O-86-66ORDINANCE NO. 0 -86 -66
ORDINANCE ADOPTING AND APPROVING A TAX INCREMENT REDE-
VELOPMENT PLAN AND A TAX INCREMENT REDEVELOPMENT PROJ-
ECT FOR THE VILLAGE OF DEERFIELD, ILLINOIS
WHEREAS, the Village of Deerfield, Illinois (the
"Village ") desires to implement tax increment financing pursuant
to the Tax Increment Allocation Redevelopment Act, Illinois Re-
vised Statutes, Chapter 24, Sections 11- 74.4 -1, et seq. (herein-
after referred to as the "Act "), for a proposed redevelopment
project within the municipal boundaries of the Village of
Deerfield and within a proposed redevelopment project area de-
scribed in Section 1(a) of this Ordinance, which area constitutes
an aggregate of more than one and one -half acres; and
WHEREAS, a report was prepared on behalf of the Village
entitled "Village of Deerfield Redevelopment Plan, Village Center
Project Area, October, 1986 ", which report constitutes the Re-
development Plan required by the Act (the "Initial Plan "); and
WHEREAS, pursuant to Section 11- 74.4 -5 of the Act, the
President and Board of Trustees of the Village caused a public
hearing to be held, relative to the approval of the Initial Plan
and the Redevelopment Project, and the designation of the
Redevelopment Project Area, on November 24, 1986 in the Village
Hall of the Village; and
WHEREAS, due notice with respect to such hearing was
given pursuant to Sections 11- 74.4 -5 and 11- 74.4 -6 of the Act,
said notice being given the Illinois Department of Commerce and
Community Affairs and to the taxing districts within the proposed
Redevelopment Project Area by certified mail on or before October
22, 1986 and to the taxpayers within the. proposed Redevelopment
Project Area by certified mail on or before October 29, 1986, and
by publication in the Deerfield Review on November 6, 1986 and
November 20, 1986; and
WHEREAS, pursuant to such public hearing certain com-
ments were made concerning desired changes in the Initial Plan,
and the Initial Plan has been changed to incorporate changes
responsive to such comments, which changes do not alter the ex-
terior boundaries, substantially affect the general land uses
established in the Initial Plan or substantially change the
nature of the Redevelopment Project; and
WHEREAS, due notice with respect to proposed changes to
the Initial Plan (the "Plan Changes ") was given'pursuant to Sec-
tion 11- 74.4 -5 of the Act, said notice being given to the
Illinois Department of Commerce and Conmmunity Affairs and to
each affected taxing district by certified mail on November 25,
1986 and by publication in the Deerfield Review on December 4,
1986; and
WHEREAS, the Initial Plan as revised to incorporate the
Plan Changes (the "Redevelopment Plan ") sets forth the factors of
deterioration and decline in the proposed Redevelopment Project
Area which qualify it as a "conservation area pursuant to Section
11- 74.4 -3(b) of the Act, and the President and Board of Trustees
have reviewed the information concerning such factors presented_
at the public hearing and have reviewed other studies and are
generally informed of the conditions in the proposed Redevelop-
ment Project Area of deterioration and decline rendering it a
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"conservation area" as said term "conservation area" is used in
the Act; and
WHEREAS, the President and Board of Trustees have re-
viewed the conditions pertaining to the lack of private invest-
ment in the proposed Redevelopment Project Area to determine
whether private development would take place in the proposed
Redevelopment Project Area as a whole without the approval of the
proposed Redevelopment Plan and the proposed Redevelopment Proj-
ect; and
WHEREAS, the President and Board of Trustees have re-
viewed the conditions pertaining to the real property in the
proposed Redevelopment Project Area to determine whether contigu-
ous parcels of real property and improvements thereon in the
proposed Redevelopment Project Area would be substantially bene-
fitted by the proposed Redevelopment Project improvements; and
WHEREAS, the President and Board of Trustees have re-
viewed the proposed Redevelopment Plan, the proposed Redevelop-
ment Project and the comprehensive plan for development of the
Village as a whole to determine whether the proposed Redevelop-
ment Plan and the proposed Redevelopment Project conform to the
comprehensive plan of the Village;
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND
BOARD -OF TRUSTEES OF THE VILLAGE OF DEERFIELD, ILLINOIS AS
FOLLOWS:
Section 1. The President and Board of Trustees of the
Village of Deerfield hereby make the following findings.
