Ordinance 2006-046 Ordinance No. o1O0 �'` - �
AN ORDINANCE
OF THE UNITED CITY OF YORKVILLE, KENDALL COUNTY, ILLINOIS,
APPROVING THE UNITED CITY OF YORKVILLE'S
DOWNTOWN YORKVILLLE TAX INCREMENT FINANCING REDEVELOPMENT
PROJECT AND PLAN AND UNITED CITY OF YORKVILLE'S
DOWNTOWN YORKVI LLE TAX INCREMENT FINANCING REDEVELOPMENT
PROJECT AREA
WHEREAS, the Mayor and City Council (the "Corporate Authorities ") of the United
City of Yorkville, Kendall County, Illinois (the "Municipality " have heretofore determined that
the stable economic and physical development of the Municipality is endangered by the presence
of blighting factors as often manifested by progressive and advanced deterioration of structures,
by a lack of physical maintenance of such structures, by obsolete and inadequate infrastructure,
by obsolete platting, and by deleterious land use and layout, with a resulting decline of the
Municipality which impairs the value of private investments and threatens the sound growth and
the tax base of the Municipality and the taxing districts having the power to tax real property in
the Municipality (the "Taxing Districts ") and threatens the health, safety, morals and welfare of
the public; and,
WHEREAS, the Corporate Authorities have heretofore determined that in order to
promote and protect the health, safety, morals and welfare of the public, blighted conditions in
the Municipality need to be eradicated and redevelopment of the Municipality be undertaken in
order to remove and alleviate adverse conditions, encourage private investment, and, restore and
enhance the tax base of the Municipality and the Taxing Districts; and,
WHEREAS, the Municipality has heretofore caused to be conducted an eligibility study
to determine whether the proposed United City of Yorkville's Downtown Yorkville Tax
C@IN' ��E�N DALL I ED
,S UN 2 9 2
County Clerk
County
Increment Financing Redevelopment Project and Plan and United City of Yorkville's Downtown
Yorkville Tax Increment Financing Redevelopment Project Area (the "Proposed Area ") qualifies
as a "redevelopment project area" pursuant to the Illinois Tax Increment Allocation
Redevelopment Act, as amended (the "Act "), 65 ILCS 5/11- 74.4 -1 et seq.; and,
WHEREAS, the Municipality has heretofore evaluated various lawfully available
programs to provide such assistance and has determined that the use of tax increment allocation
financing is necessary to achieve the redevelopment goals of'the Municipality for the Proposed
Area; and,
WHEREAS, the Municipality held a public meeting on February 13, 2006, to advise the
public. taxing districts, taxpayers and residents in the Proposed Area of the Municipality's intent
to prepare a redevelopment plan and designate a redevelopment project area (the "Community
Meeting "); and,
WHEREAS, due notice in respect to the Community Meeting was given pursuant to
Section 11- 74.4 -6 of the TIF Act, said notice was sent by certified mail to the Taxing Districts on
January 25, 2006, and by mail to each residential address and taxpayer within the Proposed Area
on or about January 25, 2006; and,
WHEREAS, at the Community Meeting, any interested person or affected taxing district
was permitted to file with the Municipality written objections and was heard orally in respect to
any issues pertaining to the Proposed Area; and,
WHEREAS, the Municipality was advised on March 17, 2006, that the Proposed Area
qualifies as a "redevelopment project area" under Section 11- 74.4 -3 of the Act; and,
i
WHEREAS, it is therefore concluded by the Corporate Authorities that the Proposed
Area remains qualified as a "redevelopment project area" under Section 11- 74.4 -3 of the Act as
of the date hereof; and,
WHEREAS, the Municipality has further caused the preparation of and made available
for public inspection a proposed redevelopment project and plan ( " Project and Plan ") for the
Proposed Area; and,
WHEREAS, the Project and Plan sets forth in writing the program to be undertaken to
accomplish the objectives of the Municipality and includes estimated redevelopment project
costs proposed for the Proposed Area, evidence indicating that the Proposed Area on the whole
has not been subject to growth and development through investment by private enterprise, an
assessment of the financial impact of the Proposed Area on or any increased demand for services
from any taxing district affected by the Plan and any program to address such financial impact or
increased demand, the sources of funds to pay costs, the nature and term of the obligations to be
issued (if any), the most recent equalized assessed valuation of the Proposed Area, an estimate as
to the equalized assessed valuation after redevelopment, the general land uses to apply in the
q p g pp Y
Proposed Area, and a commitment to fair employment practices and the Project and Plan
accordingly complies in all respects with the requirements of the Act; and,
WHEREAS, pursuant to Section 11- 74.4 -5 of the Act, the Corporate Authorities by a
Resolution adopted the 28 day of March, 2006, called a public hearing (the "Hearing ") relative
to the Project and Plan and the designation of the Proposed Area as a redevelopment project area
under the Act and fixed the time and place for such Hearing, being the 23` day of May, 2006 at
7:00 p.m., at the City Hall, 800 Game Farm Road, Yorkville, Illinois; and,
I
WHEREAS, pursuant to Section 11- 74.4 -5 of the TIF Act, due notice of the availability
of the Redevelopment Plan and Eligibility Report was mailed on or about April 12, 2006, to all
residential addresses that, after a good faith effort, the municipality determined were located
within 750 feet outside of the boundaries of the proposed redevelopment project area.
WHEREAS, due notice in respect to such Hearing was given pursuant to Sections 11-
74.4 -5 and 11- 74.4 -6 of the Act, said notice, together with a copy of the Project and Plan, was
sent to the Taxing Districts and to the Department of Commerce and Economic Opportunity of
the State of Illinois by certified mail on April 5, 2006; by publication on May 4, 2006 and May
11, 2006; and, by mail to taxpayers within the Proposed Area on May 11, 2006; by certified mail
to taxpayers within the Proposed Area on May 5, 2006; and to each residential address located
within the Proposed Area on May 5, 2006; and,
WHEREAS, the Municipality has heretofore convened a Joint Review Board as required
by and in all respects in compliance with the provisions of the Act; and,
WHEREAS, the Joint Review Board has met at the times and as required by the Act and
has reviewed the public record, planning documents and a form of proposed ordinance approving
the Project and Plan; and,
WHEREAS, the Joint Review Board has adopted by a majority vote an advisory, non-
binding recommendation that the Municipality proceed to implement the Project and Plan and to
designate the Proposed Area as a redevelopment project area under the Act; and,
WHEREAS, the Joint Review Board based its decision to approve the proposal on the
basis of the Proposed Area and Project and Plan satisfying the Plan requirements, the eligibility
I
criteria defined in Section 11- 74.4 -3 of the Act, and the objectives of the Act; and,
i
WHEREAS, the Municipality held the Hearing on May 23, 2006, at the City Hall, 800
Game Farm Road, Yorkville, Illinois; and
WHEREAS, at the Hearing, any interested person or Taxing District was permitted to
file with the Municipal Clerk written objections and was heard orally in respect to any issues
embodied in the notice of said Hearing, and the Municipality heard and determined all protests
and objections at the Hearing; and,
rd
WHEREAS the Hearin was adjourned on the 23 day of May, and
Hearing J Y Y> >
WHEREAS, the Project and Plan set forth the factors which cause the Proposed Area to
be blighted, and the Corporate Authorities have reviewed the information concerning such
factors presented at the Hearing and have reviewed other studies and are generally informed of
the conditions in the Proposed Area which could cause the area to be a "conservation area" as
defined in the TIF Act; and,
WHEREAS, the Corporate Authorities have reviewed evidence indicating that the
Proposed Area on the whole has not been subject to growth and development through investment
by private enterprise and have reviewed the conditions pertaining to lack of private investment in
the Proposed Area to determine whether private development would take place in the Proposed
Area as a whole without the adoption of the proposed Project and Plan; and,
WHEREAS, the Corporate Authorities have reviewed the conditions pertaining to real
property in the Proposed Area to determine whether contiguous parcels of real property and
improvements thereon in the Proposed Area would be substantially benefitted by the proposed
Project improvements; and,
I
WHEREAS, the Corporate Authorities have made an assessment of any financial impact
of the Proposed Area on or any increased demand for services from any taxing district affected
by the Project and Plan and any program to address such financial impact or increased demand;
and,
WHEREAS, the Corporate Authorities have reviewed the proposed Project and Plan and
also the comprehensive plan for development of the Municipality as a whole to determine
whether the proposed Project and Plan conform to the comprehensive plan of the Municipality.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of the
United City of Yorkville, Kendall County, Illinois, as follows:
Section 1. Findings. The Corporate Authorities hereby make the following findings:
(a) The Proposed Area is legally described in Exhibit A attached hereto and
incorporated herein as if set out in full by this reference. A map showing
the street location for the Proposed Area is depicted in Exhibit B attached
hereto and incorporated herein as if set out in full by this reference.
(b) There exist conditions which cause the Proposed Area to be subject to
designation as a redevelopment project area under the Act and to be
classified as a "blighted" area as defined in Section 11- 74.4 -3 of the Act.
(c) The Proposed Area on the whole has not been subject to growth and
development through investment by private enterprise and would not be
reasonably anticipated to be developed without the adoption of the Project
and Plan.
I
(d) The Project and Plan conform to the comprehensive plan for the
development of the Municipality as a whole.
(e) As set forth in the Project and Plan and in the testimony at the public
hearing, the estimated date of completion of the Project is no later than
December 31, 2029, and the estimated date of the retirement of any
obligation incurred to finance redevelopment project costs as defined in
the Project and Plan is no later than the year 2030.
(f) The parcels of real property in the Proposed Area are contiguous, and only
those contiguous parcels of real property and improvements thereon which
will be substantially benefitted by the proposed Project and Plan
improvements are included in the Proposed Area.
Section 2. Exhibits Incorporated by Reference. The Project and Plan which were the
subject matter of the public hearing held on the 23 day of May, 2006, are hereby adopted and
approved. A copy of the Project and Plan is set forth in Exhibit C attached hereto and
incorporated herein as if set out in full by this reference.
Section 3. Invalidity of Any Section. If any section, paragraph or provision of this
Ordinance shall be held to be invalid or unenforceable for any reason, the invalidity or
unenforceability of such section, paragraph or provision shall not affect any of the remaining
provisions of this Ordinance.
Section 4. Superseder and Effective Date. All ordinances, resolutions, motions or
orders in conflict herewith be, and the same hereby are, repealed to the extent of such conflict,
and this Ordinance shall be in full force and effect immediately upon its passage by the
Corporate Authorities and approval as provided by law.
i
ADOPTED this J day of J l)N E , 2006.
APPROVED:
Mayor
�(
AYES:
NAYS:
ABSENT:
Attest:
(9�
DF-pvT}t City Clerk
yorkvilleltiftord
Exhibit A
Legal Description
10
I f, rT
JAMES M. OLSON ASSOCIATES, LTD.
Illinois Professional Land Surveyors
Land Surveyors & Land Planners
107 Wast Madison Street
Yorkville, Illinois 60560
Phone: 630 - 553-0050 Fax: 830- 553 -0964
March 24, 2006
Legal Description for City of Yorkville
Downtown T.IF District
That part of Section 32 and part of the West Half of Section 33, Township 37
North, Range 7 East of the Third Principal Meridian described as follows. Commencing
at the Northwest comer of the Northeast Quarter of Section 4, Township 36 North,
Range 7 East of the Third Principal Meridian, thence North 01 1 19'52" East parallel with
the East line of the Southwest Quarter. of said Section 33, a distance of 1356.81 feet to
a point on the South line of a tract described in a Quit Claim Deed from Palos Bank and
Trust Company, Trust No. 1 -1620 to Bruce C. and Virginia J. Buhnnester, his wife,
recorded as Document No. 83 -5890 on December'23, 1983 which is 45.43 feet
westerly, as measured along said South line, of the Southeast comer of said tract;
thence South 88 East 45.43 feet to said southeast comer, thence North
88 °48'09" West along said South line 415.06 feet to a westerly line of said tract; thence
North Of °11'52" East along said westerly line 246.0 fret to a southerly line of said tract;
thence North 88 West along said southerly line to the West line of the former
Fox and Illinois Union Railway Company right-of-way; thence North 08 East
along said West line to an "old claim line" drawn southeasterly from the Southeast
comer of Price's First Addition to Yorkville; thence northwesterly along said "old claim
line" 486.54 feet to the Southeast comer of said Prices' Addition; thence northerly along
the East line of said Price's Addition 367.63 feet to the Northeast comer thereof, thence
westerly along the North line of said Price's Addition 526.3 feet to the midpoint on the
South line of Block 13 of Black's Addition to Yorkville; thence northerly 297.85 feet to
the midpoint on the North line of said Block 13; thence westerly along the South line of
VanEmmon Street 119.50 feet to the East line of Mill Street; thence southerly along
said East line to the South line of Lot 6 in "Ter -Jac Subdivision' extended easterly;
thence westerly along said extended South line, said South line and said South line
extended westerly 164.5 feet to the West line of the East 6 feet of Lot 1 in said "Ter -Jac
Subdivision"; thence southerly along said West line 84.11 feet to the South line of said
Lot 1; thence westerly along said South line of Lot 9 a distance of 190.0 feet to the
West line of Heustis Street; thence northerly along said West line to a point which is
I
i
JAMES OLSONASSOCiATES, Lrb.
Illinois Professional Land Surveyors
Land Surveyors & Land Planners
107 West Madison Street
Yoft ile, 1111nois 60560
Phone: 630.553.0050 Fax: 630- 553 -0964
234.30 feet southerly of, as measured along said West line, the South line of
Vantmmon Street, thence westerly along a line which farms an angle of 92 °16' with the
last described course, measured clockwise therefrom, 175.0 fleet; thence southerly
parallel with said West line of Heustis Street 80.0 feet; thence westerly parallel with the
penultimate course 52.0 fleet thence southerly along a line which ferns an angle of
88 with the last described course, measured clockwise therefrom, 263.50 feet;
thence westerly along a line which forms an angle of 88°44' with the last described
course, measured counterclockwise therefrom, 188.0 feet to the East line of Bell Street,
thence southerly along said East line 259.04 feet to the South line of Fox Street; thence
westerly along said South line of Fox Street to the East Line of Illinois State Route No.
47; thence southerly along said East line to the South line of Lot 6 in Block 5, Mason's
Addition to Yorkville "' thence westerly along the South line of Lots 6 and 7 in said
Mason's Addition to the West line of said Route No. 47; thence southerly along said
West line to the South line. of a tract of land described in a deed recorded January 28,
1988 as Document 880498, thence westerly along the south line of said tract and the
south line of a tract described in a deed recorded February 6, 1990 as Document
900871 to the west line of Lot 5 in Block 11 of the Original Village of Yorkville extended
southerly, thence northerly along the West line of Lots 5 and 4 in said Block 11 to the
Southeast comer of Lot 2 in said Block 11; thence westerly along the South line of said
Lot 2 and said South line extended to the West line of South Main Sleet, thence
northerly along said West line to the South line of VanEnmon Street, thence westerly
along said South line to the East line extended southerly of Lot 3 in Block 4 of Black's
Addition to Yorkville extended southerly; thence northerly along said extended East line
and said East line to the Northeast corner of said Lot 3; thence northerly along the East
line of Lot 4 in said Addition 40.30 feet; thence easterly along a line which fonns an
angle of 89 with the last described course, measured counterclockwise therefrom,
38.8 feet thence northeasterly along a line which forms an angle of 136 with the
last described course, measured clockwise therefrom, 14.1 feet, thence northerly along
a line which farms an angle of 225 with the last described course, measured
counterclockwise therefrom 32.0 feet; thence easterly along a line which fenns an angle
of 109°53' with the last described course, measured counterclockwise therafrom, 64.33
feet to the West line of Adams Street thence northerly along said West line 2 7. 0 feet to
the North line of said Block 4; thence westerly along said North line 223.82 feet to the
i
JAMES M OLSON ASSOCIATES, LTD.
Illinois Profassional Land Surveyors
Land Surveyors & Land Plannars
107 West Madison Street
Yorkville, Illinois 60560
Phone, 634 -553 -0050 Fax: 63x5530964
East line of Morgan Street; thence southerly along said East line 240.55 feet to the
center line of VanEmmon Street, thence westerly along said center line and the center
line of vacated VanEmmon Street and said center line extended westerly to the East
line of Lot 3 in Block 24 of said Black's Second Addition; thence northerly along said
east line to the south line of the north 143.0 feet to said Lot 3, thence westerly along the
south line of the northerly 143.0 feet of Lots 3 and 4 in said Block 24 to the west line of
said Lot 4; thence southerly along said west line to the north line of Madison Court;
thence westerly along said north line to the west line of Madison Court; thence
southerly to the Northeast comer of Block 23 in said Black's Second Addition, thence
westerly along the North line of said Block 23 a distance of 198.0 feet to the Northwest
comer thereof, thence southerly along the West line of said Block 23 a distance of
190.0 feet to the South line of Madison Street extended westerly; thence westerly along
said extended South line 58.22 feet to a line drawn parallel with and 100.0 feet westerly
of the West line of Lot 7 in Block 21 in said Black's Second Addition; thence southerly
along said parallel line 99.91 feet to the South line extended westerly of said Lot 7;
thence westerly along said extended South line 172.07 filet to the East line of White
Oak Farm Unit 1; thence northerly along said East line, said East line extended and the
East line of White Oak Farm Unit 2 to the southerly bank of the Fox River; thence
easterly along said southerly bank to a line drawn South from the confluence of
Blackberry Creek; thence North along said line to the North bank of the Fox River,
thence easterly along said North bank to the eastern corporate limits of the United City
of Yorkville, thence southerly along said corporate line to the East line of the Southeast
Quarter of said Section 33; thence southerly along said East line to the point of
beginning in the United City of Yorkville, Kendall County, Illinois.
i
Exhibit B
U
Downtown Yorkville
,� 6f C:1\ 111crentent Financing i
IWR-MELT '' Redevelopment Prgiett area �
Figure 1: Project .Area Boundary i
277 --
-Nil ISz
•
�t
■ RIVER
251 ' FVX
am •
■
d at 4 m■
aez p. p ,oat azt a
�I'IiR STREET Q � � 153 .m. m, 17b
IiYDRAULiC AVHNUE
280 �? ■m 28 °tl e a ov F Au aot - ��. mz ADa
Ap, mot A7GYn1V
TJYAN ON Aprta Jz .aca .arz $ . "' ""' -eza g aos s Au. AM .00z f�� + — �tNO_THF,1;N aoF
STREET — t01 ° an "' 1S5 w 177
RR Ali
s VAN BMJt•10N 4 4 § .aqs A,e A„ �--�
M.:
MADISOTC 3T i Q _ STREIM
au
LSON ST t Q $
254 E anh °o " ow Q 307 178
X41 $ 92 �t Q ■
-006
mt .ms
1 RIDCE S'1, c' 1 � ■
oat not 30t 326
d15 q
4 430 304 A■e ��~
■
FOX 5- t'. 1 e
-0tt ■
e
lift
■
4 ari e
■
■
e
min r
W ASHINGTON
E H L E R S F-7 --- ��
NORTH 1 r sr e
d ASSOCIATES INC
a
■
■
^ �I
Exhibit C
Project and Plan
ACA W)I T
DOWNTOWN YORKVILLE
TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AND PLAN
UNITED CITY OF YORKVILLE, ILLINOIS
March 24, 2006
Prepared by:
Ehlers & Associates, Inc.
DOWNTOWN YORKVILLE
TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AND PLAN
UNITED CITY OF YORKVILLE, ILLINOIS
This Redevelopment Plan is subject to review
and comment and may be revised
after comment and hearing.
March 24, 2006
Prepared by:
Ehlers & Associates, Inc.
