O-37-05 Ord Adopting TIF Plan & Project Canal District 1(1)
ORDINANCE NO.jL7j ')-06
AN ORDINANCE ADOPTING AND APPROVING THE
DOWNTOWN CANAL DISTRICT I REDEVELOPMENT
PLAN AND PROJECT OF THE VILLAGE OF LEMONT,
ILLINOIS, FOR THE PROPOSED REDEVELOPMENT
PROJECT AREA
WHEREAS, the Village of Lemont, Illinois (the "Municipality "), acting through
its President and Board of Trustees (the "Corporate Authorities ") and other officers and ,
representatives, has duly noticed, held and conducted all proceedings, including the required
public meeting, public hearing and joint review board actions, preliminary to the designation of
the "Downtown Canal District I Redevelopment Project Area" (the "Redevelopment Project
Area "), the approval of the "Downtown Canal District I Redevelopment Plan and Project" (the
"Redevelopment Plan," including the related redevelopment project, the "Redevelopment
Project ") and the adoption of tax increment financing to finance the Redevelopment Plan and
the Redevelopment Project, all under and pursuant to the Tax Increment Allocation
Redevelopment Act (65 ILCS 5/11- 74.4 -1 et seq., as supplemented and amended (the "TIF
Act ")).
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND
BOARD OF TRUSTEES OF THE VILLAGE OF LEMONT, ILLINOIS, as follows:
Section 1. Under the TIF Act the Municipality, hereby adopts and approves the
Redevelopment Plan and the Redevelopment Project for the Redevelopment Project Area.
Section 2. The Redevelopment Plan shall be in the form presented to the
Corporate Authorities at the time this ordinance is adopted. The Redevelopment Plan as so
adopted and approved shall be on file with the Village Clerk's records with this ordinance (but
any failure to so file it shall not abrogate, diminish or impair its effect).
Section 3. The Municipality by its President and Board of Trustees hereby
certifies, finds and determines that (i) less than 10 displacements with respect to inhabited
residential units are to occur (ii) there are fewer than 74 inhabited residential units within the
Redevelopment Project Area.
Section 4. The Village Clerk shall file a certified copy of this ordinance with the
County Clerk of Cook, DuPage and Will Counties, Illinois, together with (i) the description of
the Redevelopment Project Area, (ii) a map of the Redevelopment Project Area, and (iii) a list of
each parcel or tax identification number of each parcel in the Redevelopment Project Area. Such
County Clerk shall use the year 2004 in determining the total initial equalized assessed value of
the Redevelopment Project Area under Section 11- 74.4 -9 of the TIF Act.
Upon motion by .Stpiteloh , seconded by Cc, /e 3
adopted this ,/ 8 day of , / / , 2005 by roll call vote, as follows:
Voting "Aye" (names):
Voting "Nay" (names):
Absent (names):
ATTEST:
"'1.4.r ene M. Smollen, Village Clerk
Recorded in the Municipality's Records on
Approved this /8 day of {; / , 2005
iazza, Vi lage
, 2005.
sident
STATE OF ILLINOIS
COUNTY OF COOK
VILLAGE OF LEMONT
) SS.
CERTIFICATION OF ORDINANCE
I, Charlene M. Smollen, do hereby certify that I am the duly selected, qualified and
acting Village Clerk of the Village of Lemont, Cook, DuPage and Will Counties, Illinois (the
"Municipality "), and as such official I am the keeper of the records and files of the Municipality and
of its President and Board of Trustees (the "Corporate Authorities ").
I do further certify that the attached ordinance constitutes a full, true and correct
excerpt from the proceedings of the Municipality's Corporate Authorities held on GleS7
2005, insofar as same relates to the adoption of Ordinance No. G -37- 05 entitled:
AN ORDINANCE ADOPTING AND APPROVING THE DOWNTOWN
CANAL DISTRICT I REDEVELOPMENT PLAN AND PROJECT OF
THE VILLAGE OF LEMONT, ILLINOIS, FOR THE PROPOSED
DOWNTOWN C ANAL DISTRICT I REDEVELOPMENT PROJECT
AREA,
a true, correct and complete copy of which ordinance as adopted at such meeting appears in the
minutes of such meeting and is hereto attached. Such ordinance was adopted and approved on the
date thereon set forth by not less than a affirmative vote of a majority of the Corporate Authorities
and approved by the Village President on the date indicated thereon.
I do further certify that the deliberations of the Corporate Authorities on the adoption
of the above ordinance were taken openly, that the vote on the adoption of such ordinance was taken
openly and was preceded by a public recital of the nature of the matter being considered and such
other information as would inform the public of the business being conducted, that such meeting was
held at a specified time and place convenient to the public, that notice of such meeting was duly
given to all of the news media requesting such notice, that such meeting was called and held in strict
compliance with the provisions of the Illinois Municipal Code, as amended, and that the Corporate
Authorities have complied with all of the applicable provisions of such laws and such Code and their
procedural rules in the adoption of such ordinance.
IN WITNESS WHEREOF, I hereunto affix my official signature and the seal of the
Village of Lemont, Illinois, this /$ day of 6 , 2005.
(SEAL)
Village Clerk
Tax Increment Finance
Village of Lemont, Illinois
Downtown Canal District One
Redevelopment Project Area No. 2
Redevelopment Plan and Project
A Conservation Area
January, 2005
EHLERS
& ASSOCIATES INC
1001 E. Chicago Ave. Suite 135
Naperville, IL 60540
630.355.6100
www.ehlers-inc.com
Table of Contents
I. Introduction
Discussion of TIF 1
The Village of Lemont 2
Summary of Village's Problems 3
Tax Increment Financing 3
The Redevelopment Project Area of the Village of Lemont 4
The Village of Lemont Tax Increment Redevelopment Plan and Project
Area 5
II. Redevelopment Project Area Eligibility Conditions
Surveys and Analyses Conducted 8
III. Redevelopment Plan
Redevelopment Plan Goals 9
Redevelopment Plan Objectives 9
Redevelopment Program 11
Redevelopment Policies 13
Redevelopment Implementation Strategies 14
IV. Redevelopment Project Costs 15
V. Redevelopment Program Certifications 18
VI. Provisions for Amending the Redevelopment Plan 27
Tables
Table 1: TIF Base / Five -Year EAV
Table 2: Projected EAV and Tax Increment in Redevelopment Project
Area
Attachments
Attachment 1: Legal Description
Attachment 2: Map
Attachment 3: Village of Lemont, Downtown Canal District No. 1
Redevelopment Project Area No.2, Eligibility Report
I. INTRODUCTION
A. Discussion of TIF
Under the Tax Increment Allocation Redevelopment Act (65 ILCS 5/11- 74.4 -1 et seq., as
supplemented and amended, the ( "Act"), the Village of Lemont, Illinois (the "Village ")
anticipates designating the Lemont Downtown Canal District No. 1, Redevelopment Project
Area No. 2 as a "redevelopment project area "(the "Redevelopment Project Area ") under
the Act, prior to which the Village shall have adopted and approved this "Tax Increment
Finance Redevelopment Plan and Redevelopment Project" as a "redevelopment plan"
(the "Redevelopment Plan ") and "redevelopment project" (the "Redevelopment Project ")
and the use of tax increment finance ( "TIF ") in connection with the payment of qualifying
"redevelopment project costs ", (the "Redevelopment Project Costs ") under the Act and
implementation of this Redevelopment Plan and Redevelopment Project Area in twenty -
three years, but with the receipt of the 23rd year of incremental taxes in the 24th year.
As part of a strategy to encourage managed growth, deter future deterioration, encourage
preservation and redevelopment, and stimulate private investment in the Redevelopment
Project Area, the Village engaged Ehlers and Associates, Inc. as its "TIF Consultant" (the
"Consultant ") to investigate whether the Redevelopment Project Area qualifies under the
Act as a "conservation redevelopment project area," a "blighted redevelopment project area,"
or a combination thereof and/or an "industrial conservation area ".
