Downtown TIF Minutes 2006 02-13-06 Page 1 of APPROVED 5/9/®6
UNITED CITY OF YORI(VILLE
DOWNTOWN REDEVELOPMENT MEETING
Monday, February 13, 2006, 6:30pm
Council Chambers
Citv Attendance:
Mayor Art Prochaska
Guest Sneakers
Lisa Lyon, Ehlers & Associates
Kathleen Orr, TIF Attorney
Guests:
(Many residents). See attached guest list. (Not all attendees signed)
The meeting was called to order at 6:38pm by Mayor Art Prochaska.
The Mayor introduced Ms. Lisa Lyon of Ehlers & Associates and Ms. Kathleen Orr, TIP
Attorney and turned the meeting over to Ms. Orr who would be the moderator.
Ms. Orr explained the concept of tax increment financing to those in attendance. An
identified area is examined for its assessed valuation to see if it qualifies for revitalization
under the TIF Act. When the property is determined to be eligible, and if the said
property value has increased, the tax on the difference between the present value and the
previous value is calculated. That tax amount is distributed to the municipality, held in a
special account and used for specifically defined purposes. The municipality is allowed
to use that tax money to induce development.
The law referring to TIF's requires many notices and meetings so that all City residents
are aware and particularly those in the designated area. She said the law states that any
TIF area with 75 or more dwellings, must have a pre-meeting so that all residents have an
opportunity to be aware of the area that will be declared a TIP district. Additionally, if
the plan would displace at least 10 people, a meeting must be held. She emphatically
stated that the City has no plan to displace anyone, there will be no condemnations or
eminent domain. She said that property would only be purchased if there was a willing
seller.
Ms. Orr then introduced Lisa Lyon, who is a planning consultant with Ehlers &
Associates and turned the meeting over to her. Ms. Orr said Ms. Lyon would explain
why the area was eligible for a TIP.
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Ms. Lyon showed a slide presentation and also distributed a handout. She explained that
there were 1000 TIF's in place in the State of Illinois and two in Yorkville.
She showed slides that were developed in conjunction with the master downtown plan by
Yas Fichtel & Associates. She also listed the goals for the downtown plan (see attached
handout).
Ms. Lyon said that the TIF is a multi-year funding tool that will last 23 years to coincide
with the 25-year master plan. She said the real "engine" of a TIF is to provide private
incentives for building and rehabilitation. Then, increased revenue is generated from
those projects. She emphasized that a TIP does not establish anew tax rate,just new
property values within the TIP district.
She said the State has very specific "Eligibility Findings" to determine a TIF area., Two
of the criteria are to determine if the area is eligible as a conservation area, (i.e., Fox
River) and if there is a lack of growth/development. She also explained the other criteria.
She added that there are 140 units of housing in this district.
Ms. Lyon then explained the eight strategies if the area is declared a TIF district. One of
the most significant of these is improved infrastructure and would include grade changes
between Van Emmon and Hydraulic.
Mayor Prochaska said this is the beginning of the process and the City is looking for
comments and input from the citizens to encourage redevelopment.
On March 17°i a plan will be available for viewing at City Hall, according to Ms. On.
She also said that another Public Hearing will be held on May 23`d and will explain what
is reimbursible.
The Mayor then opened the floor for comments. The questions, answers and discussion
that followed are listed below:
Dave Williams 401 W. Madison
M•. Williams asked what other TIF districts the City has
Ms. On replied that they are Fox Industrial Park (completed) and Countryside Shopping
Center.
Mayor Prochaska added that the Fox Industrial Park TIP was used not only to attract
businesses, but to also keep businesses. Expansion has also occurred with some of those
businesses.
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Gary Koerber, 604 S. Main
He asked if a study had been dome on the 77-afc impact before and after.
The Mayor said some traffic issues had been looked at and he added that this project
would be done over the course of 20 years. IDOT has also looked at the traffic and
suggested a "right in-right out" on Hydraulic and making it more traffic-friendly.
However, the Rt. 47 plan has not been approved yet in the legislature even though there is
money in the budget.
Mr. Corev Johnson 507 W. Madison
He stated that there are two school referendums coming this,spring in addition to a
propo-sed TIF. He asked horn much of this growth could this capt7n•e and lake aiaay from
our School District.?
Ms. Orr replied that the increased assessed value in the TIF is not counted against the
assessed value of the school district. Therefore, the state aid remains high because the
growth is not included.
Johanna Bever(sp?), 605 S. State
What are the advantages to owners ofhi.storic hmnes?
Ms. Orr said that the City may enter into an agreement to reimburse expenses for
improvement. Some of these homes may qualify for grants under the Facade Program.
Ms. O'Brien. 207 W. Ridge
She said she had contacted the City about this program hvo,years ago and was told it
was only for commercial ar7d not residential
The Mayor said it had been changed in the last year.
Camille Grimes, 106 Ouinsey Lane
Does this plan change over the years? Will property be added to it?
Property can be removed from the TIF area, but if property is added, the entire process
must start over.
Kathy Koteles, 107 B. Main
She is not in the TIF district, horvever, she did receive a notice for the meeting.
Anyone within 750 feet of the area will receive notice of the Public Hearing.
Al Birdwell 127 B. Van Emmon
He tivanted to be ce7ain he understood the TIF program_
Ms. Orr said the money can only be used in designated areas and that no tax abatements
are given. Additional real estate taxes might be reimbursed.
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Dale Woodworth, Main St. (no # Qiven)
lhluy races the river placed in the TIF area?
Ms. Lyon said there was some opportunity for recreational activities on the island and
there was also a suggestion of a pedestrian bridge.
Bob Johnson 304 W. Main
He had a queslion on the boundaries referenced in the leder that was sent.
The letter was incorrect, however, the map was correct.
Mr. Lamblce 339 E. Van Emmon
He said his properly was non-cor forming and wondered hour the TIF would affect him.
There will be no effect, according to Ms. Orr.
Lori Milam, 501 Heustis
Nghat about the raih,oad, it goes right through the middle?
Mayor Prochaska said since it is owned by the railroad, the City has no control over it at
this point. The railroad is aware of the redevelopment,
Jav Hamblin 702 Heustis St.
ff'hal developments will come from the TIF.?
The Mayor suggested mixed use, some residential and other development to maintain the
downtown character.
LuAnne Peters 301 W. Madison
She asked how the TIF boundaries were determined
The Mayor gave a brief explanation and said that property must be added now if desired.
Terry Groesch, 8433 W. Highpoint
She understood her property at 307 JV Hydraulic was slated to be a seraiw• center
Mayor Prochaska stated that this is only a concept at this time and no action will be taken
unless she is willing to sell.
Dan Nicholson 201 E. Van Emmon
Can the City use TIF money to buy properties?
Ms. Orr said yes, however, there are certain legal requirements,.
There were no further questions. Mayor Prochaska said that further inquiries could be
directed to him and he thanked everyone for attending. The meeting adjourned at
7:35pm.
Minutes transcribed by
Marlys Young, Minute Taker