HomeMy WebLinkAbout2019-07-08 Agendat
Tie „,
MORTON GROVE
incredibly Close -lc Amazingly Open
VILLAGE BOARD OF TRUSTEES
REGULAR MEETING NOTICE/AGENDA
TO BE HELD AT THE RICHARD T. FLICKINGER MUNICIPAL CENTER
SCANLON CONFERENCE ROOM
July 8, 2019
6:00 pm
(The hour between 6:00 and 7:00 pm is set aside for Executive Session
per 1-5-7A of the Village of Morton Grove Municipal Code.
If the Agenda does not include an Executive Session, the meeting will begin at 7:00 pm.)
1. Call to Order
2. Pledge of Allegiance
3. Executive Session
THE BALANCE OF THE MEETING SHALL COMMENCE AT 7:00 PM
IN THE COUNCIL CHAMBERS
OF THE RICHARD T. FLICKINGER MUNICIPAL CENTER
4. Reconvene Meeting
5. Pledge of Allegiance
6. Roll Call
7. Approval of Minutes - Regular Meeting — June 24, 2019
8. Special Reports
a. Plan Commission Case PC19-03 Requests Approval of a Preliminary Plat of Subdivision for
6729 and 6733 Beckwith Road by Plan Commission Chairperson Steve Blonz
b. Announcement of the Spring Photo Contest Winners by Community Relations Commissioner
Gia Schultz
9. Public Hearings
10. Residents' Comments (agenda items only)
11. President's Report — Administration, Comprehensive Plan, Council of Mayors, Northwest Municipal
Conference, Strategic Plan Committee
12. Clerk's Report — Condominium Association, Strategic Plan Committee
13. Staff Reports
a. Village Administrator
1) Ordinance 19-04 (Introduced June 24, 2019) (Second Reading)
Terminating the Dempster/Waukegan Tax Increment Financing District
2) Ordinance 19-05 (Introduced June 24, 2019) (Second Reading)
Deleting Certain Property from the Redevelopment Project Area for the Waukegan Road
Tax Increment Financing District
3) Ordinance 19-06 (Introduced July 8, 2019) (Requests Waiving of Second Reading)
Approving the Redevelopment Plan and Project for the Sawmill Station Redevelopment
Project Area
4) Ordinance 19-07 (Introduced July 8, 2019) (Requests Waiving of Second Reading)
Designating the Sawmill Station Redevelopment Project Area
5) Ordinance 19-08 (Introduced July 8, 2019) (Requests Waiving of Second Reading)
Adopting Tax Increment Allocation Financing for the Sawmill Station Redevelopment
Project Area
6) Resolution 19-29 (Introduced June 24, 2019)
Authorizing an Economic Incentive and Tax Increment Allocation Financing
Development Agreement By and Between the Village of Morton Grove and IM
Kensington MG, LLC
7) Ordinance 19-09 (Introduced June 24, 2019) (Second Reading)
Providing for the Issuance of Not to Exceed $26,000,000 Senior Lien Tax Increment
Revenue Bonds, Series 2019 (Sawmill Station Redevelopment Project), of the Village of
Morton Grove, Cook County, Illinois, and Providing for the Execution of a Trust
Indenture and a Bond Order in Connection Therewith.
8) Miscellaneous Reports and Updates
b. Corporation Counsel
14. Reports by Trustees
a. Trustee Grear — Police Department, Police Pension Bd, Police Facility Committee, Plan
Commission/Zoning Board, Lehigh/Ferris TIF, Special Events Commission (Trustee Minx)
1) Ordinance 19-10 (Introduced July 8, 2019) (Requests Waiving of Second Reading)
Approving a Preliminary Plat of Subdivision Located at 6729 and 6733 Beckwith Road
b. Trustee Minx — Finance Department, Finance Advisory Commission, Appearance Commission,
Capital Projects, Natural Resource Commission, Waukegan Road TIF (Trustee Grear)
c. Trustee Ramos — Environmental Health, IT, Legal Department, Traffic Safety Commission,
Emergency Management Agency (Trustee Travis)
d. Trustee Thill —Advisory Commission on Aging, Family and Senior Services Department,
SWANCC, Building Department, Chamber of Commerce, Water Commission (Trustee Witko)
1) Resolution 19-30 (Introduced July 8, 2019)
Authorizing a Professional Services Agreement By and Between the Village and
SafeBuilt Illinois, LLC for Select Building and Inspectional Staffing and Plan Review
Services
e. Trustee Travis — Community Relations Commission, Fire Department, Fire Pension Board,
RED Center, Fire and Police Commission, NIPSTA (Trustee Ramos)
f. Trustee Witko — Farmers' Market, Public Works Department, Community and Economic
Development Department, Economic Development Commission, Dempster Street Corridor Plan,
Sawmill Station TIF(Trustee Thill)
15. Other Business
16. Presentation of Warrants - $1,166,444.85
17. Residents' Comments
18. Executive Session — Personnel Matters, Labor Negotiations, Pending Litigation, and Real Estate
19. Adjournment - To ensure full accessibility and equal participation for all interested citizens, individuals with disabilities
who plan to attend and who require certain accommodations in order to observe and/or participate in this meeting, or who
have questions regarding the accessibility of these facilities, are requested to contact Susan or Jake (847/470-5220) promptly
to allow the Village to make reasonable accommodations.
MINUTES OF A REGULAR MEETING OF THE PRESIDENT
AND THE BOARD OF TRUSTEES OF THE VILLAGE OF MORTON GROVE
COOK COUNTY, ILLINOIS, HELD AT THE
ICHARD T. FLICKINGER MUNICIPAL CENTER
JUNE 24, 2019
CALL TO ORDER
I – Village President Dan DiMaria convened the Regular Meeting of the Village Board at 7:00 p.m. in
V. the Council Chambers of Village Hall and led the assemblage in the Pledge of Allegiance.
VI. Village Clerk Eileen Harford called the roll. Present were: Trustees Bill Grear, Rita Minx,
Ed Ramos, John Thill, Connie Travis, and Janine Witko.
VII.
APPROVAL OF MINUTES
1. Trustee Minx moved to accept the Minutes of the Regular Board Meeting of June 10, 2019 as
presented, seconded by Trustee Ramos. Motion passed unanimously via voice vote.
VIII. SPECIAL REPORTS
NONE
IX.
PUBLIC HEARINGS
1. Public Hearing on Sawmill Station: Proposed Establishment of Redevelopment Project Area
Creation of Redevelopment Plan and Project, and Implementation of Tax Increment Allocation
Financing.
a. Mayor DiMaria opened the Public Hearing and turned it over to Village Administrator Ralph
Czerwinski, who explained that no action would be taken this evening—the Village was seeking
the public's comments.
b. Mr. Czerwinski said the Public Hearing would cover the redevelopment project and plan, the
Village's strategic and financial planning; Qualifying Factors of a TIF District; and key elements
of the TIF Plan.
c. Mr. Czerwinski described the proposed TIF's boundaries; the TIF extends north and south of
Dempster and includes Park District properties north of Dempster and some vacant lots south of
Dempster. The AT&T Center on Dempster just east of the former Prairie View Plaza and the
Public Storage company on Waukegan Road are not included in the proposed TIF. Some
parcels in the previous Dempster -Waukegan TIF will now be included in the new proposed TIF.
Also parcels in the Waukegan Road TIF will be assimilated into the proposed TIF, as the
Waukegan Road TIF is expiring.
Minutes of June 10, 2019 Board Meeting
IX.
d.
PUBLIC HEARINGS (continued)
Mr. Czerwinski said the Prairie View Plaza shopping center has fallen into disarray, having
experienced numerous vacancies over the last 10 years, which created a deleterious impact on
the two key commercial corridors of Waukegan Road and Dempster Street. The new owners of
the Prairie View Plaza shopping center property and the Village believe that establishing this
proposed TIF District—the Sawmill Station TIF—will encourage redevelopment of obsolete or
under-utilized buildings or sites, reduce or eliminate impediments to private development within
the area, coordinate redevelopment activities within the proposed TIF District in order to provide
a positive market signal to private investors, accomplish redevelopment over a reasonable time
period, create an attractive overall appearance for the area, and further the goals and objectives
of the Village's comprehensive planning efforts.
e. The proposed TIF plan complies with the legal provisions of the TIF, including its conformity
to the Village's Comprehensive Plan and its makeup, consisting of contiguous parcels and
exceeding 1.5 acres. Further, it more than meets the minimum number of TIF Act criteria for
"blighted area," and it meets the "but for" requirements—meaning that redevelopment is only
feasible with the utilization of tax increment financing.
f. Mr. Czerwinski said that the TIF designation is needed in order to address disincentives associ-
ated with ongoing and prospective vacancies and reductions in valuations within the proposed
TIF District. The TIF designation is key to repositioning and revitalizing existing properties within
the proposed TIF District, as well as to the long-term financial stability of the proposed TIF
District and to achieving the economic development goals of the Village.
