O-92-54L f r •
STATE OF ILLINOIS )
COUNTIES OF LAKE AND COOK )
)
VILLAGE OF DEERFIELD )
SS
3258535
RE_ C O R -DE-l;
LAIL CG11JHTY. ILLINOIS
92 DEC 16 AM 9: 50
L
The undersigned hereby certifies that he is the duly appointed Village Clerk of
the Village of Deerfield, Lake and Cook Counties, Illinois, and that the attached is a
true and accurate copy of
Ordinance No. 0 -92 -54 entitled "Ordinance Adopting and Approving a Tax
Increment Redevelopment Plan and a Tax Increment Redevelopment
Project for the Village of Deerfield, Illinois"
as appears in the records and files of the office of the Village Clerk.
Dated this December 9, 1992
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' ORDINANCE NO. 0 -92 -54
ORDINANCE ADOPTING AND APPROVING A TAX INCREMENT REDEVELOP-
MENT PLAN AND A TAX INCREMENT REDEVELOPMENT PROJECT FOR THE
VILLAGE OF DEERFIELD, ILLINOIS
WHEREAS, the Village of Deerfield, Illinois (the
"Village ") desires to implement tax increment allocation financing
pursuant to the Tax Increment Allocation Redevelopment Act, as
amended, constituting Division 74.4 of Article 11 of the Illinois
Municipal Code (hereinafter referred to as the "Act "), for a pro-
posed redevelopment project (the "Redevelopment Project ") within
the municipal boundaries of the Village of Deerfield and within a
proposed redevelopment project area (the "Redevelopment Project
Area ") described in Exhibit A of this ordinance, which area con-
stitutes, in the aggregate, more than one and one -half acres; and
WHEREAS, the President and Board of Trustees of the
Village of Deerfield adopted and approved a report prepared on be-
half of the Village entitled "Village of Deerfield, Redevelopment
Plan, Village Center Project Area, October, 1986" (the "1986
Plan ") pursuant to an ordinance adopted on December 15, 1986; and
WHEREAS, the Village now desires to amend the 1986 Plan
to include within the Redevelopment Project Area properties not
included within the 1986 Plan; and
WHEREAS, a report was prepared on behalf of the Village
entitled "Village of Deerfield, Proposed Redevelopment Plan,
Village Center Project Area, September, 1992", which amends the
1986 Plan and constitutes the Redevelopment Plan required by the
Act (the "Redevelopment Plan "); and
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WHEREAS, pursuant to Section 11- 74.4 -5 of the Act, a
joint review board was convened on August 20, 1992 and reconvened
on September 1, 1992, to consider the proposal to designate the
proposed Redevelopment Project Area under the Act, and the joint
review board has filed with the Village Clerk its advisory recom-
mendation. with respect to the eligibility of the proposed Redevel-
opment Project Area for designation under the Act; 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 Redevelopment'
Plan and the Redevelopment Project, and the designation of the Re-
development Project Area, on September 21, 1992 which was ad-
journed and recovened on October 5, 1992, at the Village Hall
located at 850 Waukegan Road in Deerfield, Illinois; 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 to 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 August
8, 1992 and to the taxpayers within the proposed Redevelopment
Project Area by certified mail on or before September 11, 1992,
and by publication in the "Deerfield Review" on August 27, 1992
and September 10, 1992; and
WHEREAS, the Redevelopment Plan sets forth the factors
of deterioration and decline in the proposed Redevelopment Project
Area which qualify it as a "blighted area" and a "conservation
area" pursuant to Sections 11- 74.4 -3(a) and 11- 74.4 -3(b) of the.
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Act, and the President and Board of Trustees have reviewed the in-
formation concerning a blighted area and a conservation area pre-
sented at the public hearing and have reviewed other studies and
is generally informed of the conditions of a blighted area and -a
conservation area in the proposed Redevelopment Project Area as
said terms "blighted area" and "conservation area" are used in the
Act; and
WHEREAS, the President and Board of Trustees have re-
viewed the conditions pertaining to the lack of private investment
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 Re-
development Plan and the proposed Redevelopment Project; and
WHEREAS, the President and Board of Trustees have re-
viewed the conditions pertaining to the real property in the pro-
posed Redevelopment Project Area to determine whether contiguous
parcels of real property and improvements thereon in the proposed
Redevelopment Project Area would be substantially benefited by the
proposed Redevelopment Project improvements; and
WHEREAS, the President and Board of Trustees have re-
viewed the proposed Redevelopment Plan, the proposed Redevelopment
Project and the comprehensive plan for development of the Village
as a whole to determine whether the proposed Redevelopment Plan
and the proposed Redevelopment Project conform to the comprehen-
sive plan of the Village;
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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 makes the following findings:
(a) The area constituting the proposed Redevelopment
Project Area in the Village is described as set forth in the
attached Exhibit A.
(b) The finding of conditions which caused the original
Redevelopment Project Area as described in the 1986 Plan to
be classified as a "conservation area" as defined in Section
11- 74.4 -3(b) of the Act is hereby reaffirmed and readopted.
(c) There exist conditions that cause the properties
proposed to be added to the original Redevelopment Project
Area to be classified as a "blighted area" as defined in
Section 11- 74.4 -3(a) of the Act. These conditions are speci-
fied in the Redevelopment Plan. The improved area to be
added to the Redevelopment Project Area is within the bound-
aries of the proposed Redevelopment Project Area as described
in Exhibit A which is located within the territorial limits
of the municipality. Because of a combination of 5 or more
of the following factors: age; dilapidation; obsolescence;
deterioration; illegal use of individual structures; presence
of structures below minimum code standards; excessive vacan-
cies; overcrowding of structures and community facilities;
lack of ventilation, light or sanitary facilities; inadequate
utilities; excessive land coverage; deleterious land use or
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layout; depreciation of physical maintenance; lack of commun-
ity planning, it is hereby found to be detrimental to the
public safety, health, morals or welfare.
(d) The proposed Redevelopment Project Area as a whole
has not been subject to growth and development through in-
vestment by private enterprise, and would not reasonably be
anticipated to be developed without the adoption of the pro-
posed Redevelopment Plan.
(e) The proposed Redevelopment Plan and the proposed
Redevelopment Project conform to the comprehensive plan for
the development of the Village as a whole.
(f) The parcels of real property in the proposed Rede-
velopment Project Area are contiguous, and only those con-
tiguous parcels of real property and improvements therein
which will be substantially benefitted by the proposed Rede-
velopment Project improvements are included in the proposed
Redevelopment Project Area.
(g) The estimated date for final completion of the Re-
development Project is October 1, 2009.
(h) The estimated date for retirement of obligations
incurred to finance Redevelopment Project costs is not later
than October 1, 2009.
section 2. The Redevelopment Plan and the Redevelopment
Project are hereby adopted and approved. A copy of the Redevelop-
ment Plan is attached hereto as Exhibit B and made a part hereof
by reference thereto. Said Redevelopment Plan describes the Re-
development Project.
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layout; depreciation of physical maintenance; lack of commun-
ity planning, it is hereby found to be detrimental to the
public safety, health, morals or welfare.
(d) The proposed Redevelopment Project Area as a whole
has not been subject to growth and development through in-
vestment by private enterprise, and would not reasonably be
anticipated to be developed without the adoption of the pro-
posed Redevelopment Plan.
(e) The proposed Redevelopment Plan and the proposed
Redevelopment Project conform to the comprehensive plan for
the development of the Village as a whole.
(f) The parcels of real property in the proposed Rede-
velopment Project Area are contiguous, and only those con-
tiguous parcels of real property and improvements therein
which will be substantially benefitted by the proposed Rede-
velopment Project improvements are included in the proposed
Redevelopment Project Area.
(g) The estimated date for final completion of the Re-
development Project is October 1, 2009.
(h) The estimated date for retirement of obligations
incurred to finance Redevelopment Project costs is not later
than October 1, 2009.
section 2. The Redevelopment Plan and the Redevelopment
Project are hereby adopted and approved. A copy of the Redevelop-
ment Plan is attached hereto as Exhibit B and made a part hereof
by reference thereto. Said Redevelopment Plan describes the Re-
development Project.
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Section 3. The Village Clerk be and is hereby directed
to publish this ordinance in pamphlet form and to file a certified
copy of this ordinance with the County Clerk of Lake County.
Section 4. This ordinance shall become effective in the
manner provided by law.
Adopted and approved this 7th day of
by roll call vote as follows:
December , 1992,
Ayes: Ehlers, Marovitz, Rosenthal, Seidman, Swanson (5)
Nays: None (0)
Absent: Swartz (1)
Approved:
President
(SEAL)
Attest:
• �•_ . MClerkf -•- _
Published in pamphlet form this 7th day of December ,
1992.