TABLE OF CONTENTS
I . INTRODUCTION .................................................................................................. ..............................1
A. Tax Increment Financing ................................................................................ ..............................4
B. Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan ..................... 5
H . LEGAL DESCRIPTION ....................................................................................... ..............................7
III. PROJECT AREA ELIGIBILITY CONDITIONS ............................................. ..............................8
A. Surveys and Analyses Conducted .................................................................. ............................... 8
B . Summary of Findings ..................................................................................... ............................... 8
IV. REDEVELOPMENT GOALS AND POLICIES .............................................. .............................10
A . General Goals ................................................................................................. .............................10
B. Redevelopment Objectives ........................................................................... ............................... I I
V. REDEVELOPMENT PROJECT ........................................................................ .............................12
A. Overall Redevelopment Concept ................................................................... .............................12
B. Generalized Land Use Plan ............................................................................. .............................12
C. Development and Design Objectives ............................................................. .............................13
D. Redevelopment Improvements and Activities ................................................ .............................15
E. Redevelopment Project Costs ......................................................................... .............................18
F. Sources of Funds to Pay Redevelopment Project Costs ............................... ............................... 23
G. Issuance of Obligations ................................................................................ ............................... 23
H. Valuation of the Project Area ......................................................................... .............................25
VI. LACK OF GROWTH AND DEVELOPMENT THROUGH INVESTMENT BY PRIVATE
ENTERPRISE ....................................................................................................... .............................28
VII. FINANCIAL IMPACT ......................................................................................... .............................29
VIII. DEMAND ON TAXING DISTRICT SERVICES ............................................. .............................30
IX. CONFORMITY OF THE REDEVELOPMENT PLAN AND PROJECT TO THE
COMPREHENSIVE PLAN FOR THE DEVELOPMENT OF THE CITY
ASA WHOLE ....................................................................................................... .............................32
X. PHASING AND SCHEDULING ......................................................................... .............................33
XI. PROVISIONS FOR AMENDING THE REDEVELOPMENT PLAN .......... .............................34
XII. COMMITMENT TO FAIR EMPLOYMENT PRACTICES AND AFFIRMATIVE ACTION
PLAN ...................................................................................................................... .............................35
XIII. IMPACT ON INHABITED RESIDENTIAL UNITS ....................................... .............................36
FIGURES, TABLES AND EXHIBITS
FIGURE 1: PROJECT AREA BOUNDARY ....................................................... ............................... 2
TABLE 1: TOTAL ESTIMATED REDEVELOPMENT PROJECT COSTS .......................... 22
TABLE 2: PROJECT AREA TOTAL EAV BY TAX PARCEL (PIN) ..... ............................... 26
EXHIBIT I DOWNTOWN YORKVILLE TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AREA
ELIGIBILITY STUDY
EXHIBIT II DOWNTOWN YORKVILLE TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AREA
HOUSING IMPACT STUDY
EXHIBIT III DOWNTOWN YORKVILLE TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
I. INTRODUCTION
This document, entitled Downtown Yorkville Tax Increment Financing Redevelopment Project and
Plan, is to serve as a redevelopment plan (the "Redevelopment Plan") for the historic central
business district ( "Downtown ") of the United City of Yorkville, Kendall County, Illinois (the
"City "). The redevelopment project area encompasses most of Downtown Yorkville and generally
includes the north and south frontage of Hydraulic Street from the corporate boundary on the east
to the White Oak subdivision on the west; the northern frontage of Van Emmon Street from Adams
Street on the west to the corporate boundary on the east; the southern frontage of Van Emmon
Street from Main Street on the west to the corporate boundary on the east; the frontage of Bridge
Street from the Fox River on the north to Fox Street on the south; and the eastern frontage of Main
Street from the Fox River on the north to Fox Street on the south. The area is subsequently referred
to in this document as the Downtown Yorkville Tax Increment Financing Redevelopment Project
Area (the "Project Area "). The Project Area is illustrated in Figure 1 (Project Area Boundary) and
legally described in Exhibit III to this Redevelopment Plan.
The United City of Yorkville
The United City of Yorkville is located in the Fox River Valley of Kendall County approximately
50 miles southwest of Chicago. The City includes land on both sides of the Fox River and is
generally bounded by unincorporated portions of Kendall County with the neighboring
communities of Montgomery to the north, Oswego to the east, and Plano to the west. Yorkville was
originally settled south of the Fox River in 1832 as an agricultural business center with a downtown
district along the Fox River. Growth of the community was reinforced by the county seat
designation in 1859, the Chicago Burlington and Quincy railroad route established through
Yorkville in 1870, and the incorporation of the town in 1887. Based on shared circumstances and
vision, the towns of Yorkville and Bristol (the town to the north of the Fox River) combined to
form the United City of Yorkville in 1957.
Since 1960, the City has steadily grown to a current population of approximately 12,000 persons
and is poised for substantial future growth — projected at nearly 35,000 by 2010. The City is
primarily a residential community with attractive homes, a traditional Downtown area and growing
residential neighborhoods, commercial corridors and industrial areas. The Fox River is a major
asset as a natural resource and recreational amenity. As regional growth of the Chicago
metropolitan area proceeds southwestward, the City has focused its planning efforts on guiding
development to assure a compatible and efficient balance of land uses reflective of the City's small
town heritage but also responsive to contemporary development opportunities.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page I
United City of Yorkville, Illinois
March 24, 2006
Downtown Yorkville
Tax I ncrement Financing
Mat
SrRF>r' G Redevelopment Project Area
N
14
d Figure 1: Project Area Boundary
27
mt 277 IS1
mt 152
4oi
25l ' FOX
RIVER
aot
IN 9 mt 9 aos
f & -
4ot YDRA C mt All
RIVER S7RE6p mt 176
HYDRAULIC AVIiN17E at
O 4DC 252 p
�iy -� ma � � mt � � in �i v 4 47t -0m BUlup�� 006 as
cat AN ON STRg m' d a rta y an � aie aa+ 402 as 177 RR
2 VAN> MMON v q aas r ata
-0v an
aax 4W 1 � -008 .ppq ate
MADISON ST, $ ms aas acr 'a am 0 _ STAMY
�J m $ 7
254 MAD qN $ -M 4w E 30 � � l78
4ot aai O ,
92 .oat -0ot Q 4N 4u -006
1 UGH ST. y
301 326
� aos m
4 430 304 aa.
FOX ST,
act av
412
4 am
37b �
E H L E R S NORTH
& ASSOCIATES INC
Downtown Yorkville Tax Increment Financing Redevelopment Project Area
The Project Area encompasses some of the oldest properties of Yorkville and constitutes a
significant portion of the City's historic Downtown area. The Project Area contains several
buildings, sites and groupings of properties that are considered historically or architecturally
significant, including Bridge Street frontage and the historic Kendall County Courthouse. Several
buildings date from the late 1800s and early 1900s and only a few commercial buildings were built
after 1970. The Downtown is generally an active mixed -use area with a range of commercial and
retail uses, restaurants /pubs, residential uses, some public and civic uses and several industrial uses
that reflect the past dependence on the Fox River and freight rail line at this location for commerce.
Yorkville's Downtown was the only business district in the City up until the early 1970s when the
City annexed a large area at the intersection of US Route 34 and IL Route 47 known as
Countryside Center. Over the past three decades, Countryside Shopping Center and additional
retail and commercial businesses have been developed along the intersecting corridors of US Route
34 and IL Route 47 in a pattern that has been traditionally auto - oriented to include strip retail
centers, big box uses and businesses with drive -thru facilities. Over this same period, the core
retail and commercial functions of the Downtown have diminished significantly. In short, while
the outer edges and previously undeveloped areas of the City have benefited from much growth
and development, the Project Area has generally lacked new private investment.
As a result of these commercial development and general market changes, the City's historic
Downtown currently faces a number of challenges and concerns. While the Downtown remains
active as a mixed -use area and some limited development and improvements to buildings have
occurred in a few blocks, the Project Area as a whole has not benefited from new private
investment to revitalize the Project Area on a systematic or significant level. Portions of the
Downtown, including the Project Area, show signs of decline, deteriorating physical conditions,
vacant and/or underdeveloped sites, sub - optimal land uses, obsolescent buildings, and constrained
building and site layouts. These changing conditions and needs must be addressed to ensure the
long -term health and viability of the Project Area, the Downtown and the community as a whole.
The City recognizes the changing needs and opportunities for growth and development of the
Project Area and the incumbent responsibility to plan for such needs and changes on a coordinated
and comprehensive basis. Recent planning efforts which address this concern include the United
City of Yorkville 2002 Comprehensive Plan, United City of Yorkville Comprehensive Plan Update
(February 22, 2005) and United City of Yorkville Downtown Vision Plan (December 2005). These
plans set forth recommendations for development and redevelopment of the Project Area and form
the basis for many of the recommendations presented in this Redevelopment Plan.
As part of its strategy to revitalize the Downtown and stimulate private investment in new
development, redevelopment and rehabilitation, the City engaged Ehlers & Associates, Inc.
( "Ehlers) to investigate whether the Project Area qualifies as a "conservation area" under the
Illinois Tax Increment Allocation Redevelopment Act (the "Act ").
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 3
United City of Yorkville, Illinois
March 24, 2006
Ehlers surveyed the area identified by the City and referred to as the Project Area to document any
conservation area factors that may exist within the Project Area. Ehlers documented these factors in
a study entitled, "Downtown Yorkville Tax Increment Financing Redevelopment Project Area
Eligibility Study" (the `Eligibility Study "), which is included as Exhibit I to this report.
Characteristic conditions in the Project Area include vacant sites and buildings, deteriorated
buildings and site improvements, obsolescence due to size and layout, declining or lagging growth
in property valuation, inadequate utilities and a general lack of community planning. Overall, the
Project Area has not been subject to growth and development through investment by private
enterprise and is not reasonably anticipated to be redeveloped without the efforts and leadership of
the City. Redevelopment, revitalization and improvement of the Project Area will be a complex
undertaking requiring a well - organized development and revitalization strategy to bring about
interest and investment on a coordinated basis. Realization of the goals and objectives of the
Downtown Vision Plan will require commitment from the City, property owners, residents and
developers, as well as a long -term financial plan and commitment.
This Redevelopment Plan summarizes the analyses and findings of Ehlers' work, which, unless
otherwise noted, is the responsibility of Ehlers. The City is entitled to rely on the findings and
conclusions of this Redevelopment Plan in designating the Project Area as a redevelopment project
area under the Act. Ehlers has prepared this Redevelopment Plan and the Eligibility Study with the
understanding that the City would rely: 1) on the findings and conclusions of the Redevelopment
Plan and the related Eligibility Study in proceeding with the designation of the Project Area and the
adoption and implementation of the Redevelopment Plan, and 2) on the fact that Ehlers has
obtained the necessary information so that the Redevelopment Plan and the related Eligibility
Study will comply with the Act.
A. Tax Increment Financing
In January 1977, tax increment financing ( "TIF ") was made possible by the Illinois General
Assembly through passage of the Tax Increment Allocation Redevelopment Act. The Act is found
in Illinois Compiled Statutes, Chapter 65, Act 5, Section 11- 74.4 -1 et seq., as amended. The Act
provides a means for municipalities, after the approval of a redevelopment plan and project, to
redevelop blighted, conservation, or industrial park conservation areas and to finance
redevelopment project costs (sometimes referred to as "Project Costs" or "Redevelopment Project
Costs ") with incremental property tax revenues. "Incremental Property Tax" or "Incremental
Property Taxes" are derived from the increase in the current equalized assessed valuation ( "EAV")
of real property within the Project Area over and above the "Certified Initial EAV" of the real
properly. Any increase in EAV is then multiplied by the current tax rate which results in
Incremental Property Taxes. A decline in current EAV does not result in a negative Incremental
Property Tax.
To finance Project Costs, a municipality may issue obligations secured by estimated Incremental
Properly Taxes to be generated within the Project Area. In addition, a municipality may pledge
towards payment of such obligations any part or any combination of the following: (a) net revenues
of all or part of any redevelopment project; (b) taxes levied and collected on any or all property in
the municipality; (c) the full faith and credit of the municipality; (d) a mortgage on part or all of the
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 4
United City of Yorkville, Illinois
March 24, 2006
redevelopment project; or (e) any other taxes or anticipated receipts that the municipality may
lawfully pledge.
Tax increment financing does not generate tax revenues by increasing tax rates. This financing
mechanism allows the municipality to capture, for a certain number of years, the new tax revenues
produced by the enhanced valuation of properties resulting from the municipality's redevelopment
program, improvements and activities, various redevelopment projects, and the assessment and
reassessment of properties. All taxing districts continue to receive property taxes levied on the
initial valuation of properties within the redevelopment project area. Additionally, taxing districts
can receive distributions of excess Incremental Property Taxes when annual Incremental Property
Taxes received exceed principal and interest obligations for that year and redevelopment project
costs necessary to implement the redevelopment plan have been paid and such excess amounts are
not otherwise pledged, earmarked or designated for future usage on other redevelopment projects.
Taxing districts also benefit from the increased property tax base after redevelopment project costs
and obligations are paid and the Project Area's term has expired or has been terminated.
A Downtown Yorkville Tax Increment Financing Redevelopment Project
and Plan
As evidenced in Section VI, the Project Area as a whole has not been subject to growth and
development through private investment. Furthermore, it is not reasonable to expect that the Project
Area will be redeveloped without the use of TIF.
This Redevelopment Plan has been prepared in accordance with the provisions of the Act and is
intended to guide improvements and activities within the Project Area in order to stimulate private
investment. The goal of the City, through the implementation of this Redevelopment Plan, is that
the entire Project Area be revitalized on a comprehensive and planned development basis in order
to ensure that private investment in rehabilitation and new development occurs:
1. On a coordinated rather than piecemeal basis to ensure that the land use, pedestrian access,
vehicular circulation, parking, service and urban design systems are functionally integrated
and meet present -day principles and standards;
2. On a reasonable, comprehensive and integrated basis to ensure that conservation area
factors are prevented or eliminated; and
3. Within a reasonable and defined time period so that the area may contribute productively to
the economic vitality of the City.
The Redevelopment Plan sets forth the overall Redevelopment Project to be undertaken to
accomplish the above - stated goal. During the implementation of the Redevelopment Project, the
City may, from time to time, (i) undertake or cause to be undertaken public improvements and
activities as described in Section V of this Redevelopment Plan and (ii) enter into redevelopment
agreements with private entities to construct, rehabilitate, renovate or restore private improvements
on one or several parcels (collectively referred to as "Redevelopment Project ").
This Redevelopment Plan specifically describes the Project Area and sets forth the conservation
factors that qualify the Project Area for designation as a conservation area as defined in the Act.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 5
United City of Yorkville, Illinois
March 24, 2006
Section II of the Redevelopment Plan contains the Project Area description of the boundaries of the
Project Area.
Successful implementation of this Redevelopment Plan requires that the City utilize Incremental
Property Taxes and other resources in accordance with the Act to stimulate the comprehensive and
coordinated development of the Project Area. Only through the utilization of TIF will the Project
Area develop on a comprehensive and coordinated basis, thereby eliminating the conservation area
factors, which have precluded development of the Project Area by the private sector. The use of
Incremental Property Taxes will permit the City to direct, implement, and coordinate public
improvements and activities to stimulate private investment within the Project Area. These
improvements, activities and investments will benefit the City, its residents, and all taxing districts
having jurisdiction over the Project Area. The anticipated benefits include:
• A revitalized Downtown which exemplifies the City's identity and character and serves
more effectively as a central location for a core mix of community activities including
shopping, business, living, entertainment, recreation, and civic and community gatherings.
• The creation of new high- quality multi - family and mixed -use housing opportunities to
support the local population, attract new residents and enhance the overall quality and
character of the community.
• New and improved waterfront features and amenities along and near the Fox River that
improve public access, stimulate activity, and integrate with adjacent Downtown
development and infrastructure.
• The construction of several new public and civic uses (including a City hall and City green)
that help to re- establish and reinforce the Project Area and the Downtown as a civic and
cultural center of the community.
• Enhanced streetscape features and improved parking and infrastructure that improve public
access, serve and stimulate activity, and integrate with key Downtown locations.
• Adaptive reuse and rehabilitation of historically significant or architecturally unique
structures.
• An increased property tax base arising from rehabilitated buildings and new private
development;
• An increased sales tax base arising from rehabilitated and new private development for
contemporary retail uses;
• An increase in construction, part-time, and full -time employment opportunities for residents
of the City; and
• Elimination of problem conditions in the Project Area as well as general physical
improvement and upgrading of properties.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 6
United City of Yorkville, Illinois
March 24, 2006
II. LEGAL DESCRIPTION
The boundaries of the Project Area have been carefully drawn to include only real property and
improvements substantially benefited by the proposed Redevelopment Project to be undertaken as
part of this Redevelopment Plan. The Project Area generally encompasses most of Downtown
Yorkville and generally includes the north and south frontage of Hydraulic Street from the
corporate boundary on the east to the White Oak subdivision on the west; the northern frontage of
Van Emmon Street from Adams Street on the west to the corporate boundary on the east; the
southern frontage of Van Emmon Street from Main Street on the west to the corporate boundary on
the east; the frontage of Bridge Street from the Fox River on the north to Fox Street on the south;
and the eastern frontage of Main Street from the Fox River on the north to Fox Street on the south.
The Project Area boundaries are shown in Figure 1, Project Area Boundary, and legally described
in Exhibit III.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 7
United City of Yorkville, Illinois
March 24, 2006
III. PROJECT AREA ELIGIBILITY CONDITIONS
The conditions summarized in this section are described in detail in a separate report, entitled
Downtown Yorkville Tax Increment Financing Redevelopment Project Area Eligibility Study (the
"Eligibility Study "). The Eligibility Study, prepared by Ehlers, presents the definition, application
and extent of the conservation area factors in the Project Area. The Eligibility Study is attached as
Exhibit I to this Redevelopment Plan.
The Project Area conditions documented in this section are based on surveys and analyses
conducted for the City by Ehlers. Based on the definitions set forth in the Act, the Project Area is
found to be eligible for (i) classification as a "conservation area" and (ii) designation as a
redevelopment project area.
A. Surveys and Analyses Conducted
The summary of findings for the Project Area is based upon surveys and analyses conducted by
Ehlers. The surveys and analyses conducted include:
1. Exterior survey of the condition and use of each building;
2. Field survey of environmental conditions covering streets, sidewalks, lighting, traffic,
parking facilities, landscaping, fences and walls, and general property maintenance;
3. Analysis of existing uses and their relationships to the surroundings;
4. Comparison of current land use to the current zoning ordinance and the current zoning map;
5. Comparison of surveyed buildings to existing codes of the City;
6. Analysis of original and current platting and building size and layout;
7. Analysis of vacant portions of sites and buildings;
8. Analysis of original and current platting, air photos and building size and layout;
9. Review of previously prepared plans, studies and data; and
10. Review of Kendall County Assessor records for assessed valuations and equalization
factors for the Project Area for assessment years 1999 to 2004.
B. Summary of Findings
To meet the requirements under the Act for designation as a "conservation area," the area must
meet the prerequisite that 50 percent or more of the structures in the area must be 35 years of age or
more. In addition, a minimum of 3 factors from a total of 13 factors must be present in the area.
Based on surveys, inspections and analyses of the Project Area as identified above, the Project
Area qualifies as a conservation area. The conservation area findings are summarized as follows:
• The Project Area is over 1.5 acres in size.
• Of the 114 buildings within the Project Area, 83 percent are 35 years of age or older.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 8
United City of Yorkville, Illinois
March 24, 2006
• Five of the thirteen factors set forth in the Act for a conservation area are present to a
meaningful extent and reasonably distributed in the Project Area, including "obsolescence,"
"deterioration," "inadequate utilities," "lack of community planning," and "declining or
lagging equalized assessed valuation."
• An additional five factors, including "dilapidation," "excessive vacancies," "structures
below minimum code standards," "excessive land coverage and overcrowding of
community structures," and "deleterious land use or layout" are present to a more limited
extent but support the overall finding of eligibility as a conservation area.
• All blocks within the Project Area show the presence of conservation area factors.
• The Project Area includes only real property and improvements thereon substantially
benefited by the proposed redevelopment project activities and improvements.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 9
United City of Yorkville, Illinois
March 24, 2006
IV. REDEVELOPMENT GOALS AND POLICIES
Comprehensive and coordinated investment in new public and private improvements and facilities
is essential for the successful redevelopment of the Project Area and the elimination of conditions
that have impeded redevelopment of the Project Area in the past. Redevelopment of the Project
Area will benefit the City through improvements in the physical environment, an increased tax
base, new residential and commercial opportunities, new jobs and job training opportunities and an
increase in the vitality of the Project Area.
This section identifies the general goals and objectives for redevelopment of the Project Area.
Section V of this Redevelopment Plan describes the overall redevelopment concept for the Project
Area, specific design and development goals and redevelopment activities that the City intends to
undertake to achieve the redevelopment goals and objectives presented in this Section.
A. General Goals
Listed below are the general goals for redevelopment of the Project Area. These goals provide
overall focus and direction for this Redevelopment Plan.
• An environment that will contribute more positively to the health, safety and general welfare of
the Project Area, the City and surrounding communities.
• Elimination of the factors that qualified the Project Area as a conservation area.
• New investment and development that will preserve or enhance the value of properties within
and adjacent to the Project Area, improving the real estate and sales tax base of the City and
other taxing districts having jurisdiction over the Project Area.
• A strong, vital Downtown achieved through the addition of new destination locations, anchor
components, developments and improvements.
• Attraction of new high - quality commercial, retail, and residential development that strengthens
Downtown as an exciting and diverse mixed -use area.
• Improved street, utility and parking infrastructure and an enhanced streetscape environment.
• Enhancement and expansion of community facilities in the Project Area, potentially including,
but not limited to, a City Hall and City green, a senior center, community center, performing
arts center, and new recreational facilities.
• Improved access and amenities related to the Fox River.