The Redevelopment Project Area is as follows:
The Redevelopment Project Area is as follow: The Redevelopment Project Area begins at
the intersection of the Sanitary Drainage and Ship Canal and the northeast corner of Stephen
Street. It then turns south running along the east right of way of Stephen Street to the
intersection of the A.T. & SF. Railroad. It then turns northeast and follows the railroad right
of way again intersects with Stephen Street. It then follows Stephen Street south to a line
with the southeast corner of 110 Stephen Street. It proceeds northwest along lot line of 106
Stephen Street to the northeast corner of 305 Canal Street. At 305 Canal Street it turns south
and follows the east lot line of 305 Canal Street to the south side of Lawrence Street. It then
turns west and runs on a line with the northeast lot line of 225 Canal Street. It turns south
and runs to a line with the north side of Main Street, the right of way of the G.M. & 0.
Railroad. It turns west and runs to the southeast intersection of State and New Avenue
moving to the southeast corner of New Avenue. It follows the south right of way of New
Avenue to a line with the southwest side railroad right of way. It next turns north and then
continuing north across the I &M Canal to the south right of way of the A.T. & SF. Railroad.
It runs east to a line with the southwest corner of 51. W. New Avenue. It next turns north
and runs along this lot line crossing Industrial Park Drive to the south right of way of the
Sanitary Drainage & Ship Canal to the beginning.
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B. The Village of Lemont
The Village of Lemont was settled in 1836, and incorporated in 1873. The
Village, with a population of 13,100 residents, is nestled among the bluffs of the
Des Plaines River Valley. Chicagoland area. It is approximately 25 miles west of
the City of Chicago
As one of the oldest communities in northeastern Illinois, Lemont's history
originated with the construction of the Illinois and Michigan Canal, which linked
the Mississippi River and the Great Lakes. Subsequent economic development in
the area included quarrying, railroad and canal employment.
Today, the Village of Lemont's largest employer is Argonne National
Laboratory.
A Mayor and a Board of six Trustees govern the Village of Lemont.
The Village provides water and sewer utility services. The Village has six
departments as follows: Building, Economic Development, Planning,
Engineering, Police and Public Works. A Village Administrator oversees the
daily operations of the Village.
The Lemont Fire Protection District provides fire protection. Northern Illinois
Gas provides gas supply and Commonwealth Edison provides electricity to the
Village. SBC provides local phone services and a number of carriers provide
long distance and internet services.
The Lemont Park District provides recreational services. Lemont has two
nationally recognized golf facilities. These are Cog Hill and Ruffled Feathers
golf courses. Lemont is also part of the I & M Canal National Heritage Corridor.
There are both parochial and private schools providing educational services to
the Village from pre school through high school. The following colleges and
universities are within ten miles of the Village Benedictine, Keller Graduate,
Lewis, Robert Morris, Trinity Christian, North Central, and Saint Francis. Joliet
Jr., DuPage, and Moraine Valley serve as community colleges for the Village. In
addition, Lemont residents have easy access to all of the public Colleges and
Universities in the Chicago region.
The Metra Heritage Corridor commuter line links the community with downtown
Chicago. In addition the Village has easy access to 1-55, 1-355, and I -294. Major
arterials include Archer Avenue (IL Rt.171), Lemont Road, and Il Rt. 83. Lewis
University Airport is the closest general aviation airport. Midway and O'Hare
airports provide commercial aviation services.
The Village has numerous railways that cross the Village. It does not have
Amtrak services.
The Village has water access through the Chicago Sanitary and Ship Canal.
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B. Summary of Village's Problems
The Village of Lemont has a number of positive attributes and good geographic location to
support ongoing development of the community. Unfortunately, these positive conditions
have not transferred to the downtown area. Previously part of this area was developed with a
Tax Increment Financing District. Infrastructure improvements were made and a senior
citizens housing complex was developed. Some redevelopment has also occurred in this
redevelopment project area.
However, problems remain in the downtown area. These problems are typical of older
downtown communities. These include obsolescence, deterioration, and excessive coverage
of land, environmental problems, vacancies, and lack of community planning.
In addition, the downtown area adjoins the Chicago Sanitary and Ship Canal and the I & M
Canal. This has created access problems to part of the downtown. Another access problem
is that railroads and railroad rights of rights of way bisect the downtown area.
Finally, much of the downtown area is used for parking. These parking lots need to be
replaced with a parking structure and the downtown needs to be redeveloped in a holistic
fashion.
These problems are documented in Attachment 3, Eligiblity Report attached to the
Redevelopment Plan and Project.
The downtown portion of the Village is located in Cook County. Cook County's assessment
practices place communities at a disadvantage to other counties in the state for commercial
development. These physical problems are complicated by the Cook County assessment
practice that differs from the remainder of the state and makes development less attractive.
To deal with these problems the community has elected to create the Downtown Canal
District 1, Redevelopment Project Area 2. This new Redevelopment Project Area will be
composed of additional problem areas in the downtown as well as select parcels that will be
deleted from the existing TIF.
D. Tax Increment Financing
In January 1977, the Illinois General Assembly passed the initial version of the present Tax
Increment Allocation Redevelopment Act (the "Act "). This legislation was the initial
authorization of "tax increment financing," (TIF) in Illinois. The General Assembly
amended the Act and it is now in 65 ILCS 5/11- 74.4 -1 et seq. The Act provides a means for
municipalities, after the approval of a Redevelopment Plan and Project, designation of the
Redevelopment Project Area and adoption of tax increment finance, to redevelop blighted,
conservation, or industrial park conservation redevelopment project areas and to finance
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"Redevelopment Project Costs" ( "Redevelopment Project Costs ") with "incremental
property tax revenues" ( "Incremental Property Taxes "). Incremental Property Taxes are
derived from the increase in the current equalized assessed valuation (EAV) of real property
within the Redevelopment Project Area over and above the "Initial EAV" ( "Initial EAV ")
of the real property. Any increase in EAV is then multiplied by the current tax rate, which
results in Incremental Property Taxes.
The Act defines a number of eligible items that may be Redevelopment Project Costs under
the Act. Incremental Property Taxes may pay for many of these Redevelopment Project
Costs. In addition, a municipality may pledge as payment additional revenues including
revenues from the Redevelopment Project, municipal property taxes or other non -
designated revenue sources, bonds backed by the general obligation of the municipality or
payable solely by Incremental Property Taxes.
Tax increment financing does not generate tax revenues by increasing tax rates, but rather
through the temporary capture of new tax revenues generated by the increase in the EAV
over the Initial EAV. This increased EAV of properties results from a municipality's
redevelopment program, improvements and activities, various development and
redevelopment activities, and the reassessment of properties. Under the Act, all taxing
districts continue to receive property taxes levied on the Initial EAV of properties within the
Redevelopment Project Area. Additionally, taxing districts can receive distributions of
Incremental Property Taxes designated by the Village as "surplus" ( "Surplus ") under the
Act. This occurs when taxes received exceed principal and interest obligations for that year
and expected Redevelopment Project expenditures necessary to implement the
Redevelopment Plan. Taxing districts also benefit from the increased property tax base
after Redevelopment Project Costs and obligations are paid.
E. The Redevelopment Project Area of the Village of Lemont
At the request of the Village, the TIF Consultant surveyed the area identified by the Village
and referred to as the Village of Lemont Downtown Canal District No.1, Redevelopment
Project Area No. 2 to document any blighting or conservation area factors that may exist
within the Redevelopment Project Area. The TIF Consultant documented these factors in
an analysis entitled the "Village of Lemont Downtown Canal District No. 1, Redevelopment
Project Area No. 2 Eligibility Report, December 2004" (the "Eligibility Report "), in
Attachment 3 to this Redevelopment Plan. The Redevelopment Project Area and its
existing conditions are briefly described below. For greater detail on these factors, refer to
the Eligibility Report, which is Attachment 3 of this document.
