HomeMy WebLinkAboutORDINANCE - 3531 - 11/14/2017 - Higgins Corridor Redevelopment ORDINANCE NO. 3531
AN ORDINANCE ADOPTING TAX INCREMENT FINANCING FOR THE VILLAGE
OF ELK GROVE VILLAGE, COOK COUNTY, ILLINOIS,IN CONNECTION WITH
THE DESIGNATION OF THE HIGGINS ROAD CORRIDOR REDEVELOPMENT
PROJECT AREA
WHEREAS, it is desirable and for the best interests of the residents of the Village of Elk
Grove Village, Cook County, Illinois (the "Village"), for the Village to adopt tax increment
allocation financing pursuant to the Tax Increment Allocation Redevelopment Act, Division 74.4
of Article 11 of the Illinois Municipal Code, as amended(the "Act"); and
WHEREAS, the Mayor and Board of Trustees (the "Corporate Authorities") have
heretofore approved a redevelopment plan and project(the "Plan" and "Project") as required by
the Act by passage of an ordinance, and have heretofore designated the Village of Elk Grove
Village Higgins Road Corridor TIF Redevelopment Project Area (the "Area") as required by the
Act by the passage of an ordinance, and the Village has otherwise complied with all other
conditions precedent required by the Act:
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Board of Trustees of the
Village of Elk Grove Village, Cook County, Illinois, in the exercise of its home rule powers, as
follows:
Section 1: Tax Increment Financing Adopted. Tax increment allocation financing is
hereby adopted to pay redevelopment project costs as defined in the Act and as set forth in the
Plan and Project within the Area as 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
Area is described in Exhibit B attached hereto and incorporated herein as if set out in full by this
reference. The map of the Area is depicted on Exhibit C attached hereto and incorporated herein
as if set out in full by this reference.
Section 2: Allocation of Ad Valorem Taxes. Pursuant to the Act, the ad valorem taxes,
if any, arising from the levies upon taxable real property in the Area by taxing districts and tax
rates determined in the manner provided in Section 11-74.4-9(c) of the Act each year after the
effective date of this ordinance until the Project costs and obligations issued in respect thereto
have been paid shall be divided as follows:
(a) That portion of taxes levied upon each taxable lot, block, tract or parcel of
real property which is attributable to the lower of the current equalized assessed value or
the initial equalized assessed value of each such taxable lot, block, tract or parcel of real
property in the Area shall be allocated to and when collected shall be paid by the county
collector to the respective affected taxing districts in the manner required by law in the
absence of the adoption of tax increment allocation financing.
(b) That portion, if any, of such taxes which is attributable to the increase in the
current equalized assessed valuation of each lot, block, tract or parcel of real property in
the Area over and above the initial equalized assessed value of each property in the Area
shall be allocated to and when collected shall be paid to the municipal treasurer or to his
designee pursuant to Section 207A of the Revenue Act of 1939 of the State of Illinois, as
amended, who shall deposit said taxes into a special fund, hereby created, and designated
the "2017 Village of Elk Grove Village Higgins Road Corridor Redevelopment Project
Area Special Tax Allocation Fund" of the Village, and such taxes shall be used for the
purpose of paying Project costs and obligations incurred in the payment thereof.
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
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 Village Hall. The Village Hall is hereby expressly directed
to transmit forthwith to the Village Hall of Cook County, Illinois, a certified copy of this
ordinance.
VOTE: AYES: 6 NAYS: 0 ABSENT: 0
PASSED this 14th day of November 2017.
APPROVED this 14th day of November 2017.
APPROVED:
Mayor Craig B. Johnson
Village of Elk Grove Village
ATTEST:
Loretta M. Murphy,Village Clerk
EXHIBIT A-REDEVELOPMENT PLAN
EXHIBIT B-STREET LOCATION
The Area contains 85 acres. The street location of the Area is:
The Project Area is generally bounded by Seegers Avenue on the east and Oakton Street on the
south. The north lines of properties abutting Higgins Road between Gordon Street and
approximately Seegers Avenue form the Project Area's northern boundary. The western
boundary of the Study Area is formed by Gordon Street north of Higgins Road and the west lines
of unincorporated property that is being annexed into the Village and industrial uses on the west
side of Stanley Street.
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EXHIBIT A
HIGGINS ROAD CORRIDOR TIF
REDEVELOPMENT PLAN AND
PROJECT
Prepared for:
The Village of Elk Grove Village
By:
Camiros, Ltd.
Date: November 2017
TABLE OF CONTENTS
1. Introduction 1
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 13
7. General Land Use Plan and Map 14
8. Redevelopment Plan Financing 15
9. Housing Impact Study Applicability 24
10. Provisions for Amending the Plan 25
11. Commitment to Fair Employment Practices and Affirmative Action 26
APPENDIX A(FIGURES 1-3) A-1
APPENDIX B (HIGGINS ROAD CORRIDOR TIF REDEVELOPMENT PROJECT B-1
AREA LEGAL DESCRIPTION)
APPENDIX C(HIGGINS ROAD CORRIDOR TIF REDEVELOPMENT C-1
PROJECT AREA ELIGIBILITY STUDY)
APPENDIX D(INITIAL EQUALIZED ASSESSED VALUE(EAV)OF PROPERTY D-1
WITHIN THE HIGGINS ROAD CORRIDOR TIF REDEVELOPMENT
PROJECT AREA)
LIST OF FIGURES
FIGURE 1. REDEVELOPMENT PROJECT AREA BOUNDARY A-2
FIGURE 2. ANNEXATION AREAS A-3
FIGURE 3. GENERAL LAND USE PLAN A-4
FIGURE A. STUDYAREA C-19
FIGURE B. PROPERTY TYPE C-20
FIGURE C. EXISTING LAND USE C-21
FIGURE D. BUILDING AGE C-22
FIGURE E. OBSOLESCENCE C-23
FIGURE F. DETERIORATION C-24
FIGURE G. STRUCTURES BELOW MINIMUM CODE STANDARDS C-25
FIGURE H. INADEQUATE UTILITIES C-26
FIGURE I. EXCESSIVE LAND COVERAGE AND OVERCROWDING OF COMMUNITY FACILITIES C-27
LIST OF TABLES
TABLE 1 ESTIMATED REDEVELOPMENT PROJECT COSTS 19
TABLE A. COMPARATIVE INCREASE IN EQUALIZED ASSESSED VALUE (EAV) C-15
TABLE B. CONSERVATION AREA ELIGIBILITY FACTOR SUMMARY C-17
TABLE C. BLIGHTED VACANT AREA ELIGIBILITY FACTOR SUMMARY C-18
1. INTRODUCTION
This document presents a Tax Increment Redevelopment Plan and Project(the "Plan") under the
requirements of the Tax Increment Allocation Redevelopment Act(6S ILCS 5/11-74.4-1 et seq.), as
amended(the "Act")for the Higgins Road Corridor TIF Redevelopment Project Area (the"Project Area")
located in the Village of Elk Grove Village, Illinois(the"Village").
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 is irregular in shape and contains a mix
of vacant land and improved areas pursuant to the definitions contained in the Act.
The Project Area is generally bounded by Seegers Avenue on the east and Oakton Street on the south.
The north lines of properties abutting Higgins Road between Gordon Street and approximately Seegers
Avenue form the Project Area's northern boundary.The western boundary of the Study Area is formed
by Gordon Street north of Higgins Road and the west lines of unincorporated property that is being
annexed into the Village and industrial uses on the west side of Stanley Street.
The Project Area is approximately 165 acres in size and includes a mix of commercial, industrial and
residential uses. Approximately 90 acres of improved property make up 65%of the net land area of the
Project Area,excluding public rights-of-way.There are approximately 48 acres of vacant land on two tax
parcels representing 35%of the net land area.The Project Area includes approximately 27 acres of
public rights-of-way.
The improved portion of the Study Area contains 96 tax parcels located on 95 tax lots.There is one tax
parcel within the Higgins Road right-of-way just west of Crossen Avenue where a leasehold interest is
held by a nearby property owner, according to Cook County tax records.The Study Area contains 92
buildings and structures, including four structures related to Commonwealth Edison's transmission lines.