Mr. Czerwinski said that, of 13 "Blighted Area" Statutory Qualification Factors for a TIF District,
five need to be met at a minimum. For the proposed Sawmill Station TIF, seven qualifying
factors have been identified, including obsolescence, deterioration, inadequate utilities, lack
of community planning, lag or decline in equalized assessed valuation, code violations, and
excessive vacancies.
g•
h. As far as the key elements of the TIF Plan, the proposed land uses are commercial, retail,
residential, and mixed-use. The proposed TIF Budget is $65 million, spread over 23 years, to
be repaid by revenues generated from the TIF. The base EAV in 2017 was $17,306,255, but
Mr. Czerwinski said that, last, Thursday, Cook County released the 2018 EAV figures, and the
base EAV is expected to be lower than in 2017. The projected EAV, upon completion of the re-
development activities, is estimated at $85M to $90M, a considerable increase.
i. The proposed $65M TIF Plan Budget includes costs for land acquisition and assembly, site prep,
utility improvements (including water, storm, sanitary sewer, service of public facilities, parking
facilities, and road improvement); rehabilitation of structures; interest costs pursuant to the TIF
Act; professional services costs (including planning, legal, engineering, administrative, annual
reporting, and marketing); job training; and statutory school district payments. The Village does
have the ability to reallocate the estimated costs in each category. The overall TIF Budget
cannot be exceeded and budget expenditures are subject to Village approvals and/or review of
redevelopment proposals in order to demonstrate payment of TIF expenditures. Expenditures
will also be looked at during an annual review by an independent auditor and at the annual meet-
ing of the Joint Review Board.
Mayor DiMaria asked if the Board had any question for Mr. Czerwinski. There were none. He
then asked the assemblage if anyone wanted to speak to this matter. No one did, and no written
comments were submitted.
2
aMinutes of June 10, 2019 Board Meeting
IX.
PUBLIC HEARINGS (continued)
Trustee Minx then moved to close the Public Hearing, seconded by Trustee Witko.
Motion passed: 6 ayes, 0 nays.
Tr. Grear aye Tr. Minx aYe
Tr. Thill Tr. Travis ave
Tr. Ramos aye
Tr. Witko aye
X. RESIDENTS' COMMENTS (Agenda Items Only)
NONE
XI. PRESIDENT'S REPORT
1. Mayor DiMaria noted that Morton Grove Days 2019 is ten days away! The event begins on
Wednesday, July 3 and ends on Saturday, July 6. Once again, it will feature live music, a
carnival, parade, fireworks, beer garden, food and loads of family entertainment. Mayor DiMaria
added that Morton Grove does it better than anyone else! He commented that the entire event is
put on by volunteers, and said the volunteers are still needed, even for as little as a couple of
hours. He encouraged everyone to go to mortongrovedays.org to learn about and sign up for vol-
unteer opportunities, and to pre -order megabands.
XII. CLERK'S REPORT
Clerk Harford had no report this evening.
XIII. STAFF REPORTS
A. Village Administrator:
Mr. Czerwinski introduced for a first reading several Ordinances vital to the next steps of the
Sawmill Station redevelopment project. These ordinances will have a second reading and be
voted on at the regularly scheduled Board Meeting of July 8, 2019.
1. Ordinance 19-04, Terminating the Village of Morton Grove Dempster/Waukegan Tax
Increment Financing District.
a. He explained that the Village created the Dempster/Waukegan TIF District in 2012, pursuant to
several Ordinances. This TIF District was comprised of the Prairie View Shopping Center and
several adjacent additional parcels. It was created at the request of the then owners of the
Shopping Center, who submitted a plan to redevelop it with Village assistance.
However, the redevelopment of the Shopping Center did not occur; instead the shopping center
continued to decline until it was purchased in 2018. The new owners have proposed to redevelop
the shopping center as a modern lifestyle center with restaurants, a movie theatre, retail stores,
fitness center, and a grocery store, but only if the Village provides substantial economic
incentives and assistance.
b.
3
Minutes of June 10, 2019 Board Meeting
XIII.
A. Village Administrator:
STAFF REPORTS
c. In order to provide said assistance, the Village Board has determined it is in the Village's best
interests to terminate the Dempster/Waukegan Road TIF District so the properties within that TIF
District can be incorporated into a new Sawmill Station TIF District. This Ordinance will repeal
the Ordinances that created the Dempster/Waukegan TIF District (Ordinances 12-15, 12-16, and
12-17) and effectively terminate the Dempster/Waukegan TIF District. Illinois law requires that,
upon the termination of a TIF District, the Village must return all surplus tax increment funds to
the other taxing districts. In the case, the Dempster/Waukegan TIF District never generated any
tax increment funds, so there are no surplus funds that need to be returned.
2. Ordinance 19-05, Deleting Certain Property from the Redevelopment Project Area for the
Village of Morton Grove Waukegan Road Tax Increment Financing District.
a. Mr. Czerwinski explained that the Village created the Waukegan Road TIF District in 1995 in
order to support the redevelopment of the commercial district on Waukegan Road between
Dempster Street and Golf Road. Certain parcels in the Waukegan Road TIF District have not
been redeveloped during the term of the TIF, including parcels south of Greenwood Avenue on
the west side of Waukegan. The Village desires to amend the Waukegan Road TIF District to
remove these parcels and thereafter add them to the proposed Sawmill Station TIF District. Since
this amendment will not add additional parcels to the Waukegan Road TIF, and will not affect the
general land uses in this TIF District, change the nature of the redevelopment project, increase
estimated project cost by more than 5%, or displace additional residential units, the Village may
amend the Waukegan Road TIF District without holding a public hearing.
3. Ordinance 19-09, Providing For the Issuance of Not to Exceed $26,000,000 Senior Lien Tax
Increment Revenue Bonds, Series 2019 (Sawmill Station Redevelopment Project) of the
Village of Morton Grove, Cook County, Illinois, and Providing For the Execution of a Trust
Indenture and a Bond Order in Connection Therewith.
a.
b.
c.
Mr. Czerwinski said that this Ordinance authorizes the Village to sell Revenue Bonds to support
the redevelopment of the Sawmill Station Shopping Center. The bonds will be paid from the new
tax revenue generated by the Shopping Center and not from the general revenue of the Village.
IM Kensington MG LLC (the "Developer") has purchased and proposes to redevelop the
approximately 26 -acre commercial center formerly known as the Prairie View Shopping Center,
but only if the Village provides financial assistance for the project. In order to support this
redevelopment, the Village plans to establish a new Sawmill Station TIF District and has
negotiated a Redevelopment Agreement whereby the Village will reimburse the Developer for
certain infrastructure, planning, and other qualified costs. In order to fund these reimbursements,
the Village plans to sell Revenue Bonds and make the net proceeds from the sale of these bonds
available to the Developer. The principal and interest on the bonds will be paid from the new
property and sales taxes generated from the Shopping Center.
This Ordinance will provide for the issuance of tax increment allocation revenue bonds for the
purpose of paying or reimbursing costs for the redevelopment of the Sawmill Station Shopping
Center. The Village will pledge certain incremental property and sales taxes derived from the
shopping center to pay the principal of, and applicable premium and interest on the bonds.
4
Minutes of June 10 2019 Board Meeting
XIII.
A. Village Administrator:
d.
STAFF REPORTS
The Ordinance provides many details of the bonds, including tax-exempt covenants, provisions
for terms and form of the bonds, authority for the execution of a trust indenture, and a bond or-
der, and appropriations.
Trustee Thill commented that he does not want people thinking the Village is writing a check to
IM Kensington MG LLC. He stated the Village is not on the hook—anything the Developer gets
will be earned.
4. Mr. Czerwinski stated that the Village has been informed by the Illinois Department of
Transportation (IDOT) that Dempster Street will be resurfaced from Waukegan Road east to
Niles Center Road. Construction will not begin before July 8 per the Village's request. More
detail will be provided as the project progresses, but please anticipate some congestion and
construction interference when traveling locally after July 8.
XIII. STAFF REPORTS (continued)
B. Corporation Counsel:
Corporation Counsel Liston had no report.
XIV.
A. Trustee Grear:
TRUSTEES' REPORTS
Trustee Grear commented that the first act of Morton Grove Days on Wednesday evening's
opening night is a local group... including Mayor DiMaria on the drums and Funeral Director Mike
Simkins on vocals. He encouraged everyone to come out and support the band—and the event,
as many people have worked hard to make it a success. Morton Grove Days begins on July 3
and ends on July 6.
B. Trustee Minx:
Trustee Minx had no report this evening.
C. Trustee Ramos:
Trustee Ramos had no report this evening.
s
Minutes of June 10,-2019 Board Meeting
D.
TRUSTEES' REPORTS (continued)
Trustee Thill:
Trustee Thill attended the Northwest Municipal Conference's gala last week. The NWMC is an
umbrella for 43 towns and cities, representing over 1,000,000 people. He was pleased to an-
nounce that, last week, our own Mayor DiMaria was sworn in as the head of the Northwest
Municipal Conference. Mayor DiMaria commented that he threw his hat in because in the end, it
will benefit Morton Grove.