VilLAT4e - 4S7
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CERTIFICATE
I, Robert D. Franz, Village Clerk of the Village of
Deerfield, Illinois hereby certify that the 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
Dec_mh_r 7 , 1992, at the Village Hall and at which a quorum was
present and acting throughout, and that said copy,has been com-
pared by me with the original ordinance signed by the Village
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 7th day of December , 1992.
( SEAL)
dw
WIMige Clerk
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EXHIBIT A
The boundaries of the Area are legally described as:
That part of the southwest 1 of Section 28, the southeast 1 of Section
29, the northeast 1 of Section 32 and the northwest I 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 26; 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. Yon 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 I, 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
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west a distance of 2)).22' more or less; thence northwest of aforesaid
line 105° 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 centerline 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.
LEGAL 3258535
80UTH ADDITION TO VILLAGE CENTER T.I.P. DISTRICT
That part of the northwest and southwest quarters of Section 33 and
the northeast quarter of section 32, Township 43 North, Range 120
East of the third principal meridian described as follows:
Commencing at a point of intersection of the east right -of -way line
of Waukegan Road and a point directly east of the northeast corner
(abuts Waukegan Road) of Lot 19, Owner's First Addition to
Deerfield, Recorded September 25, 191S as Document 161061; thence
west to aforementioned corner and continuing due west a distance of
277.22' more or less; thence northwest of aforesaid line 105' 22'
23" a distance of 51.881; thence northerly to the southeast corner
of Lot 1, Woodman's Resubdivision; thence westerly to the soutbvest
corner of Lot 3, Katty's Resubdivision; thence soutb along the vest
property line of said Lot 3 if extended a distance of 10.30';
thence south 23' B a distance of 356.9S' to a point vbicb is 30S'
easterly of the center line of the right -of -vay of the Chicago,
Milwaukee, 8t. Paul and Facifio 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 if
extended of the easterly section of Central Avenue; thence due vest
to the southwest right-of-way line of said railway; thence
southeasterly along said right -of -way to a point directly vest of
the north right -of -way line of Kates Road; thence east along *said
right -of -way to the center line of Waukegan Road; thence
southeasterly along said center line a, distance of 280 feet; thence
easterly along a line perpendicular to the northeast right -of -vay
line of Waukegan Road; thence northwesterly along said right -of -way
to the point of beginning,, all in the Village of Deerfield, County
of Lake. State of 7llinoi4. /Q
EXHIBIT B
PROPOSED REDEVELOPMENT PLAN
VILLAGE CENTER PROJECT AREA
SEPTEMBER 1992
VILLAGE OF DEERFIELD
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'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. The vacancy of the 52 acre Sara Lee Bakery facility,
directly south of the Village Center, has intensified the need for a coordinated
redevelopment plan in this area.
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. In 1992, the
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 a significant need 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 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 preservation 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 businesses
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 the
exception of the South Addition, the boundaries are coterminous with the existing
boundaries of the Village Center.
The 140 acre Redevelopment District is divided into six sections, which are known as
Northwest, Northeast, Southeast, Southwest, Tracks -West, and South Addition. .
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
commuter train station and parking facilities.
South Addition
The South Addition section is a 52 acre area bounded by the railroad on the
west. Kates Road on the south. Waukegan Road on the east and the northern
public street and railroad rights -of -way.
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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 the owners and developers with general guidelines within
which to develop, redevelop or improve their properties.
2. Develop a plan for signage, greenery, lighting, street furniture, paving,
color and other aesthetic considerations 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 utilization 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 properties 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 established to
guide redevelopment within the Village Center Project Area:
1. Encourage development of vacant and under - utilized properties.
2. Reduce and /or eliminate blighting conditions.
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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.
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 Redevelopment Area.
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
1 1/2 acres and in respect to which the municipality has made a finding that
there exist conditions which cause the area to be classified as an industrial park
conservation area or 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; deterioration; illegal use of
individual structures; presence of structures below minimum code standards;
abandonment; excessive vacancies; overcrowding of structures and community
facilities; lack of ventilation, light or sanitary facilities; inadequate utilities;
excessive land coverage; deleterious land use or layout; depreciation of physical
maintenance; lack of community planning; is detrimental to the public safety,
health, morals or welfare and such an area may become a blighted area."
The 1986 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.
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DILAPIDATION
9 of the 110, or 8.2 %, of 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 Redevelopment Area were found
to be obsolete.
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 OF 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.
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'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 established and developed
prior to the adoption of the Village's first Comprehensive Plan in 1957.
The properties in the South Addition section of the Redevelopment Area exhibit
dilapidation, obsolescence, deterioration, structures below minimum code standards,
excessive vacancies and depreciation of physical maintenance. The presence of
asbestos, as well as out -dated processing and storage equipment limit the opportunities
for reoccupancy and /or redevelopment.
AGE
55 of the 103, or 53.4 %. of the structures within the Redevelopment Area are 35
,years old or older.
DILAPIDATION
7 of the 103, or 6.8 %. of the various structures within the Redevelopment Area
exhibit various degrees of dilapidation.
OBSOLESCENCE
26 of the 103, or 25.27o. of the structures within the Redevelopment Area were found
to be obsolete.
DETERIORATION
39 of the 103, or 37.9 %. of the structures within the Redevelopment Area exhibit
various degrees of deterioration.
ILLEGAL USE OF STRUCTURE
5 of the 103, or 4.9 %. of the structures within the Redevelopment Area contain non_
-
conforming _uses.
BELOW CODE OF STANDARDS
85 of the 103, or 82.5 %, of the structures within the Redevelopment Area were found
to be below minimum code standards.
3258535
/7
6
EXCESSIVE VACANCIES
6 of the 103, or 5.8 %. of the structures within the Redevelopment Area were found
to be vacant.
OVERCROWDING OF STRUCTURE
3 of the 103, or 2.9 %. of the structures within the Redevelopment Area exhibit some
degree of overcrowding.
INADEQUATE UTILITIES '
4 of the 103, or 3.9 %. of the structures within the Redevelopment Area exhibited the
above mentioned characteristics.
DEPRECIATION OF PHYSICAL MAINTENANCE
22 of the 103, or 21.4 %. of the structures within the Redevelopment Area appear to
lack an on -going maintenance program.
DELETERIOUS LAND USE OR LAYOUT
41 of the 171, or 23.9 %. of the parcels within the Redevelopment Area are poorly
used or poorly configured.
EXCESSIVE LAND COVERAGE
38 of the 103, or 36.9 %. of the applicable parcels within the Redevelopment Area
exceed permissible land coverage.
LACK OF COMMUNITY PLANNING
65 of the 171, or 38.0 %. of the parcels within the Redevelopment Area demonstrate a
lack of community planning. Most of the parcels were established and developed
prior to the adoption of the Village's first Comprehensive Plan in 1957,
REDEVELOPMENT 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 configuration 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, disposition of sites for development, and construction
of the following public improvements.
Road Projects
1. Southwest Section 3258535
/8
7
• 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.
e. Install left hand turn lane for northbound Waukegan Road traffic
turning west on Osterman Avenue.
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.
6. South Addition Section
a. Install an interior road to facilitate access and narking, and to
provide a connection of Osterman or Central Avenues with Kates
Road.
b. Construct a left -hand turn lane for northbound Waukegan Road
traffic turning, west on Kates Road.
C. Lengthen left -hand turn lane for eastbound Kates Road traffic
d. Construct a new intersection with Waukegan Road at a point
somewhere between Central Avenue and Kates Road.
e. Construct access tunnel under railroad for vehicular access to
Public Works /Park District Facilitv and pedestrian access to
Bric4ards Park.
Storm and Sanitary Sewer Replacement and Upgrading
1. Southwest Section
a. Osterman Avenue from Waukegan Road to - Elm Street.
8 3258535
R
a
b. Central Avenue from Waukegan Road to Waverly Court.
C. Waverly Court from Central Avenue to Osterman Avenue.
2. South Addition
a. Upgrade existing ganitary and storm sewers in area.
b. Construct new utilities to serve redevelopment, if necessary
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, including decked and
underground structures.
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, including the Senior Center,
Post Office, Library and Village Hall.
h. Demolition of obsolete structures.
i. Miscellaneous street furniture.
}� Construct public safety facilities (fire station and/or police
station.
k. Construct pedestrian and bicycle paths.
1. Integrate or facilitate connections to railroad and transportation
systems of the future.
M. Construction and improvement of public park areas.
n. Installation of Opticom or other traffic signal coordination
s sy tem.
o. Improvements at the Deerfield Cemetery.
