(
ORDINANCE
WHEREAS, under ordinances adopted on February 16,2000, and published in the Journal of Proceedings of the City Council for such date (the "Journal of Proceedings") at pages 25064 to 25205, and under the provisions of the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4.1 et sea, as amended (the "Act"), the City Council (the "City Council") of the City of Chicago (the "City"): (i) approved a redevelopment plan and project (the "Original Plan") for a portion of the City known as the "Fullerton/Milwaukee Redevelopment Project Area" (the "Original Redevelopment Project Area") (such ordinance being defined herein as the "Plan Ordinance"); (ii) designated the Original Redevelopment Project Area as a "redevelopment project area" within the requirements of the Act (the "Designation Ordinance") and, (iii) adopted tax increment financing for the Original Redevelopment Project Area (the "TIF Adoption Ordinance") (the Plan Ordinance, the Designation Ordinance and the TIF Adoption Ordinance are collectively referred to in this ordinance as the "TIF Ordinances"); and
WHEREAS, Public Act 91-478 (the "Amendatory Act"), which became effective November 1,1999, amended the Act, among other things, to: (i) change the dates set forth in Section 11 -74.4-3(n)(3) of the Act by which redevelopment projects must be completed and obligations issued to finance redevelopment project costs must be retired to be no later than December 31 of the year in which the payment to a municipal treasurer as provided in Section 11-74.4-8(b) of the Act is to be made with respect to ad valorem taxes levied in the twenty-third calendar year after the year in which the ordinance approving a redevelopment project area is adopted; and (ii) add redevelopment project costs to the list of eligible costs pursuant Section 11-74.4-3(q) of the Act; and
WHEREAS, the City desired to amend and supplement the Original Plan to conform the Original Plan to Sections 11 -74.4-3(n)(3) and (q) of the Act, as amended by the Amendatory Act, to expand the Original Redevelopment Project Area and to increase the total estimated redevelopment project costs set forth in the Original Plan; and
WHEREAS, the City further desired to amend and supplement the Original Plan to incorporate the "portability" language included in Section 11-74.4-4(q) of the Act and in the Illinois Industrial Jobs Recovery Law, 65 ILCS 5/11-74.6-15(s) (2000 State Bar Edition), to permit the City to transfer tax increment revenues to and from the expanded Redevelopment Project Area and other redevelopment project areas contiguous to or separated only by a public right-of-way from the expanded Redevelopment Project Area, and vice versa; and
WHEREAS, accordingly, on May 11,2005 the City Council adopted ordinances published in the Journal of Proceedings for such date at pages 47331 to 47471 amending the TIF Ordinances by approving Amendment Number 1 to the Original Plan (as amended, the "Amended Plan"), designating the expanded Redevelopment Project Area (the "Expanded Redevelopment Project Area") as a "redevelopment project area" within the requirements of the Act, and adopting tax increment financing for the Expanded Redevelopment Project Area; and
WHEREAS, the City now desires to increase the total estimated redevelopment project costs set forth in the Amended Plan; and
WHEREAS, the Community Development Commission (the "Commission") of the City has heretofore been appointed by the Mayor of the City with the approval of its City Council (the City
1
Council, referred to herein collectively with the Mayor as the "Corporate Authorities") (as codified in Section 2-124 of the City's Municipal Code) pursuant to Section 5/11-74.4-4(k) of the Act; and
WHEREAS, the Commission is empowered by the Corporate Authorities to exercise certain powers enumerated in Section 5/11-74.4-4(k) of the Act, including the holding of certain public hearings required by the Act; and
WHEREAS, pursuant to Sections 5/11-74.4-4 and 5/11-74.4-5 of the Act, the Commission, by authority of the Corporate Authorities, called a public hearing (the "Hearing") on May 10, 2011, concerning approval of the proposed Amendment Number 2 to the Amended Plan, attached hereto as Exhibit A ("Amendment Number 2"); and
WHEREAS, Amendment Number 2 was made available for public inspection and review pursuant to Section 5/11-74.4-5(a) of the Act beginning February 16, 2011, being a date not less than 10 days prior to the adoption by the Commission of Resolution 11-CDC-14 on March 8, 2011, fixing the time and place for the Hearing, at the offices of the City Clerk and the City's Department of Housing and Economic Development; and
WHEREAS, pursuant to Section 5/11-74.4-5(a) of the Act, notice of the availability of Amendment Number 2 and of how to obtain the same was sent by mail on March 23,2011, which is within a reasonable time after the adoption by the Commission of Resolution 11-CDC-14, to: (a) all residential addresses that, after a good faith effort, were determined to be (i) located within the Expanded Redevelopment Project Area, and (ii) located within 750 feet of the boundaries of the Expanded Redevelopment Project Area (or, if applicable, were determined to be the 750 residential addresses that were closest to the boundaries of the Expanded Redevelopment Project Area); and (b) organizations and residents that were registered interested parties for such Expanded Redevelopment Project Area; and
WHEREAS, due notice of the Hearing was given pursuant to Section 5/11-74.4-6 of the Act, said notice being given to all taxing districts having taxable property within the Expanded Redevelopment Project Area and to the Department of Commerce and Economic Opportunity of the State of Illinois by certified mail on March 11,2011, by publication in the Chicago Sun-Times on April 25, 2011 and April 28, 2011, and by certified mail to taxpayers within the Expanded Redevelopment Project Area on April 29, 2011, and
WHEREAS, a meeting of the joint review board established pursuant to Section 5/11-74.4-5(b) of the Act (the "Board") was convened upon the provision of due notice on April 1, 2011, at 10:00 a.m., to review the matters properly coming before the Board and to allow it to provide its advisory recommendation regarding the approval of Amendment Number 2, and other matters, if any, properly before it; and
WHEREAS, the Commission has forwarded to the City Council a copy of its Resolution 11 -CDC-25, attached hereto as Exhibit B, adopted on May 10,2011, recommending to the City Council approval of Amendment Number 2, among other related matters; and
WHEREAS, the Corporate Authorities have reviewed Amendment Number 2, testimony from the Hearing, if any, the recommendation of the Board, if any, the recommendation of the Commission and such other matters or studies as the Corporate Authorities have deemed necessary or appropriate to make the findings set forth herein, and are generally informed of the conditions existing in the Expanded Redevelopment Project Area; now therefore,
2
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CHICAGO:
SECTION 1. Recitals. The above recitals are incorporated herein and made a part hereof.
SECTION 2. Approval of Amendment to Redevelopment Plan. The Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan and Project Amendment Number 2, a copy of which is attached hereto as Exhibit A ("Amendment Number 2"), is hereby approved. Except as amended hereby, the Amended Plan, a copy of which follows Amendment Number 2 at Exhibit A, shall remain in full force and effect.
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. Supersedes All ordinances (including, without limitation, the TIF Ordinances as adopted on February 16, 2000 and previously amended on May 11,2005), resolutions, motions or orders in conflict with this ordinance are hereby repealed to the extent of such conflicts.
SECTION 5. Effective Date. This ordinance shall be in full force and effect immediately upon its passage.
3
CHICAGO July 6.2011
To the President and Members of the City Council:
Your Committee on Finance having had under consideration
An ordinance authorizing Amendment #2 to the Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan and Project.
Having had the same under advisement, begs leave to report and recommend that your Honorable Body pass the proposed
Ordinance Transmitted Herewith
of members of the committee with
This recommendation was concurred in by
dissenting votefjsj?
(signed)
Chairman
OFFICE OF THE MAYOR
CITY OF CHICAGO
RAHM EMANUEL
MAYOR
June 8,2011
TO THE HONORABLE, THE CITY COUNCIL OF THE CITY OF CHICAGO
Ladies and Gentlemen:
At the request of the Commissioner of Housing and Economic Development, I transmit herewith ordinances amending the budget for various TIF Districts.
Your favorable consideration of these ordinances will be appreciated.
Very truly yours,
Fuller
EXHIBIT A AMENDMENT NUMBER 2
4
City of Chicago
Fullerton-Milwaukee Tax Increment Financing Redevelopment Plan and Project
October 26,1999 Revision Number 2: December 21, 1999 Amendment Number 1: December 30, 2004
Amendment Number 2 February 15,2011
City of Chicago Richard M. Daley Mayor
'S. B. Friedman & Company
Real Estate Advisors and Development Consultants
Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan and Project
Amendment Number 2
To induce redevelopment pursuant to the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1 et seq., as amended from time to time (the "Act"), the City Council of the City of Chicago (the "City") adopted three ordinances on February 16, 2000, approving the Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan and Project (the "Original Plan"), designating the Fullerton-Milwaukee Redevelopment Project Area (the "Original 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 of Chicago on May 11, 2005 ("Amendment Number 1") to add additional property to the Original Project Area boundary (the Original Project Area, as amended shall be referred to as the "Project Area") and included an enlarged Project Area boundary, a description of the presence and distribution of eligibility factors within the new area, and a revised legal description. '
The Original Plan, inclusive of changes set forth in Amendment Number 1 (the "First Amended Plan"), is being amended a second time to increase the Project Area's budget. The amendments to the First Amended Plan are outlined below following the format of Amendment Number 1.
Section I: Introduction
The following paragraph is to be added after paragraph 3:
In 2011, S.B. Friedman & Company was retained to amend the Redevelopment Plan for a second time. The purpose of the second amendment is to increase the Project Area's Estimated Redevelopment Project Costs.
Section II: Legal Description
No Changes.
Section III: Eligibility of the Proposed TIF District
No Changes.
Section IV: Redevelopment Goals, Objectives and Strategies v
No Changes.
Section V: Future Land Use and Redevelopment Activities
No Changes.
S. B. Friedman & Company 1 Development Advisors
I
Section VI: Redevelopment Project
In Section VI, under the subsection Eligible Redevelopment Project Costs, paragraph 2 is to be replaced by the following paragraph:
In the event the Act is amended after the date of the approval of this Redevelopment Plan by the City Council of Chicago to (a) include new eligible redevelopment project costs or (b) expand the scope or increase the amount of existing eligible redevelopment project costs (such as, for example increasing the amount of interest costs that may be paid under 65 ILCS 5/1 l-74.4-3(q)(l 1)), this Redevelopment Plan shall be deemed to incorporate such additional, expanded or increased eligible costs as Redevelopment Project Costs under the Redevelopment Plan, to the extent permitted by the Act. In the event of such amendments to the Act, the City may add any new eligible redevelopment project costs as a line item in Table P-2 or otherwise adjust the line items in Table P-2 without amendment to this Redevelopment Plan, to the extent permitted by the Act. In no instance, however, shall such additions or adjustments result in an increase of more than five percent after adjustment for inflation in the total redevelopment project costs without following the procedure for amendment set forth in the Act.
Under the subsection Estimated Project Costs, Table P-2: Estimated Redevelopment Project Costs and associated footnotes are to be replaced with the following table and associated footnotes:
Table P-2: Estimated Redevelopment Project Costs
ELIGIBLE EXPENSE |
ESTIMATED COST* |
Analysis, Administration, Studies, Surveys, Legal, Marketing, etc. |
$3,000,000 |
Property Assembly including Acquisition, Site Preparation, Demolition, Environmental Remediation |
$30,200,000 |
Rehabilitation of Existing Buildings, Fixtures, and Leasehold Improvements and Rehabilitation Cost |
$27,000,000 |
Affordable Housing Construction |
$12,000,000 |
Public Works and Improvements, including streets and utilities, parks and open space, public facilities (schools & other public facilities) (1)(2) |
j $51,800,000 |
Job Training, Retraining, Welfare to Work |
$2,000,000 |
Relocation Costs |
$1,700,000 |
Interest Subsidy (Developer Interest Costs) |
$7,100,000 |
Day Care |
$1,200,000 |
TOTAL REDEVELOPMENT COSTS (3)(4)(5)(6) |
$136,000,000 |
* Exclusive of Capitalized interest, issuance costs, and other financing costs
(1) This category may also include paying for or reimbursing (i) an elementary, secondary, or unit school district's increased costs attributed to assisted housing units, and (ii) capita] costs of taxing districts impacted by the redevelopment of the Project Area. As permitted by the Act, to the extent the City by written agreement accepts and approves the same, the City may pay, or reimburse all, of a.portion of a
S. B. Friedman & Company
2
Development Advisors
taxing district's capital costs resulting from a redevelopment project necessarily incurred within a taxing district in furtherance of the objectives of the Redevelopment Plan.
(2) Public improvements may also include capital costs of a taxing district. Specifically, public improvements as identified in the Redevelopment Plan and as allowable under the Act may be made to property and facilities owned or operated by the City or other public entities, As provided in the Act, 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 Redevelopment Plan.
(3) The total Estimated Redevelopment Project Costs provides an upper limit on expenditures and adjustments may be made in line items without amendments to this Redevelopment Plan.
(4) Total Redevelopment 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 Redevelopment Project Costs.
(5) The amount of Total Redevelopment Project Costs that can be incurred in the Project Area will be reduced by the amount of redevelopment project costs incurred in contiguous redevelopment project areas, or those separated from the Project Area only by a public right-of-way, that are permitted under the Act to be paid, from incremental property taxes generated in the Project Area, but will not be reduced by the amount of redevelopment project costs incurred in the Project Area which are paid from incremental property taxes generated in contiguous redevelopment project areas or those separated from the Project Area only by a public right-of-way.
(6) Increases in estimated Total Redevelopment Project Costs of more than five percent, after adjustment for inflation reflected in the Consumer Price Index (CPI) for All Urban Consumers for All Items for the Chicago-Gary-Kenosha, IL-IN-W1 CMSA, published by the U. S. Department of Labor from the date of the Redevelopment Plan adoption, are subject to the Redevelopment Plan amendment procedures as provided in under the Act.
In Section VI, under the subsection, Equalized Assessed Valuation, paragraph 3 is to be replaced by the following paragraph:
By 2023, it is anticipated that the equalized assessed valuation for the Project Area will be approximately $309 million. The calculation assumes that assessments appreciate at a rate of 2% per year. Other new projects, rehabilitation of existing buildings, and appreciation of real estate values may result in substantial additional increases in equalized assessed valuation.
Section VII: Findings of Need for Tax Increment Financing
No Changes.
Section VIII: Financial Impact of Redevelopment
No Changes.
Section IX: Other Elements of the Redevelopment Plan
No Changes.
Appendix A: Fullerton/Milwaukee Redevelopment Plan and Project Eligibility Study
No Changes.
S. B. Friedman & Company 3 Development Advisors
Appendix B: Legal Description
No Changes.
Appendix C: Properties Previously Approved for Acquisition in Underlying Redevelopment Plan
No Changes. r Appendix D: Equalized Assessed Valuation by Parcel
No Changes.
Appendix E: Fullerton/Milwaukee Redevelopment Plan and Project Housing Impact Study
No Changes.
5. B. Friedman & Company
4
Development Advisors
5/11/2005
REPORTS OF COMMITTEES
47331
The City of Chicago Risk Management Department maintains the right to modify, delete, alter or change these requirements.
APPROVAL OF AMENDMENT NUMBER 1 TO FULLERTON/ MILWAUKEE TAX INCREMENT FINANCING -REDEVELOPMENT PLAN AND PROJECT.
The Committee on Finance submitted the following report:
CHICAGO, May 11, 2005.
To the President and Members of the City Council: ' ,
Your Committee on Finance, having had under consideration an: ordinance authorizing Amendment Number 1 to the Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan, 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:
Yeas Aldermen Flores, Haithcock, Tillman, Preckwinkle, Hairston, Lyle, Beavers, Stroger, Beale, Pope, Balcer, Olivo, Burke, T. Thomas, Coleman, L. Thomas, Murphy, Rugai, Troutman, Brookins, Munoz, Zalewski, Chandler, Solis, Ocasio, E. Smith, Carothers, Reboyras, Suarez, Matlak, Mell, Austin, Colon, Mitts, Allen, Laurino, O'Connor, Doherty, Natarus, Daley; Tunney, Levar, Shiller, Schulter, M. Smith, Moore, Stone 47.
Nays None.
47332
JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
Alderman Beavers moved to reconsider the foregoing vote. The motion was lost. The following is said ordinance as passed:
WHEREAS, Under ordinances adopted on February 16,2000, and published in the Journal of the Proceedings of the City Council of the City of Chicago for such date (the "Journal of Proceedings") at pages 25064 to 25205, and under the provisions of the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4.1, et seq., as amended (the "Act"), the City Council (the "City Council") of the City of Chicago (the "City"): (i) approved a redevelopment plan and project (the "Original Plan"), for a portion of the City known as the "Fullerton/Milwaukee Redevelopment Project Area" (the "Redevelopment Project Area") (such ordinance being defined herein as the "Plan Ordinance"); (ii) designated the Redevelopment Project Area as a "redevelopment project area" within the requirements of the Act (the "Designation Ordinance") and, (iii) adopted tax increment financing for the Redevelopment Project Area (the "T.I.F. Adoption Ordinance") (the Plan Ordinance, the Designation Ordinance and the T.I.F. Adoption Ordinance are collectively referred to in this ordinance as the "T.I.F. Ordinances"); and
WHEREAS, Public Act 91-478 (the "Amendatory Act"), which became effective November 1, 1999, amended the Act, among other things, to: (i) change the dates set forth in Section 11 -74.4-3(n)(3) of the Act by which redevelopment projects must be completed and obligations issued to finance redevelopment project costs must be retired to be no later than December 31 of the year in which the payment to a municipal treasurer as provided in Section 1 l-74.4-8(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 a redevelopment project area is adopted; and (ii) add redevelopment project costs to the list of eligible costs pursuant to Section 1 l-74.4-3(q) of the Act; and
WHEREAS, The City desires to amend and supplement the Original Plan to conform the Original Plan to Sections 1 l-74.4-3(n)(3) and (q) of the Act, as amended by the Amendatory Act, expand the Redevelopment Project Area and to increase the total estimated redevelopment project costs set forth in the Original Plan; and
f ■ v_
WHEREAS,' The City further desires to amend and supplement the Original Plan to incorporate the "portability" language included in Section 1 l-74.4-4(q) of the Act and in the Illinois Industrial Jobs Recovery Law, 65 ILCS 5/11-74.6-15(s) (2000 State Bar Edition), to permit the City to transfer tax increment revenues to and from the Redevelopment Project Area and other redevelopment project areas contiguous ' to or separated only, by a public right-of-way from the Redevelopment Project Area, and vice versa; and
\
5/11/2005 ' REPORTS OF COMMITTEES ; 47333
WHEREAS, The Community Development Commission (the "Commission") of the City has heretofore been appointed by the Mayor of the City with the approval of its City Council (the City Council, referred to herein collectively with the Mayor as the "Corporate Authorities"), (as codified in Section 2-124 of the City's Municipal Code) pursuant to Section 5/1 l-74.4-4(k) of the Act; and
WHEREAS, The Commission is empowered by the Corporate Authorities to exercise certain powers enumerated in Section 5/1 l-74.4-4(k) of the Act, including the holding of certain public hearings required by the Act; and
WHEREAS, By authority of the Corporate Authorities in accordance with Section 5/11-74.4-4.2 of the Act and pursuant to Section 5/1 l-74.4-5(a) of the Act, the City's Department of Planning and Development established an interested parties registry and, on January 9, 2000, published in the Chicago Sun-Times a notice that interested persons may register in order to receive information on the Redevelopment Project Area and, on October 20, 2004 and October 25, 2004, published in the Chicago Sun-Times a notice that interested persons may register in order to receive information on an amendment to the Redevelopment Project Area; and
WHEREAS, Pursuant to Sections 5/11-74.4-4 and 5/11-74.4-5 of the Act,, tne Commission; by authority of the Corporate Authorities, called a public hearing;(the "Hearing") on March 8, 2005, concerning approval of the proposed Amendment Number 1 to the Original Plan, attached hereto as Exhibit A (together with, the Original Plan, the "Amended Plan"); and
WHEREAS, The Amended Plan was made available for public inspection and review pursuant to Section 5/11 -74.4-5(a) of the Act beginning December 30, 2004, being a date not less than ten (10) days prior to the adoption by the Commission of Resolution 05-CDC-01 on January 11, 2005, fixing the time and place for the Hearing, at the offices of the City Clerk and the City's Department of Planning and Development; and
WHEREAS, Pursuant to Section 5/1 l-74.4-5(a) of the Act, notice of the availability of the Amended Plan and of how to obtain the same was sent by mail on January 18, 2005, which is within a reasonable time after the adoption by the Commission of Resolution 05-CDC-01, to: (a) all residential addresses that, after a good faith effort, were determined to be (i) located within the Redevelopment Project Area, and (ii) located within seven hundred fifty (750) feet of the boundaries of the Redevelopment Project Area (or, if applicable, were determined to be the seven hundred fifty (750) residential addresses that were closest to the boundaries of the Redevelopment -Project Area); and (b) organizations and residents that were registered interested parties for such Redevelopment Project Area; and
47334
JOURNAL-CITY COUNCIL-CHICAGO
5/11/2005
WHEREAS, Due notice of the Hearing was given pursuant to Section 5/11-74.4-6 of the Act, said notice being given to all taxing districts having taxable property within the Redevelopment Project Area and to the Department of Commerce and Economic Opportunity of the State of Illinois by certified mail on January 13, 2005, by publication in the Chicago Sun-Times on February 26, 2005 and March 2, 2005, and by certified mail to taxpayers within the Redevelopment Project Area on February 7, 2005; and
WHEREAS, A meeting of the joint review board established pursuant to Section 5/11 -74.4-5(b) of the Act (the "Board") was convened upon the provision of due notice on February 4, 2005, at 10:00 A.M., to review the matters properly coming before the Board and to allow it to provide its advisory recommendation regarding the approval of the Amended Plan, and other matters, if any, properly before it; and
WHEREAS, The Commission has forwarded to the City Council a copy of its Resolution 05-CDC-20, attached hereto as Exhibit B, adopted on March 8, 2005, recommending to the City Council approval of the Amended Plan,' among other related matters; and , -
WHEREAS, The Corporate Authorities have reviewed the Amended Plan, testimony from the Hearing, if any, the recommendation of the Board, if any, the recommendation of the Commission and such other matters or studies as the Corporate Authorities have deemed necessary or appropriate to make the findings set forth herein, and are generally informed of the conditions existing in the Redevelopment Project Area; now, therefore,
Be It Ordained by the City Council of the City of Chicago:
SECTION 1. Recitals. The above recitals are incorporated herein and made a part hereof.
SECTION 2. Approval Of Amendment To Redevelopment Plan. The "Fullerton/Milwaukee Redevelopment Plan and Project Amendment Number 1", a copy of which is attached hereto as Exhibit A (together with the Original Plan, the "Amended Plan"), is hereby approved. Except as amended hereby, the Original Plan shall remain in full force and effect.
SECTION 3. Finding. The Corporate Authorities hereby find that the estimated dates of completion of the redevelopment project described in the Amended Plan and of the retirement of obligations issued to finance redevelopment project costs set forth in the Amended Plan, conform to the provisions of Section 1 l-74.4-3(n)(3) of the Act, as amended by the Amendatory Act.
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47335
SECTION 4. Invalidity Of Any Section. If any provision of this ordinance shall be held to be invalid or unenforceable for any reason, the invalidity or unenforceability of such provision shall not affect any of the remaining provisions of this ordinance.
SECTION 5. Superseder. All ordinances (including, without limitation, the T.I.F. Ordinances), resolutions, motions or orders in conflict with this ordinance are hereby repealed to the extent of such conflicts.
SECTION 6. Effective Date. This ordinance shall be in full force and effect immediately upon its passage.
Exhibits "A" and "B" referred to in this ordinance read as follows:
Exhibit "A". (To Ordinance)
Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project Amendment Number 1 October 26, 1999 Revision Number 2 December 21, 1999 December 30, 2004 Amendment.
I.
Introduction.
This report documents the Tax Increment Redevelopment Plan and Project (the "Redevelopment Plan") for the Fullerton/Milwaukee Redevelopment Project Area ("the Project Area") which comprises the Fullerton/Milwaukee redevelopment project area (the "Original Project Area") proposed in the Fullerton/Milwaukee
47336 JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
Redevelopment Plan, dated December 21, 1999 (the "Original Plan") and the Amendment Area as documented in this report. The Redevelopment Plan has been prepared for the use of the City of Chicago (the "City") by Teska Associates, Inc. The proposed Redevelopment Plan seeks to respond to a number of problems and needs within the Project Area, and is indicative of a strong commitment and desire on the part of the City to improve and revitalize the Project Area. This document was intended to provide a framework for improvements within the Project Area over the next twenty-three (23) years. The goal of the Redevelopment Plan is to encourage the redevelopment of existing obsolete and blighted buildings for uses which will contribute to the economic strength and vitality of the surrounding community.
In 1999, the City retained the planning consulting firm of Teska Associates, Inc. ("T.A.I.") along with project team members Mann, Gin, Dubin and Frasier, Inc. (architects), and Valerie S. Kretchmer Associates, Inc. (real estate analysts), to assist the City in the development of a tax increment financing program for the Original Project Area. T.A.L and its project team members performed site evaluation and identified necessary public improvements. The consultant team also documented the presence of age, deterioration of buildings and surface improvements, depreciation of physical maintenance, obsolescence, presence of structures below minimum code standards, excessive vacancies and lack of community planning. This evidence enabled T.A.I, to conclude that the Original Project Area met the statutory requirements for a Conservation Area and could be designated as a tax increment financing district under the Illinois Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1, et seq., as amended (the "Act").
In 2004, T.A.I, was retained to assist in an update of the Redevelopment Plan. T.A.I, reviewed blocks proposed for amendment.(the "Amendment Area") into the redevelopment project area and documented the eligibility factors for the proposed blocks based on those factors identified in the Act. The eligibility study has been updated to reflect the eligibility factors which exist on parcels from three (3) existing project area blocks and ten (10) new blocks all adjacent to the Original Project Area. T.A.I, has amended the Redevelopment Plan to reflect the amendment of these parcels to the Original Project Area to create the updated Project Area.
The Redevelopment Plan summarizes the analyses and findings of the consultants' work, which, unless otherwise noted; is the responsibility of T.A.L. The City is entitled to rely on the findings and conclusions of this Redevelopment Plan in designating the Project Area as a redevelopment project area under the "Act". T.A.I, has prepared this Redevelopment Plan and the related eligibility study with the understanding that the City would rely on: (a) the findings and conclusions of the Redevelopment Plan and the related eligibility study in proceeding with the designation of the Project Area and the adoption and implementation of the Redevelopment Plan; and (b) the fact that T.A.I, has obtained the necessary
5/11/2005
REPORTS OF COMMITTEES
47337
information so that the Redevelopment Plan and the related eligibility study will comply with the Act.
The Project Area is located approximately five (5) miles northwest of the central business district of Chicago. The Project Area encompasses portions of four (4) major corridors: West Armitage Avenue, from North Ridgeway Avenue to North Milwaukee Avenue; West Fullerton Avenue, from North Kimball Avenue to North Mozart Street; West Belmont Avenue, from North Tripp Avenue to North Hamlin Avenue; and North Milwaukee Avenue, from West Homer Street to West School Street {see Figure A).
The boundaries of the Project Area have been established to carefully include those properties that will gain an immediate and substantial benefit from the proposed redevelopment project improvements and Redevelopment Plan. The Project Area consists of approximately two hundred fifty-seven (257) acres within one hundred one (101) legal blocks or portions thereof. The Project Area is zoned predominantly for business and commercial uses. The four (4) commercial corridors included in this Project Area, along Milwaukee Avenue, Fullerton Avenue, Belmont Avenue and Armitage Avenue, represent the retail and business support areas for residential neighborhoods which surround and fall between the corridors. The commercial businesses, particularly the retail businesses, within these corridors reflect the diversity of the neighborhood populations which they serve.
Land-use in the Project Area is extremely diverse, reflecting the organic growth of the area over time (see Figure B and Table P-l). Most blocks are characterized by a mix of uses, including combinations of retail, office, light industry, and residential uses. Residential uses occur both in single- and multi-family buildings, as well as in apartments above commercial uses. Other blocks contain only commercial or institutional uses. Three (3) schools are included in the Project Area: Darwin School (3116 West Belden Avenue), Funston School (2010 North Central Park Avenue) and Chase School (2021 North Point Street) (see Figure C). There are no Chicago Park District parks in the Project Area.
Project Area Description.
Table . P-l.
Existing Land-Use By Block.
Predominant Land Use Of Block
Acres
Percent
Commercial
37
15%
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JOURNAL-CITY COUNCIL-CHICAGO
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Predominant Land-Use Of Block
Acres
Percent
Mixed-Use
101
39%
Institutional
10
4%
Vacant / Parking
6
2%
Right-Of-Way
103
40%
Total:
257
100%
The Project Area is characterized by excellent accessibility. The Kennedy Expressway is approximately one-half {V2) mile to the east of the Project Area and numerous major arterial streets traverse the area, including Belmont Avenue, Diversey Avenue, Fullerton Avenue and Armitage Avenue in an east/west direction, and Kimball Avenue, California Avenue and Western Avenue in the north/south direction. Numerous bus lines run through the Project Area, including Number 77, Number 76, Number 74 and Number 73 along the major east/west arterial streets, and Number 82, Number 52, and Number 49 along the north/south streets. The Blue Line of the C.T. A.'s elevated train system also serves the Project Area, including stops at Western and Milwaukee Avenues, at California and Milwaukee Avenues and at Logan Square.
Despite this advantageous and well-connected location, the Project Area has become blighted, and is characterized by underutilized or vacant commercial property. As Section VII, Findings of Need for Tax Increment Financing, and the Eligibility Study in the Appendix demonstrate, the Project Area has not been subject to appropriate growth and development through investment by private enterprise, and is not reasonably expected to be developed without the direct intervention and leadership of the City. The City believes that tax increment financing will be of substantial benefit. Tax increment financing will induce private investment that will arrest and reverse the blighting conditions which currently exist.
Tax Increment Financing.
Tax increment financing is permitted in Illinois under the Act. Only areas which meet certain specifications outlined in the Act are eligible to use this financing
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mechanism. This document has been prepared in accordance with the provisions of the Act and can be used as a guide for public and private development in the Project Area. In addition to describing the redevelopment objectives, the Redevelopment Plan sets forth the overall program to be undertaken to achieve these objectives.
The Act permits municipalities to use tax increment financing to improve eligible "blighted" or "conservation" areas in accordance with an adopted redevelopment plan over a period not to exceed twenty-three (23) years. The municipal cost of certain public improvements and programs can be paid with the revenues generated by increased equalized assessed values of private taxable real estate within a designated project area ("incremental property taxes"). The key to this financing tool is that it allows for the public to make capital investments that are repaid by property taxes from private development investment induced by those public capital investments. Incremental property taxes are taken from the increase in equalized assessed valuation (principally from new private development) generated within the designated project area during the limited term of the redevelopment project. Thus, the project can pay for itself without the need for additional taxes to be levied city-wide, outside the boundaries of the particular project area.
The successful implementation of the Redevelopment Plan requires that the City take full advantage of the real estate tax increment attributed to the Project Area as provided for by the Act. The Project Area would not reasonably be developed and improved without the use of such incremental revenues.
Public and private reinvestment is possible only if Tax Increment Financing ("T.I.F.") is used as authorized by the Act. The revenue generated by the development activity will play a major and decisive role in encouraging private development. Through this Redevelopment Plan, the City will serve as a catalyst for assembling the assets and energies of the private sector in a unified, cooperative public-private redevelopment effort. Implementation of the Redevelopment Plan and Redevelopment Project (as defined below) will benefit the City, its residents, and all taxing districts in the form of improved economic well-being and the improvement
of the community living, working, and learning environment.
i
The Redevelopment Plan.
t
As evidenced in Redevelopment Plan Section VII, "Findings of Need of Tax Increment Financing", the Project Area as a whole has not been subject to growth and development through private investment. Furthermore, it is not reasonable to expect that the Project Area as a whole will be redeveloped without the use of T.I.F.
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The Redevelopment Plan has been formulated in accordance with the provisions of the Act and is intended to guide improvements and activities within the Project Area in order to stimulate private investment in the Project Area. The goal of the City, through implementation of this Redevelopment Plan, is that the entire Project Area be revitalized through a coordinated public and private enterprise effort of reinvestment, rehabilitation, and redevelopment of uses compatible with a strong, stable neighborhood, and that such revitalization occurs:
on a coordinated, rather than piecemeal basis) to ensure that land-use, access and circulation, parking, public services and urban design are functionally integrated and meet present-day principles and standards; and
on a reasonable, comprehensive and integrated basis to ensure that the factors leading to blight are eliminated; and
within a reasonable and defined time period so that the Project Area may contribute productively to the economic vitality of the City.
This Redevelopment Plan specifically describes the Project Area and summarizes the factors which qualify the Project Area as a "conservation area" as defined in the : Act.
The success of this redevelopment effort will depend on cooperation between the public and private sectors. By means of public investment, the Project Area will become a stable environment for area-wide redevelopment by the private sector. The City will serve as the central force for directing the assets and energies of the private sector to ensure a unified and cooperative public-private redevelopment effort.
This Redevelopment Plan sets forth the overall "Redevelopment Project" to be undertaken to accomplish the City's above-stated goal. During implementation of the Redevelopment Project, the City may, from time to time: (i) undertake or cause to be undertaken public improvements and activities; and (ii) enter into redevelopment agreements or intergovernmental agreements with private entities or public entities, respectively, in order to construct, rehabilitate, renovate or restore private or public improvements on one or several parcels (collectively referred to as
"Redevelopment Projects"). !
a
Successful implementation of this Redevelopment Plan requires that the City utilize incremental property taxes and other resources in accordance with the Act to stimulate the comprehensive and coordinated development of the Project Area.
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Only through the utilization of T.I.F. will the Project Area develop on a comprehensive and coordinated basis, thereby eliminating the existing and threatened conditions which may lead to blight and which have precluded development of the Project Area by the private sector.