E. Trustee Travis:
Trustee Travis reminded the assemblage that the Community Relations Commission's Spring
Photo Contest is almost over. The theme is "Working in Morton Grove." She urged people
to be creative with their entries, and submit them before the contest ends on June 30, 2109.
More information can be found on the Village's website or the CRC's Facebook page. Winners of
the Spring Photo Contest will be announced at the July 8, 2019 Board Meeting.
F. Trustee Witko:
XV.
Trustee Witko noted that the Farmers' Market had another successful day this past weekend.
She encouraged everyone to visit the Farmers' Market, which will be open every Saturday
(except July 6) until October 19 from 8:00 a.m. to 1:00 p.m. The Market is located at the Civic
Center, 6140 Dempster Street. People can become a "Friend of the Market" by going to the web-
site mgfarmersmarket.com/marketfriends.
OTHER BUSINESS
NONE
XVI. WARRANTS
Trustee Minx presented the Warrant Register for June 24, 2019 in the amount of $461,249.86.
She moved that the Warrants be approved as presented, seconded by Trustee Grear.
Motion passed: 6 ayes, 0 nays.
Tr. Grear ave Tr. Minx ave Tr. Ramos aye
Tr. Thill ay2 Tr. Travis Tr. Witko awe
6
XVII.
RESIDENTS' COMMENTS
NONE
XVIII. ADJOURNMENT
There being no further business before the Board, Trustee Minx moved to adjourn the
meeting, seconded by Trustee Thill.
Motion passed: 6 ayes, 0 nays.
Tr. Grear
Tr. Thi11
Lys
Tr. Minx
Tr. Travis
The meeting adjourned at 7:27 p.m.
PASSED this 8th day of July, 2019.
Trustee Grear
Trustee Minx
Trustee Ramos
Trustee Thill
Trustee Travis
Trustee Witko
APPROVED by me this 8th day of July, 2019.
Daniel P. DiMaria, Village President
Board of Trustees, Morton Grove, Illinois
APPROVED and FILED in my office this 9th day of July, 2019.
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove, Cook County, Illinois
ayg
Tr. Ramos
Tr. Witko
ayt
Minutes by. Teresa Cousar
7
doa0.h oOc ami f°c =wetnLo tin' Nr $ �co+'.'Nm
v �' • ° .> ¢ ,. E 'o a 9= 3 ya, Q "3 N yc x �n rn g -5,446
_ ry o L L L° v a Y°+ a
co�`o B?-2.',7:22,nm oagNm E''P as.•,• oE3E�i'o am Euga°u p.^.a�0
O ° J C= R N Q a P '" m p O .O N C O ry A t:_ a o
>_ In S` N.2 y 6ahC iN%i= N QOTLy3
U' O C T O V" O 6 ° a �+ crows
l N N^ N N N u N O
v n E v�v11 E o me E E m m S o p T Q E g aIL-LE o WW Pig
v o c ppY +� 88 0
-5=m
O N ? N E SP ✓i E '° E of � Ti ti N yg15-!--46' � n' Efl "i g a� O qqa pip 2 Y
W. v N __ c j o v •A• -= S a s E E L E v= CO E y 'v^ w V W n5
c
° E 0,0._
Y v o o c ,,--a-,F.
n~ 3 E 9" o- c c E o Ep�c E P �E rp'= a
op z mE
s',1) uc A �.:� £3EvE i�3 tg aNAEv .3ar-A
• • "E Av 423 c oo m ate? a'c''' p €rv..' �d nig 3',:ami
$N
o o m m v w E 3 v` o ti o f; C E c `U TE o. o'v 42 g y a `a
.N c v c S > a o co E m m G E > E a t o v c 'E rn-
q_ MpgovP'�;=o o m a2 A42 $oN N E v n
°div Eat Eama Y� P=78 `o E.,E°SNP -"--ES c Enaswc
m $ c E v°I c0 o E 3 N m¢ a v o ° n o >y ;�._ 'c co E a g r� a
'E $ a 8$ '� ._ m € i 3 N c E' N c v v o f E m (3 f co E
Um .,e. •£ ��N E.B--I 004,°“olE °.4 ° a `w oq€s Pro 'o,_tg S�vt °�i' qv `�oc>
N 0 3 E t v p 8 w q y.E q E v o?. tig. q 9 a= E N y o 2-)E2
c t 8C a a
more
c A
N o n �E £ A a 8 a o � o 3 .sE E E o E c E r o cg Tm w o v v E 9 3 42 n a
-4E4, o A E o c a O t ,cA. L' B E� o y.''- � y '” m 3 3 E 1 421 a a n o n o
a..„;
Q -2-1-t‘62 2ao of mq�'goE �i c �c „�a$ a`o B`rn o8.0r ct's o: !In
° OtmoEE � °ic� d OE cjE o£i°$2 Y='x oT °- `o �E8vrvl
a c�P �9 iO % �' o mwt a3 n" a«r' r+,a.3Q a i'�p_E c
a
m P ->.zag t v EL" 4°-"
y cvE �'SE n 'v" gil
l a_ t.� °V --?-9-2-2 W��ii
m€ry o p� 'c° Ern es £ v3 ola 0.
6c ��a. `oa v` ott3 342 a3 � �E?vi
u c 3 ffi r olv n.°'y 'v, 3" alS2)_ a N cg o
a ` cab v 9.E 3 8 w E y& a o `' 320g-01 n E= m 8 m" n -°T. �..=T w
3 t o' ti 2 o a g E o a o N E'c a£ g E„ N a€ ° ° o E w i e o
_. -Anv to „w£a Ee°.Ea §111!-Bi
ac"ol L4E I'n A P0aoBN y.^v%
g a 5> ` .3 a r E a q 8 0= E& a ._ o v a ; 5'� o L q 4 �' v m E y
§-42 n a e
888E .2182-1822--
'°3 Sv �Eoo�3a..c a2Ea P,o,n'o.Na !8£ cwfi n2 n„E` zE
7,912:g c apaa5 . aolt9E v= E;BE `3amEL"a.e yc'” o Ec ° a8c'pLac
`m rn8 E=E oNEc�� is of Ev E ..g �"> aH a'�a` Ea `.'2 °¢,��
c N . E._gc o -> PvSn= oi' E £� ncg° 06
$€ _ '-^ ; m o a== v E E a v P E m '3 n n S M nm 40.0-
n n .E y C -4!"'T
a 821,'W
�= L '" c 8 c n w Y c a v, P E o 3 a Nc £
Nc pcavy_�_ c E co1°./a�'�>. ',,,,0+�N�s 4219 rn C --mg
Eye E'N E AS
V V W S g 3 N P`p' V a•C+ C C O W W.O n O A A Q N c C V s L O N O d L C1.3
-8-6f"
oa oa Ay nry c'o aE-0 42900 g'>_'"EY n2 'op
Ng"- cocA.J al .,v,
cam v o y q °' a_ :n3 rn '> a ra" " n A E a j i t
gt
8 a u B E €& Fc g °c "s E 2 n E v g Fc 5' m 9 o m E a F 8£ u a s a o� g o O t°3 9 �A n
Sr- —1 -11
.cc
tzw
\E\
21,1
}{/
21:
305
)\)/
3§!2
0
•
S t 's
j\\/
\(
ion
2)
vited members of the public to provide testimony. The following members of the public
v
"=5�= g 3'0,° a zo o °5' ^'.RE3cy N TO
w Y? E c 0 $ a G B 3.R2.95‘, o ;E w
�Y -E .. x . E i0 0 o a a N o E y i y t° t t q s
t aL.2Bm.a.o c ` svy'� Pp,c� a x _
`og"Ett pa!1:
Attachment A
V
0
0
0
E
E
V
Q
Dated Apri129, 2019
pie and approved unanimously pursuant to a roll call vote of 7-
P
0
0)
A
'a iis
q y C ''0
p a .:6
W C W 4
g'm > a a a'� ae 8' N '.
a 8i Y i �'° v2 m 2 91
N N O ° 3 .rj i $
g� p n F >2 g
is
3q i „Ji R W e 'C C p Oi m 14 pN,
C! \ ➢ E C �" .0 c N .0
a% no m a' u '� 00 at€'.q c g
8
A8 �� a .1 Di
°Ra?n v g
te t v o n ttiti v i 3
", gad £ E o "-la!,>g 8 rz
�3 lit
,m Rr c EB :�� t o
2 I a c v ,E''$ A° 'NOtiR�E'p6 v'� v A.cna , N ' 48 E g" RR� �� N" €
gi“ aE m 4 8° g-9-“-l-eRg E °1,ThbeS U h J7 -.
C C' °
,?..'8,..i Q r'�l°` . c N C v 4, Mt
i k c .c c '°
si
gSa ?'a -g $� gAE .ctt' �@•Z9,4%)
gn 8,s E T L E egg ',i 'R 9a
ti c �, b iR o' c ¢ m¢ 8 c m F m
N 4 U O of T O U tl ti '. Ci t
W
E
LL
0 C
2
0
2 o
Owe
°zd
z ,34
„Qa
100
a0z
Q
0
ow
o4Z
W
x
0¢
2 F3.
U_U
OU 0. 0
P
2W
T
« L
N W O
« v N O 'O
Ot d 6 Q
3 i
c8 N c
.E.