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 by making the public infrastructure investments
and providing other assistance allowed under the Act to support private reinvestment,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 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 tax increment financing("TIF")district.The need for public
intervention,goals and objectives, land use policies and other policy materials are presented in this Plan.
The results of a study documenting the eligibility of the Project Area as a combination improved
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conservation area and blighted vacant area are presented in Appendix C Higgins Rood Corridor TIF
Redevelopment ProiectAreo 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;
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(3) the redevelopment plan establishes the estimated dates of completion of the
redevelopment project and retirement of obligations issued to finance redevelopment
project costs(which dates shall not be later than December 31 of the year in which the
payment to the municipal treasurer as provided in Section 8 (b)of the Act is to be made
with respect to ad valorem taxes levied in the twenty-third 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;
(S) 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;and
(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
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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
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
Higgins Road Corridor TIF Redevelopment Project Area (the"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 (the"Plan")for the Project Area in
accordance with the requirements of the Act.
As described in the Eligibility Study,attached as Appendix C,the Project Area is experiencing
deterioration and lack of private investment.The analysis of conditions within the Project Area,which is
based on an extensive examination of the records for and history of the properties included in the
Project Area and several site visits and inspections, indicates that it is appropriate for designation as a
combination of an improved conservation area and a blighted vacant 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.
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2. PROJECT AREA DESCRIPTION
The Project Area includes only contiguous tax parcels that are anticipated to substantially benefit from
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.
The entire Project Area is comprised of property in the Business Park,or property 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 Redevelopment
Project Area is being created to expand the Business Park to accommodate significant new industrial
development.The inclusion of underperforming industrial uses is intended to help support efforts 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 portions of the Project Area that are currently in the
Village are B-1, B-2 and B-3 Business District,including all tax parcels on the north side of Higgins Road,
and 1-1 Restricted Industrial District. The existing land use pattern is consistent with the underlying
zoning and consists primarily of industrial development interspersed with commercial support uses.
The Project Area includes approximately 81 acres of land that is being annexed into the Village of Elk
Grove Village.The current land use mix of the proposed annexation area includes five single-family
residential homes,three adjacent undeveloped parcels and 69 acres of land known locally as Busse
Farm.The three Busse Farm parcels are currently assessed as farm property.
Transportation Characteristics
Higgins Road serves as the primary industrial truck route connecting the Project Area with area
expressways.The main transportation mode in the Project Area is vehicular. Because Pace bus service is
extremely limited, most employees and visitors drive to the various businesses in the Project Area.
Average Daily Traffic("ADT") on Higgins Road, according to 2015 traffic counts,was 35,800 vehicles per
day.Other key streets serving the Project Area carried significantly lower traffic volumes. For 2014,the
ADT on Oakton Street was 7,800 vehicles per day;for Lively Boulevard the ADT was 4,050 vehicles per
day.
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Unincorporated Areas—Terms of Annexation
The Project Area includes 11 tax parcels (the "Annexation Parcels") that the Village is contemplating
annexing into the Village prior to the establishment of the Redevelopment Project Area by the Village.
The location of these parcels is shown in Figure 2: Annexation Areas in Appendix A. However, while the
Village is considering these parcels for annexation, it may annex any one or combination of these
parcels. The terms of annexation may include the usual and customary annexation provisions, including
tax rates, public improvements, zoning changes and continuing uses.
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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 private
sector investment without the creation of the Redevelopment Project Area and adoption of this Plan.
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
combination of an improved conservation area and a blighted vacant area consistent with the
definitions contained in the Act.
In order to be designated as a conservation area, 50%or more of the buildings within the improved
portion of the Project Area must be 35 years of age or older.The Project Area contains 92 structures,68
of which were built in 1982 or earlier, representing 74%of all structures.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.
Approximately 90 acres or 65%of the Project Area's 138 acres of net land area is classified as improved
property.The seven conditions listed below are meaningfully present and reasonably distributed in the
Project Area with respect to improved property:
■ obsolescence
■ Deterioration
■ Presence of structures below minimum code standards
■ Inadequate utilities
■ Excessive land coverage and overcrowding of community facilities
■ Lack of community planning
■ Lagging or declining equalized assessed valuation ("EAV")
Vacant land represents approximately 48 acres,or 35%of the Project Area's net land area.This property
qualifies for designation as a blighted vacant area due to the presence of the following conditions, only
two of which are required:
■ Obsolete platting
■ Deterioration of structures or site improvements in areas adjacent to the vacant land
■ Lagging or declining equalized assessed valuation ("EAV")
Need for Public Intervention
Besides establishing eligibility of the Project Area for designation as a redevelopment project area under
the Act,the presence of these conditions help to demonstrate the need for public intervention to attract
private investment to the Project Area and achieve economic growth that will benefit all taxing districts
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through implementation of the Plan. Public intervention is also needed in order to effectively convert
incompatible residential properties developed under Cook County zoning and underutilized vacant land
into a cohesive part of the Elk Grove Business Park. For more details on the basis for eligibility, refer to
Appendix C.Eligibility Study.
The Project Area on the whole has not been subject to growth and investment by private enterprise and
is not reasonably likely to attract new development without adoption of a Redevelopment Plan and
Project. Between the 2010 and 2016 tax years the equalized assessed value of the Project Area
experienced a 28%decline in value.The improved portion of the Project Area includes 54 industrial and
commercial buildings that are more than 35 years old, and that will not be redeveloped as part of the
Busse Farms development project. Only ten of these buildings experienced positive growth in assessed
value between the 2010 and 2016 tax years. A variety of impediments,which are described in the
Eligibility Study,will need to be addressed to achieve the community's development vision.
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4. REDEVELOPMENT PLAN GOALS AND OBJECTIVES
This Plan is guided by a series of goals and objectives that describe how the Plan can help improve the
Project Area.These goals and objectives are consistent with community vision,goals and objectives for
the Elk Grove Business Park.The delineation of these goals and objectives are also supported through
research performed within the Project Area to document the presence of conditions that qualify the
area for designation as a combination improved conservation area and blighted vacant area under the
Act.
General Goals
The following general goals describe broad statements indicating how the Plan can help improve the
Project Area.
1. Reduce or eliminate those conditions that qualify the Project Area for designation as a tax
increment finance district while maintaining the economic vitality of the Project Area.
2. Create an attractive environment that encourages new commercial and industrial development
and increases the tax base of the Project Area,thereby fostering confidence in new real estate
investment.
3. Upgrade public utilities, infrastructure and streets,including providing stormwater detention to
alleviate flooding.
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. Encourage industrial development of vacant land and underutilized property within the Project
Area to enhance the identity and economic contribution of the Elk Grove Business Park to the
community and underlying taxing districts.
2. Attract new businesses and retain existing businesses.
3. Encourage building owners to rehabilitate existing structures and/or replace existing structures
with new facilities.
4. Create jobs including permanent full-time employment as well as temporary construction jobs.
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 to ensure that new development within the Project Area supports
the image of 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,or other available means of land acquisition. The purposes of 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 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.
If the Village elects to exercise its power to acquire real property 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 other 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.
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 are required to support future development in the
Project Area. Public improvements and facilities may include, but are not limited to construction and
extension 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
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streetscape amenities, parking improvements, utility improvements, property access improvements,
roadway lighting,sidewalk construction and rehabilitation,and other multi-model transportation
improvements.
Financing Costs Pursuant to the Act
Interest on any obligations issued under the Act accruing during the estimated period of
construction of the redevelopment project and other financing costs may be paid from the
incremental tax revenues pursuant to the provisions of the Act.
Interest Costs Pursuant to the Act
Pursuant to the Act,the Village may allocate a portion of the incremental tax revenues to pay or
reimburse developers for a portion of interest costs incurred in connection with redevelopment
activities in order to enhance the redevelopment potential of the Project Area.
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6. REDEVELOPMENT PROJECT DESCRIPTION
This Plan seeks to encourage private investment by reducing blighting conditions, such as deterioration,
inadequate utilities,obsolescence,excessive land coverage and overcrowding of community facilities,
which have hindered such investment. The Plan recognizes that new private investment is needed to
improve and revitalize the Project Area and support needed public infrastructure investments.The
redevelopment of the Project Area is expected to encourage economic revitalization within the Project
Area and the surrounding area.
