HomeMy WebLinkAboutORDINANCE - 3371 - 3/11/2014 - TIF BUSSE/ELMHURST APPROVINGORDINANCE NO. 3371
AN ORDINANCE APPROVING THE VILLAGE OF ELK GROVE VILLAGE
BUSSE/FLMHURST ROAD TAX INCREMENT FINANCING REDEVELOPMENT
PLAN AND PROJECT
WHEREAS, the Mayor and Village Board (the "Corporate Authorities") of the Village
of Elk Grove Village, Cook and DuPage Counties, Illinois (the "Village"), have heretofore
determined that the stable economic and physical development of the Village is endangered by
the presence of blighting factors, with a resulting decline of the Village which impairs the value
of private investments and threatens the sound growth and the tax base of the Village and the
taxing districts having the power to tax real property in the Village (the "Taxing Districts") and
threatens the health, safety, morals and welfare of the public; and
WHEREAS, the Corporate Authorities have heretofore determined that in order to
promote and protect the health, safety, morals and welfare of the public that blighting conditions
in the Village need to be eradicated and that redevelopment within the Village be undertaken and
that to remove and alleviate adverse conditions in the Village. The Village has determined it is
necessary to encourage private investment and restore and enhance the tax base of the Village
and the Taxing Districts by such redevelopment; and
WHEREAS, the Village has caused to be conducted and made available for public
inspection an eligibility study to determine whether the proposed Village of Elk Grove Village
Busse/Elmhurst Redevelopment Project Area (the "Area") qualifies as a "redevelopment project
area" pursuant to the TIF Act, which study was conducted by Camiros, Ltd. ("Camiros "); and
WHEREAS, the Village has heretofore evaluated various lawfully available programs to
provide such assistance and has determined that the use of tax increment allocation financing is
necessary to achieve the redevelopment goals of the Village for the proposed Area; and
WHEREAS, Camiros is a planning and financial services firm having a national
reputation for expertise in tax increment allocation and redevelopment financing in the State of
Illinois; and
WHEREAS, Camiros has heretofore concluded and has advised the Village that the
proposed Area qualifies as a "redevelopment project area" under 65 ILCS 65/11-74.4-3 of the
Illinois Municipal Code; and
WHEREAS, the Village has further caused the preparation of and on December 6, 20t3,
made available for public inspection a proposed redevelopment plan and project for the proposed
Area (the "Plan" and "Project "); and
WHEREAS, the proposed Plan does not include the development of vacant land (i) with
a golf course and related clubhouse and other facilities or (ii) designated by federal, state, county,
municipal government as public land for outdoor camping and hunting activities or for nature
preserves and used for that purpose within 5 years prior to the adoption of this ordinance; and
WHEREAS, the Corporate Authorities have heretofore, and it hereby is, expressly
determined that the proposed Plan will not result in displacement of residents from inhabited
units; and
WHEREAS, none of the redevelopment project costs enumerated in the proposed Plan
and Project would provide direct financial support to a retail entity initiating operations in the
proposed Area while terminating operations at another Illinois location within 10 miles of the
proposed Area but outside the boundaries of the Village; and
WHEREAS, the proposed Plan and Project sets forth in writing: the program to be
undertaken to accomplish the objectives of the Village and includes an itemized list of estimated
redevelopment project costs that may be incurred within the proposed Area; evidence indicating
that the proposed Area on the whole has not been subject to growth and development through
investment by private enterprise; an assessment of the financial impact of the Area on or any
increased demand for services from any taxing district affected by the Plan; any program to
address such financial impact or increased demand; the sources of funds to pay costs; the nature
and term of the obligations to be issued; the most recent equalized assessed valuation of the
Area; an estimate as to the equalized assessed valuation after redevelopment and the general land
uses to apply in the Area; a commitment to fair employment practices and an affirmative action
plan; and a certification that the Plan will not result in displacement of residents from inhabited
units; and the Plan and Project accordingly complies in all respects with the requirements of the
TIF Act; and
WHEREAS, the Village convened a joint review board meeting on January 9, 2014,
consisting of a representative selected by each community college district, local elementary
school district and high school district or each local community unit school district, park district,
library district, township, fire protection district and county that will have the authority to directly
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levy taxes on the property within the proposed Area at the time the proposed Area is designated,
a representative selected by the Village, and a public member (the "JRB "), as required by and in
all respects in compliance with the provisions of the TIF Act; and
WHEREAS, the JRB has met as required by the TIF Act and has reviewed the public
record, planning documents and a form of proposed ordinance approving the proposed Plan and
Project; and
WHEREAS, the JRB has adopted by a majority vote an advisory, non-binding
recommendation that the Village proceed to implement the Plan and Project and to designate the
proposed Area as a redevelopment project area under the TIF Act; and
WHEREAS, the JRB based its decision to approve the proposed Plan and the
designation of the proposed Area as a conservation area on the basis of the proposed Area's and
the proposed Plan's satisfying the plan requirements, the eligibility criteria defined in Section 1I-
74.4 -3(b) of the TIF Act, and the objectives of the TIF Act; and
WHEREAS, pursuant to Section 11-74.4-5 of the Act, the Corporate Authorities adopted
an ordinance calling for a public hearing (the "Hearing") relative to the Plan and Project and the
designation of the proposed Area as a redevelopment project area under the TIF Act and fixed the
time and place for such Hearing, being the 11th day of February, 2014 at 6:00 P.M., at the
Village Hall, 901 Wellington, Village of Elk Grove Village, Illinois 60007; and
WHEREAS, due notice in respect to such Hearing was given pursuant to Section 1I-
74.4-5 of the TIF Act, said notice, together with a copy of the Plan, and the name of a person to
contact for further information, being given to taxing districts and to the Department of
Commerce and Community Affairs of the State of Illinois by certified mail on December 18,
2014, by publication in the Daily Herald on January 20, 2014, and January 21, 2014, and by
certified mail to taxpayers within the proposed Area on January 22, 2014; and
WHEREAS, notice of the availability of the Report and the Plan, including how to
obtain this information, was provided by mail on the 18`h day of December, 2014, to all
residential addresses that, after a good faith effort, the Village determined are located outside the
boundaries of the proposed Area which are within 750 feet of the boundaries of the proposed
Area; and
WHEREAS, the Village held the Hearing on February 11, 2014, at the Village Hall, 901
Wellington, Village of Elk Grove Village, Illinois; and
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WHEREAS, at the Hearing any interested person or affected taxing district was
permitted to file with the Municipal Clerk written objections and was heard orally in respect to
any issues embodied in the notice of said Hearing, and the Village heard and determined all
protests and objections at the Hearing; and
WHEREAS, the Hearing was adjourned on the 11th day of February, 2014; and
WHEREAS, no changes have been made in the proposed Plan or in the parcels of
property to be included in the proposed Area since the adjournment of the Hearing; and
WHEREAS, the Plan and Project set forth the factors which cause the proposed Area to
be a conservation area, and the Corporate Authorities have reviewed the information concerning
such factors presented at the Hearing and have reviewed other studies and are generally informed
of the conditions in the Proposed Area which could cause the area to be a "conservation area" as
defined in the TIF Act; and
WHEREAS, the Corporate Authorities have reviewed evidence indicating that the
proposed Area on the whole has not been subject to growth and development through investment
by private enterprise and have reviewed the conditions pertaining to lack of private investment in
the proposed Area to determine whether private development would take place in the proposed
Area as a whole without the adoption of the proposed Plan; and
WHEREAS, the Corporate Authorities have reviewed the conditions pertaining to real
property in the proposed Area to determine whether contiguous parcels of real property and
improvements thereon in the proposed Area would be substantially benefited by the proposed
Project improvements; and
WHEREAS, the Corporate Authorities have made an assessment of any financial impact
of the proposed Area on or any increased demand for services from any taxing district affected by
the Plan and Project and any program to address such financial impact or increased demand; and
WHEREAS, the Corporate Authorities have reviewed the proposed Plan and Project and
also the existing comprehensive plan for development of the Village as a whole to determine
whether the proposed Plan and Project conform to the such comprehensive plan of the Village:
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Village Board of the
Village of Elk Grove Village, Cook and DuPage Counties, in the exercise of its home rule
powers, as follows:
Section 1. Findings. The Corporate Authorities hereby make the following findings:
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(a) The proposed Area is described in EXHIBIT A attached hereto and
incorporated herein as if set out in full by this reference. The street location (as near as
practicable) for the proposed Area is described in EXHIBIT B attached hereto and
incorporated herein as if set out in full by this reference. The map of the proposed Area is
depicted on Exhibit C attached hereto and incorporated herein as if set out in full by this
reference.
(b) There exist conditions that cause the proposed Area to be subject to
designation as a redevelopment project area under the TIF Act and to be classified as a
"conservation area" as defined in Section 11-74.4-3(b) of the TIF Act.
(c) The proposed Area on the whole has not been subject to growth and
development through investment by private enterprise and would not be reasonably
anticipated to be developed without the adoption of the Plan.
(d) The Plan and Project conform to the comprehensive plan for the
development of the Village as a whole.
(e) As set forth in the Plan and in the testimony at the public hearing, the
estimated date of completion of the Project is not later than December 31, 2037, and the
estimated date of the retirement of all obligations incurred to finance redevelopment
project costs as defined in the Plan is not later than December 31, 2037, being the year in
which payment to the Municipal Treasurer as provided in subsection (b) of Section 11-
74.4-5 of the Act is to be made with respect to ad valorem taxes levied in the twenty-third
calendar year in which this ordinance is adopted .
(f) The parcels of real property in the proposed Area are contiguous, and only
those contiguous parcels of real property and improvements thereon which will be
substantially benefited by the proposed Project improvements are included in the
proposed Area.
Section 2. Exhibits Incorporated by Reference. The proposed Plan and Project, which
were the subject matter of the public hearing held on the 11th day of February, 2014, are hereby
adopted and approved. A copy of the Plan and Project is set forth in EXHIBIT D attached hereto
and incorporated herein as if set out in full by this reference.
Section 3. Invalidity of Any Section. If any section, paragraph, or provision of this
ordinance shall be held to be invalid or unenforceable for any reason, the invalidity, or
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unenforceability of such section, paragraph or provision shall not affect any of the remaining
provisions of this ordinance.
Section 4. Superseder and Effective Date. All ordinances, resolutions, motions or
orders in conflict herewith be, and the same hereby are, repealed to the extent of such conflict,
and this ordinance shall be in full force and effect immediately upon its passage by the Corporate
Authorities and approval as provided by law.
Section 5. Transmittal to County Clerk. The Village Clerk is hereby expressly directed
to transmit forthwith to the County Clerk of Cook County, Illinois, a certified copy of this
ordinance.
VOTE: AYES: 6 NAYS: 0 ABSENT: 0
PASSED this 11" day of March 2014.
APPROVED this 11'h day of March 2014.
ATTEST:
Judith M. Keegan, Village Clerk
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APPROVED:
Mayor Craig B. Johnson
Village of Elk Grove Village
EXHIBIT A -LEGAL DESCRIPTION
BUSSE/ELMHURST ROAD TIF
REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
1. ALL THAT PART OF SECTIONS 22, 23, 26, 27, 34, 35 AND 36 IN TOWNSHIP 41 NORTH, RANGE 11
EAST OF THE THIRD PRINCIPAL MERIDIAN BOUNDED AND DESCRIBED AS FOLLOWS:
2. BEGINNING AT THE SOUTHEAST CORNER OF SECTION 35 AFORESAID, BEING ALSO THE
SOUTHEAST CORNER OF CENTEX INDUSTRIAL PARK UNIT 11, A SUBDIVISION IN SECTION 35,
TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING ALSO THE
POINT OF INTERSECTION OF THE CENTER LINE OF DEVON AVENUE WITH THE CENTER LINE OF
ELMHURST ROAD;
3. THENCE NORTH ALONG THE EAST LINE SECTION 35 AFORESAID, AND SAID CENTER LINE OF
ELMHURST ROAD, TO THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 36
AFORESAID, BEING ALSO THE SOUTH LINE OF ROGERS INDUSTRIAL SUBDIVISION UNIT TWO, A
SUBDIVISION OF PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 36,
TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
4. THENCE EAST ALONG SAID SOUTH LINE OF ROGERS INDUSTRIAL SUBDIVISION UNIT TWO TO THE
EAST LINE OF LOT 3 IN ROGERS INDUSTRIAL SUBDIVISION UNIT TWO AFORESAID;
5. THENCE NORTH ALONG SAID EAST LINE OF LOT 3 IN ROGERS INDUSTRIAL SUBDIVISION UNIT
TWO TO THE SOUTH LINE OF COYLE AVENUE, BEING ALSO THE NORTHWESTERLY LINE OF LOT 4
IN ROGERS INDUSTRIAL SUBDIVISION UNIT TWO AFORESAID;
6. THENCE EASTERLY AND NORTHERLY ALONG SAID SOUTH LINE OF COYLE AVENUE AND SAID
NORTHWESTERLY LINE OF LOT 4 IN ROGERS INDUSTRIAL SUBDIVISION UNIT TWO TO THE
SOUTH LINE OF THE NORTH 233 FEET OF LOT 4 IN ROGERS INDUSTRIAL SUBDIVISION UNIT TWO
AFORESAID;
7. THENCE EAST ALONG SAID SOUTH LINE OF THE NORTH 233 FEET OF LOT 4 IN ROGERS
INDUSTRIAL SUBDIVISION UNIT TWO TO THE EAST LINE OF SAID ROGERS INDUSTRIAL
SUBDIVISION UNIT TWO;
B. THENCE NORTH ALONG SAID EAST LINE OF SAID ROGERS INDUSTRIAL SUBDIVISION UNIT TWO,
TO THE EAST LINE OF ROGERS INDUSTRIAL SUBDIVISION UNIT SIX, A RESUBDIVISION OF LOT 3 IN
ROGERS INDUSTRIAL SUBDIVISION UNIT FOUR AND LOT 5 IN ROGERS INDUSTRIAL SUBDIVISION
UNIT FIVE IN THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 41
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
9. THENCE NORTH ALONG THE EAST LINE OF ROGERS INDUSTRIAL SUBDIVISION UNIT SIX
AFORESAID TO THE NORTHEAST CORNER OF LOT 3 IN SAID ROGERS INDUSTRIAL SUBDIVISION
UNITSIX;
10. THENCE NORTHWESTERLY TO THE SOUTHEAST CORNER OF LOT 2 IN TOUHY-HIGGINS
RESUBDIVISION NO. 1 OF LOT 4 IN TOUHY-HIGGINS SUBDIVISION OF A PART OF THE
NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 41 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING ALSO THE NORTHEASTERLY LINE OF
OLD HIGGINS ROAD;
11. THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF OLD HIGGINS ROAD TO THE
NORTHERLY EXTENSION OF THE WEST LINE OF LOT 2 IN THE RESUBDIVISION OF LOT 4 IN
ROGERS INDUSTRIAL SUBDIVISION UNIT FIVE AFORESAID;
12. THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND SAID WEST LINE OF LOT 2 IN THE
RESUBDIVISION OF LOT 4 IN ROGERS INDUSTRIAL SUBDIVISION UNIT FIVE TO THE NORTH LINE
OF ROGERS INDUSTRIAL SUBDIVISION UNIT FIVE AFORESAID;
13. THENCE NORTHWESTERLY ALONG SAID NORTH LINE OF ROGERS INDUSTRIAL SUBDIVISION UNIT
FIVE, AND THE WESTERLY EXTENSION THEREOF, TO THE WEST LINE OF ELMHURST ROAD;
14. THENCE NORTH ALONG SAID WEST LINE OF ELMHURST ROAD TO THE NORTH LINE OF ESTES
AVENUE;
15. THENCE WEST ALONG SAID NORTH LINE OF ESTES AVENUE TO THE EAST LINE OF HIGGINS AND
TOUHY SUBDIVISION OF LOTS 32 & 33 IN CENTEX INDUSTRIAL PARK UNIT NO. 6, A SUBDIVISION
IN SECTIONS 26 & 35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN;
16. THENCE NORTH ALONG THE EAST LINE OF HIGGINS AND TOUHY SUBDIVISION OF LOTS 32 & 33
IN CENTEX INDUSTRIAL PARK UNIT NO. 6 AFORESAID TO THE NORTHEASTERLY LINE OF OLD
HIGGINS ROAD;
17. THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE OF OLD HIGGINS ROAD TO THE
WESTERLY LINE OF THAT PART OF THE DIVISION OF THE NORTHEAST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN, TAKEN FOR THE WIDENING OF ELMHURST ROAD;
18. THENCE NORTHERLY ALONG SAID WESTERLY LINE OF THAT PART OF THE DIVISION OF THE
NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 35 TAKEN FOR THE
WIDENING OF ELMHURST ROAD, TO THE SOUTH LINE OF LOT 1 IN THE DIVISION OF THE
NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 35 AFORESAID;
19. THENCE EAST ALONG THE SOUTH LINE OF LOT 1 IN THE DIVISION OF THE NORTHEAST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 35 AFORESAID, TO THE WEST LINE OF ELMHURST
ROAD;
20. THENCE NORTH ALONG SAID WEST LINE OF ELMHURST ROAD TO THE NORTH LINE OF SECTION
35 AFORESAID;
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21. THENCE NORTHEASTERLY TO THE INTERSECTION OF THE CENTER LINE OF TOUHY AVENUE WITH
THE CENTER LINE OF ELMHURST ROAD, BEING ALSO THE EAST LINE OF SECTION 26, TOWNSHIP
41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
22. THENCE NORTH ALONG SAID CENTER LINE OF ELMHURST ROAD, AND THE EAST LINE OF
SECTION 26 AFORESAID, TO THE EASTERLY EXTENSION OF THE NORTH LINE OF LOT 2 IN WEBB
HOTELS OF ILLINOIS RESUBDIVISION, A RESUBDIVISION OF LOTS 3 & 4 OF O'HARE
INTERNATIONAL CENTER FOR BUSINESS, A RESUBDIVISION OF LOT 1 IN HIGGINS ELMHURST
SUBDIVISION NO. 1 & LOT 1 IN HIGGINS ELMHURST SUBDIVISION NO. 2, OF A PART OF THE
SOUTHEAST QUARTER OF SECTION 26 AFORESAID;
23. THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE NORTH LINE OF LOT 2 IN WEBB
HOTELS OF ILLINOIS RESUBDIVISION AFORESAID, TO THE NORTHWEST CORNER OF SAID LOT 2
IN WEBB HOTELS OF ILLINOIS RESUBDIVISION;
24. THENCE SOUTHEASTERLY ALONG THE WESTERLY LINE OF SAID LOT 2 IN WEBB HOTELS OF
ILLINOIS RESUBDIVISION, TO THE NORTHWESTERLY LINE OF LANDMEIER ROAD;
25. THENCE SOUTHWESTERLY ALONG SAID NORTHWESTERLY LINE OF LANDMEIER ROAD TO THE
SOUTHEAST CORNER OF LOT 2 IN O'HARE INTERNATIONAL CENTER FOR BUSINESS AFORESAID;
26. THENCE WESTERLY ALONG SAID SOUTH LINE OF LOT 2 IN O'HARE INTERNATIONAL CENTER FOR
BUSINESS TO THE WEST LINE OF O'HARE INTERNATIONAL CENTER FOR BUSINESS AFORESAID;
27. THENCE SOUTH ALONG SAID WEST LINE OF O'HARE INTERNATIONAL CENTER FOR BUSINESS TO
THE NORTHEASTERLY LINE OF HIGGINS ROAD;
28. THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF HIGGINS ROAD TO A POINT
139.01 FEET NORTHERLY OF THE SOUTHEAST CORNER OF LOT 2 IN THE DIVISION OF THE WEST
HALF OF THE SOUTHEAST QUARTER OF SECTION 26 AFORESAID;
29. THENCE SOUTHWESTERLY TO THE INTERSECTION OF THE SOUTHWESTERLY LINE OF HIGGINS
ROAD WITH A LINE 194.49 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF THE WEST
HALF OF THE SOUTHEAST QUARTER OF SECTION 26 AFORESAID;
30. THENCE SOUTH ALONG SAID LINE 194.49 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF
THE WEST HALF OF THE SOUTHEAST QUARTER OF SECTION 26, TO THE NORTHERLY LINE OF
LANDMEIER ROAD;
31. THENCE WESTERLY ALONG SAID NORTHERLY LINE OF LANDMEIER ROAD TO THE
NORTHEASTERLY LINE OF THAT PART OF LOT 1 TAKEN FOR ROAD IN RBC TECH CENTER
SUBDIVISION UNIT 2, A RESUBDIVISION OF LOT 2 BEING IN THE RESUDIVISION OF LOTS 1 & 2 IN
EVERDING'S SUBDIVISION OF LOT 1 & PART OF LOT 3 IN ASSESSOR'S DIVISION OF THE WEST
HALF OF THE SOUTHWEST QUARTER OF SECTION 26 AFORESAID;
32. THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF THAT PART OF LOT 1 TAKEN
FOR ROAD IN RBC TECH CENTER SUBDIVISION UNIT 2, TO THE EAST LINE OF BUSSE ROAD;
33. THENCE NORTH ALONG SAID EAST LINE OF BUSSE ROAD TO THE SOUTH LINE OF COMMERCE
DRIVE IN FRISBIE SUBDIVISION OF PART OF LOT 2 IN ASSESSOR'S DIVISION AFORESAID;
34. THENCE EAST ALONG SAID SOUTH LINE OF COMMERCE DRIVE IN FRISBIE SUBDIVISION TO THE
SOUTHWESTERLY LINE OF HIGGINS ROAD;
35. THENCE NORTHEASTERLY TO THE CENTER LINE OF HIGGINS ROAD;
36. THENCE NORTHWESTERLY ALONG SAID CENTER LINE OF HIGGINS ROAD TO THE NORTH LINE OF
SECTION 26 AFORESAID;
37. THENCE EAST ALONG SAID NORTH LINE OF SECTION 26 TO THE SOUTHWESTERLY LINE OF THE
JANE ADAMS MEMORIAL TOLLWAY (INTERSTATE 90);
38. THENCE NORTHWESTERLY ALONG SAID SOUTHWESTERLY LINE OF THE JANE ADAMS MEMORIAL