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
q 3258535
A
• 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 generaf 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:
1. 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 remodeling 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 obligations 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 36 months
thereafter and including reasonable reserves related thereto;
6. All or a portion of a taxing district's capital costs resulting 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 municipality 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,
10 3258535
a1
renovation or rehabilitation of a redevelopment 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 available 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 the 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 obligations providing for
reserves, sinking funds and anticipated redevelopment project 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 the 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 of 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;
3258535
��
0? 01
• A mortgage on part or all of the redevelopment project; to the extent
perm-itted 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.
SOURCE 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.
3258333
013
12
' ASSESSED VALUATIONS
The most recent equalized assessed valuation (1985) for the Redevelopment Project
Area is $9,896,435. The projected assessed valuation after redevelopment is estimated
to be $15,175,380. Attached are lists of both current and projected assessed
valuations by sections of the project area. The most recent equalized assessed
valuation (1991) for the South Addition to the Redevelopment Project Area is
53.439.565. The oroiected assessed valuation of the South Addition after
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 stimulation 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. Consistent with the
Village's long standing policies, this reinforcement is judged important to the re-
establishment of the "regional draw" of the Project Area. As the "Core Area" is
strengthened, redevelopment resources will then be concentrated 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 alternative 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 governmental 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.
3258535
R4
13
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.
3258535
as
14
• '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 be 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 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.
3258535
1b.
15
MADEOUATE UTILITIES
Deficiencies in the capacity or condition of infrastructure which services a property or
area, in 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.
3258531$
16
EXHIBIT
The boundaries of the Area are legally described as:
That part of the southwest } of Section 28,. the southeast I of Section
29, the northeast 1 of Section 32 and the northwest } 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 26; 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. Yon 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
Subdivisi.on; 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
3258535
A9
west a distance of 277.22' more or less; thence northwest of aforesaid
line 105° 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 2301 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.
LEGAL
SOUTH ADDITION TO VILLAGE CENTER T.I.F. DISTRICT
That part of the northwest and southwest quarters of Section 33 and
the northeast quarter of section 320 Township 43 North, Range 12,
East of the third principal meridian described as follows:
Commencing at a point of intersection of the east right -of -way line
of Waukegan Road and a point directly east of the northeast corner
(abuts Waukegan Road) of Lot 19, Owner's First Addition to
Deerfield, Recorded September 25, 1915 as Document 161061; thence
west to aforementioned corner and continuing due west a distance of
277.22' more or less; thence northwest of aforesaid line 1050 22'
23" a distance of $1.8811; thence northerly to the southeast corner
of Lot 1, Woodman's Resubdivision; thence westerly to the southwest
corner of Lot 3, Hatty's Resubdivision; thence south along the west
property line of said Lot 3 if extended a distance of 10.300';
'thence south 23' E 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 3001; 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 if
extended of the easterly section of Central Avenue; thence due west
to the southwest right -of -way line of said railway; thence
southeasterly along said right -of -way to a point directly west of
the north right -of -way line of Rates Road; thence east along said
right -of -way to the center line of Waukegan Road; thence
southeasterly along said center line a distance of 28.0 feet; thence
easterly along a line perpendicular to the northeast right -of -way
line of Waukegan Road; thence northwesterly along said right -of -way
to the point of beginning, all in the Village of Deerfield, County
of Lake, state of Illinois. 3258535 .30
1-
N
1 /lilt. 111111 •�.
111111 1111'111 ♦.,,,,,
I 111111
i Illllh.
11111'if I'lll.
MIAMI.
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LEGEND
SYMBOL qST. PERMITTED USES = �__
p.l SINGLE FAMILY DISTRICT __
O[ 1.a1I.lC..i1/ Y• Kt11f0111 a1/ _ _
R.2 SINGLE FAMILY DISTRICT = =�
. IF
CENTRAL A
LEGEND
SYMBOL
-MaP 3
PERMITTED USES
R•1
SINGLE FAMILY DISTRICT
LM
R-2
? 0
LAND USE PLAN
SINGLE FAMILY DISTRICT
R•4
JEWETT
Village Center
PARK APP
T Si
1
4
c-i
..".off v,.m
C•2
Tax Increment District
C-3
LIMITED COMMERCIAL OFFICE
1
1.1
OFFICE, RESEARCH. RESTRICT.
INDUSTRY
t. =....
1-2
LIMITED INDUSTRIAL
.". - - ... —
. IF
CENTRAL A
LEGEND
SYMBOL
-MaP 3
PERMITTED USES
R•1
SINGLE FAMILY DISTRICT
LM
R-2
SINGLE FAMLy DISTRICT
LAND USE PLAN
SINGLE FAMILY DISTRICT
R•4
SINGLE Ik TWO FAMILY
-"I— "ga
Village Center
R-5
GENERAL RESIDENCE
c-i
..".off v,.m
C•2
Tax Increment District
. IF
CENTRAL A
See
Comprehensive Plan
109 ADM.
OLM
KIPLING
SCHOOL
1
Mu-JILU"
-_
ZE n � IC
L
P1 PUBLIC LA ND$
o"fts."S.- WLX J LAKE-COOK ROAD
D
3258335
-312
LEGEND
SYMBOL
DIST.
PERMITTED USES
R•1
SINGLE FAMILY DISTRICT
LM
R-2
SINGLE FAMLy DISTRICT
R•3
SINGLE FAMILY DISTRICT
R•4
SINGLE Ik TWO FAMILY
-"I— "ga
R-5
GENERAL RESIDENCE
c-i
VILLAGE CENTER
C•2
OUTLYING COMMERCIAL
6. lo—,
C-3
LIMITED COMMERCIAL OFFICE
1
1.1
OFFICE, RESEARCH. RESTRICT.
INDUSTRY
t. =....
1-2
LIMITED INDUSTRIAL
.". - - ... —
See
Comprehensive Plan
109 ADM.
OLM
KIPLING
SCHOOL
1
Mu-JILU"
-_
ZE n � IC
L
P1 PUBLIC LA ND$
o"fts."S.- WLX J LAKE-COOK ROAD
D
3258335
-312
VILLAGE
CENTER REDELVOPMENT PLAN
OVERLAPPING TAXING BODIES'
SECTION
SUMMARY
EQUALIZED ASSESSED VALUATION (E.A.V.)
E.A.V. OF
% INCREMENT
MOST RECENT
INCREMENT DISTRICT
DISTRICT OF
TAXING BODY
E.A.V. (1986)
WITHIN TAXING BODY
(1986)
PROJECTED
$281.310.646
NUMBER OF
3.516%
SECTION
TOTAL E.A.V.
TOTAL E.A.V.
ACREAGE
PARCELS
3.761.614.702
NORTHEAST
11.106.768
$1.199.072
8.091
23
3.969%
NORTHWEST
31.741.369
$2.249.167
21.723
44
229.265.659
SOUTHEAST
31.410,490
$2.423.757
6.262
21
3.395%
SOUTHWEST
$5.634.224
$9.299.831
37.698
85
449.829.683
TRACKS -WEST
$4.664
$4,664
12.774
6
0.219%
TOTALS
69.696.436
816.176.380
84.649
178
Waassssasssasss
sssssasasxssss
ssasssss
ssasss=$
VI
ot
NOTE: PROJECTED VALUES ARE
EXPRESSED IN 1986 DOLLARS
VILLAGE CENTER - TIF
OVERLAPPING TAXING BODIES'
EQUALIZED ASSESSED VALUATION (E.A.V.)
E.A.V. OF
% INCREMENT
TAXING BODIES'
INCREMENT DISTRICT
DISTRICT OF
TAXING BODY
E.A.V. (1986)
WITHIN TAXING BODY
TAXING BODY
SCHOOL DISTRICT 0109
$281.310.646
69.696.435
3.516%
HIGH SCHOOL DISTRICT 0113 .
830.069.438
9.896.435
1.192%
JUNIOR COLLEGE DISTRICT 0632 .
3.761.614.702
9.896.435
0.263%
VILLAGE OF DEERFIELD
249.350.557
9.896.435
3.969%
DEERFIELD PUBLIC LIBRARY
249.360.667
9.896.435
3.969%
DEERFIELD PARK DISTRICT
229.265.659
9.696.435
4.317%
OEERFIELD- BANNOCKBURN FIRE• PROTECTION DISTRICT
291.496.668
•9.896.435
3.395%
HIGHLAND PARK MOSQUITO ABATEMENT DISTRICT
768.024.329
9.896.435
1.289%
WEST DEERFIELD TOWNSHIP
449.829.683
9.896.435
2.200%
LAKE COUNTY FOREST PRESERVE
4.521.788.566
9.896.435
0.219%
LAKE COUNTY
4.621.788.666
9.898.436
0.219%
r
VILLAGE CENTER - TIF AMFNEMENT
OVERLAPPING TAXING BODIES'
EQUALIZED ASSESSED VALUATION (E.A.V.)