(a) The area constituting the proposed Redevelopment
Project Area in the Village is legally described as follows:
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That part of the southwest 4 of Section 28, the southeast $
of Section 29, the northeast 4 of Section 32, and the
northwest 4 of Section 33, Township 43 North, Range 12, East
of the third principal meridian, described as follows:
Commencing at the point of intersection of the center line of
Hazel Avenue and the center line of Chestnut Street; thence
easterly along the center line of Hazel Avenue to the
northeasterly right -of -way line of Waukegan Road; thence
southeasterly along said right -of -way line to the center line
of Orchard Street; thence easterly along said right -of -way to
point directly north of the northwest corner of Lot 14,
Owners' Homestead Subdivision; thence southerly along the
western property line of Lots 14, 16, 17 and portion of 20,
Owners' Homestead Subdivision to a point 41.80' north of the
southwest corner of Lot 20 in said subdivision; thence east
and parallel to the south lot line of Lot 20, Owners'
Homestead Subdivision to a point on the western right -of -way
line of Todd Court if extended south; thence north along said
line to the southwest corner of Todd Court; thence east along
the right -of -way line of Todd Court to the center line of
Todd Court; thence south along the center line of Todd Court
if extended a distance of 10.0'; thence east and parallel to
the north property line of Lot 26; Owners' Homestead
Subdivision a distance of 25.0'; thence south and parallel to
the west property line of said Lot 26 to the south property
line of said Lot 2.6; thence east along the south property
line of said Lot 26 to the east property line of said lot;
thence south along the west property lines of Lots 31, 30,
and 29, O.B. Von Linde's Subdivision to the southwest corner
of said Lot 29; thence east along the south property line of
said Lot 29 to the center line of Rosemary Terrace; thence
south along said centerline to the north right -of -way line of
Deerfield Road; thence southeasterly in a straight line to
the northeast corner of Lot 4, William W. Clark's
Subdivision; thence south along the east property line to the
southeast corner of said Lot 4; thence west along the south
property line to the northwest corner of Lot 8, Goldman's
North Shore Golf Links Subdivision; thence southeasterly
along the western property line of said Lot 8 to the south-
east corner of Lot 1, Lynn's Whittier Avenue Subdivision;
thence westerly along the south property line of said Lot 1
to a point 75' west of the northeast corner of Lot 3, Lynn's
Whittier Avenue Subdivision; thence south and parallel to the
east property line of said Lot 3 to the south property line
of said.Lot 3; thence southwesterly along said property line
and the northwesterly property line of Lot 51, Goldman's
North Shore Golf Links Subdivision to the northeast corner of
said lot 51; thence southeasterly along southwest property
line of lots 51, 54, and 55, Goldman's North Shore Golf Links
Subdivision to the northwest corner of Lot 57, Goldman's
North Shore Golf Links Subdivision; thence southwesterly
along the northwest property line of said Lot 57 to the
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northeast right -of -way line of Waukegan Road; thence
southeasterly along said right -of -way line to a point
directly east of the northeast corner (abuts Waukegan Road)
of Lot 19, Owner's First Addition to Deerfield; thence west
to aforesaid point and continuing due west a distance of
277.22' more or less; thence northwest of aforesaid line 1050
22' 23" a distance of 51.88'; thence northerly to,the
southeast corner of Lot 1, Woodman's Resubdivision; thence
westerly to the southwest corner of Lot 3, Matty's Resub-
division; thence south along the west property line of said
Lot 3 if extended a distance of 10.30'; thence south 23 0E a
distance of 356.95' to a point which is 305' easterly of 'the
center line of the right -of -way of the Chicago, Milwaukee,
St. Paul and Pacific Railway Company, measured at a right
angle thereto; thence southerly and parallel to the easterly
right -of -way line of said railway a distance of 300'; thence
westerly at a right angle to the last described line a
distance of 255' to the northeast right -of -way line of said
railway; thence northwesterly along said right -of -way line to
the center line of Central Avenue; thence due west to the
center line of Elm Street; thence northwesterly along said
center line to the center line of Sunset Court; thence west
along said center line to a point directly south of a point
126.8' west of the aforementioned western railway right -of-
way line on a line 30' north of and parallel to the center
line of Sunset Court; thence north a distance of 202' more or
less; thence west 55'; thence north to the south right -of -way
line of Deerfield Road; thence west along said right -of -way
line to the center line of Chestnut Street; thence north
along said center line to the point of beginning, all in the
Village of Deerfield, County of Lake, State of Illinois.
(b) There exist conditions which cause the proposed
Redevelopment Project Area to be classified as a "Conservation
Area "as defined in Section 11.74.4 -3(b) of the Act.
(c) The proposed Redevelopment Project Area as a whole
has not been subject to growth and development through investment
by private enterprise, and would not reasonably be anticipated to
be developed without the adoption of the proposed Redevelopment
Plan.
(d) The proposed Redevelopment Plan and the proposed
Redevelopment Project conform to the comprehensive plan for the
development of the Village as a whole.
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(e) The parcels of real property in the proposed Rede-
velopment Project Area are contiguous, and only those contiguous
parcels of real property and improvements therein which will be
substantially benefitted by the proposed Redevelopment Project
improvements are included in the proposed Redevelopment Project
Area.
(f) The estimated date for final completion of the
Redevelopment Project is October 1, 2009.
(g) The estimated date for retirement of obligations
incurred to finance Redevelopment Project costs is not later than
December 1, 2009.
(h) The proposed Redevelopment Project Area would not
reasonably be developed without the use of the incremental reve-
nues made available under Section 11- 74.4 -8a(1) of the Act; and
such incremental revenues will be exclusively utilized for the
development of the proposed Redevelopment Project Area.
Section 2. The Redevelopment Plan and the Redevelop-
ment Project are hereby adopted and approved. The President and
this Board of Trustees finds and determines that the changes do
not alter the exterior boundaries of the Redevelopment Project
Area, substantially affect the general land uses established in
the Initial Plan or substantially change the nature of the
Redevelopment Project. A copy of the Redevelopment Plan marked
"Exhibit A" is attached hereto and made a part hereof by refer-
ence thereto. Said Redevelopment Plan describes the Redevelop-
ment Project.
Section 3. This Ordinance shall be in full force and
effect upon its passage by the President and Board of Trustees of
the Village of Deerfield, Illinois.
Section 4. All ordinances or resolutions in conflict
herewith are hereby repealed insofar as such conflict exists.
Section 5. The Village Clerk be and is hereby directed
to publish this Ordinance in pamphlet form.
Section 6. The Village Clerk be and is hereby directed
to file a certified copy of this Ordinance with (a) the County
Clerk'of Lake County within five days after the effective date of
this Ordinance, and (b) the Illinois Department of Revenue and
the Illinois Department of Commerce and Community Affairs within
thirty days after the effective date of this Ordinance.
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Adopted and approved this 15th day of December, 1986 by
roll call vote as follows:
Ayes: Marovitz, Marty, Rosenthal,.Seidman. Swanson, York (6)
Nays: None (0)
Absent: None (0)
Approved:
_ Village President
(SEAL) �-
ttest:
Village lerk
1986.