The Redevelopment Project Area contains approximately 112 acres. A generic description
of the boundaries of the Redevelopment Project Area is as follows:
The Redevelopment Project Area begins at the intersection of the Sanitary Drainage and
Ship Canal and the northeast corner of Stephen Street. It then turns south running along the
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east right of way of Stephen Street to the intersection of the A.T. & SF. Railroad. It then
turns northeast and follows the railroad right of way again intersects with Stephen Street. It
then follows Stephen Street south to a line with the southeast corner of 110 Stephen Street. It
proceeds northwest along lot line of 106 Stephen Street to the northeast corner of 305 Canal
Street. At 305 Canal Street it turns south and follows the east lot line of 305 Canal Street to
the south side of Lawrence Street. It then turns west and runs on a line with the northeast lot
line of 225 Canal Street. It turns south and runs to a line with the north side of Main Street,
the right of way of the G.M. & O. Railroad. It turns west and runs to the southeast
intersection of State and New Avenue moving to the southeast corner of New Avenue. It
follows the south right of way of New Avenue to a line with the southwest side railroad right
of way. It next turns north and then continuing north across the I &M Canal to the south right
of way of the A.T. & SF. Railroad. It runs east to a line with the southwest corner of 51. W.
New Avenue. It next turns north and runs along this lot line crossing Industrial Park Drive to
the south right of way of the Sanitary Drainage & Ship Canal to the beginning.
The Redevelopment Project Area within this boundary is commercial and industrial in
characteristic. The Redevelopment Project Area borders the Chicago Sanitary and Ship
Canal which has resulted difficulty in access and the development of some incompatible land
uses.
There are many small retail facilities, a number of businesses, a number of government
buildings, a few industrial buildings, the I & M Canal, a Metra station, a number of parking
lots and railroads and railroad rights of way.
There are vacancies and deterioration among many of the buildings. There are a number of
vacant lots scattered throughout the Redevelopment Project Area. There are environmental
problems in the area. The area includes Metropolitan Water Reclamation District land that
has had leasing restrictions.
Much of the Redevelopment Project Area suffers from an overall lack of planning, as
evidenced by the inappropriate size and shape of parcels for contemporary development and
the existence of incompatible land -uses. Obsolete buildings and platting, deterioration of
structures, excessive vacancies, and deleterious land use characterize the Redevelopment
Project Area.
F. The Village of Lemont Tax Increment Redevelopment Plan and Project Area
The Redevelopment Project Area as a whole has not been subject to growth and
development through private investment. Furthermore, it is not reasonable to expect that the
Redevelopment Project Area as a whole will be redeveloped on a comprehensive and
coordinated basis without the use of TIF.
This Redevelopment Plan has been prepared in accordance with the provisions of the Act.
This Redevelopment Plan is intended to guide improvements and activities within the
Redevelopment Project Area in order to stimulate private investment in the
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Redevelopment Project Area. The goal of the Village, through the implementation of this
Redevelopment Plan, is that the entire Redevelopment Project Area be revitalized to the
extent possible on a comprehensive and planned basis. For this to occur, the Village must
foster private investment and rehabilitation of the Redevelopment Project Area.
In order for future redevelopment successes to occur, cooperation is necessary between the
private sector and the Village and the Redevelopment Project Area is a means of
implementing such cooperation. By means of public investment, the Redevelopment Project
Area will become a stable environment that will attract additional private investment. With
this as a sound financial base, the Village will be better able to provide adequate services for
its citizens and increase the viability of the Village.
This Redevelopment Plan specifically describes the Redevelopment Project Area and sets
forth the factors that qualify the Redevelopment Project Area for designation as a
Redevelopment Project Area as defined in the Act.
Attachment 1 is the legal description and Attachment 2 is the map depicting the boundaries
of the Redevelopment Project Area.
Successful implementation of the Redevelopment Plan requires that the Village utilize
Incremental Property Taxes in accordance with the Act and work cooperatively with the
private sector and local governmental agencies. The Village will use Incremental Property
Taxes to stimulate the comprehensive and coordinated development of the Redevelopment
Project Area. Only through the implementation of Redevelopment Project Costs allowed
under the Act would the Redevelopment Project Area develop on a comprehensive and
coordinated basis, thereby reducing the factors, which have precluded substantial
development of the Redevelopment Project Area by the private sector. Left on its own, the
Redevelopment Project Area, without costs authorized by the Act, will continue to
experience deterioration that will lead to blight conditions.
The use of Incremental Property Taxes by the Village will permit the Village to direct and
coordinate public and private improvements and activities to stimulate private investments
on a comprehensive basis. These improvements, activities, and investments will benefit the
Village, its residents, and all local governments serving the Redevelopment Project Area.
The anticipated benefits include:
• A strengthened sales tax base for the Village;
• An improved balance between property and sales tax for the Village;
• A strengthened property tax base for all governments;
• Reductions of problem conditions in the Redevelopment Project Area as well as
general physical improvement and upgrading of properties;
• The enhancement of a commercial corridor which serves the needs of residents and
visitors to the Village;
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• The enhanced landscaping and visual appearance of the Village;
• Increased job opportunity;
• The stabilization of a portion of the community;
• Increased housing opportunities in the Village;
• Better utilization of property in the downtown area.
The following is a summary of the key recommendations for the Redevelopment Project
Area to achieve the above benefits:
Additional businesses and residential housing should be sought and assisted in locating in the
Redevelopment Project Area. To accomplish redevelopment on a comprehensive basis
within the Redevelopment Project Area, the following steps should be taken:
1) Coordinate design within the Redevelopment Project Area;
2) Repair, remodel, or replace obsolete and some deteriorating structures;
3) Improve existing public facilities;
4) Revitalize, replace, or redevelop parking facilities including a parking structure;
5) Maximize and improve access;
6) Relocate affected businesses;
7) Provide for new or rebuilt public infrastructure, facilities and improvements to
maximize the development;
8) Assist redevelopment objectives in any adjacent Redevelopment Project Area;
9) Undertake a landscaping plan;
10) Finance redevelopment objectives undertaken in the Redevelopment Project Area;
11) Acquire real estate and personal property, including for disposition at up to 100%
write -down for public and/or private development activities;
12) Provide financing assistance and interest subsidy for public and private development
activities;
13) Improve infrastructure to deal with existing utility problems including chronic
flooding.
14) Provide for EPA clean up of affected areas
15) View redevelopment in a holistic fashion.
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II. REDEVELOPMENT PROJECT AREA ELIGIBILITY CONDITIONS
The Redevelopment Project Area's Blighted and Conservation conditions documented in this
section are based on surveys and analyses conducted by the TIF Consultant. As set forth in the
Act, the Redevelopment Project Area qualifies as a "conservation area."
The following conditions qualify the Redevelopment Project Area in its developed portion:
• Of the thirteen factors listed in the Act for ascertainment of blight conditions in
Redevelopment Project Areas, four are significantly present in the Redevelopment
Project Area.
• The factors present are reasonably distributed throughout the Redevelopment Project
Area.
• All developed territory within the Redevelopment Project Area show the presence of
these factors.
• 50% or more of the structures are 35 years or older. (50 %)
As previously noted, the detailed analysis concerning the definition, application and extent of the
blight factors in the Redevelopment Project Area is found in Attachment 3, Eligibility Report,
of this Redevelopment Plan.