Il
y c 4 « 3
cts a, o W c
O
W
,41E. VI i G d Q
O
O
gi
• 00 3
mg 02 i.N .� az
3 52
0
C aC F+ sY 0UV6c0,°' is [)8 3
m
0.pT O v2°wG 0 CO
�� ��o D' sti ti
« N V OO
NU Q rW— WY rlQ
MC GOtio=>o�o cEo$ «
yNp�.g E8$CO G i.-MA'p, p
'OW y"T_W“) T'4NN
5 • 3 0 y o 0 1° ° o
p o9 0 v
art
W CC
r' 0 L4 0 O N N 001,
G YO
N T.
G A an
t28 a y Y :° q P t'” .8;
N 6 w 0. M *6-6
¢6 U Q U U
Attachment B
e April 29, 2019, Appearance Commission Meeting
Doted April 29, 2019
P 0 0
'0 0.
'000 0
3�x avEO
y o a U
0.60
d c �
CC
a O � y -,%°
ddidt
407,
O • 1 goo o Uo
O .y E
jt
W y
>_ C N N P Y
Eb a3E'v"i
w o 3 c
▪ o N m W p
� � h
m C N E 2 o Ng
't
b O O,0 O
0
A O.q 8z
0 -55
2m,0 • = ,0p
E o g O y T
a r 0orca
44.04
a a 4
0 0 w
.§Z1 • 3 u o 0
N P O �j o 8
o 0 G 000
P O F
0 0,O a y S
A.y 3 '`00 S t t
pF q a'S o
5
E o„ • 0
So 0 0
P y O P T«
F m' 20w.3 ,oL,�d
E WE"m0 E'. E'8
.0 • O O
a C t
8 ° o
838
wxP�
'BEC -3•5
'0
A v. O
9 O T
A
O O O O N
-F01!
,0 T^y G
cu
N a U
0:0)
P m C
o '0 3
3• 5.E
N 0.
0 C « o J
o
!,(6"g5-
-8
6.1 00
$ �
N C
owft
0
.(44g04
p
▪ NN
O O �
O h E O i
✓ � N W
` C
v:31. -010E
Egg 3
C � r.
E
V o°o °
Secretary Sopkin called the ro
a'
a'
°C
m g
v0
Q Q
m D C
E
O
V
E
4
.0
0o
0 .
E
b8
m o
A p
11
C • y
0
N
O F
O 0
P
�t0
E 0
0
E'
b 3
8-L8
z
. Q
00 E
O N
`"
Er
g'8
0 O Ln
E4
0
E C
;g72.
2,2
0E
xE
C a
F O
I n
0 0
E '
O U
'C
2.1
c x
.0 O
11
Euon D
m
0 0
8
P
v 0
a' a a'
0
o
it;o ` t00
5
9 �
0 0
r
0 3 a a a
= T
0
a
Appearance Co
/ /
■
c0
o f
st
• /
%0
to wan • 5
legal O.
5(
Chairperson Bionz and Members of the Plan Commission
Heidom, Land Use Planner/Coordinator
May 14, 2019; REV. May 17, 2019
0 0
Attachment C
Plan Commission Staff Report for Case PC 19-03
Doted May 17,, 2019
STAFF REPORT
2 au
/
}{/
!c E/
//{
\\\
{a{
)0
0)z
l'
=Ri
2..8 >-
0=
=
243”
} �)
"5s°==
s?
\2§§
ti N p10 o4 b n
PC 19-03 — 6729-33
Attachment D
ent facilities or other approved uses
fitted with the application and in
Plan Commission Staff Report for Case PC 19-03
v
a
la
9
c.0
O P
• E
E
0
Ism
O 0
O
CIE15 C
0
a 3
a' O
w
oN
17,
tin
4445!
E c E
^EP
Bug
Di
8
O '�E
Oc o
of
E °0 8
8 i ° x
8 az$!
Cug �c
rraeg
2 c m`o'jE
E e n128
o N M v.o E e
Y u ^
y N bnO Q 6
c 1221 o
2Stf
mS potCN
i5t
= v .°yii c 8 eGG;
U N n >C F. CeV
90
H u2 • N
0it 6
STAFF REPORT
E_.
=! N N
o c 3 c
E" =52:6
• E
a o S v
• N
o c m 3
v 3 C $ o °
in
D
m E ° c
ME O C a y
o Y n v 9 N
3 c= 3 m
€ O
p r c t c E a
N 9 W O o E
o'oaw
0 E c
98. y8.5E
32. s `3
TEov
c
g p 6'Y' W
Sswt
w N�€c
aaa §,S
4¢a €NDN
0
w
K 3 'E
2 1' E
aa.,
o € R. 5
recta
0
22L.Et0r
a a E
S;ma
5 uY
Oi f
?act,
U1
L N
Ecro
E m
>.56-
:5 673
,12,12±,g,
E ma 8
LL i O V
o y E
c r�^ ors
'0 8! m a g c
.^C l i ff ae3a
l a tt
Y. aa1B3agbb
EyT
f=n inF i. Nq o 0,--
62226
ti N M P V1 yc .4 Si
W 2O
bmitted by applicant)
d related materials
e
x016010905 00120012 1WK0200
40 ana AVNOMMIa
•
Nei 03NOZ tt'fi�
II0elel A11100 woo
'ar.000011010I0 e0e0A 041
x a03 it a 3 eox rist_
NOISIAIUHIlS9NISS02I0 d H,LIM0I038
.00 £V'ld ANVNWPIaNd
Attachment E
0
E
V
9 £
NOMOMINNNS
11 Nii __ �
-1 1.
=N=
nwa arenaa111
Legislative Summary
Ordinance 19-04
TERMINATING THE VILLAGE OF MORTON GROVE
DEMPSTER/WAUKEGAN TAX INCREMENT FINANCING DISTIRCT
Introduced:
Purpose:
Background:
Programs, Departs
or Groups Affected
Fiscal Impact:
Source of Funds:
Workload Impact:
Admin Recommend:
Second Reading:
Special Consider or
Requirements:
June 24, 2019
To terminate the Dempster/Waukegan TIF District in order to allow the Village to establish a
new TIF District to support the redevelopment of the Sawmill Station Shopping Center
In 2012, the Village, pursuant to Ordinances 12-15, 12-16, and 12-17 created the
Dempster/Waukegan TIF District (the "TIF District"), which was comprised of the 26 -acre
Prairie View Shopping Center (the "Shopping Center"), and several adjacent additional parcels
of property. The TIF District was created at the request of the then owners of the Shopping
Center who submitted a plan to redevelop it with assistance from the Village. However, the
redevelopment of the Shopping Center did not occur, the Shopping Center continued to
deteriorate and the EAV of the TIF District continued to decline. The Shopping Center was sold
in 2018 and the new owners have proposed to redevelop the Shopping Center as a modern
lifestyle center with restaurants, a movie theatre, retail stores and a grocery store (the "Sawmill
Station Shopping Center"), but only if the Village provides substantial economic incentives and
assistance.
In order to provide this assistance, the Village Board has determined that it is in the best interest
of the Village to terminate the Dempster/Waukegan TIF District so the properties within the
Dempster/Waukegan TIF District can be incorporated in a new Sawmill Station TIF District.
This Ordinance will repeal Ordinances 12-15, 12-16 and 12-17 and effectively temrinate the
Dempster/Waukegan TIF District. Upon the termination of a TIF District, Illinois law requires
the Village to return all surplus tax increment funds to the other taxing districts. However,
because the Dempster/Waukegan TIF District never generated any tax increment funds, there
are no surplus funds that need to be returned.
Administration, Legal, and Finance Departments
None at this time
N/A
The Village Administrator, Corporation Counsel, and Finance Director will take all steps
necessary to implement termination of the Dempster Waukegan TIF District as part of their
normal workload
Approval as presented.
Required — July 8, 2019
None
Respectfully submitted: %
Ralph. Czerwinski, '»Hage Administrator
Reviewed by:
Hanna Sullivan, Finance Director
Prepared by:
Teresa Hoffman L'
Reviewed by:
Zoe Hei. . Use Planner/Coordinator
orporation Counse
VILLAGE OF MORTON GROVE
COOK COUNTY, ILLINOIS
ORDINANCE NO. 19-04
AN ORDINANCE TERMINATING THE VILLAGE OF MORTON GROVE
DEMPSTER/WAUKEGAN
TAX INCREMENT FINANCING DISTIRCT
ADOPTED BY THE PRESIDENT AND
BOARD OF TRUSTEES OF THE
VILLAGE OF MORTON GROVE
THIS 8TH DAY OF JULY 2019
Published in pamphlet form
by authority of the President
and Board of Trustees of the
Village of Morton Grove, Cook
County, Illinois this 8th day
Of July 2019.