The use of incremental property taxes will permit the City to direct, implement, and coordinate public improvements and activities to stimulate private investment within the Project Area. These improvements, activities, and investments will benefit the City, its residents, and all! taxing districts having jurisdiction over the Project Area. These benefits are anticipated to include:
A strengthening of the economic vitality of the community, arising from new residential and nonresidential development.
An increase in construction and long-term employment opportunities for residents of the Project Area and the City.
The replacement of unsightly uses, blight, and vacated properties with viable, high-quality developments.
The elimination of numerous physical impediments within the Project Area on a coordinated and timely basis so as to minimize costs and promote comprehensive, area-wide redevelopment. \
The construction of public improvements which may include new road surfaces, utilities, sewers, water lines, sidewalks, streetlights, landscaping, etc., intended to make the Project Area more attractive to investment.
The provision of job training services to community members which make the Project Area more attractive to investors and employers.
The creation of opportunities for women and minority businesses to share in the redevelopment of the Project Area.
Legal Description.
The legal description of the Project Area can be found in Appendix B.
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III.
Eligibility Of The. Proposed T.I.F. District.
Original Project Area Eligibility.
During July and August, 1999, a study was undertaken, consistent with the Act and related procedural guidelines, to determine the eligibility of the proposed T.I.F. district. The results of the study indicated that the Original Project Area met the Act's requirements for a "conservation area", and was eligible to be designated by the City Council of the City as a "Tax Increment Financing Redevelopment Project Area". The detailed findings of this study are described in Appendix A of this report.
In 1999, the Original Project Area qualified as a conservation area under the Act based on the predominance> and extent of parcels exhibiting the following characteristics:
Age. _"
Deterioration of buildings and surface improvements.
Depreciation of physical maintenance.
Obsolescence.
Presence of structures below minimum code standards. Excessive vacancies. Lack of community planning.
Each of these factors contributed to the eligibility of the Original Project Area as a conservation area.
Amendment Area Eligibility.
In October 2004, a study of the Amendment Area was undertaken, consistent with the most recent amendments to the Act and related procedural guidelines, to determine the eligibility of the Amendment Area. The results of the study indicated that the Amendment Area met the Act's requirements for a "conservation area", and was eligible to be amended to the Original Project Area designated by the City
1. 2. 3. 4. 5. 6. 7.
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Council of the City. The detailed findings of the study are described in Appendix A of this report.
The Amendment Area qualifies as a conservation area under the Act based on the predominance and extent of parcels exhibiting the following characteristics:
1. Age.
2. Deterioration of buildings and surface improvements.
3. Obsolescence. > .
4. Excessive vacancies.
5. Lack of community planning.
6. Decline of the Amendment Area equalized assessed value at a rate greater than experienced by the remainder of the City for at least three (3) of the last five (5) years.
Each of these factors contributes to the eligibility of the Amendment Area as a conservation area. . - '
IV.
Redevelopment Goals, Objectives And Strategies.
In order to establish a workable Redevelopment Plan for the Project Area, it is important to establish both the general, overall goals and specific objectives of the Redevelopment Plan, and to present strategies for meeting these goals and objectives.
Goals.
The overall goals which are specifically directed to this Redevelopment Plan are:
Reduction or elimination of those conditions which qualify the Project Area as a conservation area.
Provision of sound economic development in the Project Area.
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Contribution to the economic well-being of the City.
Creation of strong public and private partnerships to capitalize upon and coordinate all available resources and assets.
Encouragement of land uses which strengthen the function and appeal of the Project Area for a wide range of activities, including commercial, residential, public and institutional uses.
Improvement of the quality of life in the City by reducing incidences of both physical and economic deterioration and obsolescence within the Project Area.
Improvement of existing utilities and roadways to enhance the potential for development and accessibility of redevelopment sites.
Employment of residents living in and around the Project Area in jobs in the Project Area.
Creation of an environment within the Project Area that will contribute to the health, safety, and general welfare of the City, that will maintain or enhance the value of properties in and adjacent to the Project Area, and that will stimulate private investment in new construction, expansion and rehabilitation.
Creation of additional affordable housing units, as consistent with City policies.
Objectives.
Assemble and prepare sites which are conducive to modern development.
Encourage the use and maintenance of the commercial corridors so as to contribute to the vitality of the adjacent uses.
Upgrade infrastructure throughout the Project Area.
Establish a distinctive and cohesive visual identity for each of the historically distinguishable community areas within the Project Area.
Ensure high quality and harmonious architectural and landscape design throughout the Project Area.
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Enhance the appearance of the Project Area by landscaping the rights-of-way.
Strategies.
Based on an analysis of the existing conditions of the Project Area and the overall goals and specific objectives stated above, the strategies for redevelopment should be to:
Rehabilitate, where appropriate, existing commercial, residential, public and mixed use structures.
Install streetscape elements, such as lighting and street furniture, to enhance the appearance and image of the area
Assemble and prepare property necessary to attract new investment.
Undertake appropriate environmental remediation measures on: rehabilitation or redevelopment sites, according to customary procedures.
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 project areas.
Secure commitments from employers within the Project Area and adjacent project areas to interview graduates of the Project Area's job readiness and job training programs.
Promote non-residential uses that support the needs of the community.
Repair and replace the infrastructure where needed, including, but not1 limited to: roads, sidewalks, public utilities and other public infrastructure.
Study existing and future traffic conditions on arterial streets; and improve traffic flow, safety and convenience through traffic roadway and intersection improvements, traffic lighting improvements and traffic calming strategies.
r
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V.
Future Land-Use And Redevelopment Activities.
Future Land-Use.
The following land uses are anticipated within the Project Area (see Figure D):
Mixed-Use: This category is reflective of the existing mixed-use nature of the four (4) primary corridors in the Project Area. Currently, these corridors are characterized by a diverse mix of residential, retail, office and institutional uses, which occur on the same block and often within the same building. The intention of the Mixed-Use designation is to strengthen the mix of uses that already exists, by encouraging appropriate redevelopment and building re-use of underutilized buildings and properties, compatible with the current mix of uses. Generally, multi-family residential uses (including apartments or condominiums above other ground-floor uses), retail, service, office and institutional uses are appropriate. Industrial uses are not encouraged.
Public/Institutional: Institutional uses include schools, government buildings and private or not-for-profit institutions.
Redevelopment Activities. s
The redevelopment of the Project Area will be driven by private reinvestment induced through public assistance and support. In the absence of assistance from the City as provided by the Redevelopment Plan, the private sector is not expected to pursue these opportunities.
Many sites throughout the Project Area may be appropriate for rehabilitation activities. Rehabilitation may involve facade improvements and repairs, as well as improvements to the interior of buildings which are structurally sound but require work to address appearance or safety issues. Other sites may be appropriate for redevelopment. Such sites may include vacant properties, or properties which contain buildings in extremely poor physical condition or with deleterious uses. Redevelopment of these sites will spur other redevelopment and rehabilitation projects throughout the Project Area.
In addition, public improvements will increase the functionality, appearance and viability of the Project Area as a strong commercial corridor. Recommended public improvements in the Project Area primarily include streetscape elements along Milwaukee, Fullerton, Belmont and Armitage Avenues such as street trees, lighting,
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street paving and street furniture. Streetscape elements should respect and celebrate the ethnic diversity and individual character of each of the commercial corridors that make up the Project Area. In addition, special gateway treatments would be appropriate at locations that maximize the impact and recognition of important corridor entrances. Traffic signalization improvements may be undertaken at those same intersections.
VI.
Redevelopment Project.
This section describes the public and private improvements and activities anticipated to be made and undertaken to implement the Redevelopment Plan.
Purpose Of The Redevelopment Plan.
The Act defines the Redevelopment Plan as: "... the comprehensive program of the municipality for development or redevelopment intended by the payment of redevelopment project costs to reduce or eliminate those conditions the existence of which qualified the redevelopment project area as a 'blighted area' or 'conservation area' or combination thereof or 'industrial park conservation area', and thereby to enhance the tax bases of the taxing districts which extend into the redevelopment project area" (65 ILCS 5/1 l-74.4-3(n),. as amended).
Further, the Act states that for such areas, "It is hereby found and declared 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; that to remove and alleviate adverse conditions it is necessary to encourage private investment and restore and enhance the tax base of the taxing districts in such areas by the development or redevelopment of project areas. 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" (65 ILCS 5/1 l-74.4-2(b), as amended).
The Future Land-Use Plan in Figure D illustrates proposed land uses. Ultimately, the Redevelopment Plan should help to better integrate the Project Area with adjacent uses, becoming an asset to the community and reversing decay.
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Eligible Redevelopment Project Costs.
The various redevelopment expenditures that are eligible for payment or reimbursement under the Act are reviewed below. Following this review is a list of estimated redevelopment project costs that are deemed to be necessary to implement this Plan (the "Redevelopment Project Costs").
In the event the Act is amended after the date of the approval of this Plan by the City Council of Chicago to (a) include new eligible redevelopment project costs, or (b) expand the scope or increase the amount of existing eligible redevelopment project costs (such as, for example, by increasing the amount of incurred interest costs that may be paid under 65 ILCS 5/11-74.4-3(q)(ll)), this Plan shall be deemed to incorporate such additional, expanded or increased eligible costs as Redevelopment Project Costs under the Plan, to the extent permitted by the Act. In the event of such amendment(s) to the Act, the City may add any new eligible redevelopment project costs as a line item in Table P-3 or otherwise adjust the line items in Table P-3 without amendment to this Plan, to the extent permitted by the Act. In no instance, however, shall such additions or adjustments result in any increase in the total Redevelopment Project Costs without a further amendment to this Plan. '
Redevelopment project costs include the sum total of all reasonable or necessary costs incurred, estimated to be incurred or incidental to this Plan pursuant to the Act. Such costs may include, without limitation, the following:
a) costs of studies, surveys, development of plans, and specifications, implementation and administration of the Redevelopment 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;
'\
b) the cost of marketing sites with in the Project Area to prospective businesses, developers and investors;
c) 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 and 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;
d) costs of rehabilitation, reconstruction, repair, or remodeling of existing
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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;
e) costs of the construction of public works or improvements subject to the limitations in Section 1 l-74.4-3(q)(4) of the Act;
f) costs of job training and retraining projects, including the cost of "welfare to work" programs implemented by businesses located within the Project Area, and as long as such proposals feature a community-based training program which ensures maximum reasonable opportunities for residents of the Logan Square and Avondale community areas with particular attention to the needs of those residents who have previously experienced inadequate employment opportunities and development of job-related skills including residents of public and other subsidized housing and people with disabilities;
g) 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 there under including interest accruing during the estimated period of construction of any redevelopment project for which such obligations are issued, and for a period not exceeding thirty-six (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 Redevelopment Plan.
i) 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);
j) payment in lieu of taxes as defined in the Act;
k) 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 (1) 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
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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;
1) interest cost incurred by a redeveloper related to the construction, renovation or rehabilitation of a redevelopment project provided that:
1. such costs are to be paid directly from the special tax allocation fund established pursuant to the Act;
2. such payments in any one year may not exceed thirty percent (30%) of the annual interest costs incurred by the redeveloper with regard to the redevelopment project during that year; ' c
3. 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;
4. 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 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;
5. 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, the percentage of
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seventy-five percent (75%) shall be substituted for thirty percent (30%) in subparagraphs 2 and 4 above.
m) unless explicitly provided in the Act, the cost of construction of new privately-owned buildings shall not be an eligible redevelopment project cost;
n) an elementary, secondary or unit school district's increased costs attributable to assisted housing units will be reimbursed as provided in the Act;
o) instead of the eligible costs provided for in 1, 2, 4 and 5 above, the City may pay up to fifty percent (50%) of the cost of construction, renovation and/or rehabilitation of all lows 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 this benefit under the AcF;
p) the cost of daycare services for children of employees from low-income families working for businesses located within the Project Area and all or 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 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.
If a special service area has been established pursuant to the Special Service Area Tax Act, 35 ILCS 235/0.01, et seq., then any tax increment revenues derived from the tax imposed pursuant to the Special Service Area Tax Act may be used within the redevelopment project area for the purposes permitted by the Special Service Area Tax Act as well as the purposes permitted by the Act.
Property Assembly.
To meet the goals and objectives of this Redevelopment Plan, the City previously sought authority to acquire and assemble property throughout the Project Area. Land assemblage by the City may be by purchase, exchange, donation, lease,
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eminent domain or through the Tax Reactivation Program or other programs and may be for the purpose of (a) sale, lease or conveyance to private developers, or (b) sales, lease, conveyance or dedication for the construction of public improvements or facilities. Furthermore, the City may require written redevelopment agreements with developers before acquiring any properties. As appropriate, the City may devote acquired property to temporary uses until such property is scheduled for disposition and development.
Figure E, Land Acquisition Overview Map, indicates the parcels for which the City previously had authorization to acquire for redevelopment in the Project Area and will now seek an extension of this authorization. Figure F contains Figures Fl through F6: Land Acquisition by Block and Parcel Identification Number which portrays the acquisition properties in more detail.
Figure E, Land Acquisition Overview Map, and Figure F, Land Acquisition by Block and Parcel Identification Number, identify parcels for which the City had been granted acquisition authority by the Original Redevelopment Plan., At that time, the potential acquisition of these properties was sought to further the goals of this Redevelopment Plan. This acquisition authority has since expired and the City does not propose to renew such authority at this time.
In connection. with the City exercising its power to acquire real property, including the exercise of the power of eminent domain, under the Act in implementing the Redevelopment Plan, the City will follow its customary procedures of having each such acquisition recommended by the Community Development Commission (or any successor commission) and authorized by the City Council of the City. Acquisition of such real property as may be authorized by the City Council does not constitute a change in the nature of this Redevelopment Plan.
The Armitage/California/St. Louis Redevelopment Plan established boundaries for the Armitage/California/St. Louis Redevelopment Area (also known as the Central West Redevelopment Area). That Redevelopment Area consists of properties facing West Armitage Avenue between North St. Louis Avenue and North Point Street, along the west side of North California Avenue from West Armitage Avenue to West Dickens Avenue, and along the east side of North California Avenue from West Armitage Avenue to North Milwaukee Avenue. Figure G illustrates those properties identified for acquisition within the previously adopted underlying Armitage/ California/ St. Louis Redevelopment Area boundaries. Appendix C lists those parcels by parcel number, which are shown in Figure C and fall within the Project Area.
The Armitage/California/St. Louis Redevelopment Area and subsequent amendments established City authority to acquire and assemble property. Such
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acquisition and assembly under that authority is consistent with this T.I.F. Redevelopment Plan. Nothing in this Redevelopment Plan shall be deemed to limit or adversely affect the authority of the City under the Armitage/California/St. Louis Redevelopment Area to acquire and assemble property. Accordingly, incremental property taxes from the Project Area may be used to fund the acquisition and assembly of property by the City under the authority of the Armitage/California/St. Louis Redevelopment Plan within the Fullerton/Milwaukee Project Area.
As appropriate, the City may devote acquired property to temporary uses until such property is scheduled for disposition and redevelopment.
For properties described on Figure E, Acquisition, the acquisition of occupied properties by the City was required to commence within four (4) years from the date of the publication of the ordinance approving the Redevelopment Plan. Acquisition shall be deemed to have commenced with the sending of an offer letter. As this four (4) year period has expired, the City may only acquire such property pursuant to this Redevelopment Plan under the Act according to its customary procedures. . .
Relocation assistance may be provided in order to facilitate redevelopment of portions of the Project 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.
Property Disposition.
Property to be acquired by the City as part of the Redevelopment Project may be assembled' into appropriate redevelopment sites. As part of the redevelopment process the City may: (i) sell, lease or convey such property for private redevelopment; or (ii) sell, lease or dedicate such property for construction of public improvements or facilities. Terms of conveyance shall be incorporated into appropriate disposition agreements, and may include more specific restrictions than contained in the Redevelopment Plan or in other municipal codes and ordinances governing the use of land or the construction of improvements.
Rehabilitation Of Existing Public Or Private Structures.
The City of Chicago may provide assistance to encourage rehabilitation of existing public or private structures which will remove conditions which
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contribute to-the decline of the character and value of the district. Appropriate assistance may include, but is not limited to:
r Financial support to private property owners for the restoration and enhancement of existing structures within the Project Area.
Improvements to the facade or rehabilitation of public or private buildings.
Public Improvements.
The City of Chicago may install public improvements to enhance the Project Area as a whole, to support the Redevelopment Project Plan and to serve the needs of Project Area residents. Appropriate public improvements may include, but are not limited to:
vacation, removal, resurfacing, widening, reconstruction, construction, and other improvements to streets, alleys, pedestrian ways and pathways;
installation of traffic improvements, viaduct improvements, street lighting and other safety and accessibility improvements;
development of parks, playgrounds, plazas and places for public leisure and recreation;
construction of public off-street parking facilities;
installation, reconstruction, improvement or burial of public or private utilities;
construction of public buildings;
beautification, lighting and signage of public properties;
maintenance of rights-of-way in privately owned properties;
demolition of obsolete or hazardous structures;
improvements to publicly owned land or buildings to be sold or leased.
Recommended public improvements in the Project Area are listed in Section V, Future Land-Use and Redevelopment Activities.
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The City may determine at a later date that certain listed improvements are no longer needed or appropriate and may remove them from the list, or may add new improvements to the list.
Capital Costs Of Taxing Districts.
The City may reimburse all or a portion of the costs incurred by certain taxing districts in the furtherance of the objectives of this Redevelopment Plan.
Relocation.
In the event that the implementation of the Plan results in the removal of residential housing units in the Project Area occupied by low-income households or very low-income households, or the displacement of low-income households or very low-income households from such residential housing units, such households shall be provided affordable housing and relocation assistance not less than that which would be provided under the federal 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 insure that this affordable housing is located in or near the Project Area.
As used in the above paragraph "low-income households", "very low-income households" and "affordable housing" shall 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 are defined as follows: (i) "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; (ii) "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 (iii) "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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Job Training.
Separate or combined programs designed to increase the skills of the labor force to meet employers' hiring needs and to take advantage of the employment opportunities within the Project Area may be implemented.
Developer Interest Costs.
Funds may be provided to redevelopers for a portion of interest costs incurred by a redeveloper related to the construction, renovation or rehabilitation of a redevelopment project, provided that:
1. such costs are to be paid directly from the special tax allocation fund established pursuant to the Act;
2. such payments in any one (1) year may not exceed thirty percent (30%) of the annual interest costs incurred by the redeveloper with respect to the redevelopment project during that year.
Estimated Project Costs. Table P-2 outlines the estimated costs of the Redevelopment Project.
Table P-2.
Estimated Redevelopment Project Costs.
Eligible Expense
Estimated Cost
Analysis, Administration, Studies, Survey Legal, Marketing, et cetera
$ 1,500,000
Property Assembly including Acquisition, Site Preparation and Demolition, Environmental Remediation
10,000,000
Rehabilitation of Existing Buildings, Fixtures and Leasehold Improvements, Affordable
Housing Construction and Rehabilitation Cost
18,200,000
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: Eligible Expense Estimated Cost
Public Works and Improvements, including streets and utilities, parks and open space, public facilities (schools and other public
facilities)1"121 $16,000,000 Job Training, Retraining, Welfare-to-Workw 2,000,000 Relocation Costs 1,600,000
Notes:
1. This category may also include paying for or reimbursing (i) an elementary, secondary or unit school district's.increased costs attributed to assisted housing units, and (ii) capital costs of taxing districts impacted by the redevelopment of the Project Area. As permitted by the Act, to the extent the City by written agreement accepts and approves the same, the City may pay, or reimburse all, or a portion of a taxing district's capital costs resulting from a redevelopment project necessarily incurred or to be incurred within a taxing district in furtherance of the objectives of the Plan.
2. Public improvements may also include capital costs of taxing districts. Specifically, public improvements as identified in the Redevelopment Plan and as allowable under the Act may be made to property and facilities owned or operated by the City or other public entities. As provided in the Act, 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 Redevelopment Plan.
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Eligible Expense
Interest Subsidy (Developer Interest Costs) Day Care
TOTAL REDEVELOPMENT COSTS:,3,(4),5)
Sources Of Funds.
The Act provides methods by which municipalities can finance eligible redevelopment project costs with incremental real estate tax revenues. Incremental tax revenue is derived from the increase in the current equalized assessed valuation ("E.A.V.") of real property within the Project Area over and above the certified initial E.A.V. of the real property. Any increase in E.A.V. is then multiplied by the current tax rate, resulting in a tax increment revenue. A decline in current EA.V. does not result in a negative real estate tax increment.
Estimated Cost
$ 2,000,000 1,200,000 $52,500,000,6!
Notes:
3. The total Estimated Redevelopment Project Costs provides an upper limit on expenditures and adjustments may be made in line items without amendment to this Redevelopment Plan.
4. Total Redevelopment 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 Redevelopment Project Costs.
5. The amount of the Total Redevelopment Project Costs that can be incurred in the Project Area will be reduced by the amount of redevelopment project costs incurred in contiguous redevelopment project areas, or those separated from the Project Area only by a public right-of-way, that are permitted under the Act to be paid, and are paid, from incremental
, property taxes generated in the Project Area, but will not be reduced by the amount of 1 redevelopment project costs incurred in the Project Area which are paid from incremental property taxes generated in contiguous redevelopment project areas or those separated from . the Project Area only by a public right-of-way.
6. Increases in estimated Total Redevelopment Project Costs of more than five percent (5%) after adjustment for inflation from the date of the Plan adoption, are subject to the Plan amendment procedures as provided under the Act.
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Funds necessary to pay for Redevelopment Project Costs and secure municipal obligations issued for such costs are to be derived primarily from Incremental Property Taxes. Other sources of funds which may be used to pay for Redevelopment Project Costs or secure municipal obligations are land disposition proceeds, federal, state, county or local grants, investment income, private financing and other legally permissible funds the City may deem appropriate. The City may incur redevelopment project costs which are paid for from funds of the City other than incremental taxes, and the City may then be reimbursed from such costs from incremental taxes. Also, the City may permit the utilization of guarantees, deposits and other forms of security made available by private sector developers. Additionally, the City may utilize revenues, other than state sales tax increment revenues, received under the Act from one redevelopment project area for eligible costs in another redevelopment project area that is either contiguous to, or is separated only by a public right-of-way from, the redevelopment project area from which the revenues are received.
The Project Area may be contiguous to, or separated 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 Project Area to pay eligible Redevelopment Project Costs, or obligations issued to pay such costs, in other contiguous redevelopment project areas or other project areas separated only by a public right-of-way, and vice versa. The amount of revenue from the Project Area made available to support such contiguous redevelopment project areas, or those separated only by a public right-of-way, when added to all amounts used to pay eligible redevelopment project costs within the Project Area, shall not at any time exceed the total Redevelopment Project Costs described in this Redevelopment Plan.
The Project Area may become contiguous to, or be separated only by a public right-of-way from, redevelopment project areas created under the Industrial Jobs Recovery Law, 65 ILCS 5/11-74.6-1, et seq., as amended. 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 Redevelopment Plan that net revenues from the Project Area be made available to support any such redevelopment project areas, and vice versa. The City therefore proposes to utilize net incremental revenues received from the Project Area to pay eligible redevelopment project costs (which are eligible under the Industrial Jobs Recovery Law referred to above) in any such areas, and vice versa. Such revenues may be transferred or loaned between the Project Area and such areas. The amount of revenue from the Project Area so made available, when added to all amounts.used to pay eligible redevelopment project costs within the Project Area or other areas
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as described in the preceding paragraph, shall not at any time exceed the total Redevelopment Project Costs described in Table P-2 of this Redevelopment Plan.
In the event that adequate funds are not available as anticipated from aforementioned sources, the City may utilize its taxing power to sustain the Redevelopment Project or repay obligations issued in connection therewith, to be reimbursed over time, if possible, from tax increment revenues.
Nature And Term Of Obligations To Be Issued.
The City may issue obligations secured by Incremental Property Taxes pursuant to Section 11-74.4-7 of the Act. To enhance the security of a municipal obligation, the City may pledge its full faith and credit through the issuance of general obligation bonds. Additionally, the City may provide other legally permissible credit enhancements to any obligations issued pursuant to the Act.
The redevelopment project shall be completed, and all obligations issued to finance redevelopment costs shall be retired, no later than December 31 of the year in which the payment to the City treasurer as provided in the Act is to be made with respect to ad valorem taxes levied in the twenty-third (23rd) calendar year following the year in which the ordinance approving the Project Area was originally adopted, by December 31, 2024. Also, the final maturity date of any such, obligations which are issued may not be later than twenty (20) years from their respective dates of issue. One (1) or more series of obligations may be sold at one (1) or more times in order to implement this Plan. Obligations may be issued on a parity or subordinated basis.
In addition to paying Redevelopment Project Costs, Incremental Property Taxes may be used for the scheduled retirement of obligations, mandatory Or optional redemptions, establishment of debt service reserves and bond sinking funds. To the extent that Incremental Property Taxes are not needed for these purposes, and are not otherwise required, pledged, earmarked or otherwise designated for the payment of Redevelopment Project Costs, any excess Incremental Property Taxes shall then become available for distribution annually to taxing districts having jurisdiction over the Project Area in the manner provided by the Act.
One (1) or more issues of obligations may be sold at one (1) or more times in order to implement the Redevelopment Plan, as amended, and as it may be amended in the future. Obligations may be issued on a parity or subordinated basis.
The City may, by ordinance, in addition to obligations secured by the tax
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allocation fund, pledge for a period not greater than the term of the obligations any part or any combination of the following:
net revenue of all or part of any redevelopment project;
-- taxes levied and collected on any or all property in the'City;
the full faith and credit of the City;
-- a mortgage on part or all of a redevelopment project;
-- any other taxes or anticipated receipts that the City may lawfully pledge.
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 most recent (1998) equalized assessed valuation ("E.A.V.") of all the taxable parcels in the Original Project Area is approximately Seventy-two Million One Hundred Thirty-seven Thousand Three Hundred Ninety-nine Dollars ($72,137,399). This total E.A.V. amount, by Permanent Index Number, is summarized in Appendix D, Part 1. This E.A.V. is based on 1998 E.A.V. figures collected by T.A.I, and is subject to verification by the County Clerk. After verification, the final figure shall be certified by the County Clerk of Cook County, Illinois. This certified amount shall become the Certified Initial E.A.V. from which all incremental properly taxes in the Project Area will be calculated by the County.
The most recent (2003) E.A.V. of the Amendment Area is Fifteen Million Two Hundred Fifty-one Thousand Seven Hundred Eighty-one Dollars ($15,251,781). This total E.A.V. amount for the Amendment Area,1 by Permanent Index Number, is summarized in Appendix D, Part 2. The Amendment Area E.A.V. is based on 2003 E.A.V. figures collected by T.A.I, and is subject to verification by the County Clerk. After verification, the final figure shall be certified by the County Clerk of Cook County, Illinois and shall become the Certified Initial E.A.V. for the Amendment Area from which incremental property taxes for the Amendment Area will be calculated.
Upon completion of anticipated private development of the Project Area, it is anticipated that the equalized assessed valuation will be approximately Two Hundred Fifteen Million-Dollars ($215,000,000). The calculation assumes that assessments appreciate at a rate of thirty percent (30%) per year. Other new
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projects, rehabilitation of existing buildings and appreciation of real estate values may result in substantial additional increases in equalized assessed valuation.
VII.
Findings Of Need For Tax Increment Financing.
Pursuant to the Act, T.A.I, makes the following findings:
Project Area Not Subject To Growth.
Although the City and its surrounding regional area, as a whole, have evidenced growth, the Project Area has not been subject to appropriate growth and redevelopment through investment by private enterprise and would not reasonably be anticipated to be developed without the adoption of the Redevelopment Plan.
Amendment Area Not Subject To Growth. ' ■
The Amendment Area on the whole has not been subject to appropriate growth and redevelopment through investment by private enterprise and would not reasonably be anticipated to be developed consistent with City policies without adoption of this Redevelopment Plan.
The lack of growth in the Original Project Area and the Amendment Area is evidenced by the following:
Equalized Assessed Values That Fail To -Keep Pace With The City As A Whole.
Between 1993 and 1998 the Equalized Assessed Valuation of the Original Project Areaincreased from Sixty Million Two Hundred Forty-seven Thousand Five Hundred Fifty Dollars ($60,247,550) to Seventy-two Million One Hundred Thirty-seven Thousand Three Hundred Ninety-nine Dollars ($72,137,399), an increase of nineteen and seven-tenths percent (19.7%). This increase results from improvements to a limited number (approximately five percent (5%), as described below) of properties in the Project Area and inflation. By contrast, over the same time period, the Equalized Assessed Value of the City as a whole increased from Thirty Billion Nine Hundred Fifty-two Million Three Hundred Forty-one Thousand Eight Hundred Ninety-eight Dollars ($30,952,341,898) to
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Thirty-seven Billion Two Hundred Eighteen Million Eight Hundred Forty Thousand Two Hundred Thirteen Dollars ($37,218,840,213), which represents an increase of twenty and two-tenths percent (20.2%). The Original Project Area has been subject to a lower rate of investment and appreciation than the City as a whole, indicating a relative lack of investment directed toward the properties in the Original Project Area.
Over the period from 1999 to 2003, the adjusted Equalized Assessed Value of the City of Chicago, not including the Amendment Area, increased from Thirty-five Billion Three Hundred Fifty-one Million One Hundred Eighty-four Thousand Six Hundred Eighty-nine Dollars ($35,351,184,689) to Fifty-three Billion One Hundred Sixty Million One Hundred Twelve Thousand Nine Hundred Eighty Dollars ($53,160,112,980), or fifty-six and six-tenths percent (56.6%). By contrast, the Equalized Assessed Value of those properties in the Amendment Area increased from Ten Million Seven Hundred Seventy-eight Thousand Nine Hundred Ninety-one Dollars ($10,778,991) to Fifteen Million Two Hundred Fifty-one Thousand Seven Hundred Eighty-one Dollars ($15,251,781), or forty-three and three-tenths percent (43.3%), during the same time , period. Thus the level of investment and property appreciation within the Amendment Area is lower than the City as a whole.
Presence Of Blighting Factors.
Lack of investment is also evidenced by the widespread extent and distribution of blighting factors, including deterioration, depreciation of physical maintenance and code violations. As elaborated upon in the Eligibility Study (Appendix A), the presence of these factors to such a significant degree illustrates that appropriate private investment, particularly for maintenance and improvements to property, has not been undertaken in the Project Area.
Lack Of Building Permit Activity Representing Substantial Investment.
During the period from January 1994 to June 1999, two hundred ninety-two (292) building permits were issued in the Project Area at a total value of Eleven Million Fifty-seven Thousand Five Hundred Sixty-five Dollars ($11,057,565). Four (4) of these permits (at a value of Three Million Six Hundred Eighty-seven Thousand Dollars ($3,687,000)) were issued to schools in the Project Area and do not represent private investment. However, even the remaining two hundred, eighty-eight (288) permits (Seven Million Three Hundred Seventy Thousand Five Hundred Sixty-five Dollars ($7,370,565)) do not represent a sign of economic well-being through private investment. Much of the building
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permit activity in the Project Area is intended to address basic maintenance and code violations. As elaborated upon in the Eligibility Study, the Project Area has been subject to an excessive amount of code violations over the past five (5) years and much of the building permit activity addresses City building code requirements.
Specifically, as depicted in Table P-3, during the period from January 1994 to June 1999, only fifty-five (55) permits (nineteen percent (19%)) were issued for the erection of new buildings or additions or for substantial interior renovations. These permits, which represent significant private investment, were issued to only fifty-one (51) properties in the Project Area (five and fourth-tenths percent (5.4%) of the nine hundred forty-six (946) parcels in the Project Area). The vast majority of the remaining permits were for general maintenance or in response to building code violations.
Table P-3.
Building Permit Activity, January 1994 To June 1999.
Type Of Number Of Permit Permits
Number As A Percent Of Non-School , Permits
Number As A Percent Of Total Permits
Value Of Permits
Value As A Percent Of Non-School Permits
Value As A Percent Of Total Permits
Demolition
18
Addition/New Construction/
Renovation 55
)
Repair/Code Violations 215
Subtotal 288
6.3%
19.1%
74.7% 100.0%
6.2% $ 184,099 2.5%
18.8%
1.7%
4,553,844 61.8% 41.2%
73.6% 2,632,622 35.7% 23.8%
98.6% $ 7,370,565 100.0% 66.7%
Schools TOTAL:
4
292
1.4% $ 3,684,000 100.0% $11,057,565
33.3% 100.0%
As Table P-3 illustrates, one third (V3) of the value of all building permit activity in the Project Area was for permits issued to schools, meaning that this
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third (Vb) does not represent private investment. Of the remainder, more than sixty percent (60%) of the value of building permits occurred on a limited number of properties (fifty-one (51) properties, or five and four-tenths percent (5.4%) of the total number of parcels in the Project Area). The increase in value to properties arising from new construction, additions or substantial renovations was isolated on a small number of properties and is not uniformly distributed throughout the Project Area.
The other thirty-five and seven-tenths percent (35.7%) of the value of private investment in the Project Area is simply repairs and maintenance activities, which are unlikely to increase the value of property. In general, the building permit data suggests that private investment undertaken in the community is not as substantial, or widespread, as would be anticipated in a strong, stable portion of the City.
VIII.
. Financial Impact Of Redevelopment.
Without the adoption of the Redevelopment Plan and Project, the Project Area is not reasonably expected to be redeveloped by private enterprise. In the absence of City-sponsored redevelopment, there is a prospect that blighting factors will continue to exist and spread and the Project Area on the whole and adjacent properties will become less attractive for the maintenance and improvement of existing buildings and sites. Erosion of the assessed valuation of property in and outside of the Project Area could lead to a reduction of real estate tax revenue to all taxing districts.