Public Infrastructure Improvements
In order to support the development of land that is being annexed into the Village, utilities will need
to be extended and new roads will need to be built to adequately serve new private development.
The Village may also provide assistance with respect to extra-ordinary development costs related to
the conversion of vacant land into new industrial facilities.
The Village may need to make improvements to public infrastructure and facilities to alleviate
impediments to reinvestment within the Project Area, and 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 other improvements to enhance the ability of the Project Area to compete for
new private investment that will strengthen the property tax base.This public improvement work
will support redevelopment to meet the needs of industrial users.
Commercial/Industrial Rehabilitation
The improved portion of the Project Area includes 54 industrial and commercial buildings that are
more than 35 years old, and that will not be redeveloped as part of the Busse Farms development
project. Only ten of these buildings experienced positive growth in assessed value between the 2010
and 2016 tax years.Consequently, public intervention in the form of incentives are need to
encourage reinvestment in commercial and industrial property.
Property Acquisition and New Development
In order to facilitate redevelopment project activities,the acquisition of property may be required.
Property acquisition will be limited to properties needed to support new industrial/commercial
development.
13
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 commercial/Industrial mixed use in keeping
with the historic development character of the Elk Grove Business Park and zoning along the Higgins
Road corridor.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, in accordance with the provisions of the Act.
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;
15
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,or public library 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;
I) Costs of job training, retraining,advanced vocational education or career education, including
but not limited to,courses in occupational,semi-technical or technical fields leading directly
to employment, incurred by one or more taxing districts, provided that such costs; (i) are
related to the establishment and maintenance of additional job training, advanced vocational
education or career education programs for persons employed or to be employed by
employers located in the Project Area; and (ii) when incurred by a taxing district or taxing
districts other than the Village,are set forth in a written agreement by or among the Village
16
and the taxing district or taxing districts,which agreement describes the program to be
undertaken including but not limited to,the number of employees to be trained,a description
of the training and services to be provided,the number and type of positions available or to
be available, itemized costs of the program and sources of funds to pay for the same,and the
term of the agreement. Such costs include,specifically,the payment by community college
districts of costs pursuant to Sections 3-37,3-38,3-40,and 3-40.1 of the Public Community
College Act, 110 ILCS 805/3-37,805/3-38,805/3-40 and 805/3-40.1, and by school districts of
costs pursuant to Sections 10-22.20a and 10-23.3a of the School Code, 105 ILCS 5/10-22.20a
and 5/10-23.3a;
m) Interest costs incurred by a redeveloper related to the construction, renovation or
rehabilitation of a redevelopment project provided that:
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 if the Project Area is located within a
municipality with a population of more than 100,000. For the purposes of this paragraph,
"low-income families" means families whose annual income does not exceed 80 percent of
the City, county or regional median income as determined from time to time by the United
States Department of Housing and Urban Development.
17
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) The Act contains limitations on eligible redevelopment project costs related to a retail entity
initiating operations in the redevelopment project area while terminating operations at
another Illinois location within ten miles of the redevelopment project area, but outside of the
boundaries of the redevelopment project area municipality.
r) No cost shall be an eligible project cost if used to demolish, remove,or substantially modify a
historic resource,unless no prudent and feasible alternative exists.This provision does not
apply to a place or structure for which demolition, removal or modification is subject to
review by the preservation agency of a designated Certified Local Government.
s) If a special service area has been established pursuant to the Special Service Area Tax Act,35
ILCS 235/0.01 et seq.,then any tax increment revenues derived from the tax imposed
pursuant to the Special Service Area Tax Act may be used within the Project Area for the
purposes permitted by the Special Service Area Tax Act as well as the purposes permitted by
the Act.
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. Costs may be allocated among lines items,as long as
the total costs do not exceed the total set forth in this Plan or are expressly authorized under the Act.
The maximum estimated gross eligible project cost over the life of the Project Area is$285 million.All
project cost estimates are in 2017 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.
18
Table 1:
Estimated Redevelopment Project Costs
Eligible Expense Estimated Cost
Analysis, Planning, Engineering,Surveys, Legal, etc. $30,000,000
Marketing Costs $2,000,000
Property Assembly including Acquisition, Demolition,Site Preparation, $70,000,000
Relocation and Environmental Remediation
Rehabilitation of Existing Buildings, Fixtures and Leasehold $40,000,000
Improvements
Public Works and Improvements $120,000,000
Financing Costs and Required Payments(pursuant to the provisions of $5,000,000
the Act)
Interest Costs $18,000,000
TOTAL REDEVELOPMENT PROJECT COSTS
$285,000,000
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.
The Project Area is contiguous to the Busse/Elmhurst Road TIF,which was created in 2014.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 pursuant to the provisions of the Act.
The Project Area may become contiguous to,or be separated only by a public right-of-way from,
redevelopment project areas created under the Industrial Jobs Recovery Law(65 ILCS 5/11-74.6-1 et
seq.). If the 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
19
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 pursuant to the provisions of the Act.
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 elect to pledge its full faith
and credit through the issuance of general obligations bonds, but is not required to do so.Additionally,
the Village may provide other legally permissible credit enhancements to any obligations issued
pursuant to the Act.
The redevelopment project shall be completed, and all obligations issued to finance redevelopment
costs shall be retired, no later than December 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 Project Area is adopted.
Also,although the life of the Project Area is 23 years,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
"surplus"as that term is defined in the Act and shall be distributed annually on a pro rata basis to taxing
districts having the authority to levy property taxes in the Project Area as 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 2016
EAV of all taxable parcels in the Project Area is approximately$26,280,325.This total EAV amount, listed
by parcel, 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 2016 tax year. If the 2017 EAV shall become
20
available prior to the date of the adoption of the Plan by the Elk Grove Village Board,the Village may
update the Plan by replacing the 2016 EAV with the 2017 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$156 to$234 million.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 the following assumptions: 1)the redevelopment of the Project Area will occur in a
timely manner, and 2)an average annual appreciation rate of 3.5%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.The Cook County
Consolidated Elections levy supports local elections in Cook County.
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.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.The Elk Grove Township Road and Bridge 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.
21
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'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.
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,which will be supported in part through
user fees. New buildings will be built in accordance with current building and life safety codes and meet
Cook County stormwater management requirements. No residential units are contemplated within the
project Area.Although the specific nature and timing of the private investment expected to be attracted
to the Project Area cannot be precisely quantified at this time,a general assessment of financial impact
can be made based upon the level of development and timing anticipated by the proposed Plan.
The land use plan anticipates that the Project Area will be developed entirely with industrial and limited
commercial uses.Thus,there will be no service impacts for local school districts. It is expected that any
increases in demand for the services and programs of the aforementioned taxing districts 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.
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.
22
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 2017, by December 31,
2041).
23
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 includes five occupied residential units.These residential properties are being acquired
by a developer and will be incorporated into one of the redevelopment projects that will be undertaken
to implement this Plan. Because the number of residential units that will be demolished is below the
statutory threshold for a housing impact study,a housing impact study is not a required element of this
Plan.
24
10. PROVISIONS FOR AMENDING THE PLAN
The Plan may be amended in accordance with the provisions of the Act.
25
11. 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.