TOLLWAY (INTERSTATE 90) TO THE NORTH LINE OF GARLAND C. RICHARDSON'S SUBDIVISION OF
A PART OF THE SOUTHWEST QUARTER OF SECTION 23, TOWNSHIP 41 NORTH, RANGE 11 EAST
OF THE THIRD PRINCIPAL MERIDIAN;
39. THENCE WEST ALONG SAID NORTH LINE OF GARLAND C. RICHARDSON'S SUBDIVISION, TO THE
EAST LINE OF BUSSE ROAD;
40. THENCE NORTH ALONG SAID EAST LINE OF BUSSE ROAD TO THE SOUTHWESTERLY LINE OF THE
JANE ADAMS MEMORIAL TOLLWAY (INTERSTATE 90);
41. THENCE NORTHWESTERLY TO THE NORTHEAST CORNER OF LOT 1 IN TIMOTHY A. BUSSE'S
SUBDIVISION, A SUBDIVISION OF PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF
SECTION 22, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING
ALSO THE SOUTHWESTERLY LINE OF A DRAINAGE EASEMENT, SAID SOUTHWESTERLY LINE
BEING 50 FEET SOUTHWESTERLY OF AND PARALLEL WITH THE SOUTHWESTERLY LINE OF THE
JANE ADAMS MEMORIAL TOLLWAY (INTERSTATE 90);
42. THENCE NORTHWESTERLY ALONG THE NORTHERLY LINE OF LOT 1 IN TIMOTHY A. BUSSE'S
SUBDIVISION AFORESAID, TO THE NORTHWEST CORNER OF THEREOF;
43. THENCE SOUTH ALONG THE WEST LINE OF LOT 1 IN TIMOTHY A. BUSSE'S SUBDIVISION
AFORESAID, AND ITS SOUTHERLY EXTENSION, TO THE CENTER LINE OF OLD HIGGINS ROAD (AS
ORIGINALLY LOCATED);
THENCE NORTHWESTERLY AND WESTERLY ALONG SAID CENTER LINE OF OLD HIGGINS ROAD (AS
ORIGINALLY LOCATED), TO THE WEST LINE OF HERETOFORE VACATED OLD HIGGINS ROAD;
44. THENCE SOUTH ALONG SAID WEST LINE OF HERETOFORE VACATED HIGGINS ROAD TO THE
NORTH LINE OF LOT 3 IN REGENT OFFICE CENTER PHASE II, A SUBDIVISION OF PART OF LOTS 2 &
3 IN ASSESSOR'S DIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 22
AFORESAID;
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45. THENCE WEST ALONG SAID NORTH LINE OF LOT 3 IN REGENT OFFICE CENTER PHASE II, TO THE
EAST LINE OF THE WEST 210 FEET OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION
22 AFORESAID;
46. THENCE SOUTH ALONG SAID EAST LINE OF THE WEST 210 FEET OF THE EAST HALF OF THE
SOUTHEAST QUARTER OF SECTION 22, TO THE CENTER LINE OF OAKTON STREET;
47. THENCE WEST ALONG SAID CENTER LINE OF OAKTON STREET TO THE EAST LINE OF THE
NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN;
48. THENCE SOUTH ALONG SAID EAST LINE OF THE NORTHWEST QUARTER OF SECTION 27 TO THE
NORTHEASTERLY EXTENSION OF THE SOUTHEASTERLY LINE OF THE COMMONWEALTH EDISON
RIGHT OF WAY IN THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 27 AFORESAID;
49. THENCE SOUTHWESTERLY ALONG SAID NORTHEASTERLY EXTENSION AND SAID SOUTHEASTERLY
LINE OF THE COMMONWEALTH EDISON RIGHT OF WAY IN THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 27, TO THE WEST LINE OF PAGNI'S THIRD ADDITION TO ELK GROVE
VILLAGE, A SUBDIVISION OF PART OF THE EAST HALF OF THE NORTHWEST QUARTER AND PART
OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
50. THENCE SOUTH ALONG SAID WEST LINE OF PAGNI'S THIRD ADDITION TO ELK GROVE VILLAGE
AFORESAID TO THE WEST LINE OF HIGGINS INDUSTRIAL PARK UNIT SUBDIVISION IN THE EAST
HALF OF THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
51. THENCE SOUTH ALONG SAID WEST LINE OF HIGGINS INDUSTRIAL PARK UNIT SUBDIVISION
AFORESAID TO THE SOUTH LINE OF HIGGINS INDUSTRIAL PARK UNIT 67, IN THE NORTH HALF OF
SECTION 27 AFORESAID;
52. THENCE EAST ALONG SAID SOUTH LINE OF HIGGINS INDUSTRIAL PARK UNIT 67, TO THE WEST
LINE OF THE EAST HALF OF SECTION 27 AFORESAID;
53. THENCE SOUTH ALONG SAID WEST LINE OF THE EAST HALF OF SECTION 27 TO THE NORTH LINE
OF THE SOUTH HALF OF SECTION 27 AFORESAID;
54. THENCE EAST ALONG SAID NORTH LINE OF THE SOUTH HALF OF SECTION 27 TO THE WEST LINE
OF LIVELY BOULEVARD;
55. THENCE SOUTH ALONG SAID WEST LINE OF LIVELY BOULEVARD TO THE WESTERLY EXTENSION
OF THE SOUTH LINE OF JARVIS AVENUE;
56. THENCE EAST ALONG SAID SOUTH LINE OF JARVIS AVENUE TO THE WEST LINE OF HIGGINS
INDUSTRIAL PARK UNIT 119, A SUBDIVISION IN THE SOUTHEAST QUARTER OF SECTION 27
AFORESAID;
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57. THENCE SOUTH ALONG SAID WEST LINE OF HIGGINS INDUSTRIAL PARK UNIT 119 TO THE SOUTH
LINE OF HIGGINS INDUSTRIAL PARK UNITS 114, 111, 116 & 177 IN THE SOUTHEAST QUARTER OF
SECTION 27 AFORESAID;
58. THENCE EAST ALONG THE SOUTH LINE OF HIGGINS INDUSTRIAL PARK UNITS 119, 111, 116 &
177 AFORESAID TO THE EAST LINE OF LOT 2 IN 3RD BONDIOLI SUBDIVISION, A RESUBDIVISION OF
ALL OF 2ND BONDIOLI SUBDIVISION AND LOT 1 IN BONDIOLI SUBDIVISION IN THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 27 AFORESAID;
59. THENCE SOUTH ALONG SAID EAST LINE OF LOT 2 IN 3RD BONDIOU SUBDIVISION TO THE NORTH
LINE OF LANDMEIER ROAD;
60. THENCE WEST ALONG SAID NORTH LINE OF LANDMEIER ROAD TO THE NORTHERLY EXTENSION
OF THE WEST LINE OF LOT 93 IN CENTEX INDUSTRIAL PARK UNIT 62, A SUBDIVISION IN SECTION
27 AFORESAID;
61. THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND THE WEST LINE OF LOT 93 IN CENTEX
INDUSTRIAL PARK UNIT 62 AFORESAID TO THE NORTH LINE OF GELCO CORPORATIONS
RESUBDIVISION OF THE NORTH 178.67 FEET OF LOT 100 IN CENTEX INDUSTRIAL PARK UNIT 69,
IN SECTION 27 AFORESAID;
62. THENCE WEST ALONG SAID NORTH LINE OF GELCO CORPORATIONS RESUBDIVISION TO THE
WEST LINE THEREOF, BEING ALSO THE WEST LINE OF LOT 100 IN CENTEX INDUSTRIAL PARK
UNIT 69 AFORESAID;
63. THENCE SOUTH ALONG SAID WEST LINE OF LOT 100 IN CENTEX INDUSTRIAL PARK UNIT 69 TO
THE NORTH LINE OF TOUHY AVENUE;
64. THENCE WEST ALONG SAID NORTH LINE OF TOUHY AVENUE TO THE SOUTHWEST CORNER OF
CENTEX INDUSTRIAL PARK UNIT 166, IN SOUTHEAST QUARTER OF SECTION 27 AFORESAID;
65. THENCE SOUTHWESTERLY TO THE NORTHWEST CORNER OF WARNER-LAMBERT COMPANY
SUBDIVISION IN THE NORTHEAST QUARTER OF SECTION 34, TOWNSHIP 41 NORTH, RANGE 11
EAST OF THE THIRD PRINCIPAL MERIDIAN;
66. THENCE SOUTH ALONG THE WEST LINE OF WARNER-LAMBERT COMPANY SUBDIVISION
AFORESAID, TO THE NORTH LINE OF ESTES AVENUE;
67. THENCE WEST ALONG SAID NORTH LINE OF ESTES AVENUE TO THE NORTHERLY EXTENSION OF
THE WEST LINE OF KARPS 2ND RESUBDIVISION OF LOT 1 IN KARP'S RESUBDIVISION OF LOT 230 IN
CENTEX INDUSTRIAL PARK UNIT 120, TOGETHER WITH LOT 122 IN CENTEX INDUSTRIAL PARK
UNIT 88 IN THE NORTHEAST QUARTER OF SECTION 34 AFORESAID;
68. THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND THE WEST LINE OF KARPS 2ND
RESUBDIVISION AFORESAID TO THE NORTH LINE OF CENTEX INDUSTRIAL PARK UNITS 53, 64 &
136 IN THE NORTHEAST QUARTER OF SECTION 34 AFORESAID;
0
69. THENCE EAST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNITS 53, 64 & 136
AFORESAID TO THE EAST LINE OF SAID CENTEX INDUSTRIAL PARK UNIT 136;
70. THENCE SOUTH ALONG SAID EAST LINE OF CENTEX INDUSTRIAL PARK UNIT 136 TO THE NORTH
LINE OF CENTEX INDUSTRIAL PARK UNIT 150 IN THE NORTHEAST QUARTER OF SECTION 34
AFORESAID;
71. THENCE EAST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 150 TO THE EAST
LINE THEREOF;
72. THENCE SOUTH ALONG SAID EAST LINE OF CENTEX INDUSTRIAL PARK UNIT 150, AND THE
SOUTHERLY EXTENSION THEREOF, TO THE SOUTH LINE OF GREENLEAF AVENUE;
73. THENCE EAST ALONG SAID SOUTH LINE OF GREENLEAF AVENUE TO THE WEST LINE OF LOT 290
IN CENTEX INDUSTRIAL PARK UNIT 170 IN THE NORTHEAST QUARTER OF SECTION 34
AFORESAID;
74. THENCE SOUTH ALONG SAID WEST LINE OF LOT 290 IN CENTEX INDUSTRIAL PARK UNIT 170 TO
THE NORTH LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 170 AFORESAID;
75. THENCE WEST ALONG SAID NORTH LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 170 TO
THE WEST LINE OF LOT A AFORESAID;
76. THENCE SOUTH ALONG SAID LOT A IN LOT A IN CENTEX INDUSTRIAL PARK UNIT 170 TO THE
NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 57 IN THE NORTHEAST QUARTER OF SECTION
34 AFORESAID;
77. THENCE WEST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 57 TO THE
NORTHEAST CORNER OF CENTEX INDUSTRIAL PARK UNIT 42 IN THE NORTHEAST QUARTER OF
SECTION 34 AFORESAID;
78. THENCE WEST ALONG THE NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 42 AFORESAID TO
THE WEST LINE OF SAID CENTEX INDUSTRIAL PARK UNIT42;
79. THENCE SOUTH ALONG SAID WEST LINE, AND THE SOUTHERLY EXTENSION THEREOF, TO THE
SOUTH LINE OF LUNTAVENUE;
80. THENCE EAST ALONG SAID SOUTH LINE OF LUNT AVENUE TO THE WEST LINE OF RUBINS
RESUBDIVISION OF PART OF LOTS 370 & 371 IN CENTEX INDUSTRIAL PARK UNIT 225 IN THE
SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 34 AFORESAID;
81. THENCE SOUTH ALONG SAID WEST LINE OF RUBINS RESUBDIVISION TO THE SOUTH LINE
THEREOF;
82. THENCE EAST ALONG THE SOUTH LINE OF RUBINS RESUBDIVISION AFORESAID TO THE WEST
LINE OF BUSSE ROAD;
FA
83. THENCE SOUTH ALONG SAID WEST LINE OF BUSSE ROAD TO THE NORTH LINE OF MORSE
AVENUE;
84. THENCE WEST ALONG SAID NORTH LINE OF MORSE AVENUE TO THE WEST LINE OF THE EAST
HALF OF THE SOUTHEAST QUARTER OF SECTION 34 AFORESAID, BEING ALSO THE WEST LINE OF
THE 40 FOOT WIDE STRIP OF LAND DEDICATED FOR DRAINAGE PURPOSES;
85. THENCE SOUTH ALONG SAID WEST LINE OF THE EAST HALF OF THE SOUTHEAST QUARTER OF
SECTION 34 TO THE WESTERLY EXTENSION OF THE NORTHERLY LINE OF CENTEX INDUSTRIAL
PARK UNIT 22 IN SECTION 34 AFORESAID;
86. THENCE EAST AND SOUTHEASTERLY ALONG SAID NORTHERLY LINE OF CENTEX INDUSTRIAL
PARK UNIT 22 TO THE SOUTH LINE THEREOF;
87. THENCE WEST ALONG SAID SOUTH LINE OF CENTEX INDUSTRIAL PARK UNIT 22 TO THE
NORTHEAST CORNER OF CENTEX INDUSTRIAL PARK UNIT 21 IN SECTION 34 AFORESAID;
88. THENCE SOUTH ALONG THE EAST LINE OF CENTEX INDUSTRIAL PARK UNIT 21 TO THE
NORTHWEST CORNER OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 28 IN SECTION 34
AFORESAID;
89. THENCE EAST ALONG THE NORTH LINE OF SAID LOT A IN CENTEX INDUSTRIAL PARK UNIT 28 TO
THE NORTHEAST CORNER OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 28 AFORESAID;
90. THENCE SOUTH AND EASTERLY ALONG THE NORTHEASTERLY LINE OF LOT A IN CENTEX
INDUSTRIAL PARK UNIT 28 AFORESAID TO THE WEST LINE OF BUSSE ROAD;
91. THENCE SOUTH ALONG SAID WEST LINE OF BUSSE ROAD TO THE NORTH LINE OF CENTEX
INDUSTRIAL PARK UNIT 152 IN THE SOUTHEAST QUARTER OF SECTION 34 AFORESAID;
92. THENCE WEST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 152 TO THE WEST
LINE THEREOF;
93. THENCE SOUTH ALONG SAID WEST LINE OF CENTEX INDUSTRIAL PARK UNIT 152 TO THE NORTH
LINE OF ARTHUR AVENUE;
94. THENCE WEST ALONG SAID NORTH LINE OF ARTHUR AVENUE TO THE NORTHERLY EXTENSION
OF THE MOST WEST LINE OF ENISCO IMPORTS CORP. SUBDIVISION, A RESUBDIVISION OF LOTS 1
& 2 IN GREAT -WEST INDUSTRIAL SUBDIVISION, A RESUBDIVISION OF PART OF LOT 269 IN
CENTEX INDUSTRIAL PARK UNIT 151 IN THE SOUTHEAST QUARTER OF SECTION 34 AFORESAID;
95. THENCE SOUTH ALONG SAID NORTHERLY EXTENSION, AND THE MOST WEST LINE OF ENISCO
IMPORTS CORP. SUBDIVISION AFORESAID TO THE NORTH MOST SOUTH LINE THEREOF;
96. THENCE EAST ALONG SAID NORTH MOST SOUTH LINE OF ENISCO IMPORTS CORP. SUBDIVISION,
TO THE EAST MOST WEST LINE THEREOF;
L11
97. THENCE SOUTH ALONG THE EAST MOST WEST LINE OF ENISCO IMPORTS CORP. SUBDIVISION
AFORESAID, AND THE SOUTHERLY EXTENSION THEREOF, TO THE SOUTH LINE OF SECTION 34
AFORESAID;
98. THENCE EAST ALONG SAID SOUTH LINE OF SECTION 34 TO THE SOUTHWEST CORNER OF
CENTEX INDUSTRIAL PARK UNIT 130;
99. THENCE NORTHEASTERLY TO THE SOUTHEAST CORNER OF THE 50 FOOT WIDE STRIP OF LAND
DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK, A SUBDIVISION IN SECTION
35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
100. THENCE NORTHWESTERLY ALONG THE EASTERLY LINE OF SAID 50 FOOT WIDE STRIP OF LAND
DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK, TO THE SOUTH LINE OF
LOT A IN CENTEX INDUSTRIAL PARK UNIT 108 IN THE SOUTH HALF OF THE SOUTHWEST
QUARTER OF SECTION 35 AFORESAID;
101. THENCE WEST ALONG SAID SOUTH LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 108 TO
THE SOUTHWEST CORNER THEREOF;
102. THENCE NORTH ALONG THE WEST LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 108
AFORESAID TO THE NORTHWEST CORNER THEREOF;
103. THENCE EAST ALONG THE NORTH LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 108
AFORESAID TO THE EASTERLY LINE OF THE 50 FOOT WIDE STRIP OF LAND DEDICATED FOR
DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK AFORESAID;
104. THENCE NORTH ALONG SAID EASTERLY LINE OF THE 50 FOOT WIDE STRIP OF LAND DEDICATED
FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK TO THE NORTH LINE OF ARTHUR
AVENUE;
105. THENCE EAST ALONG SAID NORTH LINE OF ARTHUR AVENUE TO THE EAST LINE OF LOT 209 IN
CENTEX INDUSTRIAL PARK UNIT 106 IN THE SOUTH HALF OF THE SOUTHWEST QUARTER OF
SECTION 35 AFORESAID;
106. THENCE NORTH ALONG SAID EAST LINE OF LOT 209 IN CENTEX INDUSTRIAL PARK UNIT 106 TO
THE SOUTH LINE OF LOT N IN CENTEX INDUSTRIAL PARK, A SUBDIVISION IN SECTION 35
AFORESAID;
107. THENCE WEST ALONG SAID SOUTH LINE OF LOT N IN CENTEX INDUSTRIAL PARK TO THE EAST
LINE OF BUSSE ROAD;
108. THENCE NORTH ALONG SAID EAST LINE OF BUSSE ROAD TO THE NORTH LINE OF LOT 1 IN THE
RESUDIVISION OF LOT 2 IN HOLLANDER'S RESUBDIVISION OF THE WEST 405 FEET OF LOT 3 IN
CENTEX INDUSTRIAL PARK AFORESAID,,
109. THENCE EAST ALONG SAID NORTH LINE OF LOT 1 IN THE RESUDIVISION OF LOT 2 IN
HOLLANDER'S RESUBDIVISION TO THE EAST MOST WEST LINE OF LOT 2 IN THE RESUDIVISION OF
LOT 2 IN HOLLANDER'S RESUBDIVISION AFORESAID;
0
110. THENCE NORTH ALONG SAID EAST MOST WEST LINE OF LOT 2 IN THE RESU DIVISION OF LOT 2 IN
HOLLANDER'S RESUBDIVISION TO THE SOUTH LINE OF PRATT BOULEVARD;
111. THENCE EAST ALONG SAID SOUTH LINE OF PRATT BOULEVARD TO THE EASTERLY LINE OF SAID
50 FOOT WIDE STRIP OF LAND DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL
PARK AFORESAID;
112. THENCE NORTH ALONG SAID THE EASTERLY LINE OF SAID 50 FOOT WIDE STRIP OF LAND
DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK TO THE SOUTH LINE OF LOT
W IN CENTEX INDUSTRIAL PARK AFORESAID;
113. THENCE WEST ALONG SAID THE SOUTH LINE OF LOT W IN CENTEX INDUSTRIAL PARK TO THE
WEST LINE THEREOF;
114. THENCE NORTH ALONG SAID WEST LINE OF LOT W IN CENTEX INDUSTRIAL PARK TO THE NORTH
LINE THEREOF;
115. THENCE EAST ALONG SAID NORTH LINE OF LOT W IN CENTEX INDUSTRIAL PARK TO THE WEST
LINE OF THE EAST 1300 FEET OF LOT 17 IN CENTEX INDUSTRIAL PARK UNIT 3, BEING A
SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN;
116. THENCE NORTH ALONG SAID WEST LINE OF THE EAST 1300 FEET OF LOT 17 IN CENTEX
INDUSTRIAL PARK UNIT 3 TO THE SOUTH LINE OF LUNT AVENUE;
117. THENCE WEST ALONG SAID SOUTH LINE OF LUNT AVENUE TO THE EASTERLY LINE OF THE 40
FOOT WIDE STRIP OF LAND DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK,
A SUBDIVISION IN SECTION 35 AFORESAID;
118. THENCE NORTH ALONG SAID EASTERLY LINE OF THE 40 FOOT WIDE STRIP OF LAND DEDICATED
FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK TO THE NORTH LINE OF LUNT AVENUE;
119. THENCE WEST ALONG SAID NORTH LINE OF LUNT AVENUE TO THE EAST LINE OF GULLO/LUNT &
83 RESUBDIVISION OF LOT 400 IN CENTEX INDUSTRIAL PARK UNIT 247, A RESUBDIVISION OF
THE WEST 404 FEET OF LOT 18 IN CENTEX INDUSTRIAL PARK UNIT 4, IN SECTION 35 AFORESAID;
120. THENCE NORTH ALONG SAID EAST LINE OF GULLO/LUNT & 83 RESUBDIVISION TO THE NORTH
LINE THEREOF;
121. THENCE WEST ALONG THE NORTH LINE OF GULLO/LUNT & 83 RESUBDIVISION AFORESAID TO
THE SOUTHERLY EXTENSION OF THE WEST LINE OF THE EAST 553.10 FEET OF LOT 19 IN CENTEX
INDUSTRIAL PARK UNIT AFORESAID;
122. THENCE NORTH ALONG SAID SOUTHERLY EXTENSION, AND THE WEST LINE OF THE EAST 553.10
FEET OF LOT 19 IN CENTEX INDUSTRIAL PARK UNIT 4, TO THE SOUTH LINE OF GREENLEAF
AVENUE;
ILI
123. THENCE NORTH TO THE SOUTHWEST CORNER OF CENTEX INDUSTRIAL PARK UNIT 5, IN SECTION
35 AFORESAID;
124. THENCE NORTH ALONG THE EAST MOST WEST LINE OF CENTEX INDUSTRIAL PARK UNIT 5
AFORESAID, AND THE NORTHERLY EXTENSION THEREOF, TO THE NORTH LINE OF ESTES
AVENUE;
125. THENCE EAST ALONG SAID NORTH LINE OF ESTES AVENUE TO THE EAST LINE OF THE WEST
1230.0 FEET OF LOT 29 IN CENTEX INDUSTRIAL PARK UNIT 5 AFORESAID;
126. THENCE NORTH ALONG SAID EAST LINE OF THE WEST 1230.0 FEET OF LOT 29 IN CENTEX
INDUSTRIAL PARK UNIT 5 TO THE SOUTH LINE OF LOT D IN CENTEX INDUSTRIAL PARK UNIT 5
AFORESAID;
127. THENCE WEST AND NORTHWESTERLY ALONG SAID SOUTH LINE OF LOT D IN CENTEX
INDUSTRIAL PARK UNIT 5 TO THE NORTH LINE THEREOF;
128. THENCE EAST AND SOUTHEASTERLY ALONG SAID NORTH LINE OF LOT D IN CENTEX INDUSTRIAL
PARK UNIT 5 TO THE EAST LINE THEREOF;
129. THENCE SOUTHEASTERLY AND SOUTH ALONG SAID EAST LINE OF LOT D IN CENTEX INDUSTRIAL
PARK UNIT 5 TO THE NORTH LINE OF GREENLEAF AVENUE;
130. THENCE WEST ALONG SAID NORTH LINE OF GREENLEAF AVENUE TO THE WEST LINE OF
NICHOLAS BOULEVARD;
131. THENCE SOUTH ALONG SAID WEST LINE OF NICHOLAS BOULEVARD TO THE NORTH LINE OF LOT
M IN CENTEX INDUSTRIAL PARK UNIT 3 IN SECTION 35 AFORESAID;
132. THENCE EAST AND SOUTHEASTERLY ALONG SAID NORTH LINE OF LOT M IN CENTEX INDUSTRIAL
PARK UNIT 3 TO THE EAST LINE OF LOT M AFORESAID;
133. THENCE SOUTHEASTERLY AND SOUTH ALONG SAID EAST LINE OF LOT M IN CENTEX INDUSTRIAL
PARK UNIT 3 TO THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 35 AFORESAID;
134. THENCE WEST ALONG THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 35
AFORESAID, 25 FEET TO THE WEST LINE OF LOT M IN CENTEX INDUSTRIAL PARK UNIT 3
AFORESAID;
135. THENCE NORTH AND NORTHWESTERLY ALONG SAID WEST LINE OF LOT M IN CENTEX
INDUSTRIAL PARK UNIT 3 TO THE NORTHERN MOST SOUTH LINE OF LOT M AFORESAID;
136. THENCE NORTHWESTERLY AND WEST ALONG SAID NORTHERN MOST SOUTH LINE OF LOT M IN
CENTEX INDUSTRIAL PARK UNIT 3 TO THE WEST LINE OF NICHOLAS BOULEVARD;
137. THENCE SOUTH ALONG SAID WEST LINE OF NICHOLAS BOULEVARD TO THE SOUTH LINE OF
POLAK'S FRUTAL WORKS RESUBDIVISION OF PART OF LOT 17 IN CENTEX INDUSTRIAL PARK UNIT
3, IN SECTION 35 AFORESAID;
138. THENCE WEST ALONG SAID SOUTH LINE OF POLAK'S FRUTAL WORKS RESUBDIVISION TO THE
EAST LINE OF ROLLEX CORP. RESUBDIVISION OF PART OF LOT 17 IN CENTEX INDUSTRIAL PARK
UNIT 3 AFORESAID;
139. THENCE SOUTH ALONG SAID EAST LINE EAST LINE OF ROLLEX CORP. RESUBDIVISION AND THE
SOUTHERLY EXTENSION THEREOF, TO THE NORTH LINE OF LOT W IN CENTEX INDUSTRIAL PARK
IN SECTION 35 AFORESAID;
140. THENCE EAST ALONG SAID NORTH LINE OF LOT W IN CENTEX INDUSTRIAL PARK TO THE EAST
LINE OF THE SOUTHWEST QUARTER IN SECTION 35 AFORESAID;
141. THENCE SOUTH ALONG SAID EAST LINE OF THE SOUTHWEST QUARTER IN SECTION 35 TO THE
SOUTH LINE OF LOT F IN CENTEX INDUSTRIAL PARK UNIT 2, IN SECTION 35 AFORESAID;
142. THENCE EAST ALONG SAID SOUTH LINE OF LOT F IN CENTEX INDUSTRIAL PARK UNIT 2 TO THE
WEST LINE OF NICHOLAS BOULEVARD;
143. THENCE SOUTH ALONG SAID WEST LINE OF NICHOLAS BOULEVARD TO THE NORTH LINE OF
PRATT BOULEVARD;
144. THENCE WEST ALONG SAID NORTH LINE OF PRATT BOULEVARD TO THE WEST LINE OF THE
SOUTHEAST QUARTER OF SECTION 3S AFORESAID;
145. THENCE SOUTH ALONG SAID WEST LINE OF THE SOUTHEAST QUARTER OF SECTION 35 TO THE
SOUTH LINE OF PRATT BOULEVARD;
146. THENCE EAST ALONG SAID SOUTH LINE OF PRATT BOULEVARD TO THE WEST LINE OF LOT F IN
CENTEX INDUSTRIAL PARK UNIT 2 AFORESAID;
147. THENCE SOUTH AND SOUTHWESTERLY ALONG SAID WEST LINE OF LOT F IN CENTEX INDUSTRIAL
PARK UNIT 2 TO THE NORTH MOST NORTHEAST CORNER OF LOT G IN CENTEX INDUSTRIAL PARK
UNIT 2;
148. THENCE SOUTH TO THE SOUTHWEST CORNER OF LOT 10 CENTEX INDUSTRIAL PARK UNIT 2
AFORESAID;
149. THENCE EAST ALONG THE SOUTH LINE OF LOT 10 AND THE EASTERLY EXTENSION THEREOF TO
THE EAST LINE OF LOT G IN CENTEX INDUSTRIAL PARK UNIT 2 AFORESAID;
150. THENCE SOUTH ALONG SAID EAST LINE OF LOT G IN CENTEX INDUSTRIAL PARK UNIT 2 TO THE
SOUTH LINE OF LOT G AFORESAID;
151. THENCE WEST ALONG SAID SOUTH LINE OF LOT G IN CENTEX INDUSTRIAL PARK UNIT 2 TO THE
EAST LINE OF LOT 73 IN CENTEX INDUSTRIAL PARK UNIT 8, IN SECTION 35 AFORESAID;
12
152. THENCE SOUTH ALONG EAST LINE OF LOT 73 IN CENTEX INDUSTRIAL PARK UNIT 8 TO THE
NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 15, BEING A RESUBDIVISION OF LOTS 61 TO 72
AND LOTA IN CENTEX INDUSTRIAL PARK UNIT 7, IN SECTION 35 AFORESAID;
153. THENCE EAST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 15 AND THE
EASTERLY EXTENSION THEREOF TO THE NORTHEASTERLY LINE OF LOT A CENTEX INDUSTRIAL
PARK UNIT 11 AFORESAID;
154. THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE OF LOT A CENTEX INDUSTRIAL
PARK UNIT 11 TO THE NORTH LINE OF ARTHUR AVENUE;
155. THENCE SOUTH TO THE SOUTHEASTERLY LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 11,
IN SECTION 35 AFORESAID;
156. THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY LINE OF LOT A IN CENTEX INDUSTRIAL
PARK UNIT 11 TO THE WEST LINE OF LOT 138 IN CENTEX INDUSTRIAL PARK UNIT 11 AFORESAID;
157. THENCE SOUTH ALONG SAID WEST LINE OF LOT 138 IN CENTEX INDUSTRIAL PARK UNIT 11 TO
THE EASTERLY EXTENSION OF THE SOUTH LINE OF LOT A CENTEX INDUSTRIAL PARK UNIT 11
AFORESAID;
158. THENCE EAST ALONG SAID EASTERLY EXTENSION OF THE SOUTH LINE OF LOT A CENTEX
INDUSTRIAL PARK UNIT 11 TO THE WEST LINE OF THE EAST 267 FEET OF PART OF LOTS 143 TO
146, INCLUSIVE, IN CENTEX INDUSTRIAL PARK UNIT 11 AFORESAID;
159, THENCE SOUTH ALONG SAID WEST LINE OF THE EAST 267 FEET OF PART OF LOTS 143 TO 146,
INCLUSIVE, IN CENTEX INDUSTRIAL PARK UNIT 11, AND THE SOUTHERLY EXTENSION THEREOF,
TO THE SOUTH LINE OF SECTION 35 AFORESAID, BEING ALSO THE SOUTH LINE OF CENTEX
INDUSTRIAL PARK UNIT 11 AFORESAID, BEING ALSO THE CENTER LINE OF DEVON AVENUE;
160. THENCE EAST ALONG SAID SOUTH LINE OF SECTION 35 TO THE POINT OF BEGINNING AT THE
SOUTHEAST CORNER THEREOF, BEING ALSO THE SOUTHEAST CORNER OF CENTEX INDUSTRIAL
PARK UNIT 11, A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE
THIRD PRINCIPAL MERIDIAN, BEING ALSO THE POINT OF INTERSECTION OF THE CENTER LINE OF
DEVON AVENUE WITH THE CENTER LINE OF ELMHURST ROAD;