Implementation of the Redevelopment Project is expected to have significant short and long term positive financial impacts on the taxing districts affected by this Redevelopment Plan. In the short term, the City's effective use of tax increment financing can be expected to stabilize existing assessed values in the Project Area, thereby stabilizing the existing tax base for local taxing agencies. In the long term, after the completion of all redevelopment improvements and activities, the completion of Redevelopment Projects and the payment of all Redevelopment Project Costs and municipal obligations, the taxing districts will benefit from any enhanced tax base which results from the increase in E.A.V. caused by the Redevelopment Project.
The Act requires an assessment of any financial impact of the Project Area on, or any increased demand for services from, any taxing district affected by the Plan and
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a description of any program to address such financial impacts or increased demand. The City intends to monitor development in the Project Area and with the cooperation of the other affected taxing districts will attempt to ensure that any increased needs are addressed in connection with any particular development.
Demand on Taxing District Services.
The following taxing districts presently levy taxes against properties located within the Project 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. This district provides the main trunk lines for the collection of waste water from cities, villages and towns, and for the treatment and disposal thereof.
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.
Board Of Education Of The City Of Chicago And Associated Agencies. 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 Community College District Number 508. This 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.
Chicago 1 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.
The replacement of vacant and underutilized property with non-residential or residential development may cause increased demand for services and/or capital
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improvements to be provided by Cook County, the Metropolitan Water Reclamation District of Greater Chicago, the City of Chicago, the Board of Education of the City of Chicago, Chicago Community College District Number 508 and the Chicago Park District. The estimated nature of these increased demands for services on these taxing districts, and the activities to address increased demand, are described below.
Cook County. The replacement of vacant and underutilized property with non-residential or residential development may cause increased demand for the services and programs provided by the County. Because many new residents in the Project Area are likely to relocate from other portions of the County, the increase in demand is not anticipated to be significant. A portion of Redevelopment Project Costs may be allocated to assist in the provision of such increased services, as provided in the Act and in this Redevelopment Plan.
Metropolitan Water Reclamation District Of Greater Chicago. The replacement of vacant and underutilized property with new development may cause increased demand for the services and/or capital improvements provided by the Metropolitan Water Reclamation District. As it is expected that any increase in demand for treatment and sanitary and storm sewage associated with the Project Area will be minimal, no assistance is proposed for the Metropolitan Water Reclamation District. ,
City Of Chicago. The replacement of vacant and underutilized property with new development may cause increased demand for the services and programs provided by the City, including police protection, fire protection, sanitary collection, recycling, et cetera. Such increases in demand may be significant. A portion of Redevelopment Project Costs may be allocated to assist in the provision of such increased services, as provided in the Act and in this Redevelopment Plan. ' r-
Board Of Education Of The City Of Chicago And Associated Agencies. The replacement of vacant and underutilized properties with mixed-use development may result in additional school-aged children in the Project Area, and may affect the demand for educational services and/or capital improvements to be provided by the Board of Education. The increased number of students may be significant. The City will work with the Board of Education and its associate agencies to address any increase that does arise.
Chicago Community College District Number 508. .The replacement of vacant and underutilized properties with mixed-use development may result in an increase in population within the Project Area. Therefore, demand for educational services and programs provided by the community college district may increase, although this change is not anticipated to be significant. The City
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will work with the Community College District Number 508 to address any increase that does arise.
Chicago Park District. The replacement of underutilized propertieswith nonresidential and residential development may increase the population within the Project Area, so that demand for.recreational services and programs provided by the park District may increase., Although this increase is not expected to be significant, the City will work with the Chicago Park District to address, any increase that does arise.
This proposed program to address increased demand, for services 'or capital improvements provided by some or all of the impacted taxing districts is contingent upon: (i) the Redevelopment Project occurring as anticipated in the Redevelopment Plan, (ii) the.Redevelopment Project resulting in demand for services sufficient to warrant the allocation of Redevelopment Project Costs, arid (iii) the generation of sufficient incremental property taxes to pay for the Redevelopment Project C^sts listed above. In the event that the Redevelopment Project fails to materialize, or involves a different scale of development than that currently anticipated, the City may revise? this proposed program to address increased demand, to the extent permitted by the Act, without amending this Redevelopment Plan. .
IX. .
Other Elements Of The Redevelopment Plan.
Conformance'-. With Land Uses Approved By The Planning Commission Of The City.
The Redevelopment Plan and Project described herein includes land uses which have been approved by the Chicago Plan Commission.
Date Of Completion.
The Redevelopment Project shall be Completed, and all obligations issued to finance redevelopment costs shall be retired, no later than December 31 of the year in which the payment to the City Treasurer as provided in the Act is to be made with respect to ad valorem taxes levied in the twenty-third (23rd) calendar year following the year in which the ordinance approving this Project. Area is adopted (by December 31, 2024).
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Implementation Schedule.
A phased implementation strategy will be utilized to achieve comprehensive and coordinated redevelopment of the Project Area. It is anticipated that City-expenditures for Redevelopment Project Costs will be carefully staged on a reasonable and proportional basis to coincide with Redevelopment Project expenditures by private developers and the receipt of incremental properly taxes by the City. The estimated date for completion of Redevelopment Projects is no later than December 31, 2023.
Provision For Amending The Redevelopment Plan. The Redevelopment Plan may be amended pursuant to provisions of the Act. ■
Affirmative Action And Fair Employment Practices.
. The City is committed to and will affirmatively implement the following' principles with respect to this Redevelopment Plan:
1. 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, et cetera, without regard to race, color, religion, sex, age, disability, national origin, ancestry, sexual orientation, marital status, parental status, military discharge status, source of income or housing status.
2. Redevelopers will meet City of Chicago's standards for participation of Minority Business Enterprises and Woman Business Enterprises and the City Resident Construction Worker Employment Requirement as required in redevelopment agreements.
3. 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.
4. Redevelopers will meet City standards for any applicable prevailing wage rate as ascertained by the Illinois Department of Labor to all project employees.
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
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and vendors. In particular, parties engaged by the City shall be required to agree to the principles set forth in this section.
With respect to the public/private development's internal operations, both entities will pursue employment practices which provide equal opportunity to all people regardless of gender, color, race or creed, et cetera. Neither party will countenance discrimination against any employee or applicant because of gender, marital status, national origin, age or the presence of physical handicaps. These nondiscriminatory practices will apply to all areas of employment, including hiring, upgrading and promotions, terminations, compensation, benefit programs and educational opportunities.
Anyone involved with employment or contracting activities for this Redevelopment Plan and Project will be responsible for conformance with this policy and the compliance requirements of applicable city, state and federal laws and regulations.
The City and the private developers involved in the implementation of the Redevelopment Plan and Project will adopt a policy of equal employment opportunity and will include or require the inclusion of this statement in all Contracts and subcontracts at any level for the project being undertaken in the Project Area. Any public/private partnership established for the development project in the Project Area will seek to ensure and maintain a working environment free of harassment, intimidation and coercion at all sites and facilities at which employees are assigned to work. It shall be specifically ensured that all on-site supervisory.personnel are aware of and carry out the obligation to maintain such a working environment, with specific attention to minority and/or female individuals. The partnership will utilize affirmative action to ensure that business opportunities are provided and that job applicants are employed and treated in a nondiscriminatory manner.
The City shall have the right, in its sole discretion, to exempt certain small business, residential property owners and developers from the above.
Affordable Housing.
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 or any successor agency. Generally, this means the affordable for-sale units should be priced at a level that is affordable to persons earning no more than one hundred percent (100%) of the area median income and affordable rental units_ should be affordable to persons earning no more than sixty percent (60%) of the area median income.
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Environmental Standards.
The City requires that developers who recejve T.I.F. assistance must comply with the City of Chicago environmental standards as per Department of Planning and Development policy.
Intergovernmental Agreements 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 (1) or several parcels (collectively referred to as "Redevelopment Projects").
Housing Impact.
As set forth in the Act, if the redevelopment plan for a redevelopment 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 a municipality is unable to certify that no displacement will occur, the municipality must prepare a housing impact study and incorporate the study in the redevelopment project plan.
The Project Area contains one thousand four hundred thirty-four (1,434) inhabited residential units. The Plan provides for the development or redevelopment of several' portions of the Project Area that may contain occupied residential units. As a result, it is possible that by implementation of this Plan, the displacement of residents from ten (10) or more inhabited residential units could occur.
The results of the housing impact study section are described in a separate report which presents certain factual information required by the Act. The report, prepared by T.A.I., is entitled "Fullerton/Milwaukee Redevelopment Plan and Project Housing Impact Study", and is attached as Appendix E to this Plan.
[Figures "A", "B", "C", "D", "E", "F" and "G" referred to in this Amendment Number 1 to Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan and Project printed on pages 47394 through 47400 of this Journal]
r
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[Appendix D referred to in this Amendment Number 1 to Fullerton/Milwaukee Tax Increment Financing Redevelopment ^ Plan and Project printed on pages 47433 through 47447 of this Journal]
I
Appendices A, B, C and E referred to in this Amendment Number 1 to Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan and Project read as follows: <
Appendix A.
(To Amendment Number 1 to Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project)
Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study.
Amendment Number 1.
October 25, 1999.
December 30, 2004 Amendment.
Introduction.
The Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11- 74.4-1, et seq., as amended (the "Act"), stipulates specific procedures which must be adhered to in designating a Project Area. A Redevelopment Project Area is defined as:
"... an area designated by the municipality, which is not less in the aggregate than 1 '/a 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 a combination of both blighted areas and conservation areas" (65 ILCS 5/11-74.4-3(p)).
Section 5/11-74.4-3(a) defines a "conservation area" as:
"... any improved area within the boundaries of a Redevelopment Project Area located within the territorial limits of the municipality in which 50% or more of the structures in the area have an age of 37 years or more. Such an area is not
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yet a blighted area, but because of a combination of three or more of the following factors: dilapidation; obsolescence; deterioration, illegal use of individual structures; presence of structures below minimum code standards; abandonment; excessive vacancies; overcrowding of structures and community facilities; lack of ventilation, light, or sanitary facilities; inadequate utilities; excessive land coverage; deleterious land use or layout; depreciation of physical maintenance; lack of community planning; is detrimental to the public safety, health, morals or welfare and such an area may become a blighted area".
Determination of eligibility of the Fullerton/Milwaukee Redevelopment Project Area (the "Study Area") for tax increment financing is based on a comparison of data gathered through field observation, document and archival research, and information provided by Cook County and the City of Chicago (the "City") against the eligibility criteria set forth in the Act. The eligibility criteria identified as part of the Act are the basis for the evaluation, which incorporates the definitions prepared by the Illinois Department of Revenue in its 1988 T.I.F. Guide, as revised April 6, 1989.
This report summarizes the analyses and findings of the consultants' work, which is the responsibility of T.A.I T.A.I, has prepared this report with the understanding that the City would rely on: (i) 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 (ii) the fact that T.A.I, has obtained the necessary information to conclude that the Study Area can be designated as a Redevelopment Project Area in compliance with the Act.
The Original Project Area was eligible for designation as a "conservation area" based on the predominance and extent of parcels exhibiting the following characteristics: age, deterioration of buildings and surface improvements, depreciation of physical maintenance, obsolescence, presence of structures below minimum code standards, excessive vacancies, and lack of community planning. Under the Act, at least fifty percent (50%) of the buildings in the Project Area must be thirty-five (35) years of age or more, and three (3) of fourteen (14) listed conservation area factors must be present in and reasonably distributed throughout the Project Area for it to be considered a conservation area. The Project Area is characterized by four (4) of the factors to a major extent and three (3) of the factors to a minor extent. These factors are distributed throughout the Project Area.
Description Of The Original Project Area. :
The Original Project Area is located approximately five (5) miles northwest of the central business district of Chicago. The Original Project Area encompasses portions of three (3) major corridors: West Armitage Avenue from North Ridgeway \ Avenue to North Milwaukee Avenue, West Fullerton Avenue from North Kimball
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Avenue to North Francisco Avenue and Milwaukee Avenue from West Armitage Avenue to West School Avenue.
The boundaries of the Original Project Area have been carefully established to include those properties that will gain an immediate and substantial benefit from the Redevelopment Plan. The Original Project Area contains seven hundred fifty-five (755) buildings and nine hundred forty-six (946) parcels, and consists of approximately two hundred twenty-six (226) acres within ninety-one (91) legal blocks or portions thereof. Figure 1 delineates the precise boundaries of the Original Project Area.
Original Eligibility Findings.
T.A.L, in association with Mann Gin Dubin and Frazier, conducted a field survey of the subject properties in July and August, 1999. Based on an inspection of the improvements and grounds, field notes were taken which recorded the condition of the parcel. Photographs further document the observed conditions. Additional research was conducted at the Cook County Treasurer's Office and the City Building Department.
For the purposes of this study, a factor is considered to be "major" if the factor occurred on a relatively large number of properties, buildings or blocks. Alternatively, a factor which affects a relatively smaller proportion of properties may also be major, if the effects of the factor are highly visible, and exert a significant depressing or blighting effect upon neighboring properties and the entire Project Area. "Minor" factors, while affecting fewer properties than major factors, also exert a negative effect on the Project Area. Overall, the combination of major and minor blighting factors contributes to a blighted appearance and inhibits investment in the Project Area.
For each factor that contributes to the designation of the Original Project Area, a map has been prepared that illustrates the distribution of the factor. The maps represent the blocks in which the consultant team perceives the characteristic to be present to the degree that it represents a significant influence on the character, vitality, and value of properties. In many cases, the majority of parcels in a block exhibit a given characteristic, but in no case are less than fifteen percent (15%) of the parcels characterized by the factor in question. Recognizing that it is not necessary for every parcel in a block to exhibit a factor in order for that factor to be significant, the fifteen percent (15%) level represents a threshold at which it is likely that a parcel is not more than two (2) properties away from a parcel which exhibits the characteristic and the factor is perceivable as significant to the extent that the effects of that factor become noticeable and may affect investment decisions.
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Age Of Buildings.
The characteristic of age presumes the existence of problems or limiting conditions resulting from normal and continuous use of structures and exposure to the elements over a period of many years. As a rule, older buildings or improvements typically exhibit more problems than buildings constructed in later years because of longer periods of active usage (wear and tear) and the impact of time, temperature and moisture. Additionally, older buildings tend not to be well suited for modern-day uses because of contemporary space and development standards.
Based on the observed style and construction methods of the buildings within the Project Area, ,six hundred thirty-eight (638) of seven hundred fifty-five (755) buildings (eighty-five percent (85%)) are more than thirty-five (35) years old. Age is also widely distributed throughout the area. At least one building characterized by age can be found on eighty-four (84) of ninety-one (91) blocks (ninety-two percent (92%)), and at least half ('/a) the buildings are characterized by age on seventy-seven (77) blocks (eighty-five percent (85%)). Figure 2 illustrates the eighty-four (84) of ninety-one (91) blocks on which at least fifteen percent (15%) of the buildings are more than thirty-five (35) years of age. As required, more than fifty percent (50%) of the structures within the Project Area are more than thirty-five (35) years of age. Age is therefore a major contributing factor in the designation of the Project Area as a conservation area.
Dilapidation.
Dilapidation refers to an advanced state of disrepair of buildings or improvements or the neglect of necessary repairs, causing the building or improvement to fall into a state of decay. At a minimum, dilapidated buildings should be those with critical defects in primary structural components (roof, bearing walls, floor structure and foundation), building systems (heating, ventilation, lighting and plumbing), and secondary structural components in such combination and extent that: (i) major repair is required or; (ii) the defects are so serious and extensive that the buildings must be removed.
The exterior survey conducted by T.A.I, did not find any structures which are characterized by this extreme physical state. Dilapidation is not a contributing factor toward the designation as a conservation area.
Deterioration.
Deterioration refers to physical deficiencies or disrepair in buildings or site improvements requiring treatment or repair.
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Deterioration Of Buildings.
Buildings in a state of deterioration exhibit defects which are not easily correctable in the course of normal maintenance. Such buildings may be classified as deteriorating or in an advanced stage of deterioration, depending upon the degree or extent of defects. This would include buildings with major defects in the secondary building components (e.g., doors, windows, porches, gutters and downspouts, fascia materials, et cetera), and major defects in primary building components (e.g., foundations, frames, roofs, et cetera), respectively.
Deterioration occurs in one hundred thirty-five (135) of seven hundred fifty-five (755) buildings (eighteen percent (18%)) in the Project Area, meaning that one (1) in five (5) buildings contain defects that cannot be corrected with normal maintenance. Such buildings create a visible environment of deterioration throughout the Project Area, causing owners of other nearby properties to be less inclined to invest in their own buildings. Thus, the effects of deterioration can become magnified beyond those buildings identified in the eligibility survey. This effect is widespread throughout the Project Area; deteriorated buildings are found on fifty-three (53) of ninety-one (91) blocks (fifty-eight percent (58%)). Figure 3 illustrates those blocks on which fifteen percent (15%) or more of the buildings are in a deteriorated state; thirty-six (36), of ninety-one (91) blocks meet this standard. '
Deterioration Of Surface Improvements.
The conditions of roadways, alleys, curbs, gutters, sidewalks, off-street parking and surface storage areas may also evidence deterioration through surface cracking, crumbling, potholes, depressions, loose paving materials, and weeds protruding through the surface.
Deteriorated surface improvements can be identified on thirteen (13) of nine hundred forty-six (946) parcels (fourteen percent (14%)). Thirteen (13) of ninety-one (91) blocks (fourteen percent (14%)) show some deteriorated surface improvements. The most significant instances are the improvements associated with the elevated C.T.A. Blue Line, particularly viaducts. Similar to the effect caused by deteriorated buildings, the high visibility of these deteriorated improvements is especially damaging to the ability of the Project Area to attract new investment. Figure 3 illustrates the eight (8) blocks on which at least fifteen percent (15%) of the parcels display deteriorated surface improvements.
Deterioration, both of structures and of surface improvements, occurs throughout the Project Area. More importantly, such deterioration has depressing
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effects on investment in neighboring properties, to a much greater extent than the proportion of properties exhibiting this factor might suggest. Therefore, deterioration is a major factor in the designation of the Project Area as a conservation area.
Depreciation Of Physical Maintenance.
This factor considers the effects of deferred maintenance and the lack of maintenance of buildings, improvements and grounds comprising the proposed redevelopment area. Evidence to show the presence of this factor in buildings may include, but is not limited to, the following: unpainted or unfinished surfaces; paint peeling; loose or missing materials; sagging or bowing walls, floors, roofs, and porches; cracks; broken windows; loose gutters and downspouts; and loose or missing shingles; and damaged building areas still in disrepair.
Of seven hundred fifty-five (755) buildings in the Project Area, four hundred fifty-three (453) (sixty percent (60%)) are characterized by depreciation of physical maintenance. Three (3) out of five (5) buildings are not being properly maintained, which, in addition to leading to blight on the subject property, also reduces the incentive for neighboring property owners to maintain their own property. Eighty-two (82) of ninety-one (91) blocks (ninety percent (90%)) contain at least one (1) building on which depreciation of physical maintenance can be identified. As seen in Figure 4, eighty-two (82) blocks contain this factor on more than fifteen percent (15%) of the properties within the. block. Given the extent of this characteristic throughout the Project Area, depreciation of physical maintenance is a major factor in the designation of the Project Area as a conservation area.
Obsolescence.
According to Illinois Departmentt>f Revenue definitions, an obsolete building or improvement is one which is becoming obsolete or going out of use not entirely disused, but gradually becoming so. Thus, obsolescence is the condition or process of falling into disuse.
Obsolescence, as a factor, should be based upon the documented presence and reasonable distribution of buildings and other site improvements evidencing such obsolescence. Examples include the following sub-categories:
Functional Obsolescence.
Structures are typically built for specific uses or purposes and their design, location, height and space arrangement are each intended for a specific. occupancy at a given time. Buildings are obsolete when they contain
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characteristics or deficiencies which limit the re-use and marketability of such buildings. The characteristics may include loss injvalue to a property resulting from an inherent deficiency existing from poor or but-dated design or layout, improper orientation of building on site, et cetera, which detracts from the overall usefulness or desirability of a property. Obsolescence in such buildings is typically difficult and expensive to correct.
Site improvements, including sewer and waterlines, public utility lines (gas,s electric and telephone), roadways, parking areas, parking structures, sidewalks, curbs and gutters, lighting, et cetera, may also evidence obsolescence in terms of their relationship to contemporary development standards for such improvements. Factors of this obsolescence may include inadequate utility capacities, outdated designs, et cetera.
Obsolete Platting.
Obsolete platting would include parcels of limited or narrow size and configuration or , parcels of irregular size or shape that would be difficult to develop on a planned basis and in a manner compatible with contemporary standards and requirements. Platting that created inadequate right-of-way widths for streets, alleys and other public rights-of-way or which omitted easements for public utilities, should also be considered obsolete. *
The Project Area shows a significant degree of all three (3) types of obsolescence, sixty-six (66) of nine hundred forty-six (946) parcels (seven percent (7%)) contain at least one (1) form of obsolescence. This factor is also distributed throughout ^ the Project Area. Nearly one third (Va) of the ninety-one (91) blocks in the Project Area (twenty-five (25) blocks, or twenty-eight percent (28%)) contain a property characterized by (1) one or more varieties of obsolescence. Because obsolescence makes re-use of a building or property difficult or costly, the motivation to invest is diminished by the presence of this factor. Therefore, obsolescence is a minor factor in the designation of the Project Area. Figure 5 identifies the nineteen (19) blocks on which at least fifteen percent (15%) of parcels contain some form of obsolescence.
Illegal Use Of Individual Structures.
This factor applies to the use of structures in violation of applicable national, state, or local laws, and not to legal, nonconforming uses. Examples of illegal uses may include, but not be limited to the following:
illegal home occupations;
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conduct of any illegal vice activities such as gambling, drug manufacture or dealing, prostitution, sale and/or consumption of alcohol by minors;
uses not in conformance with local zoning codes and not previously grandfathered in as legal nonconforming uses;
uses in violation of national, state or local environmental and occupational safety and health regulations;
Uses involving manufacture, sale, storage or use of dangerous explosives and firearms.
r The exterior field survey conducted by Teska Associates found nine (9) of nine
hundred forty-nine (946) properties (one percent (1%)) which appear to contain illegal uses. While important to the individual properties, the infrequent occurrence of this factor suggests that illegal uses are not a major factor in the designation of :. the Project Area.
Presence Of Structures Below Minimum Code Standards;
Structures below minimum code standards include all structures which do not meet the standards of zoning, subdivision, building, housing, property maintenance, .fire, or other governmental codes applicable to the property. The principal purposes of such codes are to require buildings to be constructed in such a way as to sustain safety of loads expected from this type of occupancy, to be safe for occupancy against fire and similar hazards, and/or establish minimum standards essential for safe and sanitary habitation. Structures below minimum code are characterized by defects or deficiencies which presume to threaten health and safety.
A search of building code violations between January, 1994, and August, 1999 found that four hundred fifty-one (451) code violations have been cited in the Project Area over this time period. This amounts to approximately one (1) violation for every one and seven-tenths (1.7) properties over the last five (5) years. Further, violations are distributed on sixty-three (63) of ninety-one (91) blocks (sixty-nine percent (69%)). The excessive amount of code violation points to a relative lack of investment, such that many properties are not being maintained even to minimum standards. Figure 6 shows the blocks on which fifteen percent (15%) or more of the properties were cited in the last five (5) years; fifty-nine (59) blocks meet this criteria. Therefore, the presence of structures below minimum code standards makes a maior contribution to the designation as a conservation area.
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Excessive Vacancies.
Establishing the presence of this factor requires the identification, documentation, and mapping of the presence of vacant buildings and vacant portions of buildings. Excessive vacancy refers to the presence of buildings which are unoccupied or underutilized and which represent an adverse influence on the area because of the frequency, extent, or duration of such vacancies. It includes properties which evidence no apparent effort directed toward their occupancy or utilization and vacancies within buildings.
Out of seven hundred fifty-five (755) buildings in the Project Area, seventy-five (75) (ten percent (10%)) are partially or entirely vacant. Vacancies occur on oyer half of the ninety-one (91) blocks in the Project Area (on forty-seven (47) blocks). The widespread occurrence of vacancies indicates that a substantial portion of the Project Area is underutilized, and the appearance of vacancies exerts a drain upon the vitality of the community. Vacancies therefore make a minor contribution toward the designation of the Project Area as a conservation area. Figure 7 illustrates the twenty-three (23) blocks (twenty-five percent (25%)) on which fifteen percent (15%) or more of the parcels contain a vacant or partially vacant building. ■\
Overcrowding Of Structures And Community Facilities.
Overcrowding of structures refers to the overutilization of private or public structures beyond a reasonable or safe capacity. Conversions from one use to another are the typical cause. Only five (5) properties display overcrowding. Overcrowding is therefore not a major factor in the designation of the Project Area.
Lack Of Ventilation, Light Or Sanitary Facilities.
Many older structures fail to provide adequate ventilation, light or sanitary facilities as required by local building or housing codes. This is also a characteristic often found in illegal or improper building conversions. The criterion used for determining the presence of this factor can be found in local codes and ordinances, or in locally adopted national codes such as the Uniform Building Code, Building Officials Code of America (B.O.C.A.), and the Model Housing Code of the American Public Health Association (A.P.H.A.). Lack of ventilation, light, or sanitary facilities is.presumed to adversely affect the health and building occupants, e.g., residents, employees or visitors.
Typical requirements for ventilation, light and sanitary facilities include:
adequate mechanical ventilation for air circulation in spaces/rooms without windows, i.e., bathrooms, and dust, odor or smoke-producing activity areas;
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adequate natural light, and ventilation by means of skylights or windows for interior rooms/spaces, and proper window sizes and amounts by room area to window area ratios;
adequate sanitary facilities, i.e., garbage storage/enclosure, bathroom facilities, hot water, and kitchens; and
adequate ingress and egress to and from all rooms and units.
Only four (4) properties were identified in the Project Area that were obviously inadequately lit or ventilated. As a result, this factor does not significantly contribute to the eligibility of the Project Area as a whole.
Inadequate Utilities. / .
This factor relates to all underground and overhead utilities, including, but not limited to, storm sewers and storm drainage, sanitary sewers, water lines, and gas, telephone and electric service which may be shown to be inadequate. Inadequate utilities would include those which are: (i) of insufficient capacity to serve the uses in the redevelopment project and surrounding areas; and (ii) deteriorated, antiquated, obsolete, or in disrepair or are lacking.
While the condition of inadequate utilities has not been documented as part of the surveys and analyses undertaken within the Project Area, existing utilities may need to be relocated or upgraded to adequately serve new development. Inadequate utilities is not a major factor in the designation of the Project Area.
Excessive Land Coverage.
This factor may be documented by showing all instances where building coverage is excessive. Zoning ordinances commonly contain standards for residential, commercial, and industrial properties which relate floor area to lot area. In residential districts a lower ratio is usually required. Excessive land coverage refers to the over-intensive use of property and the crowding of buildings and accessory facilities onto a site. Problem conditions include buildings either improperly situated on the parcel or located on parcels of inadequate size and shape in relation to present-day standards of development for health and safety, and multiple buildings on a single parcel. The resulting inadequate conditions include such factors as insufficient provision for light and air, increased threat of spread of fires due to close. proximity to nearby buildings, lack of adequate or proper access to a public right-of-way, lack of required off-street parking, and inadequate provision for loading and service. Excessive land coverage conditions are presumed to have an adverse or
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I
blighting effect on nearby development. This characteristic is viewed relative to its urban context, common practice and contemporary development standards.
Excessive coverage can be identified on seventeen (17) of nine hundred forty-six (946) properties in the Project Area (two percent (2%)). As a result of this infrequent occurrence, excessive site coverage does not appear as a significant contributor to the blighting of the Project Area, and is therefore not a major factor in the designation of the Project Area.
Deleterious Land-Use Or Layout.
Deleterious landuses include all instances of incompatible land-use relationships, buildings occupied by inappropriate mixed-uses, or uses which may be considered noxious, offensive or environmentally unsuitable.
Thirty-one (31) parcel (three* percent (3%)) are characterized by deleterious land-use or layout. These layout poses circulation and safety hazards in the immediate vicinity. However, because this problem occurs on only a limited number of parcels, deleterious land-use and layout is not a major factor in the designation of the Project Area.
Lack Of Community Planning.
This may be a significant factor if the proposed Project Area developed prior to or without the benefit or guidance of a community plan. This means that no community plan existed or it was considered inadequate, and/or was virtually ignored during the development of the area. This finding may be amplified by evidence which shows the deleterious results of the lack of community planning, including cross-referencing other factors cited in the blight finding. This may include> but is not limited to, adverse or incompatible land-use relationships, inadequate street layout, improper subdivision, and parcels of inadequate size or shape to meet contemporary development standards.
The Project Area did develop without the guidance of a community plan. However, in recent years, the Project Area has been the subject of a concerted planning effort by the City and local community organizations. As a result, lack of planning is a minor factor in the designation of the Project Area.
Conclusion.
The original Project Area as a whole qualified as a conservation area according to the criteria established by the Act, based on the predominance and extent of parcels exhibiting the following characteristics:
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1. Age.
2. Deterioration of buildings and surface improvements.
3. Depreciation of physical maintenance.
4. Obsolescence.
5. Presence of structures below minimum code standards.
6. Excessive vacancies.
7. Lack of community planning.
Each of these factors is present to a significant degree and distributed throughout the Project Area. Further, these factors act in combination with one another, reinforcing the negative affects of the other factors. For example, a property owner may be less likely to invest in maintenance for an obsolete building, which may leads to deterioration, which further inhibits investment. In turn, investment in neighboring properties is inhibited in this environment of decay. Therefore, while not every block exhibits every factor, the combination of the factors throughout the Project Area has significant impact. Due to the negative effect on the public safety and welfare caused by these factors, the Project Area is declared eligible as a conservation area. All of these characteristics point to the need for designation of the Project Area as a conservation area, to be followed by public intervention in order that redevelopment might occur.
Description Of The Amendment Area.
The Amendment Area consists of the addition of parcels on two (2) blocks at the intersection of West Belmont Avenue and North Pulaski Road, one (1) block at the southwest corner of Central Park Avenue and Mclean Avenue, and the addition of ten (10) new blocks located adjacent to the boundaries of the Original Project Area. Figure 8 identifies the Original Project Area and the Amendment Area.
The boundaries of the Amendment Area have been carefully established to add properties that will gain an immediate and substantial benefit from inclusion in the Redevelopment Plan. The Amendment Area contains eighty-one (81) buildings and one hundred seventeen (117) parcels, and consists of approximately thirty-one (31) acres within thirteen (13) legal blocks or portions thereof. ■
Amendment Area Eligibility Findings. -T.A.L conducted a field survey of the subject properties in October 2004. Based
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on an inspection of the improvements and grounds, field notes were taken which recorded the condition of the parcel. Photographs further document the observed conditions. Additional research was conducted at the Cook County Treasurer's Office and the City Building Department.
Consistent with the original study , a factor is considered to be "major" if the factor occurred on a relatively large number of properties, buildings or blocks. Alternatively, a factor which affects a relatively smaller proportion of properties may also be major, if the effects of the factor are highly visible, and exert a significant depressing or blighting effect upon neighboring properties. "Minor" factors, while affecting fewer properties than major factors, also exert a negative effect on the Amendment Area. Overall, the combination of major and minor blighting factors contributes to a blighted appearance and inhibits investment in the Amendment Area.
For each factor that contributes to the designation of the Amendment Area, a map has been prepared that illustrates the distribution of the factor. The maps represent the blocks in which the consultant team perceives the characteristic to be present to the degree that it represents a significant influence on the character, vitality and value of properties. Consistent with the original study a block is said to exhibit a given eligibility characteristic when a majority of parcels in a block exhibit the characteristic. In no case is a block said to exhibit a characteristic if less than fifteen percent (15%) of the parcels are characterized by the factor in question. Recognizing that it is not necessary for every parcel in a block to exhibit a factor in order for that factor to be significant, the fifteen percent (15%) level represents a threshold at which it is likely that a parcel is not more than two (2) properties away from a parcel which exhibits the characteristic, and the factor is perceivable as significant to the extent that the effects of that factor become noticeable and may affect investment decisions.
Age Of Buildings.
The characteristic of age presumes the existence of problems or limiting conditions resulting from normal and continuous use of structures and exposure to the elements over a period of many years. As a rule, older buildings or improvements typically exhibit more problems than buildings constructed in later years because of longer periods of active usage (wear and tear) and the impact of time, temperature and moisture. Additionally, older buildings tend not to be well suited for modern-day uses because of contemporary space and development standards.
Based on the observed style and construction methods of the buildings within the Amendment Area and information provided by the Cook County Assessor's Office, seventy-four (74) of eighty-one (81) buildings (ninety-one percent (91%)) are more than thirty-five (35) years old. Age is also widely distributed throughout the area.
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At least one (1) building characterized by age can be found on eight (8) of the thirteen (13) Amendment Area blocks (sixty-two percent (62%)), and at least half (Vi) the buildings are characterized by age on those eight (8) blocks. Figure 9 illustrates the eight (8) of thirteen (13) Amendment Area blocks on which at least fifty percent (50%) of the buildings are more than thirty-five (35) years of age. As required, more than fifty percent (50%) of the structures within the Amendment Area are more than thirty-five (35) years of age. Age is therefore a major contributing factor in the designation of the Project Area as a conservation area.
Dilapidation.
Dilapidation refers to an advanced state of disrepair of buildings or improvements or the neglect of necessary repairs, causing the building or improvement to fall into a state of decay. At a minimum, dilapidated buildings should be those with critical defects in primary structural components (roof, bearing walls, floor structure and foundation), building systems (heating, ventilation, lighting and plumbing), and secondary structural components in such combination and extent that: (i) major repair is required or; (ii) the defects are so serious and extensive that the buildings must be removed.
The exterior survey conducted by T.A.I, did not find any structures which are characterized by this, extreme physical state. Dilapidation is not a contributing factor toward the designation as a conservation area.
Obsolescence.