26
APPENDIX A
HIGGINS ROAD CORRIDOR TIF
REDEVELOPMENT PROJECT AREA
FIGURES 1-3
A-1
---------------------- ---
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Legend
TIF Boundary
ALL PARCELS;
Figure 1: _ 04
- ---------- Miles
Redevelopment Project
Area Boundary 0
Elk Grove Village I Higgins Road Corridor TIF Study I Camiros
A-2
-------- ----
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a
/ T
i
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Legend \, ,zy
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Annexation Areas
Figure 2: Annexation Areas U o,5
Miles
Elk Grove Village I Higgins Road Corridor TIF Study I Camrros
A-3
— --- ---------
6 'L
- - I
i
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4
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g
Legend
TIF Boundary
Commercial/Industrial/Mixed Use
Figure 3: General Land Use Plan ___--_-__-_:__-- °Mlles
Elk Grove Village I Higgins Road Corridor TlF Study Camiros
A-4
APPENDIX B
HIGGINS ROAD CORRIDOR TIF
REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
1. ALL THAT PART OF THE SOUTHEAST QUARTER OF SECTION 21 AND THE
SOUTHWEST AND SOUTHEAST QUARTERS OF SECTION 22,ALL IN
TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,
BOUNDED AND DESCRIBED AS FOLLOWS:
2. BEGINNING AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER
OF SECTION 22 AFORESAID, BEING ALSO ON THE CENTERLINE OF OAKTON
STREET;
3. THENCE NORTH ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER OF
SECTION 22 TO THE SOUTHEAST CORNER OF LOT 1 IN FIRE DEPARTMENT
SUBDIVISION, BEING A SUBDIVISION IN THE SOUTHWEST QUARTER OF
SECTION 22 AFORESAID;
4. THENCE SOUTHWESTERLY ALONG THE SOUTHEASTERLY LINE OF LOT I IN
FIRE DEPARTMENT SUBDIVISION AND THE SOUTHWESTERLY EXTENSION
THEREOF TO THE CENTERLINE OF OAKTON STREET,BEING ALSO THE
SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 22 AFORESAID;
5. THENCE WEST ALONG SAID CENTERLINE OF OAKTON STREET,AND SAID
SOUTH LINE OF THE SOUTHWEST QUARTER OF SECTION 22 TO THE
SOUTHERLY EXTENSION OF THE EAST LINE OF WILD OAK SUBDIVISION OF
A PART OF THE SOUTHEAST QUARTER OF SECTION 21 AND PART OF THE
SOUTHWEST QUARTER OF SECTION 22 AFORESAID;
6. THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND THE EAST LINE
OF WILD OAK SUBDIVISION TO THE NORTH LINE THEREOF;
7. THENCE WEST ALONG SAID NORTH LINE OF WILD OAK SUBDIVISION TO
THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 21 AFORESAID;
S. THENCE NORTH ALONG SAID EAST LINE OF THE SOUTHEAST QUARTER OF
SECTION 21 TO THE CENTERLINE OF HIGGINS ROAD;
9. THENCE WEST ALONG SAID CENTERLINE LINE OF HIGGINS ROAD TO THE
SOUTHERLY EXTENSION OF THE WEST LINE OF GORDON STREET;
B-1
10. THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND THE WEST
LINE OF GORDON STREET TO THE WESTERLY EXTENSION OF THE NORTH
LINE OF LOT 77 IN HIGGINS ROAD COMMERCIAL SUBDIVISION UNIT NO.47,
A RESUBIDIVISION IN SECTION 21 AFORESAID;
11. THENCE EAST ALONG SAID WESTERLY EXTENSION AND THE NORTH LINE
OF LOT 77 IN HIGGINS ROAD COMMERCIAL SUBDIVISION UNIT NO. 47 AND
THE NORTH LINE OF LOT 22 IN SAID SUBDIVISION AND THE EASTERLY
EXTENSION THEREOF TO THE CENTERLINE OF GAYLORD ROAD;
12. THENCE SOUTH ALONG SAID CENTERLINE OF GAYLORD ROAD TO THE
WESTERLY EXTENSION OF THE NORTH LINE OF LOT 88 IN HIGGINS ROAD
COMMERCIAL SUBDIVISION UNIT NO. 55, A RESUBDIVISION IN SECTIONS 21
AND 22 AFORESAID;
13. THENCE EAST ALONG SAID WESTERLY EXTENSION AND THE NORTH LINE
OF LOT 88 IN HIGGINS ROAD COMMERCIAL SUBDIVISION UNIT NO. 55 TO
THE EAST LINE THEREOF;
14. THENCE SOUTH ALONG SAID EAST LINE OF LOT 88 IN HIGGINS ROAD
COMMERCIAL SUBDIVISION UNIT NO. 55 TO THE NORTH LINE OF LOT 1 IN
IN HIGGINS ROAD COMMERCIAL SUBDIVISION UNIT NO. 6, A
RESUBDIVISION IN THE WEST HALF OF SECTION 22 AFORESAID;
15. THENCE EAST ALONG SAID NORTH LINE OF LOT 1 IN HIGGINS ROAD
COMMERCIAL SUBDIVISION UNIT NO. 6 AND THE EASTERLY EXTENSION
THEREOF TO THE CENTERLINE OF KING STREET;
16. THENCE SOUTH ALONG SAID CENTERLINE OF KING STREET TO THE
WESTERLY EXTENSION OF THE NORTH LINE OF LOT 1 IN HIGGINS ROAD
COMMERCIAL SUBDIVISION UNIT NO.4, A RESUBDIVISION IN THE WEST
HALF OF SECTION 22 AFORESAID;
17. THENCE EAST ALONG SAID WESTERLY EXTENSION AND THE NORTH LINE
OF LOT 1 IN IN HIGGINS ROAD COMMERCIAL SUBDIVISION UNIT NO. 4 TO
THE WEST LINE OF LOT 1 IN HIGGINS ROAD COMMERCIAL SUBDIVISION
UNIT NO. 1, A RESUBDIVISION IN THE WEST HALF OF SECTION 22
AFORESAID;
18. THENCE NORTH ALONG SAID WEST LINE OF LOT l IN HIGGINS ROAD
COMMERCIAL SUBDIVISION UNIT NO. 1 TO THE NORTH LINE THEREOF;
19. THENCE EAST ALONG SAID NORTH LINE OF LOT 1 IN HIGGINS ROAD
COMMERCIAL SUBDIVISION UNIT NO. 1 AND THE EASTERLY EXTENSION
THEREOF TO THE CENTERLINE OF SCOTT STREET;
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20. THENCE SOUTH ALONG SAID CENTERLINE OF SCOTT STREET TO THE
WESTERLY EXTENSION OF THE NORTH LINE OF LOT 12 IN HIGGINS ROAD
COMMERCIAL SUBDIVISION UNIT NO. I AFORESAID;
21. THENCE EAST ALONG SAID WESTERLY EXTENSION AND THE NORTH LINE
OF LOT 12 IN HIGGINS ROAD COMMERCIAL SUBDIVISION UNIT NO. 1 AND
THE NORTH LINE OF LOT 13 IN SAID SUBDIVISION AND THE EASTERLY
EXTENSION THEREOF TO THE CENTERLINE OF BOND STREET;
22. THENCE SOUTH ALONG SAID CENTERLINE OF BOND STREET TO THE
WESTERLY EXTENSION OF THE SOUTH LINE OF THE NORTH 308 FEET OF
LOT 24 IN HIGGINS ROAD COMMERCIAL SUBDIVISION UNIT NO. I
AFORESAID;
23. THENCE EAST ALONG SAID WESTERLY EXTENSION AND THE SOUTH LINE
OF THE NORTH 308 FEET OF LOT 24 IN HIGGINS ROAD COMMERCIAL
SUBDIVISION UNIT NO. 1 TO THE EAST LINE THEREOF, BEING ALSO THE
WEST LINE OF LOT 2 IN TELAR 4TH RESUBDIVISION OF LOTS 1 &2 OF
TELAR 3RD RESUBDIVISION OF LOT 3 IN FINEGAN SUBDIVISION UNIT 3, A
RESUBDIVISION OF PART OF LOTS 7& 12 IN MAYFAIR INDUSTRIAL PARK
UNIT 2 IN THE WEST HALF OF SECTION 22 AFORESAID;
24. THENCE NORTH ALONG SAID WEST LINE OF LOT 2 IN TELAR 4TH
RESUBDIVISION TO THE NORTH LINE THEREOF;
25. THENCE EAST ALONG SAID NORTH LINE OF LOT 2 IN TELAR 4TH
RESUBDIVISION AND THE EASTERLY EXTENSION THEREOF,ACROSS
MARTIN LANE, TO THE NORTH LINE OF LOT 2 IN THE LOUIS E. SASS
MEMORIAL SUBDIVISION OF PART OF THE WEST HALF OF SECTION 22
AFORESAID;
26. THENCE CONTINUING EAST ALONG SAID NORTH LINE OF LOT 2 IN THE
LOUIS E. SASS MEMORIAL SUBDIVISION TO THE EAST LINE THEREOF;
27. THENCE SOUTH ALONG SAID EAST LINE OF LOT 2 IN THE LOUIS E. SASS
MEMORIAL SUBDIVISION TO THE NORTH LINE OF LOT 1 IN MALNATI
RESUBDIVISION OF LOT 1 I IN MAYFAIR INDUSTRIAL PARK UNIT 2 AND LOT
1 IN THREE MUSKETEERS SUBDIVISION IN THE EAST HALF OF THE
SOUTHWEST QUARTER OF SECTION 22 AFORESAID;
28. THENCE EAST ALONG SAID NORTH LINE OF LOT 1 IN MALNATI
RESUBDIVISION AND THE EASTERLY EXTENSION THEREOF TO THE
CENTERLINE OF JOEY DRIVE;
29. THENCE SOUTH ALONG SAID CENTERLINE OF JOEY DRIVE TO THE
WESTERLY EXTENSION OF THE NORTH LINE OF LOT 2 IN W.C. SASS
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SUBDIVISION IN ELK GROVE VILLAGE, A SUBDIVISION OF PART OF THE
WEST HALF OF SECTION 22 AFORESAID;
30. THENCE EAST ALONG SAID WESTERLY EXTENSION AND THE NORTH LINE
OF LOT 2 IN W.C. SASS SUBDIVISION IN ELK GROVE VILLAGE TO THE WEST