Published in pamphlet form this 15thday of December,
Cm
-(;�C - (Re"" -
Vi ag C rk
CERTIFICATE
I, Naomi Clampitt, Village Clerk of the Village of
Deerfield, Illinois (the "Village ") hereby certify that foregoing
ordinance is a true copy of an Ordinance entitled "An Ordinance
Adopting and Approving a Tax Increment Redevelopment Plan and a
Tax Increment Redevelopment Project for the Village of Deerfield,
Illinois ", which was duly adopted by the recorded affirmative
votes of a majority of the members of the Board of Trustees of
the Village at a meeting thereof which was duly called and held
at 8:00 P.M. on December, 15, 1986, at the Village Hall at 850
Waukegan Road, and at which a quorum was present and acting
throughout, and that said copy has'been compared by me with the
original ordinance signed by the President, and recorded in the
Ordinance Book of the Village and that it is a correct transcript
thereof and of the whole of said ordinance, and that said
ordinance has not been altered, amended, repealed or revoked, but
is in full force and effect.
IN WITNESS WHEREOF, I have hereunto set my hand and
affixed the seal of the Village this 15th day of December, 1986.
r
V lla ler
(SEAL)
14105ac
12/9/86
CT /trl
Redevelopment Plan
Village Center Project Area
October 1986
Village of Deerfield
INTRODUCTION
The Village Center in Deerfield, a six block area located in the heart of the
community, exhibits many of the typical problems common to aging commercial
districts throughout the United States. Diverse ownership of inadequately sized
and ill- arranged parcels have resulted in incompatible development, causing
both visual and functional problems.
In 1978, the Village of Deerfield acted on the need to revitalize its central
business district by establishing the Village Center Development Commission
(VCDC). The VCDC was appointed with the objective of enhancing and promoting
viability of the Village Center. The commitment for downtown revitalization
was reinforced by Deerfield's Comprehensive Plan, adopted February 19, 1979.
The Comprehensive Plan cited the Village Center as a primary location for
redevelopment.
The Village Center Development Commission has focused its attention on the
following major issues:
Traffic and Access
The limited capacity of the present roadway system, the number and
location of points of access to private property, and a confusing
pattern of private signage all serve to reduce the efficient flow
of traffic.
Parkin
There is significant need for additional parking within the Village
Center. Moreover, efforts must be made to better coordinate existing
parking that could be integrated with a pedestrian traffic system.
Public Infrastructure
The age and capacity of the existing roadway and utility systems
within the Village Center serve to limit the type and amount of
additional development possible in the area. Improving the storm
and sanitary sewer system in the Village Center is consistent with
efforts to improve storm water management throughout the community.
Appearance
Guidelines for development within the Village Center and the pre-
servation of open areas are needed. Building heights, densities,
site lines, landscaping and buffering plans need to be established
and incorporated into the appropriate Village codes.
Strengthen Retail Core
The current and future strength of the Village Center is the basic
retail operations in that area. Efforts must be made to reinforce
existing merchants by adding new retail, office and multi - family
development to the area.
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REDEVELOPMENT AREA DESCRIPTION
The Deerfield Center Redevelopment Project Area is shown on Map 1. With
minor exceptions, the boundaries are coterminous with the existing bound-
aries of the Village Center.
The 85 acre Redevelopment District is divided into five sections, which are
known as Northwest, Northeast, Southeast, Southwest and Tracks -West.
Northwest
The Northwest section consists of a 22 acre area bounded by Waukegan Road
on the east, Deerfield Road on the south, the railroad on the west and
Hazel Avenue on the north. This area is made up of a mix of retail stores,
local government buildings, recreational facilities, commuter parking and
residential units.
Northeast
The Northeast section is a 6 acre area bounded by Waukegan Road on the west,
Orchard Street on the north, the commercial zoning district boundary on the
east, and Deerfield Road on the south. The Northeast section consists of a mix
of retail stores, food services and banking facilities.
Southeast
The Southeast section consists of 6 acres and is bounded by Waukegan Road on
the west, Deerfield Road on the north, the commercial zoning district boundary
on the east and Longfellow Avenue on the south.
Southwest
The Southwest section, 38 acres, is bounded by the railroad on the west,
Deerfield Road on the north, Waukegan Road on the east and Sara Lee's northern
boundary line on the south. The Southwest section contains a mix of retail,
commercial and industrial uses, United States postal facilities, senior citizen
housing and other residential units.
Tracks -West
The 13 acre Tracks -West section is bounded by Hazel Avenue on the north, the
railroad on the east, Central Avenue on the south, and the center line of
Chestnut Street and Elm Street on the west. This section includes the com-
muter train station and parking facilities.
COMPREHENSIVE PLAN OBJECTIVES
In 1979, the Village adopted the Comprehensive Plan which established the
following objectives for the Village Center:
1. Develop a general, conceptual plan for site planning,
pedestrian and vehicular circulation, land use and
parking within the Village Center, which provides owners
and developers with general guidelines within which to
develop, redevelop or improve their properties.
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2. Develop a plan for signage, greenery, lighting, street
furniture, paving, color and other esthetic considera-
tions within the Village Center and encourage its use
by owners and businessmen within the area.
3. Actively work on the implementation of the plan for
Access Avenue, which will reduce the traffic flow
through the Deerfield - Waukegan Roads intersection,
facilitate traffic flow into and out of the Village
Center, and increase the shopping /business potential
of the Village Center.
4. Improve Village -owned property, as needed, in a manner
consistent with the above plans.
5. Actively work with the businessmen and landowners to
coordinate existing parking and circulation in the
Village Center and in the planning and financing of
additional parking as needed in appropriate locations.
6. Encourage mixed uses which will maximize the utiliza-
tion of the Village .Center at different times of the
day and week.
7. Cooperate with businessmen and landowners to provide
vehicular and pedestrian access between as many pro-
perties as possible.
8. Carefully control development and redevelopment along
the boundaries of the Village Center to protect both
the Village Center and adjacent properties.
9. Encourage the use of the planned development concept
to facilitate achievement of the above.
REDEVELOPMENT PLAN OBJECTIVES
Pursuant to the Comprehensive Plan and consistent with the goals and policies of
the Village Center Development Commission, the following objectives are estab-
lished to guide redevelopment within the Deerfield Village Center:
1. Encourage development of vacant and under - utilized properties.
2. Reduce and /or eliminate blighting conditions.
3. Strengthen the tax base by reinforcing existing businesses, and
encouraging new private investment in commercial and residential
development.