According to the Act, an obsolete building or improvement is one which is in the condition or process of falling into disuse. The structures and/or site conditions have become ill suited for the original use. Obsolescence, as a factor, should be based upon the documented presence and reasonable distribution of buildings and other site improvements exhibiting conditions of falling into disuse. The following identify more specific sub-categories of obsolescence.
Functional Obsolescence.
Structures are typically built for specific uses or purposes with design, location, height and space arrangement are each intended for a specific occupancy at a given time. Buildings are obsolete when they contain characteristics or deficiencies which limit the re-use and marketability of such buildings. The characteristics may include loss in value to a property resulting from an inherent deficiency existing
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from poor or out-dated design or layout, improper orientation of building on site, et cetera, which detracts from the overall usefulness or desirability of a property. Obsolescence in such buildings is typically difficult and expensive to correct.
Obsolete Site Improvements.
Site improvements, including sewer and waterlines, public utility lines (gas, electric and telephone), roadways, parking areas, parking structures, sidewalks, curbs and gurters, lighting, et cetera, may also evidence obsolescence in terms of - their relationship to contemporary development standards for such improvements. Factors of this obsolescence may include inadequate utility capacities, outdated designs, et cetera.
Obsolete Platting.
Obsolete platting would include parcels of limited or narrow size and configuration or parcels of irregular size or shape that would be difficult to develop on a planned basis and in a manner compatible with contemporary standards and requirements. Platting that created inadequate right-of-way widths for streets, alleys and other public rights-of-way or which omitted easements for public utilities, should also be considered obsolete.
The Amendment Area shows some signs of functional obsolescence and obsolete site improvements at the locations of the light industrial buildings. While some continue to function, they function below capacity given the attempts to either adapt the structures to office use or adapt the sites to accommodate necessary storage or loading areas. Eleven (11) of one hundred seventeen (117) parcels (nine percent (9%)) contain at least one (1) form of obsolescence. This factor is also distributed throughout the Project Area. Three (3) of the thirteen (13) blocks in the Amendment Area (twenty-three percent (23%)) contain a property characterized by one (1) or more varieties of obsolescence. Because obsolescence makes re-use of a building or property difficult or costly, the motivation to invest is diminished by the presence of this factor. Therefore, obsolescence is a minor factor in the 'designation of the Project, Area. Figure 10 identifies the three (3) blocks on which at least fifteen percent ,(15%) of parcels contain some form of obsolescence.
Deterioration.
Deterioration refers to physical deficiencies or disrepair in buildings or site improvements requiring treatment or repair.
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Deterioration Of Buildings.
Buildings in a state of deterioration exhibit defects which are not easily correctable in the course of normal mairitenance. Such buildings may be classified as deteriorating or in an advanced stage of deterioration, depending upon the degree or extent of defects. This would include buildings with major defects in the secondary building components (e.g., doors, windows, porches, gutters and downspouts, fascia materials, et cetera), and major defects in primary building components (e.g., foundations, frames, roofs, et cetera), respectively.
Deterioration occurs in twelve (12) of eighty-one (81) buildings (fifteen percent (15%)) in the Project Area contain defects that cannot be corrected with normal maintenance. Such buildings create a visible environment of deterioration throughout the Project Area, causing owners of other nearby properties to be less inclined to invest in their own buildings. Thus, the effects of deterioration can become magnified beyond those buildings identified in the eligibility survey. This effect is widespread throughout the Project Area; deteriorated buildings are found on five (5) of thirteen (13) blocks (thirty-eight percent (38%)). Figure 11 illustrates those blocks on which fifteen percent (15%) or more of the buildings are in a deteriorated state; five (5) of thirteen (13) blocks meet this standard.
Deterioration Of Site Improvements.
The conditions of roadways, alleys, curbs, gutters, sidewalks, off-street parking and surface storage areas may also evidence deterioration through surface cracking; crumbling, potholes, depressions, loose paving materials and weeds protruding through the surface.
Deteriorated surface improvements can be identified on fifty-six (56) of one hundred seventeen (117) parcels (forty-eight percent (48%)). Twelve (12) of thirteen (13) blocks (ninety-two percent (92%)) show some deteriorated surface improvements. Figure 11 illustrates the twelve (12) blocks on which at least fifteen percent (15%) of the parcels display deteriorated surface improvements.
Deterioration, both of structures and of surface improvements, occurs throughout the Amendment Area. More importantly, such deterioration has depressing effects on investment in neighboring properties, to a much greater extent than the proportion of properties exhibiting this factor might suggest. Therefore, deterioration is a major factor in the designation of the Amendment Area as a conservation area.
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Presence Of Structures Below Minimum Code Standards.
Structures below minimum code standards include all structures that do not meet the standards of zoning, subdivision, building, housing, property maintenance, fire; or other governmental codes applicable to the property. The principal purposes of such codes are to require buildings to be constructed in such a way as to sustain safety of loads expected from this type of occupancy, to be safe for occupancy against fire and similar hazards, and/or establish minimum standards essential for safe and sanitary habitation. Structures below minimum code are characterized by defects or deficiencies which presume to threaten health and safety.
The exterior field survey conducted by T.A.I, did not identify any buildings below code. Given the lack of this characteristic throughout the Project Area, this factor does not contribute to the status of the Amendment Area as a conservation area.
Illegal Use Of Individual Structures.
This factor applies to the use of structures in violation of applicable national, state or local laws, and not to legal, nonconforming uses. Examples of illegal uses may include, but not be limited to the following:
illegal Home Occupations;
conduct of any illegal vice activities such as gambling, drug manufacture or dealing, prostitution, sale and/or consumption of alcohol by minors;
uses not in conformance with local zoning codes and not previously grandfathered in as legal nonconforming uses;
uses in violation of national, state or local environmental and occupational safety and health regulations;
uses involving manufacture, sale, storage or use of dangerous explosives and firearms.
The exterior field survey did not identify any building being characterized by an illegal use. This factor does not significantly contribute to the status of the Amendment Area as a conservation area.
Excessive Vacancies. Establishing the presence of this factor requires the identification, documentation,
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REPORTS OF COMMITTEES
47389
and mapping of the presence of vacant buildings and vacant portions of buildings. Excessive vacancy refers to the presence of buildings which are unoccupied or underutilized and which represent an adverse influence on the area because of the frequency, extent or duration of such vacancies. It includes properties which evidence no apparent effort directed toward their occupancy or utilization and vacancies within buildings.
Out of eighty-one (81) buildings in the Amendment Area, seventeen (17) (twenty-one percent (21%)) are partially or entirely vacant. Vacancies occur on over half ('A) of the thirteen (13) blocks in the Amendment Area (on seven (7) blocks). The widespread occurrence of vacancies indicates that a substantial portion of the Amendment Area is underutilized, and the appearance of vacancies exerts a drain upon the vitality of the community. Vacancies therefore make a major contribution toward the designation of the Amendment Area as a conservation area. Figure 12 illustrates the seven (7) blocks (fifty-four percent (54%)) on which fifteen (15%) or more of the parcels contain a vacant or partially vacant building.
Lack Of Ventilation, Light Or Sanitary Facilities.
Many older structures fail to provide adequate ventilation, light or sanitary facilities as required by local building or housing codes. This is also a characteristic often found in illegal or improper building conversions. The criterion used for determining the presence of this factor can be found in City of Chicago municipal codes and ordinances, or in locally adopted national codes such as the International Building Code, and the Model Housing Code of the American Public Health Association (A.P.H.A.). Lack of ventilation, light, or sanitary facilities is presumed to adversely affect the health and building occupants, e.g., residents, employees or visitors
Typical requirements for ventilation, light and sanitary facilities include:
adequate mechanical ventilation for air circulation in spaces /rooms without windows, i.e., bathrooms, and dust, odor or smoke-producing activity areas;
adequate natural light and ventilation by means of skylights or windows for interior rooms/spaces, and proper window sizes and amounts by room area to window area ratios;
adequate sanitary facilities, i.e., garbage storage/enclosure, bathroom facilities, hot water and kitchens; and
adequate ingress and egress to and from all rooms and units.
47390
JOURNALCITY COUNCIL-CHICAGO 5/11 /2005
No properties were identified in the Amendment Area that were obviously inadequately lit or ventilated. As a result, this factor does not significantly contribute to the eligibility of the Amendment Area as a whole.
Inadequate Utilities.
This factor relates to all underground and overhead utilities, including, but not limited to, storm sewers and storm drainage, sanitary sewers, water lines, and gas, telephone and electric service which may be shown to be inadequate. Inadequate utilities would include those which are: (i) of insufficient capacity to serve the uses in the redevelopment project and surrounding areas; and (ii) deteriorated, antiquated, obsolete, or in disrepair or are lacking.
While the condition of inadequate utilities has not'been documented as part of the surveys and analyses undertaken within the Amendment Area, existing utilities may need to be relocated or upgraded to adequately serve new development. Inadequate utilities is not a major factor in the designation of the Amendment Area,
Excessive Land Coverage And Overcrowding Of Structures And Community Facilities. t
This factor may be documented by showing all instances where building coverage is excessive. Zoning ordinances commonly contain standards for residential, commercial, and industrial properties which relate floor area to lot area. In residential districts a lower ratio is usually required. Excessive land coverage refers to the over-intensive use of property and the crowding of buildings and accessory facilities onto a site. Problem conditions include buildings either improperly situated on the parcel or located on parcels of inadequate size and shape in relation to present-day standards of development for health and safety, and multiple buildings on a single parcel. The resulting inadequate conditions include such factors as insufficient provision for light and air, increased threat of spread of fires due to close proximity to nearby buildings, lack of adequate or proper access to a public right-of-way, lack of required off-street parking, and inadequate provision for loading and service. Based on the requirements of the Act, no parcels within the Amendment Area exhibit excessive land coverage resulting in the conditions outlined above.
Overcrowding of structures refers to the overutilization of private or public structures beyond a reasonable or safe capacity- Conversions from one use to another are the typical cause. Based on the exterior field survey conducted by T.A.L no structures in the Amendment Area exhibit visible overcrowding. This factor is not a major factor in the designation of the Amendment Area.
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REPORTS OF COMMITTEES
47391
Deleterious Land-Use Or Layout.
Deleterious land uses include all instances of incompatible land-use relationships, buildings occupied by inappropriate mixed-uses, or uses which may be considered noxious, offensive or environmentally unsuitable.
Only four (4) of the one hundred seventeen (117) Amendment Area parcels three percent (3%) are characterized by deleterious land-use or layout. These layout poses circulation and safety hazards in the immediate vicinity. However, becausethis problem occurs on only a limited number of parcels, deleterious land-use and layout is not a major factor in the designation of the Amendment Area.
Lack Of Community Planning.
This may be a significant factor if the Amendment Area developed prior to or without the benefit or guidance of a community plan. This means that no community plan existed or it was considered inadequate, and/or was virtually ignored during the development of the area. This finding may be amplified by evidence which shows the deleterious results of the lack of community planning, including cross-referencing other factors cited in the blight finding. This may include, but is not limited to, adverse or incompatible land-use relationships, inadequate street layout, improper subdivision, and parcels of inadequate size or shape to meet contemporary development standards.
The Amendment Area did develop without the guidance of a community plan. However, in recent years, the Amendment Area has been the subject of a concerted planning effort by the City and local community organizations. As a result, lack of planning is a minor factor in the designation of the Amendment Area.
Environmental Remediation Cost Impeding Development.
This factor may be documented by determining if any requirements by the Illinois Environmental Protection Agency, the United States Environmental Protection Agency, or any study conducted by a recognized independent expert consultant has resulted in the need to incur remediation costs for a site that have resulted in impeding further site redevelopment. Based on field survey, there do not appear to be any environmental remediation projects required within the Amendment Area. Therefore there could be no costs associated with a remediation project that could impede the redevelopment of a site. This factor does not significantly contribute to the status of the Amendment Area as a conservation area.
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JOURNAL-CITY COUNCIL-CHICAGO
5/11/2005
Decline Or Minimal Marginal Increase In The Equalized Assessed Value.
This factor can be cited if the total equalized assessed value of the Amendment Area has declined for three (3) of the last five (5) calendar years in which information is available; or is increasing at an annual rate that is less than the balance of the municipality for three (3) of the last five (5) calendar years for which information is available; or 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 (3) of the last five (5) calendar years for which information is available.
Table A-1: City of ChicazoJEAy Data: Years 1998-2003 |
Year |
2003 |
20O2 |
2001 |
2000 |
1999 |
1998 |
Total Equalized Assessed Value of the Amendment Area |
$15,251,781 |
$12,694,851 |
HI,870,751 |
$11,422,809 |
$10,778,991 |
$10,636,64-1 |
Percent Change in Amendment Area (AV (mm prior year |
20.14 % |
6.94 % |
3.92 % |
5.97 % |
1.34 % |
|
JAUdfiheCityof Ctiiago excluding Amendment Area |
$53,160,112,980 |
$45,325,068,537 |
$41,976,988,278 |
$40,475,703,473 |
$35,351,184,689 |
$33,936,727,106 |
Percent change in CityJAV from prior year |
17.29% |
7.98 % |
3.71 % |
14.50 % |
4.17 % |
|
Growth less than Cityf |
No |
Yes |
No |
Yes |
Yes |
|
|
|
|
|
|
|
|
Source: Cook County Assessor's Office November 2004
Table A-1 represents the most recent data available from the Cook County Assessor's Office as of November 2004. Based on information provided obtained from Cook County regarding the growth rate of equalized assessed value for the whole City over the last five (5) years, the percent change in the E.A.V. for the Amendment Area was less than the percent change for the City of Chicago in the years 1999, 2000 and 2002.^ Relative to the immediate surroundings, the Amendment Area has not experienced appropriate growth to the tax base or shown evidence of private investment, which increases the value of properties. Based on this evidence, lag in growth of E.A.V. is a major contributing factor to the status of the Amendment Area as a conservation area.
Conclusion.
The Amendment Area qualifies as a conservation area according to the criteria
5/11/2005 REPORTS OF COMMITTEES 47393
established by the Act, based on the predominance and extent of parcels exhibiting the following characteristics:
1. Age.
2. Obsolescence.
3. Deterioration of buildings and surface improvements.
4. Excessive vacancies.
5. Lack of community planning.
6. Decline of the Amendment Area equalized assessed value at a rate greater than experienced by the remainder of the City for at least three (3) of the last five (5) years.
Each of these factors is present to a significant degree and distributed throughout the Amendment Area. Further, these factors act in combination with one another, reinforcing the negative effects of the other factors. For example, a property owner may be less likely to invest in maintenance for an obsolete building, which may lead to deterioration, which further inhibits investment. In turn, investment in neighboring properties is inhibited in this environment of decay. Therefore, while not every block exhibits every factor, the combination of the factors throughout the Amendment Area has significant impact. Due to the negative effect on the public safety and welfare caused by these factors, the Amendment Area is declared eligible as a conservation area. All of these characteristics point to the need for designation of the Amendment Area as a conservation area, to be followed by public intervention in order that redevelopment might occur.
[Figures A-1 through A-12 referred to in this Amendment Number 1 to Fullerton/Milwaukee Redevelopment Plan and Project Eligibility Study printed on pages 47401 through 47412 of this Journal]
\
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JOURNAL-CITY COUNCIL-CHICAGO
5/11/2005
Figure A.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project)
Project Area Boundary.
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REPORTS OF COMMITTEES
47395
Figure B.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project)
Existing Land-Use By Block.
47396
JOURNALCITY COUNCIL-^JTJ.CAGO \
5/11/2005
Figure C.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan)
Public Facilities In The Project Area.
1
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REPORTS OF COMMITTEES
47397
Figure D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing: Redevelopment Plan And Project)
Future Land-Use By Blocks
47398
JOURNAL-CITY COUNCIL-CHICAGO 5/11 / 2005
Figure E.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project)
( - ■
Previously Approved Land Acquisition Overview.
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REPORTS OF COMMITTEES
47399
Figure F.
(To Amendment Number l To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project)
Previously Approved Land-Acquisition By Block And Permanent Index Number.
47400
JOURNALCITY COUNCIL-CHICAGO
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Figure G.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project)
Properties Previously Approved For Acquisition In Underlying Redevelopment Area Plan.
5/11/2005
REPORTS OF COMMITTEES
47401
Figure A-1.
(To'-'Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Original Project Area Boundaries.
)
47402 JOURNALCITY COUNCILCHICAGO 5/11/2005
Figure A-2.
(To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study) A
Original Project Area Block Exhibiting Age Characteristics.
11/2005
REPORTS OF COMMITTEES
47403
Figure A-3.
{To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Original Project Area Blocks Exhibiting Deterioration Characteristics.
as Oi
s> c
< I
| Jg
°- CD TO E
w w q>
CO o o >
c *n c o
o q as
__I
■-j-.j r n | j: j is j '' '
: I*;*
8 i
11
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JOURNAL-CITY COUNCIL-CHICAGO 5/11/ 2005
Figure A-4.
(To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Original Project Area Blocks With Depreciation Of Physical Maintenance.
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REPORTS OF COMMITTEES
47405
Figure A-5
(To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Original Project Area Blocks With Obsolescence Characteristics.
V
47406 JOURNAL--CITY COUNCILCHICAGO 5/11/2005
Figure A-6.
(To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Original Project Area Blocks With Presence Of Structures Below Minimum Code Standards.
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REPORTS OF COMMITTEES
47407
Figure A-7.
(To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Original Project Area Blocks Exhibiting Excessive Vacancies.
47408 ^
JOURNAL-CITY COUNCIL-CHICAGO
5/11/2005
Figure A-8.
(To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Amendment Area Boundaries.
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REPORTS OF COMMITTEES
47409
Figure A-9.
(To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Amendment Blocks Exhibiting Age Characteristics.
47410
. )
JOURNALCITY COUNCIL-CHICAGO 5/11 /2005
Figure A:10.
(To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Amendment Blocks With Obsolescence Characteristics.
5/11/2005
REPORTS OF COMMITTEES
47411
Figure A-ll.
(To Amendment Number, 1 To Fullerton/Milwaukee Redevelopment
Plan And Project Eligibility Study) . i
Amendment Blocks Exhibiting Deterioration Characteristics.
47412
JOURNALCITY COUNCIL-CHICAGO 5/11/2005
Figure A-12.
(To Amendment Number 1 To Fullerton/Milwaukee Redevelopment Plan And Project Eligibility Study)
Amendment' Blocks Exhibiting Excessive Vacancies. ._-.
5/11/2005
REPORTS OF COMMITTEES
47413
Appendix B.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project)
Legal Description For Fullerton/Milwaukee T.I.F. District.
Parcel 1:
That part of Sections 22, 23, 25, 26, 27, 35 and 36, Township 40 North, Range 13, East of the Third Principal Meridian, in the City of Chicago, Cook County, Illinois, more particularly described as follows:
commencing at the northwest corner of the northwest quarter of aforesaid Section 26 (intersection of the centerlines of West Belmont Avenue and North Pulaski Road); thence southward along the west line of said northwest quarter of Section 26, 166.00 feet, more or less, to the centerline of a 16 foot wide public alley, extended west (south of West Belmont Avenue); thence eastward along said centerline of vacated alley 33 feet to the east line of said North Pulaski Road for the point of beginning; thence eastward along the centerline of said vacated alley to the west line of North Springfield Avenue; thence south along the said west line of North Springfield Avenue 8.00 feet to the northeast corner of Lot 35 in Chas. Seeger's Subdivision of Lot 1 of Haussen and Seeger's Addition according to the plat thereof recorded March 26,1912 as Document Number 23771; thence eastward across said North Springfield Avenue to the northwest corner of Lot 11 in aforesaid Chas. Seeger's Subdivision; thence eastward 126.1 feet, more or less to the northeast corner of said Lot 11; thence southeasterly along the southwesterly line of a 16 foot wide public alley to the northwesterly line of North Avers Avenue; thence northeasterly along the northwesterly line of said North Avers Avenue to the southwesterly line of North Milwaukee Avenue; thence southeasterly along the southwesterly line of said North Milwaukee Avenue to the northwesterly line of North Hamlin Avenue; thence southwesterly along the northwesterly line of said North Hamlin Avenue to the southwesterly line of a 16 foot wide aforesaid public alley (southwesterly of North Milwaukee Avenue); thence southeasterly along the southwesterly line of a 16 foot wide public alley to the northwesterly line of another 16 foot wide public alley (southeasterly of North Ridgeway Avenue) said point also being the most easterly corner of Lot 10 in John B. Dawson's Subdivision in the east half of the northwest quarter of said Section 26; thence southwesterly along said northwesterly line of a 16 foot wide public alley to the southwesterly line of West Oakdale Avenue, said point also being the most easterly corner of Lot 22 of aforesaid John B. Dawson's Subdivision; thence southeasterly along the southwesterly line of said West Oakdale Avenue to the northeast corner of Lot 57 in aforesaid John B.
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JOURNAL-CITY COUNCIL-CHICAGO
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Dawson's Subdivision; thence eastward along the south line of said West Oakdale Avenue to the west line of North Central Park Avenue; thence southward along the west line of said North Central Park Avenue to the south line (extended west) of a 16 foot public alley south of North Milwaukee Avenue; thence eastward across said North Central Park Avenue along the said extended line to the northwest comer of Lot 47 of Block 1 in Wm. E. Hatterman's Milwaukee Avenue Subdivision in the west half of the northeast quarter of said Section 26; thence eastward along the north line of said Lot 47, 103.65 feet to the northeast corner of said Lot 47; thence southeasterly along the northeasterly line of said Lot 47, 27.1 feet to a bend point in the east line of said Lot 47; thence southward along the east lines of Lots 43, 44,45, 46 and 47 in Block 1 of said Wm. E. Hatterman's Milwaukee Avenue Subdivision to the north line of Lot 17 extended west in aforesaid Block 1; thence eastward along the said north line of Lot 17 of Block 1, 120.8 feet; thence southeasterly along the northeasterly line of aforesaid Lot 17, 19.2 feet, more or less, to the west line of North Drake Avenue; thence continuing southeasterly along the prolongation of last described course across said North Drake Avenue to the east line of said North Drake Avenue; thence southward along the east line of said North Drake Avenue to the northwest corner of Lot 28 of Block 2 in said Wm. E. Hatterman's Milwaukee Avenue Subdivision; thence eastward along said north line of Lot 28, 76.1 feet; thence southeasterly along the northeasterly lines of Lots 27 and 28 of said Block 2 to the southeast corner of said Lot 27; thence continuing southeasterly along the prolongation of the last described course, said prolongation also, being the northeasterly lines of Lots 19 and 20 of said Block 2 to the northeast corner of said Lot 19 of Block 2; thence southward along the east line of said Lot 19 extended south to the south line of West Wolfram Street; thence eastward along said south line of West Wolfram Street to the southwesterly line of a 16 foot wide public alley (southwesterly of North Milwaukee Avenue); thence southeasterly along said southwesterly line of 16 foot wide public alley to the west line of said public alley; thence southward along the west line of said 16 foot wide public alley to the south line of another 16 foot wide public alley north of West Diversey Avenue; thence eastward along the south line of said 16 foot wide public alley to the northeast corner of Lot 27 in Block 3 in aforesaid Wm. E. Hatterman's Milwaukee Avenue Subdivision; thence southward along the east line (extended south) of said Lot 27 in Block 3 to the south line of West Diversey Avenue; thence eastward along the south line of said West Diversey Avenue to the west line of a 14 foot wide public alley (east of North St. Louis Avenue) in the east half of the west half of the southeast quarter of aforementioned Section 26; thence southward along the west line of said 14 foot public alley to the north line extended west of Lot 36 of Block 1 of Story's Milwaukee Avenue Subdivision of the northeast 15 acres of the west half of the southeast quarter of said Section 26; thence eastward along north lines of Lots 36, 37, 38, 39, 40, 41, 42, 43, 44, 45, 46, 47 and 48 of Block 1 of said Story's Milwaukee Avenue Subdivision to the east line of another 14 foot wide
(
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REPORTS OF COMMITTEES
public alley west of North Kimball Avenue; thence northward along the east line of said 14 foot wide public alley to the northwest corner of Lot 6 of said Block 1 of Story's Milwaukee Avenue Subdivision; thence eastward along the north line of said Lot 6 to the west line of North Kimball Avenue said point also being the northeast corner of said Lot 6 of Block 1 in Story's Milwaukee Avenue Subdivision; thence southward along the west line of said North Kimball Avenue to the northeasterly line of Lot 17 extended northwesterly in Milwaukee and Diversey Subdivision according to the plat thereof recorded March 29, 1924 as Document Number 8339078; thence southeasterly along said extended northeasterly line of Lot 17 to the most northern corner of said Lot 17, said northeasterly line of Lot 17 also being the southwesterly line of a 16 foot wide public alley; thence southeasterly along the southwesterly line of said 16 foot wide public alley extended southeasterly to the northeast corner of Lot 39 in Garrett's Third Logan Square Subdivision of part of Lot 2 in Garrett's Subdivision; thence easterly across North Spaulding Avenue to the southwesterly corner of Lot 2 in Garrett's Subdivision of part of the east half of the southeast quarter of said Section 26; thence southeasterly along the southwesterly line of said Lot 2 to the north line of Lot 1 in Garrett's Subdivision of Lot 1 and the north 20 feet of Lot 2 in Hitt and Others' Subdivision, said point is 120.40 feet east of the northwest corner of Said Lot 1; thence eastward along the north line of said Lot 1 to the west line of North Sawyer Avenue; thence southward along the west line of said North Sawyer Avenue to the south line of the north 5 feet of Lot 5 in aforesaid Garrett's Subdivision of Lot 1 and the north 20 feet of Lot 2 in Hitt and Others' Subdivision; thence eastward across said North Sawyer Avenue to the most northern corner of Lot 23 in Hitt and Others' Subdivision of 39 acres on the east side of the east half of the southeast quarter of said Section 26; thence southeasterly along the southwesterly line of a 16 foot wide alley southwesterly of North Milwaukee Avenue to the east line of Lot 4 in the resubdivision of Lots 28 to 30 of Block 3 in Hitt and Others' Subdivision; thence southward along the east line of said Lot 4 extended south to the north line of Lot 1 in Himes and Frank's Resubdivision of Lots 31 and 32 of Block 3 in Hitt and Others' Subdivision; thence eastward along the north line of said Lot 1 to the northeast corner of said Lot 1; thence southward along the east lines of Lots 1, 2, 3, 4, 5 and 6 in aforesaid Himes and Frank's Resubdivision to the southeast corner of said Lot 6; thence continuing southward across West Wrightwood Avenue to the northeast corner of Lot 1 in Kittner's Subdivision of the north half of Lot 1 of Block 6 in Hitt and Others' Subdivision; thence southward along the east lines of Lots 1, 2 and 3 in said Kittner's Subdivision to the southeast corner of said Lot 3 of Kittner's Subdivision; thence continuing southward along the east lines of Lots 1, 2 and 3 in the subdivision of the south half of Lot 1 of Block 6 in Hitt and Others' Subdivision to the south line of the north 5 feet of said Lot 3; thence eastward along the said south line of north 5 feet (extended east) of said Lot 3 to the west line of North Kedzie Avenue, said point being 125 feet west of the east line of the
47416
JQURNAL--CITY CdUNCIL--GHICAGO
5/11/2005
southeast quarter of said Section 26; thence eastward across the;250\feet;,wide said North Kedzie Avenue to the northwest corner of Lot 13 of Block 2 in subdivision of Lots 4 and 6 in County Clerk's Division according to the plat thereof recorded July 7,1885 as Document Number 637899;thenee south along the e.ast line of North Kedzie Avenue to the south line of a public alley north of West Linden Place; thence eastward along the south line of said public alley to a bend point; thence continuing southeasterly along and by following the southwesterly line of said public alley to the most easterly corner of Lot 38 of Block: 1 in said subdivision of Lots 4 and 6 in County Clerk's Division; thence southwesterly along the southeasterly line of said Lot 38 to the northeasterly line ■ of North Linden Place; thence southeasterly along the riortheastefly line of said;. North Linden Place to the most southern corner of Lot 50 of Block 1 in said subdivision of Lots 4 and 6 in County Clerk's Division; thence northeasterly along the southeasterly line of said Lot 50 to the north line of West Linden place; thence eastward along the north line Of said West Linden Place to the. west line-of North Sacramento Avenue; thence north along the west lme of said North Sacramento Avenue to the southwesterly line of North Milwaukee Avenue; thence ; southeasterly along the southwesterly line extended southeasterly of said North Milwaukee Avenue to the north line of West Fullerton Avenue, said point also .being the most eastern corner of Lot 17 in the subdivision of Block 6 in George A. Seavern's Subdivision according to the pla t thereof recorded July 23, 1889 as Document Number 1132552; thence westward along the northline of ; said West Fullerton Avenue to the east line of North Sacramento Avenue; thence continuing westward across said North Sacramento Avenue to the southeast corner of Lot 37 of Block 2 in Ingham's Subdivision according to the plat thereof recorded March 19, 1873 as Document Number 88703; thence continuing westward along the north-line of West Fullerton Avenue to the most southern corner of Lot 1 in Carrie B. Gilbert's Subdivision according to the; plat thereof recorded April 4, 1906 as Document Number 3841277; thence westward across. North Albany Avenue to the southeast corner of Lot 40 of Block 5 in the subdivision of Lots 4 and 6 in County Clerk's Division, recorded July 7, 1885 as Document Number 637899, said;point alsobeingOn thenorth■line.of West Fullerton Avenue; thence westward along the north line of said West Fullerton Avenue to the southwest corner of Lot 24 of Block 5 in aforesaid subdivision of Lots 4 and 6 in County Clerk's Division; thence westward across said North Kedzie Avenue to the southeast comer of Lot 23 of Block 7 in Hitt and Others'Subdivision of 39 acres on the east side of the east half of the southeast quarter of said Section 26; thence westward aiong the,south line,of said Lot 23 to the southwest corner of said Lot 23, said southwest corner is also on the east line of 20 feet wide public alley west of North Kedzie Avenue; thence; northward along the east line of said 20 feet wide public alley to the north line (extended, east) of another 1:6 feet wide public alley north of West Fullerton Avenue; thence westward along the nOrth line extended west of said 16 foot wide public alley to the west line of North Sawyer Avenue; thence southward along the
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REPORTS OF COMMITTEES
47417
west line of said North Sawyer Avenue to the southeast corner of Lot 2 in J. Fuerman's Subdivision of Lots 16 to 22 of Block 8 in Hitt and Others' Subdivision; thence westward along the south line of said Lot 2, 111.5 feet to a bend point in the south line of said Lot 2; thence northwesterly along the southerly line of said Lot 2 to the southeast corner of Lot 1 in aforesaid J. Fuerman's Subdivision; thence westward along the south line of said Lot 1 extended west to the west line of 16 foot wide public alley, west of North Sawyer Avenue; thence southward along the west line of said 16 foot wide public alley to the southeast corner of Lot 137 in Dezeng's Logan Square Subdivision of Lot 3 in Garrett's Subdivision; thence westward along the south line of said Lot 137 to the southwest corner of said Lot 137; thence westward across North Spaulding Avenue to the southeast corner of Lot 66 in aforesaid Dezeng's Logan Square Subdivision; thence westward along the south line of said Lot 66 to the southwest corner of said Lot 66; thence continuing westward across the 16 foot wide public alley west of North Spaulding Avenue to the southeast corner of Lot 53 in aforesaid Dezeng's Logan Square Subdivision; thence continuing westward along the south line of said lot (extended west) to the west line of North Kimball Avenue; thence southward along the west line of said North Kimball Avenue to the north line of West Fullerton Avenue; thence continuing southward across West Fullerton Avenue to the northeast corner of Lot 1 of Block 1 in Allport's Subdivision according to the plat thereof recorded on page 185 in Book 7; thence southward along the west line of said North Kimball Avenue to the south line (extended west) of a 16 foot wide public alley (south of West Fullerton Avenue and on the east side of said North Kimball Avenue); thence eastward along the south line (extended east and west) of said 16 feet wide public alley to the east line of another 16 foot wide public alley west of North Kedzie Avenue; thence northward along said east line of 16 foot wide public alley to the northwest corner of Lot 3 of Block 1 in C. N. Shipman, W. A. Bill and N. A. Merrill's Subdivision of the east half of the northeast quarter of said Section 35; thence eastward along the north line of said Lot 3 to the northeast corner of said Lot 3; thence continuing eastward across North Kedzie Avenue to the northwest corner of Lot 6 of Block 1 in Blanchard's Subdivision of that part of the north 22 rods of the northwest quarter of said Section 36; thence eastward along the north line of said Lot 6 to the west line of a 16 foot wide public alley east of said North Kedzie Avenue, said point also being the northeast corner of said Lot 6; thence southward along the west line (extended south) of said 16 foot wide public alley to the south line of West Belden Avenue; thence eastward along the south line of said West Belden Avenue to the east line extended south of North Albany Avenue; thence northward along said (extended south) east line of North Albany Avenue to the south line of a 16 foot wide public alley south of West Fullerton Avenue; thence eastward along the south line of said 16 foot wide public alley to the east line of another 16 foot wide public alley west of North Sacramento Avenue; thence northward along the east line of said 16 foot wide' public alley tp the north line of the south 11.00 feet of Lot 6 in Block 2 in
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aforesaid Blanchard's Subdivision; thence eastward along said north line of the south 11.00 feet of Lot 6 to the east line of said Lot 6; thence continuing eastward across said North Sacramento Avenue to the northwest corner " of Lot 7 in Block 3 in the subdivision of Lots 13 and 14 in John McGovern's Subdivision according to the plat thereof recorded August 24,1872 as Document Number 51791; thence eastward along the north line of said Lot 7 in Block 3 to the northeast corner of said Lot 7 in Block 3, said point is also on the west line of 16 foot wide public alley east of North Sacramento Avenue; thence southward along the west line of said 16 foot wide public alley extended south to the south line of West Medill Avenue; thence eastward along the south line of said West Medill Avenue to the southwesterly right-of-way line of Chicago Transit Authority Railroad, southwesterly of North Milwaukee Avenue; thence southeasterly along the southwesterly right-of-way line of said Chicago Transit Authority Railroad to the north line of West Belden Avenue; thence southward across said West Belden Avenue to the northwest corner of Lot 5 in M. Moore's Subdivision of Lot 19 in John McGovern's Subdivision according to the plat thereof recorded October 22, 1886 as Document Number 765587; thence southward along the west line of said Lot 5 to the southwest corner of said Lot 5; thence eastward ajong the south lines of Lots 5, 4, 3, 2 and 1 in aforesaid M. Moore's Subdivision. to the southeast corner of Lot 1 in said M. Moore's Subdivision; thence-southward along the east line (extended south) of said Lot 1 in M Moore's Subdivision to the north line of Lot 28 of Block 1 in J. Johnston, Jr.'s Subdivision according to the plat thereof recorded November 28, 1881 as Document Number 361265; thence eastward along the north lines of Lots 28, 29 30, 31, 32, 33 and 34 of Block 1 in said J. Johnston, Jr.'s Subdivision to the southwesterly right-of-way line of aforesaid Chicago Transit Authority railroad; thence southeasterly along the southwesterly right-of-way line of said Chicago. Transit Authority railroad to the north line of West Lyndale Street; thence westward along the north line of said West Lyndale Street to the east line (extended north) of the west 0.11 feet of Lot 33 of Block 2 in aforesaid J. .-Johnston, Jr.'s Subdivision; thence southward along the east line of the west 0.11 feet of said Lot 33 of Block 2 to the north line of 16 foot wide public alley south of West Lyndale Street; thence continuing southward, across said 16 feet wide public alley to the northeast corner of Lot 50 of Block 2 in aforesaid J. Johnston, Jr.'s Subdivision; thence southward along the east line (extended south) of said Lot 50 of Block 2 to the south line of West Palmer Street; thence eastward along the south line (extended east) of said West Palmer Street to the east line of 66 foot wide North California Avenue; thence northward along the east line of said North California Avenue to the southwesterly right-of-way line of Chicago Transit Authority railroad, southwesterly of North Milwaukee Avenue; thence southeasterly by following the Southwesterly right-of-way line of said Chicago Transit Authority railroad to the southeasterly line of Lot 138 in White and Cole's Resubdivision of Block 1 of S. Stave's Subdivision recorded in Book 173, page 18; thence southwesterly along the southeasterly line of said Lot 138 to the northeasterly line of North Bingham Street, said point is also the most