• Preservation and enhancement of historic or architecturally significant buildings.
• A strong, positive visual image of the Project Area through attractive and high- quality building
design and site improvements.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 10
United City of Yorkville, Illinois
March 24, 2006
A Redevelopment Objectives
Listed below are the redevelopment objectives which will guide planning decisions regarding
redevelopment within the Project Area.
• Reduce or eliminate those conditions that qualify the Project Area as a conservation area as
documented in the Eligibility Study.
• Strengthen the economic well -being of the Project Area and the City by returning vacant or
underutilized properties to the tax rolls.
• Encourage a high- quality appearance of buildings, rights -of -way, and open spaces and
encourage high standards of design.
• Encourage coordinated development of parcels and structures in order to achieve efficient
building design and off - street parking and service facilities.
• Create an environment and provide incentives that stimulate private investment in the
upgrading of buildings and/or expansion of existing businesses and new construction.
• Provide needed improvements or facilities in proper relationship to the projected demand
for such facilities and in accordance with present -day design standards for such facilities.
• Upgrade utilities and infrastructure to provide for contemporary development.
• Assemble or encourage the assembly of land into parcels of appropriate shape and
sufficient size for redevelopment in accordance with this Redevelopment Plan.
• Provide safe and efficient vehicular, bicycle and pedestrian circulation systems which will
enable adequate access to, movement within and connections throughout the Project Area.
• Where possible, provide for consolidated off - street loading and service facilities which are
screened and buffered from adjacent development areas and public streets.
• Provide an overall system of signage that will establish visual continuity, understandable
way - finding routes, and promote a positive overall image for the Project Area.
• Undertake landscaping, lighting and signage improvements to upgrade the appearance of
public rights -of -way within and adjacent to the Project Area.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 11
United City of Yorkville, Illinois
March 24, 2006
V. REDEVELOPMENT PROJECT
This section presents the Redevelopment Project anticipated to be undertaken by the City and by
private entities in furtherance of this Redevelopment Plan. The Redevelopment Project described in
this Redevelopment Plan and pursuant to the Act includes:
• the overall redevelopment concept and goals;
• the land use plan;
• development and design objectives;
• a description of redevelopment improvements and activities;
• estimated redevelopment project costs;
• a description of sources of funds to pay estimated redevelopment project costs;
• a description of obligations that may be issued; and
• identification of the most recent EAV of properties in the Project Area and an estimate of
future EAV.
A. Overall Redevelopment Concept and Land Use Plan
The Project Area should be revitalized and redeveloped as a cohesive, distinctive and active mixed -
use area that exemplifies the City's identity and character and serves more effectively as a central
location for shopping, business, living, entertainment, recreation, and civic and community
gatherings.
The Project Area should consist of (i) retail and commercial uses, offering a range of site
development opportunities for contemporary retail and office uses; (ii) residential uses, including
single family homes, a mix of multi - family housing styles as well as buildings with a mixture of
residential and commercial uses; (iii) recreational, entertainment and cultural uses; and (iv) a range
of public and community facilities (including a new City Hall and City green, community center,
senior center, and performing arts center), open space, and pedestrian amenities. Industrial uses
generally are not appropriate.
Improvement projects should include: rehabilitation and reuse of existing retail, office, residential,
and commercial buildings, especially if identified by the City as architecturally or historically
significant; land consolidation for development of new retail, office, residential, commercial and
mixed -use construction— particularly in vacant or underutilized properties within the Project Area;
retention and enhancement of viable existing businesses; improvements to streets, utilities and
infrastructure; creation of new and upgrading of existing open space, landscaping features and Fox
River amenities; enhancement or addition of streetscaping treatments and pedestrian amenities; and
the provision of new amenities which enhance the overall social, cultural, and aesthetic atmosphere
of the Project Area. The Project Area should be served by a street system, parking facilities, access
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 12
United City of Yorkville, Illinois
March 24, 2006
points and public infrastructure that provide safe and convenient access to and circulation within
the Project Area for vehicles, pedestrians and bicycles, as appropriate. The Project Area should
also be characterized by cohesive urban design features that organize and provide focus to the
Project Area, including quality building materials; pedestrian amenities; distinctive lighting,
signage and landscaping; and other appropriate amenities.
The Redevelopment Plan and the Redevelopment Project described herein conform to the land -use
development policies and standards for the City as set forth in the City's 2002 Comprehensive
Plan, the 2005 Update to the Comprehensive Plan and the 2005 Downtown Vision Plan.
The Land Use Plan to be in effect upon adoption of this Redevelopment Plan designates the Project
Area in total as a "Mixed Use District: Residential, Commercial, Public, Institutional, Open Space
and Recreational Uses. " The permitted uses and development guidelines generally include those
intended for the "Commercial," "Urban Neighborhood," "Traditional Neighborhood," "Pub-
lic /Quasi Public," and "Park/Open Space" land use areas described in the 2002 Comprehensive
Plan, as well as any other use not in conflict with existing or future ordinances of the City.
B. Development and Design Objectives
Listed below are specific development and design objectives that will assist the City in directing
and coordinating public and private improvement and investment within the Project Area in order
to achieve the general goals and objectives identified in Section IV of this Redevelopment Plan.
Land Use
• Promote comprehensive, area -wide redevelopment of the Project Area, allowing a wide
range of business, residential, retail, commercial service, entertainment, open space,
recreational, public and institutional uses, that benefits the larger Yorkville community.
• Promote quality new residential, commercial and mixed -use developments in the Project
Area.
• Encourage the clustering of similar and supporting commercial uses to promote cumulative
attraction and multi -stop shopping.
• Establish a range and pattern of compatible uses arranged to maximize operational and
economic relationships.
Transportation, Infrastructure, and Parking
• Ensure safe, efficient, and convenient access to and circulation within the Project Area for
pedestrians, bicyclists, autos, trucks and public transportation.
• Where feasible and appropriate, improve street surface conditions, sidewalks, and natural
water drainage, street lighting, and traffic signalization.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 13
United City of Yorkville, Illinois
March 24, 2006
• Alleviate traffic congestion through limited driveways, shared loading zones, efficient bus
stop locations and traffic management improvements.
• Upgrade public utilities and infrastructure as required.
• Ensure that all commercial/retail businesses are served by an adequate supply of
conveniently located parking, to be located to the side or rear of buildings or in parking
structures.
• Promote shared parking through cooperative arrangements between businesses which
would permit existing parking lots to be used by neighboring businesses during off -peak
periods.
• Ensure that parking lots are attractively designed and adequately maintained.
Building and Site Development
• Preserve, rehabilitate or adaptively reuse buildings and/or sites with historic and/or
architectural value where appropriate.
• Where feasible, repair and rehabilitate existing buildings in poor condition.
• Where rehabilitation is not feasible, demolish deteriorated existing buildings to allow for
new development.
• Reuse vacant buildings in serviceable condition for new businesses, residential uses, or
mixed -use development.
• Ensure that the design of new buildings is compatible with the surrounding building context
with regard to height, placement, orientation, bulk, architectural style, building materials,
signs, etc.
• Locate building service and loading areas away from front entrances and major streets
where possible.
• Encourage parking, service, loading and support facilities that can be shared by multiple
businesses.
• Encourage retail, entertainment, and restaurants on the first floor of buildings to contribute
to a pedestrian - oriented environment.
• Improve the design and appearance of commercial storefronts, including facade treatment,
color, materials, awnings, canopies, and signage.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 14
United City of Yorkville, Illinois
March 24, 2006
Urban Design, Landscaping and Open Space
• Establish a distinctive and cohesive visual identity for the Project Area.
• Ensure high quality and harmonious architectural and landscape design throughout the
Project Area.
• Provide new pedestrian-scale lighting in areas with intense pedestrian activity.
• Provide new street trees and accent lighting where space permits.
• Promote the use of landscaping and attractive fencing to screen dumpsters, waste collection
areas, loading and service areas, and the perimeter of parking lots and other vehicular use
areas.
• Promote a coordinated landscape plan for streetscapes, gateway locations and public plazas.
• Promote the development of shared open spaces within the Project Area, including
courtyards, eating areas, recreational areas, etc.
• Ensure that all open spaces are designed, landscaped and lighted to achieve a high level of
security.
C. Redevelopment Improvements and Activities
The City proposes to achieve its redevelopment goals and objectives for the Project Area through
the use of public financing techniques including, but not limited to, tax increment financing, to
undertake some or all of the activities and improvements authorized under the Act, including the
activities and improvements described below. The City also maintains the flexibility to undertake
additional activities and improvements authorized under the Act, if the need for activities or
improvements changes as redevelopment occurs in the Project Area.
The City may enter into redevelopment agreements with public or private entities for the
furtherance of this Redevelopment Plan. Such redevelopment agreements may be for the
assemblage of land; the construction, rehabilitation, renovation or restoration of improvements or
facilities; the provision of services; or any other lawful purpose. Redevelopment agreements may
contain terms and provisions, which are more specific than the general principles set forth in this
Redevelopment Plan.
1. Analysis, Administration, Studies, Surveys, Legal, Marketing, etc.
The City may undertake or engage professional consultants, engineers, architects,
attorneys, etc. to conduct various analyses, studies, surveys, administration or legal
services to establish, implement and manage the Redevelopment Plan. The City may also
undertake the cost of marketing sites within the Project Area to prospective businesses,
developers and investors.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 15
United City of Yorkville, Illinois
March 24, 2006
2. Property Assembly, Site Preparation and Environmental Remediation
Property acquisition and land assembly by the private sector or public entities in accor-
dance with this Redevelopment Plan will be encouraged by the City. To meet the goals
and objectives of this Redevelopment Plan, the City may acquire and assemble any and
all property within the Project Area. Land assemblage by the City may not be by emi-
nent domain, except for cases of life safety conditions or issues. Land assemblage by the
City may be by purchase, exchange, donation, lease, and may be for the purpose of: (a)
sale, lease or conveyance to private developers or other public bodies; or (b) sale, lease,
conveyance or dedication for the construction of public improvements or facilities. Fur-
thermore, the City may require written redevelopment agreements with developers be-
fore acquiring any properties. As appropriate, the City may devote acquired property to
temporary uses until such property is scheduled for disposition and development. Prop-
erty assembly may also include demolition of buildings, site preparation, and site im-
provements that serve as an engineered barrier to ground level or below ground level en-
vironmental contamination.
3. Provision of Public Works or Improvements
The City may provide public improvements and facilities that are necessary to service the
Project Area in accordance with the Redevelopment Plan and the Comprehensive Plan.
Public improvements and facilities may include, but are not limited to, municipal
buildings as permitted by the Act, improvements to streets, sidewalks, utilities and traffic
control infrastructure.
4. Relocation
Relocation assistance may be provided to facilitate redevelopment of portions of the Pro -
ject Area and to meet other City objectives. Business or households legally occupying
properties to be acquired by the City subsequent to this Redevelopment Plan may be pro-
vided with relocation advisory and financial assistance as determined by the City. In the
event that the implementation of the Redevelopment Plan results in the removal of resi-
dential housing units in the Project Area occupied by low- income households or very
low- income households, or the displacement of low- income households or very low -
income households from such residential housing units, such households shall be pro -
vided affordable housing and relocation assistance not less than that which would be pro-
vided under the federal Uniform Relocation Assistance and Real Property Acquisition
Policies Act of 1970 and the regulations thereunder, including the eligibility criteria. Af-
fordable housing may be either existing or newly constructed housing. The City shall
make a good faith effort to ensure that this affordable housing is located in or near the
Project Area.
As used in the above paragraph "low- income households ", "very low- income
households" and "affordable housing" shall have the meanings set forth in Section 3 of
the Illinois Affordable Housing Act, 310 ILCS 65/3. As of the date of this
Redevelopment Plan, these statutory terms are defined as follows: (i) "low- income
household" means a single person, family or unrelated persons living together whose
adjusted income is more than 50 percent but less than 80 percent of the median income of
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 16
United City of Yorkville, Illinois
March 24, 2006
the area of residence, adjusted for family size, as such adjusted income and median
income are determined from time to time by the United States Department of Housing
and Urban Development ( "HUD ") for purposes of Section 8 of the United States Housing
Act of 1937; (ii) "very low - income household" means a single person, family or unrelated
persons living together whose adjusted income is not more than 50 percent of the median
income of the area of residence, adjusted for family size, as so determined by HUD; and
(iii) "affordable housing" means residential housing that, so long as the same is occupied
by low - income households or very low - income households, requires payment of monthly
housing costs, including utilities other than telephone, of no more than 30 percent of the
maximum allowable income for such households, as applicable.
5. Job Training and Related Educational Programs
Programs designed to increase the skills of the labor force that would take advantage of
the employment opportunities within the Project Area may be implemented.
6. Building Rehabilitation
The City may reimburse all or a portion of the costs incurred by property or business
owners that undertake building rehabilitation projects in furtherance of the objectives of
this Redevelopment Plan.
7. Interest Subsidies and /or Affordable Housing
Funds may by provided to developers for a portion of costs associated with affordable
housing construction, renovation or rehabilitation.
Funds may be provided to redevelopers for a portion of interest costs incurred by a rede-
veloper related to the construction, renovation or rehabilitation of a redevelopment project
provided that:
(a) such costs are to be paid directly from the special tax allocation fund established pur-
suant to the Act;
(b) such payments in any one year may not exceed 30 percent of the annual interest
costs incurred by the redeveloper with respect to the redevelopment project during
that year;
(c) if there are not sufficient funds available in the special tax allocation fund to make an
interest payment, then the amounts so due shall accrue and be payable when suffi-
cient funds are available in the special tax allocation fund;
(d) the total of such interest payments paid pursuant to the Act may not exceed 30 per-
cent of the total (i) cost paid or incurred by a redeveloper for a redevelopment project
plus (ii) redevelopment project costs excluding any property assembly costs and any
relocation costs incurred by the City pursuant to the Act; and
(e) the cost limits set forth in this paragraph in subparagraphs (b) and (d) above shall be
modified to permit payment of up to 75 percent of interest costs incurred by a rede-
veloper for the financing of rehabilitated or new housing units for low - income house-
holds and very low- income households, as defined in Section 3 of the Illinois Afford-
able Housing Act.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 17
United City of Yorkville, Illinois
March 24, 2006
A Redevelopment Project Costs
The various redevelopment expenditures which are eligible for payment or reimbursement under
the Act are reviewed below. Following this review is a list of estimated redevelopment project
costs that are deemed necessary to implement this Redevelopment Plan (the "Redevelopment
Project Costs ").
Eligible Redevelopment Project Costs
Redevelopment Project Costs include the sum total of all reasonable or necessary costs incurred,
estimated to be incurred, and any costs incidental to this Redevelopment Plan pursuant to the Act.
Such costs may include, without limitation, the following:
(1) Costs of studies, 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,
fmancial, planning or other services, provided that no charges for professional
services are based on a percentage of the tax increment collected except that on
and after November 1, 1999, no contracts for professional services, excluding
architectural and engineering services, may be entered into if the terms of the
contract extend beyond a period of 3 years. In addition, "redevelopment project
costs" shall not include lobbying expenses;
(2) The cost of marketing sites within the redevelopment project area to prospective
businesses, developers, and investors;
(3) Property assembly costs, including but not limited to, acquisition of land and other
property, real or personal, or rights or interests therein, demolition of buildings,
site preparation, site improvements that serve as an engineered barrier addressing
ground level or below ground environmental contamination, including, but not
limited to parking lots and other concrete or asphalt barriers, and the clearing and
grading of land;
(4) Costs of rehabilitation, reconstruction or repair or remodeling of existing public or
private buildings, fixtures, and leasehold improvements; and the cost of replacing
an existing public building if pursuant to the implementation of a redevelopment
project the existing public building is to be demolished to use the site for private
investment or devoted to a different use requiring private investment;
(5) Costs of the construction of public works or improvements; except that on and
after November 1, 1999, redevelopment project costs shall not include the cost of
constructing a new municipal public building principally used to provide offices,
storage space, or conference facilities or vehicle storage, maintenance, or repair
for administrative, public safety, or public works personnel and that is not
intended to replace an existing public building as provided under paragraph (3) of
subsection (g) of Section 11- 74.4 -3 unless either (i) the construction of the new
municipal building implements a redevelopment project that was included in a
redevelopment plan that was adopted by the municipality prior to November 1,
1999 or (ii) the municipality makes a reasonable determination in the
redevelopment plan supported by information that provides the basis for that
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 18
United City of Yorkville, Illinois
March 24, 2006
determination, that the new municipal building is required to meet an increase in
the need for public safety purposes anticipated to result from the implementation
of the redevelopment plan;
(6) Costs of job training and retraining projects, including the cost of "welfare to
work" programs implemented by businesses located within the redevelopment
project area;
(7) Financing costs including, but not limited to, all necessary and incidental expenses
related to the issuance of obligations and which may include payment of interest
on any obligations issued hereunder including interest accruing during the
estimated period of construction of any redevelopment project for which such
obligations are issued and for a period not exceeding 36 months following
completion and including reasonable reserves related thereto;
(8) To the extent the municipality by written agreement accepts and approves the
same, all or a portion of a taxing district's capital costs resulting from a
redevelopment project necessarily incurred or to be incurred in furtherance of the
objectives of the redevelopment plan and project;
(9) Relocation costs to the extent that a municipality determines that relocation costs
shall be paid or is required to make payment of relocation costs by federal or state
law;
(10) Payment in lieu of taxes as defined in the Act;
(11) Costs of job training, retraining, advanced vocational education or career
education, including but not limited to courses in occupational, semi - technical or
technical fields leading directly to employment, incurred by one or more taxing
districts, provided that such costs (i) are related to the establishment and
maintenance of additional job training, advanced vocational education or career
education programs for persons employed or to be employed by employers located
in a redevelopment project area; and (ii) when incurred by a taxing district or
taxing districts other than the municipality, are set forth in a written agreement by
or among the municipality and the taxing district or taxing districts, which
agreement describes the program to be undertaken including but not limited to, the
number of employees to be trained, a description of the training and services to be
provided, the number and type of positions available or to be available, itemized
costs of the program and sources of funds to pay for the same, and the term of the
agreement. Such costs include, specifically, the payment by community college
districts of costs pursuant to Sections 3 -37, 3 -38, 3 -40, and 3 -40.1 of the Public
Community College Act (as cited in the Act) and by school districts of costs
pursuant to Sections 10- 22.20a and 10 -23.3a of the School Code (as cited in the
Act);
(12) Interest costs incurred by a redeveloper related to the construction, renovation or
rehabilitation of a redevelopment project provided that:
a) such costs are to be paid directly from the special tax allocation fund estab-
lished pursuant to the Act;
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 19
United City of Yorkville, Illinois
March 24, 2006
b) such payments in any one year may not exceed 30 percent of the annual inter-
est 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 provision, then the amounts so due shall
accrue and be payable when sufficient funds are available in the special tax al-
location fund;
d) the total of such interest payments paid pursuant to the Act may not exceed 30
percent of the total: (i) cost paid or incurred by the redeveloper for such rede-
velopment project, plus (ii) redevelopment project costs excluding any prop-
erty assembly costs and any relocation costs incurred by a municipality pursu-
ant to the Act; and
e) Up to 75 percent of the interest cost incurred by a redeveloper for the financ-
ing of rehabilitated or new housing units for low- income households and very
low- income households, as defined in Section 3 of the Illinois Affordable
Housing Act.
(13) Unless explicitly provided in the Act, the cost of construction of new privately -
owned buildings shall not be an eligible redevelopment project cost;
(14) A library district's or an elementary, secondary, or unit school district's increased
costs attributable to assisted housing units will be reimbursed as provided in the
Act; and
(15) Up to 50 percent of the cost of construction, renovation and/or rehabilitation of all
low- and very low- income housing units (for ownership or rental) as defined in
Section 3 of the Illinois Affordable Housing Act. If the units are part of a
residential redevelopment project that includes units not affordable to low- and
very low- income households, only the low- and very low - income units shall be
eligible for benefits under the Act.
(16) After November 1, 1999, none of the redevelopment project costs enumerated in
this subsection shall be eligible redevelopment project costs if those costs would
provide direct financial support to a retail entity initiating operations in the
redevelopment project area while terminating operations at another Illinois
location within 10 miles of the redevelopment project area but outside the
boundaries of the redevelopment project area municipality. For purposes of this
paragraph, termination means a closing of a retail operation that is directly related
to the opening of the same operation or like retail entity owned or operated by
more than 50% of the original ownership in a redevelopment project area but it
does not mean closing an operation for reasons beyond the control of the retail
entity, as documented by the retail entity, subject to a reasonable fording by the
municipality that the current location contained inadequate space, had become
economically obsolete, or was no longer a viable location for the retailer or
serviceman.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 20
United City of Yorkville, Illinois
March 24, 2006
�I
If a special service area has been established pursuant to the Special Service Area Tax Act, [35
ILCS 235/0.01 et. seq.] then any tax increment revenues derived from the tax imposed pursuant to
the Special Service Area Tax Act may be used within the redevelopment project area for the
purposes permitted by the Special Service Area Tax Act as well as the purposes permitted by the
Act.