Surveys and Analyses Conducted
The conditions summarized above are based upon surveys and analyses conducted by the TIF
Consultant. The surveys and analyses conducted include:
1) An exterior survey of the condition and use of each building;
2) Field survey of environmental conditions covering streets, sidewalks, lighting, traffic,
parking facilities, landscaping, fences and walls, and general property maintenance;
3) Analysis of existing uses and their relationships;
4) Analysis of tax maps to ascertain platting;
5) Analysis of vacant sites; and
6) Review of previously prepared plans, studies and data;
7) Cook County Tax and Assessment information;
8) Review of IEPA and USEPA sites containing environmental data.
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III. REDEVELOPMENT PLAN
A. Redevelopment Plan Goals
Listed below are the general goals of this Redevelopment Plan. These goals provide the
overall framework for guiding decisions during the implementation of this Redevelopment
Plan.
1) An improved quality of life in the Redevelopment Project Area and the Village by
the reduction of physical and economic deterioration and obsolescence within the
Redevelopment Project Area.
2) An environment within the Redevelopment Project Area will contribute more
positively to the health, safety and general welfare of the Village, and preserve or
enhance the value of properties in and adjacent to Redevelopment Project Area.
3) A diversified and increased tax base for the Village and an increased property tax
base for other local governments having jurisdiction overlapping the
Redevelopment Project Area.
4) Strengthen and diversify the economy of the Village and the larger community.
5) Encourage sound economic development in the Redevelopment Project Area,
thereby creating employment opportunities within the community.
6) Improve living conditions within the Village.
B. Redevelopment Han Objectives
Listed below are objectives of this Redevelopment Plan, which guide planning decisions to
achieve the goals and objectives contained in this Redevelopment Plan.
1) Reduce or eliminate those conditions that qualify the Redevelopment Project Area
. as a "blighted area." Attachment 3 describes these conditions.
2) Encourage a high - quality appearance of buildings, rights -of -way, and open spaces
and encourage high standards of design.
3) Strengthen the economic well -being of the Redevelopment Project Area and the
Village by increasing business activity, tax base, and job opportunities.
4) Assemble land into parcels of sufficient shape and size for disposition and
redevelopment in accordance with this Redevelopment Plan and contemporary
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development needs and standards.
5) Stimulate private investment in appropriate new construction and rehabilitation.
6) Achieve attractive development with a complementary mix of uses within the
Redevelopment Project Area.
7) Provide needed public improvements or facilities in proper relationship to the
projected demand for such facilities and in accordance with present -day design
standards for such facilities. This includes improved access and bikeways.
8) Provide needed incentives to encourage a broad range of improvements.
9) Improve the visual attractiveness of the Village by landscaping, street furniture,
renovation and removal of buildings and screening of unattractive uses.
10) Increase housing opportunities within the Village.
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C. Redevelopment Program
The Village proposes to achieve its redevelopment goals and objectives for the
Redevelopment Project Area through public financing techniques including, but not limited
to, tax increment financing and by utilizing such financing techniques to undertake some or
all of the following activities and improvements:
1. Analysis, Administration, Studies, Surveys, Legal, etc.
The Village may undertake or engage professional consultants, engineers, architects,
attorneys, etc. to conduct various analyses, studies, surveys, administration or legal
services to establish, implement and manage the Redevelopment Plan.
2. Property Assembly
The Village, or an agent for the Village, may acquire and assemble land for the purpose
of redevelopment. Vacant, underutilized or misused property may be acquired by
purchase, exchange, at up to 100% write down, or long -term lease by private developers
or the Village for the purpose of new development.
3. Land Preparation
The Village may assist businesses in the preparation of land and buildings for the
relocation of businesses including IEPA hazardous waste clean up. To the extent these
conditions are found, funds may be used to assess the conditions and, where applicable,
provide for or assist with the clean up.
4. Relocation
In the event that active businesses or residents are displaced by the public acquisition of
property, they may be relocated and may be provided with financial assistance and
advisory services.
5. Redevelopment Agreements
The Village may enter into redevelopment agreements with private or public entities for
the furtherance of this Redevelopment Plan. Such redevelopment agreements may be
for the assemblage of land, demolition of buildings, rehabilitation of buildings,
construction of improvements or facilities, improvement of access, the provision of
services or any other lawful purpose. Redevelopment agreements may contain terms and
provisions that are more specific than the controls that are summarized in this
Redevelopment Plan.
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6. Provision of Public Works or Improvements
The Village may provide public improvements and facilities that are necessary to service
the Redevelopment Project Area in accordance with the Redevelopment Plan. Public
improvements and facilities may include, but are not limited to, the following:
a) Streets, Sidewalks, Utilities and Parking
It is anticipated that public infrastructure improvements will be necessary to
adequately serve the Redevelopment Project Area and potential new development.
Improved access will be necessary to develop portions of the Redevelopment
Project Area. A structured parking facility will be developed.
b) Landscaping
Landscape/buffer improvements, street lighting and general beautification
improvements may be provided.
c) Stormwater Management
Create facilities to manage stormwater.
d) Sewage Treatment
Create facilities to collect and treat sewage.
e) Water System
Provide for adequate water supply.
7. Building Rehabilitation and Facade Improvements
The Village will encourage the rehabilitation of buildings, both public and private, which
includes upgrading commercial facades that are basically sound
8. Building Demolition
Where possible, buildings will be remodeled, repaired and rehabilitated. Where this is
not possible, due to deterioration or with buildings that are incompatible in the market,
buildings may be demolished.
9. Coordinate Design within the Redevelopment Project Area
Where possible, design elements should be planned in such a way as to make the
Redevelopment Project Area aesthetically pleasing. Consistent and coordinated design
patterns should be promoted.
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10. Job Training
Improve job skills of those working in the Redevelopment Project Area.
11. Interest Subsidies
Funds may be provided to investors for a portion of interest costs related to the
construction, renovation, or rehabilitation of qualifying redevelopment facilities and
improvements.
12. Assist in financing Project Contiguous TIF's
Funds derived from either Redevelopment Project Area or others that might be
contiguous are eligible to be used for the support of the other redevelopment programs
under this Redevelopment Plan.
This assistance will be budgeted and may be used to meet future needs complying
with this Redevelopment Plan.
D. Redevelopment Policies
The Village of Lemont proposes to undertake this Redevelopment Plan and the related
Redevelopment Project, which consists of planned economic development and
redevelopment activities, sound fiscal policies, marketable land uses, and other private and
public activities. Appropriate policies have been or will be developed as required assuring
the completion of this Redevelopment Plan and the activities specified.
The Village may also employ other financial incentives for private investment within the
Redevelopment Project Area. This includes tax increment financing, which constitutes one
of the key financial components for enabling the redevelopment of the Redevelopment
Project Area. This portion of the community, the Village as a whole, and all other local
taxing bodies, will benefit from the implementation of this Redevelopment Plan.
13
E. Redevelopment Implementation Strategy
The implementation and conclusion of a well - devised redevelopment strategy is a key
element in the success of this Redevelopment Plan. In order to maximize program
efficiency and to take advantage of development interest in the Redevelopment Project
Area, and with full consideration of available funds, the Village will proceed in an
expeditious manner.
A combination of private investments and public improvements is an essential element of
this Redevelopment Plan. In order to achieve this end, the Village may enter into
agreements with private developers proposing that TIF assistance may be provided, where
deemed appropriate by the Village, to facilitate private projects and development. The
Village may also contract with others to accomplish certain public projects as contained in
this Redevelopment Plan.
14
IV. REDEVELOPMENT PROJECT COSTS
Redevelopment Project Costs are defined within the Act and all costs to be reimbursed in the
Redevelopment Project Area will conform to this definition.
Estimated Redevelopment Project Costs
A wide range of redevelopment activities and improvements will be required to implement the
Redevelopment Plan. The activities and improvements and their estimated costs (2005 dollars)
are summarized below. To the extent that obligations are issued to pay for such Redevelopment
Project Costs prior to, and in anticipation of, the adoption of the Redevelopment Project Area,
the Village shall be reimbursed from Incremental Property Taxes for such Redevelopment
Project Costs. Redevelopment Project Costs, described in this Redevelopment Plan, are
intended to provide an upper estimate of expenditures.