161. ALL IN COOK COUNTY, ILLINOIS.
THE REDEVELOPMENT PROJECT AREA INCLUDES OF THE FOLLOWING TAX PARCELS:
2012 PIN 2012 PIN 2012 PIN
08-22-401-054-0000 08-23-300-041-0000 08-26-100-015-0000
08-22-402-046-0000 08-23-300-042-0000 08-26-100-016-0000
08-22-403-010-0000 08-23-300-043-0000 08-26-100-017-0000
08-22-403-013-0000 08-26-100-009-0000 08-26-100-034-0000
08-22-403-014-0000 08-26-100-013-0000 08-26-100-041-0000
08-22-403-015-0000 08-26-100-014-0000 08-26-303-004-0000
13
2012 PIN
2012 PIN
2012 PIN
08-26-303-005-0000
08-26-402-013-0000
09-27-200-012-0000
08-26-303-006-0000
08-26-403-011-0000
08-27-200-013-0000
08-26-303-007-0000
08-26-403-012-0000
08-27-200-014-0000
08-26-303-012-0000
08-26-403-013-0000
08-27-200-018-0000
08-26-303-013-0000
08-26-403-014-0000
08-27-200-020-0000
08-26-303-014-0000
08-26-403-016-0000
08-27-200-021-0000
08-26-303-015-0000
08-26-403-017-0000
08-27-200-022-0000
08-26-303-016-0000
08-26-403-018-0000
08-27-200-023-0000
08-26-303-017-0000
08-26-403-019-0000
08-27-200-024-0000
08-26-303-018-0000
08-26-403-020-0000
08-27-200-026-0000
08-26-303-025-0000
08-26-403-021-0000
08-27-200-029-0000
08-26-303-026-0000
08-26-403-022-0000
08-27-200-030-0000
08-26-303-027-0000
08-26-404-001-0000
08-27-200-032-0000
08-26-303-028-0000
08-26-404-002-0000
08-27-200-033-0000
08-26-303-029-0000
08-26-404-003-0000
08-27-200-034-0000
08-26-304-007-0000
08-26-404-004-0000
08-27-200-035-0000
08-26-304-008-0000
08-26-409-007-0000
08-27-200-036-0000
08-26-304-011-0000
08-26-409-008-0000
08-27-200-037-0000
08-26-304-012-0000
08-26-409-009-0000
08-27-200-038-0000
08-26-304-015-0000
08-26-409-017-0000
08-27-200-039-0000
08-26-304-016-0000
08-26-410-001-0000
08-27-200-042-0000
08-26-304-017-0000
08-26-410-002-0000
08-27-200-043-0000
08-26-304-018-0000
08-26-410-006-0000
08-27-200-044-0000
08-26-304-021-0000
08-26-410-007-0000
08-27-200-045-0000
08-26-304-033-0000 1
08-26-411-002-0000
08-27-200-046-0000
08-26-304-034-0000 1
08-26-411-003-0000
08-27-200-047-0000
08-26-304-035-0000 1
08-26-411-005-0000
08-27-200-048-0000
08-26-304-036-0000 1
08-26-411-006-0000
08-27-200-049-0000
08-26-304-044-0000
08-26-411-008-0000
08-27-200-051-0000
08-26-304-047-0000
08-26-411-009-0000
08-27-200-052-0000
08-26-304-048-0000
08-26-411-010-0000
08-27-200-053-0000
08-26-304-049-0000
08-26-411-013-0000
08-27-200-055-0000
08-26-304-050-0000
08-26-411-014-0000
08-27-200-056-0000
08-26-304-051-0000
08-26-411-015-0000
08-27-200-057-0000
08-26-304-052-0000
08-26-411-016-0000
08-27-200-058-0000
08-26-304-053-0000
08-26-411-018-0000
08-27-200-059-0000
08-26-304-056-0000
08-27-200-005-0000
08-27-200-060-0000
08-26-304-057-0000
08-27-200-006-0000
08-27-200-061-0000
08-26-304-058-0000 1
08-27-200-008-0000
08-27-200-062-0000
08-26-304-059-0000 1
08-27-200-009-0000
08-27-200-063-0000
08-26-401-033-0000
08-27-200-010-0000
08-27-200-064-0000
08-26-401-038-0000
08-27-200-011-0000
08-27-200-065-0000
14
2012 PIN
2012 PIN
2012 PIN
08-27-200-066-0000
08-27-202-054-0000
08-27-203-034-0000
08-27-200-067-0000
08-27-202-055-0000
08-27-203-035-0000
08-27-200-068-0000
08-27-202-056-0000
08-27-203-036-0000
08-27-200-069-0000
08-27-202-057-0000
08-27-203-037-0000
08-27-200-070-0000
08-27-202-058-0000
09-27-203-038-0000
08-27-201-002-0000
08-27-202-060-0000
08-27-203-039-0000
08-27-201-003-0000
08-27-202-061-0000
08-27-400-010-0000
08-27-201-006-0000
08-27-202-062-0000
08-27-400-011-0000
08-27-201-009-0000
08-27-202-063-0000
08-27-400-024-0000
08-27-201-012-0000
08-27-202-064-0000
08-27-400-025-0000
08-27-202-004-0000
08-27-202-065-0000
08-27-400-026-0000
08-27-202-006-0000
08-27-202-066-0000
08-27-400-027-0000
08-27-202-008-0000
08-27-202-067-0000
08-27-400-028-0000
08-27-202-009-0000
08-27-202-068-0000
08-27-400-031-0000
08-27-202-010-0000
08-27-202-069-0000
08-27-400-032-0000
08-27-202-013-0000
08-27-202-071-0000
08-274OM33-0000
08-27-202-014-0000
08-27-202-072-0000
08-27-400-034-0000
08-27-202-015-0000
08-27-202-073-0000
08-27-400-035-0000
08-27-202-016-0000
08-27-202-074-0000
08-27-400-036-0000
08-27-202-017-0000
08-27-202-077-0000
08-27-400-038-0000
08-27-202-023-0000
08-27-202-078-0000
08-27-400-039-0000
08-27-202-024-0000
08-27-203-004-0000
08-27-400-040-0000
08-27-202-025-0000
08-27-203-006-0000
08-27-400-041-0000
08-27-202-027-0000
08-27-203-009-0000
08-27-400-042-0000
08-27-202-029-0000
08-27-203-010-0000
08-27-400-043-0000
08-27-202-032-0000
08-27-203-012-0000
08-27-400-044-0000
08-27-202-033-0000
08-27-203-013-0000
08-27-400-045-0000
08-27-202-034-0000
08-27-203-014-0000
08-27-400-046-0000
08-27-202-035-0000
08-27-203-016-0000
08-27-400-051-0000
08-27-202-036-0000
08-27-203-017-0000
08-27-400-052-0000
08-27-202-037-0000
08-27-203-018-0000
08-27-400-053-0000
08-27-202-038-0000
08-27-203-019-0000
08-27-400-054-0000
08-27-202-041-0000
08-27-203-020-0000
08-27-400-057-0000
08-27-202-042-0000
08-27-203-021-0000
08-27-400-059-0000
08-27-202-043-0000
08-27-203-022-0000
08-27-400-061-0000
08-27-202-044-0000
08-27-203-023-0000
08-27-400-062-0000
08-27-202-045-0000
08-27-203-024-0000
08-27-400-098-0000
08-27-202-047-0000
08-27-203-025-0000
08-27-400-099-0000
08-27-202-048-0000
08-27-203-026-0000
08-27-401-012-0000
08-27-202-051-0000
08-27-203-031-0000
08-27-401-013-0000
08-27-202-052-0000
08-27-203-032-0000
08-27-401-018-0000
08-27-202-053-0000
08-27-203-033-0000
08-27-401-019-0000
15
2012 PIN
2012 PIN
2012 PIN
08-27-401-020-0000
08-27-402-054-0000
08-35-102-040-0000
08-27-401-021-0000
08-34-200-020-0000
08-35-102-041-0000
2
08-27-401-022-0000
08-34-200-021-0000
08-35-102-044-0000
2
08-27-401-023-0000
08-34-201-007-0000
08-35-102-045-0000
08-27-401-024-0000
08-34-201-013-0000
08-35-102-046-0000
08-27-401-025-0000
08-34-201-016-0000
08-35-102-049-0000
08-27-401-026-0000
08-34-201-019-0000
08-35-102-050-0000
08-27-401-029-0000
08-34-201-020-0000
08-35-103-005-0000
2
08-27-401-030-0000
08-34-201-021-0000
08-35-103-006-0000
2
08-27-401-031-0000
08-34-201-022-0000
08-35-104-034-0000
08-27-401-032-0000
08-34-201-023-0000
08-35-104-043-0000
08-27-401-033-0000
08-34-201-024-0000
08-35-104-061-0000
08-27-401-035-0000
08-34-201-025-0000
08-35-104-070-0000
08-27-401-036-0000
08-34-203-003-0000
08-35-104-071-0000
08-27-401-037-0000
08-34-203-006-0000
08-35-104-072-0000
08-27-401-038-0000
08-34-203-016-0000
08-35-104-073-0000
08-27-401-039-0000
08-34-203-017-0000
08-35-200-005-0000
08-27-401-040-0000
08-34-203-035-0000
08-35-200-025-0000
08-27-401-041-0000
08-34-205-021-0000
08-35-200-026-0000
08-27-401-042-0000
08-34-205-024-0000
08-35-200-027-0000
08-27-401-044-0000
08-34-401-002-0000
08-35-201-003-0000
08-27-401-045-0000
08-34-402-018-0000
08-35-201-004-0000
08-27-401-046-0000
08-34-402-058-0000
08-35-201-011-0000
08-27-401-047-0000
08-34-403-012-0000
08-35-201-012-0000
08-27-401-049-0000
08-34-403-017-0000
08-35-202-011-0000
08-27-401-050-0000
08-34-403-018-0000
08-35-202-017-0000
08-27-401-051-0000
08-35-100-009-0000
08-35-202-021-0000
08-27-401-052-0000
08-35-100-010-0000
08-35-202-022-0000
08-27-401-054-0000
08-35-100-011-0000
08-35-202-023-0000
08-27-401-055-0000
08-35-100-012-0000
08-35-202-024-0000
08-27-401-056-0000
08-35-100-013-0000
08-35-202-027-0000
08-27-401-069-0000
08-35-102-016-0000
08-35-202-028-0000
08-27-401-072-0000
08-35-102-017-0000
08-35-202-029-0000
08-27-401-073-0000
08-35-102-018-0000
08-35-202-043-0000
08-27-401-080-0000
08-35-102-024-0000
08-35-202-044-0000
08-27-401-081-0000
08-35-102-026-0000
08-35-202-045-0000
08-27-401-082-0000
08-35-102-027-0000
08-35-202-046-0000
08-27-401-087-0000
08-35-102-028-0000
08-35-202-047-0000
08-27-401-088-0000
08-35-102-032-0000
08-35-202-048-0000
08-27-402-006-0000
08-35-102-034-0000
08-35-202-049-0000
08-27-402-028-0000
08-35-102-037-0000
08-35-202-050-0000
08-27-402-053-0000
08-35-102-038-0000
08-35-202-051-0000
16
)I
2012 PIN
2012 PIN
08-35-203-016-0000
08-36-102-033-0000
08-35-203-019-0000
08-36-102-034-0000
08-35-300-004-0000
08-36-102-035-0000
08-35-301-009-0000
08-36-102-036-0000
08-35-301-042-0000
08-36-102-037-0000
08-35-301-049-0000
08-36-102-038-0000
08-35-301-055-0000
08-36-102-039-0000
08-35-301-061-0000
08-36-102-040-0000
08-35-301-064-0000
08-36-102-041-0000
08-35-301-067-0000
08-36-102-042-0000
08-35-301-068-0000
08-35-302-015-0000
08-35-402-003-0000
08-35-403-003-0000
08-35-403-008-0000
08-35-403-011-0000
09-35-403-012-0000
08-35-403-013-0000
08-35-403-028-0000
08-35-403-029-0000
08-35-403-030-0000
08-35-403-031-0000
08-35-403-032-0000
08-35-403-067-0000
08-35-403-068-0000
08-35-403-069-0000
08-35-403-070-0000
08-35-403-071-0000
08-35-404-056-0000
-
08-35-404-057-0000
08-35-404-061-0000
08-36-102-010-0000
08-36-102-011-0000
08-36-102-012-0000
08-36-102-019-0000
08-36-102-020-0000
08-36-102-021-0000
08-36-102-022-0000
08-36-102-025-0000
08-36-102-028-0000
08-36-102-029-0000
08-36-102-030-0000
17
1 For the 2013 tax year these PINS are being
consolidated into a new PIN:
08-26-304-060-0000
2 For the 2013 tax year these PINS are being
re -subdivided into new PINS:
08-34-200-022-0000
08-34-201-026-0000
08-34-201-027-0000
EXHIBIT B — STREET LOCATION
The Area contains 921 acres. The street location of the Area encompasses 455 tax
parcels in the area generally bounded on the north by I-90, Oakton Street, Landmeier
Road, Touhy Avenue and Greenleaf Avenue, on the east by Busse Road, Elmhurst Road,
and O'Hare Airport, on the south by Jarvis Avenue, Pratt Boulevard, and Devon Avenue,
and on the west by Commonwealth Edison right-of-way and Lively Boulevard.
EXHIBIT C -MAP
A
REDEVELOPMENT
ELK GROVE VILLAGE, IL
EXHIBIT D - PLAN AND PROJECT
TIFOrdOne
BUSSE/ELMHURST ROAD TIF
REDEVELOPMENT PLAN AND PROJECT
Prepared for:
The Village of Elk Grove
0
Camiros, Ltd.
Date: March 2014
TABLE OF CONTENTS
1. Introduction
fl
2. Project Area Description 5
3. Eligibility of the Project Area for Designation as a Redevelopment Project Area 7
4. Redevelopment Plan Goals and Objectives 9
5. Redevelopment Plan 11
6. Redevelopment Project Description 14
7. General Land Use Plan and Map 15
8. Redevelopment Plan Financing 16
9. Housing Impact Study Applicability 25
10. Provisions for Amending the Plan 26
11. Village of Elk Grove Village Commitment to Fair Employment Practices 27
and Affirmative Action
APPENDIX A (FIGURES 1-3)
A-1
APPENDIX B (BUSSE/ELMHURST ROAD TIF REDEVELOPMENT PROJECT B-1
AREA LEGAL DESCRIPTION)
APPENDIX C (BUSSE/ELMHURST ROAD TIF REDEVELOPMENT
PROJECT AREA ELIGIBILITY STUDY)
C-1
APPENDIX D (INITIAL EQUALIZED ASSESSED VALUE (EAV) OF PROPERTY D-1
WITHIN THE BUSSE/ELMHURST ROAD TIF REDEVELOPMENT
PROJECT AREA)
LIST OF FIGURES
FIGURE 1. REDEVELOPMENT PROJECT AREA BOUNDARY A-2
FIGURE 2. EXISTING ZONING A-3
FIGURE 3. GENERAL LAND USE PLAN A-4
FIGURE A.
STUDY AREA BOUNDARY
C-2
FIGURE B
BUILDING AGE
C-15
FIGURE C
OBSOLESCENCE
C-16
FIGURE D
DETERIORATION
C-17
FIGURE E
STRUCTURES BELOW MINIMUM CODE STANDARDS
C-18
FIGURE F
VACANCY
C-19
FIGURE G
INADEQUATE UTILITIES
C-20
FIGURE H
EXCESSIVE LAND COVERAGE AND OVERCROWDING
C-21
LIST OF TABLES
TABLE 1 ESTIMATED REDEVELOPMENT PROJECT COSTS 20
TABLE A. COMPARATIVE INCREASE IN EQUALIZED ASSESSED VALUE (EAV) C-14
1. INTRODUCTION
This document presents a Tax Increment Redevelopment Plan and Project (the "Plan") under the
requirements of the Tax Increment Allocation Redevelopment Act (65 ILCS 5/11-74.4-1 et seq.), as
amended (the "Act") for the Busse/Elmhurst Road TIF Redevelopment Project Area (the "Project Area")
located in the Village of Elk Grove Village, Illinois (the "Village"). The Project Area is entirely within the
boundaries of the Elk Grove Business Park ("Business Park")
The Project Area is irregular in shape and encompasses properties in the area generally bounded on the
north by 1-90, Oakton Street, Landmeier Road, Touhy Avenue and Greenleaf Avenue, on the east by
Busse Road, Elmhurst Road, and O'Hare Airport, on the south by Jarvis Avenue, Pratt Boulevard, and
Devon Avenue, and on the west by Commonwealth Edison right-of-way and Lively Boulevard. The
Project Area boundaries are delineated on Figure 1: Redevelopment Project Area Boundary in Appendix
A and legally described in Appendix B. The Project Area boundaries were drawn to generally include
industrial properties along the Busse, Elmhurst and Touhy corridors and other portions of the Business
Park with significant infrastructure improvement needs.
The Project Area contains 448 tax parcels and is approximately 904 acres in size, including rights-of-way.
This includes approximately 742 acres of net land area and 162 acres of public rights-of-way. The land
use pattern is predominately industrial, with a mix of restaurants and other commercial uses primarily
located along Busse Road and other major arterials. There are 378 buildings in the Project Area, of which
75% are 35 years of age or older.
This Plan responds to problem conditions within the Project Area as discussed herein and reflects a
commitment by the Village to improve and revitalize the Project Area. The purpose of this Plan is to
encourage private redevelopment and reinvestment in industrial and commercial property within the
Elk Grove Business Park by making the public infrastructure investments required to support Business
Park uses, thereby stabilizing the tax base of the Village and other taxing districts.
The Plan summarizes the analyses and findings of the Consultant's work, which, unless otherwise noted,
is the responsibility of Camiros, Ltd. (the "Consultant"). The Village is entitled to rely on the findings and
conclusions of this Plan in designating the Project Area as a redevelopment project area under the Act.
The Consultant has prepared this Plan and the related eligibility study with the understanding that the
Village would rely: 1) on the findings and conclusions of the Plan and the related eligibility study in
proceeding with the designation of the Project Area and the adoption and implementation of the Plan,
and 2) on the fact that the Consultant has obtained the necessary information so that the Plan and the
related eligibility study will comply with the Act.
The Plan presents certain conditions, research and analysis undertaken to document the eligibility of the
Project Area for designation as a conservation area tax increment financing ("TIF") district. The need for
public intervention, goals and objectives, land use policies and other policy materials are presented in
the Plan. The results of a study documenting the eligibility of the Project Area as a conservation area are
presented in Appendix C: Busse/Elmhurst Road TIF Redevelopment Project Area Eligibility Study (the
"Eligibility Study").
Tax Increment Financing
In adopting the Act, the Illinois State Legislature found at Section 5/11-74.4-2(a) that:
... there exist in many municipalities within this State blighted, conservation and industrial
park conservation areas, as defined herein; that the conservation areas are rapidly
deteriorating and declining and may soon become blighted areas if their decline is not
checked;
and also found at Section 5/11-74.4-2(b) that:
... in order to promote and protect the health, safety, morals, and welfare of the public, that
blighted conditions need to be eradicated and conservation measures instituted, and that
redevelopment of such areas be undertaken; 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.
In order to use the tax increment financing technique, a municipality must first establish that the
proposed redevelopment project area meets the statutory criteria for designation as a "blighted area,"
or a "conservation area." A redevelopment plan must then be prepared that describes the development
or redevelopment program intended to be undertaken to reduce or eliminate those conditions which
qualified the redevelopment project area as a "blighted area" or "conservation area," or combination
thereof, and thereby enhance the tax bases of the taxing districts which extend into the redevelopment
project area. The statutory requirements are set out at 65 ILCS 5/11-74.4-3, et seg.
The Act provides that, in order to be adopted, the Plan must meet the following conditions under 5/11-
74.4-3(n):
(1) the redevelopment project area on the whole has not been subject to growth and
development through investment by private enterprise and would not be reasonably
anticipated to be developed without the adoption of the redevelopment plan;
(2) the redevelopment plan and project conform to the comprehensive plan for the
development of the municipality as a whole, or, for municipalities with a population of
100,000 or more, regardless of when the redevelopment plan and project was adopted,
the redevelopment plan and project either (i) conforms to the strategic economic
development or redevelopment plan issued by the designated planning authority of the
municipality, or (ii) includes land uses that have been approved by the planning
commission of the municipality;
(3) the redevelopment plan establishes the estimated dates of completion of the
redevelopment project and retirement of obligations issued to finance redevelopment
project costs (which dates shall not be later than December 31 of the year in which the
payment to the municipal treasurer as provided in Section 8 (b) of the Act is to be made
2
with respect to ad valorem taxes levied in the twenty-third calendar year after the year
in which the ordinance approving the redevelopment project area is adopted);
(4) in the case of an industrial park conservation area, also that the municipality is a labor
surplus municipality and that the implementation of the redevelopment plan will reduce
unemployment, create new jobs and by the provision of new facilities enhance the tax
base of the taxing districts that extend into the redevelopment project area; and
(5) if any incremental revenues are being utilized under Section 8 (a) (1) or 8 (a) (2) of this
Act in redevelopment project areas approved by ordinance after January 1, 1986 the
municipality finds (a) that the redevelopment project area would not reasonably be
developed without the use of such incremental revenues, and (b) that such incremental
revenues will be exclusively utilized for the development of the redevelopment project
area.
(6) certification that a housing impact study need not be performed if less than 10
residential units will be displaced (see 5/11-74.4-3 (n)(5) of the Act).
Redevelopment projects are defined as any public or private development projects undertaken in
furtherance of the objectives of the redevelopment plan in accordance with the Act. The Act provides a
means for municipalities, after the approval of a redevelopment plan and project, to redevelop blighted,
conservation, or industrial park conservation areas and to finance eligible "redevelopment project costs"
with incremental property tax revenues. "Incremental Property Tax' or 'Incremental Property Taxes"
are derived from the increase in the current equalized assessed value ("EAV") of real property within the
redevelopment project area over and above the "Certified Initial EAV" of such real property. Any
increase in EAV is then multiplied by the current tax rate to arrive at the Incremental Property Taxes. A
decline in current EAV does not result in a negative Incremental Property Tax.
To finance redevelopment project costs, a municipality may issue obligations secured by Incremental
Property Taxes to be generated within the redevelopment project area. In addition, a municipality may
pledge towards payment of such obligations any part or any combination of the following:
(a) net revenues of all or part of any redevelopment project;
(b) taxes levied and collected on any or all property in the municipality;
(c) the full faith and credit of the municipality;
(d) a mortgage on part or all of the redevelopment project; or
(e) any other taxes or anticipated receipts that the municipality may lawfully pledge.
Tax increment financing does not generate tax revenues. This financing mechanism allows the
municipality to capture, for a certain number of years, the new tax revenues produced by the enhanced
valuation of properties resulting from the municipality's redevelopment program, improvements and
activities, various redevelopment projects, and the reassessment of properties. This revenue is then
reinvested in the area through rehabilitation, developer subsidies, public improvements and other
eligible redevelopment activities. Under tax increment financing, all taxing districts continue to receive
property taxes levied on the initial valuation of properties within the redevelopment project area.
Additionally, taxing districts can receive distributions of excess Incremental Property Taxes when annual
Incremental Property Taxes received exceed principal and interest obligations for that year and
redevelopment project costs necessary to implement the redevelopment plan have been paid and such
3
excess Incremental Property Taxes are not otherwise required, pledged or otherwise designated for
other redevelopment projects. Taxing districts also benefit from the increased property tax base after
redevelopment project costs and obligations are paid in full.
The Village authorized an evaluation to determine whether a portion of the Village to be known as the
Busse/Elmhurst Road TIF Redevelopment Project Area qualifies for designation as a redevelopment
project area under the provisions contained in the Act. If the Project Area so qualifies, the Village also
authorized the preparation of a redevelopment plan for the Project Area in accordance with the
requirements of the Act.
Busse/Elmhurst Road TIF Redevelopment Project Area Overview
In order to be designated as a conservation area, 50% or more of the buildings within the Project Area
must be 35 years of age or older. The Project Area contains a total of 378 buildings, 285 of which were
built in 1978 or earlier, representing 75% of all buildings.
The Project Area is characterized by:
Obsolescence;
Deterioration;
Presence of structures below minimum code standards;
Inadequate utilities;
Excessive land coverage and overcrowding of structures and community facilities; and
Lagging or declining equalized assessed valuation (EAV)
As a result of these conditions, the Project Area is in need of revitalization, rehabilitation and
redevelopment. In recognition of the unrealized potential of the Project Area, the Village is taking action
to facilitate its revitalization. The Project Area, as a whole, has not been subject to growth and
development by private enterprise, and would not reasonably be anticipated to be redeveloped without
adoption of the Plan.
The Eligibility Study, attached as Appendix C, concludes that property in the Project Area is experiencing
deterioration and disinvestment. The analysis of conditions within the Project Area indicates that it is
appropriate for designation as a conservation area under the Act. The Plan has been formulated in
compliance with the provisions of the Act. This document is a guide to all proposed public and private
actions in the Project Area.
2. PROJECT AREA DESCRIPTION
The Project Area includes only contiguous parcels and qualifies for designation as a conservation area
under the Act. The proposed Project Area includes only that area that is anticipated to substantially
benefit by the proposed redevelopment project area improvements.
Community Context
Elk Grove Village is home to the largest business park in the United States with over 3,600 businesses
located in a 5.4 -square -mile area. The Elk Grove Business Park ("Business Park") is adjacent to O'Hare
International Airport and served by several Interstate highways. It has always comprised the major
portion of the Village's tax base and that of the overlapping taxing districts. However, over the last few
years, the occupancy of the Business Park has declined due in part because of deteriorating
infrastructure and the increasing fees the Village has to charge to repair and maintain the infrastructure
needed to adequately serve modern industrial users.
The occupancy rates for the Business Park have generally mirrored those of the larger O'Hare Market.
However, for the last three years Business Park occupancy has been slightly below that of the overall
O'Hare market, reversing the trends for prior years when Business Park occupancy was higher than the
overall O'Hare market. With the decline in occupancy rates, has come a decline in equalized assessed
value (EAV) as well. Between 2007 and 2012, the EAV of the Project Area declined by 35.4%.
The entire Project Area is comprised of property in the Business Park, or property that is not yet
annexed into the Village that, if annexed, will become a part of the Business Park. It is critical to the tax
base of the Village (and the taxing districts within the Village) that the Business Park remain viable and
modern so that it will continue to attract new and growing businesses and private investment. This TIF is
being created to modernize, update, and make necessary repairs to the infrastructure along the key
industrial corridors of the Business Park.
Current Land Use and Zoning
The predominant zoning classifications within the Project Area are 1-1 and 1-2. As shown in Fiqure 2:
Existing Zoning, found in Appendix A. The existing land use pattern is consistent with the underlying
zoning and consists primarily of industrial development interspersed with commercial support uses.
Cook County versus DuPage County and the Use of the 6b Incentive
There has historically been a significant disparity in the property tax burden for industrial property in
Cook County compared with similar property in DuPage County and other collar counties. In all counties
in Illinois except Cook, real estate is assessed at 33% of market value. In Cook County residential
property and vacant land is assessed at 10% of market. Commercial and industrial property is assessed
at 25% of market value. The State establishes a multiplier that is applied to assessed value to establish
the equalized assessed value ("EAV") for each tax parcel. The EAV is then multiplied time the local tax
rate to establish the annual tax bill.
5
For DuPage County and most other counties the multiplier is 1.0. But in Cook County, the 2012 equalizer
was 2.0856, which substantially increases the equalized assessed value of commercial and industrial
property relative to that in DuPage County.
To offset the higher property taxes in Cook County, the Village has had to induce new companies coming
into the Business Park with Cook County's Class 6b property tax reducing incentive. Under the incentive
provided by Class 6b, qualifying industrial real estate is eligible for the Class 6b level of assessment from
the date that new construction or substantial rehabilitation is completed and initially assessed or, in the
case of abandoned property, from the date of substantial re -occupancy. Properties receiving Class 6b
are assessed at 10% of market value for the first 10 years, 15% in the 11th year and 20% in the 12th
year. This constitutes a substantial reduction in the level of assessment and results in significant tax
savings for the user. But it also results in a loss of tax revenues for the Village and taxing districts. The
Village anticipates that by using TIF to reduce sewer and water rates and to help incoming businesses
with extraordinary costs, it will be able to significantly reduce the number of 6b incentives in the Project
Area.
Transportation Characteristics
Busse Road, Devon Avenue and Elmhurst Road serve as the primary industrial truck routes connecting
the Business Park with area expressways. The Business Park is also served by an extensive network of
Union Pacific rail spurs. These transportation links and proximity to O'Hare Airport make the Business
Park a desirable location for distribution uses.
The main transportation mode in the Project Area is vehicular. There are busses that serve the area but
most employees and visitors drive to the various businesses in the Project Area.