1
ORDINANCE NO. 19-04
AN ORDINANCE TERMINATING
THE VILLAGE OF MORTON GROVE
DEMPSTER/WAUKEGAN
TAX INCREMENT FINANCING DISTRICT
WHEREAS, the Village of Morton Grove ("Village"), located in Cook County, Illinois,
is a home rule unit of government under the provisions of Article 7 of the 1970 Constitution of
the State of Illinois, and can exercise any power and perform any function pertaining to its
government and affairs, including, but not limited to, the power to tax and incur debt; and
WHEREAS, the Corporate Authorities of the Village of Morton Grove passed and
approved Ordinances 12-15, 12-16, and 12-17 which adopted a Redevelopment Plan and Project,
designated a Redevelopment Project Area and has adopted tax increment financing for the area
known as the Dempster/Waukegan Project Area (the "Area"); and
WHEREAS, pursuant to the Tax Increment Allocation Redevelopment Act (65 ILCS
5/11-74.4-1 et.seq.) (the "Act"), the initial Equalized Assessed Value ("EAV") (also commonly
known and referred to as the "Base EAV" or "Frozen EAV") of the Dempster/Waukegan
Redevelopment Project Area was determined using the 2010 EAVs of the property within the
Dempster/Waukegan Redevelopment Project Area which were the most recent Cook County
certified EAVs then available at the time Ordinances 12-15, 12-16, and 12-17 were adopted; and
WHEREAS, since the Dempster/Waukegan Redevelopment Project Area was adopted, it
has failed to generate any tax increment revenue that can be used to support redevelopment
within the Area because the EAVs for the properties within the Dempster/Waukegan
Redevelopment Project Area continued to generally decline and have predominately remained
below the Base EAVs in place at the time the Dempster/Waukegan Redevelopment Project Area
was adopted in 2012; and
WHEREAS, the corporate authorities have determined that it is in the best interests of the
Village to terminate the Dempster/Waukegan Redevelopment Project Area so the properties
2
within the Dempster/Waukegan Redevelopment Project Area can be incorporated in a new
Sawmill Station Redevelopment Project Area; and
WHEREAS, as the Dempster/Waukegan Redevelopment Project Area has not generated
any tax increment revenue, there are not any surplus tax increment funds that need to be returned
to Cook County for distribution to any taxing bodies upon the termination of the
Dempster/Waukegan Redevelopment Project Area; and
NOW, THEREFORE, be it ordained by the President and Board of Trustees of the
Village of Morton Grove, Cook County Illinois, pursuant to their home rule powers as follows:
SECTION 1: Recitals.
The forgoing recitals are a material part of this ordinance and are incorporated herein as if they
were fully set forth in this section.
SECTION 2: Repeal of Ordinances 12-15,12-16 and 12-17.
Ordinances 12-15, 12-16, and 12-17 which adopted a Redevelopment Plan and Project,
designated a Redevelopment Project Area and has adopted tax increment financing for the area
known as the Dempster/Waukegan Redevelopment Project Area shall each be herein repealed. A
certified copy of this Ordinance shall be filed with the appropriate Cook County Departments
and officials so that they can be informed of the termination of the Dempster/Waukegan
Redevelopment Project Area by the repeal of the Ordinances 12-15, 12-16, and 12-17. Because
the Dempster/Waukegan Redevelopment Project Area terminated by the repeal of Ordinances
12-15, 12-16, and 12-17 never generated any tax increment funds, there are not any surplus funds
that need to be returned to Cook County upon the termination of the Dempster/Waukegan
Redevelopment Project Area by the repeal of Ordinances 12-15, 12-16, and 12-17.
SECTION 3: Future Tax Increment Financing Districts.
Nothing contained in this Ordinance shall be intended to prevent the Village from creating or
3
establishing a future Redevelopment Project Area that includes some or all of the property that
was included in the Dempster/Waukegan Redevelopment Project Area which was previously
created by Ordinances 12-15, 12-16, and 12-17 and terminated by this Ordinance. The Village
herein expresses its continuing interest to assist in the redevelopment of the area that was
included in the Dempster/Waukegan Redevelopment Project Area that was terminated herein as
well as adjacent areas through the use of tax increment financing pursuant to, and in compliance
with all the terms and conditions contained in the Tax Increment Allocation Redevelopment Act.
SECTION 4: Invalidity.
In the event any portion of this Ordinance is found to be invalid, the remaining portions of this
Ordinance shall be severable from any such invalid portion and enforced to the fullest extent
possible.
SECTION 5: Effective date.
This Ordinance shall be in full force and effect immediately after its passage and approval and
shall thereafter be published in pamphlet form as provided by law.
PASSED this 8th day of July 2019.
Trustee Grear
Trustee Minx
Trustee Ramos
Trustee Travis
Trustee Thill
Trustee Witko
4
APPROVED by me this 8th day of July 2019.
Daniel P. DiMaria, Village President
Village of Morton Grove
Cook County, Illinois
APPROVED and FILED in my office this
9th day of July 2019.
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
5
STATE OF ILLINOIS
) SS
COUNTY OF COOK
CERTIFICATION OF ORDINANCE AND MINUTES
I, the undersigned, do hereby certify that I am the duly qualified and acting Village Clerk
of the Village of Morton Grove, Cook County, Illinois (the "Village"), and that as such official I
am the keeper of the records and files of the President and Trustees of the Village (the
"Corporate Authorities").
I do further certify that the foregoing is a full, true and complete transcript of that portion
of the minutes of the meeting of the Corporate Authorities held on the 8th day of July2019,
insofar as same relates to the adoption of an ordinance entitled:
AN ORDINANCE TERMINATING THE VILLAGE OF MORTON GROVE
DEMPSTER/WAUKEGAN
TAX INCREMENT FINANCING DISTRICT
a true, correct and complete copy of which said ordinance as adopted at said meeting appears in
the foregoing transcript of the minutes of said meeting.
I do further certify that the deliberations of the Corporate Authorities on the adoption of
said ordinance were conducted openly, that the vote on the adoption of said ordinance was taken
openly, that said meeting was held at a specified time and place convenient to the public, that
notice of said meeting was duly given to all of the news media requesting such notice; that an
agenda for said meeting was posted at the location where said meeting was held and at the
principal office of the Corporate Authorities at least 48 hours in advance of the holding of said
meeting and was continuously made available for viewing for at least the 48 hour period in
advance of the holding of the meeting; that said agenda described or made specific reference to
said ordinance; that said meeting was called and held in strict compliance with the provisions of
the Open Meetings Act of the State of Illinois, as amended, and the Illinois Municipal Code, as
amended, and that the Corporate Authorities have complied with all of the provisions of said Act
and said Code and with all of the procedural rules of the Corporate Authorities.
IN WITNESS WHEREOF, I hereunto affix my official signature and the seal of the Village,
this 9th day of July 2019.
(SEAL)
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
6
Legislative Summary
Ordinance 19-05
DELETING CERTAIN PROPERTY FROM THE REDEVELOPMENT PROJECT AREA FOR
VILLAGE OF MORTON GROVE WAUKEGAN ROAD TAX INCREMENT
FINANCING DISTRICT
June 24, 2019
Introduced:
Purpose:
Background:
Programs, Departs
or Groups Affected
Fiscal Impact:
Source of Funds:
Workload Impact:
Admin Recommend:
Second Reading:
Special Consider or
Requirements:
To remove certain non-performing parcels from the Waukegan Road TIF District so that they
may be incorporated in a newly created TIF District
In 1995 the Village, pursuant to Ordinance Numbers 95-8, 95-9, and 95-10, established the
Waukegan Road Tax TIF District in order to support the redevelopment of the commercial
district on Waukegan Road between Dempster Street and Golf Road. Certain parcels in the
Waukegan Road TIF District have not been redeveloped during the term of the Waukegan Road
TIF District including parcels south of Greenwood Avenue. The Village desires to amend the
Waukegan Road TIF District to remove these parcels from the Waukegan Road TIF District and
thereafter add them to the proposed Sawmill Station TIF District. Since this amendment will not
add additional parcels, affect the general land uses within the TIF District, change the nature of
the redevelopment project, increase estimated project costs by more than five percent (5%), or
displace additional residential units, the Village may amend the TIF District without holding a
public hearing.
Administration, Legal, and Finance Departments
None at this time
N/A
The Village Administrator, Corporation Counsel, and Finance Director will take all steps
necessary to this Ordinance as part of their normal workload
Approval as presented.
Required — July 8, 2019
Pursuant to 65 ILCS 5/11-74.4-5(c), within ten (10) days of the adoption and approval of this
Ordinance, this Ordinance shall be published in the Pioneer Press, and a copy of this Ordinance
shall be sent by certified mail, return receipt requested, to each taxing district that is affected by
the TIF District, and by First Class U.S. Mail to each person/entity registered on the Village's
TIF Interested Parties Registry, file a certified copy of this Ordinance with the County Clerk of
Cook County, Illinois, and obtain a revised Initial Equalized Assessed Valuation Certificate for
the TIF District from the office of said County Clerk.
Respectfully submitted: X.
Reviewed by:
Prepared by:
Ra1p zerwinski, )RlIage Administrator Teresa Hoffman Lis ler . s.