The Redevelopment Project is to be completed in 2028 on or before the anniversary date of the
adoption of the ordinance adopting this Redevelopment Plan and Redevelopment Project. The
Village reserves the right under this Redevelopment Plan to receive the 23`d year of Incremental
Property Taxes by December 31 of the 24th year, December 31, 2029.
These costs are subject to prevailing market conditions and are in addition to total
Redevelopment Project Costs. While all of the costs in the budget are eligible Redevelopment
Project Costs under the Act and this Redevelopment Plan, inclusion herein, does not commit
the Village to finance all these costs with TIF.
(1)
Costs of studies, surveys, development of plans and specifications,
implementation and administration (annual administrative costs shall not
include general overhead or administrative costs of the municipality that
would still have been incurred by the municipality if the municipality had
not designated a Redevelopment Project Area or approved a
Redevelopment Plan) of the Redevelopment Plan including, but not
limited to, staff and professional service costs for architectural,
engineering, legal, financial, planning or other services $250,000
Costs of marketing sites within the Redevelopment Project Area to
prospective businesses, developers, and investors $500,000
Property assembly costs, including, but not limited to, acquisition of land
and other property, real or personal, or rights or interests herein, 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
(4) Costs of rehabilitation, reconstruction or repair or remodeling of existing
15
$15,000,000
(5)
(6)
(7)
public or private buildings, and fixtures, and leasehold improvements; and
the cost of replacing an existing public building if pursuant to the
implementation of a Redevelopment Project, the existing public building
is to be demolished to use the site for private investment or devoted to a
different use requiring private investments
Costs of the construction of public works or improvements
Costs of job training and retraining projects, including the cost of "welfare
to work" programs implemented by businesses located within the
Redevelopment Project Area
Financing costs, including, but not limited to, all necessary and incidental
expenses related to the issuance of obligations and which may include
payment of interest on any obligations issued hereunder including interest
accruing during the estimated period of construction of any redevelopment
project for which such obligations are issued and for not exceeding 36
months thereafter and including reasonable reserves related thereto
(8) 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 Redevelopment Plan
and project. In addition, if the project increases the student population for
the primary and secondary education districts, the Village will reimburse
the taxing districts according to the provisions of the Act
(9)
Relocation costs to the extent that a municipality determines that relocation
costs shall be paid or is required to payment of relocation costs by
Federal or State law or in order to satisfy subparagraph (7) of subsection
(n) of Section 11- 74.4 -3 of the Act
(10) Payment in lieu of taxes
(11) 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 a Redevelopment Project Area;
and (ii) when incurred by a taxing district or taxing districts other than the
municipality, are set forth in a written agreement by or among the
municipality and the taxing district or taxing districts, which agreement
describes the program to be undertaken, including, but not limited to, the
16
$20,000,000
$30,000,000
$ 100,000
$1,000,000
$1,000,000
$3,000,000
$1,000,000
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 and by school
districts of costs pursuant to Sections 10- 22.20a and 10 -23.3a of The
School Code
(12) Interest cost incurred by a redeveloper related to the construction,
renovation or rehabilitation of a redevelopment project
(13) Contributions to Schools for an increased student population as a result
of TIF Projects
$500,000
$5,000,000
$1,000,000
(14) Contributions to Library for an increased library population as the result
of TIF projects $750,000
The above costs may be affected by reimbursing developers who incur Redevelopment Project
Costs authorized by a redevelopment agreement.
The Village reserves the right to utilize revenues received under the Tax Increment Allocation
Redevelopment Act from one 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.
It is anticipated that the Village will carefully stage Village expenditures for Redevelopment
Project Costs on a reasonable and proportional basis to coincide with Redevelopment Project
expenditures by private developers and the receipt of revenues from Redevelopment Project Costs.
Notes:
1. All costs shown are in 2005 dollars and do not include additional costs to be incurred in future financing (e.g., bond
issuance costs, interest payments on obligations and related expenses) or inflationary costs that may be realized.
2. Private redevelopment costs and investments are in addition to the above.
17
V. REDEVELOPMENT PROGRAM CERTIFICATIONS
This section reviews the Redevelopment Plan and provides appropriate responses to
certifications required in the Act.
"Each Redevelopment Plan shall set forth in writing the program to be undertaken to accomplish
the objectives and shall include but not be limited to:..."
A. An itemized list of estimated Redevelopment Project Costs.
See Previous Section IV. Redevelopment Project Costs
B. Evidence indicating that the Redevelopment Project Area on the whole has not been
subject to growth and development through investment by private enterprise.
Limited redevelopment and improvement of infrastructure have occurred in the downtown
area. However, this has occurred in the existing TIF District.
As described in Section III of this Redevelopment Plan and in Attachment 3, the
Redevelopment Project Area as a whole is adversely impacted by the presence of numerous
factors and meets the conservation age requirement, and these factors are reasonably
distributed throughout the Redevelopment Project Area.
While there has been significant investment in other portions of the community there has
been little reinvestment in this area of downtown.
The Redevelopment Project Area has lagged behind the rest of the Village in the increase
of EAV. From 1999 to 2003 the Redevelopment Project Area saw a 2.4 % increase in EAV.
The Village of Lemont as a whole saw a 10.1 % increase as shown in the following table.
TotalRPA
1231647
1388397
1316807
1197903
1197943
1241289
% Change
-11%
5%
10%
0%
-3%
Total Village EAV
365231090
353207873
278297519
241049293
229876696
% Change
3%
27%
15%
5%
There has been a lack of growth and development through investment by private enterprise.
The problems are further complicated by the geographic location of the Redevelopment
Project in Cook County. Cook County has assessment policies that are not conducive to
economic development as their commercial assessment rate exceeds that of other counties in
Illinois.
There has been no development in the vacant portions of the Redevelopment Project Area.
18
C. An assessment of any financial impact of the Redevelopment Project Area on or any
increased demand for services from any taxing district affected by the plan and any
program to address such financial impact or increased demand.
It is anticipated that Redevelopment Projects implemented, as part of the Redevelopment
Plan and Project, will not cause increased demand for services or capital improvements by
any other taxing districts. No current property taxes will be diverted from any taxing district.
Taxing districts could benefit from distributions of excess tax increment.
There is residential development expected within the Redevelopment Project Area. Should
activities financed by TIF funds in the Redevelopment Project Area result in an increase in
the number of students served by the primary and secondary education districts, payment
according to the provisions of the Act will be made to the districts. In addition, if the
activities financed by TIF funds in the Redevelopment Project Area result in an increase of
library population, payment according to the provision of the Act will be made to the
districts.
The following is an assessment by district:
Cook County
There will be no increased demand for services or negative financial impact.
Forest Preserve District of Cook County
There will be no increased demand for services or negative financial impact.
Consolidated Elections of Cook County
There will be no increased demand for services or negative financial impact.
Lemont Township
There will be no increased demand for services or negative financial impact.
Lemont Township General Assistance
There will be no increased demand for services or negative financial impact.
Lemont Township Road and Bridge
There will be no increased demand for services or negative financial impact.
Village of Lemont
There will be no increased demand for services or negative financial impact.
School District #113 A
No increased demand for services or negative financial impact is expected. If an increased
student population occurs as a result of the TIF, the District will be compensated
according to the Act.
19
Township High School District #210
No increased demand for services or negative financial impact is expected. If an increased
student population occurs as a result of the TIF, the District will be compensated
according to the Act.
Community College District #525
There will be no increased demand for services or negative financial impact.
Lemont Township Park District
There will be no increased demand for services or negative financial impact.
