-0000 $7,149
25-28-104-023-0000 $9,541
25-28-104-024-0000 $3,364
25-28-104-025-0000 exempt
25-28-104-026-0000 $1,681
25-28-104-027-0000 exempt
25-28-104-028-0000 $12,979
25-28-104-029-0000 $11,302
25-28-104-O3O-O000 exempt
25-28-104-031-0000 $2,430
25-28-104-032-0000 $2,430
25-28-104-033-0000 $3,207
25-28-104-034-0000 $3,647
25-28-104-035-0000 $9,926
25-28-104-036-0000 S6.433
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 16 of 22)
Property Identification Number 2000 EAV
25-28-104-037-0000 $7,551
25-26-I 04-038-0000 $6,869
25-28-I 04-039-0000 $2,644
25-28-I 04-040-0000 $14,826
25-28-I 04-041-0000 $14,119
25-28-1 04-042-0000 $12,585
25-28-1 04-043-0000 $15,251
25-28-104-044-0000 $1,681
25-28-I 05-001-0000 $17,117
25-28-1 05-002-0000 $4,583
25-28-105-003-0000 $37,948
25-28-I 05-004-0000 $2,188
25-28-I 05-005-0000 $2,188
25-28-I 05-006-0000 $2,188
25-28-105-007-0000 $2,188
25-28-105-008-0000 exempt
25-28-105-009-0000 exempt
25-28-106-001-0000 exempt
25-28-106-002-0000 exempt
25-28-106-003-0000 exempt
25-28-106-004-0000 exempt
25-28-106-005-0000 exempt
25-28-106-006-0000 exempt
25-28-106-007-0000 exempt
25-28-106-008-0000 $99,224
25-28-107-007-0000 $2,188
25-28-107-008-0000 $2,188
25-28-107-009-0000 $42,513
25-28-107-039-0000 $13,152
25-28-107-040-0000 $16,365
25-28-100-006-0000 $294
25-28-100-017-0000 $8,016
25-28-100-013-0000 $2,108
25-28-100-019-0000 $6,150
25-28-100-018-0000 $5,494
25-28-100-015-0000 $5,032
REPORTS OF COMMITTEES
Append ix "D".
(To Amended 11901 And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 17 of 22)
Property Identification Number 2000 EAV
25-28-100-016-0000 $79,332
25-28-100-011-0000 $79,628
25-28-100-002-0000 $12,460
25-28-100-O01-0O00 $1.72B
25-28-100-007-0000 $825
25-28-100-008-0000 $1,468
25-28-100-009-0000 $4,234
25-28-101-001-0000 $15,576
25-28-101-002-0000 $12,416
25-28-101-003-0000 $18,035
25-28-101-004-0000 $6,037
25-28-101-005-0000 $2,172
25-28-101-006-0000 $4,725
25-28-101-007-0000 $20,216
25-28-101-008-0000 $20,714
25-28-101-009-0000 $20^16
25-28-101-011-0000 $18,093
25-28-101-012-0000 $2,417
25-28-101-013 0000 $25,295
25-28-101-014-0000 $8,236
25-28-101-015-0000 $8,236
25-28-101-016-0000 $2,417
25-28-101-017-0000 $2,417
25-28-101-018-0000 $2,379
25-28-101-019-0000 $20,498
25-28-101-020-0000 $1,979
25-28-101-021-0000 $15,278
25-28-101-025-0000 exempt
25-28-101-026-0000 $7,255
25-28-101-027-0000 $2,417
25-28-101-028-0000 $2,417
25-28-101-029-0000 $2,417
25-28-101-030-0000 $2,417
25-28-101-031-0000 $14,139
25-28-101-032-0000 $2,417
25-28-101-033-0000 exempt
25-28-101-034-0000 $2,175
25-28-101-035-0000 $10,424
25-28-101-038-0000 $2,168
h
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9* And Halsted Redevelopment Project Area. (Page 18 of 22)
Property Identification Number 2000 EAV
25-28-101-039-0000 $14,484
25-28-101-040-0000 exempt
25-28-101-042-0000 $1,490
25-28-101-041-0000 $1,874