LINE OF THE SOUTHEAST QUARTER OF SECTION 22 AFORESAID;
31. THENCE NORTH ALONG SAID WEST LINE OF THE SOUTHEAST QUARTER OF
SECTION 22 TO THE NORTH LINE OF LOT 1 IN GERALI SUBDIVISION OF
PART OF THE WEST HALF OF THE SOUTHEAST QUARTER OF SECTION 22
AFORESAID;
32. THENCE EAST ALONG SAID NORTH LINE OF LOT I IN GERALI SUBDIVISION
AND THE EASTERLY EXTENSION THEREOF TO THE CENTERLINE OF LIVELY
BOULEVARD;
33. THENCE SOUTH ALONG SAID CENTERLINE OF LIVELY BOULEVARD TO THE
WESTERLY EXTENSION OF THE SOUTH LINE OF GARLISCH SUBDIVISION
UNIT NO. 8, A SUBDIVISION OF WEST HALF OF THE EAST HALF OF SECTION
22 AFORESAID;
34. THENCE EAST ALONG SAID WESTERLY EXTENSION AND THE SOUTH LINE
GARLISCH SUBDIVISION UNIT NO. 8, AND CONTINUING ALONG THE SOUTH
LINES OF GARLISCH SUBDIVISION UNIT NO.S 15, 16 AND 17, ALL BEING
PARTS OF THE WEST HALF OF THE EAST HALF OF SECTION 22 AFORESAID,
TO THE EAST LINE OF LOT 1 IN RISTOW'S SUBDIVISION OF EAST 189 FEET
OF THE WEST 878 FEET OF THE WEST HALF OF THE SOUTHEAST QUARTER
OF SECTION 22 AFORESAID;
35. THENCE SOUTH ALONG SAID EAST LINE OF LOT 1 IN RISTOW'S
SUBDIVISION AND THE SOUTHERLY EXTENSION THEREOF TO THE
CENTERLINE OF HIGGINS ROAD;
36. THENCE EASTERLY ALONG THE CENTERLINE OF HIGGINS ROAD TO THE
NORTHERLY EXTENSION OF THE CENTERLINE OF SEEGERS AVENUE;
37. THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND THE
CENTERLINE OF SEEGERS AVENUE TO THE WESTERLY EXTENSION OF THE
SOUTH LINE OF LOT 24 IN HIGGINS INDUSTRIAL PARK UNIT 14, A
SUBDIVISION OF PART OF THE WEST HALF OF THE SOUTHEAST QUARTER
OF SECTION 22 AFORESAID;
38. THENCE EAST ALONG SAID WESTERLY EXTENSION AND THE SOUTH LINE
OF LOT 24 IN HIGGINS INDUSTRIAL PARK UNIT 14 TO THE EAST LINE
THEREOF, BEING ALONG THE EAST LINE OF THE WEST HALF OF THE
SOUTHEAST QUARTER OF SECTION 22 AFORESAID;
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39. THENCE SOUTH ALONG SAID EAST LINE OF THE WEST HALF OF THE
SOUTHEAST QUARTER OF SECTION 22 TO THE SOUTH LINE THEREOF,
BEING ALSO THE CENTERLINE OF OAKTON STREET;
40. THENCE WEST ALONG SAID CENTERLINE OF OAKTON STREET, AND THE
SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 22, TO THE
SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SECTION 22 AND
THE POINT OF BEGINNING,
41. ALL IN ELK GROVE VILLAGE, IN COOK COUNTY, ILLINOIS.
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APPENDIX C
HIGGINS ROAD CORRIDOR TIF
REDEVELOPMENT PROJECT AREA
ELIGIBILITY STUDY
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Introduction
On February 28, 2017,the Elk Grove Village Board adopted Ordinance No. 3487 authorizing preparation
of an eligibility study related to the designation of an area known as the Higgins Road Corridor
Redevelopment Project Area as a redevelopment project area pursuant to the definitions set forth
under(65 ILCS 5/11-74.4.1 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.
Pursuant to the notice requirements contained in the Act,a copy of the ordinance was sent to affected
tax districts on March 1, 2017.
This report summarizes the analyses and findings of the Consultant's 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.
The Tax Increment Allocation Redevelopment Act(the"Act")permits municipalities to induce
redevelopment of eligible"blighted," "conservation"or"industrial park conservation areas" in
accordance with an adopted 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 as set forth in the Act.
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.
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Blighted Areas
Pursuant to the Act,a "blighted area" refers to either an improved or vacant area within the boundaries
of a redevelopment project area where certain defined conditions are meaningfully present and
reasonably distributed.
Improved Areas
Improved areas meet the requirements for designation as a blighted area through documentation of the
presence of a combination of five or more of the following factors that are detrimental to the public
safety, health or welfare:
1. Dilapidation
2. Obsolescence
3. Deterioration
4. Presence of structures below minimum code standards
S. Illegal use of individual structures
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("EAV")
Vacant Land
There are two sets of factors that determine whether vacant land meets the requirements for
designation as a "blighted area" under the Act.The sound growth and development of the area may be
impaired by the meaningful presence and reasonable distribution of two or more of the following
factors:
A. Obsolete platting
B. Diversity of ownership
C. Tax or special assessment delinquencies
D. Deterioration of structures or site improvements in neighboring areas
E. Environmental clean-up requirements
F. Lagging or declining equalized assessed value ("EAV")
Vacant land may also qualify for designation if the sound growth of the proposed redevelopment project
area is impaired by one of the following factors:
a. Area consists of one or more unused quarries, mines or strip mine ponds
b. Area consists of unused rail yards, rail tracks or railroad rights-of-way
c. Area is subject to chronic flooding pursuant to definitions contained in the Act
d. Area consists of an unused or illegal disposal site as defined in the Act
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e. Area was designated as a town or village center prior to November 1, 1999, but not developed
for that purpose
f. Area qualified as a blighted improved area immediately prior to becoming vacant
Conservation Areas
A"conservation area" is an improved area located within the territorial limits of the municipality in
which at least 50%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
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. Lack of community planning
12. Environmental clean-up requirements
13. Lagging or declining equalized assessed value("EAV")
Industrial Park Conservation Areas
To be designated as an "industrial park conservation area"the municipality must be a "labor surplus
municipality,as defined in the Act.The property contained in the redevelopment project area must be
zoned as industrial no later than the date the TIF designation ordinances are adopted.The area must
include both vacant land suitable for use as an industrial park and a blighted area or a conservation area
contiguous to such vacant land.
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Higgins Road Corridor Study Area
The Higgins Road Corridor Study Area,shown in Figure A:Higgins Road Corridor Study Area, is
approximately 165 acres in size.The Project Area is generally bounded by Seegers Avenue on the east
and Oakton Street on the south.The north lines of properties abutting Higgins Road between Gordon
Street and approximately Seegers Avenue form the Project Area's northern boundary.The western
boundary of the Study Area is formed by Gordon Street north of Higgins Road and the west lines of
unincorporated property that is being annexed into the Village and industrial uses on the west side of
Stanley Street.