Lemont Township Public Library District
There will be no increased demand for services or negative financial impact. If an
increased library population occurs as a result of the TIF, the District will be compensated
according to the Act.
Lemont Township Fire Protection District
As the Redevelopment Project Area is being redeveloped and there are current demands
on the Lemont Township Fire Protections District, there will be no increased demand for
services or negative financial impact.
Metropolitan Water Reclamation District
As the Redevelopment Project Area is being redeveloped and there are current demands
on the Metropolitan Water Reclamation District, there will be no increased demand for
services or negative financial impact.
South Cook County Mosquito Abatement District
There will be no increased demand for services or negative financial impact.
Suburban Cook County TB Sanitarium District
There will be no increased demand for services or negative financial impact.
D. The sources of funds to pay costs.
The tax increment is the principal source of funds to pay for Redevelopment Project Costs
and secure municipal obligations. The Village of Lemont may pledge as payment additional
revenues including revenues from the Redevelopment Project, municipal property taxes or
other non - designated revenue sources, bonds backed by the general obligation of the
municipality. In addition, the Village may utilize State and Federal grants. Finally, the
Village may permit the utilization of guarantees, deposits and other forms of security made
available by private sector developers.
20
E. The nature and term of obligations to be issued.
The Village may issue obligations secured by Incremental Property Taxes pursuant to the
Act. To enhance the security of a municipal obligation, the Village may pledge its full faith
and credit through the issuance of general obligation bonds. Additionally, the Village may
provide other legally permissible credit enhancements to any obligations issued pursuant to
the Act. All obligations issued by the Village pursuant to this Redevelopment Plan and the
Act shall be retired within twenty -three (23) years from the adoption of the initial ordinances
approving the Redevelopment Project Area and Redevelopment Plan, with the Village
reserving the right to have obligations maturing in the 24th year and to apply Incremental
Property Taxes received in such 24th year.
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, and any other lawful purpose.
To the extent that Incremental Property Taxes are not needed for these purposes, any
excess Incremental Property Taxes may then become available for distribution annually to
taxing districts within the Redevelopment Project Area in the manner provided by the Act.
F. The most recent equalized assessed valuation of the Redevelopment Project Area.
See Table 1.
G. An estimate as to the equalized assessed valuation after redevelopment and the
general land uses to apply in the Redevelopment Project Area.
General Land Uses within the Redevelopment Project Area will remain the same.
See Table 2 for estimated EAV.
H. A commitment to fair employment practices and an affirmative action plan.
The Village is committed to and will affirmatively implement the assurance of equal
opportunity in all personnel and employment actions with respect to this Redevelopment
Plan. This includes, but is not limited to: hiring, training, transfer, promotion, discipline,
fringe benefits, salary, employment working conditions, termination, etc. without regard to
race, color, religion, sex, age, handicapped status, national origin, creed, or ancestry.
In order to implement this principle for this Redevelopment Plan, the Village shall require
and promote equal employment practices and affirmative action on the part of itself and its
contractors and vendors. In particular, parties engaged by the Village shall be required to
agree to the principles set forth in this section.
21
I. If it concerns an industrial park conservation Redevelopment Project Area, the plan
shall also include a general description of any proposed developer, user and tenant of
any property, a description of the type, structure and general character of the
facilities to be developed, a description of the type, class and number of employees to
be employed in the operation of the facilities to be developed.
This Redevelopment Plan does not concern an Industrial Park Conservation
Redevelopment Project Area.
J. If property is to be annexed to the municipality, the plan shall include the terms of
the annexation agreement.
Property within the Redevelopment Project Area is within the boundaries of the
Village.
The Village of Lemont makes the following findings as described in the Act:
1. According to the Act, the municipality must find that the Redevelopment
Project Area on the whole has not been subject to growth and development
through investment by private enterprise and would not reasonably be
anticipated to be developed without adoption of the Redevelopment Plan.
In response to the above compliance requirement in the Act, the Village of Lemont finds
that private investment and redevelopment has not occurred to the extent necessary to
eliminate the blighting influences that currently exist. Likewise, geographic and market
conditions complicate any redevelopment efforts. The Redevelopment Project is not
reasonably expected to be developed without the efforts and leadership of the Village,
including the adoption of this Redevelopment Plan and the application of Incremental
Property Taxes under the Act and this Redevelopment Plan.
Table 1 shows the EAV of the Redevelopment Project Area.
Without the adoption of this Redevelopment Plan, the Redevelopment Project Area is
not reasonably expected to be redeveloped or developed by private enterprise. In the
absence of Village- sponsored redevelopment initiatives, there is a prospect that blighting
conditions will continue to exist and spread. Failure to improve property that is declining
within the Redevelopment Project Area will result in these conditions spreading within
the Redevelopment Project Area and to adjacent properties and sites. Erosion of the
assessed valuation of property in and outside of the Redevelopment Project Area could
lead to a reduction of real estate tax revenue to all taxing districts.
2. According to the Act, the municipality must find that the Redevelopment Plan
and Project conforms to the comprehensive plan for the development of the
22
municipality as a whole...(additional provisions for municipalities with a
population of 100,000 or more).
The Village's Comprehensive Plan is available through the Village and is entitled
Village of Lemont, Comprehensive Plan 2002. The proposed land uses under this
Redevelopment Plan are consistent with the Village's policy for uses in the
Redevelopment Project Area.
The Redevelopment Project Area should be redeveloped primarily in a planned and
cohesive manner providing sites for a wide range of land uses, including quasi industrial,
commercial, office, residential and similar. The various land uses are arranged and
located to minimize conflicts between neighboring land use activities. The intent of this
Redevelopment Plan is also to enhance and support the existing, viable uses in the
Redevelopment Project Area through providing opportunities for financial assistance
for revitalization of existing improvements and infrastructure and new development
where appropriate.
It is not the intent of the Village to eliminate non - conforming existing uses. The intent is
to prohibit the expansion of certain uses where inappropriate, promote changes in use
where appropriate and allow the Redevelopment Project Area to remain intact so that
defined commercial corridors and residential neighborhoods can be maintained. Existing
non - conforming uses may remain until such time that they are no longer viable for their
current use as determined under other Village ordinances governing non - conforming uses
or become redeveloped in a manner consistent with this Redevelopment Plan.
Redevelopment Project Area Plan and Project supports the following Downtown
Redevelopment Recommendations found within the Comprehensive Plan:
Make capital improvements in and around the downtown to improve access, expand
parking supply, and strengthen the connections between downtown and the quarry
recreation area to the east and the Brownfield redevelopment parcels to the north.
Through landscaping, street furniture, and pedestrian path improvements, highlight the
segment of the Illinois and Michigan Canal in the downtown.
Increase the number of housing units in the downtown by planning sites suitable for new
mixed use and residential buildings.
Plan and build a Village owned structured parking facility in the downtown.
Support redevelopment initiatives that conform to the goals and objectives of a unified
downtown plan.
Favor the assemblage of parcels and coordinated redevelopment over the piecemeal,
uncoordinated development of individual parcels.
23
Further support from the Redevelopment Project and Plan is carried forth in the land
use recommendations for Downtown as follows:
The downtown is a historic central business district built on the 19th century model of the
"walkable city ". Buildings are close together, connected by wide public sidewalks,
parking is on street, behind buildings, and in public lots; there is a mixing of residential,
commercial, and quasi industrial uses, and there is access to transit and access to
waterfront. This plan recommends that the growth of downtown preserve these
important relationships.
Finally, the report supports the Economic Development sections, Business Retention and
Outreach in the following objectives:
Reduce sales leakage by maintaining and attracting goods and services that local
residents demand on a regular basis
Continue a competitive grant program to defray build rehabilitation expenses.
3. According to the Act, the Redevelopment Plan must establish the estimated
dates of completion of the redevelopment project and retirement of obligation
issues to finance the Redevelopment Project Costs. The act sets the maximum
date at not more than 23 years.