4. Improve the overall Village Center appearance by implementing
the newly adopted Appearance Code.
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5. Enhance the overall quality of the Village of Deerfield by
creating an "identity" within the Village Center as the focal
point of the community.
6. Develop a comprehensive parking plan that integrates the various
areas and diverse uses within the Village Center.
7. Provide an urban streetscape that establishes a unified image
of the Village Center, while facilitating a pedestrian access
to each section of the Redevelopment Area.
PROJECT AREA ELIGIBILITY
As required by Illinois State Statutes, municipalities must adhere to certain
regulations in establishing a redevelopment project area, which is defined as:
"An area designated by the municipality which is not less in the
aggregate than 12 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
as a blighted area or a conservation area, or a combination of both
blighted areas and conservation areas."
The Illinois State Statutes further define "conservation area" as:
"any improved area within the boundaries of a redevelopment project
area located within the territorial limits of the municipality in
which 50% or more of the structures in the area have an age of 35
years or more. Such an area is not yet a blighted area but because
of a combination of 3 or more of the following factors: dilapidation;
obsolescence; deterioriation; illegal use of individual structures;
presence of structures below minimum code standards; abandonment;
excessive vacancies; overcrowding of structures and community faci-
lities; lack of ventilation, light or sanitary facilities; inadequate
utilities; excessive land coverage; deleterious land use or layout;
depreciation of physical maintenance; lack of community planning, is
detrimental to the public safety, health, morals or welfare and such
an area may become a blighted area."
A survey of properties within the Redevelopment Area demonstrates the
existence of the following factors, as defined in Appendix A:
AGE
60 of the 110, or 54.5% of the structures within the Redevelopment Area
are 35 years old or older.
DILAPIDATION
9 of the 110, or 8.2 %, or the various structures within the Redevelopment
Area exhibit various degrees of dilapidation.
OBSOLESCENCE
27 of the 110, or 24.5 %, of the structures within the Redevelopmetn Area
were found to be osbolete.
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DETERIORATION
47 of the 110, or 42.7 %, of the structures within the Redevelopment Area
exhibit various degrees of deterioration.
ILLEGAL USE OF STRUCTURE
5 of the 110, or 4.5 %, of the structures within the Redevelopment Area
contain non - conforming uses.
BELOW CODE STANDARDS
93 of the 110, or 84.5 %, of the structures within the Redevelopment Area
were found to be below minimum code standards.
EXCESSIVE VACANCIES
1 of the 110, or 0.9 %, of the structures within the Redevelopment Area
were found to be vacant.
OVERCROWDING OF STRUCTURE
3 of the 110, or 2.7 %, of the structures within the Redevelopment Area
exhibit some degree of overcrowding.
INADEQUATE UTILITIES
1 of the 110, or 0.9 %, of the structures within the Redevelopment Area
exhibited the above mentioned characteristics.
DEPRECIATION OF PHYSICAL MAINTENANCE
22 of the 110, or 20.0 %, of the structures within the Redevelopment Area
appear to*lack an on -going maintenance program
DELETERIOUS LAND USE OR LAYOUT
62 of the 178, or 34.8 %, of the parcels within the Redevelopment Area
are poorly used or poorly configured.
EXCESSIVE LAND COVERAGE
34 of the 110, or.30.9 %, of the applicable parcels within the Redevelopment
Area exceed permissible land coverage.
LACK OF COMMUNITY PLANNING
84 of the 178, or 47.2 %, of the parcels within the Redevelopment Area
demonstrate a lack of community planning. Most of the parcels were estab-
lished and developed prior to the adoption of the Village's first Compre-
hensive Plan in 1957.
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RFDFVELOPMENT PLAN
Pursuant to the foregoing objectives, the Village of Deerfield will implement
a coordinated program of actions.to upgrade the overall quality and economic
vitality of the Project Area. The primary thrust of these actions will be to
facilitate the assembly of land into sites of sufficient size and configura-
tion to permit modern commercial development in a manner that reinforces the
entire Project Area. The necessary actions will include, but not be limited
to, land acquisition and clearance, relocation of existing businesses, dis-
position of sites for development, and construction of the following public
improvements:
Road Projects
1. Southwest Section
a. Widen Osterman Avenue from Waukegan Road to Elm Street.
b. Widen Central Avenue from Waukegan Road to Waverly Court.
c. Relocate and /or improve Waverly Court from Central Avenue
to Osterman Avenue.
d. Access Avenue improvement... realignment of Petersen /Hoffman
and Deerfield Road intersection.
2. Southeast Section
Extend Rosemary Terrace across Deerfield Road to connect
with a private drive or Whittier Avenue.
3. Northeast Section
Install an interior road to resolve access and parking
problems within the quadrant.
4. Northwest Section
a. Extend Journal Place to the rear of the Library (one
way, northbound movement).
b. Access Avenue improvement... realignment of Petersen /Hoffman
and Deerfield Road intersection and improvements to Park Avenue.
5. Intersection of Waukegan and Deerfield Roads
Construct right -hand turn lanes for traffic moving each
direction.
Storm and Sanitary Sewer Replacement and Upgrading
1. Southwest Section
a. Osterman Avenue from Waukegan Road to Elm Street.
b. � Central Avenue from Waukegan Road to Waverly Court.
c. Waverly Court from Central Avenue to Osterman Avenue.
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New Curbs, Sidewalks and Street Lighting Throughout Redevelopment.Area
a. New sidewalks with a minimum width of ten feet; light
poles and fire hydrants set back beyond the inner edge
of the sidewalk.
b. Update the street lighting system.
c. Relocate overhead utility lines underground.
d. Streetscape amenities.
Parking Improvements - Throughout the Redevelopment Area
Construction of off - street public parking facilities.