Estimated Redevelopment Project Costs
A range of redevelopment activities and improvements will be required to implement this
Redevelopment Plan. The activities and improvements and their estimated costs are set forth in
Table 1 of this Redevelopment Plan. All estimates are based on 2006 dollars. Funds may be
moved from one line item to another or to an eligible cost category described in this Redevelop-
ment Plan at the City's discretion. To the extent that municipal obligations have been issued to pay
for such Redevelopment Project Costs prior to, and in anticipation of, the adoption of TIF, the City
shall be reimbursed from Incremental Property Taxes for such Project Costs.
Redevelopment Project Costs described in this Redevelopment Plan are intended to provide an
upper estimate of expenditures. Within this upper estimate, adjustments may be made in line items
without amending this Redevelopment Plan.
In the event the Act is amended by the General Assembly after the date of the approval of this
Redevelopment Plan by the City to (a) include new eligible redevelopment project costs, or (b)
expand the scope or increase the amount of existing eligible redevelopment project costs (such as,
for example, by increasing the amount of incurred interest costs that may be paid under 65 ILCS
5/1- 74.4- 3(q)(I1)), this Redevelopment Plan shall be deemed to incorporate such additional,
expanded or increased eligible redevelopment project costs under the Redevelopment Plan to the
extent permitted by the Act. In the event of such amendment(s) to the Act, the City may add any
new eligible redevelopment project costs as a line item in Table 1 or otherwise adjust the line items
in Table 1 without amendments to this Redevelopment Plan, to the extent permitted by the Act.
Increases in estimated total Redevelopment Project Costs of more than five percent, after adjust-
ment for inflation from the date of the Redevelopment Plan adoption, are subject to the Redevel-
opment Plan amendment procedures as provided under the Act.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 21
United City of Yorkville, Illinois
March 24, 2006
TABLE 1: Downtown Yorkville Tax Increment Financing Redevelopment Project Area
Estimated Redevelopment Project Costs
ELIGIBLE EXPENSE ESTIMATED COST
Analysis, Administration, Studies, Surveys,
Legal, Marketing etc. $500,000
Property Assembly including Acquisition, Site Prep
and Demolition, Environmental Remediation $10,000,000
Public Works & Improvements, including streets and utilities
and public facilities or capital costsM $15,000,000
Rehabilitation of existing buildings, fixtures and leasehold
improvements $10,000,000
Interest Subsidies and/or Affordable Housing Incentives $1,000,000
Relocation Costs $500,000
Job Training and Vocational Education $500,000
TOTAL REDEVELOPMENT PROJECT COSTS $37,500,000 [11 [31
l� This category may also include paying for or reimbursing (i) an elementary, secondary or unit school district's
increased costs attributed to assisted housing units, and (ii) capital costs of taxing districts impacted by the redevel-
opment of the Project Area. As permitted by the Act, to the extent the City by written agreement accepts and ap-
proves the same, the City may pay, or reimburse all, or a portion of a taxing district's capital costs resulting from a
redevelopment project necessarily incurred or to be incurred within a taxing district in furtherance of the objectives
of the Redevelopment Plan.
t21 Total Redevelopment Project Costs exclude any additional financing costs, including any interest expense, capi-
talized interest and costs associated with optional redemptions. These costs are subject to prevailing market condi-
tions and are in addition to Total Redevelopment Project Costs.
131 Increases in estimated total Redevelopment Project Costs of more than five percent, after adjustment for inflation
from the date of the Redevelopment Plan adoption, are subject to the Redevelopment Plan amendment procedures
as provided under the Act.
The amount of the total Redevelopment Project Costs that can be incurred in the Project Area will be reduced by
the amount of redevelopment project costs incurred in contiguous redevelopment project areas, or those separated
from the Project Area only by a public right -of -way, that are permitted under the Act to be paid, and are paid, from
Incremental Property Taxes generated in the Project Area, but will not be reduced by the amount of redevelopment
project costs incurred in the Project Area which are paid from Incremental Property Taxes generated in contiguous
redevelopment project areas or those separated from the Project Area only by a public right -of -way.
Total Redevelopment Project Costs listed above are expected to be paid for with Incremental Property Taxes, how-
ever, additional funding from other sources such as federal, state, county, or local grant funds may be utilized to
supplement the City's ability to finance Redevelopment Project Costs identified above.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 22
United City of Yorkville, Illinois
March 24, 2006
E. Sources of Funds to Pay Redevelopment Project Costs
Funds necessary to pay for Redevelopment Project Costs and secure municipal obligations issued
for such costs are to be derived primarily from Incremental Property Taxes. Other sources of funds
which may be used to pay for Redevelopment Project Costs or secure municipal obligations are
land disposition proceeds, state and federal grants, investment income, private financing and other
legally permissible funds the City may deem appropriate. The City may incur Redevelopment
Project Costs, which are paid for from funds of the City other than Incremental Property Taxes, and
the City may then be reimbursed for such costs from Incremental Property Taxes. Also, the City
may permit the utilization of guarantees, deposits and other forms of security made available by
private sector developers. Additionally, the City may utilize revenues, other than State sales tax
increment revenues, received under the Act from one redevelopment project area for eligible costs
in another redevelopment project area that is either contiguous to, or is separated only by a public
right -of -way from, the redevelopment project area from which the revenues are received.
The Project Area may, in the future, be contiguous to or separated by only a public right -of -way
from other redevelopment project areas created under the Act. The City may utilize net Incremental
Property Taxes received from the Project Area to pay eligible redevelopment project costs, or
obligations issued to pay such costs, in other contiguous redevelopment project areas or redevel-
opment project areas separated only by a public right -of -way, and vice versa. The amount of
revenue from the Project Area, made available to support such contiguous redevelopment project
areas, or those separated only by a public right -of -way, when added to all amounts used to pay
eligible Redevelopment Project Costs within the Project Area, shall not at any time exceed the total
Redevelopment Project Costs described in this Redevelopment Plan.
The Project Area may become contiguous to, or be separated only by a public right -of -way from,
redevelopment project areas created under the Industrial Jobs Recovery Law (65 ILCS 5/11- 74.6 -1,
et seq.). If the City fmds that the goals, objectives and financial success of such contiguous
redevelopment project areas or those separated only by a public right -of -way are interdependent
with those of the Project Area, the City may determine that it is in the best interests of the City and
in furtherance of the purposes of the Redevelopment Plan that net revenues from the Project Area
be made available to support any such redevelopment project areas. The City therefore proposes to
utilize net incremental revenues received from the Project Area to pay eligible redevelopment
project costs (which are eligible under the Industrial Jobs Recovery Law referred to above) in any
such areas and vice versa. Such revenues may be transferred or loaned between the Project Area
and such areas. The amount of revenue from the Project Area so made available, when added to all
amounts used to pay eligible Redevelopment Project Costs within the Project Area or other areas as
described in the preceding paragraph, shall not at any time exceed the total Redevelopment Project
Costs described in Table 1 of this Redevelopment Plan.
F. Issuance of Obligations
The City may issue obligations secured by Incremental Property Taxes pursuant to Section 11-
74.4-7 of the Act. To enhance the security of a municipal obligation, the City may pledge its full
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 23
United City of Yorkville, Illinois
March 24, 2006
faith and credit through the issuance of general obligation bonds. Additionally, the City may
provide other legally permissible credit enhancements to any obligations issued pursuant to the Act.
All obligations issued by the City pursuant to this Redevelopment Plan and the Act shall be retired
within twenty (20) years of their date of issuance, and no later than December 31 of the year in
which the payment to the municipal treasurer is to be paid with respect to ad valorem taxes levied
in the twenty-third calendar year after the year in which the ordinance approving the Project Area
and the Redevelopment Plan was adopted, such ultimate retirement date occurring on December
31, 2030.
In addition to paying Redevelopment Project Costs, Incremental Property Taxes may be used for
the scheduled retirement of obligations, mandatory or optional redemptions, establishment of debt
service reserves and bond sinking funds and any other lawful purpose. To the extent that
Incremental Property Taxes are not needed for these purposes, any excess Incremental Property
Taxes shall then become available for distribution annually to taxing districts having jurisdiction
over the Project Area in the manner provided by the Act.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 24
United City of Yorkville, Illinois
March 24, 2006
G. Valuation of the Project Area
1. Most Recent EAV of Properties in the Project Area
The most recent EAV of the Project Area is estimated to total $5,500,355. This EAV is
based on the 2004 assessed valuation and is subject to verification by the County Clerk.
After verification, the final figure shall be certified by the County Clerk of Kendall
County, Illinois. This certified amount shall become the Certified Initial EAV from which
all Incremental Property Taxes in the Project Area will be calculated by Kendall County.
The Project Area's EAV by tax parcel is presented in Table 2 on the next page.
2. Anticipated Equalized Assessed Valuation
By the year 2030 and following the completion of the Redevelopment Plan and Project,
the EAV of the Project Area is estimated to range from $31 million to $37 million. This
estimate is based on several key assumptions, including: 1) redevelopment of the Project
Area will occur in a timely manner over the next 15 to 20 years; 2) construction of
approximately 150,000 square feet of new commercial space, 3) remodel of
approximately 8,000 of retail space; 4) construction of approximately 80,000 s.f. of tax -
exempt facilities; 5) construction of approximately 360 housing units in a combination of
condominium, townhome and senior housing buildings; 6) the EAV of the Project Area
will grow at the rate of 2.0 percent per annum; and 4) a state equalization factor of 1.0000
is used in all years to calculate estimated EAV.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 25
United City of Yorkville, Illinois
March 24, 2006
Table 2: Project Area EAV by Tax Parcel
PIN 2004 EAV I 41 105 -38- 282 -005 $ 31,398
05-39-151-001/02- 42 105 -38- 282 -006 $ 31,647
1 33- 151 -001 * 43 05 -38- 283 -001 $ 169,088
05 -39- 152 - 001/02- 44I 05 -38- 283 -002 $ 35,735
2 33- 152 -001* I 45 05 -38- 283 -003 $ 41,023
3 105 -38- 251 -001 $ - 46 105 -38- 283 -004 $ 10,876
4 105 -38- 252 -001 $ 118,621 47 05 -38- 283 -005 $ 35,921
5 05 -38- 252 -003 $ 5,706 I 48 05 -38- 283 -006 $ 30,508
6 05 -38- 252 -004 $ 88,949 i 49 05 -38- 283 -007 $ 41,805
7 05 -38- 252 -005 $ 45,142 50 105 -38- 283 -008 $ -
8 05 -38- 252 -006 $ 57,988 51 05 -38- 283 -009 $ -
9 05 -38- 252 -007 $ 102,611 I 52 05 -38- 283 -010 $ 17,890
10 105 -38- 252 -009 $ 39,119 53 05 -38- 283 -011 $ 35,916
1 1 1 05-38-276-001/02- 54 105 -38- 283 -012 $ 35,998
32- 276 -001 * 55 05 -38- 283 -013 $ 45,292
12 105 -38- 277 -001 $ 100 56 05 -38- 287 -001 $ -
13I 05 -38- 278 -001 $ - I 57 05 -38- 287 -002 $ 44,199
14I 05 -38- 278 -002 $ 100 I 58I 05 -38- 287 -003 $ 16,600
15 05 -38- 278 -004 $ - I 59 05 -38- 287 -004 $ 60,327
16 105 -38- 278 -005 $ 2,268 I 60 05 -38- 287 -005 $ 62,589
17 05 -38- 278 -007 $ - 61 05 -38- 287 -006 $ 8,335
18 05 -38- 278 -008 $ 11,580 I 62 105 -38- 291 -001 $ -
19 05 -38- 278 -009 $ 83,885 I 63 05 -38- 292 -001 $ 51,454
20 05 -38- 278 -010 $ 62,997 I 64 105 -38- 429 -001 $ -
21 05 -38- 278 -011 $ 100 65 05 -38- 429 -002 $ 47,868
22I 05 -38- 278 -012 $ - I 66I 05 -38- 429 -003 $ 10,000
23 05 -38- 279 -001 $ 9,256 67 05 -38- 429 -004 $ 37,139
24I 05 -38- 279 -002 $ 77,994 I 68I 05 -38- 429 -005 $ 10,000
25 05 -38- 279 -003 $ 2,927 I 69 105 -38- 429 -006 $ 24,400
26 05 -38- 279 -004 $ 8,759 70 05 -38- 430 -002 $ 122,513
27 05 -38- 279 -005 $ 28,760 71 05 -38- 433 -001 $ 37,338
28 105 -38- 279 -006 $ 56,091 72 05 -38- 433 -007 $ 88,775
29 05 -38- 279 -007 $ 58,306 73 05 -38- 433 -011 $ 31,979
30 05 -38- 279 -008 $ 17,054 I 74 05 -38- 433 -012 $ 57,537
31 05 -38- 280 -002 $ 36,207 75 05 -39- 153 -003 $ 46,989
32 105 -38- 280 -003 $ 35,145 76 05 -39 -153 -004 $ 29,763
33 105 -38- 281 -001 $ 50,074 77 05 -39 -153 -005 $ 16,660
34 105 -38- 281 -002 $ 29,560 78 05 -39- 153 -006 $ -
35 05 -38- 281 -003 $ 37,573 79 05 -39 -153 -007 $ 11,003
36 05 -38- 281 -006 $ 42,964 I 80 05 -39- 153 -008 $ -
37 105 -38- 281 -007 $ 39,961 l i 81 05 -39 -153 -009 $
38 05 -38- 282 -001 $ 26,635 82 05 -39- 153 -011 $
39 05 -38- 282 -003 $ 36,157 83 05 -39 -153 -013 $
40 05 -38- 282 -004 $ 55,607 84 105 -39- 154 -001 $ 51,417
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 26
United City of Yorkville, Illinois
March 24, 2006
85105 -39 -154 -002 $ 19,975 1331 05 -39- 177 -002 $ 7,702
86 05 -39- 154 -003 $ 17,828 134 05 -39 -177 -004 $ 80,306
87 05 -39- 154 -006 $ 32,622 135 05 -39- 177 -005 $ 51,273
88 05 -39- 154 -007 $ 41,838 136 05 -39 -177 -006 $ 1,491
89 05 -39- 154 -008 $ 31,929 137 05 -39- 177 -008 $ 49,573
90 105 -39 -154 -009 $ 63 138 05 -39- 177 -009 $ 34,380
91 05 -39- 154 -013 $ 55,975 139 05 -39- 177 -011 $ 37,201
921 05 -39- 154 -014 $ 68,358 140 05 -39- 177 -012 $ 27,492
931 05 -39- 154 -015 $ 16,789 141 05 -39- 177 -013 $ 4,487
941 05 -39- 154 -017 $ 24,871 1421 05 -39- 177 -014 $ -
95 105 -39- 154 -018 $ 1,153 I 143 05 -39- 177 -015 $ 1,855
96 105 -39- 154 -019 $ 5,077 I 144 05 -39- 177 -016 $ 15,436
971 05 -39- 154 -020 $ - 145 105 -39- 177 -017 $ 4,173
981 05 -39- 154 -021 $ 42,274 I 1461 05 -39- 178 -001 $ 51,790
99 05 -39- 154 -022 $ - 147 105 -39- 178 -002 $ 3,705
100 105 -39- 154 -023 $ 40,445 I 148 05 -39- 178 -003 $ 3,705
101 05 -39- 154 -024 $ 4,647 149 05 -39- 178 -004 $ 3,705
102 105 -39- 155 -003 $ 12,087 I 150 05 -39- 301 -001 $ 136,236
103 105 -39- 155 -005 $ 14,832 I i 151 05 -39- 304 -001 $ 115,968
104 105 -39- 155 -006 $ 5,107 152 05 -39- 307 -002 $ 52,516
105 05 -39- 155 -008 $ 8,964 153 105 -39- 307 -003 I $ 47,482
106 105 -39- 156 -004 $ 7,776 154 05 -39- 307 -004 $ 46,010
107 I f 05 -39- 156 -005 I $ 30,024 I 155 05 -39- 307 -005 $ 44,893
108 05 -39- 156 -006 $ 24,343 156 05 -39- 326 -004 $ 2,504
109 105 -39 -156 -007 I $ 38,011 I 157 105 -39- 326 -006 $ 35,566 i
110 05 -39- 156 -008 $ 8,600 158 05 -39- 326 -007 I $ 75,737
111 105 -39- 156 -009 $ 42,780 1591 05 -39- 326 -008 $ 42,977
1121 05 -39 -156 -010 $ 38,008 1601 05 -39- 376 -010 $ 2,427
1131 05 -39 -156 -013 $ 1,262 I 161 105 -39- 376 -014 $ 528
1141 05 -39 -156 -014 $ 10,500 1621 05 -39- 376 -015 I $ 71
115 05 -39- 156 -015 I $ 69,780 I 163 60 -04- 003 -001 $ 50,053
116 05 -39- 156 -016 $ 8,550 164 60 -04- 003 -002 $ 18,084
117 105 -39- 156 -017 I $ 2,780 I I Total $ 5,500,355
118 105 -39- 157 -001 I $ 409,109 *These parcels are owned by the State of Illinois and are
119 105 -39 -157 -004 I $ 13,844 I located in the For River at the boundary line between Bristol
120 105 -39 -157 -006 $ 7,681 I and Kendall Townships. Kendall County records could not
121 05 -39- 157 -007 I $ 41,510 I confirm township and section numbers tied to block and
122 105 -39 -157 -008 I $ 33,193 I parcel numbers for these parcels so both Kendall and Bristol
Township numbers are shown.
123 � 05 -39- 158 -001 � $ 82,732
124 05 -39- 158 -002 $ 11,087
1251 05 -39- 158 -003 $ 95,637
126 05 -39 -158 -004 $ 89,076
127 05 -39- 176 -001 $ -
128 05 -39- 176 -002 $ 40,142
129 05 -39- 176 -004 I $ 51,554
130 05 -39- 176 -005 $ 34,303
131 105 -39 -176 -006 $ 49,888
1321 05 -39- 177 -001 $ 65,847
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 27
United City of Yorkville, Illinois
March 24, 2006
VI. LACK OF GROWTH AND DEVELOPMENT THROUGH
INVESTMENT BY PRIVATE ENTERPRISE
As described in Section III of this Redevelopment Plan, the Project Area as a whole is adversely
impacted by the presence of numerous conservation area factors, which represent impediments to
sound growth and development. Specific findings regarding lack of growth and development
through investment by private enterprise include:
• Of the 114 buildings in the Project Area, 95 (83 percent) are 35 years of age or older —which
means that only 19 buildings (17 percent) were built since 1971.
a Of the 114 buildings in the Project Area, 61 are characterized as deteriorated and require
improvements beyond normal maintenance (6 of these buildings are dilapidated or in substan-
dard condition and another 18 of these buildings contain major defects in at least one primary
component or a combination of secondary components).
• In addition to "deterioration," and "dilapidation ", other conservation area factors present in the
Project Area that indicate a lack of private investment include "excessive vacancies" "struc-
tures below minimum code standards," and "obsolescence ".
• In each of the years from 1999 to 2004, the annual growth rate of the total Equalized Assessed
Valuation ( "EAV ") of the Project Area has lagged behind that of the balance of the United City
of Yorkville.
o Between 1999 and 2004, the EAV of the Project Area increased by an average of 4.4% per
year. In comparison, the EAV of the balance of the City of Yorkville increased at an annual
average rate of 17.1 % —a rate nearly four times that of the Project Area.
• Despite City economic development and incentive programs, improvements and redevelopment
projects in the Downtown have been limited to a couple of blocks. Several similarly situated
communities in Illinois and along the Fox River have been successful in achieving major rede-
velopment and revitalization of their downtowns only through the adoption of a comprehen-
sive, coordinated and long -term tax increment financing redevelopment project and plan.
In summary, the Project Area as a whole is eligible as a redevelopment project area, based on
eligibility for a conservation area. The meaningful presence and reasonable distribution of
conservation area conditions are detrimental to the public safety, health, and welfare of the City and
provide evidence to support the finding that the Project Area on the whole has not been subject to
growth and development through investment by private enterprise and would not reasonably be
anticipated to be developed without the adoption of tax increment financing and this Redevelop -
ment Plan for the Project Area.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 28
United City of Yorkville, Illinois
March 24, 2006
VII. FINANCIAL IMPACT
Without the adoption of this Redevelopment Plan and TIF, the Proj ect Area is not reasonably
expected to be redeveloped by private enterprise. In the absence of City- sponsored redevelopment
initiatives there is a prospect that conservation area conditions will continue to exist and spread,
and the Project Area on the whole and adjacent properties will become less attractive for new
development, redevelopment and rehabilitation of existing buildings. In the absence of City -
sponsored redevelopment initiatives, erosion of the assessed valuation of property in and outside of
the Project Area could lead to a continued reduction of real estate tax revenue to all taxing districts.