25-28-101-022-0000 $1,759
25-28-101-023-0000 $1,759
25-28-101-024-0000 $1,759
25-28-101-036-0000 $2,417
25-28-101-037-0000 $2,417
25-28-102-001-0000 $4,901
25-28-102-002-0000 $2,172
25-28-102-003-0000 $2,172
25-28-102-004-0000 $2,172
25-28-102-005-0000 $19,667
25-28-102-006-0000 $23,024
25-28-102-007-0000 $14,364
25-28-102-008-0000 $17,309
25-28-102-009-0000 $9,986
25-28-102-010-0000 $7,936
25-28-102-011-0000 $13,405
25-28-102-012-0000 $2,257
25-28-102-013-0000 $2,417
25-28-102-014-0000 $2,417
25-28-102-015-0000 $14,624
25-28-102-016-0000 $2,417
25-28-102-017-0000 $3,627
25-28-102-018-0000 $3,627
25-28-102-O19-O0O0 exempt
25-28-102-020-0000 exempt
25-28-102-021-0000 exempt
25-28-102-022-0000 $2,083
25-28-102-023-0000 $5,152
25-28-102-024-0000 $11,246
25-28-102-025-0000 $7,907
25-28-102-026-0000 $7,514
25-28-102-027-0000 $9,252
25-28-102-028-0000 $10,971
25-28-102-029-0000 $11,387
25-28-102-030-0000 $15,324
REPORTS OF COMMITTEES
Append ix "£>".
(To Amended 119lh And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 11 9th And Halsted Redevelopment Project Area. (Page 19 of 22)
Property Identification Number 2000 EAV
25-28-1O2-O31-0000 $12,207
25-28-102-034-0000 $8,616
25-28-102-035-0000 $2,417
25-28-102-O36-O000 $4,182
25-28-102-037-0000 $2,417
25-28-102-O38-0000 $2,083
25-28-102-O39-0000 $12,178
25-28-102-040-0000 $2,842
25-28-102-041-0000 exempt
25-28-102-042-0000 $14,046
25-28-103-001-0000 $42,716
25-28-103-002-0000 $33,586
25-28-103-003-0000 $3,478
25-28-103-004-0000 $3,613
25-28-103 005-0000 $3,478
25-28-103-006-0000 $2,172
25-28-103-007-0000 $22,520
25-28-103-008-0000 $16,240
25-28-103-009-0000 exempt
25-28-103-010-0000 $14,246
25-28-103-011-0000 $10,673
25-28-103-013-0000 $16,529
25-28-103-014-0000 $16,529
25-28-103-015-0000 $1,383
25-28-103-016-0000 $14,295
25-28-103-017-0000 $9,915
25-28-103-018-0000 $2,430
25-28-103-019-0000 $13,086
25-28-103-020-0000 $2,248
25-28-103-021-0000 $4,772
25-28-103-022-0000 exempt
25-28-103-023-0000 exempt
25-28-103-024-0000 exempt
25-28-103-025-0000 $18,555
25-26-103-026-0000 exempt
25-28-103-027-0000 exempt
25-28-103-028-0000 $10,989
25-2B-103-029-0000 $10,573
25-28-103-030-0000 $26,633
106246 JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 119th And Halsted Redevelopment Project Area. (Page 20 of 22)
Property Identification Number 2000 EAV
25-28-103-031-O000 $4,529
25-28-103-032-0000 $14,691
25-28-103-033-0000 $2,430
25-28-103-034-0000 $16,443
25-28-103-0350000 $2,430
25-28-103-036-0000 $11,916
25-28-103-037-0000 $10,767
25-26-103-038O000 $7,786
25-28-103O39O000 $2,650
25-28-103O40O000 exempt
25-28-1030410000 exempt
25-28-103-042O000 $2,026
25-28-103-043O000 $2,083
25-28-103O44-0000 exempt
25-28-103-0450000 $23,696
25-28-103-046-0000 $16,334
25-21-320O01O000 $6,675
25-21-3200020000 $14,869
25-21-320O03O000 $4,836
25-21-3200040000 $4,836
25-21-320O07O000 $16,423
25-21-320O28O000 $17,537
25-21 -3200290000 $11,678