TAXING BODY
SCHOOL DISTRICT #109
HIGH SCHOOL DISTRICT' #113 . .
JUNIOR COLLEGE DISTRICT #532
VILLAGE OF DEERFIELD .
.
DEERFIELD PUBLIC LIBRARY . . .
DEERFIELD PARK DISTRICT
DEERFIELD- BANNOQCBURN FIRE PROTECTION DISTRICT .
SOUTHLATE MOSQUITO ABAT31M DISTRICT
WEST DEERFIELD TOWNSHIP .
LAKE COUNTY FOREST PRESERVE . .
LAKE COUNTY .
Ca
N
cn
w Co
W
C1.1
1991 E.A.V. OF NEW
IM04E JT DISTRICT' % INC UM"
TAXING BODIES' WITHIN TAXING BODY DISTRICT OF
E.A.V. (1991) (SARA LEE) TAXING BODY
$602,445,081
$3,439,565
0.571%
1,696,541,542
3,439,565
0.203 %,
9,101,002,406
3,439,565
0.038%
522,438,968
3,439,565
0.658%
522,438,968
3,439,565
0.658%
488,868,648
3,439,565
0.704%
593,345,527
3,439,565
0.580%
1,548,081,045
3,439,565
0.222%
1,051,693,203
3,439,565
0.327%
9,689,471,334
3,439,565
0.035%
9,689,471,334
3,439,565
0.035%
e
VIb1AGE G-ATER IlI'vEW10PMETT PLAN
lrETIMATII PR!UIrr IMI ROVE)MET'I
COSTS
SECf10N
IMI'ROt'FMINI'
ROADS:
NORMWEST
NORINFAST
SOU7HFAST
SOlI17 *'EST
SOUTH
7RAIXSAEST
ACCESS AVENUE
ADDITION TOTAL
CENTRAL AVENUE
INTERSECTION- DEE FIELD & WAUKEGAN
$130,000
0
f0
0
f0
$385,000
$0
ROADS
INTERIOR ROADWAY
27,000
27,000
0
27,000
286,000
$0
0 0
JOURNAL PLACE
0
180,000
0
27,000
0 0
OS71EW AVENUE
150,000
0
p
0
500,000
EM
ROSARY TERRACE
0
0
0
0
00
0
R'AVERIY STREET
0
0
233,000
338,000
0 0
TURN I NG LANES
0
0
0
0
0 0
ACCESS njJ' F], UNDER RR TO PUBLIC 1NORI(S/PAtX
0
0
50,000
166,000
5p�ppp
0 0
SUBTOTAL
0
0
0
0
0 250,000
0 1,000,000
STORM & SANITARY SEWERS:
307,000
207,000
310,000
1,252,000
0 1,750,000
ADJACENT CENTRAL AVENUE
$3,826,0(
ADJAC EMr OSTERMAE( AVENUE
0
0
0
ADJACENT WAVE72LY S7REgr
0
0
0
96,000
0 0
CONSTRUCTION AND UPGRADES
0
0
0
114,000
0 0
0
0
0
35,000
0 0
SUB70TAL
0
0 400,000
LAID ACIIUISITJCXN AND SITE PRFRARATICN:
0
0
0
215,000
0 400,000 $645,001
SUBTOTAL
1,750,000
1,750,000
1'750-000 + ,000
107509000
1,7509000
1,750,000
STREET S(APE:
1,750,000
1,750,000
1,750,000
1,750,000
0 11750,000
PLAN
(8,750,000
IMPROVE SIDENALKS TO A 10' WIDTH
5,000
5,000
5,000
NDN WALKWAYS
UPDATE STREET LIGHTING
65,000
5,000
65,000
0
65,000
5,000
65,000
0 99000
5,000
RELOCATE UTILITIES UNDERGROUND
62,500
62,500
0
61,500
25,000
0 15,000
S7REETSCAPE MEN ITIES
87,500
87,500
87,500
6Y,�
87,500
0 0
LANDSCAPING
15,000
15,000
10.000
10,000
10,000 120,000
SUBTO'T'AL
15.000
15,000
15,000 50,000
PARKING;
250,000
245,000
245,000
145,000
30,000 219,000
aWER CIAL AND C�BP�R
$1,231,000
SUBTOTAL
212,500
212,500 +
212,500
212,500
50,000 300,000
IMPROV
C7HER EMLNTS:
212,500
212,500
212,500
212,500
50,000 300,000
al%&IITR STATION
$1,200,000
BUS STOp
0
0
0
RELOCATE FIRE HYDRANTS
2,000
2,000
2000
0
25,000 0
FACADE RE WILITATION
PUBLIC SAFELY FACILITY
4 +500
50,000
4,500
50,000
4'S�
2'000
4,500
0 5,000
0
C)ONNECTICNS TO TRANSPORTATION SYSTEMS
0
0
50,000
50000
0 0
p
OPTICCM TRAFFIC SIGNAL COORDINATION
0
0
p
0
0
0 3,500,000
CONSTRUCTION OF PUBLIC PARK AREAS
15,000
15,000
15,000
0
15,000
0 500,000
SUBTOTAL
0
0
0
0
5.000 25,000
• 0 250,000
PROGRAM AEMIN1S7RATION COSTS;
71'500
71,500
71,500
71,500
30,000 4,280,000
LEGAL
!1,596,000
CONSULTANT
BOND OI NSEL
5,000
2,000
51000
5,000
5,000
5,000
AEMINIS7RATICN
3,000
2,000
3,000
2.000
3000
2 000
+
51000
2,000 5,000
1>ESIC OpSTS
7,500
5,
,
3, 000
7
3.000 3,000
SUBTOTAL
5,000
000
5,000
00
7,500 7,500
5,000
22,500
22,500
22,500 22,500
5,000
22,500
$2,613,500 $2.508,500 $2,6 $3 7 15,500 (138,000
-- - --
TCn'AL
+ $132,500
$8,721,500 --
NOTES: 1) 7TIESE ESTIMATED COSTS MAY BE RELOCATED TO AN 120.3 98 ,000
APPROPRIATE TO 1MPl.FMFNT THE CYIHIR SEXTION OR LINE AS - ---- --
-------____=
2) O7NSTRU TION CASTS ARE SUBJECT' TO THE ENGINEERING OBJECTIVES;
4) SOM ADDITION 3) NON-CONSTRUCTION COSTS ARE SUBJECT TO THE ONdSLMM PRICE INDEX$ BASE BVALU!` 6 -4200
5) SOUTH ADDITION NC1NN�7NSTRUCTIOON� ARE SUBJECT TO THE ENGINEERING NI)NS
OOS7S ARE SUBJECT 7O 1TIE CON RECORD INDF](,BASE VALUE 4990
SIMMIIR PRICE INDEJ(, BASE VALUE--423
3258535
36
Approved on May 18, 1992 - Ordinance No. 0 -92 -27
POSSIBLE DEVELOPMENT AREA
FORMER SARA LEE BAKERY FACILITY
Because this privately owned property
is uniquely located within the Village,
its redevelopment offers the Village
an opportunity to control the planning
for the area so as to strengthen the
Village as a whole and minimize
potentially adverse impacts.
Specifically, the following objectives
will be sought regarding this area
as well as all other applicable
recommendations included in this plan:
IT.1
1. Planned Development Preferred
Use of the planned development concept in this area is
strongly preferred.
2. Preferred Land Use
The redevelopment of this parcel with a variety of
housing types is preferred, including high density'
rental housing, thereby supplementing the existing
housing stock, expanding the range of housing options,
and providing potential customers for Village Center*
businesses. The Village should take those steps
necessary to encourage and facilitate the residential
;development of this property.
3. Incompatible Land Uses
The Village strongly desires to contain and strengthen
the existing business and office districts and to prevent
strip commercial development. Retail development of the
fifty acre parcel could adversely impact both the Village
Center* and outlying commercial districts. Similarly,
office development of the entire site has the potential
of creating traffic problems due to limited access to,
major streets. Therefore, the redevelopment of the Sara
Lee site as an office park or as commercial development
or combination of office and commercial uses is not
recommended.
While the Sara Lee Baking facility has
manufacturing use, the redevelopment
property for other manufacturing uses is
3258535
37
been a desirable
or reuse of the
not recommended.
The character of the area around the facility has changed
since it was built. The area was originally one of
industrial uses. Today those uses have been replaced by
uses of a residential nature or uses which are more
compatible with nearby residential uses.