Section V of this Redevelopment Plan describes the comprehensive Redevelopment Project
proposed to be undertaken by the City to create an environment in which private investment can
occur. The Redevelopment Project will be staged over a period of years consistent with local
market conditions and available financial resources required to complete the various redevelopment
improvements and activities as well as the Redevelopment Project set forth in this Redevelopment
Plan. Successful implementation of this Redevelopment Plan is expected to result in new private
investment in rehabilitation of viable existing buildings and new construction on a scale sufficient
to eliminate deteriorating problem conditions and to return the area to a long -term sound condition.
The Redevelopment Project is expected to have both short- and long -term positive financial
impacts on the taxing districts affected by the Redevelopment Plan. In the short-term, the City's
effective use of TIF can be expected to stabilize existing assessed values in the Project Area,
thereby stabilizing the existing tax base for local taxing agencies. In the long -term, after the
completion of all redevelopment improvements and activities, the Redevelopment Project and the
payment of all Redevelopment Project Costs and municipal obligations, the taxing districts will
benefit from any enhanced tax base which results from the increase in EAV caused by the
Redevelopment Project.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 29
United City of Yorkville, Illinois
March 24, 2006
I
VIII. DEMAND ON TAXING DISTRICT SERVICES
The following taxing districts or agencies currently levy taxes against properties located within the
Project Area: Kendall County, Kendall Township, Bristol Township, Kendall County Forest
Preserve District, Yorkville School District 115, United City of Yorkville (including Library Fund),
Waubonsee Community College District 516, Bristol- Kendall Fire Protection District and
Yorkville - Bristol Sanitary District.
The Redevelopment Plan provides primarily for public improvements as well as residential,
commercial and mixed -use development activity within the Project Area. The number and type of
new development is not known at this time. It is anticipated that redevelopment projects
implemented as part of the Redevelopment Project and Plan will cause increased demand for
services or capital improvements on some of the taxing districts.
Since the thrust of this Redevelopment Plan is on residential, commercial redevelopment, and
mixed -use development, an increased demand for services or capital improvements to be provided
by School District 115, Waubonsee Community College District 516, Bristol- Kendall Fire
Protection District, Yorkville - Bristol Sanitary District and the City may be expected. The
redevelopment of underutilized sites or replacement of vacant buildings and sites with active uses
will likely result in additional demand for services and facilities of these taxing districts. For
example, United City of Yorkville services, such as police protection, library services, sanitary
collection, water distribution, etc., are likely to be impacted. However, it is expected that any
increase in demand for the City and other impacted taxing districts' services can be adequately
handled by the existing services and facilities or substantially financed by incremental property tax
revenues derived from new improvements in the Project Area.
Over the next ten to fifteen years, the estimated potential residential development program for the
Project Area, based on the 2005 Downtown Vision Plan, includes the phased development of up to
approximately 360 new attached housing units (ranging in size from one to three bedrooms) in the
Project Area. This includes senior housing as well as condominiums and townhomes. Based on
Ehlers (formerly Illinois School Consulting Services) methodology for estimating school age
children, this development could result in an additional population of approximately 635 persons,
including 564 adults, 9 high school -aged children, 38 elementary and middle school -aged children,
and 24 pre - school -aged children. Given the phased nature of potential development and the
proposed housing type, the total increase in the demand for services Yorkville School District 115
is not anticipated to be significant—particularly in relation to the community's overall size and
growth. Furthermore, the Act provides a method for reimbursing school districts for any increase
in annual costs to a school district attributable to housing units located within the Project Area for
which a developer or redeveloper receives financial assistance through an agreement with the
municipality or because the municipality incurs the cost of necessary infrastructure improvements
within the boundaries of the assisted housing sites necessary for the completion of that housing as
authorized by the Act.
It is expected that any increase in demand for Kendall County, Kendall County Forest Preserve
District, Kendall Township, Bristol Township services and programs associated with the Project
Area can be adequately handled by existing services and programs maintained and operated by
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 30
United City of Yorkville, Illinois
March 24, 2006
these taxing districts. Therefore, at this time, no special programs are proposed for these taxing
districts.
Should demand increase beyond existing service and program capabilities for any taxing district,
the City will work with the affected taxing district to determine what, if any, program is necessary
to provide adequate services (which would be separate from consideration of any taxing district's
capital facilities within the Project Area). The City may enter into intergovernmental agreements
with taxing districts where TIF revenues can be used for all or a portion of various improvements
to the applicable capital facilities, to the extent that such increased capital needs result from
redevelopment projects incurred in furtherance of the objectives of this Redevelopment Plan.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 31
United City of Yorkville, Illinois
March 24, 2006
IX. CONFORMITY OF THE REDEVELOPMENT PLAN AND
PROJECT TO THE COMPREHENSIVE PLAN FOR THE
DEVELOPMENT OF THE CITY AS A WHOLE
This Redevelopment Plan and the Redevelopment Project described herein conform to the
comprehensive plan for the City as a whole as set forth in the City's 2002 Comprehensive Land and
2005 Comprehensive Plan Update.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 32
United City of Yorkville, Illinois
March 24, 2006
X. PHASING AND SCHEDULING
A phased implementation strategy will be utilized to achieve comprehensive and coordinated
redevelopment of the Project Area.
It is anticipated that City expenditures for Redevelopment Project Costs will be carefully staged on
a reasonable and proportional basis to coincide with Redevelopment Project expenditures by
private developers and the receipt of Incremental Property Taxes by the City.
The estimated date for completion of Redevelopment Projects is no later than December 31 of the
year in which the payment to the City treasurer as provided in the Act is to be made with respect to
ad valorem taxes levied in the twenty -third calendar year following the year in which the ordinance
approving the Project Area is adopted (i.e., assuming City Council approval of the Project Area and
Redevelopment Plan in 2006, by December 31, 2030).
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 33
United City of Yorkville, Illinois
March 24, 2006
XI. PROVISIONS FOR AMENDING THE REDEVELOPMENT
PLAN
This Redevelopment Plan may be amended pursuant to the Act.
I
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 34
United City of Yorkville, Illinois
March 24, 2006
XII. COMMITMENT TO FAIR EMPLOYMENT PRACTICES
AND AFFIRMATIVE ACTION PLAN
The City is committed to and will affirmatively implement the following principles with respect to
the Redevelopment Plan:
A) The assurance of equal opportunity in all personnel and employment actions with
respect to the Redevelopment Plan, including, but not limited to: hiring, training,
transfer, promotion, discipline, fringe benefits, salary, employment working
conditions, termination, etc., without regard to race, color, religion, sex, age,
handicapped status, national origin, creed or ancestry.
B) This commitment to affirmative actions will ensure that all members of the
protected groups are sought out to compete for all job openings and promotional
opportunities.
In order to implement these principles for this Redevelopment Plan, the City shall require and
promote equal employment practices and affirmative action on the part of itself and its contractors
and vendors. In particular, parties engaged by the City shall be required to agree to the principles
set forth in this section.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 35
United City of Yorkville, Illinois
March 24, 2006
XIII. IMPACT ON INHABITED RESIDENTIAL UNITS
As set forth in the Act, if the redevelopment plan for a redevelopment project area would result in
the displacement of residents from 10 or more inhabited residential units, or if the redevelopment
project area contains 75 or more inhabited residential units and a municipality is unable to certify
that no displacement will occur, the municipality must prepare a housing impact study and
incorporate the study in the redevelopment project plan.
The Project Area contains 143 residential units (140 of which are estimated to be inhabited). This
Redevelopment Plan provides for the development or redevelopment of several portions of the
Project Area that may contain occupied residential units. As a result, it is possible that by
implementation of this Redevelopment Plan, the displacement of residents from 10 or more
inhabited residential units could occur.
The results of the housing impact study section are described in a separate report which presents
certain factual information required by the Act. The report, prepared by Ehlers, is entitled
"Downtown Yorkville Tax Increment Financing Redevelopment Project Area Housing Impact
Study," and is attached as Exhibit II to this Redevelopment Plan.
Downtown Yorkville Tax Increment Financing Redevelopment Project and Plan page 36
United City of Yorkville, Illinois
March 24, 2006
EXHIBIT I:
DOWNTOWN YORKVILLE TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AREA
ELIGIBILITY STUDY
i
i
i
DOWNTOWN YORKVILLE
TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AREA
ELIGIBILITY STUDY
United City of Yorkville, Illinois
Prepared by
Ehlers & Associates, Inc.
March 17, 2006
TABLE OF CONTENTS
I . EXECUTIVE SUMMARY ........................................................................... ..............................1
II. BASIS FOR REDEVELOPMENT .............................................................. ............................... 6
III. THE PROJECT AREA ............................................................................... ............................... 8
IV. ELIGIBILITY SURVEY AND ANALYSIS ................................................. ..............................9
V. ELIGIBILITY CONCLUSIONS .................................................................. .............................19
FIGURES AND TABLES
Figure 1. Project Area Boundary ............................................................................ ..............................4
Figure2. Existing Land Use .................................................................................. ............................... 5
TABLE 1. SUMMARY OF BUILDING DETERIORATION .................................................. ............................... 14
TABLE 2. GROWTH OF THE PROJECT AREA VS. CITY OF YORKVILLE .......................... ............................... 18
TABLE 3. DISTRIBUTION OF CONSERVATION AREA FACTORS .................................... ............................... 20
I. EXECUTIVE SUMMARY
I
The purposes of this report entitled Downtown Yorkville Tax Increment Financing Redevelopment
Project Area Eligibility Study (the 'Eligibility Study ") are to: (i) document the conservation factors
that are present within the Downtown Yorkville Redevelopment Project Area (the "Project Area ")
in the United City of Yorkville, Kendall County, Illinois (the "City" or "Yorkville "), and (ii)
conclude whether the Project Area qualifies for designation as a conservation area within the
definitions set forth in the Tax Increment Allocation Redevelopment Act (the "Act "). The Act is
found in Illinois Compiled Statutes, Chapter 65, Act 5, Section 11- 74.4 -1 et. seq., as amended.
The findings and conclusions contained in this Eligibility Study are based on surveys,
documentation, and analyses of physical conditions within the Project Area. The City is entitled to
rely on the findings and conclusions of this Eligibility Study in designating the Project Area as a
redevelopment project area under the Act. Ehlers & Associates ( "Ehlers ") has prepared this
Eligibility Study and the related Downtown Yorkville Tax Increment Financing Redevelopment
Project and Plan (the "Redevelopment Plan ") with the understanding that the City would rely on
(i) the findings and conclusions of this Eligibility Study and the related Redevelopment Plan in
proceeding with the designation of the Project Area as a redevelopment project area under the
Act, and (ii) the fact that Ehlers has obtained the necessary information so that the Eligibility
Study and the related Redevelopment Plan will comply with the Act. The determination of
whether the Project Area qualifies for designation as a conservation area pursuant to the Act is
made by the City after careful review and consideration of the conclusions contained in this
Eligibility Study.
The Project Area
The Project Area is an irregularly shaped area that encompasses most downtown Yorkville plus
an adjacent portion of the Fox River to the north. The Project Area generally includes the north
and south frontage of Hydraulic Street from the corporate boundary on the east to the White Oak
subdivision on the west; the northern frontage of Van Emmon Street from Adams Street on the
west to the corporate boundary on the east; the southern frontage of Van Emmon Street from
Main Street on the west to the corporate boundary on the east; the frontage of Bridge Street from
the Fox River on the north to Fox Street on the south; and the eastern frontage of Main Street
from the Fox River on the north to Fox Street on the south. The boundaries of the Project Area
are shown on Figure 1, Project Area Boundary.
The Project Area contains 114 buildings located within all or portions of 33 tax blocks (for the
purposes of analysis in this report, several of these tax blocks are combined). The Project Area is
approximately 200 acres —a significant portion of which consists of street rights -of -way, rail
rights -of -way and the Fox River. The Project Area encompasses most of Downtown Yorkville
which remains generally active as a central mixed -use district with a variety of uses, including
retail, commercial service, offices, buildings with mixed commercial and residential activity, a
variety of residential buildings, public and semi- public uses and industrial uses. All blocks,
except for one, contain residential buildings in either single - family, multi - family or in mixed -use
buildings. Public and semi- public uses are scattered throughout the Project Area, including:
Bicentennial Riverfront Park, Van Emmon Memorial Park and other open spaces along the Fox
Downtown Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit I, page 1
Yorkville, Illinois —March 17, 2006
River; City public works and parks /recreations buildings; Kendall County Offices, Clerk and
Education Department buildings; and a U.S. Post Office facility. Existing land uses are
illustrated in Figure 2, Existing Land Use.
While some limited development and improvements to buildings have occurred in a few blocks
of the Downtown in recent years, the Project Area as a whole has not benefited from new private
investment to revitalize the area on a systematic or significant level. The Project Area as a whole
is characterized by aging and deteriorating properties, structures below minimum code standards,
obsolescent buildings and sites, declining or lagging growth in property valuation, vacant
buildings and spaces within buildings, sites /parcels of irregular shape and size, incompatible
land use relationships and deteriorating or obsolete infrastructure.
These conditions, combined with the general lack of private investment in the area have led the
City to initiate the Eligibility Study. The City engaged Ehlers to analyze conditions in the Project
Area to determine whether the Project Area qualifies for designation as a "redevelopment project
area" based on criteria for a "conservation area" contained in the Act.
Eligibility Evaluation
The approach taken to evaluate the presence of eligibility factors within the Project Area is listed
below.
• Survey the Project Area to document the physical conditions of buildings and site
improvements.
• Document and analyze existing land uses and their relationships with one another, and the
size, configuration and layout of buildings and parcels.
• Review supporting secondary and previously prepared plans and documents.
• Tabulate and map the extent and distribution of conservation factors that exist within the
Project Area.
• Evaluate the extent and distribution of eligibility factors within the Project Area, and
conclude whether the extent and distribution of the factors are sufficient to qualify the area
for designation as a redevelopment project area.
Summary Eligibility Conclusions
Based on the definitions set forth in the Act, the Project Area is found to be eligible for (i)
classification as a "conservation area" and (ii) designation as a redevelopment project area.
Specifically,
• The Project Area is over 1 %z acres;
• 83% of the structures within Project Area are 35 years of age or older (50% is the threshold
required for a conservation area);
• Five of the 13 conservation area factors (three are required), including
"obsolescence," "deterioration," "inadequate utilities," "lack of community
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit I, page 2
Yorkville, Illinois —March 17, 2006
planning" and "declining or lagging equalized assessed valuation," are present to a
meaningful extent and are reasonably distributed throughout the Project Area;
• Five additional conservation area factors, "dilapidation," "excessive land coverage
and overcrowding of community structures," "structures below minimum code
standards," "deleterious land use or layout" and "excessive vacancies" are present
to a more limited extent and support the overall conservation area finding; and
• The Project Area includes only real property and improvements thereon
substantially benefited by the proposed redevelopment project improvements.
These conclusions are made on the basis that conservation area factors are (i) present to a
meaningful extent and (ii) reasonably distributed throughout the Project Area. While it may be
concluded that the mere presence of the minimum number of the stated factors may be sufficient
to make a finding as a conservation area, this evaluation was made on the basis that the
conservation area factors must be present to a meaningful extent and must be reasonably
distributed throughout the Project Area so that basically good areas are not arbitrarily included in
the Project Area simply because of proximity to areas that qualify as a conservation area.
I
Downtown Yorkville Redevelopment Project Area Tar Increment Financing Eligibility Study Exhibit I, page 3
Yorkville, Illinois —March 17, 2006
Downtown Yorkville
Tat increment Financing
Rlvess F M Redevelopment Project Area
F.
a
d Figure 1: Project Area Boundary
7
ml 152
-0nl
RIM
25l ' 170X
ao!
-0ot 9 -0a
-0w HYDRA ao! au § am n
C
RP/a S7RWr
� 1 tYDRA0LIC -
obs ani ao7 am 2R0 am ae! ow m28 a+ v a, -03� an -06l not
252
.om am AN ON �ST'RS -0n °' 15$ -0 m' 177 �.
Ve1hJ���11 q A 9 aw 1'y YI6 -077 -01!
2
-0� a04 1 4 9 T an .plA 414
$ H
MADLSOHSr, J L , �q ms aos �+ M1 " q _ STRL+H7
j � —7 AIADISONS °°' 1 w q $
234 1 I 241 $ as CI 3 178 `
aal ED 3
��jJ 92 aal ❑ -014 006
aol ml -0!s ■
smkz .
ml ml -0os 301 326
4 430 304 -am
Vi and �
FOX Sr,
1 .
-0Il
4 aa7
37b ■ �
E H L E R S NORTH - 1 TON
& ASSOCIATES INC
' I
� J Downtown Yorkville
RIVER Tax Increment Financing
Redevelopment Project Area
Figure 2: Existing Land Use
--- - - - - --
I52 +m -----------
� FOX
RIVER
f�
I I, ta. aot HYDRAULIC A "7� ----
Vffi'IU8 ass eon
y, cas 2M
P yip _
VANEUMON
-
N�
q ,!
_
j MADISON 9T, m - * a 3'lRHg7'
MADISON ST. ❑
254 ( J - � : -_ r '*' ❑ I � 198
Single- Family Residential 292 �,{ r""" d ooe
Multi - Family or Mixed -Use Residential --_ I
W
Commercial
304
Industrial --
FOICS? '..
_ Public, Park or Vacant Land
Vacant Building or Floor Are bL1_ - µ
4
1 E H L E R S NORTH w �� l ST'
� & ASSOCIATES INC
II. BASIS FOR REDEVELOPMENT
II
A. Introduction
The Illinois General Assembly made two key findings in adopting the Real Property Tax Increment
Allocation Redevelopment Act:
1. That there exist in many municipalities within the State blighted and conservation areas; and
2. That the eradication of blighted areas and the treatment and improvement of conservation areas
by redevelopment projects are essential to the public interest.
These findings were made on the basis that the presence of blight or conditions which lead to blight
are detrimental to the safety, health, welfare and morals of the public. To ensure that the exercise of
these powers is proper and in the public interest, the Act also specifies certain requirements which
must be met before a municipality can proceed with implementing a redevelopment project. One of
these requirements is that the municipality must demonstrate that each prospective redevelopment
project qualifies either as a "blighted area" or as a "conservation area" or combination thereof,
within the definitions set forth in the Act (Section 11- 74.4 -3, as amended). The definitions
pertaining to conservation areas are paraphrased below.
B. Eligibility of a Conservation Area
A conservation area is an improved area in which 50 percent or more of the structures in the area
have an age of 35 years or more and there is a presence of a combination of three or more of the
thirteen factors defined in the Act and listed below. Such an area is not yet a blighted area, but
because of a combination of three or more of these factors, the area may become a blighted area.
• Dilapidation
• Obsolescence
• Deterioration
• Illegal use of individual structures
• Presence of structures below minimum code standards
• Excessive vacancies
• Lack of ventilation, light, or sanitary facilities
• Inadequate utilities
• Excessive land coverage and overcrowding of structures and community facilities
• Deleterious land -use or layout
• Lack of community planning
• Environmental remediation costs have been incurred or are required
• Declining or lagging rate of growth of total equalized assessed valuation
For conservation areas, the Act does not describe what constitutes the extent of presence
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit I, page 6
Yorkville, Illinois —March 17, 2006
necessary to make a finding that a factor exists. However, Ehlers, in preparing this Eligibility
Study, has applied the following principles:
j • The minimum number of factors must be present to a meaningful extent and the presence of
each must be documented;
• For a factor to be found present, it should be present to a meaningful extent so that a local
governing body may reasonably find that the factor is clearly present within the intent of the
Act; and
• The factors should be reasonably distributed throughout the redevelopment project area.
It is also important to note that the test of eligibility is based on the conditions of the area as a
whole; it is not required that eligibility be established for each and every property or tax parcel in
the Project Area.
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit 1, page 7
Yorkville, Illinois —March 17, 2006
j
III. PROJECT AREA
The Project Area encompasses the City's central business district referred to as "Downtown" and
is an irregularly- shaped area consisting primarily of blocks along Bridge Street (IL Route 47),
Hydraulic Avenue, Van Emmon Street and Main Street. A freight rail line bisects the area in an
east/west direction and the Fox River constitutes the Project Area's northern boundary. The
Project Area generally includes the north and south frontage of Hydraulic Street from the
corporate boundary on the east to the White Oak subdivision on the west; the northern frontage
of Van Emmon Street from Adams Street on the west to the corporate boundary on the east; the
southern frontage of Van Emmon Street from Main Street on the west to the corporate boundary
on the east; the frontage of Bridge Street from the Fox River on the north to Fox Street on the
south; and the eastern frontage of Main Street from the Fox River on the north to Fox Street on
the south. The boundaries of the Project Area are shown on Figure 1, Project Area Boundary
and existing land uses within the Project Area are shown in Figure 2.