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REPORTS OF COMMITTEES
47419
southern corner of said Lot 138; thence northwesterly along the northeasterly line of said North Bingham Street to the most southern corner of Lot 107 in said White and Cole's Resubdivision; thence southwesterly across said North Bingham Street to the most eastern corner of Lot 106 in said White and Cole's Resubdivision; thence continuing southwesterly along the southeasterly line of said Lot 106 to the northeasterly line of/North Stave Street, said point is also the most southern corner of said Lot 106; thence northwesterly along the northeasterly line of said North Stave Street to the south line (extended east) of a 16 foot wide public alley north of West Armitage Avenue; thence westward along the south line (extended east) of said public alley across said North Stave Street to the southeasterly line of Lot 12 in Gray and Adam's Subdivision of Lots 1 to 9 and 28 to 30 of Block 4 in S. Stave's Subdivision according to the plat thereof recorded August 5, 1881 as Document Number 342922; thence northeasterly along the southeasterly line of said Lot 12 to the most eastern corner of said Lot 12; thence northwesterly along the northeasterly line of said Lot 12 to the most northern corner of said Lot 12, said corner is also the most eastern corner of Lot 27 of Block 4 inS. Stave's Subdivision according to the plat thereof recorded in Book 85,page 19; thence continuing northwesterly valong the northeasterly lines of Lots 27, 26, 25, 24, 23, 22, 21, 20 and 19 of Block 4 in .said S. Stave's Subdivision to the southeasterly line of West Frances Place, said point also being the most northern corner of said Lot 19; thence southwesterly along the southeasterly line (extended southwesterly) of said West Frances Place to the southwesterly line of North Point Street; thence southeasterly along the southwesterly line of North Point Street to the most eastern corner of Lot 20 of Block 7 in aforesaid Attrill's Subdivision, said point is also being on the north line of a public alley north of West Armitage Avenue; thence westward along the north line of said public alley to the most southerly corner of Lot 24 of Block 7 in aforesaid Attrill's Subdivision; thence northwesterly along the southwesterly line of said Lot 24 of Block 7 to the most western corner of said Lot 24, said,comer is also being on the southeasterly line of Lot 35 of Block 5 in aforementioned W. O. Cole's Subdivision; thence southwesterly along the southeasterly lines of Lots 35, 34, and 33 to the most southern corner of said Lot 33 of Block 5; thence northwesterly along the southwesterly line (extended northwesterly across West Frances Place) to the north line of said West Frances Place; thence westward along the south line of said West Frances Place to the east line of North California Avenue; thence northward along the east line of said North California Avenue to the south line (extended east) of West McLean Avenue; thence westward along the south line of said West McLean Avenue to the west line of a 13 foot wide public alley (east of North Mozart Street); thence southward along the west line of said public alley 150 feet to the north line of another public alley; thence westward along north line of said public alley to the east line of North Mozart Street; thence westward across said North Mozart Street to the southeast corner of Lot 1 of Block 11 in Hoeps and Kerff s Resubdivision of Blocks 8 and 11 in the town of Schleswig, according to the plat thereof recorded July 25, 1890 as Document Number
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1307724, said corner is also being on the north line of a 17 foot wide public alley north of West Armitage Avenue; thence westward along the north line of said 17 feet wide public alley to the west line of another 16 foot wide public alley, east of North Humboldt Boulevard; thence southward along the west line of said 16 foot wide public alley to the north line of another 16 foot wide public alley, north of West Armitage Avenue; thence westward along the north line of said 16 foot wide public alley to the southwest corner of Lot 31 in Parkway Addition, a resubdivision of Lots 5 to 10, inclusive, in each of Blocks 4, 9 and 10 in the town of Schleswig and the vacated alleys and one-half of a street adjacent to said lots, et cetera, in the east half of the northwest quarter of said Section 36; thence northward along the west line of Lots 3i, 30 and 29 in aforesaid Parkway Addition to the northwest corner of said Lot 29 in said Parkway Addition; thence westward across said North Humboldt Boulevard to a point of intersection of the west line of said North Humboldt Boulevard with the south line of the north half of Lot 40 in Palmer Place Addition, a subdivision of part of the southwest quarter of the northwest quarter of said Section 36; thence westward along the said south line extended west of the north half of Lot 40 to the west line of a 16 foot wide public alley east of North Whipple Street; thence southward along trie west line of said public alley to the southeast corner of Lot 54 in aforesaid Palmer Place Addition; thence westward along the south line of said Lot 54 to the . southwest corner of said Lot 54; thence northward along the west line of said Lot 54 to the north line extended east of a 16 foot wide public alley north of West Armitage Avenue; thence westward along said north line extended east and west of 916 foot wide public alley to the west line of North Albany Avenue; thence southward along the west line of said North Albany Avenue to the centerline of a vacated alley north of West Armitage Avenue, according to the plat of vacation thereof recorded as Document Number 20127605; thence westward along the centerline of said vacated alley to a line 129.667 feet west of and parallel with the west line of said North Albany Avenue; thence northward along said parallel line to the south line of Lot,,16 of Block 3 in Clarkson's Subdivision of part of the southwest quarter of the northwest quarter of said Section 36; thence westward along the south line of said Lot 16 extended west to the centerline of a 16 foot wide vacated alley east of North Kedzie Avenue; thence northward along the centerline extended north of said vacated alley to the south line extended east of Lot 19 in the plat of the west 10 acres of the west 30 acres of the south 91.7 acres of the northwest quarter of said Section 36; thence westward along said south line extended east of Lot 19 to the southwest corner of said Lot 19; thence continuing westward across North Kedzie Avenue to the northeast corner of Lot 4 of Block 1 in Ovitt's Resubdivision of Block 12 of Shipman, Bill and Merrill's Subdivision in the east half of the northeast quarter of said Section 35; thence southward along the east line of Lots 4, 5 and 6 of said Block 1 to the southeast corner of said Lot 6; thence westward along the south line of said Lot 6 to the southwest corner of said Lot 6; thence northward along the west line of said Lot 6 to the north line extended east of a 14 foot wide public alleys north of West Armitage Avenue; thence westward along the north line extended
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REPORTS OF COMMITTEES
47421
east and west of said 14 foot wide public alley to the west line of another 14 foot wide public alley east of North Sawyer Avenue; thence southward along the said west line of a 14 foot wide public alley to the north line of another 14 foot wide public alley north of West Armitage Avenue; thence westward along the north line of said 14 foot wide public alley to the east line of North Sawyer Avenue; thence northward along the east line of said North Sawyer Avenue to the north line extended east of a 16 foot wide public alley north of West Armitage Avenue; thence westward along the north line (extended east) of said 16 foot wide public alley to the west line of North Spaulding Avenue; thence southward along the west line of said North Spaulding Avenue to the north line of West Armitage Avenue; thence westward along the north line of sai d West Armitage Avenue to the east line of North Kimball Avenue; thence northward along the east line of said North Kimball Avenue to the north line of a 16 foot wide public alley north of said Armitage Avenue; thence westward along the north line (extended west) of said public alley to the west line of North Kimball Avenue; thence south along the west line of said North Kimball Avenue to the north line of a 16 foot wide public alley north of West Armitage Avenue; thence westward along the north line of said 16 foot wide alley to the east line of North St. Louis* Avenue; thence westward across North St. Louis Avenue to the southeast corner of Lot 61 in the subdivision of the south quarter of the west one-third of the northeast quarter of said Section 35, said point also is on the north line of a 16 foot wide public alley north of West Armitage Avenue; thence westward along the north line (extended west) of said 16 foot wide public* alley to the west line of North Drake Avenue; thence southward along the west line of said North Drake Avenue to the north line of West Armitage Avenue; thence westward along the north line of said West Armitage Avenue to the east line of North Central Park Avenue; thence northward along the east line of said North Central Park Avenue to the north line of West Mclean Avenue; thence westward along the north line of said West Mclean Avenue to the west line (extended north) of the east 9 feet of Lot 58 of Block 8 in Jackson's Subdivision of Blocks 7 and 8 of Hambleton's Subdivision in the east half of the northwest quarter of said Section 35; thence southward along the said west line (extended north) of the said east 9 feet to the north line of a 16 foot wide vacated public alley north of said West Armitage Avenue; thence westward along the north line of said public alley to the east line extended north of Lot 90 of Block 7 in said Jackson's Subdivision; thence southward along the east of said Lot 90 to the north line of West Armitage Avenue; thence westward along the north line of said West Armitage Avenue to the west line (extended north) of North Ridgeway Avenue; thence southward across West Armitage Avenue along the west line of said North Ridgeway Avenue extended north to the south line of a 16 foot wide public alley south of said West Armitage Avenue; thence eastward along said south line extended east to the west line of North Lawndale Avenue; thence eastward across said North Lawndale Avenue to the northwest corner of Lot 12 of Block 2 in S. Delamater's Subdivision according to the plat thereof recorded August 1, 1885 as Document Number 643538, said point is also on the south line of a 16 foot wide public alley; thence eastward
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JOURNALCITY COUNCIL-CHICAGO
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along the south line of said 16 foot wide public alley to the west line of North Central Park Avenue; thence southward along the west line of said North Central Park Avenue to the south line extended west of a 16 foot wide public alley south of West Armitage Avenue; thence continuing eastward along the south line extended west of said 16 foot wide public alley to the west line of North Kimball Avenue; thence eastward across said North Kimball Avenue to the northwest corner of Lot 16 in Winkelman's Subdivision of Block 3 of E. Simon's Subdivision according to the plat thereof recorded on February 15, 1899 as Document Number 2785137, said point is also on the south line of a 16 foot wide public alley; thence eastward along the south line of said 16 foot wide public alley to the west line of North Spaulding Avenue; thence eastward across said North Spaulding Avenue to the northwest corner of Lot 16 of Block 2 in Winkelman's Subdivision of part of Blocks 2 and 11 of E. Simon's Subdivision
according to the plat thereof recorded September 5, 1888 as Document Number 1000737, said point is also on the south line of a 16 foot wide public alley south of West Armitage Avenue; thence eastward along the south line of said 16 foot wide public alley to the west line of North Kedzie Avenue; thence eastward across said North Kedzie Avenue to the northwest corner of Lot 16 of Block 1 in Nils F. Olson's Subdivision according to the plat thereof recorded January 14, 1887 as Document Number 790005, said corner is also on the south line of a 14 foot wide public alley south of West Armitage Avenue; thence eastward along the south line of said 14 foot wide public alley to the northeast corner of Lot 6 of Block 1 in S. Delamater's Subdivision according to the plat thereof recorded on February 5, 1884 as Document Number 523563; thence southward along the east line of said Lot 6 to the south line (extended west) of a 16 foot wide public alley south of West Armitage Avenue; thence eastward along the south line of said 16 foot wide public alley to the west line of North Whipple Street; thence eastward across North Whipple Street to the northwest corner of Lot 42 of Block 1 in Alva Trowbridge and Others' Subdivision according to the plat thereof recorded August 1, 1872 as Document Number 51139; thence eastward along the north line of said Lot 42 of Block 1 to the northeast corner of said Lot 42; thence eastward to the northwest corner of Lot 7 of Block 1 in said Alva Trowbridge and Others' Subdivision; thence eastward along the
north line of said Lot 7 of Block 1 to its northeast corner; thence eastward across North Humboldt Boulevard along the north line extended east of said Lot 7 to the east line of said North Humboldt Boulevard; thence northward along the east line of said North Humboldt Boulevard to; the south line of Lot 24 of Block 4 in Hansbrough and Hess Subdivision of the east half of the southwest quarter of said Section 36; thence eastward along the south line of said Lot 24 to its southeast corner; thence continuing eastward across the 14 foot wide public alley to the southwest corner of Lot 1 of Block 4 in said Hansbrough and Hess Subdivision; thence eastward along the south line of said Lot 1 of Block 4 to its southeast corner, said corner is also on the west line of North Richmond Street; thence southward along the west line of said North Richmond Street to the north line (extended west) of Lot 22 of Block 3 in said Hansbrough and Hess
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REPORTS OF COMMITTEES
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Subdivision; thence eastward along said north line extended west to the northeast corner of said Lot 22 of Block 3; thence continuing eastward along said north line (extended east) to the east line of a 14 foot wide public alley west of North Francisco Avenue; thence northward along the east line of said alley to the north line of the south half of Lot 2 of Block 3 in said Hansbrough and Hess Subdivision; thence eastward along the said north line of the south half of Lot 2 of Block 3 to the west line of North Francisco Avenue; thence continuing east along said north line (extended east) of the south half of Lot 2 to the west line of a 14 foot wide public alley east of North Francisco Avenue; thence southward along the west line of said 14 feet wide public alley to the most north line (extended west) of Lot 3 of Block 2 in said Hansbrough and Hess Subdivision; thence eastward along the said most north line extended west to the northwest corner of said Lot 3 of Block 2; thence eastward along said most north line 25.05 feet; thence southward along a line parallel to North Mozart Street 4.5 feet; thence eastward along the north line (extended east) of said Lot 3 of Block 2 to the east line of North Mozart Street; thence northward along the east line of said North Mozart Street to the southwest corner of Lot 24 of Block 1 in said Hansbrough and Hess Subdivision; thence eastward along the south line of said Lot 24 of Block 1 to the west line of a 14 foot wide public:alley west of North California Avenue; thence southward along the west line of said 14 foot wide public alley to the north line (extended west) of the south half of Lot 3 of Block 1 in said Hansbrough and Hess Subdivision; thence eastward along said north line (extended west) of the south half of Lot 3 of Block 1 to the west line of North California Avenue; thence eastward across said North California Avenue to the northwest corner of Lot 11 of Block 2 in Edgar M. Snow and Company's Subdivision according to the plat thereof recorded on March 23, 1901 as Document Number 3077922, said corner also lies on the south line of a 16 foot wide alley south of West Armitage Avenue; thence eastward along the south line (extended east) of said 16 foot wide public alley to the east line of North Fairfield Avenue; thence northward along the east line of said North Fairfield Avenue to the south line of West Armitage Avenue; thence eastward along the south line of said West Armitage Avenue to the west line of North Washtenaw Avenue; thence southward along the west line of said North Washtenaw Avenue to the south line (extended west) of a 16 foot wide public alley south of West Armitage Avenue; thence eastward along the south line of said public alley to the west line of North Rockwell Street; thence southward along the west line of said North Rockwell Street to the south line of West Homer Street; thence eastward along the south line (extended east) of said West Homer Street to the northeast corner of Lot 7 in the subdivision of Lots 11 to 25 of Subblock 2 of B. F. Jacobs Subdivision; thence southward along the east line extended south of said Lot 7 to the south line of a 16 foot wide public alley south of West Homer Street; thence eastward along the south line of said 16 foot public alley to the northeast corner of Lot 41 in^B. F. Jacobs Subdivision of Block 2 of Johnston's Subdivision; thence southward along the east line of said Lot 41 to the north line of West Cortland Street; thence eastward along the north ■ line of said
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JOURNAL-CITY COUNCIL-CHICAGO
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West Cortland Street to the east line of the west 72 feet of Lot 67 in Johnston's Subdivision of Block 1 of Johnston's Subdivision in the east half of the southeast quarter of said Section 36; thence northward along said east line of the west 72 feet extended north to the north line of a 16 foot wide public alley north of West Cortland Street; thence westward along the north line of said 16 foot wide public alley to the east line of North Campbell Avenue; thence northward along the east of said North Campbell Avenue and across West Homer Street to the north line of said West Homer Street; thence westward along the north line extended east/west of said West Homer Street to a line 167 feet west of and parallel with the west line of said North Campbell Avenue; thence northward along said parallel line a distance of 53 feet; thence eastward along a line 53 feet north of and parallel with the north line 66 feet wide of said West Homer Street, 167 feet to the west line of said North Campbell Avenue; thence northward along the west line of said North Campbell Avenue to the south line (extended west) of Lot 16 in Johnston's Subdivision of Block 1 of Johnston's Subdivision according to the plat thereof recorded on July 18, 1881 as Document Number 338117; thence eastward along said south line (extended west) to the southwest corner of said Lot 16; thence eastward along the south lines of Lots 16, 15, 14, 13 and 12 in said Johnston's Subdivision to the southeast corner of said Lot 12; thence in a northeasterly direction to the ; southeast corner of Lot 1 in P. Bandow's Resubdivision of Lots 3, 4 and the northwest half of Lot 5 in Block 1 of Johnston's Subdivision, according to the plat thereof recorded on April 16, 1885 as Document Number 6168851, said corner also lies on the northeasterly line of a 10 foot wide public alley; thence southeasterly along the northeasterly line (extended southeasterly) of said 10 foot wide public alley to the south line of aforesaid West Homer Street; thence eastward along the south line of said West Homer Street to the west line of North Western Avenue as widened, said point is also 50 feet west of the east line of the east half of the southeast quarter of said.Section 36; thence northward along the west line of said North Western Avenue to the northeast line of 66 foot wide North Milwaukee Avenue; thence northwesterly along northeasterly line of said North Milwaukee Avenue to the south line of West Armitage Avenue; thence eastward along the south line of said West Armitage Avenue to the west line (extended south) of Lot 36 in Powell's Subdivision of Lot 8 in Circuit Court Partition according to the plat thereof recorded on September 5, 1884 as Document Number 572044; thence northward across West Armitage Avenue to the southwest corner of said Lot 36; thence northward along said west line of said Lot 36 and along the east line of a 14 foot wide public alley to the north line (extended east) of another 14 foot wide public alley south of West McLean Avenue; thence westward along the north line (extended east and west) of said 14 foot wide public alley to the east line (extended south) of another 14 foot wide public alley east of North Campbell Avenue; thence northward along the east line (extended south) of said 14 foot wide public alley to the north line (extended east) of a 9 foot wide public alley south of West McLean Avenue; thence westward along the north line (extended east) of said 9 foot wide public alley to the east
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47425
line of North Campbell Avenue; thence northward along the east line of said North Campbell Avenue to the south line (extended east) of Lot 6 in Owner's Subdivision according to the plat recorded November 24, 1913 as Document Number 5311027; thence westward across said North Campbell Avenue along the south line (extended east) of said Lot 6 to the southwest corner of said Lot 6; thence northward along the west lines of Lots 6, 5, 4 and 3 in said Owner's Subdivision to the northwest corner of said Lot 3; thence northeasterly along the westerly lines of Lots 2 and 1 in said Owner's Subdivision to the northwest corner of said Lot 1; thence northward along the west line of Lot 104 in V. Wood Subdivision, according to the plat thereof recorded May 10, 1877 as Document Number 134226 to the north line (extended east) of a 16 foot wide public alley south of West Charleston Street; thence westward along the north line (extended east) of said 16 foot wide public alley ,to the southwest corner of Lot 56 in said V. Wood's Subdivision; thence northward along the west line (extended north) of said Lot 56 to the north line of West Charleston Street; thence west along the north line of said West Charleston Street to the east line of North Maplewood Avenue; thence southwesterly across said North Maplewood Avenue to the southwest corner of Lot 18 in said V. Wood's Subdivision; thence westward along the south line of said Lot 18 to the southwest corner of said Lot 18; thence northward along the west lines of Lots 17, 16, 15, 14, 13 and 12 in said V. Wood's Subdivision to a line 7 feet south of and parallel with the south line (extended east) of Lot 15 in Herman Papsien's Subdivision according to the plat thereof recorded December 17, 1900 as Document Number 3044716; thence westward along said parallel line 10 feet; thence northward. 7 feet to the southeast corner of said Lot 15; thence westward along the south line of said Lot 15 to the southwest corner of said Lot 15; thence northward along the lines of Lots 15, 14, 13, 12 and 11 in said Herman Papsien's Subdivision to the northwest corner of said Lot 11; thence continuing northward along the west line (extended north) of said Lot 11 to the southwest corner of Lot 10 in said Herman Papsien's Subdivision; thence westward along the south line (extended west) of said Lot 10 to the southeast corner of Lot 13 in James M. Allen's Subdivision according to the plat thereof recorded April 11, 1882 as Document Number 386837; thence westward along the south line of said Lot 13 to the southwest corner of said Lot 13, said corner is also on the east line of North Rockwell Street; thence southward along the east line of said North Rockwell Street to the southwesterly line (extended southeasterly) of Lot 2 in Powell's Subdivision according to the plat thereof recorded on page 93 of Book 6; thence northwesterly across said North Rockwell Street along said southwesterly line (extended southeasterly) of said Lot 2 to the most southern corner of said Lot 2; thence northwesterly along the southwesterly lines (extended northwesterly) of Lots 2 and 1 in said Powell's Subdivision to the south line of Lot 11 in Gray's Subdivision according to the plat thereof recorded on page 55 of Book 85; thence westward along the south line of said Lot 11 to the southwest corner of .said Lot 11, said corner lies on the east line of North Talman Avenue; thence northward along the east line of said North Talman
47426 JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
i ■ c
Avenue to the southwesterly line (extended southeasterly) of Lot 32 of Block 4 in C. E. Woosley's Subdivision according to the plat thereof recorded on May 23; 1881 on page 5 of Book 16; thence northwesterly along the southwesterly line (extended southeasterly) of said Lot 32 of Block 4 to the most southern corner of said Lot 32, said corner also lies on the northeasterly line of a 20 foot wide public alley northeasterly of North Milwaukee Avenue; thence northwesterly along the northeasterly line of said 20 foot wide public alley to the east line of another 14 foot wide public alley west of said North Talman Avenue; thence northward along the east line (extended north) of said 14 foot wide public alley to the north line of West Lyndale Street; thence westward along the north line of said West Lyndale Street to the east line of North Washtenaw Avenue; thence northward along the east line of said North Washtenaw Avenue to the north line of West Belden Avenue; thence westward along the north line (extended west) of said West Belden Avenue to a bend point which lies on the southeasterly line of Lot 23 of Block 2 in Snowhook's Subdivision according to the plat thereof recorded August 22, 1884 as Document Number 569245; thence southwesterly along the northwesterly line of said West Belden Avenue, said line also is the southeasterly lines of Lots 23 and 24 of Block 2 in said Snowhook's Subdivision to the northeasterly line of North Milwaukee Avenue; thence northwesterly along the northeasterly line extended northwesterly of said North Milwaukee Avenue to the west line of North California Avenue; thence northward along the west line of said North California Avenue to the northeasterly line of a 16 foot wide public alley northeasterly of North Milwaukee Avenue; thence northwesterly following along the northeasterly, east, northeasterly, north, northeasterly and east line of said 16 foot wide public alley to the south line of West Fullerton Avenue, said point also being the northwest corner of Lot 14 of Block 4 in Snowhook's Subdivision; thence westward along the south line of said West Fullerton Avenue to the east line (extended south) of North Francisco Avenue; thence northward across said West Fullerton Avenue along the east line (extended south) of said North Francisco Avenue to the north line of a 16 foot wide public alley north of said West Fullerton Avenue; thence westward across said North Francisco Avenue along the north line (extended west) of said 16 foot wide public alley to the southeast corner of Lot 27 of Block 7 in George A. Seavern's Subdivision according to the plat thereof recorded May 10, 1886 as Document Number 716003; thence westward along the south line of said Lot 27 of Block 7 to the southwest corner of said Lot 27 of Block 7, said corner also lies on the northeasterly line .of a 16 foot wide public alley northeasterly of North Milwaukee Avenue; thence northwesterly along the northeasterly line of said 16 foot wide public alley to the southwest corner of Lot 11 of said Block 7; thence continuing northwesterly to the most southern corner of Lot 15 of Block 5 in said George A. Seavern's Subdivision; thence continuing northwesterly along the southwesterly lines of Lots 15, 16, 17 and 18 of said Block 5 to a line 8 feet south of and parallel with the south line of Lot 4 of Block 5 in said George A. Seavern's Subdivision; thence westward along said parallel line to the east line of Lot 1 in resubdivision of Lots 5 and 6 of Block 5 in said George A.
5/11/2005
REPORTS OF COMMITTEES
47427
Seavern's Subdivision; thence northward along the east line of said Lot 1 to the northeast corner of said Lot 1; thence westward along the north line of said Lot 1 to the east line of North Sacramento Avenue; thence northward along the east line of said North Sacramento Avenue to the northwest corner of Lot 1 of Block 5 in aforesaid George A. Seavern's Subdivision; thence in a northwesterly direction across said North Sacramento Avenue to the most southern corner of Lot 1 of Block 2 in Storey and Allen's Milwaukee Avenue Addition to Chicago according to the plat thereof recorded February 9, 1872 as Document Number 12639; thence northwesterly along the southwesterly lines of Lots 1 and 3 of said Block 2 to the most westerly corner of said Lot 3; thence northeasterly along the northwesterly line (extended northeasterly) of said Lot 3 of Block 2 to the northeasterly line (extended southeasterly) of North Willetts Court; thence northwesterly along the northeasterly line (extended southeasterly) of said North Willetts Court to the southeasterly line of Lot 1 in Logan Square Addition to Chicago according to the plat thereof recorded November 10, 1881 as Document Number 358316; thence southwesterly along the southeasterly lines of Lots 1 and 2 in said Logan Square Addition to Chicago to the southeast corner of Lot 3 in said Logan Square Addition to Chicago; thence westward along the south line of said Lot 3 to the southwest corner of said Lot 3; thence southwesterly along the southeasterly line of Lot 4 in said Logan Square Addition to Chicago to the southwest corner of said Lot 4; thence westward along the south lines of Lots 5, 6, 7, 8, 9, 10 and 11 to the southwest corner of said Lot 11; thence northwesterly along the southwesterly lines of Lots 12,13 and 14 in said Logan Square Addition to Chicago to the southwest corner of said Lot 14; thence northward along the west line (extended north) of said Lot 14 to the north line of 250 foot wide West Logan Boulevard; thence westward along the north line of said West Logan Boulevard to the southwest corner of Lot 20 of Block 4 in subdivision of Blocks l,r2, 3 and 4 in Lot 1 in County Clerk's Division according to the plat thereof recorded December 12, 1894 as Document Number 2146603; thence northward along the west line of said Lot 20 to the southeast corner of Lot 21 of said Block 4; thence westward along the south lines of Lots 21, 22, 23 and 24 of said Block 4 to the southwest comer of said Lot 24 of Block 4; thence westward along the prolongation of the last described course to the northeasterly line of North Milwaukee Avenue; thence northwesterly along the northeasterly line of said North Milwaukee Avenue to the east line of North Kedzie Avenue; thence northward along the east line of said North Kedzie Avenue to the north, line of West Schubert Avenue; thence continuing in a northwesterly direction across said North Kedzie Avenue to the most southern comer of Lot 7 of Block 1 in Hitt and Others' Subdivision of 39 acres on the east side of the east half of the southeast quarter of said Section 26, said comer also lies on the northeasterly line of North Emmet Street; thence northwesterly along the northeasterly line (extended northwesterly) of said North Emmet Street to the northwesterly line of North Sawyer Avenue; thence southwesterly along the northwesterly line of said North Sawyer Avenue to the northeasterly line of a 16 foot wide public
47428
JOURNAL-CITY COUNCIL-CHICAGO 5/11 /2005
alley northeasterly of North Milwaukee Avenue; thence northwesterly along the northeasterly line of said 16 foot wide public alley to the most western corner of Lot 1 of Block 4 in Milwaukee and Diversey Subdivision according to the plat thereof recorded March 29, 1924 as Document Number 8339078; thence northeasterly along the northwesterly (extended northeasterly) line of said Lot 1 of Block 4 to the north line of 66 foot wide West Diversey Avenue; thence westward along the north line of said West Diversey Avenue to the east line of North Christiana Avenue; thence northward along the east line of said North Christiana Avenue to the south line (extended east) of Lot 15 of Block 4 in Henry Wisner's Subdivision of Lots 8 and 9 of Brand's Subdivision in the east half of the northeast quarter of said Section 26; thence westward along the south line (extended east) of said Lot 15 of Block 4 to the southwest corner of said Lot 15, said corner also lies on north line of a 14 foot wide public alley north of said West Diversey Avenue; thence continuing westward along the prolongation of the last described course to a bend point in said 14 foot wide alley, said bend point is also the southwest corner of Lot 31 of Block 4 in said Henry Wisner's Subdivision; thence northwesterly along the southwesterly line of said Lot 31 to the most westerly corner of said Lot 31, said corner also lies on the southeasterly line of North Woodward Street; thence northeasterly along the southeasterly line of said North Woodward Street to the southwesterly line (extended southeasterly) of Lot 42 in Storey and Allen's Subdivision of Lot 10. in Brand's Subdivision in the east half of the northeast quarter of said Section 26; thence northwesterly along the southwesterly line (extended southeasterly) of said Lot 42 to the east line of North Kimball Avenue; thence northward along the east line of said North Kimball Avenue to the northwesterly line of North Dawson Avenue; thence southwesterly along the northwesterly line (extended southwesterly) of said North Dawson Avenue to the northeasterly line of North Milwaukee Avenue; thence northwesterly along the northeasterly line of said North Milwaukee Avenue to the southeasterly line of North Allen Avenue; thence northeasterly along the southeasterly line of said North Allen Avenue to the northeasterly line of a 16 foot wide public alley northeasterly of North Milwaukee Avenue; thence northwesterly along the northeasterly line of said 16 foot wide public alley to the most western corner of Lot 60 of Block 2 in Albert Wisner's Subdivision of Lots 13 and 14 in Brand's Subdivision in the west half of the northeast quarter of said Section 26; thence in northwesterly direction across North Elbridge Avenue to the southeast corner of Lot 26 of Block 4 in said Albert Wisner's Subdivision; thence westward along the south line of said Lot 26 of Block 4 to the southwest corner of said Lot 26; thence northward along the west lines of Lots 26 and 25 of said Block 4 to the most northern corner of said Lot 25; thence northwesterly along the southwesterly line of Lot 24 in said Block 4 to the most western corner of said Lot 24; thence westward along the north lines of Lots 27, 28 and 29 in said Block 4 to the northwest comer of said Lot 29, said comer also lies on the east line of North Central Park Avenue; thence northward along the east line of said North Central Park Avenue to the south line (extended east) of Lot 59 in Heafield's Subdivision of Lot 1 in
I
5/11/2005
REPORTS OF COMMITTEES
47429
Davlin, Kelly and Carroll's Subdivision in the east half of the northwest quarter of said Section 26; thence westward along the south line (extended east) of said Lot 59 to the southwest corner of said Lot 59; thence northward along the west line of said Lot 59 to the northwest corner of said Lot 59; thence westward along the south line (extended east) of Lot 45 in said Heafield's Subdivision to the east line of North Monticello Avenue; thence northward along the east line of said North Monticello Avenue to the southwesterly line (extended southeasterly) of Lot 33 in Haentze and Wheeler's Subdivision, according to the plat thereof recorded July 15, 1902 as Document Number 3270736; thence northwesterly along the southwesterly line (extended southeasterly) of said Lot 33 to the most southern corner of said Lot 33, said corner also lies on the west line of said North Monticello Avenue; thence southward along the west line of said North Monticello Avenue to the northeasterly line of North Milwaukee Avenue; thence northwesterly along the northeasterly line of said North Milwaukee Avenue to the southeasterly line of North Lawndale Avenue; thence northeasterly along the southeasterly line of said North Lawndale Avenue to the east line (extended south) of said North Lawndale Avenue; thence northward along east line of said North Lawndale Avenue to the southwest corner of Lot 23 in Heafield's Subdivision of the west 5 acres of Lot 2 in Davlin, Kelly and Carroll's Subdivision according to the plat thereof recorded March 18, 1902 as Document Number 3218672; thence in a northwesterly direction across said North Lawndale Avenue to the most southern corner of Lot 30 in said Heafield's Subdivision of west 5 acres of Lot 2 in Davlin, Kelly and Carroll's Subdivision; thence continuing northwesterly along the southwesterly line (extended northwesterly) of said Lot 30 to the south line of Lot 22 of Block 1 in Heinemann and Gross' Subdivision of part of Lot 3 in Davlin, Kelly and Carroll's Subdivision according to the plat thereof recorded July 14, 1909 as Document Number 4406409; thence westward along the south line of said Lot 22 of Block 1 to the east line of North Ridgeway Avenue; thence northward the along the east line of said North Ridgeway Avenue to the southwesterly line (extended southeasterly) of Lot 27 of Block 2 in said Heinemann and Gross' Subdivision; thence northwesterly along the southwesterly line (extended southeasterly and northwesterly) of said Lot 27 of Block 2 to the south line of Lot 17 of said Block 2; thence westward along the south line of said Lot 17 of Block 2 to the east line of North Hamlin Avenue; thence northward along the east line of said North Hamlin Avenue to the south line (extended east) of Lot 11 in Wm. J. Sweeney's Subdivision of Lot 6 in Circuit Court Common Division in the west half of the southwest quarter of said Section 23; thence westward along the south line (extended east and west) to the southwest corner of Lot 1 in said Wm. J. Sweeney's Subdivision; thence northwesterly along the southwesterly line (extended northwesterly) of said Lot 1 to the east line-of North Avers Avenue; thence westward across said North Avers Avenue along the a line parallel with the south line of said Lot 1 to the west line of 66 foot wide North Avers Avenue; thence northward along the west line of said North Avers Avenue to the north line of a 16 foot wide public alley, south of West School Street; thence westward
47430
JOURNAL-CITY COUNCIL-CHICAGO
5/11/2005
along the north line of said 16 foot wide public alley to the east line of North Springfield Avenue; thence southward along the east line of said North Springfield Avenue to the northeasterly line of a 16 foot wide public alley northeasterly of North Milwaukee Avenue; thence northwesterly along the northeasterly line (extended northwesterly) of said 16 foot wide public alley to the northwesterly line (extended northeasterly) of said North Springfield Avenue; thence southwesterly along the northwesterly line (extended northeasterly) of said North Springfield Avenue to the northeasterly line of 66 foot wide North Milwaukee Avenue; thence northwesterly along the northeasterly line (extended northwesterly) of said North Milwaukee Avenue to the north line of said West School Street; thence westward along the north line (extended west) of said West School Street to the west line of North Pulaski Road; thence southward along the west line of said North Pulaski Road to the north line of West Melrose Street; thence westward along the north line of said West Melrose Street to the east line (extended north and south) of a 16 foot wide public alley, west of North Pulaski Road; thence southward along the east line (extended north and south) of said 16 foot wide public alley to the south line of 66 foot wide West Belmont Avenue; thence eastward along the south line of said West Belmont Avenue to the west line of a 66 foot wide North Pulaski Road;, thence southward along the west line of said North Pulaski Road to a line 133 feet south of arid parallel with south line of said West Belmont Avenue; thence eastward along the said parallel line across said North Pulaski Road, 66 feet to the point of beginning, all aforesaid legal description hereby written on this thirtieth day of November 1999, all in Cook County, Illinois.