The Study Area contains a mix of vacant land and improved areas pursuant to the definitions contained
in the Act,as shown in Figure 8:Property Type.The Study Area includes approximately 90 acres of
improved property, representing 65%of the net land area of the Study Area,excluding public rights-of-
way.The Study Area includes approximately 48 acres of vacant land on two tax parcels representing
35%of the net land area.The Study Area includes approximately 27 acres of public rights-of-way. Land
uses include a mix of commercial and industrial uses,vacant and underutilized land and five single-
family residential homes located on Stanley Street south of Higgins Road,as shown in Figure C. Existing
Land Use.
The improved portion of the Study Area contains 96 tax parcels located on 95 tax lots.There is one tax
parcel within the Higgins Road right-of-way just west of Crossen Avenue where a leasehold interest is
held by a nearby property owner, according to Cook County tax records.The Illinois Department of
Transportation is identified as the owner of the underlying tax parcel.The Study Area contains 92
buildings and structures, including four structures related to Commonwealth Edison's transmission lines.
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Eligibility Analysis Overview
An analysis was undertaken to determine whether any or all of the eligibility factors 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;
S. 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 violation and fire suppression system information.
Improved Property Condition Evaluation
This section summarizes the process used for assessing improved property conditions in the Study Area.
These standards and criteria were used to evaluate the existence of dilapidation or deterioration of
buildings and structures.
Building Components Evaluated
During the field survey, buildings were examined to determine whether they were 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.
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.
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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 tuck pointing
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
Based on the evaluation of building components, buildings were classified as follows:
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.
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.
Each condition identified in the Act for establishing eligibility of an improved area for designation as a
redevelopment project area was considered. Only factors whose presence could be documented as
being meaningfully present and reasonably distributed within the Study Area were used to establish
eligibility for designation of the Study Area as a redevelopment project area under the Act.
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Presence and Distribution of Eligibility Factors
The Study Area qualifies for designation as a combination improved conservation area and blighted
vacant area under the criteria contained in the Act.The conditions present with respect to the portions
of the Study Area that consist of improved property and vacant land are described below.
Improved Property
The Study Area includes 96 tax parcels that are classified as improved property pursuant to the
definitions contained in the Act. Improved property comprises 65%of the property within the Study
Area,excluding public rights-of-way.The improved portion of the Study Area contains 92 buildings and
structures.
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The Study Area contains 68 structures identified as having been built in 1982 or earlier according to
Cook County property assessment records.Thus,the required age threshold is met with 74%of
structures being 35 years of age or older.The distribution of buildings by age is presented in Figure D:
Building Age.
Conservation Area Eligibility Factors
The presence and distribution of eligibility factors related to the qualification of the improved portion 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.
The vacant farmhouse and four outbuildings that remain on the Busse Farm homestead were only
structures identified that are deteriorated to the point where they meet the definition of being
dilapidated. Because these dilapidated buildings are located on a single tax parcel,this condition
does not meet the statutory requirement of being meaningfully present and reasonably distributed
in the Study Area.
Conclusion: Because this condition is present to a limited extent it was not used to establish
eligibility of the improved portion of the Study Area as a conservation area under the Act.
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
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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 periodically 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 upgrade properties. In the absence of
improvements made over the course of time, properties fall further and further behind current
standards and become obsolete.
Obsolete improved properties contain characteristics or deficiencies that limit their long-term sound
use or reuse.Obsolescence in improved properties is typically difficult and expensive to correct.
Obsolete building types have an adverse effect on nearby and surrounding development and detract
from the physical,functional and economic vitality of the area.
Functional obsolescence is evidenced by an overall failure to meet current zoning requirements and
characteristics such as low industrial ceiling heights,small loading docks, and loading docks in
locations that can't be accessed by large trucks,which are commonly used in contemporary
industrial operations.
One of the properties identified as obsolete, is the Village's fire station and public works facility
located on Oakton Street,just west of Lively Boulevard.Although the building is fairly new, it is
poorly located within its service area.As a result, response times exceed desired current standards.
The five residential homes located on property that is proposed for annexation are also considered
to be obsolete, in part because they are not connected to municipal water and sewer service.These
residential uses are also incompatible with the industrial character of the Elk Grove Business Park.
Economic obsolescence typically results in declining market values and the difficulty leasing space or
finding buyers for older buildings.An analysis was undertaken to document the change in assessed
value of buildings within the Study Area between the 2010 and 2016 tax years.Assessed values
rather than equalized assessed values were used in this analysis because they are a more accurate
reflection of market value.While a few properties showed increases in value during this period,the
vast majority of buildings saw a significant decline in value. Fourteen buildings had a decline in
assessed value of more than 30%over this period. Economic obsolescence was considered present
with respect to properties with a decrease in assessed value of 10%or more.The distribution of this
factor within the Study Area is presented in Figure E: Obsolescence.
Conclusion:This condition is meaningfully present reasonably distributed and was used to qualify the
Study Area for designation as a conservation area, impacting 63%of commercial and industrial
buildings.
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 may evidence deterioration,
including but not limited to surface cracking, crumbling, potholes, depressions, loose paving
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material, and weeds protruding through paved surfaces.
The vast majorities of the 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 driveways,off-street
parking lots,and loading facilities.Site deterioration impacts 82%of improved Study Area tax
parcels. Building deterioration primarily impacted secondary building components, and was more
limited,impacting approximately 27%of buildings.The distribution of this condition is presented in
Figure F:Deterioration.
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.
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 significant
extent.Structures that were documented as being below minimum code standards include those
that do not meet the Village's life safety code sprinkler requirements and buildings located on
parcels that are below the Village's minimum lot size requirements for the applicable zoning district.
Other evidence of the presence of this condition include loading docks located on front facades,
which lack setbacks that are adequate to keep vehicles from extending across the sidewalk and into
the street.The distribution of these buildings is presented in Figure G: Structures Below Minimum
Code Standards.
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,impacting 7896 of
buildings.
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.
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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.
A limited number of vacant and for sale/lease buildings were observed.These buildings represent
approximately 7%of buildings in the Study Area.While this factor is present to a limited extent,the
visibility of these vacant buildings contributes to the sense of obsolescence within the Study Area.
Conclusion:Because this condition is present to a limited extent, it was not used to qualify the
improved portion of the Study Area for designation as a conservation area under the Act.
7. 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.
S. 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.
Most properties are presently served by appropriate utilities. Exceptions include several parcels that
have not yet been developed and a cluster of single-family houses on Stanley Street,south of
Higgins Road that were developed under Cook County development standards.These houses are
not connected to Elk Grove's municipal water and sanitary sewer systems.
The water,sanitary sewer and storm water infrastructure in the improved portion of the Study Area
dates to the original development of the Elk Grove Business Park, more than 50 years ago.Some of
these utilities are antiquated and many are in need of replacement due 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,
which are discussed in the 2011 Elk Grove Village Industrial/Commercial Revitalization Plan Update.
The revitalization plan includes both short term and long-term improvements. Replacement of the
water main on Crossen Avenue and rehabilitation of sanitary sewer lines west of Lively Boulevard
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and portions of Higgins Road were identified as immediate (within five years) improvements.Storm
water detention is also a major issue within the Study Area.Additional long-term (10+years)water
and sewer improvements have also been identified.
Buildings built prior to 1972 were not required to provide on-site storm water detention.The
existing drainage system is dependent on ditches that were constructed as part of the original
business park development. Many of these ditches have deteriorated over time and no longer meet
the necessary storage capacity for the properties that they serve.
The locations of property impacted by inadequate utilities are presented in Figure H: Inadequate
Utilities. Inadequate utilities was found to impact 54%of tax parcels in the improved portion of the
Study Area.
Conclusion: This condition is meaningfully present and reasonably distributed within the Study Area.
Therefore, it was used to establish eligibility as a conservation area under the Act.
9. Excessive Land Coverage and Overcrowding of Structures and Community Facilities
As defined in the Act,"excessive land coverage and 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.