Other Improvements - Throughout the Redevelopment Area
a. Building facade rehabilitation.
b. Railroad commuter station and parking improvements.
c. Planters with upright, columnar trees.
d. Bicycle parking racks.
e. Relocate Deerfield Road bus stop, either off Deerfield
or Waukegan Road, using a separate traffic lane.
f. Space fire hydrants according to current standards for
maximum effectiveness.
g. Improvements to public buildings.
h. Demolition of obsolete structures.
i. Miscellaneous street furniture.
The•Village may determine that some of the foregoing improvements are not needed,
or may add additional public improvements, provided they are within the overall
budget of the Redevelopment Plan.
REHABILITATION FUND
A Rehabilitation (and Parking) Revolving Fund may be established to provide
money at reduced interest rates for property owners in the Project Area. Owners
would be able to qualify for loans to make code - related improvements (and to
acquire and improve off - street parking facilities).
LAND USE PLAN
Map 2 shows existing land uses. Map 3 designates proposed general land uses in
the Redevelopment Project Area.
All redevelopment projects may be amended from time to time, and are subject to
provisions of the Deerfield Zoning Ordinance and other applicable codes.
ESTIMATED REDEVELOPMENT PROJECT COSTS
The Illinois State Statutes define redevelopment project costs as "...the sum
total of all reasonable or necessary costs incurred or estimated to be incurred,
and any such costs incidental to a redevelopment plan and project. Such costs
may include, without limitation, the following:
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Costs of studies and surveys, development of plans,
and specifications, implementation and administration
of the redevelopment plan, including but not limited to
staff and professional service costs for architectural,
engineering, legal, marketing, financial, planning or
other special services, provided however that no charges
for professional services may be based on a percentage
of the tax increment collected;
2. 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,
and the clearing and grading of land;
3. Costs of rehabilitation, reconstruction, repair or re-
modeling of existing buildings and fixtures;
4. Costs of construction of public works or improvements;
5. Financing costs, including but not limited to all necessary
and incidental expenses related to the issuance of obliga-
tions and which may include payment of interest on any
obligations issued hereunder accruing during the estimated
period of construction of any redevelopment project for which
such obligations are issued and for not exceeding 18 months
thereafter and including reasonable reserves related thereto;
6. All or a portion of a taxing district's capital costs re-
sulting from the redevelopment project necessarily incurred
or to be incurred in furtherance of the objectives of the
redevelopment plan and project, to the extent the munici-
pality by written agreement accepts and approves such costs;
7. 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..."
8. Interest cost incurred by a redeveloper related to the
construction, renovation or rehabilitation of a redevelop-
ment project, provided that: A) such costs are to be paid
directly from the special tax allocation fund established
pursuant to the Act; and B) such payments in any one year
may not exceed 30% of the annual interest costs incurred
by the redeveloper with regard to the redevelopment project
during that year; C) if there are not sufficient funds
available in the special tax allocation fund to make the
payment pursuant to this paragraph, then the amounts so due
shall accrue and be payable when sufficient funds are avail-
able in the special tax allocation fund; and D) the total
of such interest payments incurred pursuant to the Act
may not exceed 30 %.of the total redevelopment project costs
excluding any property assembly costs and any relocation
costs incurred pursuant to the Act.
Estimated redevelopment project costs are attached.
NATURE AND TERM OF OBLIGATIONS TO BE ISSUED
The financial plan of this Redevelopment Program is intended to establish a
very conservative public expenditure approach. Revenues will be accumulated
in the special tax allocation fund to pay for public purpose expenditures
identified in this redevelopment plan primarily on a cash -on -hand basis.
This method of financing shall not preclude the Village from undertaking
initiatives designed to stimulate appropriate private investment in the Project
Area.
Certain redevelopment projects may be of such a scale or on such a time -table
as to preclude financing on a cash -on -hand basis. These projects may be funded
by the use of tax increment revenue obligations issued pursuant to the Act for
a term not to exceed twenty years. Consistent with the conservative nature of
the financial plan for this Redevelopment Program, the highest priority for the
issuance of tax increment revenue obligations shall occur when the commitment
is in place for private sector investment necessary to fund the amortization of
such obligations.
All obligations are to be covered after issuance by projected and actual tax
increment revenues and by such debt service reserves and sinking funds as may
be provided by ordinance. Revenues not required for the retirement of obliga-
tions providing for reserves, sinking funds and anticipated redevelopment pro-
ject costs may be declared surplus and become available for distribution annually
to the taxing districts in the redevelopment project area as provided by law.
One or more issues of obligations may be sold at one or more times in order to
implement this plan, as now or hereafter amended, in accordance with law.
The municipality may, by ordinance, in addition to obligations secured by the
special tax allocation fund provided by law, pledge for a period not greater
than the term of the obligations any part or any combination of the following:
Net Revenues of all or part of the redevelopment project;
Taxes levied and collected on any or all property in the municipality;
The full faith and credit of the municipality;
A mortgage on.part or all of the redevelopment project, to the extent
permitted by law:
Any other taxes or anticipated receipts that the municipality may
lawfully pledge.
If such obligations are secured by the full faith and credit of the municipality,
the ordinance authorizing the obligations may provide for the levy and collection
of a direct annual tax upon all taxable property within the municipality in the
Village sufficient to pay the principal and interest on the obligations as they
mature. Such levy may be in addition to and exclusive of the maximum of all
other taxes authorized to be levied by the municipality, which levy, however,
shall be abated to the extent that monies from other sources are available for
payment of the obligations, as certified by the Village.
SOURCES OF FUNDS
Funds necessary to pay redevelopment project costs will be derived from a
number of authorized local sources. These include, but are not limited to:
Property tax increment revenues from the project area;
The State's portion and the Village's portion of sales tax increments
from the project area;
Tax revenues resulting from establishment of any Special Services
district within the Redevelopment Project Area;
The Village's general revenue fund;
Motor fuel tax;
Interest earned on temporary investments;
Receipts of any municipal revolving fund for parking improvements;
Gifts, grants and contributions;
Sale or lease of land proceeds;
User fees.