Parcel 2:
That part of Sections 22, 23, 26 and 27, Township 40 North, Range 13, East of the Third Principal Meridian, in the City of Chicago, Cook County, Illinois, more particularly described as follows:
r
commencing at the northwest corner of the northwest quarter of aforesaid Section 26 (intersection of the centerlines of West Belmont Avenue and North Pulaski Road); thence southward along the west line of said northwest quarter of Section 26, 166.00 feet, more or less, "to the centerline of a 16 foot wide public alley 932 extended west (south of West Belmont Avenue); thence eastward along the said centerline of a vacated alley, 33 feet to the east line of said North Pulaski Road for the point of beginning; thence eastward along the centerline of said vacated alley to the west line of North Springfield Avenue; thence south along the said west line of North Springfield Avenue 8.00 feet to the northeast corner of Lot 35 in Chas. Seeger's Subdivision of Lot 1 of Haussen and Seeger's Addition according to the plat thereof recorded March 26, 1912 as Document
5/11/2005
REPORTS OF COMMITTEES
47431
Number 23771; thence eastward across said North Springfield Avenue to the northwest corner of Lot 11 in aforesaid Chas. Seeger's Subdivision; thence southward along the east line of said North Springfield Avenue to the south line extended east of Lot 34 in said Chas. Seeger's Subdivision; thence westward along the south line extended east of said Lot 34 to the southwest corner of said Lot 34; thence westward across a 16 foot wide public alley to the southeast corner of Lot 47 in said Chas. Seeger's Subdivision; thence westward along the south line of said Lot 47 to the east line of North Harding Avenue; thence southward along the east line of said North Harding Avenue to the south line extended east of a 16 foot wide public alley north of West Barry Avenue; thence westward along the south line extended^ast of said 16 foot wide public alley to the east line of another 16 foot wide public alley west of said North Harding Avenue; thence southward along the east line of said public alley to the south line extended east of another 16 foot wide public alley north of West Barry Avenue; thence westward along the south line extended east of said 16 foot wide public alley to the east line of North Pulaski Road; thence southward along the east line of said North Pulaski Road to the south line of said West Barry Avenue; thence westward along the south line extended east of said West Barry Avenue to the east line of a 16 foot wide public alley west of said North Pulaski Road; thence northward across said West Barry Avenue to the southeast corner of Lot 4 in Collins and Gauntlett's 40th Avenue and Noble Avenue Addition to Chicago in the east half of the northeast quarter of said Section 27; thence northward along the east line of said Lot 4 to its northeast corner; thence westward along the north line of said Collins and Gauntlett's 40th Avenue and Noble Avenue Addition to Chicago to the west line of North Karlov Avenue; thence northward along the west line of said North Karlov Avenue to the south line of a 16 foot wide, public alley south of West Belmont Avenue; thence westward along the south line of said 16 foot wide public alley to the east line of North Tripp Avenue; thence northward along the east line extended north of said North Tripp Avenue to the north line of West Belmont Avenue; thence eastward along the north line of said West Belmont Avenue to the east line of a 16 foot wide public alley west of North Pulaski Road; thence southward along the east line, extended south, of said 16 foot wide public alley to the south line of said West Belmont Avenue; thence eastward along the south line of said south line of West Belmont Avenue to the west line of a 66 foot wide North Pulaski Road; thence southward along the west line of said North Pulaski Road to a line 133 feet south of and parallel with the south line of said West Belmont Avenue; thence eastward across North Pulaski Road along the said parallel line a distance of 66 feet to the point of beginning, all aforesaid legal description hereby written on this twentieth day of December 2004, all in Cook County, Illinois.
47432
JOURNAL-CITY COUNCIL-CHICAGO 5/11 /2005
Appendix C.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project)
Properties Previously Approved For Acquisition In Underlying Redevelopment Area Plan.
■2ft-ilSi-'- -'■ ffiwwBHS-t:- .
13 35 234 032
13 35 234 033
13 35 236 021
13 35 236 022
13 35 236 023
13 35 236 024
13 35 236 025
13 35 402 001
13 35 402 002
13 35 402 003
13 35 402 004
13 36 125 007
13 36 125 008
13 36 125 009
13 36 125 010
13 36 125- 011
13 36 J25 017
13 36 125 018
13 36 300 009
13 36 300 010
13 36 300 011
13 3 6 300 026
13 36 300 027
13 36 302 001
13 36 302 002
13 36 305 001
13 36 305 002
13 36 307 001
13 36 307 002
Parcels were authorized for acquisition previously under the Armitage/California-Sl. Louis Redevelopment Plan. These sites are depicted in Figure C of the Redevelopment Plan.
5/11/2005
REPORTS OF COMMITTEES
47433
Appendix: D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 1 of 13)
Part 1 - Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
I f»rc#itoti*#r ... |
1»8 EAV |
13 22 437 020 |
$33,542 ' |
13 22 437 021 |
$45,486 |
13 22 437 022 |
$99,855 |
13 22 437 023 |
$99,855 |
13 22 437 024 |
$99,855 |
13 22 437 025 |
. $318,706 |
13 23 325 .001 ... |
-------,_u $203,433 i |
13 23 325 002 |
$19,961 |
13 23 325 003 |
$23,377 |
13 23 325 007 |
$3,745 |
13 23 325 008 |
$7,492 j |
13 23 325 009 |
$7,492 1 |
13 23 325 010 |
$19,589 |
13 23 325 011 |
$8,922 1 |
13 23 325 012 |
$61,658 |
13 23 325 013 |
$433,543 |
13 23 325 014 |
$108,675 |
13 23 325 015 |
$121,124 |
13 23 325 016 |
$14,627 |
13 23 325 017 |
$7,492 |
t3 23 325 0t8 |
$16,094 |
13 23 325 019 |
$16,094 |
13 23 325 020 |
$16,094 |
13 23 325 021 |
$28,439 |
13 23 325 022 |
$25,529 |
13 23 325 023 |
$33,948 |
13 23 325 024 |
$35,310 |
13 23 325 025 |
$55,832 |
13 23* 325 026 |
$66,642 |
13 23 325 027 |
$76,198 |
13 23 325 028 |
$74,801 |
13 23 325 029 |
$159,107 |
13 23 325 030 |
, $29,538 |
13 23 325 031 |
$18,741 |
13 23 325 , 032 |
$18,741 |
13 23 325 033 |
$143,379 |
13 23 325 034 |
$214,408 |
|
1998 FAVj |
13 23 325 035 |
$290,302 I |
13 23 . 325 ... 036 |
$7,920 |
13 23 325 037 |
$7,920 |
13 23 325 041 |
- $24,631 |
13 23 325 . 042 |
$7,920 |
13 23 325 043 |
$7,920 |
13 23 325 044 |
$77,362 |
13 23 325 045 |
$15,281 |
13 23 325 046 |
$14,708 |
13 23 325 047 |
$14,150 |
13 23 325 048 |
$113,588 |
13 23 325 049 |
$84,656 ; |
13 23 32S 050 |
$42,013 ; |
13 23 325 05J |
$67,038 |
" 13 23 325 052 |
. $82,326 |
13 23 325 053 |
$431,509 |
13 23 327 012 |
$176,823 |
13 23 327 013 |
$14,374 |
13 23 327 014 |
$14,374 |
13 23 327 015 |
$14,374 |
13 23 327 016 |
$14,374 a |
" 13 23 327 017 |
$14,374 1 |
13 23 327 018 |
$14,374 . |
13 23 327 019 |
$.14,374 |
13 23 327 020 |
$14,374 |
\i 23 327 021 |
$14^74 |
13 23 327 022 |
U 4,374 |
13 23 327 024 |
$667,70,1 |
13 23 %27 026 |
$500,897 |
13 23 327 032 |
$3,824 |
13 23 328 018 |
$73,820 |
13 , 23 328 019 |
$43,766 |
13 23 328 . 020 |
$46,181 |
13 23 328 021 |
$46,181 |
13 23 328 022 |
1 $82,437 |
13 23 328 023 |
$23,039 |
13 23 328 024 |
$23,039 ! |
|
|
|
|
47434
JOURNALCITY COUNCIL-CHICAGO 5/11 /2005
Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 2 of 13)
Part 1 Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
|
1998 EAV |
13 23 328 025 |
$21,771 |
13 23 328 026 |
$73,482 |
13 25 315 001 |
$5S,125 |
13 25 315 002 |
$44,320 |
13 25 315 003 |
$198,905 |
13 25 315 004 |
$46,663 |
13 25 315 005 |
$100,646 |
13 25 315 019 |
$8,733 |
13 25 315 020 |
$3,146 |
13 25 315 021 |
$85,365 |
13 25 315 022 |
$42,393 |
13 25 315 023 |
$67,910 |
13 25 315 024 |
, $86,152 |
13 25 315 025 |
$86,152 |
13 25 315 026 |
$86,152 |
13 25 315 027 |
$53,316 |
13 25 ?15 028 |
$20,478 |
13 25 315 030 |
$34,344 |
13 25 315 031 |
$80,822 |
13 25 315 032 |
V73,931 |
13 25 S15 033 |
$60,037 |
13 25 315 034 |
$257,128 |
13 25 315 035 |
$1,158 |
13 25 315 036 |
$414,562 |
13 25 315 037 |
$88,866 |
13 25 315 038 |
$49,059 |
13 25 315 039 |
$71,298 |
13 25 315 040 |
$89,007 |
13 25 315s 041 |
$12,447 |
13 25 315 042 |
$60,660 |
13 25 315 043 |
$41,590 |
13 25 315- 044 |
$94,043 |
13 25 315 045 |
$89,007 |
13 25 315 046 |
$11,852 |
13 25 315 047 |
$11,852 |
13 25 315 048 |
$186,456 |
13 25 315 049 |
$3,824 |
13 25 315 050
13
13
13
13
13
13
13 25
13
13
13
13
315 051
13 25
315 056
13 25
321 011
13 25
321 012
13 25
321 013
13 25
321 014
13 25
321 015
13 25
321 016
13 25
321 017
13 25
322 030
13 25
322 031
13 25
322 032
13 25
322 033
25
322 034
13 25
322 035
25
322 036
25
322 037
25
322 038
13 25
322 039
25
322 040
13 25
322 041
13 25
500 041
13 25
500 042
25
500 045
13 25
500 046
13 26
100 . 001
26
100 002
26
101 W1
13 26
102 005
13 2b.
102 006
26
102 007
26
102 008
J3_26_
J3_26_
J3_26_
13 26
102 009
102 051
102 054
102 055
5/11/2005
REPORTS OF COMMITTEES
47435
Appendix D,
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 3 of 13)
Part 1 - Original Project Area.
1998 Equalized Assessed Valuation By Parcel
Parcel . v |
1998 6AV |
13 - 26 : 103 001 |
$0 |
13 26 103 003 |
$345,486 |
13 26 103 005 |
$195,696 |
13 26 103 006 |
$36,400 |
13 26 103 007 |
$291,171 |
13 26 103 .008 |
$261,254 |
13 26 104 022 |
$229,875 |
13 26 104 023 |
$91,5S6 |
13 26 104 024 |
$91/556 |
13 26 104 025 |
$56,649 |
13 26 104 026 |
$16,262 ; |
13 26 104 027 |
$285,741 |
13 26 105 024 |
$16,606 |
13 26 105 025 |
$14,119 |
13 26 105 026 |
$15,198 ; |
i 13 26 105 027 |
$6,732 i |
13 26 105 028 |
$109,566 ; |
13 26 105 046 |
$118,022 | |
13 26 108 053 |
$0 |
13 26 109 001 |
$370,101 |
13 26 109 002 |
$472,190 |
13 26 112 046 |
$11,540 |
13 26 112 047. |
$12,593 |
13 26 112 052 |
$1,335,267 |
13 26 115 001 |
$109,651 |
13 26 115 002 |
$74,720 |
13 26 115. -003 |
. $64,215 |
13 26 115 004 |
$t 3,306 |
13 26 115 005 |
t $72,229 |
13 26 115 006 |
$69,467 |
13 26 115 007 |
$153,535 |
13 26 116 001 |
$376,674 |
13 26 116 002 |
$254,547 |
13 26 116 003 |
$80,763 |
13 26 116 004 |
$120,524 |
- 13 26 117 001 |
$404,659 |
13 26 117 002 |
$44,845 |
13 26 117 003 |
$90,265 |
1 r^ Hwitfr. |
: 1998 6W| |
13 26 117 004 |
$897308 |
13 26 117 005 |
$84;539 |
13 26 117 006 |
$98;041 , |
13 26 117 007 |
" $111,872 i |
13 26 117 008 |
$118321 |
13 26 117 010 |
.... $718,188 j |
13 26 117 023 |
$29,405 |
13 26 117 024 |
$29,405 |
13 26 117 025 |
|
13 26 117 026 |
$35,493 |
13 26 117 027 |
$33,250 |
13 26 117 028 |
$35;029 |
13 26 117 038 |
$97,335 |
13 26 208 022 |
$0 |
13 26 208 023 |
$9,541 |
13 26 208 046 |
$24,905 |
13 26 218 078 |
$20,665 |
13 26 218 079 |
$25,821 |
13 26 218 080 |
$2,646 |
13 .26 218 087 |
$2S4;9B7 |
13 26 218 088 |
$172,918 |
13 26 218 089 |
$172,600 |
13 26 218 090 |
$129,255 |
13 26 218 091 |
$69,785 |
13 26 218 092 |
$62,759 |
13 26 218 093 |
$68,662 |
13 26 218 094 |
$155,645 |
13 26 218 . 097 |
$123,871 |
f3 26 218 102 |
« $95,632 |
13 26 222 001 |
$586,831 |
13 26 222 002. |
$38,663 |
13 26 222 003 . |
$46,970 |
13 26 222 004 |
$96,356 |
13 26 222 005 |
$60,497 |
13 /26 222 006 |
$63,051 |
13 26 222 007 |
$121,392 |
13 26 222 008 |
$94,342 |
|
|
|
|
47436
JOURNAL-CITY COUNCIL-CHICAGO
5/11/2005
Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 4 of 13)
Part 1 - Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
Parcel «Mii**r |
1998 EAV |
13 26 222 009 |
$53/769 |
13 26 222 043 |
$135,034 |
13 26 223 001 |
$88,515 |
13 26 223 002 |
$65,796 |
13 26 223 003 |
$59,548 |
13 26 223 004 |
$64,736 |
13 26 223 005 |
$80,236 |
13 26 223 006 |
$102,952 |
13 26 223 007 |
$100,714 |
13 26 223 008 |
$59,335 |
13 26 223 009 |
$36,925 |
13 26 223 010 |
$118,207 |
13 26 223 011 |
$85,834 |
13 26 223 012 |
$106,717 |
13 26 223 013 |
$144,440 |
13 26 223 014 |
$195,844 |
13 26 225 001 |
$87,671 |
13 26 225 002 |
$64,338 |
13 26 225 003 |
$130,953 |
13 26 225 004 |
$184,023 |
13 26 225 005 |
$250,946 |
13 26 225 006 |
$77,140 |
13 26 225 007 |
$36,481 |
13 26 225 008 |
$0 |
13 26 225 009 |
$244,724 |
13 26 225 012 |
$73,327 |
13 26 225 013 |
$147,797 |
13 26 225 014 |
$111,624 |
13 26 # 225 015 |
$80,807 |
13 26 225 016 |
$139,346 |
13 26 225 048., |
. . $26,876 |
13 26 225 049 |
$4,142 |
13 26 225 050 |
$32,548 |
13 26 225 051 |
$23,009 |
13 26 225 052 |
$30,747 |
13 26 225 053 |
$8,425 |
13 26 225 054 |
$144,961 |
13 26 225 055 |
$75,638 |
|
; 1998 EAVi |
13 26 225 057- |
$49,761 |
13 26 225 058 |
....... $0 |
13 26 226 - - 019 |
.. $0 |
13 26 226 029 |
$0 |
. 13 26 226 030 |
$322,821 ' |
13 26 226 - 031 |
.. $0 , |
13 26 226 032- |
$68,445 |
13 26 402 011 . |
$38,388 |
13 26 402. 012 |
$38,447 |
13 26 402 013 |
$38,892 j |
13 26 402 014 |
$49,359 j |
13 26 402 015 |
$49,359 | |
13 26 402 016 |
$49,477 |
13 26 402 017 |
$80,733 |
13 26 402 018 |
$176,873 j |
13 26 402 019 |
$43,925 | |
13 26 402 031 |
$287,655 : |
13 26 402 032 |
$67,900 |
13 26 402 033 |
$33,627 |
13 26 404 . 001 |
$291,169 |
13 26 404 002 . |
$267,044 |
13 26 404 003 |
$518,433 |
13 26 404 004 |
$477,025 |
13 26 405 001 |
$760,306 |
13 26 405 003 |
$130,794 |
13 26 405 004 |
$451,834 |
13 26 406 010 |
$674,958 |
13 26 406 011 |
$545,871 |
13 26 4M08 001 |
$203,579 |
13 26 408 017 |
/ $236,741 |
13 26 408 018 |
' $57,983 |
13 26 408 019 |
$222,147 |
13 26 408 020 |
$150,751 |
13 26 408 021 |
$102,732 |
13 26 408 022 |
$206,774 |
13 26 408 023 |
$245,267 |
13 26 408 024 |
$0 |
|
|
|
|
5/11/2005
REPORTS OF COMMITTEES
47437
Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 5 of. 13)
Part 1 - Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
|
1998 EAV |
13 26 408 025. |
$0 |
13 26 408 030 |
$0 |
13 26 408 031 |
$0 |
13 26 408 032 |
. $1,439 |
13 26 408 033 |
$1,399 |
13 26 408 034 |
$1,399 |
13 26 408 035 |
$1,399 |
13 26 408 036 |
$1,735 , |
13 26 408 037 |
$1,735 i |
13 n. 26 408 038 - |
$2,128 ' |
13 26 408 039 |
$1,735 ; |
13 26 408 040 |
$1,849 |
13 26 408 041 |
$1,735 |
13 26 408 042 |
$1,399 |
13 26 408 043 |
$1,626 |
13 26 414 001 |
$549,468 |
13 26 414 002 |
$1,179,125 |
13 26 415 001 |
$126,009 |
13 26 415 002 |
$490,480 |
13 26 415 003 |
$75,379 |
13 26 415 004. |
$67,950 |
i 13 26 415 005 |
$94,095 |
' 13 26 415 006 |
$143,873 |
13 26 415 007. |
$172,310 |
13 26 415 008 |
$61,702 |
13 26 415 009 |
$275,053 |
13 26 415 030 |
$0 |
'■ 13 26 427 029 |
$39,022 |
.13 26 427 030 |
$16,153 |
13 26 427 031 |
$13,858 |
13 ~ 26 427 032 |
$17,197 |
13 26 427 033 |
$69,173 |
13 26 427 034 |
$34,876 |
13 26 427 035 |
$47,478 |
13 26 427 036 |
$115,005 |
13 26 428 018 |
$76,942 |
13 26 428 019 |
$112,365 |
13 26 428 020 |
$47,304 |
1 Paft^«urt**r 1 1998 MM |
13 26 428 021 |
$57,582 f |
13 26 428 031 |
$77,480 |
13 26 .428032 |
- $72,970 |
13 26 428 033 |
$71,614 |
13 26 429 013 |
-------------$33,034 |
13 26 429 014 |
$38,072 |
13 26 429 017 |
$71,209 |
13 26 429 018 |
$89,668 1 |
13 26 429 019 |
$68,641 | |
13 26 429 031 |
$92,079 ! |
13 26 429 033 |
$123,511 |
13 35 127 042 |
$9,755 |
13 35 127 043 |
$9,755 |
13 35 127 044 |
$44,346 |
' 13 35 127 045 |
$168,947 |
V3 35 128 021 |
$178,946 |
13^ 35 128 022 |
$26,072 |
13 35 128 023 |
$11,928 |
13 35 128 024 |
$0 |
13 35 128 025 |
$0 |
13 35 128 026 |
$63,708 |
13 35 128 029 |
$21,546 |
13 35 128 028 |
$98,623 |
13 , 35 128 030 |
$140,743 |
13 35. 206 001 |
$241,232 |
13 35 206 002 |
$0 |
13 35 206 003 |
$149,105 |
13 35 206 004 |
$S9,346 |
13 35 206 005 |
$53,920 |
13 35 206 006 |
$57,172 |
13 35 206 007 |
$57,214 |
13 35 206 008 |
$364,436 |
13 35 207 001 |
$18,137 |
13 35 207 002 |
$79,109 |
13 35 207 003 |
$75,026 |
13 35 207 004 |
$78,967 |
13 35 207 005 |
$161,672 |
|
|
|
|
47438
JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 6 of 13)
Part 1 - Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
|
1998 EAV |
13 35 207 006 |
$137,733 |
13 35 208 001 ' |
....$69,789 |
13 35 208 002 |
$47,903 |
13 35 208 003 |
$65,602 |
13 35 208 004 |
$74,487 |
13 35 208 018 |
$307,970 |
13 35 208 "019 |
$290,208 i |
13 35 208 020 |
$166,911 ! |
13 35 232 012 |
$25,714 |
13 35 232 013 |
$26,634 |
13 35 232 014 |
$35,864 |
13 35 232 015 |
$24,025 |
13 35 232 016 |
$52,106 |
13 35 232 017 |
$58,208 |
13 35 232 018 |
$63,123 |
13 35 232 019 |
$41,523 |
13 35 232 020 |
$27,101 |
13 35 232 026 |
$152,443 |
13 35 234 028 |
$63,049 |
13 35 234 029 |
$52,985 |
13 35 234 030 |
$26,630 |
13 35 234 031 |
$17,849 |
13 35 234 032 |
$7,902 |
13 35 234 033 |
$7,902 |
13 35 234 035 |
$52,697 |
. 13 35 .234 036 |
$42,767 |
13 35 236 020 |
$55,755 |
13 35 236 021 |
$3,89S |
13 35 236 022 |
« $3,895 |
; 13 35 236 023 |
$4,046 |
13 35 236 . 024 |
$31,724 |
13 35 236 025 |
$75,538 |
13 35 236 026 |
$63,487 |
13 35 236 029 |
$41,305 |
13 35 236 030 |
$77,607 |
13 35 236 031 |
$35,936 |
13 35 236 032 |
$40,193 |
I Paf^.^uW^ . |
i 1998 eaM |
13 35 236 033 |
$82,230 |
13 . 35 236 034 |
$39,094 |
13 35 304 001 |
$10,171 |
13 35 304 002 |
$7,024 |
13 35 304: 003 |
$7,763 |
13 35 304 004 |
$26,451 |
13 35 304 005 |
$3395 |
13 35 304 006 |
$64,185 |
13 35 304 007 |
$8,404 |
13 35 304 042 |
$45,560 |
13 35 304 043 |
'$5,993 j |
13 35 305 001 |
$64,743 |
13 35 305 005 |
$8,606 |
13 35 305 006 |
$8,606 |
13 35 305 007 |
$8,606 |
13 35 305 008 |
$0 |
13 35 305 046 |
$79,246 |
13 35 305 047 |
$36,945 |
13 35 306 001 |
$130,604 i |
13 35 306 002 |
$29313 [ |
13 35 306 003 |
$35,208 |
13 35 306 004 |
$24,506 |
13 35 -306 007 |
$27,837 |
13 35 306 008 |
$2,038 |
13 35 306 009 |
$99,002 |
13 35 306 044 |
$22,327 |
13 ,35 306 045 |
$23,536 |
13 35 400 001 |
$74,411 |
13 35 ( 400 002 |
* <$21,631 |
13 35 400 003 |
$149,114 |
13 35 400 004 - |
$76,761 |
13 35 400 005 |
$10,036 |
13 35 400 006 |
$30,682 |
13 35 400 007 |
$15,408 |
13 35 400 008 |
$31,929 |
13 35 400 042 |
$47,594 |
13 35 400 043 |
$196,056 |
5/11/2005
REPORTS OF COMMITTEES
47439
Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 7 of 13)
Part 1 Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
Parcel l^rtiber ; |
1998 EAV |
13 35 401 001 |
$102,503 |
13 35 401 004 |
$26,468 |
13 35 401 005 |
$106,458 |
13 35 401 006 |
$39,32S |
13 35 401 007 |
$4,118 |
13 35 401 008 |
$4,118 |
13 35 401 009 |
$4,118 |
13 35 401 010 |
$89,491 |
13 35 401 044 |
$85,801 |
13 35 402 001 |
$64,632 |
13 35 402 002 |
$1,944 |
13 35 402 003 |
$12,356 |
13 35 402 004 |
$4,118 |
13 35 402 005 |
$57,809 |
13 35 402 006 |
$21,932 |
13 35 402 007 |
$20,613 |
13 35 402 008 |
$54,971 |
13 35 402 009 |
$3,322 |
13 35 402 010 |
$76,863 |
13 35 402 011 |
$148,854 |
13 35 403 006 |
$219,764 |
13 35 . 403 007 |
$509,294 |
13 35 403 037 |
$198,650 |
13 35 404 001 |
$85,964 |
13 35 404 002 |
$36,651 |
13 35 404 003 |
$4;i18 |
13 35 404 004 |
$62,031 |
13 35 404 005 |
$30,558 |
13 35 * 404 - 006 |
$45,961 |
13 35 404 007 |
$39,345 |
13 35 404 008 |
$4,118 |
- 13 35 -404 009 |
$4,118 |
13 35 404 010 |
*0 |
13 35 404 040 |
$0 |
13 35 404 ,041 |
$0 |
13 35 405 001 |
$55,278 |
13 35 405 002 |
$4,118 |
Par^.l^uWt^r . : 1998 EAVli |
13 35 405 003 ; |
.....-.7 $37,658 |
13 35 405 004 |
$192,753 |
13 35 405 005 |
$45,817 |
13 35 405 006 |
$77,803 ; |
13 35 405 007 |
$10,592 |
13 35 405 008 |
$91,543 |
13 35 405 009 |
$4,118 |
13 35 405 010 |
$48,038 j |
13 3S 405 011 |
$34,216 |
13 35 405 012 |
$153,123 j |
13 36 100 001 |
$93,383 j |
13 36 100 002 |
$5,703 |
13 36 100 003 |
$29,017 |
13 i 36 100 004 |
$3,800 |
13 36 100 009 |
$135,448 |
13 36 100 015 |
$47,422 |
13 36 100 018 |
$31,968 |
13 36 100 019 |
$11,174 |
13 36 100 020 |
$0 |
13 36 100 023 |
$0 |
13 36 100 024 |
$0 |
13 "36 100 025 |
$565,359 |
13 36 100 027 |
$430,988 |
13 36 101 001 |
$192,391 |
13 36 101 002 |
$53,959 |
13 - 36 101 003 |
$28,138 |
13 36 101 004 |
$94,789 |
13 36 1(|1 , 005 |
$69,408 |
13 36 101 " 006 |
$34,752 |
13 36 101 007 |
$31,833 |
13 36 101 : 008 |
$47,905 |
13 36 101 009 |
$0 |
13 36 101 010 |
$30,972 |
13 36 101 011 |
$33,237 |
13 36 101 029 |
$121,174 |
13 36 101 039 |
$147,383 |
|
|
|
|
47440
JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
Appendix. D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 8 of 13)
Part 1 - Original Project Area.
1998 Equalized . Assessed Valuation By Parcel.
Parcel >Hi<rhbjtr |
1998 EAV |
13 36 102 001 |
$194,297 |
13 36 102 002 |
$43,184 |
13 36 102 003 |
$33,021 |
13 36 102 004 |
$28,291 : |
13 36 102 012 |
$12,244 ! |
13 36 102 013 |
$9,873 |
13 36 102 014 |
$28,677 |
13 36 102 015 |
$12,057 |
13 36 102 016 |
$7,473 |
13 36 102 017 |
$44,891 |
13 36 102 018 |
$44,823 |
13 36 102 019 |
$3,056 |
13 36 102 020 |
$6,61,6 |
13 36 102 021 |
$46,164 |
13 36 102 022 |
$32,099 |
13 36 102 023 |
$24,060 |
13 36 102 024 |
$135,459 |
13 36 102 025 |
$747,514 |
13 36 102 026 |
$88,846 |
13 36 102 027 |
$185,795 |
13 36 102 028 |
$176,439 |
13 36 102 029 |
$12325 |
13 36 102 030 |
$14,906 |
13 36 105 029 |
$3,558 |
13 36 105 030 |
$3,531 |
13 36 105 031. |
$2,531 |
13 36 105 032 |
$24,254 |
13 36 105 033 |
$48,753 |
13 36 105 034 |
$42,920 |
13 36 105 035 |
$44,073 |
13 36 105 036 |
$42,794 |
13 36 105 037 |
$42,554 |
13 36 105 038 |
$21,832 |
13 36 105 039 |
$95,155 |
13 36 107 030 |
$40,387 |
13 36 107 031 |
$121,037 |
13 36 107 032 |
$57,621 |
Pai^ rferr*tr . I : 1998 EAVi |
13 36 107 033 |
$59,875 |
13 36 107 034 |
$110,044 |
13 36 107 035 |
$562 |
13 36 107 036 |
$35,295 |
13 36 107 037 |
$27,816 |
13 36 107 038 |
$9,746 |
13 36 107 039 |
$9,746 |
13 36 107 040 |
$22351. |
13 36 107 041 |
$50,482 |
13 36 107 042 |
$32,474 |
13 36 107 087 |
$25,681 |
13 36 107 ,088 |
$25,112 |
13 36 107 089 |
$5,352 |
13 36 107 090 |
$41,061 |
13 36 109 038 |
$138,982 |
13 36 109 039 |
$25,211 |
13 36 109 040 |
$20,068 |
13 36 109 041 |
$26,643 |
13 36 109 079 |
$25,346 |
13 36 109 080 |
$0 |
13 36 109 081 |
$0 |
13 36 109 082 |
$50,713 |
13 36 109 084 |
$68,342 |
13 36 109 085 |
$41,444 |
13 36 109 086 |
$79,492 |
13 36 109 090 |
$18,067 |
13 36 109 091 |
$31,201 |
13 36 113 027 |
$297,877 |
* 13 36 113 028 |
$72,900 |
13 36 113 072 |
$531,739 |
13 36 113 075 |
$268,304 |
13 36 113 076 |
$57,421 |
13 36 115 035 |
$123,494 |
13 36 115 036 |
$15,776 |
13 36 115 037 |
$9,834 |
13 36 115 038 |
$0 |
13 36 115 039 |
$80,142 |
|
|
|
|
5/11/2005
REPORTS OF COMMITTEES
47441
Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 9 of 13)
Part 1 Original Project Area.