4. Other Considerations
The Village recognizes that conditions may exist which
make it desirable to redevelop the property with uses
other than residential or in combination with residential
uses. Only those uses which can demonstrate that they
will not adversely impact traffic within the Village and
will have a positive impact on the Village Center* and
other commercial areas of the Village should be
encouraged. Any such developments should be done in
conformance with all of the recommendations below and all
other applicable recommendations included in the Plan.
5. Integration with "South of Commons "*
Due consideration should be given to the integration of
the area designated "Possible Development Area 1" with
the redevelopment of the Sara Lee property. Access to
the road network should be provided. Consideration
should be given to the possible expansion of commercial
uses into the area lying south of the Commons Shopping
Center.
6. Access
A. Access to Waukegan Road and Kates Road should be
limited and located with respect to safety. No
additional access points on Kates Road should be
permitted and access to Waukegan Road should be
restricted.
B. Any redevelopment of this site should include road
connections to the north so as to integrate the
site with the area to the north.
C. Pedestrian and bicycle paths should be provided to
facilitate access to the shopping areas, community
facilities, railroad station, and schools located
to the north of the subject property.
D. Provisions should be included in any plan for the
site to facilitate connections or integration into
any transportation systems of the future.
E. Adequate screening and buffering from the railroad
tracks should be required. Measures should be
taken to ensure that employees or residents of the
Sara Lee property cannot access the park area to
the west of the railroad tracks inappropriately.
_2_ 3258535
38
7. Utilities
A. All utilities
underground.
should be required- to be located
B. The continued use of the existing sewage treatment
plant on the site should be evaluated.
C. All utility connections should be done in
accordance with all applicable regulations. Any use
of well water should be closely monitored and
allowed only for industrial use.
D. Appropriate storm water control measures should be
followed and any storm water detention or retention
facility developed on the site should be done so
that it becomes an amenity and not an eyesore.
8. Open Space
A. Any redevelopment of
of permanent, usable
open spaces include
gardens.
the site should include areas
open space. Examples of such
employee recreation areas and
B. If the property is to be developed residentially,
adequate open space should be required. Because
the area would become a "neighborhood" in its own
right and because of the nature of Kates and
Waukegan Roads, a park area should be required as
part of the site planning.
C. Attractive landscaped entries should be provided
and the generous setback from Waukegan Road should
be maintained.
9. Creative Development
The Village strongly encourages high quality innovative
and creative development of this property. It is
extremely important that the potential of this property
not be sacrificed to conventional subdivision and
development controls and patterns. Because of the unique
problems inherent in redeveloping a manufacturing site,
the Village should take steps to create those mechanisms
which would permit a variety of housing types including
high density* housing.
10. High Quality Development
Existing development in the Village is characterized by
the high quality of design and materials used, a large
amount of open space, and generous and attractive
landscaping. Maintenance and continuation of this type
of development is strongly desired for its high aesthetic
value and its compatibility with the residential
character of the Village.
-3- 3258535
39
^
M
7. Utilities
A. All utilities
underground.
should be required- to be located
B. The continued use of the existing sewage treatment
plant on the site should be evaluated.
C. All utility connections should be done in
accordance with all applicable regulations. Any use
of well water should be closely monitored and
allowed only for industrial use.
D. Appropriate storm water control measures should be
followed and any storm water detention or retention
facility developed on the site should be done so
that it becomes an amenity and not an eyesore.
8. Open Space
A. Any redevelopment of
of permanent, usable
open spaces include
gardens.
the site should include areas
open space. Examples of such
employee recreation areas and
B. If the property is to be developed residentially,
adequate open space should be required. Because
the area would become a "neighborhood" in its own
right and because of the nature of Kates and
Waukegan Roads, a park area should be required as
part of the site planning.
C. Attractive landscaped entries should be provided
and the generous setback from Waukegan Road should
be maintained.
9. Creative Development
The Village strongly encourages high quality innovative
and creative development of this property. It is
extremely important that the potential of this property
not be sacrificed to conventional subdivision and
development controls and patterns. Because of the unique
problems inherent in redeveloping a manufacturing site,
the Village should take steps to create those mechanisms
which would permit a variety of housing types including
high density* housing.
10. High Quality Development
Existing development in the Village is characterized by
the high quality of design and materials used, a large
amount of open space, and generous and attractive
landscaping. Maintenance and continuation of this type
of development is strongly desired for its high aesthetic
value and its compatibility with the residential
character of the Village.
-3- 3258535
39
�" �• puf003 /13 -3 /23788 /saturn
V�
11/11/92 - 1320
ORDINANCE NO. 0 -92 -54
ORDINANCE ADOPTING AND APPROVING A TAX INCREMENT REDEVELOP-
MENT PLAN AND A TAX INCREMENT REDEVELOPMENT PROJECT FOR THE
VILLAGE OF DEERFIELD, ILLINOIS
WHEREAS, the Village of Deerfield, Illinois (the
"Village ") desires to implement tax increment allocation financing
pursuant to the Tax Increment Allocation Redevelopment Act, as
amended, constituting Division 74.4 of Article 11 of the Illinois
Municipal Code (hereinafter referred to as the "Act "), for a pro-
posed redevelopment project (the "Redevelopment Project ") within
the municipal boundaries of the Village of Deerfield and within a
proposed redevelopment project area (the "Redevelopment Project
Area ") described in Exhibit A of this ordinance, which area con-
stitutes, in the aggregate, more than one and one -half acres; and
WHEREAS, the President and Board of Trustees of the
Village of Deerfield adopted and approved a report prepared on be-
half of the Village entitled "Village of Deerfield, Redevelopment
Plan, Village Center Project Area, October, 1986" (the 111986
Plan ") pursuant to an ordinance adopted on December 15, 1986; and
WHEREAS, the Village now desires to amend the 1986 Plan
to include within the Redevelopment Project Area properties not
included within the 1986 Plan; and
WHEREAS, a report was prepared on behalf of the Village
entitled "Village of Deerfield, Proposed Redevelopment Plan,
Village Center Project Area, September, 199211, which amends the
1986 Plan and constitutes the Redevelopment Plan required by the
Act (the "Redevelopment Plan "); and
0
WHEREAS, pursuant to Section 11- 74.4 -5 of the Act, a
joint review board was convened on August 20, 1992 and reconvened
on September 1, 1992, to consider the proposal to designate the
proposed Redevelopment Project Area under the Act, and the joint
review board has filed with the Village Clerk its advisory recom-
mendation with respect to the eligibility of the proposed Redevel-
opment Project Area for designation under the Act; 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 Redevelopment'
Plan and the Redevelopment Project, and the designation of the Re-
development Project Area, on September 21, 1992 which was ad-
journed and recovened on October 5, 1992, at the Village Hall
located at 850 Waukegan Road in Deerfield, Illinois; 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 to 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 August
8, 1992 and to the taxpayers within the proposed Redevelopment
Project Area by certified mail on or before September 11, 1992,
and by publication in the "Deerfield Review" on August 27, 1992
and September 10, 1992; and
WHEREAS, the Redevelopment Plan sets forth the factors
of deterioration and decline in the proposed Redevelopment Project
Area which qualify it as a "blighted area" and a "conservation
area" pursuant to Sections 11- 74.4 -3(a) and 11- 74.4 -3(b) of the
-2-
I
Act, and the President and Board of Trustees have reviewed the in-
formation concerning a blighted area and a conservation area pre-
sented at the public hearing and have reviewed other studies and
is generally informed of the conditions of a blighted area and a
conservation area in the proposed Redevelopment Project Area as
said terms "blighted area" and "conservation area" are used in the
Act; and
WHEREAS, the President and Board of Trustees have re-
viewed the conditions pertaining to the lack of private investment
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 Re-
development Plan and the proposed Redevelopment Project; and
WHEREAS, the President and Board of Trustees have re-
viewed the conditions pertaining to the real property in the pro-
posed Redevelopment Project Area to determine whether contiguous
parcels of real property and improvements thereon in the proposed
Redevelopment Project Area would be substantially benefited by the
proposed Redevelopment Project improvements; and
WHEREAS, the President and Board of Trustees have re-
viewed the proposed Redevelopment Plan, the proposed Redevelopment
Project and the comprehensive plan for development of the Village
as a whole,to determine whether the proposed Redevelopment Plan
and the proposed Redevelopment Project conform to the comprehen-
sive plan of the Village;
MC
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 makes the following findings:
(a) The area constituting the proposed Redevelopment
Project Area in the Village is described as set forth in the
attached Exhibit A.
(b) The finding of conditions which caused the original
Redevelopment Project Area as described in the 1986 Plan to
be classified as a "conservation area" as defined in Section
11- 74.4 -3(b) of the Act is hereby reaffirmed and readopted.