25-21-320O30O000 $14,597
25-21-320-031-0000 $5,232
25-28-117O01O000 $15,738
25-26-117002-0000 $11,759
25-28-117O03-0000 $14,677
25-28-117O04-0000 $10,177
25-28-117O05-0000 $9,919
25-28-117O06-0000 $13,166
25-28-117-007-0000 $8,026
25-28-117-008O000 $12,365
25-28-117-009-0000 $16,416
25-28-117-010-0000 $9,446
25-28-117-014-0000 $12,896
25-28-117O15-0000 $8,881
25-28-117-016-0000 $8,221
REPORTS OF COMMITTEES
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (E.A.V.) Of Property Within The 21 9* And Halsted Redevelopment Project Area. (Page 21 of 22)
Property Identification Number 2000 EAV
25-28-117-017-0000 $3,911
25-28-117-O18-0000 $20,747
25-28-117-019-0000 $9,032
25-28-117-021-0000 $2,557
25-2B-117-022-0000 $3,787
25-28-117-023-0000 $4,051
25-28-117-024-0000 $9,750
25-28-117-025-0000 $1,576
25-28-117-026-0000 $3,011
25-28-117-027-0000 $12,378
25-28-117-028-0000 $2,246
25-28-117-029-0000 $2,401
25-2M17-030-0000 $12,496
25-28-117-035-0000 $16,854
25-28-117-036-0000 $20,799
25-28-117-037-0000 $15,087
25-28-117-038-0000 $17,457
25-28-118-001-0000 $2,730
25-28-118-002-0000 $2,255
25-28-118-0O3-OO00 $2555
25-28-118-007-0000 $2,128
25-28-118-008-0000 $2,072
25-28-118-009-0000 $1,834
25-28-118-010-0000 $3,558
25-28-116-011-0000 $1,321
25-28-118-016-0000 $2,417
25-28-116-013-0000 $3,758
25-28-118-034-0000 $3,391
25-28-118-035-0000 $3,384
25-28-I 1 O-001 -0000 exempt
25-28-I 10-002-0000 $1,952
25-28-I 1 0-003-0000 $4,167
25-28-I 1 0-004-0000 $15,994
25-28-I 1 O-005-0000 $11,356
25-28-I 1 O-006-0000 $10,533
25-28-I 1 O-007-0000 exempt
25-28-I 1 0-008-0000 $2,417
25-28-I 1 O-009-0000 $12,661
JOURNAL-CITY COUNCIL-CHICAGO 4/9/2003
Appendix "D".
(To Amended 119th And Halsted Redevelopment Project Area Redevelopment Plan And Project)
Initial Equalized Assessed Value (EA. V.) Of Property Within The I 19th And Halsted Redevelopment Project Area. (Page 22 of 22)
Property Identification Number 2000 EAV
25-28-110-010-0000 $15,320
25-28-110-011-0000 $15,295
25-28-110-012-0000 $8,125
25-28-110-013-0000 $2,417
25-28-110-014-O000 $11,442
25-28-110-015-O000 $15,367
25-28-110-016-0000 $16,394
25-28-110-017-0000 $12,305
25-28-110-018-0000 $11,351
25-28-110-019-0000 $14,388
25-28-110-020-0000 $2,235
25-28-110-021 -0000 $1,952
25-28-110-022-0000 $6,270
25-28-110-023-0000 exempt
25-28-110-024-0000 exempt
25-28-110-030-0000 $2,417
25-28-110-031-0000 $2,417
25-28-110-032-0000 $2,417
25-28-110-033-0000 $2,417
25-28-110-034 0000 $13,001
25-28-110-035 0000 $14,464
25-28-110-036-0000 $12,732
25-28-110-037 0000 $9r621
25-28-110-038-0000 $3,224
25-28-110-039-0000 SI 4.348
25-28-110-040-0000 $11,215
25-28-110-041-0000 $8,175
25-28-110-042-0000 $13,650
25-28-110-043-0000 $3,627
25-28-110-044-0000 $14,146
25-28-110-045-0000 exempt
25-20-210-022 0000 $24,343
25-20-210-044.0000 $192,884
25-29-500-008-0000 exempt
25-28-501 -003-0000 ' exempt
25-28-118-014-0000 S298
Total $18,689,034