The Redevelopment Project is to be completed in 2028 on or before the anniversary
date of the adoption of the ordinance adopting this Redevelopment Plan and
Redevelopment Project. The Village reserves the right under this Redevelopment Plan
to receive the 23`d year of Incremental Property Taxes by December 31 of the 24th year,
December 31, 2029.
4. According to the Act, the municipality must find, in the case of an industrial
park conservation Redevelopment Project Area, 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.
The Redevelopment Project Area does not concern and Industrial Park Conservation
Area.
5. According to the Act, the municipality must find that the Project
Redevelopment Area would not reasonably be developed without the use of
incremental revenue.
24
Based on the current vacancies, lack of private investment without assistance, and the
documented problems in the Redevelopment Project Area, the Village finds that the
Redevelopment Project Area would not reasonably be developed without the use of
incremental tax revenue.
This is also noted previously in this section under redevelopment program
Certification B.
6. According to the Act, the municipality must certify that such incremental
revenues will be exclusively utilized for the development of the Redevelopment
Project Area.
The Village of Lemont certifies that incremental revenues will be exclusively utilized for
the development of the Redevelopment Project Area or in a contiguous
Redevelopment Project Area as allowed by the Act. Incremental Property Taxes will
be used according to the budget set forth in this plan for the development of the
Redevelopment Project Area.
7. According to the Act, the municipality must determine the need for a housing
impact study, based on 10 or more inhabited residential units to be displaced,
and certify if the above criteria are not met.
The Village of Lemont hereby certifies that this Redevelopment Plan will not result in
displacement of residents from 10 or more inhabited residential units.
8. According to the Act the municipality must determine the number of residences
and certify that the area contains 75 or fewer occupied residential units.
The Village of Lemont hereby certifies that there are less than 75 occupied residential
units in the Redevelopment Project Area.
9. According to the Act, the municipality must incorporate the housing impact
study if required.
The Village of Lemont hereby certifies that this Redevelopment Plan will not result in
displacement of residents from 10 inhabited residential units and less than 75 occupied
residential units; therefore no housing impact study is required.
10. When a relocation plan is required, and the residents are low and very low -
income households, then the plan must adopt an assistance plan that is not less
25
than the Federal Uniform Relocation Assistance and Real Property Acquisition
Policies Act of 1970 and the regulations under the Act.
As certified above in 7. and 8., the Redevelopment Plan does not require a housing
impact study and, therefore no relocation plan is required. As no Relocation Plan is
required, no assistance plan is required.
11. According to the Act, the municipality must indicate the effort to be made for
relocation to occur near the Redevelopment Project Area.
As certified, the Redevelopment Plan does not require a housing impact study and,
therefore, requires no relocation plan.
12. According to the Act, the municipality must indicate how a change in the
number of units to be affected in a plan causes the housing provisions to be
triggered.
As certified, the Redevelopment Plan does not require a housing impact study.
26
VI. PROVISIONS FOR AMENDING THE REDEVELOPMENT PLAN
This Redevelopment Plan may be amended pursuant to the Act.
TABLE 1
VILLAGE
DOWNTOWN C
REDEVELOPMENT
TIF BASE and
Paracel Number
Village of Lemont, IL
22 -20- 300 -005
22 -20- 300 -006
22 -20- 300 -010
22 -20- 300 -011
22 -20- 300 -012
22 -20- 300 -014
22 -20- 300 -015
22 -20- 300 -022
22 -20- 300 - 024 -8001
22 -20- 300 - 024 -8002
22 -20- 300 -025
22 -20- 300 -026
22 -20- 300 -027
22 -20- 302 -002
22 -20- 302 -003
22 -20- 303 -002
22 -20- 303 -003
22 -20- 304 -015
22 -20- 304 -016
22 -20- 304 -017
22 -20- 304 -018
22 -20- 308 -017
22 -20- 308 -018
22 -20- 402 -003
22 -20- 402 -004
22 -20- 402 - 005 -6001
22 -20- 402 - 005 -6002
22 -20- 403 -001
22 -20- 403 -005
22 -20- 403 -006
22 -20- 404 -001
22 -20- 404 -002
22 -20- 404 -003
22 -20- 404 -004
22 -20- 404 -005
22 -20- 500 -003
22 -20- 500 -007
22 -20- 500 -009
22 -20- 501 -003
22 -20- 501 -009
OF LEMONT
ANAL DISTRICT 1
PROJECT AREA NO. 2
FIVE -YEAR EAV
EAV EAV EAV EAV EAV EAV Age of
Proposed Structure
2004 2003 2002 2001 2000 1999
3202 3,202 3,202 2,784 2,784 2,784
115403 115403 128252 124280 124280 141188
145411 145411 145411 148120 148120 148120
0 0 0 0 0 0
0 0 0 0 0 0
16458 16458 16458 16458 16468 16458
10342 10342 10342 10342 10342 10342 46
95000 95000 95000 75998 75998 75998 21
0 0 0 0 0 0
769 769 769 769 769 769
38608 38608 38608 29920 29920 29920 22
65361 65361 65361 50655 50655 50655 22
599 599 599 359 359 359
Metro Metra Metra Metra Metra Metra pre 1900
0 0 0 0 0 0
Metra Metra Metra Metra Metra Metra
0 0 0 0 0 0
146540 145450 146450 156152 156152 166136 27
9352 9352 9352 3651 3651 3693 20
96388 96388 96388 101231 101231 107638 36
21386 23216 23216 8962 8962 9053
52632 52632 52362 40255 40255 40255 33
0 0 0 0 0 0
5185 5185 5185 4374 4374 4374
105634 105624 105634 79313 79313 79313 41
0 0 0 0 0 0
10250 10250 10250 10250 10250 10250
0 0 0 0 0 0
27027 27027 27027 27473 27473 27473 33
132979 132979 132979 124085 124085 124085 74
95684 133101 95684 85497 85497 85497 94
21492 21492 21492 21723 21723 28964 102
41372 41372 41372 32324 32324 35007 68
8346 8346 8346 8938 8938 8938
40317 40317 40317 37239 37269 37269 84
rr rr rr rr rr rr
7001 7001 7001 7001 7001 7001
rr rr rr rr rr
rr rr rr rr rr
0 0 0 0 0
TABLE 2
VILLAGE OF LEMONT
DOWNTOWN CANAL DISTRICT 1
REDEVELOPMENT PROJECT AREA NO. 2