3. ELIGIBILITY OF THE PROJECT AREA FOR DESIGNATION AS A
REDEVELOPMENT PROJECT AREA
The Project Area on the whole has not been subject to growth and development through investment by
private enterprise. Based on the conditions present, the Project Area is not likely to attract unassisted
private sector investment without the creation of the Redevelopment Project Area and adoption of this
Plan. Between July and October 2013, studies were undertaken to establish whether the proposed
Project Area is eligible for designation as a "blighted area" or "conservation area" in accordance with the
requirements of the Act. This analysis concluded that the Project Area qualifies for designation as a
redevelopment project area because it is a conservation area in accordance with the definitions
contained in the Act.
In order to be designated as a conservation area, 50% or more of the buildings within the Project Area
must be 35 years of age or older. Of the 378 buildings in the Project Area, 285, or 75%, were built before
1978. Once the age requirement has been met, the presence of at least three of the 13 conditions
stated in the Act is required for designation of improved property as a conservation area. These
conditions must be meaningfully present and reasonably distributed within the Project Area. Of the 13
conditions cited in the Act for improved property, six conditions meet these requirements. The following
conditions have been used to establish eligibility for designation as a conservation area:
1. Deterioration
2. obsolescence
3. Presence of structures below minimum code standards
4. Inadequate utilities
5. Excessive land coverage and overcrowding of community facilities
6. Lagging or declining equalized assessed valuation
Besides establishing eligibility of the Project Area for designation as a conservation area, these
conditions help to illustrate the need for public intervention to prevent the Project Area from becoming
blighted. For more details on the basis for eligibility, refer to Appendix C: Eligibility Study.
Need for Public Intervention,
The Business Park has always comprised the major portion of the Village's tax base and that of the
overlapping taxing districts. While Business Park occupancy rates have historically been higher than the
overall O'Hare market, in the last few years occupancy rates have begun to decline and now lag the
broader market. The occupancy of the Business Park has declined due in part because of deteriorating
infrastructure and the increasing fees the Village has to charge to repair and maintain the infrastructure
needed to adequately serve modern industrial users. With the decline in occupancy rates, has come a
decline in equalized assessed value (EAV) as well. Between 2007 and 2012, the EAV of the Project Area
declined by 35.4%.
The analysis of conditions within the Project Area included an evaluation of construction activity
between January 2012 and October 2013. During this time, building permits were issued for 32
properties within the Project Area, with a dollar value of $61,658,721. Of these permits, 98% were
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granted a Cook County 6b property tax incentive along with their permits. Only 2% of permits were
issues for projects that did not request public intervention in the form of the Cook County 6b property
tax incentive. The applicants indicated that without the 6b incentive, they would not locate to the
Business Park. This represents a very small investment by the private sector in new buildings and
improvements, and clearly shows that, but for the adoption of this Plan, the Project Area will not benefit
from sufficient private sector investment.
[!
4. REDEVELOPMENT PLAN GOALS AND OBJECTIVES
The preparation of this Plan was guided by a series of goals and objectives, which describe how the Plan
can help improve the Project Area. The delineation of goals and objectives are based on research
performed within the Project Area, which includes research performed to document the presence of
conditions that qualify the area as being eligible as a conservation area.
A series of goals and objectives have been delineated, consisting of: 1) general goals, 2) redevelopment
objectives, and 3) design objectives, as presented below.
General Goals
The following general goals describe broad statements indicating how the Plan can help improve the
Project Area.
1. Create an attractive environment that encourages new industrial development and increases
the tax base of the Project Area, thereby fostering confidence in new real estate investment.
2. Upgrade public utilities, infrastructure and streets, including providing stormwater detention to
alleviate flooding.
3. Reduce or eliminate those conditions that qualify the Project Area as a conservation area while
maintaining the economic vitality of the Project Area.
4. Create an environment which will preserve or enhance the value of properties within and
adjacent to the Project Area, improving the real estate and sales tax base for the Village and
other taxing districts that have jurisdiction over the Project Area.
Redevelopment Objectives
The following redevelopment objectives describe how the Plan can be used to help foster particular
types of redevelopment needed within the Project Area.
1. Attract new businesses and retain existing businesses.
2. Encourage building owners to improve existing structures and/or teardown existing structures
and build new facilities.
3. Eliminate the chronic flooding that currently exists within the Project Area without raising sewer
and water rates to the point they become cost prohibitive and make the Project Area non-
competitive.
4. Create jobs including permanent full-time employment as well as temporary construction jobs,
and provide job training as may be authorized under the Act.
Design Objectives
Increasing the appearance and appeal of the area is important to attracting new investment and
strengthening the Project Area in general. The Plan includes the following design objectives that focus
on creating an attractive Business Park that provides a distinctive context for contemporary business
park users.
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1. Enhance the appearance of arterial streets within the Project Area through public infrastructure
and streetscape improvements.
2. Develop design guidelines through the Project Area to make the area a modern and cohesive
business park that is competitive within the O'Hare market and other competing industrial
areas.
The preceding goals and objectives provide initial direction regarding priorities for making the public
infrastructure improvements and investments to support private investment activity. It is anticipated
that the Plan's goals and objectives will be reviewed throughout the life of the Plan and adjusted as
required to successfully implement the Plan.
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5. REDEVELOPMENT PLAN
The Village proposes to achieve the Plan's goals through the use of public financing techniques,
including tax increment financing, and by undertaking some or all of the following actions:
Property Assembly and Site Preparation
To meet the goals and objectives of this Plan, the Village may acquire and assemble property
throughout the Project Area. Land assemblage by the Village may be by purchase, exchange,
donation, lease, eminent domain, through the Tax Reactivation Program or other available
programs. The purposes of the land assemblage are to be able to (a) sell, lease or convey property
to private developers committed to locating in the Project Area, or to (b) sell, lease, or convey or
dedicate the land for the construction of public improvements or facilities. The Village may enter
into written redevelopment agreements with developers before acquiring or conveying land to
ensure that properties are developed in accordance with the goals of this Redevelopment Plan, the
Village's design objectives and land use goals. As appropriate, the Village may devote acquired
property to temporary uses until such property is scheduled for disposition and development.
In connection with the Village exercising its power to acquire real property, including the exercise of
the power of eminent domain, under the Act in implementing the Plan, the Village will follow its
customary procedures. Acquisition of such real property as may be authorized by the Village Board
does not constitute a change in the nature of this Plan.
Intergovernmental and Redevelopment Agreements
The Village may enter into redevelopment agreements or intergovernmental agreements with
private entities or public entities to construct, rehabilitate, renovate or restore private or public
improvements on one or several parcels (collectively referred to as "Redevelopment Projects').
Terms of redevelopment as part of a redevelopment project may be incorporated in appropriate
redevelopment agreements. For example, the Village may agree to reimburse a developer for
incurring certain eligible redevelopment project costs under the Act. Such agreements may contain
specific development controls as allowed by the Act.
Job Training
To the extent allowable under the Act, job training costs may be directed toward training activities
designed to enhance the competitive advantages of the Project Area and to attract additional
employers to the Project Area. Working with employers and local community organizations, job
training and job readiness programs may be provided that meet employers' hiring needs, as allowed
under the Act.
A job readiness/training program is a component of the Plan. The Village expects to encourage
hiring that maximizes job opportunities for Village residents, especially those persons living in and
around the Project Area.
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Analysis, Professional Services and Administrative Activities
The Village may undertake or engage professional consultants, engineers, architects, attorneys, and
others to conduct various analyses, studies, administrative legal services or other professional
services to establish, implement and manage the Plan.
Provision of Public Improvements and Facilities
Adequate public improvements and facilities need to be provided to service the Project Area. Public
improvements and facilities may include, but are not limited to construction of new stormwater
detention facilities, new and rehabilitation of stormwater conveyance facilities, sanitary sewer
facilities, domestic water service, public streets, street closures to facilitate assembly of
development sites, upgrading streets, signalization improvements, provision of streetscape
amenities, parking improvements, utility improvements, property access improvement, roadway
lighting, sidewalk construction and rehabilitation, and other multi -model transportation
improvements.
Currently, the Project Area is subject to chronic flooding. In order keep the Business District viable,
the Village will have to borrow and invest in excess of $36 million to make the necessary water and
sewer improvements. The Village is confident that using TIF will help to abate some of these costs;
in turn, the water and sewer improvements will help attract new businesses (i.e., private
investment) which will increase and enhance the Village's (and the overlapping taxing districts') tax
base. Following are the projected water and sewer rates that businesses in the Project Area will be
charged:
By 2020, it is projected that the combined sewer and water rate in the Project Area will be $13.00
per 1,000 gallons of water. Bensenville, which is a Du Page County community that abuts the
Village's boundaries, is a competitor for the types of businesses the Village would like to locate in
the Project Area. But in addition to having the benefit of lower DuPage County taxes, Bensenville
charges $4.29 per 1,000 gallons for sewer and water, significantly lower than Elk Grove Village's
rates.
Financing Costs Pursuant to the Act
Interest on any obligations issued under the Act accruing during the estimated period of
construction of the redevelopment project and other financing costs may be paid from the
incremental tax revenues pursuant to the provisions of the Act.
12
May 1 1s
January 1
May 1 2nd
Fiscal Year 2011-2012
$ 5.50
$ 5.50
$ 5.50
Fiscal Year 2012-2013
$ 6.50
$ 6.50
$ 6.50
Fiscal Year 2013-2014
$ 7.50
$ 8.75
$ 8.75
Fiscal Year 2014-2015
$ 8.75
$ 9.75
$ 9.75
Fiscal Year 2015-2016
$ 9.75
$ 9.75
$ 9.75
By 2020, it is projected that the combined sewer and water rate in the Project Area will be $13.00
per 1,000 gallons of water. Bensenville, which is a Du Page County community that abuts the
Village's boundaries, is a competitor for the types of businesses the Village would like to locate in
the Project Area. But in addition to having the benefit of lower DuPage County taxes, Bensenville
charges $4.29 per 1,000 gallons for sewer and water, significantly lower than Elk Grove Village's
rates.
Financing Costs Pursuant to the Act
Interest on any obligations issued under the Act accruing during the estimated period of
construction of the redevelopment project and other financing costs may be paid from the
incremental tax revenues pursuant to the provisions of the Act.
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Interest Costs Pursuant to the Act
Pursuant to the Act, the Village may allocate a portion of the incremental tax revenues to pay or
reimburse developers for interest costs incurred in connection with redevelopment activities in
order to enhance the redevelopment potential of the Project Area. The Village may also use a
portion of the incremental taxes to pay interest on money it borrows to make sewer and water
improvements within the Project Area.
13
6. REDEVELOPMENT PROJECT DESCRIPTION
This Plan seeks to encourage industrial conservation by facilitating a range of redevelopment and
conservation actions. Reducing the prevalence of blighting conditions, such as deterioration, inadequate
utilities, obsolescence and structures below minimum code standards is essential to stabilizing and
conserving the Project Area. The Plan recognizes that new investment is needed to improve and
revitalize the Project Area. Public investments in infrastructure and community facilities are also be
needed. The redevelopment of the Project Area is expected to encourage economic revitalization
within the Project Area and the surrounding area.
Industrial Rehabilitation and Redevelopment of Public Improvements
As stated above, the Village must make improvements to public infrastructure and facilities to
alleviate the current flooding in the Project Area. The Village will also upgrade and improve local
streets to make them more accessible, increase the weight load limits, provide adequate turning
radii and introduce streetscape as a component of the design criteria for the area. The Village plans
to invest in curbs, gutter, street lighting, traffic signals, water mains, sanitary sewers, storm sewers,
sidewalks driveway aprons, and improvements to improve the ability of the Project Area to compete
for new private investment that will enhance the property tax base. This public improvement work
will support redevelopment, re -platting and assembly of smaller lots to provide appropriate
development sites, and improvement of other public facilities that meet the needs of industrial
users. The Village may also provide assistance with respect to extra -ordinary development costs
related to redevelopment of obsolete industrial property.
Property Acquisition
In order to facilitate redevelopment project activities, the acquisition of property may be required.
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7. GENERAL LAND USE PLAN AND MAP
Figure 3: General Land Use Plan, in Appendix A, identifies land uses expected to result from
implementation of the Plan. The land use designation is Industrial mixed use in keeping with the historic
development character of the Elk Grove Business Park. The mixed use designation provides guidance
and flexibility in future land use policy where a variety of commercial support uses may be appropriate.
The land use plan is intended to direct development toward the most appropriate land use pattern for
the Project Area and enhance the overall development of the Project Area in accordance with the goals
and objectives of the Plan. Locations of specific uses, or public infrastructure improvements, may vary
from the General Land Use Plan as a result of more detailed planning and site design activities. Such
variations are permitted without amendment to the Plan as long as they are consistent with the Plan's
goals and objectives and the land uses and zoning approved by the Elk Grove Plan Commission and
Village Board.
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8, REDEVELOPMENT PLAN FINANCING
Tax increment financing is an economic development tool designed to facilitate the redevelopment of
blighted areas and to arrest decline in conservation areas that may become blighted without public
intervention. It is expected that tax increment financing will be an important means, although not
necessarily the only means, of financing improvements and providing development incentives in the
Project Area throughout its 23 -year life.
Tax increment financing can only be used when private investment would not reasonably be expected to
occur without public assistance. The Act sets forth the range of public assistance that may be provided.
It is anticipated that expenditures for redevelopment project costs will be carefully staged in a
reasonable and proportional basis to coincide with expenditures for redevelopment by private
developers and the projected availability of tax increment revenues.
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' or "Project
Budget').
In the event the Act is amended after the date of the approval of this Plan by the Elk Grove Village Board
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)(11)), 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 Village
may add any new eligible redevelopment project costs as a line item in Table 1: Estimated
Redevelopment Project Costs or otherwise adjust the line items in Table 1 without amendment to this
Plan, to the extent permitted by the Act. In no instance, however, shall such additions or adjustments
result in any increase in the total Redevelopment Project Costs without a further amendment to this
Plan.
Eligible Redevelopment Costs
Redevelopment project costs include the sum total of all reasonable or necessary costs incurred,
estimated to be incurred, or incidental to this Plan pursuant to the Act. Such costs may include, without
limitation, the following:
a) Costs of studies, surveys, development of plans and specifications, implementation and
administration of the Plan including but not limited to, staff and professional service costs for
architectural, engineering, legal, financial, planning or other services (excluding lobbying
expenses), provided that no charges for professional services are based on a percentage of the
tax increment collected;
b) The costs of marketing sites within the Project Area to prospective businesses, developers and
investors;
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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, 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 or repair or remodeling of existing public or private
buildings, fixtures, and leasehold improvements; and the costs of replacing an existing public
building if pursuant to the implementation of a redevelopment project the existing public
building is to be demolished to use the site for private investment or devoted to a different
use requiring private investment; including any direct or indirect costs relating to Green
Globes or LEED certified construction elements or construction elements with an equivalent
certification;
e) Costs of the construction of public works or improvements, including any direct or indirect
costs relating to Green Globes or LEED certified construction elements or construction
elements with an equivalent certification subject to the limitations in Section 11-74.4-3(q)(4)
of the Act;
f) Costs of job training and retraining projects including the cost of welfare to work programs
implemented by businesses located within the Project Area;
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 thereunder including interest accruing during the estimated period of construction of
any redevelopment project for which such obligations are issued and for a period not
exceeding 36 months following completion and including reasonable reserves related thereto;
h) To the extent the Village by written agreement accepts and approves the same, all or a
portion of a taxing district's capital costs resulting from the redevelopment project necessarily
incurred or to be incurred within a taxing district in furtherance of the objectives of the Plan.
i) An elementary, secondary, or unit school district's increased costs attributable to assisted
housing units will be reimbursed as provided in the Act;
j) Relocation costs to the extent that the Village 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;
k) Payment in lieu of taxes, as defined in the Act;
1) Costs of job training, retraining, advanced vocational education or career education, including
but not limited to, courses in occupational, semi -technical or technical fields leading directly
to employment, incurred by one or more taxing districts, provided that such costs; (i) are
related to the establishment and maintenance of additional job training, advanced vocational
education or career education programs for persons employed or to be employed by
employers located in the Project Area; and (ii) when incurred by a taxing district or taxing
districts other than the Village, are set forth in a written agreement by or among the Village
17
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 ILLS 805/3-37, 805/3-38, 805/3-40 and 805/3-40.1, and by school districts of
costs pursuant to Sections 10-22.20a and 10-23.3a of the School Code, 105 ILCS 5/10-22.20a
and 5/10-23.3a;
m) Interest costs incurred by a redeveloper related to the construction, renovation or
rehabilitation of a redevelopment project provided that:
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 30 percent of the annual interest costs
incurred by the redeveloper with regard to the redevelopment project during that
year;
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 30 percent
of the total: (i) cost paid or incurred by the redeveloper for such redevelopment project;
(ii) redevelopment project costs excluding any property assembly costs and any
relocation costs incurred by the Village pursuant to the Act; and
5) up to 75 percent of the interest cost incurred by a redeveloper for the financing of
rehabilitated or new housing for low-income households and very low-income
households, as defined in Section 3 of the Illinois Affordable Housing Act.
n) Instead of the eligible costs provided for in (m) 2, 4 and 5 above, the Village may pay up to 50
percent of the cost of construction, renovation and/or rehabilitation of all low- and very low-
income housing units (for ownership or rental) as defined in Section 3 of the Illinois Affordable
Housing Act. If the units are part of a residential redevelopment project that includes units
not affordable to low- and very low-income households, only the low- and very low-income
units shall be eligible for benefits under the Act;
o) The costs of daycare services for children of employees from low-income families working for
businesses located within the Project Area and all or a portion of the cost of operation of day
care centers established by Project Area businesses to serve employees from low-income
families working in businesses located in the Project Area. For the purposes of this paragraph,
"low-income families" means families whose annual income does not exceed 80 percent of
the Village, county or regional median income as determined from time to time by the United
States Department of Housing and Urban Development.
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p) Unless explicitly provided in the Act, the cost of construction of new privately -owned buildings
shall not be an eligible redevelopment project cost;
q) If a special service area has been established pursuant to the Special Service Area Tax Act, 35
ILLS 235/0.01 et seg., then any tax increment revenues derived from the tax imposed
pursuant to the Special Service Area Tax Act may be used within the Project Area for the
purposes permitted by the Special Service Area Tax Act as well as the purposes permitted by
the Act.
Redevelopment Project Cost Budget
Not every eligible project cost listed in the Act is contemplated to achieve the goals and objectives of
the Plan. The eligible project cost line items that constitute the project budget of the Plan are listed in
Figure 1: Estimated Redevelopment Project Costs.
The maximum estimated gross eligible project cost over the life of the Project Area is $860 million. All
project cost estimates are in 2013 dollars. Any bonds issued to finance portions of the redevelopment
project may include an amount of proceeds sufficient to pay customary and reasonable charges
associated with issuance of such obligations, as well as to provide for capitalized interest and
reasonably required reserves. The total project cost figure excludes any costs for the issuance of bonds.
Adjustments to estimated line items, which are upper estimates for these costs, are expected and may
be made without amendment to the Plan.
Additional funding from other sources such as federal, state, county, or local grant funds may be
utilized to supplement the Village's ability to finance Redevelopment Project Costs identified
above. In the event there are costs savings in certain line items, the Village reserves the right to
re -allocate dollars among the line items listed below. The total reflects the maximum amount the
Village could spend over the 23 year life of the TIF; it does not reflect any expenditures or
commitments the Village has made.
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Table 1:
Estimated Redevelopment Project Costs
Eligible Expense
Estimated Cost
Analysis, Planning, Engineering, Surveys, Legal, etc.
$87,000,000
Marketing Costs
$5,000,000
Property Assembly including Acquisition, Site Preparation
and Demolition, Environmental Remediation
$100,000,000
Rehabilitation of Existing Buildings, Fixtures and Leasehold
Improvements
$200,000,000
Public Works and Improvements 111
$348,000,000
Job Training, Retraining, Welfare -to -Work
$10,000,000
Financing Costs pursuant to the provisions of the Act
$75,000,000
Relocation Costs
$5,000,000
Interest Costs Incurred by a Redeveloper
$30,000,000
TOTAL REDEVELOPMENT PROJECT COSTS 121 [3]
$860,000,000
Sources of Funds
Funds necessary to pay for Redevelopment Project Costs and secure municipal obligations issued for
such costs are to be derived primarily from Incremental Property Taxes. Other sources of funds which
may be used to pay for Redevelopment Project Costs or secure municipal obligations are land
disposition proceeds, state and federal grants, investment income, private financing and other legally
permissible funds the Village may deem appropriate. The Village may incur redevelopment project costs
which are paid for from funds of the Village other than incremental taxes, and the Village may then be
reimbursed from such costs from incremental taxes. Also, the Village may permit the utilization of
guarantees, deposits and other forms of security made available by private sector developers.
Additionally, the Village 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.
1 This category may also include paying for or reimbursing capital costs of taxing districts impacted by the redevelopment of the Project Area.
As permitted by the Act, to the extent the Village by written agreement accepts and approves the same, the Village 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 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. Increases in estimated Total Redevelopment Costs of more than five percent are subject to the Plan amendment procedures as
provided under the Act. Costs may be reallocated between line items without amendment of the Plan.
3 The amount of the Total Redevelopment Project Costs that can be incurred in the Project Area will be reduced by the amount of
redevelopment project costs incurred in contiguous redevelopment project areas, or those separated from the Project Area only by a public
right -or -way, that are permitted under the Act to be paid, and are paid, from incremental property taxes generated in the Project Area, but will
not be reduced by the amount of Redevelopment Project Costs incurred in the Project Area which are paid from Incremental Property Taxes
generated in contiguous redevelopment project areas or those separated from the Project Area only by a public right-of-way.
c
The Project Area may be contiguous to or separated by only a public right-of-way from other
redevelopment project areas created under the Act. The Village may utilize net incremental property
taxes received from the Project Area to pay eligible redevelopment project costs, or obligations issued
to pay such costs, in other contiguous redevelopment project areas or project areas separated only by a
public right-of-way, and vice versa. The amount of revenue from the Project Area, made available to
support such contiguous redevelopment project areas, or those separated only by a public right-of-way,
when added to all amounts used to pay eligible Redevelopment Project Costs within the Project Area,
shall not at any time exceed the total Redevelopment Project Costs described in this Plan.
The Project Area may become contiguous to, or be separated only by a public right-of-way from,
redevelopment project areas created under the Industrial Jobs Recovery Law (65 ILCS 5/11-74.61-1 et
seq.). If the Village 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 Village may determine that it is in the best interests of the Village, and in
furtherance of the purposes of the Plan, that net revenues from the Project Area be made available to
support any such redevelopment project areas and vice versa. The Village therefore proposes to utilize
net incremental revenues received from the Project Area to pay eligible redevelopment project costs
(which are eligible under the Industrial Jobs Recovery Law referred to above) in any such areas, and vice
versa. Such revenues may be transferred or loaned between the Project Area and such areas. The
amount of revenue from the Project Area made available, when added to all amounts used to pay
eligible Redevelopment Project Costs within the Project Area, or other areas described in the preceding
paragraph, shall not at any time exceed the total Redevelopment Project Costs described in Table 1:
Estimated Redevelopment Project Costs.
Issuance of Obligations
The Village 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 Village may pledge its full faith and
credit through the issuance of general obligations bonds. Additionally, the Village may provide other
legally permissible credit enhancements to any obligations issued pursuant to the Act. For example, the
Village may use available increment to abate debt service on bonds it sells for water and sewer
purposes, using its full faith and credit to obtain lower interest rates.
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 Village
treasurer as provided in the Act is to be made with respect to ad valorem taxes levied in the twenty-
third calendar year following the year in which the ordinance approving the Project Area is adopted.
Also, the final maturity date of any such obligations which are issued may not be later than 20 years
from their respective dates of issue. One or more series of obligations may be sold at one or more times
in order to implement this Plan. Obligations may be issued on a parity or subordinated basis.
In addition to paying Redevelopment Project Costs, Incremental Property Taxes may be used for the
scheduled retirement of obligations, mandatory or optional redemptions, establishment of debt service
reserves and bond sinking funds. To the extent that Incremental Property Taxes are not needed for
these purposes, and are not otherwise required, pledged, earmarked or otherwise designated for the
payment of Redevelopment Project Costs, any excess Incremental Property Taxes shall then become
21
available for distribution annually to taxing districts having jurisdiction over the Project Area in the
manner provided by the Act.
NOTHING HEREIN SHALL BE CONSTRUED AS A COMMITMENT OF THE VILLAGE TO USE ITS FULL FAITH
AND CREDIT TO SUPPORT ANY TIF OBLIGATIONS ISSUED OR ANY AGREEMENTS ENTERED INTO
WITHOUT THE EXPRESS APPROVAL OF THE VILLAGE BOARD GIVEN IN COMPLIANCE WITH ILLINOIS
LAW.
Most Recent Equalized Assessed Valuation (EAV)
The purpose of identifying the most recent equalized assessed valuation ("EAV") of the Project Area is to
provide an estimate of the initial EAV which the Cook County Clerk will certify for the purpose of
annually calculating the incremental EAV and incremental property taxes of the Project Area. The 2012
EAV of all taxable parcels in the Project Area is approximately $301,066,866. This total EAV amount, by
PIN, is summarized in Appendix D. The EAV is subject to verification by the Cook County Clerk. After
verification, the final figure shall be certified by the Cook County Clerk, and shall become the Certified
Initial EAV from which all incremental property taxes in the Project Area will be calculated by Cook
County, The Plan has utilized the EAVs for the 2012 tax year. If the 2013 EAV shall become available
prior to the date of the adoption of the Plan by the Village Board, the Village may update the Plan by
replacing the 2012 EAV with the 2013 EAV.
Anticipated Equalized Assessed Valuation
Once the redevelopment project has been completed and the property is fully assessed, the estimated
EAV of real property within the Project Area is expected to be in the range of $700,500,000 to
$1,500,000,ODO. This estimate has been calculated assuming that the Project Area will be developed in
accordance with Figure 3: General Land Use Plan presented in Appendix A.
The estimated EAV assumes that the assessed value of property within the Project Area will increase
substantially as a result of new development and public improvements. Calculation of the estimated
EAV is based on several assumptions, including 1) the redevelopment of the Project Area will occur in a
timely manner and 2) 2.0% average annual appreciation is assumed throughout the life of the TIF.
Financial Impact on Taxing Districts
The Act requires an assessment of any financial impact of the Project Area on, or any increased demand
for services from, any taxing district affected by the Plan and a description of any program to address
such financial impacts or increased demand. The Village 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.
The following taxing districts presently levy taxes on 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 Consolidated Elections. This Cook County levy supports local elections in Cook county.
22
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 Village and County for the education, pleasure and recreation of the public.
Metropolitan Water Reclamation District of Greater Chicago. The Water Reclamation District
provides the main trunk lines for the collection of wastewater from cities, villages and towns, and
for the treatment and disposal thereof.
Elk Grove Township. Elk Grove Township is a basic division of a County with powers to levy taxes,
pass local ordinances and regulations, and provide various services as authorized by state statutes
and elected officials.
Elk Grove Township General Assistance. The Elk Grove Township Supervisor is also the Supervisor of
General Assistance. The general assistance levy covers operating expenses and support for the
needy that qualify under the general assistance guidelines.
Elk Grove Township Road and Bridge. This levy covers administrative costs, highway department
employee salaries and costs to construct, maintain and repair township roads and bridges, and is the
responsibility of the Township Highway Commissioner.
Village of Elk Grove Village. The Village 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 and building, housing and zoning codes, etc.