1998 Equalized Assessed Valuation By Parcel
|
1998 EAV |
13 36 115 040 |
$23,137 |
13 36 115 041 |
$119,450 |
13 36 115 042 |
$35,439 |
13 36 115 043 |
$4,796 i |
13 36 115 044 |
$26,798 | |
13 36 115 045 |
$4,796 |
13 36 115 046 |
$53,626 |
13 36 116 032 |
$26,760 |
13 36 116 033 |
$5,395 |
13 36 116 051 |
$377,552 |
13 36 116 052 |
$264,324 |
13 36 116 055 |
$34,442 |
13 36 116 056 |
$40,786 |
13 36 123 006 |
$62,511 |
13 36 123 007 |
$27,192 |
13 36 123 008 |
$87,458 |
13 36 123 013 |
$5,594 |
13 36 123 014 |
$25,448 |
13 36 123 015 |
$55,847 |
13 36 123 016 |
$24,781 |
13 36 123 017 |
$45,357 |
13 36 123 018 |
$30,519 |
13 36 124 011 |
$48,130 |
13 36 124 012 |
$39,565 |
13 36 124 013 |
$75,226 |
13 36 124 014 |
$29,607 |
13 36 124 015 |
$39,792 |
13 36 124 016 |
$7,603 |
13 36 124 017 |
* *: $40,928 |
13 36 124 018 |
$62,223 |
13 36 124 019 |
$0 |
13 - 36 -124 021 |
$5,609 |
13 36 124 022 |
$8,216 |
13 36 124 023 |
$57,761 |
13 36 125 005 |
$110,543 |
13 36 125 006 |
$65,177 |
13 36 125 007 |
$22,909 |
13 36 125 008 |
$15,693 |
13 36 125 009 |
$12,554 |
|
: 1998 EAVj |
13 36 125 010 |
$13,598 |
13 36 125 011 |
$177,749 |
13 36 125 012 |
$10,764 |
13 36 125 013 |
$13,620 |
13 36 125 014 |
$31,177 i |
13 36 125 015 |
$3,163 |
13 36 125 016 |
$21,091 |
13 36 125 017 |
$52,320 |
13 36 125 018 |
$25,115 |
13 36 202 051 |
$92,463 |
13 36 202 052 |
$56,799 |
13 36 202 053 |
$22,237 |
13 36 202 054 |
$11,632 ■ |
13 36 202 055 |
$36,400 |
13 36 210 001 |
$110,139 |
13 36 210 002 |
$20,053 |
13 36 210 003 |
$23,427 |
13 36 210 004 |
$28,097 |
13 36 210 005 |
$31,877 |
13 36 210 006, |
$16,120 |
13 36 210 007 |
$176,245 |
13 36 210 008 |
$25,243 |
13 36 210 009 |
$45,063 |
13 36 210 010 |
$27,831 |
13 36 210 011 |
$6,699 |
13 36 .210 012 |
$17,895 |
13 36 210 013 |
$52,137 |
13/ 36 210 014 |
$60,235 |
13 36 214 004 |
i 449,113 |
13 36 214 005 |
$98,228 |
13 36 214 006. |
$49,113 |
13 36 214 - 007 |
$9,705 |
13 36 214 008 |
$9,352 |
13 36 214 009 |
$9,705 |
13 36 214 010 |
$9,705 |
13 36 214 011 |
$9,70S |
13 36 214 012 |
- $9,705 |
13 36 214 022 |
$211,623 |
13 36 215 035 |
$10,882 |
|
|
|
|
47442
JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment ^Financing Redevelopment Plan And Project) (Page 10 of 13)
Part 1 - Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
|
1998 EAV |
13 36 215 036 |
$116,433 |
13 36 215 037 |
$60,710 j |
13 36 215 038 |
$11*918 : |
13 36 215 039 |
$35,493 ; |
13 36 215 044 |
' $50,543 |
13 36 215 048 |
$94,621 |
13 36 215 049 |
$404,197 |
13 36 215 050 |
$550,747 |
13 36 218 001 |
$86,488 |
13 36 218 002 |
$43,435 |
13 36 218 003 |
$43,435 |
13 36 218 004 |
$11,658 |
13 36 218 005 |
$34,081 |
13 36 219 001 |
$76,715 , |
13 36 219 002 |
$126,670 |
13 36 219 003 |
$112,313 |
13 36 219 004 |
$21,1S2 |
13 36 219 005 |
$67,655 ! |
13 36 219 006 |
$51,243 |
13 36 219 007 |
$42,617 |
13 36 219 008 |
$11,806 |
13 36 219 009 |
$34,756 |
13 36 219 011 |
$34,292 |
13 36 219 012 |
$57,861 |
13 36 219 013 |
$77,746 |
13 36 219 014 |
$41,671 |
13 36 219 015 |
$49,368 |
13 36 219 016 |
$23,872 |
13 36 *220 001 |
*10,819 |
13 36 220 002 |
$10,335 |
... 13 -36 220 -003 |
$10,335 |
13 36 220 004 |
$11,619 |
13 36 . 220 005 |
$20,657 |
13 36 220 006 |
$20,657 |
13 36 220 007 |
$20,657 |
13 36 220' 008 |
$20,657 |
13 36 220 009 |
$20;657 |
13 36 221 017 |
$251,981 |
|
; 1998 EAM! |
13 36 221 032 |
$448,575 |
13 36 221 065 |
$41,183 |
T3 36 221 066 |
$22,998 ! |
13 36 221 067 |
$2,847 |
13 36 221 068 |
$36,317 | |
13 36 221 069 |
$91,615 ' |
13 36 221 070 |
$51,021 |
13 36 221 071 |
$73,234 |
13 36 225 001 |
$7,756 |
13 36 225 002 |
$10,202 |
13 36 225 003 |
$10,202 |
13 36 225 004 |
$10,202 |
13 36 225 005 |
$10,202 | |
13 36 225 006 |
$15,259 |
13 36 225 007 |
$3,710 |
13 36 225 027 |
$126,016 |
13 36 225 040 |
$222,908 ! |
13 36 225 041 |
$61,275 I |
13 36 225 043 |
$62,544 |
13 36 225 044 |
$185,771 ! |
13 36 225 045 |
$50,931 ; |
13 36 225 046 |
$26,037 |
13 36 225 047 |
$995,953 |
13 36 228 001 |
$107,905 |
13 36 228 002 |
$36,744 |
13 36 228 003 |
$34,745 |
13 36 228 004 |
$29,296 |
13 36 228 005 |
$75,398 |
13 36 226 . 008 |
. $1325124 |
13 36 228 022 |
$5,044 |
- 13 - 36 -- 228 - 023 |
$27,861 |
13 36; "228 024 |
$17,566 |
13 36 228 025 |
$25,623 |
13 36 228 026 |
$27,569 |
13 36 228 027 |
$10,784 |
13 36 228 028 |
$10,867 |
13 36 228 029 |
$23,759 |
13 36 228 030 |
$25,562 |
|
|
|
|
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Appendix D.
(To Amendment Number 1 To Fullerton/ Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 11 of 13)
Part 1 - Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
Vw^mrim .1 1998 EAV |
13 36 228 031 |
$30,192 |
13 36 228 032 |
$21,125 |
13 36 228 033 |
$23,273 \ |
13 36 228 034 |
$4,661 |
13 36 228 035 |
$23,188 |
13 36 228 036 |
$24,694 |
13 36. 228 037 |
$21,372 |
13 36 228 038 |
$27,179 |
13 36 228 039 |
$5363 |
13 36 228 040 |
$29,860 |
13 36 229 029 |
$0 | |
13 36 229 030 |
$0 |
13 36 229 031 |
$7,335 |
13 36 229 032 |
$71,935 j |
13 36 229 033 |
$47,786 j |
13 36 229 034 |
$3,625 |
13 36 229 035 |
$4,532 |
13 36 229 036 |
$22,769 |
13 36 229 037 |
$4,796 |
13 36 229 038 |
$4,796 |
13 36 229 039 |
$25,426 |
13 36 229 040 |
$14,158 j |
13 36 229 041 |
$23,194 | |
13 36 229 042 |
$22,756 |
13 36 229 043 |
$23,111 |
13 36 229 044 |
$23,048 |
13 36 229 045 |
$4,796 |
13 36 229 046 |
$4,796 |
13 36* 229 049 |
$4,028 |
13 .36 229 050 |
$52,719 |
13 36 229 051. |
$93,064 |
13 36 229 052 |
$22,695 |
13 36 229 053 |
$22,682 |
13 36 229 054 |
$3,265 |
13 .36 229 055 |
$31,133 |
13 36 229 056 |
$29,544 |
13 36 230 001 |
$64,643 |
|
'1998 EAVj! |
13 36 230 002 |
$59,256 |
13 36 230 003 |
$59,167 |
13 36 230 004 |
$175,972 |
13 36 230 005 |
$162,625 i |
13 36 230 006 |
$24,264 |
13 36 230 007 |
$12,000 I |
13 36 230 008 |
$50,720 ! |
13 36 230 009 |
$9,557 |
13 36 230 010 |
$109,621 |
13 36 230 011 |
$141,691 |
13 36 230 012 |
$39,362 ! |
13 36 230 013 |
$9,921 ; |
13 36 230 014 |
$57,013 |
13 36 230 015 |
$57,013 |
13 36 230 .016 |
$9,810 |
13 36 230 017 |
$10,516 |
13 36 230 018 |
$47,565 |
13 36 230 019 |
$76,297 |
13 36 230 020 |
$34,085 |
13 36 230 021 |
$25,086 |
13 36 230 022 |
$8,105 |
13 36 -230 024 |
$71,937 |
13 36 230 025 |
$71,937 |
13 36 230 026 |
$32,696 |
13 36 230 027 |
$32,284 |
13 36 230 028 |
$23,447 |
13 36 230 029 |
$97,402 |
13 36 230 030 |
$41,109 |
< 13 36 * 230 031 |
$52,788 |
13 36 230 032 |
$52,788 |
13 36 230 033 |
. $35,848 |
13 36 230 034 |
$35,870 |
13 36 230 035 |
$55,860 |
13 36 230 036 |
$88,371 |
13 36 230 037 |
$301,921 |
13 36 230 038 |
$125,527 |
13 36 230 039 |
$201,564 |
|
|
|
|
47444
JOURNALCITY COUNCIL-CHICAGO 5/11 /2005
...... , Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 12 of 13)
Part 1 - Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
|
_'-" ■ 1998 EAV |
13 36 230 040 |
$209340 |
13 36 230 041 |
$119,445 |
13 36 230 088 |
$23,848 |
13 36 230 089 |
$38,562 |
13 36 230 090 |
$29357 |
13 36 230 091 |
$47,958 |
13 36 230 092 |
$47/958 |
13 36 231 018 |
$393,433 |
13 36 233 032 |
$195,753 |
13 36 300 009 |
$143,828 |
13 36 300 010 |
$41,287 |
13 36 300 011 |
$75387 |
13 36 300 026 |
. $219,673 |
13 36 300 027 |
tft7.940 |
13 36 302 001 |
$4,796 |
13 36 302 002 |
$4,796 |
13 36 302 003 |
$37,409 |
. 13 36 302 004 |
$36,437 |
13 36 302 005 |
$4,796 |
. 13 36 302 024 |
$61,709 |
13 36 302 025 |
$30,737 |
_ 13 36 302 026 |
$20,648 |
13 36 302 027 |
$25,721 |
13 36 302 028 |
$0 |
13 36 302 029 |
$0 |
.13 36 303 001 |
$148,778 |
.13 36 303 002 |
$5,530 |
13 36 303 003 |
$76,268 |
4 13 36 303 021 |
* $123,559 |
13 36 303 022 |
$164,231 |
13 36 304 001 . |
$80,554 |
13 36 304 018 |
$82357 |
|
1998 EAV |
_ 13 36 305 oni |
$2,952 |
_ 13 36 305 iww |
$5,881 |
'3 36 305 003 |
$112,080 |
__ 13 36 305 n?? |
■ ->-esse $202#fe |
_. 13 36 306 oni |
$93,762 |
36 306 im 13 36 307 001 |
$185,878 $12.«S |
13 36 307 00? |
$12,755 |
13 36 307 050 |
$218,655 |
13 36 400 001 |
$75,200 |
13 36 400 002 |
SO |
13 36 400 003 |
SO |
_1? 36 4fl0 004 |
man |
I* 36 «® <»s |
|
__1| 36 400 006 |
|
_ 13 36 402 001 |
$37,169 |
13 36 402 002 |
$21,014 |
_ 13 36 402 003 |
$20,227 |
13 36 402 004 |
$24,781 |
_ 13 36 402 005 |
$19,608 |
13 36 402 006 |
$22,207 |
_ 13 36 402 007 |
$41.527 |
13 36 402 008 |
$17/478 |
_ 13 36 402 009 |
$17,524 |
_ 13 36 402 010 |
$0 |
_ 13 36 402 011 |
$51,975 |
13 36 402 012 |
$18,684 |
13 36 402 013 |
$23310 |
13 36 402 014 |
$22,444 |
13 36 402 015 |
$24,062 |
_ 13 36 402 016 |
$575 |
|
|
|
|
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Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 13 of 13)
Part 1 - Original Project Area.
1998 Equalized Assessed Valuation By Parcel.
|
1998 EAV |
13 36 402 019 |
$24,164 |
13 36 402 020 |
$30,168 |
13 36 ■ 402 021 |
$24,029 |
13 36 402 022 |
$108,849 |
13! 36 402 023 |
$26,002 |
13 36 402 049 |
$0 |
13 36 403 015 |
$149,626 |
13 36 403 016 |
$366,221 |
13 36 404 001 |
$39,713 |
13 36 404 002 |
$31,853 j |
13 36 404 003 |
$27,517 1 |
13 36 404 004 |
$2,904 < |
13 36 404 007 |
$24,986 |
13 36 404 008 |
$15,602 |
13 36 404 009 |
$26,414 |
13 ' 36 404 010 |
$50,478 |
13 36 404 020 |
$7,606 |
13 36 404 021 |
$9,624 |
13 36 404 022 |
$8,358 |
13 36 404 024 |
$0 |
13 36 404 025 |
$131,090 |
13 36 404 026 |
$25,226 |
13 36 404 027 |
$14,287 |
13 36 404 028 |
$59,666 |
I 13 36 404 029 |
$27,022 |
[ 13 36 404 030 |
$73,628 |
13 36 404 031 |
$10,533 |
13 36 404 032 |
$6,274 |
13 36 * 404 033 |
$2,056 |
13 36 404 034 |
$56,675 |
.13 36 500 001 |
$0 |
1 Pa^tefetr |
1998 EAVl; |
13 36 500 002 |
$o| |
13 36 500 003 |
$0 , |
13 36 500 004 |
$0i |
13 36 500 005 |
$0 |
13 36 500 006 |
$0 |
13 36 500 007 |
$0 |
13 36 500 008 |
$0 |
13 36 500 009 |
$0 |
13 36 500 010 |
$0 |
13 36 500 011 |
$0 |
13 36 500 012 |
$0 |
13 36 500 013 |
$0 |
13 36 500 014 |
$0 |
13 36 500 015 |
$0 |
13 36^ 500 016 |
$0 |
13 36 500 017 . |
$0 |
13 36 500 018 |
$0 |
13 36 500 019 |
$0 |
13 36 500 020 |
$0 |
13 36 500 021 |
$0 |
13 36 500 022 |
$0 |
13 36 500 023 |
$0 |
13 36 500 024 |
$0 |
13 36 500 025 |
$0 |
13 36 500 026 |
$0 |
13 36 500 027 |
$0 |
13 36 500 028 |
$0 |
13 36 500 029 |
$0 |
13 36 i:500 * 030 |
$0 |
13 36 500 031 |
$0 |
Total $72,137,399 |
|
|
|
|
I.
47446
JOURNALCITY COUNCIL-CHICAGO 5/11/2005
Appendix D.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) (Page 1 of 2)
Part 2 Amended Area.
2003 Equalized Assessed Valuation By Parcel.
Pared Number |
2003 EAV |
13-25-314-001 |
$202,833 |
13-25-314-002 |
$140,53£ |
13-25-314-003 |
$68,262 |
13-25-314-004 |
$101,742 |
13-25-314-011 |
$0 |
13-25-3144)12 |
$73,285 |
13-25-3144)18 |
$154,965 |
13-25-314-019 |
$208,940 |
13-25-314-020 |
$139,353 |
13-25-314-021 |
$169,662 |
13-25-3144)22 |
$162,467 |
13-25-3144)23 |
$81,232 |
13-25-3144)24 |
$292,364 |
13-25-3144)25 |
$291,747 |
13-25-3144)26 |
$85,279 |
13-25-3144)27 |
$C |
13-25-3144)30 |
$108,72C |
13-25-3144)31 |
$C |
13-25-3144)32 |
$0 |
13-25-314-033 |
$c |
13-25-3144)34 |
$217,363 |
13-25-3144)35 |
$0 |
13-25-3144)36 |
$29,067 |
13-25-3144)37 |
$0 |
13-25-3144)38 |
$118,700 |
13-25-3144)52 |
$294,802 |
13-25-3144)53 |
$C |
13-25-5004)10 |
$0 |
l3-26-1O04>»2 |
$32,025 |
13-26-1004)13 |
$25,287 |
13-26-1004)14 |
$25,287 |
13-26-1004)15 |
$11,797 |
Parcel Number |
2003 EAV |
13-26-1004)26 |
$187,599 |
13-26-101-002 |
$32,167 |
13-26-1014)03 |
$25,223 |
13-26-1014)12 |
$33,355 |
13-26-1014)13 |
$26,285 |
13-26-2144)82 |
$364,493 |
13-26-2144)83 |
S78.72S |
13-26-2144)84 |
$80,111 |
13-26-2144)85 |
$422,483 |
13-26-2144)86 |
$208,456 |
13-26-2144)87 |
$74,739 |
13-26-2144)88 |
$62,577 |
13-26-2144)89 |
$65,932 |
13-26-2144)90 |
$49,196 |
13-26-2144)91 |
$340,768 |
13-26-2154)95 |
$111,663 |
13-26-215-096 |
$618,512 |
13-26-2154)97 |
$364,542 |
13-26-2154)98 |
$268,300 |
13-26-215-104 |
$100,370 |
13-26-215-105 |
$259,878 |
13-27-2044)01 |
$117,947 |
13-27-2044)02 |
$63,106 |
13-27-2044)03 |
$54,236 |
13-27-2044)04 |
$53,146 |
11-27-2044)05 |
$81,289 |
13-27-2044)06 |
$7,379 |
13-27-2044)21 |
$322,086 |
13-27-2044)56 |
- -$74,006 |
13-27-2044)58 |
$981,627 |
13-27-2044)59 |
$448,345 |
|
|
|
|
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47447
Appendix D.
(To Amendment Number 1 To. Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan And Project) r (Page 2 of 2)
Part 2 - Amended Area.
2003 Equalized Assessed Valuation By Parcel.
Parcel Number |
2003 EAV |
13-27-205O03 |
$0 |
13-27-205-004 |
$348,364 |
13-27-207-018 |
$0 |
13-27-207-023 |
$1,471,755 |
13-27-207-O24 |
$513,006 |
13-27-207-025 |
$0 |
13-35-128-015 |
$0 |
13-35-2314)14 |
$76,748 |
13-35-231-015 |
$79,629 |
13-35-231-016 |
$S5,670 |
13-35-231-017 |
$58,093 |
13-35-2314)18 |
$125,241 |
13-35-2314)19 |
$68,769 |
13-35-2314)20 |
$59,574 |
13-35-2314)21 |
$109,919 |
13-35-2314)22 |
$101,169 |
13-35-2314)23 |
$56,610 |
13-35-2314)24 |
$25,415 |
13-35-2314)25 |
$50,834 |
13-35-2314)26 |
$73,312 |
13-36-1034)01 |
$257,054 |
13-36-1034)02 |
$88,727 |
13-36-1034)03 |
$85,291 |
13-36-1034)04 |
$103,749 |
13-36-1034)05 |
$34,081 |
13-36-1034X36 |
$34,656 |
13-36-1034)07 |
$52,53? |
13-36-1034)08 |
$45,322 |
Parcel Number |
2003 EAV |
13-36-1034)09 |
$45,45C |
13-36-1034)10 |
$218,398 |
13-36-1034)11 |
$151,145 |
13-36-1034)12 |
$47,263 |
13-36-1034)13 |
$52,059 |
13-36-1034)14 |
$43,051 |
13-36-103-015 |
$46,623 |
13-36-1034)16 |
$167,881 |
13-36-1034)17 |
$258,279 |
13-36-1034)18 |
$45,285 |
13-36-1034)19 |
$85,549 |
13-36-1034)20 |
$59,212 |
13-36-1034)21 |
$42,685 |
13-36-4074)10 |
$10,326 |
13-36-4074)11 |
$105,784 |
13-36-4074)12 |
$89,328 |
13-36-4074)13 |
$49,454 |
13-36-4074)34 |
$56,479 |
13-36-4074)35 |
$56,479 |
13-36-4074)36 |
$56,479 |
13-36-4074)37 |
$55,301 |
13-36-4074)38 |
$56,479 |
13-36-4074)39 |
$31,038 |
13-36-4074)40 |
$421,622 |
13-36^H)84)28 |
$0 |
13-36-4084)50 |
$10,326 |
Total |
$15,251,781 |
|
|
|
|
47448
JOURNAL-CITY COUNCIL-CHICAGO
5/11/2005
Appendix E.
(To Amendment Number 1 To Fullerton/Milwaukee Tax Increment Financing. Redevelopment Plan And Project)
Fullerton/Milwaukee Redevelopment Plan And Project Housing Impact Study Amendment Number 1 December 30, 2004.
Introduction.
Teska Associates, Inc. has been retained to conduct a Housing Impact Study for the City of Chicago (the "City") Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan and Project (the "Redevelopment Plan") pursuant to the Illinois Tax Increment Allocation Redevelopment Act (65 ILCS 5/11-74.4-1, et seq.) (the "Act"). This report summarizes the analyses and findings of the consultants' work,. which is the responsibility of Teska Associates, Inc. ■
The Fullerton/Milwaukee Redevelopment Project Area ("Project Area") is located approximately five (5) miles northwest of the central business district of Chicago. The Project Area encompasses portions of four (4) major corridors: West Armitage Avenue, from North Ridgeway Avenue to North Milwaukee Avenue; West Fullerton Avenue, from North Kimball Avenue to North Francisco Avenue; West Belmont Avenue', from North Tripp Avenue to North Hamlin Avenue; and North Milwaukee Avenue from West Homer Avenue to West School Street.
As set forth in the Act, if the redevelopment plan for a redevelopment 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 does not certify at that time that no displacement of residents will occur, the municipality shall prepare a housing impact study and incorporate the study in the Redevelopment Plan.
The number and type of residential buildings in the Project Area potentially affected by the Redevelopment Plan were identified during the survey of building condition and land-use conducted as part of the eligibility analysis for the Project Area. An estimate of the number of residential units within each such building, and ' whether such residential units were inhabited or inhabited, was based on a number
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REPORTS OF COMMITTEES
47449
of analytical tools including, where appropriate, physical building surveys, Cook County tax assessment records, and United States Census data. As of November 24, 2004 the Project Area contained one thousand five hundred seventy-seven (1,577) residential units, of which one thousand four hundred thirty-four (1,434) were inhabited and one hundred forty-three (143) were uninhabited.
The goal of the Redevelopment Plan is not to displace existing residents. The primary goal of the Redevelopment Plan is to increase housing opportunities and strengthen commercial nodes. However, the City is unable to certify that no displacement of residents will occur throughout the twenty-three (23) year life of the Redevelopment Plan. Therefore, based on the requirements of the Act, this housing impact study contains the following parts:
Part I herein identifies the residential units in number and type, indicating whether they are inhabited or uninhabited, and the racial and ethnic composition of the residents. Specifically, the housing impact study shall provide the following:
1. data as to whether the residential units are single-family or multi-family units;
2. the number and type of rooms within the units, if that information is available;
3. data as to whether the units are inhabited or uninhabited, as determined not less than forty-five (45) days before the Redevelopment Plan is considered by the Community Development Commission; and
4. data as to the racial and ethnic composition of the residents in the inhabited residential units (this data requirement shall be deemed to be fully satisfied by data from the most recent federal census).
Part II herein identifies the inhabited residential units in the proposed project area that may be removed, including:
1. the number and location of those units that may be removed;
2. the municipality's plans for relocation assistance for those residents in the proposed redevelopment project area whose residences are to be removed;
3. the availability of replacement housing for those residents whose residences are to be removed, and the type, location, and cost of the housing; and
4. the type and extent of relocation assistance to be provided.
\
47450 JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
Part I. Residential Units.
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.
Type And Number Of Residential Units.
Field studies conducted by the Teska Associates, Inc. indicate that the Project Area contains one thousand five hundred seventy-seven (1,577) residential units. There are twenty-seven (27) single-family homes, five hundred thirty-seven (537) units in multi-family buildings and one thousand thirteen (1,013) units in mixed-use buildings (typically, upper story apartments above commercial uses).
Type And Number Of Rooms In Residential Units.
Tables E-l, E-2 and E-3, respectively, describe the distribution of the one thousand five hundred seventy-seven (1,577) residential units in the Project Area by number of rooms, by number of bedrooms, and by kitchen and plumbing facilities.
For purposes of this study, data has been gathered from the 2000 United States Census and is represented in block groups. A block group 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 has tabulated sample, or long-form, data. In this study, we have relied on the 2000 federal census because it is the best available information regarding the structures and residents of the Project Area. We have obtained information for the thirty-five (35) block groups which contain residential units in the Project Area. These thirty-five (35) block groups contain a total of twenty-one thousand two hundred forty-six (21,246) residential units.
The number of conventional residential units in the Project Area (one thousand five hundred seventy-seven (1,577)) represents seven and four-tenths percent (7.4%) of the total residential units within the thirty-five (35) block groups. Therefore, that percentage has been consistently applied to estimate, the distributions of rooms, number of bedrooms, and kitchen and plumbing facilities as presented in the tables below. For example, the number of one (1) room units in all thirty-five (35) block groups is one thousand six hundred ninety-one (1,691). Multiplying seven and four-tenths percent (7.4%) by this* total
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determines that there are one hundred twenty-six (126) one (1) room units in the Project Area (1,691 x 0.074 = 125.52).
(
Table E-1 shows the estimated number (rounded to the nearest whole number) of conventional residential units in the Project Area by number of rooms. As defined by the Census Bureau, a room includes 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 E-l.
Estimated Number Of Rooms Per Dwelling Units.
Number Number Of Units Within Of Rooms All Block Groups
Number Of Units Within Project Area
1 2 3 4 5 6 7
.8
9 or more TOTAL:
1,127 1,607 3,033 4,650 5,172 3,481 896 340 940 21,246
83 119 224 344 383 258 66 25 70
1
Source: 2000 Census, United States Bureau of the Census.
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JOURNAL-CITY COUNCIL-CHICAGO
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Table E-2 describes the estimated number of bedrooms in the conventional residential units in the Project Area. 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 residential unit consisting of only one (1) room, such as a one (1) room efficiency apartment, is classified by definition as having no bedroom.
Table E-2.
Estimated Number Of Bedrooms Per Dwelling Units.
Number Number Of Units Within Number Of Units
Of Bedrooms All Block Groups Within Project Area
0 1,691 125
1 5,076 376 ,
2 8,032 594
3 4,918 364
4 976 72
5 or more 553 41 TOTAL: 21,246 1,572
Source: 2000 Census, United States Bureau of the Census. Numbers may not add due to rounding.
Table E-3 describes the estimated number of conventional residential units in the Project Area with kitchen facilities arid with plumbing facilities. As defined by the Census Bureau, a unit has complete kitchen facilities when it has all of the following: (1) an installed sink with piped water, (2) a range, cook top and
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convection or microwave oven, or cookstove, and (3) a refrigerator. All kitchen facilities must be located in the structure. They need not be in the same room. Portable cooking equipment is not considered a range or cookstove. An ice box is not considered to be a refrigerator. As defined by the Census Bureau, complete plumbing facilities include hot and cold piped water, a flush toilet and a bathtub or shower. All three (3) facilities must be located inside the house, apartment or mobile home, but not necessarily in the same room. Housing facilities are classified as lacking complete plumbing facilities when any of the three (3) facilities are not present.
Table E-3.
Estimated Number Of Units With Kitchen And Plumbing Facilities.
Facility
Number Of Units Number Of Units
Within All Block Group Within Project Area Which Have Facility Which Have Facility
Percentage Of Project Area Total -
Kitchen Plumbing
20,720 20,744
1,533 1,535
97.5% 97.6%
Source: 2000 Census, United States Bureau of the Census.
Inhabited Units.
Field surveys were completed on a buildingrby-building basis by Teska Associates, Inc. to determine the total number of inhabited and uninhabited residential units within the Project Area. As required by the Act, this information was ascertained as of November 24, 2004, which is not less than forty-five (45) days before the date that the resolution required by subsection (a) of Section 11-74.4-5 of the Act is or will be passed.
The Project Area contains one thousand five hundred seventy-seven (1,577) residential units, including one thousand four hundred thirty-four (1,434)
47454 JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
inhabited units and one hundred forty-three (143) uninhabited units. All of these uninhabited units are contained in multi-family or mixed-use buildings.
Table E-4. Types Of Dwelling Units.
Type Of Unit Inhabited . Vacant Total
Single-Family ( 27 0 27
Home
Units in Multiple-Family Buildings 504 33 537
Units in Mixed-Used Buildings 903 110 1,013
TOTAL: 1,434 143 1,577
Source: T.A.I. Field Survey.
Demographics.
As required by the Act, the racial and ethnic composition of the residents in the inhabited residential units is determined according to the most recent federal census data.
First, the estimated number of persons in the Project Area is calculated. The United Stated Department of Housing and Urban Development (H.U.D.) has determined a family size adjustment rate based on the number of bedrooms in a unit. This rate is applied to the estimated number of units in the Project Area, in order to estimate the number of persons living in the Project Area. Estimates are shown in Table E-5 below. Currently, approximately four thousand eight hundred forty-nine (4,849) persons reside in the Project Area.
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Table E-5. Estimated Number Of Residents.
Number Of Bedrooms
Number Of Units Within Project Area (see Table B-2)
H.U.D. Family Size Adjustment Rate (persons per unit)
Estimated Number Of Persons Within Project Area
0 1 2 3 4
5 or more TOTAL:
125 376 594 364 72 41 1,572
1.0 1.5 3.0 4.5 6.0 7.5 N/A
125 564 1,782 1,638 432 308 4,849
Source: United States Department of Housing and Urban Development, 2000.
Second, racial and ethnic composition is available from the 2000 United States Census, for the thirty-five (35) block groups which contain residential units in the Project Area. These block groups contain a total of sixty thousand ninety-nine (60,099) residents. Table E-6 identifies the residents of the thirty-five (35) block groups by their racial and ethnic composition, and estimates the racial and ethnic composition of the estimated four thousand eight hundred forty-nine (4,849) residents of the Project Area. For example, census data indicates that forty-three and nine-tenths percent (43.9%) of the total number of residents in the thirty-five (35) block groups are white. By applying this percentage to the estimated Project Area population of four thousand eight hundred forty-nine (4,849) and rounding to the nearest whole number, we estimate that there are two thousand one hundred twenty-nine (2,129) white persons among the four thousand eight hundred forty-nine (4,849) residents of the Project Area (4,849x0.439 = 2,129).
!
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Table E-6.
Estimated Racial And Ethnic Composition Of Residents.
Race
2000 Census Percentage In All Block Groups
Estimated Number Of Residents Within Project Area
White Only
Black or African American Only
American Indian and Alaska Native Only
Asian Only
Native Hawaiian and Other Pacific Islander Only
Other Single Race
Two or More Races
TOTAL:
43.9%
5.6%
0.8% 1.8%
0.1% 41.6% 6.3% 100%
2,129
) 272
39 87
5
2,017 305 4,854
Ethnic Composition
Hispanic or Latino (of any race)
67%
3,268
Source: 2000 Census, United States Bureau of the Census totals may not add due to rounding.
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Part II. Relocation Plans.
As required by the Act, Part II contains information on any acquisition, relocation program, replacement housing and relocation assistance.
Residential Units Which May Be Removed.
The Redevelopment Plan indicates that no property is being targeted for acquisition under the 2005 Amendment. It also states the underlying Armitage/California/St. Louis Redevelopment Area previously identified several properties for acquisition. These properties are identified in Appendix C. Appendix C identifies parcels of real property on which there are buildings containing residential units that could be removed if the underlying Redevelopment Plan is implemented. Hence, there is a possibility over the twenty-three (23) year life of the Project Area that some inhabited residential units may be removed as a result of the implementation of the previously adopted underlying acquisition plan. The methodology used to estimate the number and location of residential units that may be removed is as follows:
1. First, all inhabited residential units previously identified on any underlying acquisition maps are counted. The Armitage/Califoraia/St. Louis Redevelopment Area Plan identified three (3) mixed-use structures with four (4) residential units that may be acquired. The number of inhabited residential units that may be removed under this step in three
2. Second, if any properties were targeted for acquisition, inhabited residential units on those properties would be counted. Since no properties are identified for acquisition in the Redevelopment Plan, no inhabited residential units are counted in this step.
3. Third, we count the number of residential units that exist where the future land-use indicated by the Redevelopment Plan is different than the current use. No parcels which currently contain residential units are designated for redevelopment to a different future land-use that would preclude the inclusion of residential units on-site, therefore, the Redevelopment Plan is not minimizing the number of potential residential units in the future. The number of residential units removed under this step is zero (0).
In total, three (3) inhabited residential units may be removed, as described below:
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.JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
Table E-7.
Residential Units Which May Be Removed.