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.These buildings also exhibit inadequate
provision for loading and service. Examples of this condition include loading docks along front
facades that are so close to the front property line that trucks extend into the street.A number of
buildings have small loading docks at the rear of the buildings. Narrow drive aisles in side yards and
rear yards that do not include adequate turning radii for even relatively small panel trucks limit the
functionality of these buildings,further contributing to obsolescence and excessive land coverage.
Many industrial buildings fail to meet the minimum zoning requirements with respect to lot size,
maximum lot coverage and required setbacks.The properties impacted by this condition are shown
in Figure l:Excessive land Coverage and Overcrowding of Community Facilities.This condition
impacts 75%of improved Study Area tax parcels
Conclusion: This condition is present to a meaningful extent and reasonably distributed with respect
to improved property,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.
C-12
There are several buildings that are located on multiple tax parcels,consistent with the statutory
definition of this factor.The improved portion of the Study Area also contains parcels that do not
conform to the minimum lot size requirements of the underlying 1-1 zoning district.This condition
impacts 29%of improved tax parcels.
Conclusion:Because this condition is present to a limited extent, it was not used to qualify the
improved portion of 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. No existing environmental surveys were conducted or found that
identify sites within the Study Area as environmentally contaminated.
Conclusion: This factor was not found to be present within the Study Area.
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 more than 50 years
ago, and as a result was developed in accordance with a community plan. However, industrial
development standards were much different then than they are today.As has been described
previously, many of industrial parcels along Lively Boulevard, Crossen Avenue and Seegers Avenue
are small.Access drives located in side yards provide access to employee parking at the rear of the
lots, but in many cases are too narrow to accommodate delivery trucks. Rear yards are too shallow
to allow even small trucks to turn around or to directly access loading docks found at the rear of the
buildings. Loading docks located along front facades are generally not recessed sufficiently to
prevent trucks berthed in the loading docks from extending across sidewalks and into the street.
Large trucks often block the public street when backing into loading docks or simply park in the
street for deliveries.
The original storm water management system relied on drainage ditches rather than the storm
sewer and detention facilities that are part of contemporary industrial parks.The water and sanitary
sewer system also generally dates to the initial development of the Elk Grove Business Park.The
C-13
existing infrastructure has become increasingly substandard with respect to contemporary industrial
development standards.
Lack of community planning is also demonstrated by instances of inadequate street layout and
examples of roadway improvements that have limited access. Higgins Road is under the jurisdiction
of the Illinois Department of Transportation (IDOT). Over the years, IDOT has expanded the capacity
of the roadway and installed raised medians in certain locations.The access restrictions along
Higgins Road may impact the potential development of vacant land within the improved portion of
the Study Area.
Stanley Street provides access to 15 industrial buildings north of Oakton Street.Stanley Street in this
location is a dead end street that terminates at Gullo Avenue,a half-width street with employee
parking along one side.There is no cul-de-sac at the street end to facilitate turning movements of
cars (much less delivery trucks and other service vehicles).The street width, access drives and rear
yards are of inadequate width to accommodate large trucks or semi-trailers. From Higgins Road,
Stanley Street provides access to five single-family houses. However,these two street segments are
not connected,separating residential and industrial properties but creating problematic circulation
for all.
The conditions described above directly impact 74%of improved tax parcels and the remaining
parcels indirectly.the result is an industrial environment that does not reflect"best practice"
industrial development practices.
Conclusion: This condition was used to qualify the improved portion of the Study Area as a
conservation area under the Act because it is meaningfully present and reasonably distributed as
required by 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.
As shown in Table A:Comparative Increase in Equalized Assessed Value(EAV),the EAV of the Study
Area declined in four of the last five years.The EAV of the Study Area has also been less than the
increase in the Consumer Price Index(CPI)for All Urban Consumers in four of the last five years.
Finally,the EAV of the Study Area either lagged growth in the remainder of the Village or decreased
by a larger percentage than the Village in four of the last five years.Thus, each of the necessary
standards for establishing the presence of this factor has been met,only one of which is required.
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Table A: Comparative Increase in Equalized Assessed Value(EAV)
2016 EAV 2015 EAV 2014 EAV 2013 EAV 2012 EAV
All Study Area PINs $26,280,325 $24,977,928 $26,868,200 $27,413,304 $29,874,514
%Change from Prior o o a o 0
5.2/o -7. /o 0 -2. /o 0 -8.2/o -9. /o
7
Year
Elk Grove Village, $1,861,003,301 $1,670,026,742 $1,697,169,928 $1,665,501,454 $1,911,210,185
Excluding Study Area
%Change from Prior o 0 o a o
11.4/o -1.6/0 1. /o 9 -12. /o 9 -8. /o
2
Year
CPI%Calendar Year o 0.1% 1.6%T 1.5%
1.3/" 2.1%
Change from Prior Year
Source:Cook County Clerk,U.S.Bureau of Labor Statistics
Conclusion: This factor was used to qualify the Study Area as a conservation area under the Act.
VACANT LAN D
Two tax parcels are classified as vacant land.Vacant land may qualify as a blighted area if two of the six
eligibility factors discussed below are found to be present in the Study Area,or if any one of several
other conditions exists.The two vacant tax parcels within the Study Area meet the criteria required for
designation as a "vacant blighted area" as set forth in the Act, because they are impacted by three of
these conditions.
A. Obsolete Platting
This factor is present when the platting of vacant land results in parcels of limited or narrow size or
configuration of parcels in irregular size or shape that would be difficult to develop on a planned
basis, in a manner compatible with contemporary standards and requirements.Obsolete platting is
also evident where there is a failure to create rights-of-way for streets or alleys or where public
rights-of-way are of inadequate widths,or easements for public utilities have not been provided.
The vacant land cannot be developed on a planned basis without consolidation and resubdivision of
land into appropriate development sites with appropriate Higgins Road access. New streets and
utility easements will be required to facilitate the development of the vacant land in the Study Area.
The vacant land must be subdivided in order to create sites that meet contemporary industrial
development standards.
Conclusion: This factor is meaningfully present and reasonably distributed within the Study Area
affecting both vacant tax parcels.
B. Diversity of Ownership
This factor is present when the number of owners of the vacant land is sufficient in number to
retard or impede the assembly of land for development.
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Conclusion: This factor is not present within the Study Area,since the vacant land is under common
ownership.
C. Tax and Special Assessment Delinquencies
This factor exists when tax or special assessment delinquencies exist or the vacant land has been the
subject of tax sales under the property tax code within the last five years.
Conclusion: This factor was not found to be present within the Study Area.
D. Deterioration of Structures or Site Improvements in Neighboring Areas Adjacent to the Vacant
Land
Deterioration of structures or site improvements in neighboring areas adjacent to the vacant land
has been previously discussed.The improved part of the Study Area is adjacent to the vacant
portion of the Study Area.As described previously in this report, deterioration is present with
respect to 82%of improved tax parcels.
Conclusion:Deterioration of structures or site improvements in neighboring areas adjacent to the
vacant area impacts is meaningfully present and reasonably distributed impacting the two tax
parcels classified as vacant land.
E. Environmental Clean-Up
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.
Conclusion: This condition was not found to be present with respect to vacant land within the Study
Area.
F. Lagging or Declining EAV
As defined in the Act,a "declining or lagging equalized assessed valuation" means that the total
equalized assessed value of the proposed redevelopment project area has declined for three of the
last five calendar years prior to the year in which the redevelopment project is designated or is
increasing at an annual rate that is less than the balance of the municipality for three of the last five
calendar years for which information is available or is increasing at an annual rate that is less than
the Consumer Price Index for All Urban Consumers published by the United States Department of
Labor or successor agency for three of the last five calendar years prior to the year in which the
redevelopment project area is designated.
The Act specifies that this factor be applied to the Study Area as a whole and does not differentiate
between vacant land and improved property.As shown in Table A:Comparative Increase in
Equalized Assessed Value(EAV), the year over year EAV change for the Study Area meets the
necessary eligibility threshold established by the Act.
C-16
Conclusion: This factor was used to qualify the Study Area as a blighted vacant area under the Act.
Conclusion
On the basis of the above review of current conditions,the improved portion of 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 seven conservation area eligibility factors that are meaningfully present and reasonably
distributed within the Study Area,as determined in the individual analysis of each eligibility factor.