Village of Elk—Grove—Village Library. The Elk Grove Village Public Library is a component unit of the
Village of Elk Grove Village. The Library's mission is to facilitate the sharing of knowledge among
people of all ages by providing various format in an organized, accessible collection for the purpose
of enriching lives through accurate information, reading and entertainment within an inviting
facility.
Community Consolidated School District 59. General responsibilities of School District 59 include the
provision, maintenance and operations of educational facilities and the provision of educational
services for kindergarten through eighth grade. The district covers 24 square miles and serves a
population of approximately 75,000 residents.
Arlington Heights Township High School District 214. District 214 is the second largest high school
district in Illinois, providing secondary education (9`h to 12`h grades) in parts of Wheeling, Elk Grove
and Palatine townships. The District serves more than 280,000 residents in Arlington Heights,
Buffalo Grove, Elk Grove Village, Mt. Prospect, Prospect heights, Rolling Meadows, Wheeling and
Des Plaines.
Harper Community College District 512. The Community College District is a unit of the State of
Illinois' system of public community colleges, whose objective is to meet the educational needs of
residents of the Village and other students seeking higher education programs and services.
Elk Grove Park District. The Park District is responsible for the provision, maintenance and operation
of park and recreational facilities throughout the Village and for the provision of recreation
programs.
Mt. Prospect Park District. The Mt. Prospect Park District was incorporated in 1955 and provides
recreation programs, facilities and services to portions of Mount Prospect, Arlington Heights, Des
Plaines and Elk Grove Village.
23
Elk Grove Rural Fire Protection District. The Fire Protection District serves the unincorporated areas
of Arlington Heights, Des Plaines, Elk Grove Village and Mt. Prospect.
Northwest Mosquito Abatement District. The District serves an area of approximately 242 square
miles to abate mosquito nuisances using integrated pest management methods.
The proposed revitalization of the Project Area may create an increase in demand on public services and
facilities as properties within the Project Area are redeveloped. However, the public service demand is
not anticipated to be significant since the new buildings will be built in accordance with current building
and life safety codes and meet MWRD stormwater management requirements. Although the specific
nature and timing of the private investment expected to be attracted to the Project Area cannot be
precisely quantified at this time, a general assessment of financial impact can be made based upon the
level of development and timing anticipated by the proposed Plan.
For tate taxing districts levying taxes on property within the Project Area, increased service demands are
expected to be negligible because the proportional increase in service demand will be relatively small.
Upon completion of the Plan, all taxing districts are expected to share the benefits of a substantially
improved tax base. When completed, developments in the Project Area will generate property tax
revenues for all taxing districts. Other revenues may also accrue to the Village in the form of sales tax,
business fees and licenses, and utility user fees.
It is expected that most of the increases in demand for the services and programs of the
aforementioned taxing districts, associated with the Project Area, can be adequately addressed by the
existing services and programs maintained by these taxing districts. A portion of the Project Budget has
been allocated for public works and improvements, which may be used to address potential public
service demands associated with implementing the Plan.
Real estate tax revenues resulting from increases in the EAV, over and above the Certified Initial EAV
established with the adoption of the Plan, will be used to pay eligible redevelopment costs in the Project
Area. Following termination of the Project Area, the real estate tax revenues, attributable to the
increase in the EAV over the certified initial EAV, will be distributed to all taxing districts levying taxes
against property located in the Project Area. Successful implementation of the Plan is expected to result
in new development and private investment on a scale sufficient to overcome blighted conditions and
substantially improve the long-term economic value of the Project Area.
Completion of the Redevelopment Project and Retirement of Obligations to
Finance Redevelopment Project Costs
The Plan will be completed, and all obligations issued to finance redevelopment costs shall be retired, no
later than December 31st of the year in which the payment to the Village treasurer as provided in the
Act is to be made with respect to ad valorem taxes levied in the twenty-third calendar year following the
year in which the ordinance approving the Plan is adopted (assuming adoption in 2014, by December 31,
2037).
24
9. HOUSING IMPACT STUDY APPLICABILITY
As set forth in the Act, if the redevelopment plan for a redevelopment project area would result in the
displacement of residents from 10 or more inhabited residential units, or if the redevelopment project
area contains 75 or more inhabited residential units and a municipality is unable to certify that no
displacement will occur, the municipality must prepare a housing impact study and incorporated the
study in the redevelopment project plan.
The Project Area contains two inhabited residential units, which is below the housing impact study
threshold. Therefore, a housing impact study is not a required element of this Plan.
25
10. PROVISIONS FOR AMENDING THE PLAN
The Plan may be amended in accordance with the provisions of the Act.
26
11. VILLAGE OF ELK GROVE VILLAGE COMMITMENT TO FAIR
EMPLOYMENT PRACTICES AND AFFIRMATIVE ACTION
The Village is committed to and will affirmatively implement the following principles with respect to this
Plan:
A) The assurance of equal opportunity in all personnel and employment actions, with respect to
the Redevelopment Project, including, but not limited to hiring, training, transfer, promotion,
discipline, fringe benefits, salary, employment working conditions, termination, etc., without
regard to race, color, sex, age, religion, disability, national origin, ancestry, sexual orientation,
marital status, parental status, military discharge status, source of income, or housing status.
B) 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.
Q Redevelopers will meet Village standards for any applicable prevailing wage rate as ascertained
by the Illinois Department of Labor to all project employees.
The Village shall have the right in its sole discretion to exempt certain small businesses, residential
property owners and developers from the above.
27
APPENDIX A
BUSSE/ELMHURST ROAD TIF
REDEVELOPMENT PROJECT AREA
FIGURES 1-3
A-1
A o alis ozs as
Miles
REDEVELOPMENT PROJECT AREA BOUNDARY camiCOS
BUSSE-ELMHURSTTIF FIGURFI
ELK GROVE VILLAGE. IL
EXISTING ZONING C_ amir_OS
BUSSE-ELMHURSTTIF FIGURE -`
ELK GROVE VILLAGE, IL
1.
A oQ 05s 0] x'05
Miles
GENERAL LAND USE PLAN
BUSSE-ELMHURSTTIF FIGURE
ELK GROVE VILLAGE. IL
cam.rros
APPENDIX B
BUSSE/ELMHURST ROAD TIF
REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
1. ALL THAT PART OF SECTIONS 22, 23, 26, 27, 34,35 AND 36 IN TOWNSHIP 41 NORTH, RANGE 11
EAST OF THE THIRD PRINCIPAL MERIDIAN BOUNDED AND DESCRIBED AS FOLLOWS:
2. BEGINNING AT THE SOUTHEAST CORNER OF SECTION 35 AFORESAID, BEING ALSO THE
SOUTHEAST CORNER OF CENTEX INDUSTRIAL PARK UNIT 11, A SUBDIVISION IN SECTION 35,
TOWNSHIP 41 NORTH, RANGE it EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING ALSO THE
POINT OF INTERSECTION OF THE CENTER LINE OF DEVON AVENUE WITH THE CENTER LINE OF
ELMHURST ROAD;
3. THENCE NORTH ALONG THE EAST LINE SECTION 35 AFORESAID, AND SAID CENTER LINE OF
ELMHURST ROAD, TO THE SOUTH LINE OF THE NORTHWEST QUARTER OF SECTION 36
AFORESAID, BEING ALSO THE SOUTH LINE OF ROGERS INDUSTRIAL SUBDIVISION UNIT TWO, A
SUBDIVISION OF PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 36,
TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
4. THENCE EAST ALONG SAID SOUTH LINE OF ROGERS INDUSTRIAL SUBDIVISION UNITTWO TO THE
EAST LINE OF LOT 3 IN ROGERS INDUSTRIAL SUBDIVISION UNITTWO AFORESAID;
5. THENCE NORTH ALONG SAID EAST LINE OF LOT 3 IN ROGERS INDUSTRIAL SUBDIVISION UNIT
TWO TO THE SOUTH LINE OF COYLE AVENUE, BEING ALSO THE NORTHWESTERLY LINE OF LOT 4
IN ROGERS INDUSTRIAL SUBDIVISION UNIT TWO AFORESAID;
6. THENCE EASTERLY AND NORTHERLY ALONG SAID SOUTH LINE OF COYLE AVENUE AND SAID
NORTHWESTERLY LINE OF LOT 4 IN ROGERS INDUSTRIAL SUBDIVISION UNIT TWO TO THE
SOUTH LINE OF THE NORTH 233 FEET OF LOT 4 IN ROGERS INDUSTRIAL SUBDIVISION UNIT TWO
AFORESAID;
7. THENCE EAST ALONG SAID SOUTH LINE OF THE NORTH 233 FEET OF LOT 4 IN ROGERS
INDUSTRIAL SUBDIVISION UNIT TWO TO THE EAST LINE OF SAID ROGERS INDUSTRIAL
SUBDIVISION UNITTWO;
8. THENCE NORTH ALONG SAID EAST LINE OF SAID ROGERS INDUSTRIAL SUBDIVISION UNIT TWO,
TO THE EAST LINE OF ROGERS INDUSTRIAL SUBDIVISION UNIT SIX, A RESUBDIVISION OF LOT 3 IN
ROGERS INDUSTRIAL SUBDIVISION UNIT FOUR AND LOT 5 IN ROGERS INDUSTRIAL SUBDIVISION
UNIT FIVE IN THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 41
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
01
9. THENCE NORTH ALONG THE EAST LINE OF ROGERS INDUSTRIAL SUBDIVISION UNIT SIX
AFORESAID TO THE NORTHEAST CORNER OF LOT 3 IN SAID ROGERS INDUSTRIAL SUBDIVISION
UNIT SIX;
10. THENCE NORTHWESTERLY TO THE SOUTHEAST CORNER OF LOT 2 IN TOUHY-HIGGINS
RESUBDIVISION NO. 1 OF LOT 4 IN TOUHY-HIGGINS SUBDIVISION OF A PART OF THE
NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 41 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING ALSO THE NORTHEASTERLY LINE OF
OLD HIGGINS ROAD;
11. THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF OLD HIGGINS ROAD TO THE
NORTHERLY EXTENSION OF THE WEST LINE OF LOT 2 IN THE RESUBDIVISION OF LOT 4 IN
ROGERS INDUSTRIAL SUBDIVISION UNIT FIVE AFORESAID;
12. THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND SAID WEST LINE OF LOT 2 IN THE
RESUBDIVISION OF LOT 4 IN ROGERS INDUSTRIAL SUBDIVISION UNIT FIVE TO THE NORTH LINE
OF ROGERS INDUSTRIAL SUBDIVISION UNIT FIVE AFORESAID;
13. THENCE NORTHWESTERLY ALONG SAID NORTH LINE OF ROGERS INDUSTRIAL SUBDIVISION UNIT
FIVE, AND THE WESTERLY EXTENSION THEREOF, TO THE WEST LINE OF ELMHURST ROAD;
14. THENCE NORTH ALONG SAID WEST LINE OF ELMHURST ROAD TO THE NORTH LINE OF ESTES
AVENUE;
15. THENCE WEST ALONG SAID NORTH LINE OF ESTES AVENUE TO THE EAST LINE OF HIGGINS AND
TOUHY SUBDIVISION OF LOTS 32 & 33 IN CENTEX INDUSTRIAL PARK UNIT NO. 6, A SUBDIVISION
IN SECTIONS 26 & 35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN;
16. THENCE NORTH ALONG THE EAST LINE OF HIGGINS AND TOUHY SUBDIVISION OF LOTS 32 & 33
IN CENTEX INDUSTRIAL PARK UNIT NO. 6 AFORESAID TO THE NORTHEASTERLY LINE OF OLD
HIGGINS ROAD;
17. THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE OF OLD HIGGINS ROAD TO THE
WESTERLY LINE OF THAT PART OF THE DIVISION OF THE NORTHEAST QUARTER OF THE
NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN, TAKEN FOR THE WIDENING OF ELMHURST ROAD;
18. THENCE NORTHERLY ALONG SAID WESTERLY LINE OF THAT PART OF THE DIVISION OF THE
NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 35 TAKEN FOR THE
WIDENING OF ELMHURST ROAD, TO THE SOUTH LINE OF LOT 1 IN THE DIVISION OF THE
NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 35 AFORESAID;
19. THENCE EAST ALONG THE SOUTH LINE OF LOT 1 IN THE DIVISION OF THE NORTHEAST QUARTER
OF THE NORTHEAST QUARTER OF SECTION 35 AFORESAID, TO THE WEST LINE OF ELMHURST
ROAD;
FW
20. THENCE NORTH ALONG SAID WEST LINE OF ELMHURST ROAD TO THE NORTH LINE OF SECTION
35 AFORESAID;
21. THENCE NORTHEASTERLY TO THE INTERSECTION OF THE CENTER LINE OF TOUHY AVENUE WITH
THE CENTER LINE OF ELMHURST ROAD, BEING ALSO THE EAST LINE OF SECTION 26, TOWNSHIP
41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
22. THENCE NORTH ALONG SAID CENTER LINE OF ELMHURST ROAD, AND THE EAST LINE OF
SECTION 26 AFORESAID, TO THE EASTERLY EXTENSION OF THE NORTH LINE OF LOT 2 IN WEBB
HOTELS OF ILLINOIS RESUBDIVISION, A RESUBDIVISION OF LOTS 3 & 4 OF O'HARE
INTERNATIONAL CENTER FOR BUSINESS, A RESUBDIVISION OF LOT 1 IN HIGGINS ELMHURST
SUBDIVISION NO. 1 & LOT 1 IN HIGGINS ELMHURST SUBDIVISION NO. 2, OF A PART OF THE
SOUTHEAST QUARTER OF SECTION 26 AFORESAID;
23. THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE NORTH LINE OF LOT 2 IN WEBB
HOTELS OF ILLINOIS RESUBDIVISION AFORESAID, TO THE NORTHWEST CORNER OF SAID LOT 2
IN WEBB HOTELS OF ILLINOIS RESUBDIVISION;
24. THENCE SOUTHEASTERLY ALONG THE WESTERLY LINE OF SAID LOT 2 IN WEBB HOTELS OF
ILLINOIS RESUBDIVISION, TO THE NORTHWESTERLY LINE OF'LANDMEIER ROAD;
25. THENCE SOUTHWESTERLY ALONG SAID NORTHWESTERLY LINE OF LANDMEIER ROAD TO THE
SOUTHEAST CORNER OF LOT 2 IN O'HARE INTERNATIONAL CENTER FOR BUSINESS AFORESAID;
26. THENCE WESTERLY ALONG SAID SOUTH LINE OF LOT 2 IN O'HARE INTERNATIONAL CENTER FOR
BUSINESS TO THE WEST LINE OF O'HARE INTERNATIONAL CENTER FOR BUSINESS AFORESAID;
27. THENCE SOUTH ALONG SAID WEST LINE OF O'HARE INTERNATIONAL CENTER FOR BUSINESS TO
THE NORTHEASTERLY LINE OF HIGGINS ROAD;
28. THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF HIGGINS ROAD TO A POINT
139.01 FEET NORTHERLY OF THE SOUTHEAST CORNER OF LOT 2 IN THE DIVISION OF THE WEST
HALF OF THE SOUTHEAST QUARTER OF SECTION 26 AFORESAID;
29. THENCE SOUTHWESTERLY TO THE INTERSECTION OF THE SOUTHWESTERLY LINE OF HIGGINS
ROAD WITH A LINE 194.49 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF THE WEST
HALF OF THE SOUTHEAST QUARTER OF SECTION 26 AFORESAID;
30. THENCE SOUTH ALONG SAID LINE 194.49 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF
THE WEST HALF OF THE SOUTHEAST QUARTER OF SECTION 26, TO THE NORTHERLY LINE OF
LANDMEIER ROAD;
31. THENCE WESTERLY ALONG SAID NORTHERLY LINE OF LANDMEIER ROAD TO THE
NORTHEASTERLY LINE OF THAT PART OF LOT 1 TAKEN FOR ROAD IN RBC TECH CENTER
SUBDIVISION UNIT 2, A RESUBDIVISION OF LOT 2 BEING IN THE RESUDIVISION OF LOTS 1 & 2 IN
EVERDING'S SUBDIVISION OF LOT 1 & PART OF LOT 3 IN ASSESSOR'S DIVISION OF THE WEST
HALF OF THE SOUTHWEST QUARTER OF SECTION 26 AFORESAID;
B-3
32. THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF THAT PART OF LOT 1 TAKEN
FOR ROAD IN RBC TECH CENTER SUBDIVISION UNIT 2, TO THE EAST LINE OF BUSSE ROAD;
33. THENCE NORTH ALONG SAID EAST LINE OF BUSSE ROAD TO THE SOUTH LINE OF COMMERCE
DRIVE IN FRISBIE SUBDIVISION OF PART OF LOT 2 IN ASSESSOR'S DIVISION AFORESAID;
34. THENCE EAST ALONG SAID SOUTH LINE OF COMMERCE DRIVE IN FRISBIE SUBDIVISION TO THE
SOUTHWESTERLY LINE OF HIGGINS ROAD;
35. THENCE NORTHEASTERLY TO THE CENTER LINE OF HIGGINS ROAD;
36. THENCE NORTHWESTERLY ALONG SAID CENTER LINE OF HIGGINS ROAD TO THE NORTH LINE OF
SECTION 26 AFORESAID;
37. THENCE EAST ALONG SAID NORTH LINE OF SECTION 26 TO THE SOUTHWESTERLY LINE OF THE
JANE ADAMS MEMORIAL TOLLWAY (INTERSTATE 90);
38. THENCE NORTHWESTERLY ALONG SAID SOUTHWESTERLY LINE OF THE JANE ADAMS MEMORIAL
TOLLWAY (INTERSTATE 90) TO THE NORTH LINE OF GARLAND C. RICHARDSON'S SUBDIVISION OF
A PART OF THE SOUTHWEST QUARTER OF SECTION 23, TOWNSHIP 41 NORTH, RANGE 11 EAST
OF THE THIRD PRINCIPAL MERIDIAN;
39. THENCE WEST ALONG SAID NORTH LINE OF GARLAND C. RICHARDSON'S SUBDIVISION, TO THE
EAST LINE OF BUSSE ROAD; '
40. THENCE NORTH ALONG SAID EAST LINE OF BUSSE ROAD TO THE SOUTHWESTERLY LINE OF THE
JANE ADAMS MEMORIAL TOLLWAY (INTERSTATE 90);
41. THENCE NORTHWESTERLY TO THE NORTHEAST CORNER OF LOT 1 IN TIMOTHY A. BUSSE'S
SUBDIVISION, A SUBDIVISION OF PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF
SECTION 22, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING
ALSO THE SOUTHWESTERLY LINE OF A DRAINAGE EASEMENT, SAID SOUTHWESTERLY LINE
BEING 50 FEET SOUTHWESTERLY OF AND PARALLEL WITH THE SOUTHWESTERLY LINE OF THE
JANE ADAMS MEMORIAL TOLLWAY (INTERSTATE 90);
42. THENCE NORTHWESTERLY ALONG THE NORTHERLY LINE OF LOT 1 IN TIMOTHY A. BUSSE'S
SUBDIVISION AFORESAID, TO THE NORTHWEST CORNER OF THEREOF;
43. THENCE SOUTH ALONG THE WEST LINE OF LOT 1 IN TIMOTHY A. BUSSE'S SUBDIVISION
AFORESAID, AND ITS SOUTHERLY EXTENSION, TO THE CENTER LINE OF OLD HIGGINS ROAD (AS
ORIGINALLY LOCATED);
THENCE NORTHWESTERLY AND WESTERLY ALONG SAID CENTER LINE OF OLD HIGGINS ROAD (AS
ORIGINALLY LOCATED), TO THE WEST LINE OF HERETOFORE VACATED OLD HIGGINS ROAD;
44. THENCE SOUTH ALONG SAID WEST LINE OF HERETOFORE VACATED HIGGINS ROAD TO THE
NORTH LINE OF LOT 3 IN REGENT OFFICE CENTER PHASE II, A SUBDIVISION OF PART OF LOTS 2 &
3 IN ASSESSOR'S DIVISION OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 22
AFORESAID;
ml
45. THENCE WEST ALONG SAID NORTH LINE OF LOT 3 IN REGENT OFFICE CENTER PHASE II, TO THE
EAST LINE OF THE WEST 210 FEET OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION
22 AFORESAID;
46. THENCE SOUTH ALONG SAID EAST LINE OF THE WEST 210 FEET OF THE EAST HALF OF THE
SOUTHEAST QUARTER OF SECTION 22, TO THE CENTER LINE OF OAKTON STREET;
47. THENCE WEST ALONG SAID CENTER LINE OF OAKTON STREET TO THE EAST LINE OF THE
NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN;
48. THENCE SOUTH ALONG SAID EAST LINE OF THE NORTHWEST QUARTER OF SECTION 27 TO THE
NORTHEASTERLY EXTENSION OF THE SOUTHEASTERLY LINE OF THE COMMONWEALTH EDISON
RIGHT OF WAY IN THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 27 AFORESAID;
49. THENCE SOUTHWESTERLY ALONG SAID NORTHEASTERLY EXTENSION AND SAID SOUTHEASTERLY
LINE OF THE COMMONWEALTH EDISON RIGHT OF WAY IN THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 27, TO THE WEST LINE OF PAGNI'S THIRD ADDITION TO ELK GROVE
VILLAGE, A SUBDIVISION OF PART OF THE EAST HALF OF THE NORTHWEST QUARTER AND PART
OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
50. THENCE SOUTH ALONG SAID WEST LINE OF PAGNI'S THIRD ADDITION TO ELK GROVE VILLAGE
AFORESAID TO THE WEST LINE OF HIGGINS INDUSTRIAL PARK UNIT SUBDIVISION IN THE EAST
HALF OF THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 27, TOWNSHIP 41 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