(c) There exist conditions that cause the properties
proposed to be added to the original Redevelopment Project
Area to be classified as a "blighted area" as defined in
Section 11- 74.4 -3(a) of the Act. These conditions are speci-
fied in the Redevelopment Plan. The improved area to be
added to the Redevelopment Project Area is within the bound-
aries of the proposed Redevelopment Project Area as described
in Exhibit A which is located within the territorial limits
of the municipality. Because of a combination of 5 or more
of the following factors: age; dilapidation; obsolescence;
deterioration; illegal use of individual structures; presence
of structures below minimum code standards; excessive vacan-
cies; overcrowding of structures and community facilities;
lack of ventilation, light or sanitary facilities; inadequate
utilities;. excessive land coverage; deleterious land use or
-4-
layout; depreciation of physical maintenance; lack of commun-
ity planning, it is hereby found to be detrimental to the
public safety, health, morals or welfare.
(d) The proposed Redevelopment Project Area as a whole
has not been subject to growth and development through in-
vestment by private enterprise, and would not reasonably be
anticipated to be.developed without the adoption of the pro-
posed Redevelopment Plan.
(e) The proposed Redevelopment Plan and the proposed
Redevelopment Project conform to the comprehensive plan for
the development of the Village as a whole.
(f) The parcels of real property in the proposed Rede-
velopment Project Area are contiguous, and only those con-
tiguous parcels of real property and improvements therein
which will be substantially benefitted by the proposed Rede-
velopment Project improvements are included in the proposed
Redevelopment Project Area.
(g) The estimated date for final completion of the Re-
development Project is October 1, 2009.
(h) The estimated date for retirement of obligations
incurred to finance Redevelopment Project costs is not later
than October 1, 2009.
Section 2. The Redevelopment Plan and the Redevelopment
Project are hereby adopted and approved. A copy of the Redevelop-
ment Plan is attached hereto as Exhibit B and made a part hereof
by reference thereto. Said Redevelopment Plan describes the Re-
development Project.
-5-
Section 3. The Village Clerk be and is hereby directed
to publish this ordinance in pamphlet form and to file,a certified
copy of this ordinance with the County Clerk of Lake County.
Section 4. This ordinance shall become effective in the
manner provided by law.
Adopted and approved this 7th day of December , 1992,
by roll call vote as follows:
Ayes: Ehlers, Marovitz, Rosenthal, Seidman, Swanson (5)
Nays: None (0)
Absent: Swartz (1)
Approved:
T •
President
( SEAL)
Published in pamphlet form this 7th day of December ,
1992.
cm
M - Mal. 1 � . i_IL_�ir_s e Clerk
c
CERTIFICATE
I, Robert D. Franz, Village Clerk of the Village of
Deerfield, Illinois hereby certify that the 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 7 , 1992, at the Village Hall and at which a quorum was
present and acting throughout, and that said copy has been com-
pared by me with the original ordinance signed by the Village
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 7th day of December_, 1992.
VilXate Clerk
( SEAL)
-7-
EXHIBIT A
The boundaries of the Area are legally described as:
That part of the southwest 1 of Section 28, the southeast 1 of Section
29, the northeast i of Section 32 and the northwest 1 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 26; 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. Yon 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.l 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
519 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 211.22' more or less; thence northwest of aforesaid
line 105° 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 °E 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.
LEGAL
SOUTH ADDITION TO VILLAGE CENTER T.I.F. DISTRICT
That part of the northwest and southwest quarters of Section 33 and
the northeast quarter of section 32, Township 43 North, Range 12,
East of the third principal meridian described as follows:
Commencing at a point of intersection of the east right -of -way line
of Waukegan Road and a point directly east of the northeast corner
(abuts Waukegan Road) of Lot 19, Owner's First Addition to
Deerfield, Recorded September 25, 1915 As Document 161061; thence
west to aforementioned corner and continuing due west a distance of
277.22' more or less; thence northwest of aforesaid line 1050 22'
2.3" a distance of 51.881; thence northerly to the southeast corner
of Lot 11 Woodman's Resubdivision; thence westerly to the southwest
corner of Lot 3, Natty's Resubdivision; thence south along the west
property line of said Lot 3 if extended a distance of 10.30';
thence south 230 E 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
25S' to the northeast right -of -way line of said railway; thence
northwesterly along said right -of -way line to the center line if
extended of the easterly section of Central Avenue; thence due west
to the southwest right -of -way line of said railway; thence
southeasterly along said right -of -way to a point directly vest of
the north right- of-way line of Rates Road; thence east along said
right -of -way to the center line of Waukegan Road; thence
southeasterly along said center line a distance of 260 feet; thence
easterly along a line perpendicular to the northeast right -of -way
line of Waukegan Road; thence northwesterly along said right -of -way
to the point of beginning, all in the Village of Deerfield, County
of Lake, State of Illinois.
EXHIBIT B
PROPOSED REDEVELOPMENT PLAN
VILLAGE CENTER PROJECT AREA
SEPTEMBER 1992
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. The vacancy of the 52 acre Sara Lee Bakery facility,
directly south of the Village Center, has intensified the need fora coordinated
redevelopment plan in this area.
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. In 1.992, the
Comprehensive Plan was amended to include the Sara Lee property as a Possible
Development Area.
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 a significant need 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 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 preservation 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 businesses
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 the
exception of the South Addition, the boundaries are coterminous with the existing
boundaries of the Village Center.
The 140 acre Redevelopment District is divided into six sections, which are known as
Northwest, Northeast, Southeast, Southwest, Tracks -West, and South Addition.
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
commuter train station and parking facilities.
South Addition
The South Addition section is a 52 acre area bounded by the railroad on the
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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 the owners and developers with general guidelines within
which to develop, redevelop or improve their properties.
2. Develop a plan for signage, greenery, lighting, street furniture, paving,
color and other aesthetic considerations 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 utilization 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 properties 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 established to
guide redevelopment within the Village Center Project Area:
1. Encourage development of vacant and under - utilized properties.
2. Reduce and /or eliminate blighting conditions.
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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.
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 Redevelopment Area.
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
1 1/2 acres and in respect to which the municipality has made a finding that
there exist conditions which cause the area to be classified as an industrial park
conservation area or 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; deterioration; illegal use of
individual structures; presence of structures below minimum code standards;
abandonment; excessive vacancies; overcrowding of structures and community
facilities; lack of ventilation, light or sanitary facilities; inadequate utilities;
excessive land coverage; deleterious land use or layout; depreciation of physical
maintenance; lack of community planning; is detrimental to the public safety,
health, morals or welfare and such an area may become a blighted area."
The 1986 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.
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DILAPIDATION
9 of the 110, or 8.2 %, of 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 Redevelopment Area were found
to be obsolete.
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 OF 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.
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EXCESSIVE LAND COVERAGE
34 of the 1.10, 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 established and developed
prior to the adoption of the Village's first Comprehensive Plan in 1957.
The properties in the South Addition section of the Redevelopment Area exhibit
dilapidation, obsolescence, deterioration, structures below minimum code standards,
excessive vacancies and depreciation of physical maintenance. The presence of
asbestos, as well as out -dated processing _and storage equipment limit the opportunities
for reoccupancy and /or redevelopment.
A 1992 survey of properties within the Redevelopment Area demonstrates the
existence of the following_ factors:
AGE
55 of the 103, or 53.4 %, of the structures within the Redevelopment Area are 35
years old or older.
DILAPIDATION
7 of the 103, or 6.8 %, of the various structures within the Redevelopment Area
exhibit various degrees of dilapidation.
OBSOLESCENCE
26 of the 103, or 25.2 %. of the structures within the Redevelopment Area were found
to be obsolete.
DETERIORATION
39 of the 103, or 37.9 %, of the structures within the Redevelopment Area exhibit
various degrees of deterioration,
ILLEGAL USE OF STRUCTURE
5 of the 103, or 4.9 %, of the structures within the Redevelopment Area contain non -
conforming_ uses.
BELOW CODE OF STANDARDS
85 of the 103, or 82.5 %, of the structures within the Redevelopment Area were found
to be below minimum code standards.
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EXCESSIVE VACANCIES
6 of the 103, or 5.8 %, of the structures within the Redevelopment Area were found
to be vacant.
OVERCROWDING OF STRUCTURE
3 of the 103, or 2.9 %, of the structures within the Redevelopment Area exhibit some
degree of overcrowding
INADEQUATE UTILITIES
4 of the 103, or 3.9 %. of the structures within the Redevelopment Area exhibited the
above mentioned characteristics.
DEPRECIATION OF PHYSICAL MAINTENANCE
22 of the 103, or 21.4 %, of the structures within the Redevelopment Area appear to
lack an on- going_ maintenance program.
DELETERIOUS LAND USE OR LAYOUT
41 of the 171, or 23.9 %, of the parcels within the Redevelopment Area are poorly
used or poorly configured.