Reviewed by:
Hanna Sullivan, Finance Director Zoe Heidi". d Use Planner/Coordinator
•
oration Counsel
VILLAGE OF MORTON GROVE
COOK COUNTY, ILLINOIS
ORDINANCE NO. 19-05
AN ORDINANCE DELETING CERTAIN PROPERTY
FROM THE REDEVELOPMENT PROJECT AREA FOR
VILLAGE OF MORTON GROVE
WAUKEGAN ROAD TAX INCREMENT
FINANCING DISTRICT
ADOPTED BY THE PRESIDENT AND
BOARD OF TRUSTEES OF THE
VILLAGE OF MORTON GROVE
THIS 8TH DAY OF JULY 2019
Published in pamphlet form
by authority of the President
and Board of Trustees of the
Village of Morton Grove, Cook
County, Illinois this 8th day
Of July 2019.
ORDINANCE 19-05
AN ORDINANCE DELETING CERTAIN PROPERTY FROM THE
REDEVELOPMENT PROJECT AREA FOR VILLAGE OF MORTON GROVE
WAUKEGAN ROAD TAX INCREMENT FINANCING DISTRICT
WHEREAS, the Village of Morton Grove ("Village") is a home rule municipality
organized under the laws of the State of Illinois; and
WHEREAS, the General Assembly of the State of Illinois has provided by law the
Illinois Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1 et seq. ("Act"), to
assist in the financing of certain improvements in areas in the City which meet the requirements
therein; and
WHEREAS, the Village, pursuant to Ordinance Numbers 95-8, 95-9, and 95-10, adopted
on May 8, 1995, and Ordinance Number 99-29, adopted on July 22, 1999, established and
amended the Village's Waukegan Road Tax Increment Financing District ("TIF District")
relative to the redevelopment project area, legally described in EXHIBIT A attached hereto and
made part hereof ("Redevelopment Project Area"), approved a redevelopment project and plan,
as amended, in relation to the TIF District ("Redevelopment Plan") and adopted tax increment
financing for the TIF District; and
WHEREAS, the Village desires to remove certain parcels of property within the
Redevelopment Project Area from the Redevelopment Project Area, said parcels of property
being legally described in EXHIBIT B attached hereto and made part hereof ("Deleted Parcels"),
as the Deleted Parcels are necessary for a new tax increment financing district, to be known as
the Sawmill Station Tax Increment Financing District; and
2
WHEREAS, the removal of the Deleted Parcels from the Redevelopment Project Area
will not adversely impact the eligibility factors relied upon by the Village in establishing the TIF
District as a tax increment financing district under the Act; and
WHEREAS, the removal of the Deleted Parcels from the Redevelopment Project Area
will not adversely impact the Redevelopment Plan or redevelopment within the TIF District,
although, upon removal from the Redevelopment Project Area, the Deleted Parcels will no
longer be eligible for any of the financial incentives available to properties within the
Redevelopment Project Area; and
WHEREAS, pursuant to 65 ILCS 5/11-74.4-5(c), amendments to the TIF District which
do not (1) add additional parcels of property to the proposed redevelopment project area, (2)
substantially affect the general land uses proposed in the redevelopment plan, (3) substantially
change the nature of the redevelopment project, (4) increase the total estimated redevelopment
project cost set out in the redevelopment plan by more than five percent (5%) after adjustment
for inflation from the date the redevelopment plan was adopted, (5) add additional
redevelopment project costs to the itemized list of redevelopment project costs set out in the
redevelopment plan, or (6) increase the number of inhabited residential units to be displaced
from the redevelopment project area, as measured from the time of creation of the redevelopment
project area, to a total of more than ten (10), may be made without need for further hearing,
provided the Village gives certain notices of any such amendments within ten (10) days
following the adoption of the Ordinance providing for any such amendments;
NOW, THEREFORE, BE IT ORDAINED by the President and Village Board of
Trustees of the Village of Morton Grove, Illinois, as follows:
3
SECTION 1: That the recitals set forth above are hereby incorporated herein as Section
1 of this Ordinance.
SECTION 2: That Ordinance Numbers 95-8, 95-9, and 95-10 adopted on May 8, 1995
and Ordinance Number 99-29 adopted on July 12, 1999, are hereby further amended by deleting
the Deleted Parcels from the Redevelopment Project Area and from the Redevelopment Plan.
SECTION 3: Pursuant to 65 ILCS 5/11-74.4-5(c), within ten (10) days of the adoption
and approval of this Ordinance, this Ordinance shall be published in the Pioneer Press, and a
copy of this Ordinance shall be sent by certified mail, return receipt requested, to each taxing
district that is affected by the TIF District, and by First Class U.S. Mail to each person/entity
registered on the Village's TIF Interested Parties Registry.
SECTION 4: That a certified copy of this Ordinance shall be filed with the County
Clerk of Cook County, Illinois, and, thereafter, a revised Initial Equalized Assessed Valuation
Certificate for the TIF District shall be obtained from the office of said County Clerk.
SECTION 5: This Ordinance shall be in full force and effect from and after its adoption
PASSED this 8th day of July 2019.
Trustee Grear
Trustee Minx
Trustee Ramos
Trustee Travis
Trustee ThiII
Trustee Witko
4
APPROVED by me this 8th day of July 2019.
Daniel P. DiMaria, Village President
Village of Morton Grove
Cook County, Illinois
APPROVED and FILED in my office this
9th day of July 2019.
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
EXHIBIT A
REDEVELOPMENT PROJECT AREA FOR THE
VILLAGE OF MORTON GROVE
WAUKEGAN ROAD TAX INCREMENT
FINANCING DISTRICT
LEGAL DESCRIPTION
LEGAL DESCRIPTION - Waukegan Road TIF District
THAT PART OF THE WESTERN 'h OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 13
EAST OF THE THIRD PRINCIPAL MERIDIAN DEFINED AS FOLLOWS: COMMENCING
AT THE NORTHEAST CORNER OF LOT 17 IN FOURTH ADDITION TO MILLS PARK
ESTATES, A SUBDIVISION OF PART OF LOT 3 IN ASSESSOR'S DIVISION OF THE
NORTHWEST ''A OF SECTION 18 AFORESAID; THENCE WEST ALONG THE NORTH
LINE AND SAID NORTH LINE EXTENDED WEST TO THE WESTERLY LINE OF THE
FIRST 20 FOOT NORTH AND SOUTH PUBLIC ALLEY LYING WEST OF WAUKEGAN
ROAD; THENCE SOUTHERLY ALONG SAID WESTERLY LINE AND SAID WESTERLY
LINE EXTENDED ACROSS BECKWITH ROAD, EAST AND WEST 16 FOOT PUBLIC
ALLEY FIRST NORTH OF CHURCH STREET, CHURCH STREET AND THE EAST AND
WEST 20 FOOT PUBLIC ALLEY FIRST SOUTH OF CHURCH STREET TO THE
SOUTHEAST CORNER OF LOT 13 IN BLOCK 13 IN GOLF VIEW GARDENS, A
SUBDIVISION IN THE WESTERN 'A OF SECTION 18 AFORESAID; THENCE WEST
ALONG THE SOUTH LINE AND SAID SOUTH LINE EXTENDED WEST TO THE WEST
LINE OF LOT 7 EXTENDED NORTH IN DILG'S SUBDIVISION OF THE NORTH 1/3 OF
SECTION 18 AFORESAID; THENCE SOUTH ALONG SAID EXTENDED WEST LINE,
THE WEST LINE OF SAID LOT 7 AND THE WEST LINE OF LOT 6 IN DILG'S
SUBDIVISION AFORESAID, 314.50 FEET TO A POINT; THENCE SOUTHWESTERLY TO
THE POINT OF INTERSECTION OF THE WEST LINE OF THE EAST 'A OF THE
SOUTHWEST 'A OF SECTION 18 AFORESAID AND THE NORTHERLY LINE OF THE
175 FEET RIGHT -OF- WAY OF THE COMMONWEALTH EDISON COMPANY; THENCE
SOUTHERLY ALONG SAID WEST LINE TO THE SOUTHERLY LINE OF SAID 175 FEET
RIGHT-OF-WAY; THENCE SOUTHEASTERLY AND EASTERLY ALONG SAID 175
FEET RIGHT-OF-WAY TO THE WEST LINE OF WAUKEGAN ROAD; THENCE
SOUTHERLY ALONG THE SAID WEST LINE TO A POINT IN THE NORTH LINE OF