PROJECTED EAV AND TAX INCREMENT
Canal Development District I
Base Value
Inflation Factor 1.00%
Construction Valuation Revenue Inflation Value Valuation Tax
Year Year Year Increment Added Increment Rate
1 2005 2006 2007 0 0 9.89
2 2006 2007 2008 0 4,000,000 4,000,000 9.89
3 2007 2008 2009 40,000 4,000,000 8,040,000 9.89
4 2008 2009 2010 80,400 4,000,000 12,120,400 9.89
5 2009 2010 2011 121,204 4,000,000 16,241,604 9.89
6 2010 2011 2012 162,416 50,000 16,454,020 9.89
7 2011 2012 2013 164,540 10,000 16,628,560 9.89
8 2012 2013 2014 166,286 10,000 16,804,846 9.89
9 2013 2014 2015 168,048 5,000 16,977,894 9.89
10 2014 2015 2016 169,779 5,000 17,152,673 9.89
11 2015 2016 2017 171,527 17,324,200 9.89
12 2016 2017 2018 173,242 17,497,442 9.89
13 2017 2018 2019 174,974 17,672,416 9.89
14 2018 2019 2020 176,724 17,849,141 9.89
15 2019 2020 2021 178,491 18,027,632 9.89
16 2020 2021 2022 180,276 18,207,908 9.89
17 2021 2022 2023 182,079 18,389,987 9.89
18 2022 2023 2024 183,900 18,573,887 9.89
19 2023 2024 2025 185,739 18,759,626 9.89
20 2024 2025 2026 187,596 18,947,222 9.89
21 2025 2026 2027 189,472 19,136,695 9.89
22 2026 2027 2028 191,367 19,328,062 9.89
23 2027 2028 2029 193,281 19,521,342 9.89
Totals 16,080,000
Present Value at 5.75%
ATTACHMENT 1
VILLAGE OF LEMONT
DOWNTOWN CANAL DISTRICT 1
REDEVELOPMENT PROJECT AREA NO. 2
LEGAL DESCRIPTION
THAT PART OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 11 EAST OF THE
THIRD PRINCIPAL MERIDIAN, BOUNDED AND DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE EASTERLY LINE OF STEPHEN
STREET AND THE SOUTHERLY LINE OF THE SANITARY DRAINAGE AND SHIP
CANAL; THENCE SOUTHWESTERLY, ALONG SAID SOUTHERLY LINE OF THE
SANITARY DRAINAGE AND SHIP CANAL TO THE WEST LINE OF THE
SOUTHWEST QUARTER OF SAID SECTION 20; THENCE SOUTH, ALONG THE
WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 20 TO THE
SOUTHERLY LINE OF THE ATCHISON, TOPEKA AND SANTA FE RAILROAD;
THENCE EASTERLY, ALONG THE SOUTHERLY LINE OF THE ATCHISON, TOPEKA
AND SANTA FE RAILROAD TO THE WEST LINE OF THE EAST HALF OF THE
SOUTHWEST QUARTER OF SAID SECTION 20; THENCE SOUTH, ALONG THE
WEST LINE OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SAID
SECTION 20 TO THE NORTHERLY LINE OF THE GULF, MOBILE AND OHIO
RAILROAD; THENCE EASTERLY, ALONG THE NORTHERLY LINE OF THE GULF,
MOBILE AND OHIO RAILROAD TO THE NORTHERLY EXTENSION OF THE
WESTERLY LINE OF BLOCK 9 IN THE VILLAGE OF LEMONT, BEING A
SUBDIVISION OF PART OF SAID SECTION 20, TOWNSHIP 35 NORTH, RANGE 11
EAST OF THE THIRD PRINCIPAL MERIDIAN; THENCE SOUTHERLY, ALONG THE
NORTHERLY EXTENSION OF THE WESTERLY LINE OF SAID BLOCK 9 TO THE
NORTHERLY LINE OF SAID BLOCK 9, ALSO BEING THE SOUTHERLY LINE OF
NEW AVENUE; THENCE EASTERLY, ALONG THE SOUTHERLY LINE OF NEW
AVENUE TO THE NORTHERLY LINE OF MAIN STREET; THENCE EASTERLY,
ALONG THE NORTHERLY LINE OF MAIN STREET TO THE EASTERLY LINE OF
STATE STREET AS WIDENED; THENCE NORTHERLY, ALONG THE EASTERLY
LINE OF STATE STREET AS WIDENED, TO THE SOUTHERLY LINE OF SAID
GULF, MOBILE AND OHIO RAILROAD; THENCE EASTERLY, ALONG THE
SOUTHERLY LINE OF SAID GULF, MOBILE AND OHIO RAILROAD TO SAID
NORTHERLY LINE OF MAIN STREET; THENCE EASTERLY, ALONG THE
NORTHERLY LINE OF MAIN STREET TO THE SOUTHERLY EXTENSION OF THE
WESTERLY LINE OF THE SUBDIVISION OF LOT 3 IN THE SUBDIVISION OF LOTS
4 AND 5 OF BLOCK 34 IN THE VILLAGE OF KEEPOTAW, BEING A SUBDIVISION
OF PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SAID SECTION
20 LYING BETWEEN CANAL STREET AND THE RAILROAD, ALSO THAT PART OF
HINSDALE STREET AND LAND ADJACENT LYING BETWEEN SAID CANAL
STREET AND THE RAILROAD AND EAST OF LEMONT STREET; THENCE
NORTHERLY, ALONG THE LAST DESCRIBED LINE TO THE SOUTHERLY LINE OF
LAWRENCE STREET, ALSO KNOWN AS CANAL STREET; THENCE EASTERLY,
ALONG THE SOUTHERLY LINE OF SAID LAWRENCE STREET TO THE
SOUTHERLY EXTENSION OF THE EASTERLY LINE OF THE QUIT CLAIM DEED
RECORDED AS DOCUMENT NUMBER 25963776; THENCE NORTHERLY, ALONG
THE LAST DESCRIBED LINE TO THE NORTHERLY LINE OF SAID LAWRENCE
STREET; THENCE CONTINUING NORTHERLY ALONG THE WESTERLY LINE OF
SAID DOCUMENT NUMBER 25963776, THE FOLLOWING 3 COURSES: 1.)
NORTHERLY 68.65 FEET; 2.) EASTERLY 6.00 FEET; 3.) NORTHERLY TO THE
SOUTHERLY LINE OF THE SUBDIVISION OF PART OF THE NORTH HALF OF
BLOCK 28 IN KEEPOTAW LYING WEST OF STEPHEN STREET ALSO THE 30
FEET LYING WEST OF AND ADJOINING SAID NORTH HALF OF BLOCK 28 ALSO
THE LAND LYING NORTH OF THE ABOVE DESCRIBED PROPERTY AND SOUTH
OF THE CANAL AND WEST OF STEPHEN STREET BEING ALL IN SUBDIVISION
OF SECTION 20, TOWNSHIP 37 NORTH, RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN; THENCE EASTERLY, ALONG THE SOUTHERLY LINE OF
THE LAST DESCRIBED SUBDIVISION TO THE WESTERLY EXTENSION OF THE
NORTHERLY LINE OF SINGER AND TALCOTT'S FIRST ADDITION TO LEMONT,
BEING A SUBDIVISION OF PART OF THE WEST HALF OF THE SOUTHEAST
QUARTER OF SAID SECTION 20, TOWNSHIP 37 NORTH, RANGE 11 EAST OF THE
THIRD PRINCIPAL MERIDIAN; THENCE EASTERLY, ALONG SAID WESTERLY
EXTENSION TO THE NORTHWESTERLY CORNER OF SAID SINGER AND
TALCOTT'S FIRST ADDITION TO LEMONT, ALSO BEING A POINT ON THE
EASTERLY LINE OF STEPHEN STREET; THENCE NORTHERLY, ALONG THE
EASTERLY LINE OF STEPHEN STREET TO THE SOUTHERLY LINE OF THE
AFORESAID ATCHISON, TOPEKA AND SANTA FE RAILROAD; THENCE
NORTHERLY, ALONG THE LAST DESCRIBED LINE TO THE NORTH LINE OF THE
WEST HALF OF THE SOUTHEAST QUARTER OF SAID SECTION 20; THENCE
WESTERLY, ALONG THE NORTH LINE OF THE WEST HALF OF THE SOUTHEAST
QUARTER OF SAID SECTION 20 TO THE WESTERLY LINE OF SAID ATCHISON,
TOPEKA AND SANTA FE RAIL ROAD; THENCE SOUTHERLY, ALONG THE LAST
DESCRIBED LINE TO SAID EASTERLY LINE OF STEPHEN STREET; THENCE
NORTHERLY, ALONG SAID EASTERLY LINE OF STEPHEN STREET TO THE
POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
ATTACHMENT 2
VILLAGE OF LEMONT
DOWNTOWN CANAL DISTRICT 1
REDEVELOPMENT PROJECT AREA NO. 2
MAP
ATTACHMENT 3
VILLAGE OF LEMONT
DOWNTOWN CANAL DISTRICT 1
REDEVELOPMENT PROJECT AREA NO. 2
ELIGIBILITY REPORT
(See Attached Report)