The Project Area contains 114 buildings located within 33 full and/or partial tax blocks. The
Project Area encompasses approximately 200 acres, including a significant amount of area
dedicated to street, alley and rail rights -of -way as well as the Fox River. Downtown Yorkville is
the historic center of the City and includes a variety of uses, including retail, commercial service,
offices, buildings with mixed commercial and residential activity, a variety of residential
buildings, public and semi- public uses and industrial uses. All blocks, except for one, contain
residential buildings in either single - family, multi - family or in mixed -use buildings. Public and
semi- public uses are scattered throughout the Project Area, including: Bicentennial Riverfront
Park, Van Emmon Memorial Park and other open spaces along the Fox River; City public works
and parks /recreations buildings; Kendall County Offices, Clerk and Education Department
buildings; and a U.S. Post Office facility.
While some limited development and improvements to buildings have occurred in a few blocks
of the Downtown over recent years, the Project Area as a whole has not benefited from new
private investment to revitalize the area on a systematic or significant level. The Project Area as
a whole is characterized by aging and deteriorating properties, structures below minimum code
standards, obsolescent buildings and sites, declining or lagging growth in property valuation,
vacant buildings and spaces within buildings, sites /parcels of irregular shape and size,
incompatible land use relationships and deteriorating or obsolete infrastructure.
I
i
Downtown Yorkville Redevelopment Project Area Tar Increment Financing Eligibility Study Exhibit I, page S
Yorkville, Illinois March 17, 2006
IV. ELIGIBILITY SURVEY AND ANALYSIS FINDINGS
Ehlers completed an analysis of each of the conservation area factors listed in the Act to
determine whether each or any are present in the Project Area, and if so, to what extent and in
what locations. Surveys and analyses conducted by Ehlers included:
• Exterior survey of the condition and use of all buildings and sites;
• Field survey of environmental conditions covering streets, sidewalks, curbs and gutters,
lighting, traffic, parking facilities, landscaping, fences, and general property maintenance;
• Analysis of the existing uses within the Project Area and their relationships to the
surroundings;
• Comparison of current land use to current zoning ordinance and the current zoning map;
• Analysis of original and current platting and building size and layout;
• Analysis of vacant portions of the sites and buildings;
• Analysis of building floor area and site coverage;
• Review of City engineer utility analysis;
• Review of previously prepared plans, studies and data; and
• Analysis of Kendall County Assessor records for equalized assessed valuations for tax
parcels in the Project Area for assessment years 1999 to 2004.
A. Building Condition Analysis
In December 2005, Ehlers documented physical conditions by means of an exterior survey of all
buildings and properties. Noted during the inspections were structural deficiencies and occupancies
of individual buildings and related environmental deficiencies in the Project Area. Summarized
below is the process used for assessing building conditions in the Project Area, the standards and
criteria used for evaluation, and the findings as to the existence of dilapidation or deterioration of
structures. A copy of the Building Condition Survey Manual: Methods and Criteria for Evaluating
Structures, which details the methodology used when completing the field survey work, will be
provided to the City and filed with the official document.
1. Building Components Evaluated
During the field survey, each component of a subject building was examined to determine whether
it was in sound condition or had minor, major or critical defects. Building components examined
were of two types:
-- Primaiv Structural
These include the basic elements of any building: foundation walls, load bearing walls and
columns, roof and roof structure.
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit I, page 9
Yorkville, Illinois —March 17, 2006
-- Secondary Components
These are components generally added to the primary structural components and are necessary
parts of the building, including porches and steps, windows and window units, doors and door
units, chimneys, and gutters and downspouts.
-- Criteria for Classifying Defects for Building Components
Each primary and secondary component was evaluated separately as a basis for determining
the overall condition of individual buildings. This evaluation considered the relative
importance of specific components within a building and the effect that deficiencies in
components will have on the remainder of the building.
Z Building Component Classifications
The four categories used in classifying building components and systems and the criteria used in
evaluating structural deficiencies are described below.
-- Sound
Building components which contain no defects, are adequately maintained, and require no
treatment outside of normal maintenance as required during the life of the building.
-- Deficient - Requiring Minor Repair
Building components which contain minor defects (loose or missing material or holes and
cracks over a limited area) which may or may not be corrected through the course of normal
maintenance but could be significant depending on the size of the building or number of
buildings in a large complex.
Buildings with minor defects clearly indicate a lack of or a reduced level of maintenance.
Minor defects have limited effect on either primary or secondary components and the
correction of such defects may be accomplished by the owner or occupants of either average
size residences or smaller commercial buildings. Minor defects are not considered in rating a
building as structurally substandard.
-- Deficient - Requiring Mai or Repair
Building components which contain major defects over a widespread area and would be
difficult to correct through normal maintenance. Buildings in the major deficient category
would require replacement or rebuilding of components or significant upgrading of larger
buildings or complexes of buildings by people skilled in the building and maintenance trades.
-- Critical
Building components which contain major defects so extensive that the building is classified
as substandard (dilapidated) and the cost of and degree of repair would be excessive or
unfeasible. Examples of such major defects are bowing, sagging, or settling to any or all
exterior component causing the structure to be out -of- plumb, or broken, loose or missing
material and deterioration over a widespread area.
3. Final Building Rating
After completion of the exterior and interior building condition survey, each individual building
was placed in one of four categories based on the combination of defects found in various primary
and secondary building components. Each frtal rating is described below.
Downtown Yorkville Redevelopment Project Area Tar Increment Financing Eligibility Study Exhibit I, page 10
Yorkville, Illinois —March 17, 2006
-- Sound
Sound buildings kept in a standard condition, presently requiring no maintenance. Buildings
so classified have less than one minor defect.
-- Deficient
Deficient buildings contain defects which collectively are either not easily correctable through
normal maintenance or require contracted skills to accomplish the level of improvements as
part of maintenance or correction of defects. The classification of major or minor reflects the
degree or extent of defects found during the survey of the building.
-- Minor
Buildings classified as minor deficient require minor repairs, i.e., the buildings have at
least one minor defect, beyond normal maintenance, in one of the primary components
or in the combined secondary components but contain less than one major defect.
-- Moor
Buildings classified as major deficient require major repairs, i.e., the buildings have at
least one major defect in either one of the primary components or in the combined
secondary components, but contain less than one critical defect.
-- Substandard
Structurally substandard buildings contain defects which are so serious and so extensive that
the building must be removed. Buildings classified as structurally substandard have two or
more major defects on any of the primary or secondary components.
Minor deficient and major deficient buildings are considered to be the same as deteriorating
buildings as referenced in the Act; substandard buildings are the same as dilapidated buildings. The
words "building" and "structure" are presumed to be interchangeable.
B. Presence of Conservation Factors
Summarized below are the conclusions of the surveys and analyses completed for each
conservation factor based on existing conditions within the Project Area. The conclusions
indicate whether the factor is found to be present within the Project Area, and the relative extent
to which the factor is present. A factor noted as "present to a limited extent" indicates that the
factor is present, but the distribution or impact of the factor is limited. A factor noted as "present
to a meaningful extent" indicates that the factor is present throughout major portions of the
Project Area, and that the presence of such conditions has a major adverse impact or influence
on adjacent and nearby development. Conservation area factors not included in this report
indicates that either no information was available or no evidence could be documented as part of
the various surveys and analyses which would indicate its presence.
Age Prerequisite: As a prerequisite condition for qualification of conservation areas, the Act
requires that at least 50 percent of the structures be 35 years of age or older. Ehlers has
documented that 83% of the structures within the Project Area are 35 years of age or older.
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit 1, page 11
Yorkville, Illinois March 17, 2006
A. Dilapidation
As defined in the Act, "dilapidation" refers to an advanced state of disrepair or neglect of
necessary repairs to the primary structural components of buildings or improvements in such a
combination that a documented building condition analysis determines that major repair is
required or the defects are so serious and so extensive that the buildings must be removed.
The conditions of the buildings within the Project Area were determined based on observable
components. As described in the section above, "Building Condition Analysis," Ehlers
conducted an exterior survey of each building within the Project Area to determine its condition.
Of the total 114 buildings:
53 buildings were classified as structurally sound;
37 buildings were classified as minor deficient (deteriorating);
18 buildings were classified as major deficient (deteriorating); and
6 buildings were classified as structurally substandard (dilapidated).
Conclusion: Dilapidation (structurally substandard buildings) as a factor is present to a
meaningful extent in one block and to a limited extent in three blocks and
therefore present to a limited extent throughout the Project Area.
B. Obsolescence
As defined in the Act, "obsolescence" refers to the condition or process of falling into disuse.
Structures have become ill suited for the original use.
In making findings with respect to buildings, it is important to distinguish between functional
obsolescence, which relates to the physical utility of a structure, and economic obsolescence, which
relates to a property's ability to compete in the market place.
Functional Obsolescence
Historically, structures have been built for specific uses or purposes. The design, location,
height, and space arrangement are intended for a specific occupant at a given time. Buildings
become obsolescent when they contain characteristics or deficiencies which limit their use and
marketability after the original use ceases. The characteristics may include loss in value to a
property resulting fiom an inherent deficiency existing from poor design or layout, the
improper orientation of the building on its site, etc., which detracts from the overall usefulness
or desirability of a property.
Economic Obsolescence
Economic obsolescence is normally a result of adverse conditions which cause some degree
of market rejection and, hence, depreciation in market values.
If functionally obsolescent properties are not periodically improved or rehabilitated, or
economically obsolescent properties are not converted to higher and better uses, the income and
value of the property erodes over time. This value erosion leads to deferred maintenance,
deterioration, and excessive vacancies. These manifestations of obsolescence then begin to have an
overall blighting influence on surrounding properties and detract from the economic vitality of the
overall area.
Downtown Yorkville Redevelopment Project Area Tae Increment Financing Eligibility Study Exhibit I, page 12
Yorkville, Illinois —March 17, 2006
Site improvements, including sewer and water lines, public utility lines (gas, electric and
telephone), roadways, parking areas, parking structures, sidewalks, curbs and gutters, lighting, etc.,
may also evidence obsolescence in terms of their relationship to contemporary development
standards for such improvements. Factors of obsolescence may include inadequate utility
capacities, outdated building designs, etc.
Obsolescence as a factor should be based upon the documented presence and reasonable dis-
tribution of buildings and site improvements evidencing such obsolescence.
Obsolete Building Types
Obsolete buildings contain characteristics or deficiencies that limit their long -term sound use or
reuse. Obsolescence in such buildings is typically difficult and expensive to correct. Obsolete
building types have an adverse affect on nearby and surrounding development and detract from
the physical, functional and economic vitality of the area.
Obsolescence is present in a significant number of structures in the Project Area. These
structures are characterized by conditions that limit their efficient or economic use according to
contemporary standards. These buildings include single - purpose storage buildings as well as
small buildings of limited size and/or narrow tenant space with limited long -term utility or
capacity for conversion or expansion for contemporary business or retail use. Obsolescence is
also evidenced by buildings that have been converted to new uses including residential buildings
and buildings of limited size converted to, or expanded for, commercial or office space.
Conclusion: The analysis indicates that obsolescence is present to a meaningful extent in three
blocks and to a limited extent in ten blocks and therefore is present to a
meaningful extent and reasonably distributed throughout the Project Area.
C. Deterioration
As defined in the Act, "deterioration" refers to, with respect to buildings, defects including, but
not limited to, major defects in the secondary building components such as doors, windows,
porches, gutters and downspouts, and fascia. With respect to surface improvements, the
condition of roadways, alleys, curbs, glitters, sidewalks, off - street parking, and surface storage
areas evidence deterioration, including, but not limited to, surface cracking, crumbling,
potholes, depressions, loose paving material, and weeds protruding through paved surfaces.
Based on the definition given by the Act, deterioration refers to any physical deficiencies or
disrepair in buildings or site improvements requiring treatment or repair.
• Deterioration may be evident in basically sound buildings containing minor defects, such
as lack of painting, loose or missing materials, or holes and cracks over limited areas.
This deterioration can be corrected through normal maintenance.
• Deterioration which is not easily correctable and cannot be accomplished in the course of
normal maintenance may also be evident in buildings. Such buildings may be classified
as minor deficient or major deficient buildings, depending upon the degree or extent of
Downtown Yorkville Redevelopment Project Area Tar Increment Financing Eligibility Study Exhibit I, page 13
Yorkville, Illinois —March 17, 2006
defects. This would include buildings with defects in the secondary building components
(e.g., doors, windows, porches, gutters and downspouts, fascia materials, etc.), and
defects in primary building components (e.g., foundations, frames, roofs, etc.),
respectively.
Deterioration of Street Pavement, Parking and Service Areas
Deteriorated street rights -of -way infrastructure is present in a number of locations in the Project
Area. Portions of several streets contain deteriorated pavement with potholes, gravel or worn
asphalt and lack curbs, gutters and sidewalks. Retaining walls along some streets are also
eroding or deteriorating. Parking surface and storage areas throughout the Project Area vary in
condition but several parking areas consist of (i) gravel surfaces with weed growth and/or
potholes or (ii) deteriorating paved asphalt parking areas with protruding weed growth.
Deterioration of Buildings
The analysis of building deterioration is based on the survey methodology and criteria described
in the preceding section on page 9 "Building Condition Survey." Of the total 114 buildings, 63
(54 percent) of the buildings within the Project Area, are classified as deteriorating. As noted in
Table 1, building deterioration is present throughout most of the blocks within the Project Area.
Table 1. Summary of Building Deterioration
*Tax Block I Minor I Major
Number Total Buildings Sound Deficient Deficient Substandard Percent Deficient
153 5 1 2 = 2 0 80%
154 13 = 3 4 5 1 77%
_ -- - -- - -- - -- — - --------------- -
155 = 4 _ 1 0 = 0 3 = 75%
156/177 13 S 7 1 0 62%
1 = 5 4 1 0 0 20%
158/304 6 1 4 0 1 83%
- - 4 -
176 4 3 1 0 0 _ 25%
252 6 = 4 1 1 0 33%
278 - 3 1 0 = 2 0 - -- 67%
- - -- - - -- - - - - - --
279 4 0 3 - - - 1 - - - 0 = 100%
280 2 _ I 1 0 0 _ _ 50%
- -- - - - - -- - - - -- - - - - - -- - --
281 5 _ 5 0 0 0 0%
282 5 = 4 0 _ 1 0 20%
- -- 283 12 9 1 -- 2 - -_ -'- 0 - - - -- 25%
287 = 5 = 2 2 ;- - -- 1 - --- -- 0 = - - - -- 60%
291/292/429 = 7 = 4 3 - - -- - - 0 ' -- - 0 - - -- 43%
3 07/178 5 _ 3 2 = 0 - -- -- 0 -- -- -- 40%
- - - -- -- - _ ----- - -_... .._.. - - - - --
326/376 6 1 2 2 1 = 83%
433 4 1 3 0 0 75%
Total 1 114 1 53 1 37 18 6 1 54%
*Tax blocks without buildings are not included
Conclusion: Deterioration is present to a meaningful extent in twelve blocks and to a limited
extent in six blocks and therefore is present to a meaningful extent throughout the
Project Area.
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit I, page 14
Yorkville, Illinois -March 17, 2006
D. Presence of Structures Below Minimum Code Standards
As defined in the Act, the 'presence of structures below minimum code standards" refers to all
structures that do not meet the standards of zoning, subdivision, building, fire, and other
governmental codes applicable to property, but not including housing and property maintenance
codes.
As referenced in the definition above, the principal purposes of governmental codes applicable to
properties are to require buildings to be constructed in such a way as to sustain safety of loads
expected from the type of occupancy; to be safe for occupancy against fire and similar hazards;
and/or to establish minimum standards essential for safe and sanitary habitation. Structures
below minimum code standards are characterized by defects or deficiencies that threaten health
and safety.
Determination of the presence of structures below minimum code standards was based upon
visible defects and advanced deterioration of building components from the exterior surveys. Of
the total 114 buildings, 24 (21 percent) exhibited advanced deterioration and defects that are
below the standards for existing buildings and related codes of the City of Yorkville.
Conclusion: The factor of structures below minimum code standards is present to a
meaningful extent in five blocks and to a limited extent in six blocks and therefore
is present to a limited extent.
E. Excessive Vacancies
As defined in the Act, "excessive vacancies" refers to the presence of buildings that are
unoccupied or under-utilized and that represent an adverse influence on the area because of the
frequency, extent, or duration of the vacancies.
Excessive vacancies as a factor is present in several blocks within the Project Area. Based on the
surveys, excessive vacancies are due, in large part, to the relocation of the former FS Grain
Company site which left behind a complex of vacant industrial buildings. In addition, vacant
units or floor areas are present in several multi - family residential and mixed -use buildings
throughout the Project Area.
Conclusion: Excessive vacancies as a factor is present to a meaningful extent in two blocks
and to a limited extent in six blocks and therefore is present to a limited extent.
F. Inadequate Utilities
As defined in the Act, "inadequate uutilities" refers to underground and overhead utilities such as
storm sewers and storm drainage, sanitary sewers, water lines, and gas, telephone, and
electrical services that are shown to be inadequate. Inadequate utilities are those that are: (i) of
insufficient capacity to serve the uses in the redevelopment project area, (ii) deteriorated,
antiquated, obsolete, or in disrepair, or (iii) lacking within the redevelopment project area.
Based upon information provided by the City's consultant engineer, much of the Project Area
consists of very old main pipes, with only some sections that have been constructed recently. In
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit I,, page 15
Yorkville, Illinois —March 17, 2006
the last two years, construction projects on Mill Street, Van Emmon Street and Hydraulic
Avenue have provided newer mains and connections to adjacent streets. Otherwise, most of the
utilities are considerably older and range in their physical conditions.
Water utilities
The water supply mains vary in sizes and conditions in this area. The sizes consist of 1 ", 4 ", 6
,
8 5 ', 12" and 16" mains. Mill Street and Van Emmon Street have newer 16" and 12" mains
respectively, while the other mains in the Project Area range in size. The conditions of these
mains vary according to age.
Sanitary Utilities
The sanitary mains in the Project Area are mostly in fair to poor condition. Overall, the mains
are over 40 -years old and are typically 8" clay pipes. A few exceptions are the 24" main on the
far W. Van Emmon Street and Fox River crossing, and the new interceptor main, which is 42"
and runs along most of Van Emmon Street (east from the River crossing).
Storm Sewers
The storm sewers in the Project Area are also at least 40 years old and consist of clay pipes. The
storm main on the east side of Bridge Street, from Fox Street to the river, consists of at least 30"
and 36" pipe. On the west side of Bridge Street, the inlets show 8" size mains, yet then
destinations are hard to track, some showing no downstream connection. The upcoming "In
Town Road Project" will address many of the stormwater mains.
Conclusion: Inadequate utilities, as a factor is present to a meaningful extent and reasonably
distributed throughout the Project Area.
G. Excessive Land Coverage & Overcrowding of Structures and Community Facilities
As defined in the Act, "excessive land coverage and overcrowding of structures and community
facilities" refers to the over - intensive use of property and the crowding of buildings and
accessory facilities onto a site. Examples of problem conditions warranting the designation of an
area as one exhibiting excessive land coverage are: the presence of buildings either improperly
situated on parcels or located on parcels of inadequate size and shape in relation to present -day
standards of development for health and safety and the presence of multiple buildings on a
single parcel. For there to be a finding of excessive land coverage, these parcels mast exhibit
one or more of the following conditions: insufficient provision for light and air within or around
buildings, increased threat of spread of fire due to the close proximity of buildings, lack of
adequate or proper access to a public right -of -way, lack of reasonable required off - street
parking, or inadequate provision for loading and service.
Excessive land coverage and overcrowding of structures and community facilities is present
within several blocks of the Project Area as indicated primarily by buildings that cover most or
all of the parcels upon which they are situated or have multiple buildings on a single tax parcel.
The properties affected are mostly commercial or industrial properties that do not contain
adequate front, rear and side yards, off - street parking space, and adequate loading and service
areas. Parcels with multiple buildings are also characterized by excessive land coverage.
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit I, page 16
Yorkville, Illinois —March 17, 2006
Conclusion: Excessive land coverage and overcrowding of structures and community facilities
is present to a meaningful extent in three blocks and to a limited extent in one
block and therefore is present to a limited extent within the Project Area.
H. Deleterious Land Use or Layout
As defined in the Act, "deleterious land -use or layout refers to the existence of incompatible
land -itse relationships, buildings occupied by inappropriate mixed- itses, or uses considered to be
noxious, offensive, or ttnsttitable for the surrounding area.
Several blocks are impacted by incompatible and inappropriate uses. Patchwork and conflicting
mixtures of residential, commercial and industrial buildings are problematic especially in the
blocks east of Bridge Street.