Permanent Number Of Reason For Proposed
Index Dwelling Type Of Potential Future
Number Address Units Building Removal Land-Use
13-35-236-025
13-35-236-024
13-36-300-010
3224 West
Armitage
Avenue
3226 West
Armitage
Avenue
3107 West
Armitage
Avenue
Mixed-Use
Mixed-Use
mixed-Use
Previously
Approved
Acquisition
Previously
Approved
Acquisition
Previously
Approved
Acquisition
Mixed-Use
Mixed-Use
Mixed-Use
These units are planned to be replaced by the residential component of the corridor mixed land-use as contemplated in the land-use plan, which would mitigate the loss of these units.
Relocation Program.
If during the life of the twenty-three (23) year tax increment financing district, the City acquires property which includes residential units, the City's plans for relocation assistance for qualified residents in the proposed Project Area shall be consistent with the requirements set forth in Section 1 l-74.4-3(n)(7) of the Act. The terms and conditions of such assistance are described under "Type and Extent of Relocation Assistance" below. The City, as of the date of this report, has prepared no specific relocation plan because it is not the intent of the City to acquire any occupied residential units within the Project Area.
Availability Of Replacement Housing.
In accordance with Section 1 l-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 Project Area.
To promote development of affordable housing, the Redevelopment Plan requires that developers who receive tax increment financing assistance for market-rate housing are to set aside at least twenty percent (20%) of the units to meet
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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 households earning no more than one hundred percent (100%) of the area median income (adjusted for family size), and affordable rental units should be affordable to households earning no more than sixty percent (60%) of the area median income (adjusted for family size).
Samples of the type, location and cost of a sample of possible replacement housing units located in the Avondale, Logan Square, Bucktown, Roscoe Village, Palmer Square and Humboldt Park community areas are listed in Table E-8. The information presented is based on classified advertisements from the Chicago Reader online newspaper listings (compiled from the October 29, 2004 issue). It is important to note, however, that Chicago has a rental cycle that turns over in greater volume on May 1 and October 1 of each year. The majority of the apartments in the City that turn over in any given year become available during the months prior to those dates. Therefore, housing ads placed at these times will likely reflect a wider variety of rental rates, unit sizes and locations.
Table E-8. Sample Replacement Housing.
Housing Type Location Rent
Studio apartment 2011 North Leavitt Street ' $625
Studio apartment , 2700 West Logan Boulevard 550
Studio apartment 2959 North Damen Avenue 550
One-bedroom apartment 2457 West Logan Boulevard 650
One-bedroom apartment 3530 West Lyndale Street 595
One-bedroom apartment 3115 West Diversey Avenue 650
One-bedroom apartment 1940 North Drake Avenue , 650
One-bedroom apartment 2252 North Spaulding Avenue 650
One-bedroom apartment 2625 North Spaulding Avenue 600
One-bedroom apartment 2637 North Spaulding Avenue 610
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Housing Type Location Rent
One-bedroom apartment 2452 North Spaulding Avenue $610
One-bedroom apartment 2220 North Hamilton Avenue 595
One-bedroom apartment 2634 West Armitage Avenue 575
One-bedroom apartment 3700 West Fullerton Avenue 600
One-bedroom apartment 1659 North Humboldt Boulevard 630
One-bedroom apartment 2840 North Whipple Street 625
One-bedroom apartment 4304 North St. Louis Avenue 625
One-bedroom apartment 2335 West Roscoe Street , 625
One-bedroom apartment 2014 West Melrose Street 650
One-bedroom apartment 4337 North Richmond Street 625
One-bedroom apartment 2900 West Belle Plaine Avenue 600
One-bedroom apartment 4101 West Sacramento Avenue 650
One-bedroom apartment 4137 North Kimball Avenue 600
Two-bedroom apartment 2252 North Spaulding Avenue 750
Two-bedroom apartment 2011 North California Avenue .650
Two-bedroom apartment 2036 North Whipple Street 600
Two-bedroom apartment 2046 North California Avenue 650
Two-bedroom apartment 2452 North Spaulding Avenue 610
Two-bedroom apartment 2544 North Springfield Avenue 650
Two-bedroom apartment 3602 West Irving Park Road 850
Two-bedroom apartment 4137 North Kimball Avenue $725
Source: Chicago Reader, October 29, 2004 on-line edition.
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Type And Extent Of Relocation Assistance.
In the event that the implementation of the Redevelopment-Plan results in the removal by the City of residential housing units in the Redevelopment Project Area occupied by low-income households or very low-income households, the occupants of such units shall be provided relocation assistance not less than that which would be provided under the federal 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 Redevelopment 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, 310 ILCS 65/3. As of the date of this Redevelopment Plan, these statutory terms have the following meaning: (i) "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 ("Section 8"); (ii) "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. for purposes of Section 8; and (iii) "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.
An estimate of the number of low- *and very low-income households in the Redevelopment Project Area is based on the 2000 United States Census data for the block groups which contain the residential units in the Project Area.
First, the thirty-five (35) block groups which contain residential units in the Project Area contain a total of twenty one thousand two hundred forty-six (21,246) residential units, and the Project Area contains one thousand five hundred seventy-seven (1,577) residential units (seven and four-tenths percent (7.4%) of the block group total). Census data also indicates that there are nineteen thousand five hundred fifty-one (19,551) households in the thirty-five (35) block groups. Therefore, we estimate that there are one thousand four hundred forty-seven (1,447) households in the Project Area (19,551 x 0.074 = 1,447).
Table E-9 shows the percentage of households in the block groups by household income level.
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JOURNALCITY COUNCIL-CHICAGO 5/11 /2005
Table E-9.
Estimated Number Of Households By Income Level.
1989 Household Income
Number Of Households Within All Block Groups
Percent Of Households
Estimated Number Of Households Within Project Area
Up to $14,999 4,249
$15,000 to $34,999 6,203
$35,000 or more 9,099
TOTAL: ' 19,551
21.7% 31.7% 46.5% 100.0%
314 459 673 1,447
Source: 2000 Census, United States Bureau of the Census.
Second, the number of occupied units by household size is determined, based on the fact that in the Project Area, one thousand four hundred thirty-four (1,434} of one thousand five hundred seventy-seven (1,577) residential units area occupied (ninety and nine-tenths percent (90.9%)).' For example, if there are three hundred seventy-six (376) one (1) bedroom residential units in the Project Area, approximately three hundred forty-two (342) are occupied (376 x 0.909 = 18).
Table E-10. r Estimated Number Of Occupied Units By Number Of Bedrooms.
Number Of Bedrooms
Number Of Units Within Project Area (see Table E-5)
Estimated
Number Of Occupied Units Within Project ; Area
H.U.D. Family Size Adjustment Rate (persons per unit)
0
125
114
1.0
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Number Of Bedrooms
Number Of Units Within Project Area (see Table E-5)
Estimated Number Of Occupied Units Within Project Area
H.U.D. Family Size Adjustment Rate (persons
per unit)
1 2 3 4
5 or more TOTAL:
376 594 364 72 41 1,573
342 540 33 L 65 37 1,430
1.5 3.0 4.5 6.0 7.5 n/a
Source: United States Department of Housing and Urban Development, Fiscal Year 1999 Income Limits.
Third, since 2000 Census household income data were collected in 1999,they are compared to 1999 low-income, very low-income and thirty percent (30%) of the area median income threshold limits as determined by H.U.D The H.U.D. income limits are based on family size and defined as follows:
The low-income limit is defined as "80% of the median family income for the area, subject to adjustments for areas with unusually high or low-incomes or housing costs".
The very low-income limit is defined as "50% of the median family income for the area, subject to specified adjustments for areas with unusually high or low-incomes".
The thirty percent (30%) of the area median income limits is "a new income targeting standard of the 1998 Act Amendments to the Housing Act of' 1937; to avoid inconsistencies with other limits, it is defined as 60% of the four person family very low-income limit, adjusted for family size".
These income limits are also adjusted for family size so that larger families have higher income limits. Using the criteria listed above, the following information is determined:
47464 JOURNALCITY COUNCILCHICAGO 5/11/2005
Four hundred fifty-six (456) occupied residential units (thirty-one and nine-tenths percent (31.9%)) have zero (0) or oner(l) bedroom. This corresponds to a household size of one (1) to one and one-half (1.5) persons. For comparison to the H.U.D. income thresholds, we assume a household size of one (1) to two (2) persons. For this household size:
To be considered:
A household of this size must have an annual income of not more than:
30% of the area median income
$13,410 (for 1 person) to $15,300 (for 2 persons)
very low-income (50% of median)
$22,350 (for 1 person) to $25,500 (for-2 persons)
low-income (80% of median)
$35,760 (for 1 person) to $40,800 (for-2 persons)
Eight hundred seventy-one (871) occupied residential units (sixty and nine-tenths percent (60.9%)) have two (2) or three (3) bedrooms. This corresponds to a household size of three (3) to four and one-half (4.5) persons. For comparison to the H.U.D. income thresholds, we assume a household size of three (3) to five (5) persons. For this household size:
To be considered:
A household of this size must have an annual income of not more than:
30% of the area median income
$17,250 (for 3 persons) to $20,670 (for 5 persons)
very low-income (50% of median)
$28,750 (for 3 persons) to $34,450 (for 5 persons)
low-income (80% of median)
$46,000 (for 3 persons) to $55,120 (for 5 persons)
One hundred two (102) occupied residential units (seven and one-tenth percent (7.1%)) have four (4) or more bedrooms. This corresponds to a household size of six (6) to seven and one-half (7.5). persons. For
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comparison to the H.U.D. income thresholds, we assume a household size of six (6) to eight (8) persons. For this household size: ■ ,
To be considered: A household of this size must have an
annual income of not more than:
30% of the area
median income $22,200 (for 6 persons) to $25,260
(for 8 persons)
very low-income
(50% of median) $37,000 (for 6 persons) to $42,100
(for 8 persons)
low-income
(80% of median) $59,200 (for 6 persons) to $67,360
(for 8 persons)
Exhibit "B". (To Ordinance)
Community Development Commission
Of The City Of Chicago
Resolution 05-CDC-20
Recommending To The City Council Of The City Of Chicago For The Proposed Fullerton/Milwaukee Redevelopment Project Area Amendment Number 1:
Approval Of A Redevelopment Plan,
Designation Of A Redevelopment Project Area
And Adoption Ofr
Tax Increment Allocation Financing.
J
Whereas, The Community Development Commission (the "Commission") of the
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JOURNAL-CITY COUNCIL-CHICAGO
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City of Chicago (the "City") has heretofore been appointed by the Mayor of the City with the approval of its City Council ("City Council", referred to herein collectively with the Mayor as the "Corporate Authorities") (as codified in Section 2-124 of the City's Municipal Code) pursuant to Section 5/11-74.4-4(k) of the Illinois Tax Increment Allocation Redevelopment Act, as amended (65 ILCS 5/11-74.4-1. et seq.) (the "Act"); and
Whereas, The Commission is empowered by the Corporate Authorities to exercise certain powers set forth in Section 5/1 l-74.4-4(k) of the Act, including the holding of certain public hearings required by the Act; and
Whereas, Staff of the City's Department of Planning and Development has conducted or caused to be conducted certain investigations, studies and surveys of the four (4) primary commercial corridors in the vicinity of Milwaukee, Armitage, Fullerton and Belmont Avenues in the Logan Square and Avondale community areas, the street boundaries of which are described on (Sub)Exhibit A hereto (the "Area"), to determine the eligibility of the Area as a redevelopment project area as defined in the Act (a "Redevelopment Project Area") and for tax increment allocation financing pursuant to the Act ("Tax Increment Allocation Financing"), and previously has presented the following documents to the Commission for its review:
the Fullerton/Milwaukee Tax Increment Financing Redevelopment Plan and Project Amendment Number 1 (the "Redevelopment Plan"), which includes as an exhibit a separate report entitled the Fullerton/Milwaukee Redevelopment Plan and Project Eligibility Study Amendment Number 1 (the "Amended Area Eligibility Study"); and
Whereas, The Commission has heretofore passed Resolution 04-CDC-91 on October 12, 2004 that contains the information required by Section 5/11-74.4-4.16(a) of the Act to be included therein and that provides for the preparation of a feasibility study on designation of the Area as a Redevelopment Project Area and requires that such feasibility study include the preparation of the housing impact study set forth in Section 5/1 l-74.4-3(n)(5) of the Act, all as required by Section 5/11 -74.4-4.1 (b) of the Act, which has resulted in the preparation of the Report and the Plan being presented to the Commission; and
Whereas, A public meeting (the "Public Meeting") was held in accordance and in compliance with the requirements of Section 5/1 l-74.4-6(e) of the Act on Monday, January 3, 2005 at 6:30 P.M. at the Copernicus Senior Center located at 3160 NorthT Milwaukee Avenue, Chicago, Illinois, being a date not less than fourteen (14) business days before the mailing of the notice of the Hearing (hereinafter defined), pursuant to notice from the City's Commissioner of the Department of Planning and Development given on December 17, 2004, being a date not less than fifteen (15) days before the date of the Public Meeting, by certified mail to all taxing districts having real property in the proposed Area and to all entities requesting that information that have taken the steps necessary to register to be included on the
V
5/11/2005 . REPORTS OF COMMITTEES 47467
c
interested parties registry for the proposed Area in accordance with Section 5/11-74.4.2 of the Act and, with a good faith effort, by regular mail to all residents and the last known persons who paid property taxes on real estate in the proposed Area (which good faith effort was satisfied by such notice being mailed to each residential address and the person or persons in whose name property taxes were paid on real property for the last preceding year located in the proposed Area), which to the extent necessary to effectively communicate such notice, was given in English and in other languages; and
Whereas, Prior to the adoption by the Corporate Authorities of ordinances approving a redevelopment plan, designating an area as a Redevelopment Project Area or adopting Tax Increment Allocation Financing for an area, it is necessary that the Commission hold a public hearing (the "Hearing") pursuant to Section 5/11-74.4-5(a) of the Act, convene a meeting of a joint review board (the "Board") pursuant to Section 5/1 l-74.4-5(b) of the Act, set the dates of such Hearing and Board meeting and give notice thereof pursuant to Section 5/11-74.4-6 of the Act; and
Whereas, The Report and Plan were made available for public inspection and review since Thursday, December 30, 2004, being a date not less than ten (10) days before the Commission meeting at which the Commission adopted Resolution 05-CDC-01 on Tuesday, January 11, 2005 fixing the time and place for the Hearing, at City Hall, 121 North LaSalle Street, Chicago, Illinois, in the following offices: City Clerk, Room 107 and Department of Planning and Development, Room 1000; and
Whereas, Notice of the availability of the Report and Plan, including how to obtain this information, were sent by mail on January 18, 2005, which is within a reasonable time after the adoption by the Commission of Resolution 05-CDC-01 to: (a) all residential addresses that, after a good faith effort, were determined to be (i), located within the Area and (ii) located outside the proposed Area and within seven hundred fifty (750) feet of the boundaries of the Area (or, if applicable, were determined to be the seven hundred fifty (750) residential addresses that were outside the proposed Area and closest to the boundaries of the Area); and (b) organizations and residents that were registered interested parties for such Area; and
Whereas, Notice of the Hearing by publication was given at least twice, the first publication being on February 26, 2005 a date which is not more than thirty (30) nor less than ten (10) days prior to the Hearing, and the second publication being on March 2, 2005, both in the Chicago Sun-Times or the Chicago Tribune, being newspapers of general circulation within the taxing districts having property in the Area; and
Whereas, Notice of the Hearing was given by mail to taxpayers by depositing such notice in the United States mail by certified mail addressed to the persons in whose names the general taxes for the last preceding year were paid on each lot, block,
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JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
tract or parcel of land lying within the Area, on February 7, 2005, being a date not less than ten (10) days prior to the date set for the Hearing; and where taxes for the last preceding year were not paid, notice was also mailed to the persons last listed on the tax rolls as the owners of such property within the preceding three (3) years; and
Whereas, A good faith effort was made to give notice of the Hearing by mail to all residents of the Area by, at a minimum, giving notice by mail to each residential address located in the Area, which to the extent necessary to effectively communicate such notice was given in English and in the predominant language of residents of the Area other than English on February 7, 2005, being a date not less than ten (10) days prior to the date set for the Hearing; and
Whereas, Notice of the Hearing was given by mail to the Illinois Department of Commerce and Economic Opportunity ("D.C.E.O.") and members of the Board (including notice of the convening of the Board), by depositing such notice in the United States mail by certified mail addressed to D.C.E.O. and all Board members, on January 13, 2005, being a date not less than forty-five (45) days prior to the date set for the Hearing; and
Whereas, Notice of the Hearing and copies of the Report and Plan were sent by mail to taxing districts having taxable property in the Area,: by depositing such notice and documents in the United States mail by certified mail addressed to all taxing districts having taxable property within the Area, on January 13, 2005, being a date not less than forty-five (45) days prior to the date set for the Hearing; and
Whereas, The Hearing was held on March 8, 2005 at 1:00 P.M. at City Hall, Room 200, 121 North LaSalle Street, Chicago, Illinois, as the official public hearing, and testimony was heard from all interested persons or representatives of any affected taxing district present at the Hearing and wishing to testify, concerning the Commission's recommendation to City Council regarding approval of the Plan, designation of the Area as a Redevelopment Project Area and adoption of Tax Increment Allocation Financing within the Area; and
Whereas, The Board meeting was convened on Friday, February 4, 2005 at 10:00 A.M. (being a date at least fourteen (14) days but not more than twenty-eight (28) days after the date of the mailing of the notice to the taxing districts on January 13, 2005) in Room 1003A, City Hall, 121 North LaSalle Street, Chicago, Illinois, to review the matters properly coming before the Board to allow it to provide its advisory recommendation regarding the approval of the Plan, designation of the Area as a Redevelopment Project Area, adoption of Tax Increment Allocation Financing within the Area and other matters, if any, properly before it, all in accordance with Section 5/1 l-74.4-5(b) of the Act; and
Whereas, The Commission has reviewed the Report and Plan, considered testimony from the Hearing, if any, the recommendation of the Board, if any, and such other matters or studies as the Commission deemed necessary or appropriate
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47469
. in making the findings set forth herein and formulating its decision whether to recommend to City Council approval of the Plan, designation of the Area as a Redevelopment Project Area and adoption of Tax Increment Allocation Financing within the Area; now, therefore,
Be It Resolved by the Community Development Commission of the City of Chicago:
Section 1. The above recitals are incorporated herein and made a part hereof.
Section 2. The Commission hereby makes the following findings pursuant to Section 5/1 l-74.4-3(n) of the Act or such other section as is referenced herein:
a. the Area on the whole has not been subject to growth and development through investment by private enterprise and would not reasonably be expected to be developed without the adoption of the Plan;
b. the Plan:
(i) conforms to the comprehensive plan for the development of the City as a whole; or
(ii) the Plan either (A) conforms to the strategic economic development or redevelopment plan issued by the Chicago Plan Commission or (B) includes land uses that have been approved by the Chicago Plan Commission;
c. the Plan meets all of the requirements of a redevelopment plan as defined in the Act and, as set forth in the Plan, the estimated date of completion of the projects described therein and retirement of all obligations issued to finance redevelopment project costs is not later than December 31 of the year in which the payment to the municipal treasurer as provided in subsection (b) of Section 5/11-74.4-8 of the Act is to be made with respect to ad valorem taxes levied in the twenty-third (23rd) calendar year following the year of the adoption of the ordinance approving the designation of the Area as a redevelopment project area and, as required pursuant to Section 5/11-74.4-7 of the Act, no such obligation shall have a maturity date greater than twenty (20) years;
d. to the extent required by Section 5/11-74.4-3(n) (6) of the Act, the Plan incorporates the housing impact study, if such study is required by Section 5/11-74.4-3(n)(5) of the Act;
e. the Area includes only those contiguous parcels of real property and
47470 JOURNAL-CITY COUNCIL-CHICAGO 5/11/2005
improvements thereon that are to be substantially benefitted by proposed Plan improvements, as required pursuant to Section 5/1 l-74.4-4(a) of the Act;
f. as required pursuant to Section 5/1 l-74.4~3(p) of the Act:
(i) the Area is not less, in the aggregate, than one and one-half (1XA) acres in size; and
(ii) conditions exist in the Area that cause the Area to qualify for designation as a redevelopment project area and a "conservation area" as defined in the Act; '
g. if the Area is qualified as a "blighted area", whether improved or vacant, each of the factors necessary to qualify the Area as a Redevelopment Project Area on that basis is (i) present, with that presence documented to a meaningful extent so that it may be reasonably found that the factor is clearly present within the intent of the Act and (ii) reasonably distributed throughout the improved part or vacant part, as applicable, of the Area as required pursuant to Section 5/1 l-74.4-3(a) of the Act; r
h. if the Area is qualified as a "conservation area," the combination of the factors necessary to quality the Area as a redevelopment project area on that basis is detrimental to the public health, safety, morals or welfare, and the Area may become a blighted area; [and]
Section 3. The Commission recommends that the City Council approve the Plan pursuant to Section 5/11-74.4-4 of the Act.
Section 4: The Commission recommends that the City Council designate the Area as a Redevelopment Project Area pursuant to Section 5/11-74.4-4 of the Act.
Section 5. The Commission recommends that the City Council adopt Tax Increment Allocation Financing within the Area.
Section 6. If any provision of this resolution shall be held to be invalid or unenforceable for any reason, the invalidity or unenforceability of such provision shall not affect any of the remaining provisions of this resolution.
Section 7. All resolutions, motions or orders in conflict with this resolution are hereby repealed to the extent of such conflict.
Section 8. This resolution shall be effective.as of the date of its adoption.
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Section 9. A certified copy of this resolution shall be transmitted to the City Council.
Adopted: March 8, 2005.
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(Sub)Exhibit "A" referred to in this Resolution 05-CDC-20 reads as follows:
(Sub)Exhibit "A". (To Resolution 05-CDC-20)
Street Boundary Description Of The Area.
The boundaries of the Original Project Area have been slightly expanded to include the Amended Area including parcels that primarily abut the boundaries of the Original Project Area or front upon the main corridors. The Amended Areas are generally located as follows: West Belmont Avenue (from North Tripp Avenue to North Springfield Avenue), North Milwaukee Avenue (from North Central Park Avenue to North Allen Avenue; from North Kedzie Avenue to North Sacramento Avenue; and from West Fullerton Avenue to North California Avenue), West Homer Street (from North Campbell Avenue to North Rockwell Street), North Campbell Avenue (from West Homer Street to West Cortland Street), West Cortland Street (from North Campbell Avenue to North Rockwell Street, West Armitage Avenue (from North St. Louis Avenue to North Drake Avenue) and North Central Park Avenue (from West McLean Avenue to West Armitage Avenue).
The Redevelopment Project Area now encompasses portions of four (4) major corridors:
West Armitage Avenue . (from North Ridgeway Avenue to North Milwaukee Avenue);
West Fullerton Avenue (from North Kimball Avenue to North Mozart Street); West Belmont Avenue (from North Tripp Avenue to North Hamlin Avenue); and North Milwaukee Avenue (from West Homer Street to West School Street).
The outermost boundaries of the Redevelopment Project Area now extend from J West Cortland Street on the south to West School Avenue on the north and from North Western Avenue on the east to North Tripp Avenue on the west.
EXHIBIT B RESOLUTION 11-CDC-25
5
STATE OF ILLINOIS)
)SS
COUNTY OF COOK)
CERTIFICATE
I, Robert Wolf, the duly authorized and qualified Assistant Secretary of the Community Development Commission of the City of Chicago, and the custodian of the records thereof, do hereby certify that I have compared the attached copy of a Resolution adopted by the Community Development Commission of the City of Chicago at a Regular Meeting held on the 10th Day of May 2011 with the original resolution adopted at said meeting and noted in the minutes of the Commission, and do hereby certify that said copy is a true, correct and complete transcript of said Resolution.
Dated this NT Day of May 2011
ASSISTANT SECRETARY Robert Wolf
ll-CDC-25
J. TIF Area Designation: CDC Fon)i2b-recominl 11904
COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF CHICAGO
RESOLUTION // -CDC-
RECOMMENDING TO THE CITY COUNCIL OF THE CITY OF CHICAGO FOR THE PROPOSED FULLERTON/MILWAUKEE AMENDMENT NO. 2 REDEVELOPMENT PROJECT AREA:
APPROVAL OF AMENDMENT NO. 2 TO THE REDEVELOPMENT PLAN AND PROJECT
WHEREAS, the Community Development Commission (the "Commission") of the City of Chicago (the "City") has heretofore been appointed by the Mayor of the City with the approval of its City Council ("City Council," referred to herein collectively with the Mayor as the "Corporate; Authorities") (as codified in Section 2-124 of the City's Municipal Code) pursuant to Section 5/11 -74.4-4(k) of the Illinois Tax Increment Allocation Redevelopment Act, as amended (65 ILCS 5/11 -74.4-1 et sea) (the "Act"); and
i '
WHEREAS, the Commission is empowered by the Corporate Authorities to exercise certain powers set forth in Section 5/1 l-74.4-4(k) of the Act, including the holding of certain public hearings required by the Act; and
WHEREAS, staff of the City's Department of Housing and Economic Development has conducted or caused to be conducted certain investigations, studies and surveys of the Fullerton/Milwaukee Redevelopment Project Area Amendment No. 2, the street boundaries of which are described on Exhibit A hereto (the "Area"), to determine the eligibility of the Area as a redevelopment project area as defined in the Act (a "Redevelopment Project Area") and for tax increment allocation financing pursuant to the Act ("Tax Increment Allocation Financing"), and previously has presented the following documents to the Commission for its review:
Fullerton/Milwaukee Redevelopment Plan and Project Amendment No. 2 (the "Plan"); and
WHEREAS, prior to the adoption by the Corporate Authorities of ordinances approving a redevelopment plan, designating an area as a Redevelopment Project Area of adopting Tax Increment Allocation Financing for an area, it is necessary that the Commission hold a public hearing (the "Hearing") pursuant to Section 5/11 -74.4-5(a) of the Act, convene a meeting of a joint" review board (the "Board") pursuant to Section 5/1 l-74.4-5(b) of the Act, set the dates of such Hearing and Board meeting and give notice thereof pursuant to Section 5/11 -74.4-6 of the Act; and
J. TIF Area Designation: CDC: Fonn2b-recoininl 11904
WHEREAS, the Report and Plan were made available for public inspection and review since February 25, 2011 a date not less than 10 days before the Commission meeting at which the Commission adopted Resolution 11-CDC-14 on March 8, 2011 fixing the time and place for the Hearing, at City Hall, 121 North LaSalle Street, Chicago, Illinois, in the following offices: City Clerk, Room 107 and Department of Housing and Economic Development, Room 1000; and
WHEREAS, notice of the availability of the Report and Plan,- including how to obtain this information, were sent by mail on March 23, 2011 which is within a reasonable time after the adoption by the Commission of Resolution 11 -CDC-14 to: (a) all residential addresses that, after a good faith effort, were determined to be (i) located within the Area and (ii) located outside the proposed Area and within 750 feet of the boundaries of the Area (or, if applicable, were determined to be the 750 residential addresses that were outside the proposed Area and closest to the boundaries of the Area); and (b) organizations and residents that were registered interested parties for such Area; and
WHEREAS, notice of the Hearing by publication was given at least twice, the first publication being on April 25,2011 a date which is not more than 30 nor less than 10 days prior to the Hearing, and the second publication being on April 28, 2011 both in the Chicago Sun-Times, being newspapers of general circulation within the taxing districts having property in the Area; and
WHEREAS, notice of the Hearing was given by mail to taxpayers by depositing such notice in the United States mail by certified mail addressed to the persons in whose names'the general taxes for the last preceding year were paid on each lot, block, tract or parcel of land lying within the Area, on April 29, 2011, being a date not less than 10 days prior to the date set for the Hearing; and where taxes for the last preceding year were not paid, notice was also mailed to the persons last listed on the tax rolls as the owners of such property within the preceding three years; and
WHEREAS, notice of the Hearing was given by mail to the Illinois Department of Commerce and Community Affairs ("DCCA") and members of the Board (including notice of the convening of the Board), by depositing such notice in the United States mail by certified mail addressed to DCCA and all Board members, on March 11,2011, being a date not less than 45 days prior to the date set for the Hearing; and
WHEREAS, notice of the Hearing and copies of the Report and Plan were sent by mail to taxing districts having taxable property in the Area, by depositing such notice and documents in the United States mail by certified mail addressed to all taxing districts having taxable property within the Area, on March 11,2011, being a date not less than 45 days prior to the date set for the Hearing; and
WHEREAS, the Hearing was held on May 10,2011 at 1:00 p.m. at City Hall, 2nd Floor, 121 North LaSalle Street, Chicago, Illinois, as the official public hearing, and testimony was heard from all interested persons or representatives of any affected taxing district present at the Hearing and
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J. TIF Area Designation: CDC" Fonn2b-reco»)m 111904
wishing to testify, concerning the Commission's recommendation to City Council regarding approval of the Plan, designation of the Area as a Redevelopment Project Area and adoption of Tax Increment Allocation Financing within the Area; and
WHEREAS, the Board meeting was convened on April 1,2011 at 10:00 a.m. (being a date at least 14 days but not more than 28 days after the date of the mailing of the notice to the taxing districts on March 11,2011 in Room 1003A, City Hall, 121 North LaSalle Street, Chicago, Illinois, to review the matters properly coming before the Board to allow it to provide its advisory recommendation regarding the approval of the Plan, designation of the Area as a Redevelopment Project Area, adoption of Tax Increment Allocation Financing within the Area and other matters, if any, properly before it, all in accordance with Section 5/11 -74.4-5(b),of the Act; and
WHEREAS, the Commission has reviewed the Report and Plan, considered testimony from the Hearing, if any, the recommendation of the Board, if any, and such other matters or studies as the Commission deemed necessary or appropriate in making the findings set forth herein and formulating its decision whether to recommend to City Council approval of the Plan, designation of the Area as a Redevelopment Project Area and adoption of Tax Increment Allocation Financing within the Area; now, therefore,
BE IT RESOLVED BY THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF CHICAGO:
Section 1. The above recitals are incorporated herein and made a part hereof.
Section 2. The Commission hereby makes the following findings pursuant to Section 5/11 -74.4-3(n) of the Act or such other section as is referenced herein: ^
a. The Area on the whole has not been subject to growth and development through investment by private enterprise and would not reasonably be expected to be developed without the adoption of the Plan;
b. The Plan:
(i) conforms to the comprehensive plan for the development of the City as a whole; or
(ii) the Plan either (A) conforms to the strategic economic development or redevelopment plan issued by the Chicago Plan Commission or (B) includes land uses that have been approved by the Chicago Plan Commission;
c. The Plan meets all of the requirements of a redevelopment plan as defined in the Act and, as set forth in the Plan, the estimated date of completion of the projects described therein and
J. TIF Area Designation: CDC Fonn2b-recominl! 1904
retirement of all obligations issued to finance redevelopment project costs is not later than December 31 of the year in which the payment to the municipal treasurer as provided in subsection (b) of Section 5/11 -74.4-8 of the Act is to be made with respect to ad valorem taxes levied in the twenty-third calendar year following the year of the adoption of the ordinance approving the designation of the Area as a redevelopment project area and, as required pursuant to Section 5/11 -74.4-7 of the Act, no such obligation shall have a maturity date greater than 20 years;
d. To the extent required by Section 5/1 l-74.4-3(n) (6) of the Act, the Plan incorporates the housing impact study, if such study is required by Section 5/1 l-74.4-3(n)(5) of the Act;
e. The Plan will not result in displacement of residents from inhabited units.
f. The Area includes only those contiguous parcels of real property and improvements thereon that are to be substantially benefited by proposed Plan improvements, as required pursuant to Section 5/11 -74.4-4(a) of the Act;
g. As required pursuant to Section 5/11 -74.4-3(p) of the Act:
(i) The Area is not less, in the aggregate, than one and one-half acres in size; and
(ii) Conditions exist in the Area that cause the Area to qualify for designation as a redevelopment project area and a blighted area as defined in the Act;
h. If the Area is qualified as a "blighted area", whether improved or vacant, each of the factors necessary to qualify the Area as a Redevelopment Project Area on that basis is (i) present, with that presence documented to a meaningful extent so that it maybe reasonably found that the factor is clearly present within the intent of the Act and (ii) reasonably distributed throughout the improved part or vacant part, as applicable, of the Area as required pursuant to Section 5/11 -74.4-3(a) of the Act;
i. If the Area is^qualified as a "conservation area" the combination of the factors necessary to qualify the Area as a redevelopment project area on that basis is detrimental to the public health, safety, morals or welfare, and the Area may become a blighted area; [and]
Section 3. The Commission recommends that the City Council approve the Plan pursuant to Section 5/11-74.4-4 of the Act.
Section 4. The Commission recommends that the City Council designate the Area as a Redevelopment Project Area pursuant to Section 5/11 -74.4-4 of the Act.
Section 5. The Commission recommends that the City Council adopt Tax Increment Allocation Financing within the Area.
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J. TIF Area Designation: CDC Forrn2b-recoinni 111904
Section 6. If any provision of this resolution shall be held to be invalid or unenforceable for any reason, the invalidity or unenforceability of such provision shall not affect any of the remaining provisions of this resolution.
Section 7. All resolutions, motions or orders in conflict with this resolution are hereby repealed to the extent of such conflict.
Section 8. This resolution shall be effective as of the date of its adoption.
Section 9. A certified copy of this resolution shall be transmitted to the City Council.
ADOPTED:
10_,4ao-_?^//
List of Attachments:
Exhibit A: Street Boundary Description of the Area
J. TIF Area Designation: CDC Forni2b-rccomnil 11904
EXHIBIT A
Street Boundary Description of the Area
The TIF encompasses portions of three major corridors: West Armitage Avenue from North Ridgeway Avenue to North Milwaukee Avenue, West Fullerton Avenue from North Kimball Avenue to North Francisco Avenue and Milwaukee Avenue from West Armitage Avenue to West School Avenue.
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