Three other eligibility factors were found to be present to a more limited extent.The prevalence of the
applicable conservation area eligibility factors are summarized in Table B:Conservation Area Eligibility
Factor Summary. Maps documenting building age and the distribution of the eligibility factors discussed
above and used to establish eligibility for designation as a redevelopment project area are presented on
the following pages.
Table B: Conservation Area Eligibility Factor Summary
Present to a Present to a
Conservation Area Eligibility Factors Major Extent Limited Extent
(At least three factors must be meaningfully present and reasonably distributed)
1 Dilapidation
2 Obsolescence d
3 Deterioration d
4 Presence of structures below minimum code standards d
5 Illegal use of structures
6 Excessive vacancies
7 Lack of ventilation,light or sanitary facilities
8 Inadequate Utilities d
9 Excessive land coverage or overcrowding of community facilities d
10 Deleterious land use or layout d
11 Lack of community planning
12 Environmental clean-up requirements
13 Lagging or declining equalized assessed valuation d
Vacant land qualifies for designation as a blighted vacant area due to the meaningful presence and
reasonable distribution of three of six conditions defined in the Act, as shown in Table C. Blighted
Vacant Area Eligibility Factor Summary. Under this set of eligibility factors the presence of two
conditions is required.
C-17
Table C: Blighted Vacant Area Eligibility Factor Summary
Present to a Present to a
Eligibility Factors Applicable to Vacant Land Major Extent Limited Extent
(At least two factors must be meaningfully present and reasonably distributed)
A Obsolete platting V
B Diversity of ownership
C Tax and special assessment delinquencies
D Deterioration of structures or site improvements in areas adjacent to d
vacant land
E Environmental clean-up requirements
F Lagging or declining equalized assessed valuation d
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TIF Bountlary
ALL PARCELS
Figure A: Study Area 0.Wes
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Elk Grove Village I Higgins Road Corridor TIF Study Camiros
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Figure B: Property Typea _ 0.��s
Elk Grove Village I Higgins Road Corridor TIF Study I Camiros
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Figure C: Existing Land Use
0.4
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IF&Grove Village I Higgins Road Corridor TIF Study I Camiros
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Elk Grove Village ', Higgins Road Corridor 7!F Study i Camiros
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Figure E: Obsolescence 0.4
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Elk Grove Village I Htgg'ns Road Corridor TIF Study Camiros
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Figure F: Deterioration 0.4
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Elk Grove Village I Higgins Road Corridor 71F Study I Camiros
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Elk Grove Village I Higgins Road Corridor TIF Study i Camiros
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0.4
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Elk Grove Village I Higgins Road Corridor TIF Study I Camiros
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Overcrowding of Community Facilities I
Elk Grove Village I Higgins Road Corridor TIF Study I Camiros
C-27
APPENDIX D
HIGGINS ROAD CORRIDOR TIF
REDEVELOPMENT PROJECT AREA
INITIAL EQUALIZED ASSESSED VALUE BY PIN
# 2016 PIN 2016 EAV # 2016 PIN 2016 EAV
1 08-21-401-010-0000 $329,354 39 08-22-304-006-0000 $45,641
2 08-21-401-027-0000 $738,413 40 08-22-400-044-0000 $127,862
3 08-22-300-006-0000 $1,877,056 41 08-22-400-045-0000 $439,612
4 08-22-300-009-0000 $480,513 42 08-22-400-046-0000 $511,584
5 08-22-300-012-0000 $655,638 43 08-22-400-047-0000 $68,799
6 08-22-300-031-0000 $376,495 44 08-22-400-049-0000 $537,937
7 08-22-300-044-0000 $0 45 08-22-400-054-8001 $0
8 08-22-300-059-0000 $337,474 46 08-22-400-054-8002 $891
9 08-22-301-009-0000 $280,320 47 08-22-400-055-0000 $37,468
10 08-22-301-029-0000 $950,801 48 08-22-400-064-0000 $434,863
11 08-22-301-031-0000 $490,560 49 08-22-402-007-0000 $220,163
12 08-22-301-065-0000 $297,722 50 08-22-402-008-0000 $177,703
13 08-22-301-067-0000 $682,540 51 08-22-402-009-0000 $339,482
14 08-22-302-002-0000 $6,238 52 08-22-402-010-0000 $147,401
15 08-22-302-003-0000 $265,704 53 08-22-402-015-0000 $522,065
16 08-22-302-005-0000 $69,769 54 08-22-402-016-0000 $209,438
17 08-22-302-012-0000 $360,912 55 08-22-402-017-0000 $192,720
18 08-22-302-016-0000 $248,624 56 08-22-402-018-0000 $96,542
19 08-22-302-017-0000 $248,624 57 08-22-402-019-0000 $181,479
20 08-22-302-018-0000 $248,624 58 08-22-402-020-0000 $210,240
21 08-22-302-019-0000 $327,927 59 08-22-402-021-0000 $182,208
22 08-22-302-020-0000 $208,348 60 08-22-402-038-0000 $219,561
23 08-22-302-021-0000 $86,599 61 08-22-402-039-0000 $138,041
24 08-22-302-022-0000 $74,075 62 08-22-402-040-0000 $382,466
25 08-22-302-023-0000 $126,867 63 08-22-402-041-0000 $242,993
26 08-22-302-024-0000 $220,752 64 08-22-402-042-0000 $212,979
27 08-22-302-025-0000 $130,413 65 08-22-402-043-0000 $394,253
28 08-22-302-026-0000 $196,297 66 08-22-402-044-0000 $198,677
29 08-22-302-027-0000 $169,832 67 08-22-402-046-0000 $383,851
30 08-22-302-028-0000 $502,569 68 08-22-402-047-0000 $315,727
31 08-22-303-002-0000 $4,808 69 08-22-402-048-0000 $143,302
32 08-22-303-008-0000 $0 70 08-22-402-049-0000 $399,456
33 08-22-303-009-0000 $4,995 71 08-22-402-050-0000 $414,874
34 08-22-304-001-0000 $24,576 72 08-22-402-051-0000 $481,800
35 08-22-304-002-0000 $62,850 73 08-22-402-052-0000 $595,680
36 08-22-304-003-0000 $81,055 74 08-22-402-054-0000 $25,543
37 08-22-304-004-0000 $37,080 75 08-22-402-055-0000 $322,368
38 08-22-304-005-0000 $128,885 76 08-22-402-056-0000 $273,312
D-1
# 2016 PIN 2016 EAV
77 08-22-402-057-0000 $0
78 08-22-402-058-0000 $273,088
79 08-22-402-060-0000 $268,911
80 08-22-402-061-0000 $290,832
81 08-22-402-064-0000 $381,437
82 08-22-402-065-0000 $188,302
83 08-22-402-067-0000 $150,950
84 08-22-402-068-0000 $332,880
85 08-22-402-069-0000 $170,322
86 08-22-402-070-0000 $385,440
87 08-22-402-071-0000 $178,272
88 08-22-402-072-0000 $78,394
89 08-22-402-073-0000 $313,081
90 08-22-402-074-0000 $330,508
91 08-22-402-075-0000 $148,570
92 08-22-402-079-0000 $151
93 08-22-402-081-0000 $553,366
94 08-22-402-082-0000 $2,453
95 08-22-402-083-0000 $26,249
96 08-22-402-084-0000 $727,781
97 08-22-402-08S-0000 $135,762
98 08-22-402-086-0000 $181,286
Total $26,280,325
D-2
EXHIBIT B-STREET LOCATION
The Area contains 85 acres. The street location of the Area is:
The Project Area is generally bounded by Seegers Avenue on the east and Oakton Street on the
south. The north lines of properties abutting Higgins Road between Gordon Street and
approximately Seegers Avenue form the Project Area's northern boundary. The western
boundary of the Study Area is formed by Gordon Street north of Higgins Road and the west lines
of unincorporated property that is being annexed into the Village and industrial uses on the west
side of Stanley Street.
-2-
EXHIBIT C—MAP
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Figure A: Study Area
E&Crove vitlaga 'i :+djgms 1?a-ad Cc"idcr TIP C-M�Y i Camrmxs
7/512017