Conclusion: The factor of deleterious land -ttse or layout is present to a meaningful extent in
one block and to a limited extent in five blocks and therefore is present to a
limited extent.
I . Lack of Community Planning
As defined in the Act, "lack of community planning" means that the proposed redevelopment
project area was developed prior to or without the benefit or guidance of a community plan. This
means that the development occurred prior to the adoption by the municipality of a
comprehensive or other community or central area plan or that the plan was not followed at the
time of the area's development. This factor must be documented by evidence of adverse or
incompatible land -itse relationships, inadequate street layout, improper subdivision, parcels of
inadequate shape and size to meet contemporary development standards, or other evidence
demonstrating an absence of effective community planning.
Most of the Project Area was developed from the late 1800s through the mid -1900s on a parcel -
by- parcel and building -by- building basis. Development occurred prior to the benefit of a
comprehensive, community plan, or guidelines requiring proper land use arrangements, building
setbacks and loading or service requirements (the City's first Comprehensive Plan was adopted
in 1974). Evidence of this lack of community planning includes: (i) incompatible mixes of
residential, commercial and industrial uses without appropriate buffers, screening or segregated
access for parking, loading and service; (ii) inadequate street size and layout in several portions
of the Project Area which makes circulation and access difficult and confusing; (iii) the location
of the rail right -of -way coupled with a steep ascending grade from Hydraulic Avenue south
which inhibits pedestrian and vehicular movement as well as development potential; and (iv)
parcels of inadequate size and shape for existing uses, lack of accessibility for servicing
buildings and businesses, lack of proper building setbacks, building conversions and
incompatible uses.
Conclusion: Lack of community planning as a factor is present to a meaningful extent in the
Project Area.
Downtown Yorkville Redevelopment Project Area Tar Increment Financing Eligibility Study Exhibit I, page 17
Yorkville, Illinois March 17, 2006
J. Declining or Lagging Equalized Assessed Valuation
As defined in the Act, a "declining or lagging equalized assessed valuation" means that the total
equalized assessed value of the proposed redevelopment project area has declined for 3 of the
last S calendar years for which information is available or is increasing at an annttal rate that is
less than the balance of the municipality for 3 of the last S calendar years for which information
is available or is increasing at an annual rate that is less than the Consumer Price Index for All
Urban Consumers published by the United States Department of Labor or successor agency for
3 of the last S calendar years for which information is available.
Table 2: Growth of the Project Area vs. the City of Yorkville
Downtown Yorkville TIF Redevelopment Project Area
Total EAV of the City of
Yorkville Total EAV of the
Year (excluding Project Area) % change Project Area % change
1
1999 105,966,8341 4,445,2341
2000 113,055,648 6.7% 4,608,0791 3.7%
2001 130,447,3531 15.4% 4,754,3901 3.2%
2002 162,750,0611 24.8% 5,007,9931 5.3%
2003 196,254,8101 20.6% 5,066,5251 1.2%
2004 232,856,1221 18.6% 5,500,3551 8.6%
In each of the years between 1999 and 2004, the growth rate of the total equalized assessed
valuation (`EAV") of the Project Area lagged behind the growth rate in the total EAV of the
balance of the City as a whole (total EAV of the City less total Project Area EAV).
Conclusion: The factor of "declining or lagging equalized assessed valuation" is present to a
meaningful extent and reasonably distributed throughout the Project Area.
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit I, page 18
Yorkville, Illinois —March 17, 2006
V. ELIGIBILITY CONCLUSIONS
The Project Area meets the requirements of the Act for designation as a "conservation area." In
addition to the prerequisite factor of age, there is a meaningful presence and a reasonable
distribution of five of the thirteen factors listed in the Act. These include:
1. Obsolescence
2. Deterioration
3. Inadequate utilities
4. Declining or lagging equalized assessed valuation
5. Lack of community planning
Additionally, there are five factors present to a lesser degree but support the conservation area
finding, including:
1. Dilapidation
2. Excessive vacancies
3. Excessive land coverage and overcrowding of community facilities
4. Deleterious land use or layout
5. Structures below minimum code standards
The location and distribution of conservation area factors are outlined in Table 3.
The conclusion of the Eligibility Study is that the Project Area is in need of revitalization and
redevelopment to ensure that it will contribute to the long -term physical, economic, and social
well -being of the City. The presence of conservation factors in the Project Area indicates that the
Project Area has not been subject to sound growth and development through investment by private
enterprise, and would not reasonably be anticipated to be redeveloped without public action.
Downtown Yorkville Redevelopment Project Area Tax Increment Financing Eligibility Study Exhibit I, page 19
Yorkville, Illinois March 17, 2006
Table 3. Distribution of Conservation Area Factors
Tax Block
Number
153 • O • O • O • •
154 • O O • • • • O • •
155 • • • • • 0 • O • •
156/177 • O • 0 0 • • • • •
157/301/430 O O • • •
158/304 • O • O O • • •
176 • O • • •
252 O O • O • • •
278 O • • • • •
279 • O • • • • 0 • •
280 • O • • •
281 • • • •
282 • O 0 0 O • • •
283 • 0 • 0 O • • • •
287 • • • • • •
291/292/429 • • 0 • • •
307/178 • 0 • O • • •
326/376 • 0 0 • • O • O • •
433 • 0 0 • • • •
• Meaningful Presence
0 Limited Presence
*This factor is assessed on a Project Area -wide basis
** Blocks without buildings are not included
Downtown Yorkville Redevelopment Project Area Tar Increment Financing Eligibility Study Exhibit I, page 20
Yorkville, Illinois —March 17, 2006
EXHIBIT II:
DOWNTOWN YORKVILLE TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AREA
HOUSING IMPACT STUDY
i
I '
I
DOWNTOWN YORKVILLE
TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AREA
HOUSING IMPACT STUDY
UNITED CITY OF YORKVILLE, ILLINOIS
March 24, 2006
Prepared by:
Ehlers & Associates, Inc.
TABLE OF CONTENTS
INTRODUCTION TO ASSESSMENT OF HOUSING IMPACT ..................................... ..............................1
PART .................................................................................................................................... ..............................4
(I) NUMBER AND TYPE OF RESIDENTIAL UNITS .................................................................... ..............................4
(II) NUMBER AND TYPE OF ROOMS WITHIN UNITS ................................................................ ..............................4
(III ) NUMBER OF INHABITED UNITS ...................................................................................... ..............................5
(IV) DEMOGRAPHICS AND RACE AND ETHNICITY OF RESIDENTS .......................................... ..............................6
PART ................................................................................................................................... ..............................8
(I) NUMBER AND LOCATION OF UNITS TO BE REMOVED ....................................................... ..............................9
(II) RELOCATION PLAN ........................................................................................................ .............................10
(III) REPLACEMENT HOUSING .............................................................................................. .............................12
(IV) RELOCATION ASSI STANCE ............................................................................................ .............................14
Introduction to Assessment of Housing Impact
The purpose of this report is to conduct a Housing Impact Study for the Downtown
Yorkville Tax Increment Financing Redevelopment Project Area ( "Redevelopment
Project Area) in the United City of Yorkville, Illinois (the "City") Y „ lle, Kendall Count ) as
set forth in the Tax Increment Allocation Redevelopment Act (the "Act ") 65 ILCS
5/11- 74.4 -1 et seq., as amended.
The Redevelopment Project Area encompasses most of Downtown Yorkville and
generally includes the north and south frontage of Hydraulic Street from the
corporate boundary on the east to the White Oak subdivision on the west; the
northern frontage of Van Emmon Street from Adams Street on the west to the
corporate boundary on the east; the southern frontage of Van Emmon Street from
Main Street on the west to the corporate boundary on the east; the frontage of
Bridge Street from the Fox River on the north to Fox Street on the south; and the
eastern frontage of Main Street from the Fox River on the north to Fox Street on the
south. The Redevelopment Project Area is shown in Figure 1.
The Act requires that if the redevelopment plan for a redevelopment project area
would result in the displacement of residents from 10 or more inhabited residential
units, or if the redevelopment project area contains 75 or more inhabited residential
units and the City is unable to certify that no displacement of residents will occur,
the City shall prepare a Housing Impact Study and incorporate the study into the
separate feasibility report required by subsection 11- 74.4 -56d of the Act, which for
the purposes hereof shall also be the "Downtown Yorkville Tax Increment Financing
Redevelopment Project and Plan," or "Redevelopment Project and Plan,” or the
"Redevelopment Plan." The Redevelopment Plan incorporates this document by
reference.
As of January 1, 2006, the Redevelopment Project Area has 63 buildings with
residential uses, and 143 total dwelling units within its boundary. The primary goal
of the Redevelopment Project and Plan is to reduce or eliminate conditions that
qualify the redevelopment area as a conservation area and to provide the direction
and mechanisms necessary to revitalize the Redevelopment Project Area as a
cohesive and vibrant mixed - use district. The Redevelopment Plan provides for
public projects that may be accomplished through normal market transactions with
property owners and does not provide for acquisition of property or homes by the
City through eminent domain except for cases of life safety conditions or issues.
Public projects and new development and redevelopment by the private sector, with
or without incentives from the City, will likely result in the displacement of inhabited
residential units. Therefore, the City cannot certify that no displacement will occur
over the 23 - year term of the Redevelopment Project Area and a housing impact
study is required.
Downtown Yorkville Tar Increment Financing Redevelopment Project Area Exhibit II, page 1
Housing Impact Study, Yorkville, IL
March 24, 2006
Under the provisions of the Act, Part I of the housing impact study shall include:
(i) Data from field surveys and census data as to whether the
residential units are single - family or multi - family units;
(ii) Documentation of the number and type of rooms within the units,
provided that information is available;
(iii) Documentation of whether the units are inhabited or uninhabited, as
determined not less than 45 days before the date that the ordinance
or resolution required by subsection (a) of Section 11- 74.4 -5 of
the Act is passed; and
(iv) Data as to the racial and ethnic composition of the residents in the
inhabited residential units. (This data requirement shall be deemed
to be fully satisfied if based on data from the most recent federal
Census).
Part II of the housing impact study identifies the inhabited residential units in the
proposed redevelopment project area that are to be, or may be, removed. If
inhabited residential units are to be removed, then the housing impact study shall
identify:
(i) The number and location of those units that may be removed;
(ii) The municipality's plans for relocation assistance for those residents
in the proposed redevelopment project area whose residences may be
removed;
(iii) The availability of replacement housing for those residents whose
residences may be removed, and identification of the type, location,
and cost of the replacement housing; and
(iv) The type and extent of relocation assistance to be provided.
i
Downtown Yorkville Tax Increment Financing Redevelopment Project Area Exhibit II, page 2
Housing Impact Study, Yorkville, IL
March 24, 2006
Downtown Yorkville
A Tax Increment Financing
RIVp,Ry� Redevelopment Proj Area
H
�i
d Figure 1: Project Area Boundary
7
-0ot 277 151 �, \.�+'�'�'� -- 'rte
I
-ODI 152
-0t
FOX RIVER
251 � y �^
aot '
' 9 + -
88 not
nut
a
HYDRA mt ntl 4 4 $ a g
RIVgR STREET C a= 4 4 q
ULIC 153 oa mt 176
HYDRA AVBNiIg
am 2Z� v -0UI -0m
nUi -0u �
_
252 p .ms � 4 -0pl a `°' p .cot rof EVAN ON -0m 4 «t m -0u v -016 TREET nn -W4
2 VAN ON n o n� r at■
MADISONST. (L ��� $ ,ay n.r aot -ow q MEET
254 291 t; $ -006 -0vs as � 3 � � 178
92 nut oo,
o „ O n" -006 ;
s 401 _ -0t5 ■
p
301 326
not � nes m
4 430 304 nos
ti no■
FOX Sr.
s
am ntt ■
■
Olf �
4 wl ■
376 ■
E H L E R S NORTH `1 ( N r -
■ F
& ASSOCIATES INC I
■
PART
Part I of this study provides the type, size and number of residential units within the
Redevelopment Project Area; the number of inhabited and uninhabited units, and the
racial and ethnic composition of the residents in the inhabited residential units.
(i) Number and Type of Residential Units
The number and type of residential buildings in the area were identified during the
building condition and land use survey conducted as part of the eligibility analysis
for the Redevelopment Project Area. In order to identify residential units in the field,
Ehlers and Associates utilized several methods, including counts of door buzzers,
mailboxes, windows, contacting management companies, and other indicators. This
survey, completed in December 2005, revealed that the Redevelopment Project Area
contains 63 residential buildings containing approximately 143 total dwelling units,
including 40 single - family homes and 103 dwelling units in multi - family or mixed -
use buildings.
(ii) Number and Type of Rooms within Units
The distribution within the Redevelopment Project Area of the 143 residential units
by number of rooms and by number of bedrooms is estimated in tables within this
section. The methodology to estimate this information is described below.
Methodology
In order to estimate the distribution of residential units, by number and type of
rooms, within the Redevelopment Project Area, Ehlers and Associates analyzed 2000
U.S. Census data by Block Groups for the Block Group encompassed by the
Redevelopment Project Area. A Block Group is a combination of U.S. Census blocks,
and is the lowest level of geography for which the U.S. Census Bureau tabulates
sample, or long -form, data. The U.S. Census data for the Block Group 2 containing
the Redevelopment Project Area has 79 renter - occupied units. We have relied on
the 2000 U.S. Census Block Group sample data for renter occupied households
because it is the best available information regarding the structures and residents of
the Redevelopment Project Area.
These Block Group data show the distribution of renter - occupied housing units by
the number of bedrooms and the total number of rooms within each unit. The
estimated distribution of units by bedroom type and number of rooms are as follows:
Downtown Yorkville Tar Increment Financing Redevelopment Project Area Exhibit II, page 4
Housing Impact Study, Yorkville, IL
March 24, 2006
Table 1. Units by Bedroom Type
Block Group 2, U.S.
U.S. Census Tract 8906, Census Tract 8906, Redevelopment Project
Kendall County, Illinois Kendall County, Illinois Area
Total: 2,008 476 143
Owner occupied: 1,614 397 119
No bedroom 0 0 0
1 bedroom 18 0 0
2 bedrooms 268 37 11
3 bedrooms 739 161 49
4 bedrooms 517 169 51
5 or more bedrooms 72 30 8
Renter occupied: 394 79 26
No bedroom 0 0 0
1 bedroom 32 8 2
2 bedrooms 165 0 0
3 bedrooms 108 35 12
4 bedrooms 59 18 6
5 or more bedrooms 30 18 6
Source: U.S. Census, Census 2000, Table H -42
Table 2. Units by Number of Rooms
Block Group 2, U.S.
U.S. Census Tract 8906, Census Tract 8906, Redevelopment Project
Kendall County, Illinois Kendall County, Illinois Area
I Total: 2,078 486 143
No bedroom 0 0 0
11 room 50 8 3
2 rooms 469 42 12
3 rooms 875 201 60
14 rooms 582 187 54
5 rooms 102 48 14
Source: U.S. Census, Census 2000, Table H -41
(iii) Number of Inhabited Units
According to data compiled from the survey completed by Ehlers and Associates in
December 2005 and evidence from the 2000 U.S. Census, the Redevelopment
Project Area contains an estimated 143 residential units of which approximately 3
units (2.1 %) are estimated to be vacant (this is based on the Census statistics since
it provides a more conservative estimate than observed vacancies). Therefore, there
are approximately 140 inhabited units within the Redevelopment Project Area. As
required by the Act, this information was ascertained as of January 1, 2006, which is
a date not less than 45 days prior to the date that the resolution or ordinance
Downtown Yorkville Tax Increment Financing Redevelopment Project Area Exhibit H,, page 5
Housing Impact Study, Yorkville, IL
March 24, 2006
required by Subsection 11- 74.4 -5 (a) of the Act was, or will be, passed (the
resolution or ordinance setting the public hearing and Joint Review Board meeting
dates).
(iy) Demographics and Race and Ethnicity of Residents
As required by the Act, the racial and ethnic composition of the residents in the
inhabited residential units was determined by using 2000 U. S. Census data. The
average household size for renters within the Block Group which includes the
Redevelopment Project Area was 3.05 persons for owner occupied units and 2.17
persons for renter - occupied units. Therefore, there are an estimated 423 residents
living within the proposed boundaries. The race and ethnic composition of these
residents are estimated as follows:
Table 3. Race and Ethnicity
Block Group 2, U.S.
U.S. Census Tract 8906, Census Tract 8906, Redevelopment Project
Kendall County, Illinois Kendall County, Illinois Area
Owner occupied: 1,614 397 119
Householder who is White alone 1597 389 117
Householder who is Black or African American
alone 0 0 0
Householder who is American Indian and Alaska
Native alone 0 0 0
Householder who is Asian alone 0 0 0
Householder who is Native Hawaiian and Other
Pacific Islander alone 0 0 0
Householder who is Some other race alone 17 8 2
Householder who is Two or more races 0 0 0
Renter occupied: 394 79 24
Householder who is White alone 372 79 24
Householder who is Black or African American
alone 0 0 0
Householder who is American Indian and Alaska
Native alone 0 0 0
Householder who is Asian alone 0 0 0
Householder who is Native Hawaiian and Other
Pacific Islander alone 0 0 0
Householder who is Some other race alone 0 0 0
Householder who is Two or more races 22 0 0
Source: U.S. Census, Census 2000
Downtown Yorkville Tax Increment Financing Redevelopment Project Area Exhibit II, page 6
Housing Impact Study, Yorkville, IL
March 24, 2006
Table 4. Hispanic Origin
Block Group 2, U.S.
U.S. Census Tract Census Tract 8906,
8906, Kendall Kendall County, Redevelopment
Count , Illinois Illinois Pro'ect Area
Owner occupied 24 8 2
Renter occupied 15 7 2
Source: U.S. Census, Census 2000
Ehlers also has estimated the potential distribution by income of the households
living in the inhabited units within the Redevelopment Project Area. In order to
estimate the number of moderate -, low -, very low -, and very, very low- income
households in the Redevelopment Project Area, Ehlers and Associates used Block
Group data on renter - occupied household incomes from the 2000 U.S. Census. As
determined by HUD, the definitions of the income categories, adjusted for family
size, are as follows:
(i) A very, very low- income household has an adjusted income of less than
30% of the area median income.
(ii) A very low- income household earns between 30% and 50% of the area
median income.
(iii) A low- income household earns between 50% and 80% of the area median.
(iv) A moderate- income household earns between 80% and 120% of the area
median.
Of all households residing within the U.S. Census Tract encompassed by the
Redevelopment Project Area: 5% may be classified as very, very low- income or
lower, 11% may be classified as very low- income, 8% may be classified as low
income , and 26% may be classified as moderate - income households.
Downtown Yorkville Tar Increment Financing Redevelopment Project Area Exhibit II, page 7
Housing Impact Study, Yorkville, IL
March 24, 2006
Table 5. Distribution of Income by Renter and Owner Occupied Households
U.S. Census Tract
8906, Kendall Redevelopment
County, Illinois Project Area
1695 143
Owner occupied: 1,357 115
Less than $10,000 25 2
+ I $10,000 to $19,999 22 2
$20,000 to $34,999 140 11
+� $35,000 to $49,999 225 30
$50,000 to $74,999 353 33
$75,000 to $99,999 387 42
$100,000 or more 205 17
Renter occupied: 338 28
Less than $10,000 8 1
$10,000 to $19,999 26 2
$20,000 to $34,999 50 4
$35,000 to $49,999 117 10
I $50,000 to $74,999 94 8
$75,000 to $99,999 27 2
$100,000 or more 3 1
Source. U.S. Census 2000
Table 6. Distribution of Income by Poverty Status in the U.S. Census Tract of the
Redevelopment Project Area
Annual Income Rate
Income Category Percentage (Average HH of 2 Persons)
Very, very low 5% $0- $18117
Very low 11% $18,118 - $30,195
Low 8.2% $30,196- $48,313
Moderate 26% $48,314 - $72,469
Subtotal of Moderate Income or Lower 50% $0- $60,391
Over 120% AM 50% +$60,391
Total 100%
Source: U.S. Census, Census 2000
As described in Table 6, the estimates of households at or below the moderate -
income level collectively represent 50% of the total inhabited units. The City will
implement the "Downtown Yorkville Tax Increment Financing Redevelopment
Project and Plan" (including the requirements applicable to composition of the joint
review board under Section 11- 74.4 -5(b) of the Act) as if more than 50 percent of
the residential units are occupied by very, very low -, very low -, low -, or
moderate- income households.