There may be other local sources of revenue that the Village determines are
appropriate to allocate to the payment of redevelopment project costs. The
Village will also explore the availability of funds from state, federal or
other governmental programs to assist in financing the project costs.
In the event that adequate funds are not available from the aforementioned
sources, the Village may use its general funds and utilize its taxing power
to sustain the projects and repay obligations issued in connection therewith,
to be reimbursed, if possible, from tax increment financing.
ASSESSED VALUATIONS
The most recent equalized assessed valuation (1985) for the Redevelopment
Project Area is $9,896,435. The projected assessed valuation after re-
development is estimated to be $15,175,380. Attached are lists of both
current and projected assessed valuations by sections of the project area.
PHASING PLAN
All projects identified in the Redevelopment Program have been determined to
be in high priority for the elimination of blighting influences and the stimu-
lation of economic vitality in the Village Center Redevelopment Project Area.
Nonetheless, to establish the relative importance between the projects and
their geographic locations, a series of program phases have been presented in
Map 4. This type of phased implementation strategy will also allow a maximized
program efficiency by taking advantage of previous and current redevelopment
actions.
The basic thrust of the implementation strategy is first to reinforce the
"Core Area" around the intersection of Deerfield and Waukegan Roads. Con-
sistent with the Village's long standing policies, this reinforcement is judged
still
important to the re- establishment of the "regional draw" of the Project Area.
As the "Core Area" is strengthened, redevelopment resources will then be con-
centrated in an ever - expanding radius outward from that area.
The project costs are budgeted amounts only, based upon the best available
estimates at the time of the adoption of the Redevelopment Program. As alter-
native proposals from private developers are entertained by the Village, the
budget estimates may have to be revised. If inadequate private development
interest materializes, it will be impossible to complete the total Redevelopment
Program. Because the program is to be implemented on a phased basis, the Village
will not incur bonded indebtedness for implementation when, in their judgment,
there will be inadequate project revenues available to cover such obligations..
In the normal course of events, it is anticipated the first two phases will take
approximately five (5) to six (6) years to implement. However, two important
factors will affect program implementation. The Village places high priority
on projects that leverage private investment. Second priority is placed on
projects that can avail themselves of otherwise untapped sources of govern-
mental or institutional money in a manner that will result in a net positive
benefit to the whole community. The.creation of redevelopment opportunities
that contain a healthy influence from one or both of these factors may shift
project phasing. The Village reserves the right to make such shifts to take
advantage of additional investment dollars if the resulting projects are within
the purpose and objectives of the Redevelopment Program. The maximum time period
for the completion of the Redevelopment Program and retirement of obligations
incurred to finance redevelopment project costs will be twenty -three (23) years.
COMPLETION DATE
The estimated date for completion of the Redevelopment Project is no later
than October 1, 2009. The project may be completed sooner, depending on the
incremental tax yield.
-11-
APPENDIX A
The foregoing findings and conclusions are based upon key types of deficiencies
in the physical condition of an area, the presence of which can be indicative
of a "conservation area" or a "blighted area ", as provided for in the Illinois
Real Property Tax Increment Allocation Redevelopment Act. The definitions
utilized for consistent interpretation of these deficiencies are as follows:
AGE
The age of buildings is so advanced as to affect their condition, adaptability
to modern use or real estate value. As provided by State Statute, such buildings
must be at least 35 years old.
DILAPIDATION
The advanced state of deterioration which seriously impairs the continued safe
use of the building, as evidenced by substandard structural conditions.
OBSOLESCENCE
The condition of being or rapidly becoming outmoded for uses for which the
building or facility was originally designed.
DETERIORATION
The process of basically sound buildings becoming worse in quality due to age,
misuse or neglect, as determined visually by deficiencies in the building's
structural components and /or building systems.
ILLEGAL USE
The presence of uses of activities on the property which are not permitted by
law.
STRUCTURES BELOW MINIMUM CODE
Structures which do not meet the standards of zoning, subdivision, building,
housing, fire or other governmental codes applicable to the property.
EXCESSIVE VACANCIES OR ABANDONMENT
The presence of buildings or sites which are unoccupied or unutilized and
which represent an adverse influence on the area because of their frequency of
occurrence or the duration of their vacant condition. Abandoned properties
are those which evidence no apparent effort directed toward their occupancy
or utilization.
OVERCROWDING OF STRUCTURES AND COMMUNITY FACILITIES
Utilization of public or private buildings, facilities or properties beyond
their reasonable or legally permitted capacity.
INADEQUATE UTILITIES
Deficiencies in the capacity or condition of infrastructure which services
a property or area, including sewers, water supply, storm drainage, electrical
power, streets, and so forth.
DEPRECIATION OF PHYSICAL MAINTENANCE
Lack of normal property maintenance which contributes to the deterioration of
buildings, the unsightliness of properties, attractive nuisances, hazards to
health and safety, devaluation of real estate and undesirability of an area.
DELETERIOUS LAND USE OR LAYOUT
Conditions which have a harmful effect over time, including obsolete or irregular
layout of parcels; inappropriate use of land and other blighting influences not
otherwise covered which deter investment in property, maintenance, development
or redevelopment.
EXCESSIVE LAND COVERAGE
The over - intensive use of property and the crowding of buildings and accessory
facilities onto a site.
LACK OF COMMUNITY PLANNING
The lack of historical evidence of an effective planning program directed toward
maintaining or enhancing the social, economic and physical viability of an area
as a beneficial component of the community.
• ,
IC..
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.LAN B. SHEPHARD
3. HIGH SCHOOL
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MAP 1
PROJECT AREA
Village Center
Tax Increment District.