LOT 1 IN THE FOREST VIEW, BEING GEORGE LANDECK'S SUBDIVISION OF PART
OF LOTS 3 AND 4 IN FINK & OTHER'S SUBDIVISION OF PART OF SECTION 18
AFORESAID AND PART OF SECTION 19, TOWNSHIP 41 NORTH, RANGE 13 EAST OF
THE THIRD PRINCIPAL MERIDIAN; THENCE WEST ALONG SAID NORTH LINE AND
SAID NORTH LINE EXTENDED WEST TO THE WEST LINE OF THE FIRST NORTH
AND SOUTH 16 FOOT PUBLIC ALLEY LYING WEST OF WAUKEGAN ROAD; THENCE
SOUTH ALONG SAID WEST LINE AND SAID WEST LINE EXTENDED SOUTH ACROSS
GREENWOOD AVENUE TO ITS INTERSECTION WITH THE SOUTH LINE EXTENDED
6
WEST OF LOT 24 IN THE FOREST VIEW AFORESAID; THENCE EAST ALONG SAID
EXTENDED SOUTH LINE; THE SOUTH LINE AND THE SOUTH LINE EXTENDED
EAST OF SAID LOT 24 TO THE EASTERLY LINE OF WAUKEGAN ROAD; THENCE
NORTHERLY ALONG SAID EASTERLY LINE TO A POINT IN THE SOUTH LINE OF
LOT 152 IN DEMPSTER WAUKEGAN ROAD SUBDIVISION OF LOTS 1 AND 2 IN
OWNER'S SUBDIVISION IN SECTION 18 AFORESAID; THENCE EAST ALONG SAID
SOUTH LINE AND SAID SOUTH LINE EXTENDED EAST TO THE EAST LINE OF THE
FIRST NORTH AND SOUTH 16 FOOT PUBLIC ALLEY LYING EAST OF WAUKEGAN
ROAD; THEN NORTH ALONG SAID EAST LINE TO THE NORTH LINE, EXTENDED
EAST OF LOT 155 IN SAID DEMPSTER WAUKEGAN ROAD SUBDIVISION; THENCE
WEST ALONG SAID EXTENDED NORTH LINE AND THE NORTH LINE OF SAID LOT
155 TO THE EASTERLY LINE OF WAUKEGAN ROAD; THENCE NORTHERLY ALONG
SAID EASTERLY LINE TO A POINT IN THE NORTH LINE OF LOT 170 IN SAID
DEMPSTER WAUKEGAN ROAD SUBDIVISION; THENCE EAST ALONG SAID NORTH
LINE AND SAID NORTH LINE EXTENDED EAST TO THE EAST LINE OF THE FIRST
NORTH AND SOUTH 16 FOOT PUBLIC ALLEY LYING EAST OF WAUKEGAN ROAD;
THENCE NORTH ALONG SAID EAST LINE TO THE SOUTHWEST CORNER OF LOT
126 IN SAID DEMPSTER WAUKEGAN ROAD SUBDIVISION; THENCE EAST ALONG
THE SOUTH LINE OF SAID LOT 126 TO THE WEST LINE OF NEW ENGLAND
AVENUE; THENCE NORTH ALONG SAID WEST LINE, AND SAID WEST LINE
EXTENDED NORTH ACROSS CHURCHILL STREET TO THE NORTH LINE OF SAID
CHURCHILL STREET; THENCE EAST ALONG SAID NORTH LINE TO THE EAST LINE
OF THE FIRST NORTH AND SOUTH ALLEY LYING EAST OF WAUKEGAN ROAD;
THENCE NORTH ALONG SAID EAST LINE AND SAID EAST LINE EXTENDED NORTH
TO THE SOUTH LINE OF LOT 5 IN DILG'S SUBDIVISION AFORESAID; THENCE EAST
ALONG THE SAID SOUTH LINE TO THE WEST LINE OF DEMICHELES AND
DIMATTEO'S SUBDIVISION OF PART OF LOT 5 OF DILG'S SUBDIVISION
AFORESAID; THENCE NORTH ALONG SAID WEST LINE TO THE NORTHWEST
CORNER OF SAID DEMICHELES AND DIMATTEO'S SUBDIVISION; THENCE WEST
ALONG THE NORTH LINE, EXTENDED WEST, OF SAID DEMICHELES AND
DIMATTEO'S SUBDIVISION TO THE EASTERLY LINE OF WAUKEGAN ROAD;
THENCE NORTHERLY ALONG SAID EASTERLY LINE AND SAID EASTERLY LINE
EXTENDED ACROSS CHURCH STREET AND BECKWITH ROAD TO THE NORTH LINE
OF BECKWITH ROAD; THENCE EAST ALONG SAID NORTH LINE AND SAID NORTH
LINE EXTENDED EAST TO THE EAST LINE OF THE FIRST NORTH AND SOUTH 20
FOOT ALLEY LYING EAST OF WAUKEGAN ROAD; THENCE NORTH ALONG SAID
EAST LINE AND SAID EAST LINE EXTENDED ACROSS LYONS STREET TO THE
NORTH LINE OF THIRD ADD. TO MILLS PARK ESTATES IN SECTION 18 AFORESAID;
THENCE WEST ALONG SAID NORTH LINE TO THE EAST LINE OF WAUKEGAN
ROAD; THENCE NORTH ALONG SAID EAST LINE TO THE NORTH LINE, EXTENDED
EAST, OF SAID LOT 17 IN FOURTH ADD. TO MILLS PARK ESTATES; THENCE WEST
ALONG SAID EXTENDED NORTH LINE TO THE POINT OF BEGINNING IN COOK
COUNTY, ILLINOIS.
7
EXHIBIT B
DELETED PARCELS
LEGAL DESCRIPTION
LEGAL DESCRIPTION — Waukegan Road TIF - Exception
EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PARCEL:
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 18 IN TOWNSHIP 41
NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY,
ILLINOIS, BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 104 IN FOREST VIEW
SUBDIVISION, BEING A SUBDIVISION IN SAID SOUTH HALF OF SECTION 18,
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 23, 1925 AS DOCUMENT
NO. 8824972, SAID NORTHEAST CORNER OF LOT 104 ALSO BEING A POINT ON THE
SOUTH RIGHT-OF-WAY LINE OF GREENWOOD AVENUE; THENCE EAST ALONG
SAID SOUTH RIGHT-OF-WAY LINE OF GREENWOOD AVENUE AND THE EASTERLY
EXTENSION THEREOF TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF
WAUKEGAN ROAD; THENCE SOUTHERLY ALONG SAID EAST RIGHT-OF-WAY LINE
OF WAUKEGAN ROAD TO A POINT ON THE SOUTH LINE OF LOT 156 IN DEMPSTER-
WAUKEGAN ROAD SUBDIVISION, BEING A SUBDIVISION IN THE SOUTH HALF OF
SAID SECTION 18, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 15,
1925 AS DOCUMENT NO. 9066534; THENCE EASTERLY ALONG THE SOUTH LINE OF
LOT 156 AND IT'S EASTERLY EXTENSION THEREOF TO A POINT ON THE EAST
RIGHT-OF-WAY LINE OF THE PUBLIC ALLEY ADJOINING SAID LOT 156; THENCE
SOUTHERLY ALONG SAID EAST RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH THE EASTERLY EXTENSION OF THE NORTH LINE OF LOT 151
IN SAID DEMPSTER-WAUKEGAN ROAD SUBDIVISION; THENCE WESTERLY ALONG
SAID EASTERLY EXTENSION AND NORTH LINE TO A POINT ON SAID EAST RIGHT-
OF-WAY LINE OF WAUKEGAN ROAD; THENCE SOUTHERLY ALONG SAID EAST
RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE EASTERLY
EXTENSION OF THE SOUTH LINE OF LOT 24 IN SAID FOREST VIEW SUBDIVISION;
THENCE WESTERLY ALONG SAID EASTERLY EXTENSION, SOUTH LINE AND
WESTERLY EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE WEST
RIGHT-OF-WAY LINE OF THE PUBLIC ALLEY ADJOINING SAID LOT 24; THENCE
NORTHERLY ALONG SAID WEST RIGHT-OF-WAY LINE TO THE POINT OF
BEGINNING.
8
STATE OF ILLINOIS )
) SS
COUNTY OF COOK )
CERTIFICATION OF ORDINANCE AND MINUTES
I, the undersigned, do hereby certify that I am the duly qualified and acting Village Clerk
of the Village of Morton Grove, Cook County, Illinois (the "Village"), and that as such official I
am the keeper of the records and files of the President and Trustees of the Village (the
"Corporate Authorities").
I do further certify that the foregoing is a full, true and complete transcript of that portion
of the minutes of the meeting of the Corporate Authorities held on the 8th day of July 2019,
insofar as same relates to the adoption of an ordinance entitled:
AN ORDINANCE OF THE VILLAGE OF MORTON GROVE DESIGNATING THE
SAWMILL STATION REDEVELOPMENT PROJECT AREA
a true, correct and complete copy of which said ordinance as adopted at said meeting appears in
the foregoing transcript of the minutes of said meeting.
I do further certify that the deliberations of the Corporate Authorities on the adoption of
said ordinance were conducted openly, that the vote on the adoption of said ordinance was taken
openly, that said meeting was held at a specified time and place convenient to the public, that
notice of said meeting was duly given to all of the news media requesting such notice; that an
agenda for said meeting was posted at the location where said meeting was held and at the
principal office of the Corporate Authorities at least 48 hours in advance of the holding of said
meeting and was continuously made available for viewing for at least the 48 hour period in
advance of the holding of the meeting; that said agenda described or made specific reference to
said ordinance; that said meeting was called and held in strict compliance with the provisions of
the Open Meetings Act of the State of Illinois, as amended, and the Illinois Municipal Code, as
amended, and that the Corporate Authorities have complied with all of the provisions of said Act
and said Code and with all of the procedural rules of the Corporate Authorities.