EXCESSIVE LAND COVERAGE
38 of the 103, or 36.9 %, of the applicable parcels within the Redevelopment Area
exceed permissible land coverage.
LACK OF COMMUNITY PLANNING
prior to the adoption of the Village's first Comprehensive Plan in 1957.
REDEVELOPMENT 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 configuration 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, disposition of sites for development, and construction
of the following public improvements.
Road Projects
1. Southwest Section
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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.
e. Install left hand turn lane for northbound Waukegan Road traffic
turniny, west on Osterman Avenue.
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.
6. South Addition Section
a. Install an interior road to facilitate access and parking, and nd to
b. Construct a left -hand turn lane for northbound Waukegan Road
traffic turning, west on Kates Road.
C. Lengthen left -hand turn lane for eastbound Kates Road traffic
turning north on Waukegan Road.
d. Construct a new intersection with Waukegan Road at a point
somewhere between Central Avenue and Kates Road.
e. Construct access tunnel under railroad for vehicular access to
Public Works /Park District Facili ' and pedestrian access to
Brickyards Park.
Storm and Sanitary Sewer Replacement and Upgrading
1. Southwest Section
a. Osterman Avenue from Waukegan Road to Elm Street.
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b. Central Avenue from Waukegan Road to Waverly Court.
C. Waverly Court from Central Avenue to Osterman Avenue.
2. South Addition
a. Upgrade existing g anitary and storm sewers in area.
b. Construct new utilities to serve redevelopment, if necessary
New Curbs, Sidewalks and Street Lighting - Throughout Redevelopment Area
a. New sidewalks with a minimum Kidth 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, including decked and
underground structures.
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, including the Senior Center
Post Office, Library and Village Hall.
h. Demolition of obsolete structures.
i. Miscellaneous street furniture.
L Construct public safety facilities (fire station and /or police
station.
k. Construct pedestrian and bic cicle paths.
1. Integrate or facilitate connections to railroad and transportation
systems of the future.
M. Construction and improvement of public park areas.
n. Installation of Opticom or other traffic signal coordination
system.
o. Improvements at the Deerfield Cemetery
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
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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:
1. 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 remodeling 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 obligations 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 36 months
thereafter and including reasonable reserves related thereto;
6. All or a portion of a taxing district's capital costs resulting 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 municipality 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,
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renovation or rehabilitation of a redevelopment 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 available 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 the 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 timd -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 obligations providing for
reserves, sinking funds and anticipated redevelopment project 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 the 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 of 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;
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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.
SOURCE 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.
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ASSESSED VALUATIONS
The most recent equalized assessed valuation (1985) for the Redevelopment Project
Area is $9,896,435. The projected assessed valuation after redevelopment is estimated
to be $15,175,380. Attached are lists of both current and projected assessed
valuations by sections of the project area. The most recent equalized assessed
valuation (1991) for the South Addition to the Redevelopment Project Area is
$3,439,565. The projected assessed valuation of the South Addition after
redevelopment is estimated to be $12.000.000.
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 stimulation 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. Consistent with the
Village's long standing policies, this reinforcement is judged important to the re-
establishment of the "regional draw" of the Project Area. As the "Core Area" is
strengthened, redevelopment resources will then be concentrated 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 alternative 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 governmental 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.
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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.
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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 be 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 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.
15
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.
16
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Map 1
PROJECT AREA
Village Center
Tax Increment District
109 ADM
BLDO
KIPLING
SCHOOL
0
DEER IEL
LAKE -COOK ROAD
F.
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Map 1
PROJECT AREA
Village Center
Tax Increment District
109 ADM
BLDO
KIPLING
SCHOOL
0
DEER IEL
LAKE -COOK ROAD
EXHIBIT
The boundaries of the Area are legally described as:
That part of the southwest 3 of Section 28, the southeast 3 of Section
29, the northeast I of Section 32 and the northwest 1 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 26; 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
W
west a distance of 277.22' more or less; thence northwest of aforesaid
line 105° 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.
LEGAL
SOUTH ADDITION TO VILLAGE CENTER T.I.F. DISTRICT
That part of the northwest and southwest quarters of Section 33 and
the northeast quarter of section 32, Township 43 North, Range 12,
East of the third principal meridian described as follows:
Commencing at a point of intersection of the east right -of -way line
of Waukegan Road and a point directly east of the northeast corner
(abuts Waukegan Road) of Lot 19, Owner's First Addition to
Deerfield, Recorded September 25, 1915 as Document 161061; thence
west to aforementioned corner and continuing due west a distance of
277.22' more or less; thence northwest of aforesaid line 1050 22'
23" a distance of 51.881; 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 10.301;
thence south 230 E 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 3001; 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 if
extended of the easterly section of Central Avenue; thence due west
to the southwest right -of -way line of said railway; thence
southeasterly along said right -of -way to a point directly west of
the north right -of -way line of Rates Road; thence east along said
right -of -way to the center line of Waukegan Road; thence
southeasterly along said center line a distance of 280 feet; thence
easterly along a line perpendicular to the northeast right -of -way
line of Waukegan Road; thence northwesterly along said right -of -way
to the point of beginning, all in the Village of Deerfield, County
of Lake, State of Illinois.
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PHASING PLAN
Village Center
Tax Increment District
-- ��I�l��llllll
KIPLING
SCHOOL
Commercial Development
Residential Development
1 Phase 1
2 Phase 2
See. Comprehen\\Plan _
is
L AKE-COOK ROAD
k
VILLAGE CENTER REDELVOPMENT PLAN
SECTION SUMMARY
NOTE: PROJECTED VALUES ARE EXPRESSED IN 1986 DOLLARS
VILLAGE CENTER - TIF
OVERLAPPING TAXING BODIES'
EOUALIZEO 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
$4.584
$4.664
12.774
5
TOTALS
89.898.435
$15.176.380
84.649
178
449,829,583
9.896.435
2.200%
LAKE COUNTY FOREST PRESERVE
4.521.788.566
NOTE: PROJECTED VALUES ARE EXPRESSED IN 1986 DOLLARS
VILLAGE CENTER - TIF
OVERLAPPING TAXING BODIES'
EOUALIZEO 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 0109
$281,310,646
$9.896 -.435
3.518%
HIGH SCHOOL DISTRICT 0113 . ..
830.069.438
9.896.435
1.192%
JUNIOR COLLEGE DISTRICT 0632 .
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- SANNOCKBURN 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
4.621.788,566
9,896,435
0.219%
OVERLAPPING TAXING BODIES'
1991 E.A.V. OF NEW
EQUALIZED ASSESSED VALUATION (E.A.V.)
INCREKENT DISTRICT*
% INCREKE V'T
TAXING BODIES'
WITHIN TAXING BODY
DISTRICT OF
TAXING BODY
E.A.V. (1991)
(SARA LEE)
TAXING BODY
SCHOOL DISTRICT #109
$602,445,081
$3,439,565
0.571%
HIGH SCHOOL DISTRICT #113 .
. 1;696,541,542
3,439,565
0.203%
JUNIOR COLLEGE DISTRICT #532 . . . . .
. 9,101,002,406
3,439,565
0.038%
VILLAGE OF DEERFIELD
522,438,968
3,439,565
0.658%
DEERFIELD PUBLIC LIBRARY . . . . .
. 522,438,968
3,439,565
0.658%
DEERFIELD PARK DISTRICT . . . . . .
488,868,648
3,439,565
0.704%
DEERFIELD— BANNOCd3URN FIRE PROTECTION DISTRICT
593,345,527
3,439,565
0.580%
SCUTHLAKE MOSQUITO ABATEMENT DISTRICT
. 1,548,081,045
3,439,565
0.222%
WEST DEERFIELD TOWNSHIP
. 1,051,693,203
3,439,565
0.327%
LAKE COUNTY FOREST PRESERVE .