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•
0 400
October 1986
Deerfield, Illinois'. N
EXHIBIT
The boundaries of the Area are legally described as:
That part of the southwest 4 of Section 28, the southeast 4 of Section
29, the northeast 4 of Section 32 and the northwest 4 of Section 33,
Township 43 North, Range 12, East of the third principal meridian,
described as follows: Commencing at the point of intersection of the
center line of Hazel Avenue and the center line of Chestnut Street;
thence easterly along the center line of Hazel Avenue to the
northeasterly right -of -way line of Waukegan Road; thence southeasterly
along said right -of -way line to the center line of Orchard Street;
thence easterly along said right -of -way to point directly north of the
northwest corner of Lot 14, Owners' Homestead Subdivision; thence
southerly along the western property line of Lots 14, 16, 17 and portion
of 20, Owners' Homestead Subdivision to a point 41.80' north of the
southwest corner of Lot 20 in said subdivision; thence east and parallel
to the south lot line of Lot 20, Owners' Homestead Subdivision to a
point on the western right -of -way line of Todd Court if extended south;
thence north along said line to the southwest corner of Todd Court;
thence east along the right -of -way line of Todd Court to the center line
of Todd Court; thence south along the center line of Todd Court if
extended a distance of 10.0'; thence east and parallel to the north
property line of Lot 26; Owners' Homestead Subdivision a distance of
25.0'; thence south and parallel to the west property line of said Lot
26 to the south property line of said Lot 2.6; thence east along the
south property line of said Lot 26 to the east property line of said
lot; thence south along the west property lines of Lots 31, 30, and 29,
O.B. Von Linde's Subdivision to the southwest corner of said Lot 29;
thence east along the south property line of said Lot 29 to the center
line of Rosemary Terrace; thence south along said centerline to the
north right -of -way line of Deerfield Road; thence southeasterly in a
straight line to the northeast corner of Lot 4, William W. Clark's
Subdivision; thence south along the east property line to the southeast
corner of said Lot 4; thence west along the south property line to the
northwest corner of Lot 8, Goldman's North Shore Golf Links Subdivision;
thence southeasterly along the western property line of said Lot 8 to
the southeast corner of Lot 1, Lynn's Whittier Avenue Subdivision;
thence westerly along the south property line of said Lot 1 to a point
75' west of the northeast corner of Lot 3, Lynn's Whittier Avenue
Subdivision; thence south and parallel to the east property line of said
Lot 3 to the south property line of said Lot 3; thence southwesterly
along said property line and the northwesterly property line of Lot 51,
Goldman's North Shore Golf Links Subdivision to the northeast corner of
said lot 51; thence southeasterly along southwest property line of lots
51, 54, and 55, Goldman's North Shore Golf Links Subdivision to the
northwest corner of Lot 57, Goldman's North Shore Golf Links
Subdivision; thence southwesterly along the northwest property line of
said Lot 57 to the northeast right -of -way line of Waukegan Road; thence
southeasterly along said right -of -way line to a point directly east of
the northeast corner (abuts Waukegan Road) of Lot 19, Owner's First
Addition to Deerfield; thence west to aforesaid point and continuing due
west a distance of 277.22' more or less; thence northwest of aforesaid
line 1050 22' 23" a distance of 51.88'; thence northerly to the
southeast corner of Lot 1, Woodman's Resubdivision; thence westerly to
the southwest corner of Lot 3, Matty's Resubdivision; thence south along
the west property line of said Lot 3 if extended a distance of 10.30';
thence south 23 0E a distance of 356.95' to a point which is 305'
easterly of the center line of the right -of -way of the Chicago,
Milwaukee, St. Paul and Pacific Railway Company, measured at a right
angle thereto; thence southerly and parallel to the easterly
right -of -way line of said railway a distance of 300'; thence westerly at
a right angle to the last described line a distance of 255' to the
northeast right -of -way line of said railway; thence northwesterly along
said right -of -way line to the center line of Central Avenue; thence due
west to the center line of Elm Street; thence northwesterly along said
center line to the center line of Sunset Court; thence west along said
center line to a point directly south of a point 126.8' west of the
aforementioned western railway right -of -way line on a line -'30' north of
and parallel to the center line of Sunset Court; thence north a distance
of 202' more or less; thence west 55'; thence north to the south
right -of -way line of Deerfield Road; thence west along said right -of -way
line to the center line of Chestnut Street; thence north along said
center line to the point of beginning, all in the Village of Deerfield,
County of Lake, State of Illinois.
W
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ELDER EXISTING LAND USE
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October 1986
Deerfield, Illinois, N
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MAP 3
�pE LAND USE PLAN
Village Center
�, �. ;f; :.� -4, Tax Increment District.
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Deerfield, Illinois'. N.
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�''�• 0 400
October 1986.
Deerfield, Illinois*. N
Hi
f
VILLAGE CENTER REDELVOPMENT PLAN
SECTION SUMMARY c
NOTE: PROJECTED VALUES ARE EXPRESSED IN 1986 DOLLARS
VILLAGE CENTER — TIF
OVERLAPPING TAXING BODIES'
EOUALIZED ASSESSED VALUATION (E.A.V-)
MOST RECENT
E.A_V_ OF
% INCREMENT
TAXING BODIES'
(1985)
PROJECTED
TAXING BODY
NUMBER OF
SECTION
TOTAL E.A.V.
TOTAL E_A.V.