Downtown Yorkville Tar Increment Financing Redevelopment Project Area Exhibit II, page 8
Housing Impact Study, Yorkville, IL
March 24, 2006
PART II
(i) Number and Location of Units to be Removed
The Redevelopment Plan calls for new development and redevelopment of
commercial, residential and mixed - use commercial /residential uses throughout the
Redevelopment Project Area consistent with the City's 2002 Comprehensive Plan
and the City's 2005 Downtown Vision Plan. Improvement projects supported by the
Redevelopment Plan include the rehabilitation and reuse of existing sound residential
and commercial buildings; new residential development; new commercial and mixed -
use development; and creation and enhancement of community facilities and
amenities. Because the Redevelopment Project Area includes a number of inhabited
residential units that may be impacted by implementation of the Redevelopment Plan,
information is provided regarding the Redevelopment Plan's potential impact on
housing.
The Redevelopment Project, presented in Section V of the Redevelopment Plan,
identifies the overall redevelopment concept and future land uses to be in effect
upon adoption of the Redevelopment Plan. If public or private redevelopment occurs
as a result of the Redevelopment Project and Plan, displacement of inhabited
residential properties may result. Properties that may be subject to change due to
redevelopment efforts could result in the displacement of 69 residential units in 34
buildings. In addition to being located in key redevelopment opportunity areas,
several of these buildings are also characterized as seriously deteriorated. The
location for each of the properties with inhabited residential units that may be
subject to displacement is shown in Table 7 and Figure 2.
Downtown Yorkville Tax Increment Financing Redevelopment Project Area Exhibit Il, page 9
Housing Impact Study, Yorkville, !L
March 24, 2006
Table 7. Properties with inhabited residential units that may be subject to
displacement
Parcel Address # of Units
05 -38- 279 -007 109 Bridge 20
05 -38- 279 -002 119/125 W. Hydraulic 4
05 -38- 278 -010 207/209 W. Hydraulic 4
05 -38- 278 - 005/009 209 W. Hydraulic 7
05 -38- 281 -001 308 W. Hydraulic 1
05 -38- 281 -002 201 S. State 1
05 -38- 281 -003 203 S. State 1
05 -38- 281 -006 207 S. State 1
05 -38- 281 -007 307 W. Van Emmon 1
05 -38- 282 -001 208 W. Hydraulic 1
05 -38- 282 -003 201 W. Van Emmon 1
05 -38- 282 -003 207 W. Van Emmon 1
05 -38- 282 -004 207 S. Main /201 W. Van Emmon 2
05 -38- 282 -005 204 W. Hydraulic 1
05 -38- 283 -002 117 W. Van Emmon 1
05 -38- 283 -003 201/203 S. Bridge 2
05 -38- 283 -004 223 S. Bridge 1
05 -38- 283 - 007/010 213/215 S. Bridge 2
05 -38- 283 -011 217 S. Bridge 1
05 -38- 283 -012 219 S. Bridge 1
05 -38- 287 -002 122 W. Van Emmon 1
05 -39- 153 -003 109 E. Hydraulic 2
05 -39 -154 -002 208 S. Bridge 1
05 -39 -154 -008 226 S. Bridge 1
05 -39- 156 -005 301 E. Van Emmon 1
05 -39- 156 -006 305 E. Van Emmon 1
05 -39- 156 -007 307 E. Van Emmon 1
05 -39- 156 -010 300 E. Hydraulic 1
05 -39- 157 -007 301 S. Heustis 1
05 -39- 157 -008 303 S. Heustis 1
05 -39- 177 -012 315 E. Van Emmon 1
05 -39- 326 -006 348 E. Van Emmon 1
05 -39- 326 -007 344 E. Van Emmon 1
05 -39- 326 -008 328 E. Van Emmon 1
Total units: 69
(ii) Relocation Plan
The City's plan for relocation assistance for those qualified residents in the
Redevelopment Project Area whose residences may be removed shall be consistent
with the requirements set forth in Section 11- 74.4- 3(n)(7) of the Act. The terms and
conditions of such assistance are described in subpart (iv) below. No specific
relocation plan has been prepared by the City as of the date of this report because
no project has been approved by the City. Until such a redevelopment project is
approved, there is no certainty that any removal of residences will actually occur.
Downtown Yorkville Tar Increment Financing Redevelopment Project Area Exhibit II, page 10
Housing Impact Study, Yorkville, IL
March 24, 2006
Downtown Yorkville
Tax Increment Financing
Redevelopment Project Area
L�
Figure 2: Housing Units Subject to
Potential Displacement
132
251 FOX �R
C. at mr
RIV9B e� r� r ;- -r . _ - 153
SniAr ooe �m 176
-0w 280 2a h tsi HYDRAWC AVBNpti att +at 1
.414
- - -J L _J a q w, FF 135 _ �a +.
2 VAN gJ�� � I
MADISON ST. W SMEET
I 254 � 1 F_� l � � ' .t aee ❑ ' 317 17a � I
Single- Family Residential 401 ot4 Multi- Family or Mixed -Use Residential ' O
ST, ;; I 1
�^* Vision Plan Area /Location of Housing Subject to 4D1'`r 301 32 1
429` 430 d
304 aer
Potential Displacement ` O0f 4W
FQXST.
1 1
4 I 1
1
376 � 1
1
E H L E R S NORTH
& ASSOCIATES INC 1
1
(iii) Replacement Housing
In accordance with Subsection 11- 74.4- 3(n)(7) of the Act, the City shall make a
good faith effort to ensure that affordable replacement housing located in or near
the Redevelopment Project Area is available for any qualified displaced residents.
Under the potential redevelopment scenarios involving the redevelopment or
rehabilitation of the existing residential uses within the Redevelopment Project Area,
it is possible that rehabilitation or redevelopment could be staged to limit or prevent
displacement of households and the need to provide for affordable replacement units
within the Redevelopment Project Area. Based on the nature of redevelopment that
could occur in the Redevelopment Project Area, it may be possible to locate
replacement units both inside and outside of the Redevelopment Project Area.
In order to determine the availability of replacement housing for those residents who
may potentially be displaced by redevelopment activity, Ehlers and Associates
examined several data sources, including vacancy data from the 2000 U.S. Census,
apartment listings from local newspapers, and field research.
A. Vacancy Data
According to the 2000 U.S. Census figures, the Block Group surrounding and
encompassing the Redevelopment Project Area contained 486 housing units, of
which 10 were vacant and /or for rent in 2000. Table 8 summarizes the distribution
of vacant residential units in the Block Group of the Redevelopment Project Area by
vacancy status, as compared to the City of Yorkville as a whole.
Table 8. Vacancy Status
U.S. Census Block Group 2, Redevelopment Yorkville
Tract 8906, U. S. Census Project Area City,
Kendall Tract 8906, Illinois
County, Kendall
Illinois County,
Illinois
Total: 70 10 2 81
For rent 12 0 0 39
For sale only 19 10 2 2
Rented or sold, not occupied 20 0 0 28
For seasonal, recreational, or occasional use 19 0 0 12
For migrant workers 0 0 0 0
Other vacant 0 0 0 0
Source: U.S. Census, Census 2000, Table H -S
B. Availability of Replacement Rental Housing
Two methods of research were used to quantify the amount of available rental
housing within the general area of the Redevelopment Project Area. One method
included a review of local newspaper listings. The location, type and cost of a
sample of possible replacement rental housing units located within the City of
Yorkville were determined through the examination of classified advertisements
from the Beacon News, Kendall County Recorder, Chicago Tribune and
apartments.com during the week of February 27, 2006. Available rental units
Downtown Yorkville Tar Increment Financing Redevelopment Project Area Exhibit II, page 12
Housing Impact Study, Yorkville, IL
March 24, 2006
i
identified within the market area for the Redevelopment Project Area are
summarized in Table 9.
Table 9. Available Replacement Rental Units, Week of February 27, 2006
Approximate Utilities included in
Address Type Size rental price Rental Price Availability
1 Yorkville Townhome 2 bedroom No $1295 asap
2 Yorkville Townhome 3 bedroom No $1250 asap
3 Yorkville Condo 1 bedroom No $1095 asap
4 Yorkville Condo 2 bedroom No $1295 asap
5 Yorkville Condo 1 bedroom Yes $1195 asap
6 Yorkville Condo 1 bedroom No $1150 asap
7 302 E. Kendall Drive Apartment 1 -3 bedrooms No $990 -$1570 asap
8 302 Mulhern Ct. Apartment 1 -2 bedrooms No $680 -$815 asap
9 Yorkville Bristol Single Family 3 bedroom No $1450 asap
* Imormation is based on Beacon News, Kendall County Recorder and apartments. corn classified samp a conducted during the week of
February 27, 2006.
HUD affordability standards state that monthly rent, including utilities, should equal
no more than 30% of gross household income. The range of maximum affordable
monthly rents, according to HUD standards, is shown in Table 10 in comparison with
the number of advertised vacant units by bedroom size and rent (where information
was available) for rental housing found in our research. The information in Table 10
demonstrates that there are housing units affordable to households of low- and
moderate- income currently available in the general market area that includes the
Redevelopment Project Area.
Table 10. Maximum Monthly Rent (Including Utilities) Affordable to Income Bracket
Maximum Monthly Rent (Including Utilities)
Affordable to Income Bracket
Number Implied Very, Very Very Low Low Moderate Observed Units
of BRs Family Low Range of Identified
Size [1] Advertised [3]
Units [2]
0 1 $396 $660 $1056 $1583 n/a 0
1 1.5 $424 $706 $1131 $1697 $580 -1195 10
2 3 $509 $848 $1357 $1775 $815 -1295 7
3 4.5 $588 $980 $1568 $2352 $1250 -1570 8
4 6 $656 $1093 $1749 $2624 n/a 0
Total Number of Vacant Units in Sample 25
[1 j Derived from the number of bedrooms using HUD formulas.
[21 Based on a sample of apartments located in Yorkville. IL. It is a compilation of units advertised in the Beacon
News and Kendall County Recorder, and apartments. corn during the week of February 27, 2006.
[3] Refers to the number of units in the sample taken by Ehlers and Associates.
In addition to our search for market -rate apartments, we estimated the number of
assisted affordable housing units available within Kendall County. Ehlers consulted
Downtown Yorkville Tax Increment Financing Redevelopment Project Area Exhibit II, page 13
Housing Impact Study, Yorkville, IL
March 24, 2006
United States Department of Housing and Urban Development and Illinois Housing
Development Authority sources regarding the availability of these units in Kendall
County. For purposes of this analysis, affordable housing includes units affordable to
households earning less than 80% of the regional median income adjusted for size of
household, consistent with the Illinois Affordable Housing Act. Our research focused
on units receiving some form of assistance from the Illinois Housing Development
Authority or the U.S. Department of Housing and Urban Development. Over one
hundred units of subsidized housing for family households were identified in the
surrounding communities in Kendall County
C. Availability of Replacement Single - Family, For - Purchase Housing
Available single - family homes "for purchase" identified within the neighborhood
market area of the Redevelopment Project Area are summarized in Table 11. The
average listed price for a single - family home in this area as of March 2006 is
$217,533 and the average bedroom size is 3 bedrooms.
Table 11. Availability of Replacement Single Family For Purchase Housing
Approximate
Address Type Size Asking Price
1 205 E. Main Street Single Family 3 bedroom $172,900
2 403 S. Main Single Family 2 bedroom $163,500
3 810 Morgan Street Single Family 3 bedroom $225,000
4 110 Fox St. Single Family 4 bedroom $239,000
5 507 Madison St. Single Family 3 bedroom $244,900
6 907 S. Main St. Single Family 3 bedroom $259,900
(iv) Relocation Assistance
In the event that the implementation of the Redevelopment Plan results in the
removal of residential housing units in the Project Area occupied by low income
households or very low- income households, or the permanent displacement of low -
income households or very low- income households from such residential housing
units, such households shall be provided affordable housing and relocation
assistance not less than that which would be provided under the federal Uniform
Relocation Assistance and Real Property Acquisition Policies Act of 1970 and the
regulations thereunder, including the eligibility criteria. Affordable housing may be
either existing or newly constructed housing. The City is required by the Act to
make a good faith effort to ensure that affordable replacement housing for such
households is located in or near the Redevelopment Project Area.
As used in the above paragraph, "low- income households," "very low- income
households," and "affordable housing" have the meanings set forth in Section 3 of
'Illinois Housing Development Authority (http: / /www.ihda.org/map.aspx)
2 Multiple Listing Service, March 8, 2006, provided by Coldwell Banker for all properties currently listed in
Yorkville, IL.
Downtown Yorkville Tar Increment Financing Redevelopment Project Area Exhibit II, page 14
Housing Impact Study, Yorkville, IL
March 24, 2006
{
1
the Illinois Affordable Housing Act, 310 ILCS 6513 et seq., as amended. As of the
1 date of this study, these statutory terms have the following meaning:
(i) "low- income household" means a single person, family or unrelated persons
living together whose adjusted income is more than 50% but less than 80% of the
median income of the area of residence, adjusted for family size, as such adjusted
income and median income are determined from time to time by the United States
Department of Housing and Urban Development ( "HUD ") for purposes of Section 8
of the United States Housing Act of 1937;
(ii) "very low- income household" means a single person, family or unrelated
persons living together whose adjusted income is not more than 50% of the median
income of the area of residence, adjusted for family size, as so determined by HUD;
and
(iii) "affordable housing" means residential housing that, so long as the same is
occupied by low- income households or very low income households, requires
payment of monthly housing costs, including utilities other than telephone, of no
more than 30% of the maximum allowable income for such households, as
applicable.
The City of Yorkville will make a good faith effort to relocate these households to
affordable housing located in or near the redevelopment project area and will
provide relocation assistance not less than that which would be provided under the
federal Uniform Relocation Assistance and Real Property Policies Act of 1970.
Additionally, the City will take proactive measures to work with local housing
agencies and organizations to ensure displaced residents find adequate housing.
Downtown Yorkville Tax Increment Financing Redevelopment Project Area Exhibit II, page !S
Housing Impact Study, Yorkville, IL
March 24, 2006
i
EXHIBIT III:
DOWNTOWN YORKVILLE TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
JAMES M. OLSON ASSOCIATES, LTD.
Illinois Professional Land Surveyors
Land Surveyors & Land Planners
107 West Madison , MvW
{' Yorkville, Illinois 60560
Phone: 630-553 -0050 Fax 630 - 553-0964
1
March 24, 2005
Legal Description for City of Yorkville
Downtown T.IF District
That part of Section 32 and part of the West Half of Section 33, Township 37
North, Range 7 East of the Third Principal Meridian described as follows: Commencing
at the Northwest comer of the Northeast Quarter of Section 4, Township 36 North,
Range 7 East of the Third Principal Meridian; thence North 01 0 19'52" East parallel with
the East line of the Southwest Quarter of said Section 33, a distance of 1356.81 feet to
a point on the South line of a tract described in a Quit Claim Deed from Palos Bank and
Trust Company, Trust No. 1 -1620 to Bruce 0. and Virginia J. Buhrmester, his wife,
recorded as Document No. 83 -5890 an December 23, 1983 which is 45.43 feet
westerly, as measured along said South line, of the Southeast comer of said tract,
thence South 88 East 45.43 feet to said southeast comer, thence North
88 0 48'09" West along said South line 415.06 feet to a westerly line of said tract; thence
North 01 V52" East along said westerly line 246.0 feet to a southerly line of said tract;
thence North 88 West along said southerly line to the West line of the former
Fox and Illinois Union Railway Company tight-of-way; thence North 08°10'52 East
along said West line to an "old claim line" drawn southeasterly from the Southeast
comer of Price's First Addition to Yorkville; thence northwesterly along said "old claim
line" 486.54 feet to the Southeast comer of said Prices' Addition; thence northedy along
the East line of said Price's Addition 367.63 feet to the Northeast comer thereof thence
westerly along the North line of said Price's Addition 526.3 feet to the midpoint on the
South line of Block 13 of Black's Addition to Yorkville; thence northerly 297.85 feet to
the midpoint on the North line of said Block 13; thence westerly along the South line of
VanEmmon Street 119.50 feet to the East line of Mill Street; thence southerly along
said East line to the South line of Lot 6 in "Ter -Jac Subdivision" extended easterly;
thence westerly along said extended South line, said South line and said South line
extended westerly 164.5 feet to the West line of the East 6 feet of Lot 1 in said "Ter -Jac
Subdivision"; thence southerly Wong said West line 84.11 feet to the South line of said
Lot 1; thence westerly along said South line of Lot 9 a distance of 190.0 feet to the
West line of Heustis Street; thence northerly along said West line to a point which is
JAMES M. OLSON ASSOCIATES, L TO.
Illinois Professional Land Surveyors
Land Surveyors & Land Planners
107 West Madison SUWt
YorMilila, Illinois 60560
Phone. 630 - 553.0050 Fax: 630-553-0964
234.30 feet southerly of, as measured along said West line, the South line of
VanEmmon Street; thence westerly along a line which forms an angle of 92 °16' with the
last described course, measured clockwise therefrom, 175.0 feet; thence southerly
parallel with said West line of Heustis Street 80.0 feet; thence westerly parallel with the
penultimate course 52.0 feet; thence southerly along a line which forms an angle of
88°23' with the last described course, measured clockwise therefrom, 263.50 feet;
thence westerly along a line which farms an angle of 88°44' with the last described
course, measured counterclockwise therefrom, 188.0 feet to the East line of Bell Street;
thence southerly along said East line 259.04 feet to the South line of Fox Street; thence
westerly along said South line of Fox Street to the East Line of Illinois State Route No.
47; thence southerly along said East line to the South line of Lot 6 in Block 5, Mason's
Addition to Yorkville"' thence westerly along the South line of Lots 6 and 7 in said
Mason's Addition to the West line of said Route No. 47; thence southerly along said
West line to the South line. of a tract of land described in a deed recorded January 28,
1988 as Document 880498; thence westerly along the south line of said tract and the
south line of a tract described in a deed recorded February 6, 1990 as Document
900871 to the west line of Lot 5 in Block 11 of the Original Village of Yorkville extended
southerly, thence northerly along the West line of Lots 5 and 4 in said Block 11 to the
Southeast comer of Lot 2 in said Block 11; thence westerly along the South line of Seid
Lot 2 and said South line extended to the West line of South Main Street; thence
northerly along said West line to the South line of VanEmmon Street; thence westerly
along said South line to the East line extended southerly of Lot 3 in Block 4 of Black's
Addition to Yorkville extended southerly, thence northerly along said extended East line
and said East line to the Northeast comer of said Lot 3; thence northerly along the East
line of Lot 4 in said Addition 40.30 feet; thence easterly along a line which farms an
angle of 89°15' with the last described course, measured counterclockwise therefrom,
38.8 feet; thence northeasterly along a line which fonts an angle of 136°00' with the
last described course, measured clockwise therefrom, 14.1 feet, thence northerly along
a line which farms an angle of 225°57' with the last described course, measured
counterclockwise therefrom 32.0 feet, thence easterly along a line which thrms an angle
of 109°53' with the last described course, measured counterclockwise therefrom, 64.33
feet to the West line of Adams Street, thence northerly along said West line 2 7. 0 feet to
the North line of said Block 4; thence westerly along said North line 223.82 feet to the
JAMES M. OLSON ASSOCIATES, LTD.
Illinois P►nrsssional Land Surveyors
Land Surveyors & Land Planners
107 West Madison Street
Yorkville, Illinois sow
Phone. 630 -553 -0050 Fax: 630 - 5534964
East line of Morgan Street, thence southerly along said East line 240.55 feet to the
center line of VanEmmon Street, thence westerly along said center line and the center
line of vaoated VanEmmon Street and said center line extended westerly to the East
line of Lot 3 in Block 24 of said Black's Second Addition; thence northerly along said
east line to the south line of the north 143.0 feet to said Lot 3; thence westerly along the
south line of the northerly 143.0 feet of Lots 3 and 4 in said Block 24 to the west line of
said Lot 4; thence southerly along said west line to the north line of Madison Court;
thence westerly along said north line to the west line of Madison Court; thence
southerly to the Northeast comer of Block 23 in said Black's Second Addition; thence
westerly along the North line of said Block 23 a distance of 198.0 feet to the Northwest
comer thereof, thence southerly along the West line of said Block 23 a distance of
190.0 feet to the South line of Madison Street extended westerly, thence westerly along
said extended South line 58.22 feet to a line drawn parallel with and 100.0 feet westerly
of the West line of Lot 7 in Block 21 in said Black's Second Addition; thence southerly
along said parallel line 99.91 feet to the South line extended westerly of said Lot 7,
thence westerly along said extended South line 172.07 feet to the East line of White
Oak Farm ce northerly along Unrt 1, fhen ne y g said East line, said East line extended and the
East line of White Oak Farm Unit 2 to the southerly bank of the Fox River; thence
easterly along said southerly bank to a line drawn South from the confluence of
Blackberry Creek; thence North along said line to the North bank of the Fox River,
thence easterly along said North bank to the eastern corporate limits of the United City
of Yorkville, thence southerly along said corporate line to the East line of the Southeast
Quarter of said Section 33; thence southerly along said East line to the point of
beginning in the United City of Yorkville, Kendall County, Illinois.