. 9,689,471,334
3,439,565
0.035%
LAKE COUNTY
. 9,689,471,334
3,439,565
0.035%
AO 0
VILLAGE CENTER REDEVEIOPMEN7 PLAN
'ESTIMATED PROJECT IMl'ROVE]ENT COSTS
IMPROVEMENT
ROADS:
ACCESS AVENUE
CENTRAL AVENUE
INTERSECTION- DEERFIELD & WAUKEGAN ROADS
INTERIOR ROADWAY
JOURNAL PLACE
OSTERMAN AVENUE
ROSEMARY TERRACE
WAVERLY STREET
TURNING LANES
ACCESS TUNNEL UNDER RR TO PUBLIC WORKS /PARK
SUBTOTAL
STORM do SANITARY SEVERS:
ADJACENT CENTRAL AVENUE
ADJACENT OSTERMAN AVENUE
ADJACENT WAVERLY STREET
CONSTRUCTION AND UPGRADES
SUBTOTAL
LAND ACQUISITION AND SITE PREPARATION:
SUBTOTAL
STREETSCAPE:
PLAN
IMPROVE SIDEWALKS TO A 10' WIDTH
NEW WALKWAYS
UPDATE STREET LIGHTING
RELOCATE UTILITIES UNDERGROUND
STREETSCAPE AMENITIES
LANDSCAPING
SUBTOTAL
PARKING:
oaWMERCIAL AND COMMUTER
SUBTOTAL
OTHER IMPROVB( NTS:
CMNU77ER STATION
BUS STOP
RELOCATE F 1 RE 111TRANTS
FACADE REIABILITATION
PUBLIC SAFETY FACILITY
CONNECTIONS TO TRANSPORTATION SYSTEMS
OPTIOCM TRAFFIC SIGNAL COORDINATION
CONSTRUCTION OF PUBLIC PARK AREAS
SUBTOTAL
PROGRAM AEMINISTRATION COSTS:
LEGAL
CONSULTANT
BOND COUNSEL
AEMINISTRATION
DESIGN COSTS
SUBTOTAL
SECTION
SOUTH
NORTIIWEST NORTNEAST SOUTHEAST SOUTHWEST TRACKS -WEST ADDITION TOTALS
$130,000 $0 SO $385,000 $0 $0
0 0 0 286,000 0 0
27,000 27,000 27,000 27,000 0 0
0 180,000 0 0 0 500,000
150,000 0 0 0 0 0
0 0 0 338,000 0 0
0 0 2339000 0 0 0
0 0 0 166,000 0 0
0 0 50,000 50,000 0 250,000
0 0 0 0 0 1,0009000
307,000 207,000 310,000 1,2529000 0 19750,000 $3,826,000
0 0 0 96,000 0 0
0 0 0 114,000 0 0
0 0 0 35,000 0 0
0 0 0 0 0 4009000
0 0 0 245,000 0 400,000 $645,000
1,750,000 19750,000 1,750,000 1,750,000 0 1,750,000
1,750,000 19750,000 1,750,000 1,750,000 0 1,750,000 $8,750,000
5,000 5,000 5,000 5,000 0 9,000
65,000 65,000 65,000 65,000 5,000 25,000
5,000 0 0 0 0 15,000
62,500 62,500 62,500 62,500 0 0
87,500 87,500 87,500 87,500 0 100,000
10,000 10,000 10,000 109000 10,000 20,000
15,000 15,000 15,000 15,000 15,000 50,000
250,000 245,000 245,000 245,000 30,000 2199000 $1,234,000
212,500 212,500 2129500 212,500 50,000 300,000
212,500 212,500 212,500 212,500 50,000 300,000 $19200,000
0 0 0 0 25,000 0
2,000 2,000 2,000 2,000 0 5,000
49500 4,500 4,500 4,500 0 0
50,000 50,000 50,000 50,000 0 0
0 0 0 0 0 395009000
0 0 0 0 0 500,000
15,000 15,000 15,000 15,000 5,000 25,000
0 0 0 0 0 250,000
719500 71,500 71,500 71,500 30,000 4,280,000 $4,596,000
5,000
5,000
5,000
5,000
2,000
2,000
2,000
2,000
3,000
3,000
3,000
3,000
7,500
7,500
7,500
7,500
5,000
5,000
5,000
5,000
22,500 22,500 22,500 22,500
$2,613,500 $2,508,500 $2,611,500 $3,798,500
5,000
5,000
2,000
5,000
3,000
3,000
7,500
79500
5,000
5,000
22,500
25,500 $138,000
$132,500 $8,724,500
TOTAL
$20,389,000
NOTES: 1) TNESE 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- OONSTRUCTION COSTS ARE SUBJECT TO M OONSLMER PRICE INDEX, BASE VALLT- -316
4) SOUTH ADDITION CONSTRUCTION COSTS ARE SUBJECT TO THE ENGINEERING NEWS RDOCRD INDEX,BASE VALUE =4990
5) SOUTH ADDITION NON - CONSTRUCTION COSTS ARE SUBJECT TO 1NE ODNsumER PRICE INDEX, BASE VALUE =423
Approved on May 18,,1992 - Ordinance No. 0 -92 -27
POSSIBLE DEVELOPMENT AREA
FORMER SARA LEE BAKERY FACILITY
Because this privately owned property
is uniquely located within the Village,
its redevelopment offers the Village
an opportunity to control the planning
for the area so as to strengthen the
Village as a whole and minimize
potentially adverse impacts.
Specifically, the following objectives,
will be sought regarding this area
as well as all other applicable
recommendations included in this plan:
Nk
............
.............
.............
.............
.............
1. Planned Development Preferred
Use of the planned development concept in this area is
strongly preferred.
2. Preferred Land Use
The redevelopment of this parcel with a variety of
housing types is preferred, including high density'
rental housing, thereby supplementing the existing
housing stock; expanding the range of housing options,
and providing potential customers for Village Center*
businesses. The Village should take those steps
necessary to encourage and facilitate the residential
;development of this property.
3. Incompatible Land Uses
The Village strongly desires to contain and strengthen
the existing business and office districts and to prevent
strip commercial development. Retail development of the
fifty acre parcel could adversely impact both the Village
Center* and outlying commercial districts. Similarly,
office development of the entire site has the potential
of creating traffic problems due to limited access to
major streets. Therefore, the redevelopment of the Sara
Lee site as an office park or as commercial development
or combination of office and commercial uses is not
recommended.
While the Sara Lee Baking facility has been a desirable
manufacturing use, the redevelopment or reuse of the
property for other manufacturing uses is not recommended.
The character of the area around the facility has changed
since it was built. The area was originally one of
industrial uses. Today those uses have been replaced by
uses of a residential nature or uses which are more
compatible with nearby residential uses.'
4. Other Considerations
The Village recognizes that conditions may exist which
make it desirable to redevelop the property with uses
other than residential or in combination with residential
uses. Only those uses which can demonstrate that they
will not adversely impact traffic within the Village and
will have a positive impact on the Village Center* and
other commercial areas of the Village should be
encouraged. Any such developments should be done in
conformance with all of the recommendations below and all
other applicable recommendations included in the Plan.
5. Integration with "South of Commons "*
Due consideration should be given to the integration of
the area designated "Possible Development Area 1" with
the redevelopment of the Sara Lee property. Access to
the road network should be provided. Consideration
should be given to the possible expansion of commercial
uses into the area lying south of the Commons Shopping
Center.
6. Access
A. Access to Waukegan Road and Kates Road should be
limited and located with respect to safety. No
additional access points on Kates Road should be
permitted and access to Waukegan Road should be
restricted.
B. Any redevelopment of this site should include road
connections to the north so as to integrate the
site with the area to the north.
C. Pedestrian and bicycle paths should be provided to
facilitate access to the shopping areas, community
facilities, railroad station, and schools located
to the north of the subject property.
D. Provisions should be included'in any plan for the
site to facilitate connections or integration into
any transportation systems of the future.
E. Adequate screening and buffering from the railroad
tracks should be required. Measures should be
taken to ensure that employees or residents of the
Sara Lee property cannot access the park area to
the west of the railroad tracks inappropriately.
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7. Utilities
A. All utilities should be required to be located
underground.
B. The continued use of the existing sewage treatment
plant on the site should be evaluated.
C. All utility connections should be done in
accordance with all applicable regulations. Any use
of well water should be closely monitored and
allowed only for industrial use.
D. Appropriate storm water control measures should be
followed and any storm water detention or retention
facility developed on the site should be done so
that it becomes an amenity and not an eyesore.
8. Open Space
A. Any redevelopment of
of permanent, usable
open spaces include
gardens.
the site should include areas
open space. Examples of such
employee recreation areas and
B. If the property is to be developed residentially,
adequate open space should be required. Because
the area would become a "neighborhood" in its own
right and because of the nature of Kates and
Waukegan Roads, a park area should be required as
part of the site planning.
C. Attractive landscaped entries should be provided
and the generous setback from Waukegan Road should
be maintained.
9. Creative Development
The Village strongly encourages high quality innovative
and creative development of this property. It is
extremely important that the potential of this property
not be sacrificed to conventional subdivision and
development controls and patterns. Because of the unique
problems inherent in redeveloping a manufacturing site,
the Village should take, steps to create those mechanisms
which would permit a variety of housing types including
high density* housing.
10. High Quality Development
Existing development in the Village is characterized by
the high quality of design and materials used, a large
amount of open space, and generous and attractive
landscaping. Maintenance and continuation of this type
of development is strongly desired for its high aesthetic
value and its compatibility with the residential
character of the Village.
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