51. THENCE SOUTH ALONG SAID WEST LINE OF HIGGINS INDUSTRIAL PARK UNIT SUBDIVISION
AFORESAID TO THE SOUTH LINE OF HIGGINS INDUSTRIAL PARK UNIT 67, IN THE NORTH HALF OF
SECTION 27 AFORESAID;
52. THENCE EAST ALONG SAID SOUTH LINE OF HIGGINS INDUSTRIAL PARK UNIT 67, TO THE WEST
LINE OF THE EAST HALF OF SECTION 27 AFORESAID;
53. THENCE SOUTH ALONG SAID WEST LINE OF THE EAST HALF OF SECTION 27 TO THE NORTH LINE
OF THE SOUTH HALF OF SECTION 27 AFORESAID;
54. THENCE EAST ALONG SAID NORTH LINE OF THE SOUTH HALF OF SECTION 27 TO THE WEST LINE
OF LIVELY BOULEVARD;
55. THENCE SOUTH ALONG SAID WEST LINE OF LIVELY BOULEVARD TO THE WESTERLY EXTENSION
OF THE SOUTH LINE OF JARVIS AVENUE;
56. THENCE EAST ALONG SAID SOUTH LINE OF JARVIS AVENUE TO THE WEST LINE OF HIGGINS
INDUSTRIAL PARK UNIT 119, A SUBDIVISION IN THE SOUTHEAST QUARTER OF SECTION 27
AFORESAID;
1I7
57. THENCE SOUTH ALONG SAID WEST LINE OF HIGGINS INDUSTRIAL PARK UNIT 119 TO THE SOUTH
LINE OF HIGGINS INDUSTRIAL PARK UNITS 114, 111, 116 & 177 IN THE SOUTHEAST QUARTER OF
SECTION 27 AFORESAID;
58. THENCE EAST ALONG THE SOUTH LINE OF HIGGINS INDUSTRIAL PARK UNITS 119, 111, 116 &
177 AFORESAID TO THE EAST LINE OF LOT 2 IN 3RD BONDIOLI SUBDIVISION, A RESUBDIVISION OF
ALL OF 2ND BONDIOLI SUBDIVISION AND LOT 1 IN BONDIOLI SUBDIVISION IN THE NORTHEAST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 27 AFORESAID;
59. THENCE SOUTH ALONG SAID EAST LINE OF LOT 2 IN 3RD BONDIOLI SUBDIVISION TO THE NORTH
LINE OF LANDMEIER ROAD;
60. THENCE WEST ALONG SAID NORTH LINE OF LANDMEIER ROAD TO THE NORTHERLY EXTENSION
OF THE WEST LINE OF LOT 93 IN CENTEX INDUSTRIAL PARK UNIT 62, A SUBDIVISION IN SECTION
27 AFORESAID;
61. THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND THE WEST LINE OF LOT 93 IN CENTEX
INDUSTRIAL PARK UNIT 62 AFORESAID TO THE NORTH LINE OF GELCO CORPORATIONS
RESUBDIVISION OF THE NORTH 178.67 FEET OF LOT 100 IN CENTEX INDUSTRIAL PARK UNIT 69,
IN SECTION 27 AFORESAID;
62. THENCE WEST ALONG SAID NORTH LINE OF GELCO CORPORATIONS RESUBDIVISION TO THE
WEST LINE THEREOF, BEING ALSO THE WEST LINE OF LOT 100 IN CENTEX INDUSTRIAL PARK
UNIT 69 AFORESAID;
63. THENCE SOUTH ALONG SAID WEST LINE OF LOT 100 IN CENTEX INDUSTRIAL PARK UNIT 69 TO
THE NORTH LINE OF TOUHY AVENUE;
64. THENCE WEST ALONG SAID NORTH LINE OF TOUHY AVENUE TO THE SOUTHWEST CORNER OF
CENTEX INDUSTRIAL PARK UNIT 166, IN SOUTHEAST QUARTER OF SECTION 27 AFORESAID;
65. THENCE SOUTHWESTERLY TO THE NORTHWEST CORNER OF WARNER-LAMBERT COMPANY
SUBDIVISION IN THE NORTHEAST QUARTER OF SECTION 34, TOWNSHIP 41 NORTH, RANGE 11
EASTOF THE THIRD PRINCIPAL MERIDIAN;
66. THENCE SOUTH ALONG THE WEST LINE OF WARNER-LAMBERT COMPANY SUBDIVISION
AFORESAID, TO THE NORTH LINE OF ESTES AVENUE;
67. THENCE WEST ALONG SAID NORTH LINE OF ESTES AVENUE TO THE NORTHERLY EXTENSION OF
THE WEST LINE OF KARPS 2ND RESUBDIVISION OF LOT 1 IN KARP'S RESUBDIVISION OF LOT 230 IN
CENTEX INDUSTRIAL PARK UNIT 120, TOGETHER WITH LOT 122 IN CENTEX INDUSTRIAL PARK
UNIT88 IN THE NORTHEAST QUARTER OF SECTION 34 AFORESAID;
68. THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND THE WEST LINE OF KARPS 2ND
RESUBDIVISION AFORESAID TO THE NORTH LINE OF CENTEX INDUSTRIAL PARK UNITS 53, 64 &
136 IN THE NORTHEAST QUARTER OF SECTION 34 AFORESAID;
69. THENCE EAST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNITS 53, 64 & 136
AFORESAID TO THE EAST LINE OF SAID CENTEX INDUSTRIAL PARK UNIT 136;
70. THENCE SOUTH ALONG SAID EAST LINE OF CENTEX INDUSTRIAL PARK UNIT 136 TO THE NORTH
LINE OF CENTEX INDUSTRIAL PARK UNIT 150 IN THE NORTHEAST QUARTER OF SECTION 34
AFORESAID;
71. THENCE EAST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 150 TO THE EAST
LINE THEREOF;
72. THENCE SOUTH ALONG SAID EAST LINE OF CENTEX INDUSTRIAL PARK UNIT 150, AND THE
SOUTHERLY EXTENSION THEREOF, TO THE SOUTH LINE OF GREENLEAF AVENUE;
73. THENCE EAST ALONG SAID SOUTH LINE OF GREENLEAF AVENUE TO THE WEST LINE OF LOT 290
IN CENTEX INDUSTRIAL PARK UNIT 170 IN THE NORTHEAST QUARTER OF SECTION 34
AFORESAID;
74. THENCE SOUTH ALONG SAID WEST LINE OF LOT 290 IN CENTEX INDUSTRIAL PARK UNIT 170 TO
THE NORTH LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 170 AFORESAID;
75. THENCE WEST ALONG SAID NORTH LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 170 TO
THE WEST LINE OF LOT A AFORESAID;
76. THENCE SOUTH ALONG SAID LOT A IN LOT A IN CENTEX INDUSTRIAL PARK UNIT 170 TO THE
NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 57 IN THE NORTHEAST QUARTER OF SECTION
34 AFORESAID;
77. THENCE WEST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 57 TO THE
NORTHEAST CORNER OF CENTEX INDUSTRIAL PARK UNIT 42 IN THE NORTHEAST QUARTER OF
SECTION 34 AFORESAID;
78. THENCE WEST ALONG THE NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 42 AFORESAID TO
THE WEST LINE OF SAID CENTEX INDUSTRIAL PARK UNIT 42;
79. THENCE SOUTH ALONG SAID WEST LINE, AND THE SOUTHERLY EXTENSION THEREOF, TO THE
SOUTH LINE OF LUNTAVENUE;
80. THENCE EAST ALONG SAID SOUTH LINE OF LUNT AVENUE TO THE WEST LINE OF RUBINS
RESUBDIVISION OF PART OF LOTS 370 & 371 IN CENTEX INDUSTRIAL PARK UNIT 225 IN THE
SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 34 AFORESAID;
81. THENCE SOUTH ALONG SAID WEST LINE OF RUBINS RESUBDIVISION TO THE SOUTH LINE
THEREOF;
82. THENCE EAST ALONG THE SOUTH LINE OF RUBINS RESUBDIVISION AFORESAID TO THE WEST
LINE OF BUSSE ROAD;
Ilm
83. THENCE SOUTH ALONG SAID WEST LINE OF BUSSE ROAD TO THE NORTH LINE OF MORSE
AVENUE;
84. THENCE WEST ALONG SAID NORTH LINE OF MORSE AVENUE TO THE WEST LINE OF THE EAST
HALF OF THE SOUTHEAST QUARTER OF SECTION 34 AFORESAID, BEING ALSO THE WEST LINE OF
THE 40 FOOT WIDE STRIP OF LAND DEDICATED FOR DRAINAGE PURPOSES;
85. THENCE SOUTH ALONG SAID WEST LINE OF THE EAST HALF OF THE SOUTHEAST QUARTER OF
SECTION 34 TO THE WESTERLY EXTENSION OF THE NORTHERLY LINE OF CENTEX INDUSTRIAL
PARK UNIT 22 IN SECTION 34 AFORESAID;
86. THENCE EAST AND SOUTHEASTERLY ALONG SAID NORTHERLY LINE OF CENTEX INDUSTRIAL
PARK UNIT 22 TO THE SOUTH LINE THEREOF;
87. THENCE WEST ALONG SAID SOUTH LINE OF CENTEX INDUSTRIAL PARK UNIT 22 TO THE
NORTHEAST CORNER OF CENTEX INDUSTRIAL PARK UNIT 21 IN SECTION 34 AFORESAID;
88. THENCE SOUTH ALONG THE EAST LINE OF CENTEX INDUSTRIAL PARK UNIT 21 TO THE
NORTHWEST CORNER OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 28 IN SECTION 34
AFORESAID;
89. THENCE EAST ALONG THE NORTH LINE OF SAID LOT A IN CENTEX INDUSTRIAL PARK UNIT 28 TO
THE NORTHEAST CORNER OF LOTA IN CENTEX INDUSTRIAL PARK UNIT 28 AFORESAID;
90. THENCE SOUTH AND EASTERLY ALONG THE NORTHEASTERLY LINE OF LOT A IN CENTEX
INDUSTRIAL PARK UNIT 28 AFORESAID TO THE WEST LINE OF BUSSE ROAD;
91. THENCE SOUTH ALONG SAID WEST LINE OF BUSSE ROAD TO THE NORTH LINE OF CENTEX
INDUSTRIAL PARK UNIT 152 IN THE SOUTHEAST QUARTER OF SECTION 34 AFORESAID;
92. THENCE WEST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 152 TO THE WEST
LINE THEREOF;
93. THENCE SOUTH ALONG SAID WEST LINE OF CENTEX INDUSTRIAL PARK UNIT 152 TO THE NORTH
LINE OF ARTHUR AVENUE;
94. THENCE WEST ALONG SAID NORTH LINE OF ARTHUR AVENUE TO THE NORTHERLY EXTENSION
OF THE MOST WEST LINE OF ENISCO IMPORTS CORP. SUBDIVISION, A RESUBDIVISION OF LOTS 1
& 2 IN GREAT -WEST INDUSTRIAL SUBDIVISION, A RESUBDIVISION OF PART OF LOT 269 IN
CENTEX INDUSTRIAL PARK UNIT 151 IN THE SOUTHEAST QUARTER OF SECTION 34 AFORESAID;
95. THENCE SOUTH ALONG SAID NORTHERLY EXTENSION, AND THE MOST WEST LINE OF ENISCO
IMPORTS CORP. SUBDIVISION AFORESAID TO THE NORTH MOST SOUTH LINE THEREOF;
96. THENCE EAST ALONG SAID NORTH MOST SOUTH LINE OF ENISCO IMPORTS CORP. SUBDIVISION,
TO THE EAST MOST WEST LINE THEREOF;
L•IU
97. THENCE SOUTH ALONG THE EAST MOST WEST LINE OF ENISCO IMPORTS CORP. SUBDIVISION
AFORESAID, AND THE SOUTHERLY EXTENSION THEREOF, TO THE SOUTH LINE OF SECTION 34
AFORESAID;
98. THENCE EAST ALONG SAID SOUTH LINE OF SECTION 34 TO THE SOUTHWEST CORNER OF
CENTEX INDUSTRIAL PARK UNIT 130;
99. THENCE NORTHEASTERLY TO THE SOUTHEAST CORNER OF THE 50 FOOT WIDE STRIP OF LAND
DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK, A SUBDIVISION IN SECTION
35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN;
100. THENCE NORTHWESTERLY ALONG THE EASTERLY LINE OF SAID 50 FOOT WIDE STRIP OF LAND
DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK, TO THE SOUTH LINE OF
LOT A IN CENTEX INDUSTRIAL PARK UNIT 108 IN THE SOUTH HALF OF THE SOUTHWEST
QUARTER OF SECTION 35 AFORESAID;
101. THENCE WEST ALONG SAID SOUTH LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 108 TO
THE SOUTHWEST CORNER THEREOF;
1.02. THENCE NORTH ALONG THE WEST LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 108
AFORESAID TO THE NORTHWEST CORNER THEREOF;
103. THENCE EAST ALONG THE NORTH LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 108
AFORESAID TO THE EASTERLY LINE OF THE 50 FOOT WIDE STRIP OF LAND DEDICATED FOR
DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK AFORESAID;
104. THENCE NORTH ALONG SAID EASTERLY LINE OF THE 50 FOOT WIDE STRIP OF LAND DEDICATED
FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK TO THE NORTH LINE OF ARTHUR
AVENUE;
105. THENCE EAST ALONG SAID NORTH LINE OF ARTHUR AVENUE TO THE EAST LINE OF LOT 209 IN
CENTEX INDUSTRIAL PARK UNIT 106 IN THE SOUTH HALF OF THE SOUTHWEST QUARTER OF
SECTION 35 AFORESAID;
106. THENCE NORTH ALONG SAID EAST LINE OF LOT 209 IN CENTEX INDUSTRIAL PARK UNIT 106 TO
THE SOUTH LINE OF LOT N IN CENTEX INDUSTRIAL PARK, A SUBDIVISION IN SECTION 35
AFORESAID;
107. THENCE WEST ALONG SAID SOUTH LINE OF LOT N IN CENTEX INDUSTRIAL PARK TO THE EAST
LINE OF BUSSE ROAD;
108. THENCE NORTH ALONG SAID EAST LINE OF BUSSE ROAD TO THE NORTH LINE OF LOT 1 IN THE
RESUDIVISION OF LOT 2 IN HOLLANDER'S RESUBDIVISION OF THE WEST 405 FEET OF LOT 3 IN
CENTEX INDUSTRIAL PARK AFORESAID;
109. THENCE EAST ALONG SAID NORTH LINE OF LOT 1 IN THE RESUDIVISION OF LOT 2 IN
HOLLANDER'S RESUBDIVISION TO THE EAST MOST WEST LINE OF LOT 2 IN THE RESUDIVISION OF
LOT 2 I HOLLANDER'S RESUBDIVISION AFORESAID;
110. THENCE NORTH ALONG SAID EAST MOST WEST LINE OF LOT 2 IN THE RESUDIVISION OF LOT 2 IN
HOLLANDER'S RESUBDIVISION TO THE SOUTH LINE OF PRATT BOULEVARD;
111. THENCE EAST ALONG SAID SOUTH LINE OF PRATT BOULEVARD TO THE EASTERLY LINE OF SAID
50 FOOT WIDE STRIP OF LAND DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL
PARK AFORESAID;
112. THENCE NORTH ALONG SAID THE EASTERLY LINE OF SAID 50 FOOT WIDE STRIP OF LAND
DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK TO THE SOUTH LINE OF LOT
W IN CENTEX INDUSTRIAL PARK AFORESAID;
113. THENCE WEST ALONG SAID THE SOUTH LINE OF LOT W IN CENTEX INDUSTRIAL PARK TO THE
WEST LINE THEREOF;
114. THENCE NORTH ALONG SAID WEST LINE OF LOT W IN CENTEX INDUSTRIAL PARK TO THE NORTH
LINE THEREOF;
115. THENCE EAST ALONG SAID NORTH LINE OF LOT W IN CENTEX INDUSTRIAL PARK TO THE WEST
LINE OF THE EAST 1300 FEET OF LOT 17 IN CENTEX INDUSTRIAL PARK UNIT 3, BEING A
SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN;
116. THENCE NORTH ALONG SAID WEST LINE OF THE EAST 1300 FEET OF LOT 17 IN CENTEX
INDUSTRIAL PARK UNIT 3 TO THE SOUTH LINE OF LUNT AVENUE;
117. THENCE WEST ALONG SAID SOUTH LINE OF LUNT AVENUE TO THE EASTERLY LINE OF THE 40
FOOT WIDE STRIP OF LAND DEDICATED FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK,
A SUBDIVISION IN SECTION 35 AFORESAID;
118. THENCE NORTH ALONG SAID EASTERLY LINE OF THE 40 FOOT WIDE STRIP OF LAND DEDICATED
FOR DRAINAGE PURPOSES IN CENTEX INDUSTRIAL PARK TO THE NORTH LINE OF LUNTAVENUE;
119. THENCE WESTALONG SAID NORTH LINE OF LUNT AVENUE TO THE EAST LINE OF GULLO/LUNT &
83 RESUBDIVISION OF LOT 400 IN CENTEX INDUSTRIAL PARK UNIT 247, A RESUBDIVISION OF
THE WEST404 FEET OF LOT 18 IN CENTEX INDUSTRIAL PARK UNIT 4, IN SECTION 35 AFORESAID;
120. THENCE NORTH ALONG SAID EAST LINE OF GULLO/LUNT & 83 RESUBDIVISION TO THE NORTH
LINE THEREOF;
121. THENCE WEST ALONG THE NORTH LINE OF GULLO/LUNT & 83 RESUBDIVISION AFORESAID TO
THE SOUTHERLY EXTENSION OF THE WEST LINE OF THE EAST 553.10 FEET OF LOT 19 IN CENTEX
INDUSTRIAL PARK UNIT 4 AFORESAID;
122. THENCE NORTH ALONG SAID SOUTHERLY EXTENSION, AND THE WEST LINE OF THE EAST 553.10
FEET OF LOT 19 IN CENTEX INDUSTRIAL PARK UNIT 4, TO THE SOUTH LINE OF GREENLEAF
AVENUE;
Fwull
123. THENCE NORTH TO THE SOUTHWEST CORNER OF CENTEX INDUSTRIAL PARK UNIT 5, IN SECTION
35 AFORESAID;
124. THENCE NORTH ALONG THE EAST MOST WEST LINE OF CENTEX INDUSTRIAL PARK UNIT 5
AFORESAID, AND THE NORTHERLY EXTENSION THEREOF, TO THE NORTH LINE OF ESTES
AVENUE;
125. THENCE EAST ALONG SAID NORTH LINE OF ESTES AVENUE TO THE EAST LINE OF THE WEST
1230.0 FEET OF LOT 29 IN CENTEX INDUSTRIAL PARK UNIT 5 AFORESAID;
126. THENCE NORTH ALONG SAID EAST LINE OF THE WEST 1230.0 FEET OF LOT 29 IN CENTEX
INDUSTRIAL PARK UNIT 5 TO THE SOUTH LINE OF LOT D IN CENTEX INDUSTRIAL PARK UNIT 5
AFORESAID;
127. THENCE WEST AND NORTHWESTERLY ALONG SAID SOUTH LINE OF LOT D IN CENTEX
INDUSTRIAL PARK UNIT 5 TO THE NORTH LINE THEREOF;
128. THENCE EAST AND SOUTHEASTERLY ALONG SAID NORTH LINE OF LOT D IN CENTEX INDUSTRIAL
PARK UNIT 5 TO THE EAST LINE THEREOF;
129. THENCE SOUTHEASTERLY AND SOUTH ALONG SAID EAST LINE OF LOT D IN CENTEX INDUSTRIAL
PARK UNIT 5 TO THE NORTH LINE OF GREENLEAF AVENUE;
130. THENCE WEST ALONG SAID NORTH LINE OF GREENLEAF AVENUE TO THE WEST LINE OF
NICHOLAS BOULEVARD;
131. THENCE SOUTH ALONG SAID WEST LINE OF NICHOLAS BOULEVARD TO THE NORTH LINE OF LOT
M IN CENTEX INDUSTRIAL PARK UNIT3 IN SECTION 35 AFORESAID;
132. THENCE EAST AND SOUTHEASTERLY ALONG SAID NORTH LINE OF LOT M IN CENTEX INDUSTRIAL
PARK UNIT 3 TO THE EAST LINE OF LOT M AFORESAID;
133. THENCE SOUTHEASTERLY AND SOUTH ALONG SAID EAST LINE OF LOT M IN CENTEX INDUSTRIAL
PARK UNIT TO THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 35 AFORESAID;
134. THENCE WEST ALONG THE SOUTH LINE OF THE NORTHEAST QUARTER OF SECTION 35
AFORESAID, 25 FEET TO THE WEST LINE OF LOT M IN CENTEX INDUSTRIAL PARK UNIT 3
AFORESAID;
135. THENCE NORTH AND NORTHWESTERLY ALONG SAID WEST LINE OF LOT M IN CENTEX
INDUSTRIAL PARK UNIT 3 TO THE NORTHERN MOST SOUTH LINE OF LOT M AFORESAID;
136. THENCE NORTHWESTERLY AND WEST ALONG SAID NORTHERN MOST SOUTH LINE OF LOT M IN
CENTEX INDUSTRIAL PARK UNIT 3 TO THE WEST LINE OF NICHOLAS BOULEVARD;
137. THENCE SOUTH ALONG SAID WEST LINE OF NICHOLAS BOULEVARD TO THE SOUTH LINE OF
POLAK'S FRUTAL WORKS RESUBDIVISION OF PART OF LOT 17 IN CENTEX INDUSTRIAL PARK UNIT
3, IN SECTION 35 AFORESAID;
B-11
138. THENCE WEST ALONG SAID SOUTH LINE OF POLAK'S FRUTAL WORKS RESUBDIVISION TO THE
EAST LINE OF ROLLEX CORP. RESUBDIVISION OF PART OF LOT 17 IN CENTEX INDUSTRIAL PARK
UNIT 3 AFORESAID;
139. THENCE SOUTH ALONG SAID EAST LINE EAST LINE OF ROLLEX CORP. RESUBDIVISION AND THE
SOUTHERLY EXTENSION THEREOF, TO THE NORTH LINE OF LOT W IN CENTEX INDUSTRIAL PARK
IN SECTION 35 AFORESAID;
140. THENCE EAST ALONG SAID NORTH LINE OF LOT W IN CENTEX INDUSTRIAL PARK TO THE EAST
LINE OF THE SOUTHWEST QUARTER IN SECTION 35 AFORESAID;
141. THENCE SOUTH ALONG SAID EAST LINE OF THE SOUTHWEST QUARTER IN SECTION 35 TO THE
SOUTH LINE OF LOT F IN CENTEX INDUSTRIAL PARK UNIT 2, IN SECTION 35 AFORESAID;
142. THENCE EAST ALONG SAID SOUTH LINE OF LOT F IN CENTEX INDUSTRIAL PARK UNIT 2 TO THE
WEST LINE OF NICHOLAS BOULEVARD;
143. THENCE SOUTH ALONG SAID WEST LINE OF NICHOLAS BOULEVARD TO THE NORTH LINE OF
PRATT BOULEVARD;
144. THENCE WEST ALONG SAID NORTH LINE OF PRATT BOULEVARD TO THE WEST LINE OF THE
SOUTHEAST QUARTER OF SECTION 35 AFORESAID;
145. THENCE SOUTH ALONG SAID WEST LINE OF THE SOUTHEAST QUARTER OF SECTION 35 TO THE
SOUTH LINE OF PRATT BOULEVARD;
146. THENCE EAST ALONG SAID SOUTH LINE OF PRATT BOULEVARD TO THE WEST LINE OF LOT F IN
CENTEX INDUSTRIAL PARK UNIT 2 AFORESAID;
147. THENCE SOUTH AND SOUTHWESTERLY ALONG SAID WEST LINE OF LOT F IN CENTEX INDUSTRIAL
PARK UNIT 2 TO THE NORTH MOST NORTHEAST CORNER OF LOT G IN CENTEX INDUSTRIAL PARK
UNIT 2;
148. THENCE SOUTH TO THE SOUTHWEST CORNER OF LOT 10 CENTEX INDUSTRIAL PARK UNIT 2
AFORESAID;
149. THENCE EAST ALONG THE SOUTH LINE OF LOT 10 AND THE EASTERLY EXTENSION THEREOF TO
THE EAST LINE OF LOT G IN CENTEX INDUSTRIAL PARK UNIT 2 AFORESAID;
150. THENCE SOUTH ALONG SAID EAST LINE OF LOT G IN CENTEX INDUSTRIAL PARK UNIT 2 TO THE
SOUTH LINE OF LOT G AFORESAID;
151. THENCE WEST ALONG SAID SOUTH LINE OF LOT G IN CENTEX INDUSTRIAL PARK UNIT 2 TO THE
EAST LINE OF LOT 73 IN CENTEX INDUSTRIAL PARK UNIT 8, IN SECTION 35 AFORESAID;
B-12
fA�wYJ
152. THENCE SOUTH ALONG EAST LINE OF LOT 73 IN CENTEX INDUSTRIAL PARK UNIT 8 TO THE
NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 15, BEING A RESUBDIVISION OF LOTS 61 TO 72
AND LOTA IN CENTEX INDUSTRIAL PARK UNIT 7, IN SECTION 35 AFORESAID;
153. THENCE EAST ALONG SAID NORTH LINE OF CENTEX INDUSTRIAL PARK UNIT 15 AND THE
EASTERLY EXTENSION THEREOF TO THE NORTHEASTERLY LINE OF LOT A CENTEX INDUSTRIAL
PARK UNIT 11 AFORESAID;
154. THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY LINE OF LOT A CENTEX INDUSTRIAL
PARK UNIT 11 TO THE NORTH LINE OF ARTHUR AVENUE;
155. THENCE SOUTH TO THE SOUTHEASTERLY LINE OF LOT A IN CENTEX INDUSTRIAL PARK UNIT 11,
IN SECTION 35 AFORESAID;
156. THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY LINE OF LOT A IN CENTEX INDUSTRIAL
PARK UNIT 11 TO THE WEST LINE OF LOT 138 IN CENTEX INDUSTRIAL PARK UNIT 11 AFORESAID;
157. THENCE SOUTH ALONG SAID WEST LINE OF LOT 138 IN CENTEX INDUSTRIAL PARK UNIT 11 TO
THE EASTERLY EXTENSION OF THE SOUTH LINE OF LOT A CENTEX INDUSTRIAL PARK UNIT 11
AFORESAID;
158. THENCE EAST ALONG SAID EASTERLY EXTENSION OF THE SOUTH LINE OF LOT A CENTEX
INDUSTRIAL PARK UNIT 11 TO THE WEST LINE OF THE EAST 267 FEET OF PART OF LOTS 143 TO
146, INCLUSIVE, IN CENTEX INDUSTRIAL PARK UNIT 11 AFORESAID;
159. THENCE SOUTH ALONG SAID WEST LINE OF THE EAST 267 FEET OF PART OF LOTS 143 TO 146,
INCLUSIVE, IN CENTEX INDUSTRIAL PARK UNIT 11, AND THE SOUTHERLY EXTENSION THEREOF,
TO THE SOUTH LINE OF SECTION 35 AFORESAID, BEING ALSO THE SOUTH LINE OF CENTEX
INDUSTRIAL PARK UNIT 11 AFORESAID, BEING ALSO THE CENTER LINE OF DEVON AVENUE;
160. THENCE EAST ALONG SAID SOUTH LINE OF SECTION 35 TO THE POINT OF BEGINNING AT THE
SOUTHEAST CORNER THEREOF, BEING ALSO THE SOUTHEAST CORNER OF CENTEX INDUSTRIAL
PARK UNIT 11, A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE
THIRD PRINCIPAL MERIDIAN, BEING ALSO THE POINT OF INTERSECTION OF THE CENTER LINE OF
DEVON AVENUE WITH THE CENTER LINE OF ELMHURST ROAD;