ACREAGE
PARCELS
NORTHEAST
$1,105,788
$1,199,072
6.091
23
NORTHWEST
$1,741,369
$2,249,157
21.723
44
SOUTHEAST
$1,410,490
$2,423,757
6.262
21
SOUTHWEST
$5,634,224
$9,299,831
37.698
85
TRACKS —WEST
$4,564
$4,564
12.774
5
TOTALS
$9,896,435
----- --- - - - - --
--------------
$15,176,380
-- ------ - - - ---
-------- - - - - --
84.549
-- - - - - --
-- - - - - --
178
-- - - - - --
-- - - - - --
NOTE: PROJECTED VALUES ARE EXPRESSED IN 1986 DOLLARS
VILLAGE CENTER — TIF
OVERLAPPING TAXING BODIES'
EOUALIZED ASSESSED VALUATION (E.A.V-)
E.A_V_ OF
% INCREMENT
TAXING BODIES'
INCREMENT DISTRICT
DISTRICT OF
TAXING BODY
E.A.V. (1985)
WITHIN TAXING BODY
TAXING BODY
SCHOOL DISTRICT 11109
$281,310,646
$9,896,435
3.518%
HIGH SCHOOL DISTRICT #113
830,069,438
9,896,435
1.192%
JUNIOR COLLEGE DISTRICT #532
3,761,614,702
9,896,435
0.263%
VILLAGE OF DEERFIELD
249,350,557
9,896,435
3.969%
DEERFIELD PUBLIC LIBRARY
249,350,557
9,896,435
3.969%
DEERFIELD PARK DISTRICT
229,265,659
9,896,435
4.317%
DEERFIELD— BANNOCKBURN FIRE PROTECTION DISTRICT
291,496,668
9,896,435
3.395%
HIGHLAND PARK MOSOUITO ABATEMENT DISTRICT
768,024,329
9,896,435
1.289%
WEST DEERFIELD TOWNSHIP
449,829,583
9,896,435
2.200%
LAKE COUNTY FOREST PRESERVE
4,521,788,566
9,896,435
0.219%
LAKE COUNTY _
4,521,788,566
9,896,435
0.219%
VILLASE CENTER REDEVELOPMENT PLAN
ESTIMATED PROJECT IMPROVEMENT COSTS
IMPROVEMENT
ROADS:
ACCESS AVENUE
CENTRAL AVENUE
INTRESECTION- DEERFIELD b. WAUK,EGAN ROADS
INTERIOR ROADWAY
JOURNAL PLACE
OSTERMAN AVENUE
ROSEMARY TERRACE
WAVERLY STREET
SUBTOTAL
STORM 14 SANITARY SEWERS:
1,750,000
SECTION
1,750,000
1,750,000
NORTHWEST
NORTHEAST
SOUTHEAST
SOUTHWEST
TRACKS -WEST
130,000
0
0
3e5.000
0
0
0
0
286.000
0
27,000
27,000
27,000
27,000
0
0
190,000
0
0
0
150,000
0
0
0
0
0
0
0
33e,000
0
0
0
233,000
0
0
0
0
0
166,000
O
307,000
207,000
260,000
1,202.000
0 111976.000
STORM 14 SANITARY SEWERS:
1,750,000
1,750,000
1,750,000
1,750,000
0
ADJACENT CENTRAL AVENUE
0
0
0
96.000
0
ADJACENT OSTERMAN AVENUE
0
0
0
114,000
0
ADJACENT WAVERLY STREET
0
0
0
35,000
0
SUBTOTAL
0
O
.0
245,000
0 t245,000
LAND ACQUISITION:
NOTES: 1) THESE ESTIMATED COSTS MAY BE RELOCATED TO ANOTHER SECTION OR LINE AS
APPROPRIATE TO IMPLEMENT THE REDEVELOPMENT PLAN OBJECTIVES;
2) CONSTRUCTION COSTS ARE SUBJECT TO THE ENGINEERING NEWS RECORD INDEX.BASE VALUE-4200
3). NON- CONSTRUCTION COSTS-ARE SUBJECT TO THE CONSUMER PRICE INDEX ,BASE VALUE =316
1,750,000
1,750,000
1,750,000
1,750,000
0
SUBTOTAL
1,750,000
1,750,000
1,750,000
1,750,000
O
i ?,Cr! +0.000
STREETSCAPE:
PLAN
5,000
5,000
5.000
5.000
0
IMPROVE SIDEWALKS TO A 10' WIDTH
65,000
65,000
65,000
651000
5,000
NEW WALKWAYS
5,000
0
0
0
O
UPDATE STREET LIGHTING
62,500
62,500
62,500
62.500
0
RELOCATE UTILITIES UNDERGROUND
8 7,500
87,500
87.500
87.500
0
STREETSCAPE AMENITIES
10,000
10,000
10,000
10.000
10.000
LANDSCAPING
15,000
15,000
15,000
15,000
15,000
SUBTOTAL
250,000
245,000
245.000
245.000
30.000
Sl7^15.1)^^
PARKING:
COMMERCIAL AND COMMUTER
2121500
212,500
212,500
212,500
5c,000
SUBTOTAL
212,500
212,500
212,500
2121500
50.000
1900,000
OTHER IMPROVEMENTS:
'
COMMUTER STATION
0
0
0
0
25,000
BUS STOP
2,000
<^ ^,000
2.000
2.000
0
RELOCATE FIRE HYDRANTS
4,500
4,500
4,500
4,500
0
FACADE REHABILITATION
50.000
50,000
50,000
50,000
0
SUBTOTAL
56,500
56,500
56,500
56,500
25,000
1251,000
PROGRAM ADMINISTRAITON COSTS:
LEGAL
5,000
5.000
5,000
5,000
5.000
CONSULTANT
2,000
2,000
2,000
2,000
2.000
BOND COUNSEL
3,000
3.000
3.000
3,000
3,000
ADMINISTRATRION
7,500•
7.500
7.500
7,500
7.500
DESIGN COSTS
51000
51000
5,000
5,000
5,000
SUBTOTAL
22,500
22,500,
22,500
2222,500
22,500
1112.500
---- - -----
12,598,500
----------
12,493,500
---- -- - - --
12,546,500
---- -- -- --
13,733,500
- ---- -----
5127,500
-- -- -- ----
TOTAL
ill 49T.500
NOTES: 1) THESE ESTIMATED COSTS MAY BE RELOCATED TO ANOTHER SECTION OR LINE AS
APPROPRIATE TO IMPLEMENT THE REDEVELOPMENT PLAN OBJECTIVES;
2) CONSTRUCTION COSTS ARE SUBJECT TO THE ENGINEERING NEWS RECORD INDEX.BASE VALUE-4200
3). NON- CONSTRUCTION COSTS-ARE SUBJECT TO THE CONSUMER PRICE INDEX ,BASE VALUE =316