161. ALL IN COOK COUNTY, ILLINOIS.
THE REDEVELOPMENT PROJECT AREA INCLUDES OF THE FOLLOWING TAX PARCELS:
2012 PIN
08-22401-054-0000
08-2J-402-046-0000
O8 -2J-403-010-0000
08-22-403-013-0000
08-22-403-014-0000
08-22-403-015-0000
2012 PIN
08-23-300-041-0000
08-23-300-042-0000
08-23-300-043-0000
08-26-100-009-0000
08-26-100-013-0000
08-26-100-014-0000
B-13
2012 PIN
08-26-100-015-0000
08-25-100-016-0000
08-26-100-017-0000
08-26-100-034-0000
08-26-100-041-0000
08-26-303-004-0000
2012 PIN
2012 PIN
2012 PIN
08-26-303-005-0000
08-26-402-013-0000
08-27-200-012-0000
08-26-303-006-0000
08-26-403-011-0000
08-27-200-013-0000
08-26-303-007-0000
08-26-403-012-0000
08-27-200-014-0000
08-26-303-012-0000
08-26-403-013-0000
08-27-200-018-0000
08-26-303-013-0000
08-26-403-014-0000
08-27-200-020-0000
08-26-303-014-0000
08-26-403-016-0000
08-27-200-021-0000
08-26-303-015-0000
08-26-403-017-0000
08-27-200-022-0000
08-26-303-016-0000
08-26-403-018-0000
08-27-200-023-0000
08-26-303-017-0000
08-26-403-019-0000
08-27-200-024-0000
08-26-303-018-0000
08-26-403-020-0000
08-27-200-026-0000
08-26-303-025-0000
08-26-403-021-0000
08-27-200-029-0000
08-26-303-026-0000
08-26-403-022-0000
08-27-200-030-0000
08-26-303-027-0000
08-26-404-001-0000
08-27-200-032-0000
08-26-303-028-0000
08-26-404-002-0000
08-27-200-033-0000
08-26-303-029-0000
08-26-404-003-0000
08-27-200-034-0000
08-26-304-007-0000
08-26-404-004-0000
08-27-200-035-0000
08-26-304-008-0000
08-26-409-007-0000
08-27-200-036-0000
08-26-304-011-0000
08-26-409-008-0000
08-27-200-037-0000
08-26-304-012-0000
08-26-409-009-0000
08-27-200-038-0000
08-26-304-015-0000
08-26-409-017-0000
08-27-200-039-0000
08-26-304-016-0000
08-26-410-001-0000
08-27-200-042-0000
08-26-304-017-0000
08-26-410-002-0000
08-27-200-043-0000
08-26-304-018-0000
08-26-410-006-0000
08-27-200-044-0000
08-26-304-021-0000
08-26-410-007-0000
08-27-200-045-0000
08-26-304-033-0000
08-26-411-002-0000
08-27-200-046-0000
1
08-26-304-034-0000
08-26-411-003-0000
08-27-200-047-0000
1
08-26-304-035-0000
08-26-411-005-0000
08-27-200-048-0000
08-26-304-036-0000
08-26-411-006-0000
08-27-200-049-0000
08-26-304-044-0000
08-26-411-008-0000
08-27-200-051-0000
08-26-304-047-0000
08-26-411-009-0000
08-27-200-052-0000
08-26-304-048-0000
08-26-411-010-0000
08-27-200-053-0000
08-26-304-049-0000
08-26-411-013-0000
08-27-200-055-0000
08-26-304-050-0000
08-26-411-014-0000
08-27-200-056-0000
08-26-304-051-0000
08-26-411-015-0000
08-27-200-057-0000
08-26-304-052-0000
08-26-411-016-0000
08-27-200-058-0000
08-26-304-053-0000
08-26-411-018-0000
08-27-200-059-0000
08-26-304-056-0000
08-27-200-005-0000
08-27-200-060-0000
08-26-304-057-0000
08-27-200-006-0000
08-27-200-061-0000
08-26-304-058-0000
08-27-200-008-0000
08-27-200-062-0000
08-26-304-059-0000
08-27-200-009-0000
08-27-200-063-0000
08-26-401-033-0000
08-27-200-010-0000
08-27-200-064-0000
08-26-401-038-0000
08-27-200-011-0000
08-27-200-065-0000
B-14
2012 PIN
2012 PIN
2012 PIN
08-27-200-066-0000
08-27-202-054-0000
08-27-203-034-0000
08-27-200-067-0000
08-27-202-055-0000
08-27-203-035-0000
08-27-200-068-0000
08-27-202-056-0000
08-27-203-036-0000
08-27-200-069-0000
08-27-202-057-0000
08-27-203-037-0000
08-27-200-070-0000
08-27-202-058-0000
08-27-203-038-0000
08-27-201-002-0000
08-27-202-060-0000
08-27-203-039-0000
08-27-201-003-0000
08-27-202-061-0000
08-27-400-010-0000
08-27-201-006-0000
08-27-202-062-0000
08-27-400-011-0000
08-27-201-009-0000
08-27-202-063-0000
08-27-400-024-0000
08-27-201-012-0000
08-27-202-064-0000
08-27-400-025-0000
08-27-202-004-0000
08-27-202-065-0000
08-27-400-026-0000
08-27-202-006-0000
08-27-202-066-0000
08-27-400-027-0000
08-27-202-008-0000
08-27-202-067-0000
08-27-400-028-0000
08-27-202-009-0000
08-27-202-068-0000
08-27-400-031-0000
08-27-202-010-0000
08-27-202-069-0000
08-27-400-032-0000
08-27-202-013-0000
08-27-202-071-0000
08-27-400-033-0000
08-27-202-014-0000
08-27-202-072-0000
08-27-400-034-0000
08-27-202-015-0000
08-27-202-073-0000
08-27-400-035-0000
08-27-202-016-0000
08-27-202-074-0000
08-27-400-036-0000
08-27-202-017-0000
08-27-202-077-0000
08-27-400-038-0000
08-27-202-023-0000
08-27-202-078-0000
08-27-400-039-0000
08-27-202-024-0000
08-27-203-004-0000
08-27-400-040-0000
08-27-202-025-0000
08-27-203-006-0000
08-27-400-041-0000
08-27-202-027-0000
08-27-203-009-0000
08-27-400-042-0000
08-27-202-029-0000
08-27-203-010-0000
08-27-400-043-0000
08-27-202-032-0000
08-27-203-012-0000
08-27-400-044-0000
08-27-202-033-0000
08-27-203-013-0000
08-27-400-045-0000
08-27-202-034-0000
08-27-203-014-0000
08-27-400-046-0000
08-27-202-035-0000
08-27-203-016-0000
08-27-400-051-0000
08-27-202-036-0000
08-27-203-017-0000
08-27-400-052-0000
08-27-202-037-0000
08-27-203-018-0000
08-27-400-053-0000
08-27-202-038-0000
08-27-203-019-0000
08-27-400-054-0000
08-27-202-041-0000
08-27-203-020-0000
08-27-400-057-0000
08-27-202-042-0000
08-27-203-021-0000
08-27-400-059-0000
08-27-202-043-0000
08-27-203-022-0000
08-27-400-061-0000
08-27-202-044-0000
08-27-203-023-0000
08-27-400-062-0000
08-27-202-045-0000
08-27-203-024-0000
08-27-400-098-0000
08-27-202-047-0000
08-27-203-025-0000
08-27-400-099-0000
08-27-202-048-0000
08-27-203-026-0000
08-27-401-012-0000
08-27-202-051-0000
08-27-203-031-0000
08-27-401-013-0000
08-27-202-052-0000
08-27-203-032-0000
08-27-401-018-0000
08-27-202-053-0000
08-27-203-033-0000
OS -27-401-019-0000
B-15
2012 PIN
2012 PIN
2012 PIN
08-27-401-020-0000
08-27-402-054-0000
08-35-102-040-0000
08-27-401-021-0000
08-34-200-020-0000
08-35-102-041-0000
2
08-27-401-022-0000
08-34-200-021-0000
08-35-102-044-0000
2
08-27-401-023-0000
08-34-201-007-0000
08-35-102-045-0000
08-27-401-024-0000
08-34-201-013-0000
08-35-102-046-0000
08-27-401-025-0000
08-34-201-016-0000
08-35-102-049-0000
08-27-401-026-0000
08-34-201-019-0000
08-35-102-050-0000
08-27-401-029-0000
08-34-201-020-0000
08-35-103-005-0000
2
08-27-401-030-0000
08-34-201-021-0000
08-35-103-006-0000
2
08-27-401-031-0000
08-34-201-022-0000
08-35-104-034-0000
08-27-401-032-0000
08-34-201-023-0000
08-35-104-043-0000
08-27-401-033-0000
08-34-201-024-0000
08-35-104-051-0000
08-27-401-035-0000
08-34-201-025-0000
08-35-104-070-0000
08-27-401-036-0000
08-34-203-003-0000
08-35-104-071-0000
08-27-401-037-0000
08-34-203-006-0000
08-35-104-072-0000
08-27-401-038-0000
08-34-203-016-0000
08-35-104-073-0000
08-27-401-039-0000
08-34-203-017-0000
08-35-200-005-0000
08-27-401-040-0000
08-34-203-035-0000
08-35-200-025-0000
08-27-401-041-0000
08-34-205-021-0000
08-35-200-026-0000
08-27-401-042-0000
08-34-205-024-0000
08-35-200-027-0000
08-27-401-044-0000
08-34-401-002-0000
08-35-201-003-0000
08-27-401-045-0000
08-34-402-018-0000
08-35-201-004-0000
08-27-401-046-0000
08-34-402-058-0000
08-35-201-011-0000
08-27-401-047-0000
08-34-403-012-0000
08-35-201-012-0000
08-27-401-049-0000
08-34-403-017-0000
08-35-202-011-0000
08-27-401-050-0000
08-34-403-018-0000
08-35-202-017-0000
08-27-401-051-0000
08-35-100-009-0000
08-35-202-021-0000
08-27-401-052-0000
08-35-100-010-0000
08-35-202-022-0000
08-27-401-054-0000
08-35-100-011-0000
08-35-202-023-0000
08-27-401-055-0000
08-35-100-012-0000
08-35-202-024-0000
08-27-401-056-0000
08-35-100-013-0000
08-35-202-027-0000
08-27-401-069-0000
09-35-102-016-0000
08-35-202-028-0000
08-27-401-072-0000
08-35-102-017-0000
08-35-202-029-0000
08-27-401-073-0000
08-35-102-018-0000
08-35-202-043-0000
08-27-401-080-0000
08-35-102-024-0000
08-35-202-044-0000
08-27-401-081-0000
08-35-102-026-0000
08-35-202-045-0000
09-27-401-082-0000
08-35-102-027-0000
08-35-202-046-0000
08-27-401-087-0000
08-35-102-028-0000
08-35-202-047-0000
08-27-401-088-0000
08-35-102-032-0000
08-35-202-048-0000
08-27-402-006-0000
08-35-102-034-0000
08-35-202-049-0000
08-27-402-028-0000
08-35-102-037-0000
08-35-202-050-0000
08-27-402-053-0000
08-35-102-038-0000
08-35-202-051-0000
2012 PIN
08-35-203-016-0000
08-35-203-019-0000
08-35-300-004-0000
08-35-301-009-0000
08-35-301-042-0000
08-35-301-049-0000
08-35-301-055-0000
08-35-301-061-0000
08-35-301-064-0000
08-35-301-067-0000
08-35-301-068-0000
08-35-302-015-0000
08-35-402-003-0000
08-35-403-003-0000
08-35-403-008-0000
08-35-403-011-0000
08-35-403-012-0000
08-35-403-013-0000
08-35-403-028-0000
08-35-403-029-0000
08-35-403-030-0000
08-35-403-031-0000
08-35-403-032-0000
08-35-403-067-0000
08-35-403-068-0000
08-35-403-069-0000
08-35-403-070-0000
08-35-403-071-0000
08-35-404-056-0000
08-35-404-057-0000
08-35-404-061-0000
08-36-102-010-0000
08-36-102-011-0000
08-36-102-012-0000
08-36-102-019-0000
08-36-102-020-0000
08-36-102-021-0000
08-36-102-022-0000
08-36-102-025-0000
08-36-102-028-0000
08-36-102-029-0000
08-36-102-030-0000
2012 PIN
08-36-102-033-0000
08-36-102-034-0000
08-36-102-035-0000
08-36-102-036-0000
08-36-102-037-0000
08-36-102-038-0000
08-36-102-039-0000
08-36-102-040-0000
08-36-102-041-0000
08-36-102-042-0000
B-17
1 For the 2013 tax year these PINS are being
consolidated into a new PIN:
08-26-304-060-0000
z For the 2013 tax year these PINs are being
re -subdivided into new PINS:
08-34-200-022-0000
08-34-201-026-0000
08-34-201-027-0000
APPENDIX C
BUSSE/ELMHURST ROAD TIF
REDEVELOPMENT PROJECT AREA
ELIGIBILITY STUDY
Overview
The purpose of this study is to determine whether a portion of the Village of Elk Grove identified as the
Busse/Elmhurst Road TIF Redevelopment Project Area qualifies for designation as a tax increment
financing district within the definitions set forth under 65 ILCS 5/11-74.4 contained in the "Tax
Increment Allocation Redevelopment Act" (65 ILCS 5/11-74.1 et seg.), as amended (the "Act"). This
legislation focuses on the elimination of blighted or rapidly deteriorating areas through the
implementation of a redevelopment plan. The Act authorizes the use of tax increment revenues derived
in a redevelopment project area for the payment or reimbursement of eligible Redevelopment Project
Costs.
The Study Area is irregular in shape and encompasses properties in the area generally bounded on the
north by 1-90, Oakton Street, Landmeier Road, Touhy Avenue and Greenleaf Avenue, on the east by
Busse Road, Elmhurst Road, and O'Hare Airport, on the south by Jarvis Avenue, Pratt Boulevard, and
Devon Avenue, and on the west by Commonwealth Edison right-of-way and Lively Boulevard. The
Project Area boundaries are delineated on Figure A: Study Area Boundary. The Study Area boundaries
were drawn to generally include industrial properties along the Busse, Elmhurst and Touhy corridors.
The Study Area is located within the Elk Grove Business Park.
This report summarizes the analyses and findings of the Consultants' work, which is the responsibility of
Camiros, ltd. ("the Consultant"). The Consultant has prepared this report with the understanding that
the Village would rely 1) on the findings and conclusions of this report in proceeding with the
designation of the Study Area as a redevelopment project area under the Act, and 2) on the fact that the
Consultant has obtained the necessary information to conclude that the Study Area can be designated
as a redevelopment project area in compliance with the Act.
C-1
A o oris ws os
M'lS
STUDY AREA BOUNDARY CamirpS
BUSSE-ELMHURSTTIF FIGURE ----.----_,____
ELK GROVE VILLAGE, IL
1. INTRODUCTION
The Tax Increment Allocation Redevelopment Act permits municipalities to induce redevelopment of
eligible "blighted," "conservation" or "industrial park conservation areas' in accordance with an
adopted redevelopment plan. The Act stipulates specific procedures, which must be adhered to, in
designating a redevelopment project area. One of those procedures is the determination that the area
meets the statutory eligibility requirements. At 65 Sec 5/11-74.-3(p), the Act defines a "redevelopment
project area" as follows:
"... an area designated by the municipality, which is not less in the aggregate than 1-1/2 acres and in
respect to which the municipality has made a finding that there exist conditions which cause the
area to be classified as an industrial park conservation area or a blighted area or a conservation
area, or combination of both blighted areas and conservation areas."
In adopting this legislation, the Illinois General Assembly found:
1. (at 65 Sec 5/11-74.4-2(a)) ...there exist in many municipalities within the State blighted,
conservation and industrial park conservation areas...; and
2. (at 65 Sec 5/11-74.4-2(b)) ...the eradication of blighted areas and the treatment and
improvement of conservation areas by... redevelopment projects is hereby declared to be
essential to the public interest.
The legislative findings were made on the basis that the presence of blight, or conditions that lead to
blight, is detrimental to the safety, health, welfare and morals of the public. The Act specifies certain
requirements, which must be met, before a municipality may proceed with implementing a
redevelopment project in order to ensure that the exercise of these powers is proper and in the public
interest.
Before the tax increment financing technique can be used, the municipality must first determine that
the proposed redevelopment area qualifies for designation as a "blighted area," "conservation area," or
an "industrial park conservation area." Based on the conditions present, this Eligibility Study finds that
the Study Area qualifies for designation as a "conservation area."
Conservation Areas
A "conservation area" is an improved area located within the territorial limits of the municipality in
which 50% or more of the structures have an age of 35 years or more. Such areas are not yet blighted
but, because of a combination of three or more of the following conditions that are detrimental to the
public safety, health, morals or welfare, may become a blighted area:
1. Dilapidation
2. Obsolescence
3. Deterioration
4. Presence of structures below minimum code standards
5. Illegal use of individual structures
C-3
6. Excessive vacancies
7. Lack of ventilation, light or sanitary facilities
8. Inadequate utilities
9. Excessive land coverage and overcrowding of structures and community facilities
10. Deleterious land use or layout
11. Environmental clean-up requirements
12. Lack of community planning
13. Lagging or declining equalized assessed value
The Act defines blighted and conservation areas and amendments to the Act also provide guidance as to
when the conditions present qualify an area for such designation. Where any of the conditions defined
in the Act are found to be present in the Study Area, they must be 1) documented to be present to a
meaningful extent so that the municipality may reasonably find that the condition is clearly present
within the intent of the Act, and 2) reasonably distributed throughout the vacant or improved part of
the Study Area, as applicable, to which each condition pertains.
The test of eligibility of the Study Area is based on the conditions of the area as a whole. The Act does
not require that eligibility be established for each and every property in the Study Area.
C-4
2. ELIGIBILITY STUDIES AND ANALYSIS
An analysis was undertaken to determine whether any or all of the conditions listed in the Act are
present in the Study Area, and if so, to what extent and in which locations. In order to accomplish this
evaluation the following tasks were undertaken:
1. Exterior survey of the condition and use of each building;
2. Field survey of environmental conditions involving parking facilities, public infrastructure, site
access, fences and general property maintenance;
3. Analysis of existing land uses and their relationships;
4. Comparison of surveyed buildings to zoning regulations;
5. Analysis of the current platting, building size and layout;
6. Analysis of building floor area and site coverage;
7. Review of previously prepared plans, studies, inspection reports and other data;
8. Analysis of real estate assessment data;
9. Review of available building permit records to determine the level of development activity in the
area; and
10. Review of building code violations.
The exterior building condition survey and site conditions survey of the Study Area were undertaken in
October 2013.
Building Condition Evaluation
This section summarizes the process used for assessing building conditions in the Study Area. These
standards and criteria were used to evaluate the existence of dilapidation or deterioration of structures.
The building condition analysis is based on a thorough exterior inspection of the buildings and sites
conducted by the Consultant in October 2013. Structural deficiencies in building components and
related environmental deficiencies in the Study Area were noted during the survey. A total of 378
buildings were identified and surveyed.
Building Components Evaluated
During the field survey, each component of the buildings in the Study Area was examined to determine
whether it was in sound condition or had minor, major, or critical defects. Building components
examined were of two types:
Primary Structural Components
These include the basic elements of any building: foundation walls, load-bearing walls and columns,
roof, roof structures and facades.
C-5
Secondary Components
These are components generally added to the primary structural components and are necessary
parts of the building, including exterior and interior stairs, windows and window units, doors and
door units, interior walls, chimney, and gutters and downspouts.
Each primary and secondary component was evaluated separately as a basis for determining the overall
condition of individual buildings. This evaluation considered the relative importance of specific
components within a building and the effect that deficiencies in components will have on the remainder
of the building.
Building Component Classification
The four categories used in classifying building components and systems and the criteria used in
evaluating structural deficiencies are described below.
Sound
Building components that contain no defects, are adequately maintained, and require no treatment
outside of normal ongoing maintenance.
Minor Deficient
Building components containing minor defects (loose or missing material or holes and cracks over a
limited area), which often may be corrected through the course of normal maintenance. Minor
defects have no real effect on either the primary or secondary components and the correction of
such defects may be accomplished by the owner or occupants. Examples include tuckpointing
masonry joints over a limited area or replacement of less complicated components. Minor defects
are not considered in rating a building as structurally substandard.
Major Deficient
Building components that contain major defects over a widespread area that would be difficult or
costly to correct through normal maintenance. Buildings in the major deficient category would
require replacement or rebuilding of components by people skilled in the building trades.
Dilapidated
Building components that contain severe defects (bowing, sagging, or settling to any or all exterior
components causing the structure to be out -of -plumb, or broken, loose or missing material and
deterioration over a widespread area) so extensive that the cost of repair would be excessive. The
cost of repairs needed to bring such buildings into sound condition would likely exceed the value of
the building and would not represent a prudent use of funds.
Final Building Rating
Sound
Sound buildings can be kept in a standard condition with normal maintenance. Buildings so classified
have no minor defects.
Deteriorated
Deteriorated buildings contain defects that collectively are not easily correctable and cannot be
accomplished in the course of normal maintenance. Buildings classified as deteriorated have more
than one minor defect, but no major defects.
C-6
Dilapidated
Structurally substandard buildings contain defects that are so serious and so extensive that the
building may need to be removed. Buildings classified as dilapidated or structurally substandard
have two or more major defects.
Eligibility Determination
In order to establish the eligibility of a redevelopment project area under the "conservation area"
criteria established in the Act, at least 50% of buildings must be 35 years of age or older and at least
three of 13 eligibility conditions must be meaningfully present and reasonably distributed throughout
the Study Area.
The determination of the eligibility conditions being present to a meaningfully extent varies with each
eligibility condition. The presence of some eligibility conditions exerts a stronger impact than others.
For example, dilapidation, which is a severely advanced state of building deterioration, exerts a stronger
blighting influence than simple deterioration. Consequently, the threshold for dilapidation being present
to a meaningful extent is lower than that of deterioration. Less incidence of dilapidation is required to
make it present to a meaningful extent relative to deterioration. The determination of presence to a
meaningful extent is described in the individual assessment of each eligibility condition within this
Appendix C.
Each condition identified in the Act for determining whether an area qualifies as a conservation area is
discussed below. A conclusion is presented as to whether or not the condition is present in the Study
Area to a degree sufficient to warrant its inclusion as a condition in establishing the eligibility of the
Study Area for designation as a redevelopment project area under the Act. These findings describe the
conditions that exist and the extent to which each condition is present.
C-7
3. PRESENCE AND DISTRIBUTION OF ELIGIBILITY CONDITIONS
This Eligibility Study finds that the Study Area qualifies for designation as a conservation area under the
criteria contained in the Act. The Study Area qualifies because the required age threshold is satisfied
with 75% of buildings being at least 35 years of age and because six of the thirteen conditions cited in
the Act are meaningfully present and reasonably distributed within the Study Area. These conditions are
as follows:
Obsolescence
Deterioration
Presence of structures below minimum code standards
Inadequate utilities
Excessive land coverage or overcrowding of community facilities
Lagging or declining equalized assessed valuation
The presence and distribution of eligibility conditions related to the qualification of the Study Area for
designation as an improved conservation area are presented below. Maps documenting building age
and the distribution of relevant eligibility factors described below are presented at the end of this
Appendix C.
Age
The Study Area contains a total of 378 buildings, with 285 of these identified as having been built in
1978 or earlier. Thus, the required age threshold is met with 75% of buildings being 35 years of age or
older. The distribution of buildings by age is presented in Figure B: Building Age.
Conservation Area Eligibility Conditions
The presence and distribution of eligibility conditions related to the qualification of the Study Area for
designation as a conservation area are discussed below.
1. Dilapidation
As defined in the Act, "dilapidation" refers to an advanced state of disrepair or neglect of necessary
repairs to the primary structural components of buildings or improvements in such a combination
that a documented building condition analysis determines that major repair is required or the
defects are so serious and so extensive that rehabilitation is not practical or economically feasible.
Such structures typically exhibit major structural fatigue such as leaning or warped walls, severe
cracking in walls and foundations, and bowed or sagging roofs.
Conclusion: This condition was not found to he present in the Study Area.
C-8
2. Obsolescence
As defined in the Act, "obsolescence" refers to "the condition or process of falling into disuse, or
where structures have become ill suited for the original use." Obsolescence can occur in response to
a variety of factors. Most often, the standard of improvement for given uses becomes higher, over
the course of time. Uses that are not improved or upgraded over the course of time often become
obsolete. Market forces play a large role in the process of obsolescence. When the market for
particular uses declines, there is little or no financial incentive to make improvement to properties.
In the absence of improvements made over the course of time, properties fall further and further
behind the current standard and become obsolete.
Obsolete buildings contain characteristics or deficiencies that limit their long-term sound use or
reuse. Obsolescence in such buildings is typically difficult and expensive to correct. Obsolete
building types have an adverse affect on nearby and surrounding development and detract from the
physical, functional and economic vitality of the area.
Functional obsolescence was found to be present to a major extent in the Study Area, evidenced by
low ceiling heights and small industrial buildings. Economic obsolescence is also present. Economic
obsolescence typically results in declining market values and the difficulty leasing space or finding
buyers for older buildings. Approximately 66% of tax parcels within the Study Area were found to be
obsolete. The distribution of this factor within the Study Area is presented in Figure C:
Obsolescence.
Conclusion: This condition was determined to be meaningfully present and reasonably distributed,
and was used to qualify the Study Area for designation as a conservation area under the Act.
3. Deterioration
Based on the definition given by the Act, deterioration refers to any physical deficiencies or disrepair
in buildings or site improvements requiring treatment or repair. As defined in the Act,
"deterioration" refers to, with respect to buildings, defects including but not limited to major
defects in the secondary building components such as doors, windows, porches, gutters and
downspouts, and fascia. With respect to surface improvements, the condition of roadways, alleys,
curbs, gutters, sidewalks, off-street parking, and surface storage areas evidence deterioration,
including but not limited to surface cracking, crumbling, potholes, depressions, loose paving
material, and weeds protruding through paved surfaces.
The vast majority of buildings in the Study Area are of masonry construction and appear to be in
generally good condition. However, deterioration was found to be present to a major extent
throughout the Study Area with respect to site improvements, especially off-street parking lots and
loading facilities. Site deterioration was found on nearly all parcels, even sites with relatively new
buildings. Of the 448 tax parcels, 318 or 71% were deteriorated. The distribution of this condition is
presented in Figure D: Deterioration.
Conclusion: This condition is meaningfully present and reasonably distributed, and was used to
qualify the Study Area far designation as a conservation area under the Act.
C-9
4. Presence of Structures Below Minimum Code Standards
As defined in the Act, the "presence of structures below minimum code standards' refers to all
structures that do not meet the standards of zoning, subdivision, building, fire, and other
governmental codes applicable to property, but not including housing and property maintenance
codes.
As referenced in the definition above, the principal purposes of governmental codes applicable to
properties are to require buildings to be constructed in such a way as to sustain safety of loads
expected from the type of occupancy; to be safe for occupancy against fire and similar hazards;
and/or to establish minimum standards essential for safe and sanitary habitation. Structures below
minimum code standards are characterized by defects or deficiencies that threaten health and
safety.
Evidence of structures below minimum code standards was found to be present to a major extent.
Examples of structures below minimum code standards include buildings situated on parcels that do
not meet minimum lot size requirements of the Elk Grove Village Zoning Ordinance, buildings
located on multiple tax parcels, and buildings which do not meet the Village's life safety code
sprinkler requirements. This condition was found to be present with respect to 259 of the 388
buildings in the Study Area, representing 67% of the total. The distribution of these buildings is
presented in Figure E: Structures Below Minimum Code.
Conclusion: This condition is meaningfully present and reasonably distributed within the Study Area
and was used to establish eligibility as a conservation area under the Act.
S. Illegal Use of Structures
There is an illegal use of a structure when structures are used in violation of federal, state or local
laws.
Conclusion: This condition was not found to be present within the Study Area and was not used to
establish eligibility as a conservation area under the Act.
6. Excessive Vacancies
As defined in the Act, "excessive vacancies" refers to the presence of buildings that are unoccupied
or under-utilized and that represent an adverse influence on the area because of the frequency,
extent, or duration of the vacancies.
While a limited number of vacant and for sale/lease buildings were observed throughout the Study
Area, these buildings represent a relatively small percentage of the buildings in the Study Area. The
location of these vacant buildings and parcels is shown in Figure F: Excessive Vacancy. All but one of
the 25 vacant buildings identified during the field survey are more than 35 years of age. Many of
these older vacant buildings were also found to be economically and functionally obsolete.
Conclusion: This condition was found to be present to a limited extent, but otherwise was reasonably
distributed. Consequently this factor was not used to qualify the Study Area for designation as a
conservation area under the Act.
C-10
Z Lack of Ventilation, Light, or Sanitary Facilities
As defined in the Act, "lack of ventilation, light, or sanitary facilities' refers to the absence of
adequate ventilation for light or air circulation in spaces or rooms without windows, or that require
the removal of dust, odor, gas, smoke, or other noxious airborne materials. Inadequate natural light
and ventilation means the absence or inadequacy of skylights or windows for interior spaces or
rooms and improper window sizes and amounts by room area to window area ratios. Inadequate
sanitary facilities refer to the absence or inadequacy of garbage storage and enclosure, bathroom
facilities, hot water and kitchens, and structural inadequacies preventing ingress and egress to and
from all rooms and units within a building.
Conclusion: This condition was not identified as being present within the Study Area and was not
used to establish eligibility as a conservation area under the Act.
8. Inadequate Utilities
As defined in the Act, "inadequate utilities" refers to underground and overhead utilities such as
storm sewers and storm drainage, sanitary sewers, water lines, and gas, telephone, and electrical
services that are shown to be inadequate. Inadequate utilities are those that are (i) of insufficient
capacity to serve the uses in the redevelopment project area, (ii) deteriorated, antiquated, obsolete,
or in disrepair, or (iii) lacking within the redevelopment project area.
All properties within the Study Area are presently served by appropriate utilities. However, some of
these utilities are antiquated and many are in need of replacement do to their age, particularly
water and sewer lines. The Village has identified an extensive list of utility upgrades that are needed
within the Study Area.
Stormwater detention is also a major issue within the Study Area. Buildings built prior to 1977 were
not required to provide on-site stormwater detention; increasing site coverage without detention
has resulted in continued flooding within the Business Park, and especially within the Study Area.
Many of the businesses have experienced serious street flooding, which adversely impacts private
property, particularly with rising sewer and water rates. The locations of property impacted by such
flooding are presented in Figure G: Inadequate Utilities.
Conclusion: This condition is meaningfully present and reasonably distributed within the Study Area
and was used to establish eligibility as a conservation area under the Act.
9. Excessive Land Coverage or Overcrowding of Structures and Community Facilities
As defined in the Act, "excessive land coverage or overcrowding of structures and community
facilities" refers to the over -intensive use of property and the crowding of buildings and accessory
facilities within a given area. Examples of problem conditions warranting the designation of an area
as one exhibiting excessive land coverage are (i) the presence of buildings either improperly situated
on parcels or located on parcels of inadequate size and shape in relation to present- day standards
of development for health and safety and (ii) the presence of multiple buildings on a single parcel.
For there to be a finding of excessive land coverage, these parcels must exhibit one or more of the
following conditions: a) insufficient provision for light and air within or around buildings; b)
C-11
increased threat of spread of fire due to the close proximity of buildings; c) lack of adequate or
proper access to a public right-of-way; d) lack of reasonably required off-street parking; or e)
inadequate provision for loading and service.
Many of the industrial buildings within the Study Area occupy most of their lots and do not provide
adequate off-street parking for employees and visitors. Consequently, street parking is allowed in
much of the Study Area. However, a bigger issue is the location of loading docks that are flush with
the front building facades. Large trucks frequently block streets during the process of backing into
loading docks. Also observed were trucks parked along streets, often in no parking zones, waiting to
pull into loading docks. The properties impacted by this condition are shown in Figure H: Excessive
land Coverage and Overcrowding of Community Facilities. This condition affects 41% of the parcels
in the Study Area directly; however, the congestion caused by inadequate parking and loading also
adversely impacts adjacent property and creates traffic delays for other Business Park users.
Conclusion: This condition is meaningfully present and reasonably distributed and was used to
qualify the Study Area for designation as a conservation area under the Act.
10. Deleterious Land Use or Layout
As defined in the Act, "deleterious land -use or layout' refers to the existence of incompatible land -
use relationships, buildings occupied by an inappropriate mix of uses, uses considered to be noxious,
offensive, or unsuitable for the surrounding area, uses which are non -conforming with respect to
current zoning, platting which does not conform to the current land use and infrastructure pattern,
parcels of inadequate size or shape for contemporary development, and single buildings located on
multiple parcels which have not been consolidated into a single building site.
Conclusion: This condition was not found to be present within the Study Area. Therefore, this
condition was not used to qualify the Study Area as a conservation area under the Act.
11. Environmental Clean -Up Requirements
As defined in the Act, "environmental clean-up" means that the area has incurred Illinois
Environmental Protection Agency or United States Environmental Protection Agency remediation
costs for, or a study conducted by an independent consultant recognized as having expertise in
environmental remediation has determined a need for, the clean-up of hazardous waste, hazardous
substances, or underground storage tanks required by State or Federal law, provided that the
remediation costs constitute a material impediment to the development or redevelopment of the
redevelopment project area. Existing data was not found to substantiate the presence of significant
environmental clean-up requirements, although it is very possible that industrial and former
industrial uses located along the freight rail tracks contain hazardous material that may require
remediation.
Conclusion: The degree to which this condition is present within the Study Area was not documented
as part of the eligibility analysis. Thus, the extent to which this condition may be present in the Study
Area is unknown.
C-12
12. Lack of Community Planning
As defined in the Act, "lack of community planning' means that the proposed redevelopment
project area was developed prior to or without the benefit or guidance of a community plan. This
means that the development occurred prior to the adoption by the municipality of a comprehensive
or other community plan or that the plan was not followed at the time of the area's development.
This condition must be documented by evidence of adverse or incompatible land -use relationships,
inadequate street layout, improper subdivision, parcels of inadequate shape and size to meet
contemporary development standards, or other evidence demonstrating an absence of effective
community planning.
The Elk Grove Business Park was developed as a planned manufacturing district, and as a result was
developed in accordance with a community plan. Cross access between adjacent properties is
prevalent in many parts of the Study Area, which helps mitigate some access issues. While there are
some areas where parcels do not meet current minimum lot size requirements or contemporary
development standards, this condition is not wide -spread.
Conclusion: This condition was found to be present to a limited extent within the Study Area.
Therefore, this condition was not used to qualify the Study Area as a conservation area under the
Act.
13. Lagging or Declining Equalized Assessed Value
As defined in the Act, this condition is present when the Study Area can be described by one of the
following three conditions 1) the total equalized assessed value ("EAV") has declined in three of the
last five years; 2) the total EAV is increasing at an annual rate that is less than the balance of the
municipality for three of the last five calendar years; or 3) the total EAV is increasing at an annual
rate that is less than the Consumer Price Index for all Urban Consumers published by the United
States Department of Labor or successor agency for three of the last five calendar years for which
information is available. Table A: Comparative Increase in Equalized Assessed Value (EAV) compares
the annual change in EAV of the Study Area with the balance of the Village.
As shown in Table A, the EAV of the Study Area has declined in four of the last five years. For the
fifth year, EAV growth was only 0.4%, far lower than the 4.6% growth for the balance of the Village.
The total increase in EAV of property within the Study Area has also been less than the increase in
the Consumer Price Index (CPI) for All Urban Consumers in each of the last five years.
C-13
* Calendaryear change in CPI
Source: Cook County Clerk, U.S. Bureau of Labor Statistics
Conclusion: Lagging or declining equalized assessed value is meaningfully present and reasonably
distributed affecting the entire Study Area, consistent with the definition contained in the Act.
Therefore, this condition was used to qualify the Study Area as a conservation area under the Act.
Eligibility Analysis Summary
On the basis of the above review of current conditions, the Study Area meets the criteria for
qualification as a conservation area. More than 50% of the buildings within the Study Area are 35 years
of age or older. A minimum of three of the thirteen eligibility factors are required to qualify as a
conservation area under the Act, once this age threshold is met. The Study Area exhibits the presence of
six of the thirteen conservation area eligibility factors to a major extent, as defined by the Act. These
conditions are meaningfully present and reasonably distributed within the Study Area, as determined in
the individual analysis of each eligibility condition.
Maps documenting building age and the distribution of the eligibility factors discussed above are
presented on the following pages
C-14
9.-.j:aiv�-9♦Ny^is xl S�T,.....fk'4:t R +,f,...i- a'✓.�
f -?4 { � d !T i+
y�+,�.«§ sa��b�
44yycc''
ti'Hr�1.24
4�Fi 1 ..`�'ifi.''��.
�iV,'�rN,�jW 'Alm
`Li'. r:
y{ 3l I Y 3
#S i'il
Study Area Total $301,066,866
$328,396,428
$376,281,290
$391,997,717
$467.828.150
% Change From Prior -g 3%
-12.7°/x
-4.0%
-16.2
0.4%
Year
w".
Elk Grove Village $1,640,017,833 $1,785,497,232
$1,964,026,480
$2,105,818,930
$2,171,506,366
Excluding Study Area
%Change From Prior -8.1% -9.1%
-6.7%
-3.0%
4.6%
Year
44 ,2
% Change in CPI from 2.1% 3.2% 1.6%
-0.4%
3.8%
Prior Year'
* Calendaryear change in CPI
Source: Cook County Clerk, U.S. Bureau of Labor Statistics
Conclusion: Lagging or declining equalized assessed value is meaningfully present and reasonably
distributed affecting the entire Study Area, consistent with the definition contained in the Act.
Therefore, this condition was used to qualify the Study Area as a conservation area under the Act.
Eligibility Analysis Summary
On the basis of the above review of current conditions, the Study Area meets the criteria for
qualification as a conservation area. More than 50% of the buildings within the Study Area are 35 years
of age or older. A minimum of three of the thirteen eligibility factors are required to qualify as a
conservation area under the Act, once this age threshold is met. The Study Area exhibits the presence of
six of the thirteen conservation area eligibility factors to a major extent, as defined by the Act. These
conditions are meaningfully present and reasonably distributed within the Study Area, as determined in
the individual analysis of each eligibility condition.
Maps documenting building age and the distribution of the eligibility factors discussed above are
presented on the following pages
C-14
BUILDING AGE c_ am_ i_ro__s
BUSSE-ELMHURSTTIF FIGURER
ELK GROVE VILLAGE, IL
OBSOLESENCE ca. -mi -COS
BUSSE-ELMHURSTTIF FIGURE
ELK GROVE VILLAGE, IL
mu.' 1
DETERIORATION camit"OS
BUSSE-ELMHURSTTIF FIGURED"" -
ELK GROVE VILLAGE. IL
f
,j[
A
STRUCTURES BELOW MINIMUM CODE camiros
BUSSE-ELMHURSTTIF FIGURES -
ELK GROVE VILLAGE, IL
EXCESSIVE VACANCY Ca111I_COS
BUSSE-ELMHURSTTIF RGUREF __..__
ELK GROVE VILLAGE, IL
INADEQUATE UTILITIES camit"OS
BUSSE-ELMHURSTTIF FIGURED W_.____...._.._...._.
ELK GROVE VILLAGE. IL
EXCESSIVE LAND COVERAGE AND OVERCROWDING
BUSSE-ELMHURSTTIF FIGURE
ELK GROVE VILLAGE. IL
APPENDIX D
BUSSE/ELMHURST ROAD TIF
REDEVELOPMENT PROJECT AREA
INITIAL EQUALIZED ASSESSED VALUE BY PIN
#
PROPERTY NUMBER
2012 EAV
1
08-22-401-054-0000
$1,677,684
2
08-22-402-046-0000
$340,993
3
08-22-403-010-0000
$617,224
4
08-22-403-013-0000
$1,140,917
5
08-22-403-014-0000
$2,573,554
6
08-22-403-015-0000
$1,809,797
7
08-23-300-041-0000
$226,850
8
08-23-300-042-0000
$909,003
9
08-23-300-043-0000
$2,394,619
10
08-26-100-009-0000
$1,980,888
11
08-26-100-013-0000
$437,803
12
08-26-100-014-0000
$66,664
13
08-26-100-015-0000
$78,832
14
09-26-100-016-0000
$126,923
15
08-26-100-017-0000
$55,812
16
08-26-100-034-0000
$998,979
17
08-26-100-041-0000
$841,099
18
08-26-303-004-0000
$248,037
19
08-26-303-005-0000
$253,003
20
08-26-303-006-0000
$253,085
21
08-26-303-007-0000
$218,901
22
08-26-303-012-0000
$0
23
08-26-303-013-0000
$376,074
24
08-26-303-014-0000
$2,570,578
25
08-26-303-015-0000
$361,754
26
08-26-303-016-0000
$310,653
27
08-26-303-017-0000
$166,524
28
08-26-303-018-0000
$108,319
29
08-26-303-025-0000
$943,874
30
08-26-303-026-0000
$0
31
08-26-303-027-0000
$549,188
32
08-26-303-028-0000
$273,734
N
PROPERTY NUMBER
2012 EAV
33
08-26-303-029-0000
$0
34
08-26-304-007-0000
$185,380
35
08-26-304-008-0000
$185,380
36
08-26-304-011-0000
$330,483
37
08-26-304-012-0000
$330,483
38
08-26-304-015-0000
$706,543
39
08-26-304-016-0000
$62,902
40
08-26-304-017-0000
$118,783
41
08-26-304-018-0000
$692,293
42
08-26-304-021-0000
$334,756
43
08-26-304-033-0000 1
$449,603
44
08-26-304-034-0000
$412,608
45
08-26-304-035-0000
$374,623
46
08-26-304-036-0000 1
$308,770
47
08-26-304-044-0000
$657,664
48
08-26-304-047-0000
$583,713
49
08-26-304-048-0000
$1,703,824
50
08-26-304-049-0000
$650,720
51
08-26-304-050-0000
$457,885
52
08-26-304-051-0000
$363,073
53
08-26-304-052-0000
$226,361
54
08-26-304-053-0000
$498,611
55
08-26-304-056-0000
$613,719
56
08-26-304-057-0000
$409,618
57
08-26-304-058-0000
$23,323
58
08-26-304-059-0000 1
$195,396
59
08-26-401-033-0000
$644,446
60
08-26-401-038-0000
$1,248,733
61
08-26-402-013-0000
$341,705
62
08-26-403-011-0000
$159,776
63
08-26-403-012-0000
$2,581,163
64
08-26-403-013-0000
$34,534
D-1
#
PROPERTY NUMBER
2012 EAV
#
PROPERTY NUMBER
2012 EAV
65
08-26-403-014-0000
$450,807
107
08-27-200-020-0000
$525,346
66
08-26-403-016-0000
$1,031,874
108
08-27-200-021-0000
$866,793
67
08-26-403-017-0000
$1,197,161
109
08-27-200-022-0000
$470,639
68
08-26-403-018-0000
$588,017
110
08-27-200-023-0000
$210,417
69
08-26-403-019-0000
$695,519
111
08-27-200-024-0000
$238,973
70
08-26-403-020-0000
$425,138
112
08-27-200-026-0000
$195,093
71
08-26-403-021-0000
$390,116
113
08-27-200-029-0000
$350,697
72
08-26-403-022-0000
$361,922
114
08-27-200-030-0000
$308,613
73
08-26-404-001-0000
$89,689
115
08-27-200-032-0000
$217,431
74
08-26-404-002-0000
$89,238
116
08-27-200-033-0000
$511,321
75
08-26-404-003-0000
$84,499
117
08-27-200-034-0000
$276,596
76
08-26-404-004-0000
$85,517
118
08-27-200-035-0000
$314,676
77
08-26-409-007-0000
$213,226
119
08-27-200-036-0000
$273,546
78
08-26-409-008-0000
$24,153
120
08-27-200-037-0000
$270,224
79
08-26-409-009-0000
$31,367
121
08-27-200-038-0000
$372,194
80
08-26-409-017-0000
$32,997
122
08-27-200-039-0000
$651,469
81
08-26-410-001-0000
$343,021
123
08-27-200-042-0000
$446,090
82
08-26-410-OD2-OD00
$257,630
124
08-27-200-043-000D
$372,856
83
08-26-410-006-0000
$887,268
125
08-27-200-044-0000
$294,585
84
08-26-410-007-0000
$2,143
126
08-27-200-045-0000
$351,483
85
08-26-411-002-0000
$1,243,607
127
08-27-200-046-0000
$274,946
86
08-26-411-003-0000
$895,012
128
08-27-200-047-0000
$364,725
87
08-26-411-005-0000
$98,620
129
08-27-200-048-0000
$113,178
88
08-26-411-006-0000
$0
130
08-27-200-049-0000
$385,150
89
08-26-411-008-0000
$0
131
08-27-200-051-0000
$368,232
90
08-26-411-009-0000
$718,660
132
08-27-200-052-0000
$300,727
91
08-26-411-010-0000
$0
133
08-27-200-053-0000
$828,892
92
08-26-411 013-0000$442,749
134
08-27-200-055-0000
$163,241
93
08-26-411-014-0000
$281,794
135
08-27-200-056-0000
$317,959
94
08-26-411-015-0000
$1,208,919
136
08-27-200-057-0000
$305,404
95
08-26-411-016-OODO
$2,242,022
137
08-27-200-058-0000
$370,106
96
08-26-411-018-0000
$1,156,524
138
08-27-200-059-0000
$333,504
97
08-27-20D-005-0000
$199,543
139
08-27-200-060-0000
$218,991
98
08-27-200-006-0000
$18,551
140
08-27-200-061-0000
$654,970
99
08-27-200-008-0000
$769,127
141
08-27-200-062-0000
$248,077
100
08-27-200-009-0000
$401,195
142
08-27-200-063-0000
$350,694
101
08-27-200-010-0000
$222,108
143
08-27-200-064-0000
$354,241
102
08-27-200-011-0000
$330,556
144
08-27-200-065-0000
$338,403
103
08-27-200-012-0000
$543,417
145
08-27-200-066-0000
$319,423
104
08-27-200-013-0000
$134,944
146
08-27-200-067-0000
$9,977
105
08-27-200-014-0000
$131,484
147
08-27-200-068-0000
$241,509
106
09-27-200-018-0000
$554,387
148
OS -27-200-069-0000
$231,490
D-2
#
PROPERTY NUMBER
2012 EAV
#
PROPERTY NUMBER
2012 EAV
149
08-27-200-070-0000
$534,273
191
08-27-202-058-0000
$0
150
08-27-201-002-0000
$3,698,900
192
08-27-202-060-0000
$389,218
151
08-27-201-003-0000
$2,589,580
193
08-27-202-061-0000
$340,518
152
08-27-201-006-0000
$6,458,853
194
08-27-202-062-0000
$0
153
08-27-201-009-0000
$2,597,680
195
08-27-202-063-0000
$395,988
154
08-27-201-012-0000
$876,742
196
08-27-202-064-0000
$0
155
08-27-202-004-0000
$7,982
197
08-27-202-065-0000
$366,156
156
08-27-202-006-0000
$8,776
198
08-27-202-066-0000
$317,830
157
08-27-202-008-0000
$872,732
199
08-27-202-067-0000
$703,280
158
08-27-202-009-0000
$461,740
200
08-27-202-068-0000
$1,227,447
159
08-27-202-010-0000
$247,925
201
08-27-202-069-0000
$675,675
160
08-27-202-013-0000
$337,242
202
08-27-202-071-0000
$517,232
161
08-27-202-014-0000
$394,378
203
08-27-202-072-0000
$378,753
162
08-27-202-015-0000
$222,933
204
08-27-202-073-0000
$196,392
163
08-27-202-016-0000
$205,687
205
08-27-202-074-0000
$285,762
164
08-27-202-017-0000
$265,494
206
08-27-202-077-0000
$436,936
165
08-27-202-023-0000
$171,318
207
08-27-202-078-0000
$195,009
166
08-27-202-024-0000
$210,420
208
08-27-203-004-0000
$59,209
167
08-27-202-025-0000
$361,532
209
08-27-203-006-0000
$1,344,006
168
08-27-202-027-0000
$0
210
08-27-203-009-0000
$1,255,728
169
08-27-202-029-0000
$488,393
211
08-27-203-010-0000
$2,503,128
170
08-27-202-032-0000
$746,764
212
08-27-203-012-0000
$345,007
171
08-27-202-033-0000
$335,356
213
08-27-203-013-0000
$404,107
172
08-27-202-034-0000
$361,218
214
08-27-203-014-0000
$379,146
173
08-27-202-035-0000
$449,881
215
08-27-203-016-0000
$154,305
174
08-27-202-036-0000
$406,805
216
08-27-203-017-0000
$266,529
175
08-27-202-037-0000
$274,354
217
08-27-203-018-0000
$266,529
176
08-27-202-038-0000
$419,294
218
08-27-203-019-0000
$395,730
177
08-27-202-041-0000
$645,392
219
08-27-203-020-0000
$399,792
178
08-27-202-042-0000
$407,884
220
08-27-203-021-0000
$228,135
179
08-27-202-043-0000
$266,689
221
08-27-203-022-0000
$0
180
08-27-202-044-0000
$168,333
222
08-27-203-023-0000
$1,252,266
181
08-27-202-045-0000
$293,800
223
08-27-203-024-0000
$205,468
182
08-27-202-047-0000
$211,798
224
08-27-203-025-0000
$391,339
183
08-27-202-048-0000
$228,870
225
08-27-203-026-0000
$345,869
184
08-27-202-051-0000
$278,728
226
08-27-203-031-0000
$71,052
185
08-27-202-052-0000
$427,035
227
08-27-203-032-0000
$348,029
186
08-27-202-053-0000
$377,047
228
08-27-203-033-0000
$368,330
187
08-27-202-054-0000
$170,519
229
08-27-203-034-0000
$137,982
188
08-27-202-055-0000
$922,950
230
08-27-203-035-0000
$173,942
189
08-27-202-056-0000
$308,613
231
08-27-203-036-0000
$404,220
`
190
08-27-202-057-0000
$308,613
232
08-27-203-037-0000
$669,638
D-3
#
PROPERTY NUMBER
2012 EAV
#
PROPERTY NUMBER
2012 EAV
233
08-27-203-038-0000
$490,977
275
08-27-401-024-0000
$108,136
234
08-27-203-039-0000
$643,386
276
08-27-401-025-0000
$227,248
235
08-27-400010-0000
$229,835
277
08-27-401-026-0000
$568,039
236
08-27-400-011-0000
$248,921
278
08-27-401-029-0000
$576,944
237
08-27-400-024-0000
$395,043
279
08-27-401-030-0000
$241,980
238
08-27-400025-0000
$228,264
280
08-27-401-031-0000
$275,715
239
08-27-400026-0000
$93,303
281
08-27-401-032-0000
$413,832
240
08-27-400,027-0000
$164,722
282
08-27-401-033-0000
$868,053
241
08-27-400,028-0000
$331,142
283
08-27-401-035-0000
$377,376
242
08-27-400-031-0000
$280,841
284
08-27-401-036-0000
$399,798
243
08-27-400,032-0000
$201,650
285
08-27-401-037-0000
$706,517
244
08-27-400-033-0000
$201,650
286
08-27-401-038-0000
$692,200
245
08-27-400-034-0000
$246,256
287
03-27-401-039-0000
$249,735
246
08-27-400-035-0000
$106,254
288
08-27-401-040-0000
$653,918
247
08-27-400-036-0000
$168,981
289
08-27-401-041-0000
$338,165
248
08-27-400-038-0000
$231,787
290
08-27-401-042-0000
$322,086
249
08-27-400-039-0000
$714,407
291
08-27-401-044-0000
$568,308
250
08-27-400,040-0000
$231,459
292
08-27-401-045-0000
$508,136
251
08-27-400-041-0000
$370,104
293
08-27-401-046-0000
$190,270
252
08-27-400,042-0000
$341,133
294
08-27-401-047-0000
$561,120
253
08-27-400,043-0000
$370,106
295
08-27-401-049-0000
$203,406
254
08-27-400,044-0000
$183,026
296
08-27-401-050-0000
$198,092
255
08-27-400,045-0000
$292,484
297
08-27-401-051-0000
$145,310
256
08-27-400,046-0000
$214,800
298
08-27-401-052-0000
$220,938
257
08-27-4D0.051-0000
$279,048
299
08-27-401-D54-0000
$373,986
258
08-27-400,052-0000
$185,529
300
08-27-401-055-0000
$1,191,883
259
08-27-400-053-0000
$193,166
301
08-27-401-056-0000
$762,021
260
08-27-400-054-0000
$128,036
302
08-27-401-069-0000
$70,996
261
08-27-400,057-0000
$308,417
303
08-27-401-072-0000
$385,767
262
08-27-400,059-0000
$101,002
304
08-27-401-073-0000
$680,467
263
08-27-400,061-0000
$1,049,743
305
08-27-401-080-0000
$434,475
264
08-27-400062-0000
$143,478
306
08-27-401-081-0000
$342,140
265
08-27-400,098-0000
$258,466
307
08-27-401-082-0000
$365,564
266
09-27-400,099-0000
$293,295
308
09-27-401-087-0000
$491,925
267
08-27-401-012-0000
$639,674
309
08-27-401-088-0000
$1,754,936
268
08-27-401,013-0000
$325,450
310
08-27-402-006-0000
$3,015,835
269
08-27-401,018-0000
$182,577
311
08-27-402-028-0000
$277,081
270
08-27-401-019-0000
$217,201
312
08-27-402-053-0000
$2,732,225
271
08-27-401.020-0000
$224,723
313
08-27-402-054-0000
$663,213
272
08-27-401-021-0000
$224,723
314
08-34-200-020-0000 2
$5,326,255
273
OS -27-401-022-0000
$344,895
315
Z
08-34-200-021-0000
$272,758
274
08-27-401-023-0000
$368,263
316
08-34-201-007-0000
$592,604
D-4
#
PROPERTY NUMBER
2012 EAV
#
PROPERTY NUMBER
2012 EAV
317
08-34-201-013-0000
$954,171
359
08-35-102-046-0000
$1,049,387
318
08-34-201-016-0000
$625,640
360
08-35-102-049-0000
$826,606
319
08-34-201-019-0000
$396,260
361
08-35-102-050-0000
$508;512
320
2
08-34-201-020-0000
$521,078
362
08-35-103-005-0000
$414,923
321
08-34-201-021-0000 2
$359,456
363
08-35-103-006-0000
$0
322
08-34-201-022-0000
$74,141
364
08-35-104-034-0000
$7,074,107
323
08-34-201-023-0000
$883,859
365
08-35-104-043-0000
$1,847,880
324
08-34-201-024-0000
$386,039
366
08-35-104-061-0000
$524,162
325
08-34-201-025-0000
$162,694
367
08-35-104-070-0000
$3,038,392
326
08-34-203-003-0000
$717,235
368
08-35-104-071-0000
$1,107,306
327
08-34-203-006-0000
$1,354,799
369
08-35-104-072-0000
$444,575
328
08-34-203-016-0000
$1,059,479
370
08-35-104-073-0000
$572,281
329
08-34-203-017-0000
$0
371
08-35-200-005-0000
$1,935,864
330
08-34-203-035-0000
$977,572
372
08-35-200-025-0000
$723,954
331
08-34-205-021-0000
$662,119
373
08-35-200-026-0000
$818,943
332
08-34-205-024-0000
$1,290,419
374
08-35-200-027-0000
$1,059,299
333
08-34-401-002-0000
$1,479,494
375
08-35-201-003-0000
$259,120
334
08-34-402-018-0000
$315,557
376
08-35-201-004-0000
$19,157
335
08-34-402-058-0000
$15,144,912
377
08-35-201-011-0000
$354,600
336
08-34-403-012-0000
$1,482,274
378
08-35-201-012-0000
$1,493,606
337
08-34-403-017-0000
$1,979,379
379
08-35-202-011-0000
$1,380,956
338
08-34-403-018-0000
$1,366,456
380
08-35-202-017-0000
$3,224,515
339
08-35-100-009-0000
$474,160
381
08-35-202-021-0000
$323,623
340
08-35-100-010-0000
$443,102
382
08-35-202-022-0000
$3,203,659
341
08-35-100-011-0000
$494,004
383
08-35-202-023-0000
$5,779,320
342
08-35-100-012-0000
$8,277
384
08-35-202-024-0000
$1,711,037
343
08-35-100-013-0000
$69,492
385
08-35-202-027-0000
$220,576
344
08-35-102-016-0000
$154,518
386
08-35-202-028-0000
$178,686
345
08-35-102-017-0000
$155,242
387
08-35-202-029-0000
$566,813
346
08-35-102-018-0000
$1,910,785
388
08-35-202-043-0000
$996,827
347
08-35-102-024-0000
$688,814
389
08-35-202-044-0000
$1,372,713
348
08-35-102-026-0000
$422,349
390
08-35-202-045-0000
$1,411,683
349
08-35-102-027-0000
$533,283
391
08-35-202-046-0000
$811,711
350
08-35-102-028-0000
$197,281
392
08-35-202-047-0000
$623,281
351
08-35-102-032-0000
$359,479
393
08-35-202-048-0000
$1,271,944
352
08-35-102-034-0000
$4,133
394
08-35-202-049-0000
$406,809
353
08-35-102-037-0000
$117,824
395
08-35-202-050-0000
$1,242,726
354
08-35-102-038-0000
$0
396
08-35-202-051-0000
$422,358
355
08-35-102-040-0000
$1,082,608
397
08-35-203-016-0000
$1,346,183
356
08-35-102-041-0000
$1,136,268
398
08-35-203-019-0000
$2,071,582
357
08-35-102-044-0000
$1,058,174
399
08-35-300-004-0000
$3,229,333
358
08-35-102-045-0000
$1,288,180
400
08-35-301-009-0000
$4,560,483
D-5
N
PROPERTY NUMBER
2012 EAV
401
08-35-301-042-0000
$1,262,259
402
08-35-301-049-0000
$26,151
403
08-35-301-055-0000
$0
404
08-35-301-061-0000
$25,149
405
08-35-301-064-0000
$1,527,338
406
08-35-301-067-0000
$822,877
407
08-35-301-068-0000
$705,869
408
08-35-302-015-0000
$368,187
409
08-35-402-003-0000
$0
410
08-35-403-003-0000
$1,457,504
411
08-35-403-008-0000
$0
412
08-35-403-011-0000
$759,762
413
08-35-403-012-0000
$1,131,409
414
08-35-403-013-0000
$346,245
415
08-35-403-028-0000
$0
416
08-35-403-029-0000
$320,686
417
08-35-403-030-0000
$505,846
418
08-35-403-031-0000
$513,745
419
08-35-403-032-0000
$339,969
420
08-35-403-067-0000
$1,563,552
421
08-35-403-068-0000
$1,078,958
422
08-35-403-069-0000
$972,129
423
08-35-403-070-0000
$894,661
424
08-35-403-071-0000
$2,699,792
425
08-35-404-056-0000
$656,628
426
08-35-404-057-0000
$336,490
427
08-35-404-061-0000
$1,043,229
428
08-36-102-010-0000
$530,763
429
08-36-102-011-0000
$515,007
430
08-36-102-012-0000
$518,767
431
08-36-102-019-0000
$515,941
432
08-36-102-020-0000
$549,196
433
08-36-102-021-0000
$590,812
434
08-36-102-022-0000
$987,119
435
08-36-102-025-0000
$678,142
436
08-36-102-028-0000
$704,180
437
08-36-102-029-0000
$707,334
438
08-36-102-030-0000
$514,800
439
08-36-102-033-0000
$759,964
440
08-36-102-034-0000
$688,261
441
08-36-102-035-0000
$705,572
442
08-36-102-035-0000
$804,001
# PROPERTY NUMBER 2012 EAV
443 08-36-102-037-0000 $926,078
444 08-36-102-038-0000 $1,276,596
445 08-36-102-039-0000 $1,261,067
446 08-36-102-040-0000 $1,261,072
447 08-36-102-041-0000 $1,289,487
448 08-36-102-042-0000 $701,260
Project Area Total $301,066,866
1 For the 2013 tax year these PINS are being consolidated
into a new PIN 08-26-304-060-0000.
2 For the 2013 tax year these PINS are being re -subdivided
into new PINS: 08-34-200-022-0000
08-34-201-026-0000
08-34-201-027-0000
Im