IN WITNESS WHEREOF, I hereunto affix my official signature and the seal of the Village,
this 8th day of July 2019.
(SEAL)
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
9
Legislative Summary
Ordinance 19-06
APPROVING THE REDEVELOPMENT PLAN AND PROJECT FOR THE SAWMILL STATION
REDEVELOPMENT PROJECT AREA
Introduced:
Purpose:
Background:
Programs, Departs
or Groups Affected
Fiscal Impact:
Source of Funds:
Workload Impact:
Administrator
Recommendation:
Second Reading:
Special Consider or
Requirements:
July 8, 2019
To approve a redevelopment plan and project area for the Sawmill Station TIF District within the
municipal boundaries of the Village.
IM Kensington MG LLC, a Delaware limited liability company (hereinafter "the Developer") has
purchased the 26 acre former Prairie View Shopping Center (the "Property") and has proposed to demolish
all but the Bank of America building on the site, and redevelop the site as a modern "lifestyle center" with
new infrastructure, a 250 -unit luxury apartment building, and at least 200,000 square feet of retail space
including dining, shopping, and entertainment facilities (the "Project"), but only if the Village provides
substantial financial assistance to the Developer. On August 28, 2018, pursuant to Resolution 18-46, the
Board stated its conditional intent to provide assistance for the Project, and on January 14, 2019 pursuant to
Resolution 19-01, engaged the firm of Kane McKenna and Associates ("KMA") to analyze the Project and
investigate the desirability and feasibility of utilizing Tax Increment Financing ("TIF") to assist the
Developer. KMA concluded public assistance is needed to support the Project. KMA then prepared an
eligibility survey for a proposed Redevelopment Project Area which includes the Property and concluded
the proposed Redevelopment Project Area qualifies as a "Redevelopment Project Area" as defined in the
TIF Act. KMA also prepared a Plan and Project which has been available for public inspection at least
since April 26, 2019. The Plan and Project was considered and approved by the Joint Review Board
("JRB") on May 22, 2019 and was also considered at a public hearing on June 24, 2019 pursuant to proper
notice as required by the TIF Act. The Corporate Authorities have reviewed the Plan and Project, the JRB's
recommendations and the information presented at the public hearing and concur with the findings,
conclusions, and recommendations of the Report including that: at least the minimum requirements for a
finding of blight are present in the proposed Area, private investment in the proposed Area has not and will
not occur without the adoption of the proposed Plan; contiguous parcels to proposed Area would be
substantially benefited by the proposed Project improvements; and the proposed Plan and Project conform
to the Comprehensive Plan of the Village. This is the first of three ordinances required to create the
Sawmill Station TIF and will adopt and approve the Plan and Project for the Sawmill Station
Redevelopment Project Area.
Administration, Legal, and Finance Departments
None at this time
N/A
The Village Administrator, Corporation Counsel, and Finance Director will take all steps necessary to
implement this Ordinance as part of their normal workload.
Approval as presented.
Staff requests waiving of the second reading, as this ordinance has been considered and approved by the
JRB and its contents were presented to the Board and the public at the Public Hearing of June 24, 2019.
Respectfully submitted: Prepared by:
RalpE. Czerwinski, Vi ge Administrator Teresa Hoffmhn
Reviewed by: _ Jig
Hanna Sullivan, Finance Director/Treasurer
Corporation Counsel
VILLAGE OF MORTON GROVE
COOK COUNTY, ILLINOIS
ORDINANCE NO. 19-06
AN ORDINANCE OF THE VILLAGE OF MORTON GROVE
APPROVING THE REDEVELOPMENT PLAN AND PROJECT FOR THE SAWMILL
STATION REDEVELOPMENT PROJECT AREA
ADOPTED BY THE PRESIDENT AND
BOARD OF TRUSTEES OF THE
VILLAGE OF MORTON GROVE
THIS 8th DAY OF JULY 2019
Published in pamphlet form
by authority of the President
and Board of Trustees of the
Village of Morton Grove, Cook
County, Illinois this 8th day
of July 2019.
ORDINANCE NO. 19-06
AN ORDINANCE OF THE VILLAGE OF MORTON GROVE
APPROVING THE REDEVELOPMENT PLAN AND PROJECT FOR THE SAWMILL
STATION REDEVELOPMENT PROJECT AREA
WHEREAS, it is desirable and in the best interest of the citizens of the Village of Morton
Grove, Cook County, Illinois (the "Village"), for the Village to implement tax increment
allocation financing pursuant to the Tax Increment Allocation Redevelopment Act, Division 74.4
of Article 11 of the Illinois Municipal Code, as amended (the "Act"), for a proposed
redevelopment project area known as the Sawmill Station Redevelopment Project Area within
the municipal boundaries of the Village (the "Area"), which Area constitutes in the aggregate
more than one and one-half acres, as described in this Ordinance, to be developed pursuant to a
proposed "redevelopment plan" (as that term is defined in the Act) (the "Plan"), which includes a
proposed "redevelopment project" (as that term is defined in the Act) (the "Project") and is
attached hereto as Exhibit D; and
WHEREAS, pursuant to Section 11-74.4-5 of the Act, the President and Trustees of the
Village (the "Corporate Authorities") on May 6, 2019, adopted a Resolution proposing the
establishment of the Area, and calling a public hearing concerning approval of the Plan and
Project, designation of the Area as a redevelopment project area under the Act, and adoption of
Tax Increment Allocation Financing within the Area pursuant to the Act for June 24, 2019; and
WHEREAS, due notice with respect to such hearing was given pursuant to Section 11-
74.4-5 of the Act, said notice being given to taxing districts and to the Department of Commerce
and Economic Opportunity of the State of Illinois by certified mail on May 7, 2019, by first class
mail to residential addresses located outside the Area and within 750 feet of the boundaries of the
2
Area on May 8, 2019, by publication in the Pioneer Press newspaper on May 30, 2019, and June
6, 2019, and by first class mail to taxpayers within the Area on June 10, 2019, and
WHEREAS, the duly noticed public hearing began and was concluded on June 24, 2019;
WHEREAS, the Village has heretofore convened a joint review board (the "Board")
meeting on May 22, 2019, at the time and location described in such notice, for the purpose of
reviewing the Plan and Project, as required by and in all respects in compliance with the
provisions of the Act; and
WHEREAS, the Corporate Authorities have reviewed the Plan and Project, the Board
recommendation, the information concerning such factors presented at the public hearing and
have reviewed other studies and are generally informed of the conditions in the proposed Area
that support qualification of the Area as a "blighted area" as set forth under the Act; and are
generally informed of the conditions existing in the Area; and
WHEREAS, the Corporate Authorities 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 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 benefited by the proposed
Project improvements; and
WHEREAS, the Corporate Authorities have reviewed the proposed Plan and Project and
also the existing comprehensive plan for development of the Village as a whole to determine
whether the proposed Plan and Project conform to the comprehensive plan of the Village.
NOW, THEREFORE, BE IT ORDAINED by the President and Trustees of the Village of
Morton Grove, Cook County, Illinois, as follows:
3
SECTION 1: Recitals.
The forgoing recitals are true, correct, a material part of this Ordinance and are
incorporated into this Section as if they were fully set forth in this Section.
SECTION 2: Findings.
The Corporate Authorities of the Village of Morton Grove hereby make the following
findings:
a. The Area is legally described in Exhibit A attached hereto and
incorporated herein as if set out in full by this reference. The general street location for the Area
is described in Exhibit B attached hereto and incorporated herein as if set out in full by this
reference. The map of the Area is depicted on Exhibit C attached hereto and incorporated herein
as if set out in full by this reference.
b. There exist conditions that cause the Area to be subject to designation as a
redevelopment project area as a "blighted area" under 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 Plan, the designation of the Area as a redevelopment
project area under the Act and the approval of tax increment financing for the Area.
d. The Plan and Project conform to the comprehensive plan for the
development of the Village as a whole, as reflected in the Village's zoning map.
e. The Redevelopment Plan and Project for the Area establishes an estimated
date for final completion that is not later than December 31 of the year in which the payment to
the municipal treasurer is to be made with respect to ad valorem taxes levied in the 23 calendar
year after the year in which the Ordinance approving the Redevelopment Project Area was
adopted.
4
f. The Redevelopment Plan and Project for the Area establishes an estimated
date for retirement of obligations incurred to finance Redevelopment Project Costs that is not
later than December 31 of the year in which the payment to the municipal treasurer is to be made
with respect to ad valorem taxes levied in the 23 calendar year after the year in which the
Ordinance approving the Redevelopment Project Area was adopted.
g.
The parcels of real property in the proposed Area are contiguous, and only
those contiguous parcels of real property and improvements thereon will be substantially
benefited by the proposed Project improvements included in the proposed Area.
h. The Redevelopment Plan and Project for the Area does not provide for the
removal of any inhabited residential units.
SECTION 3: Plan and Project Approved.
The Plan and Project, which were the subject matter of the public hearing held on June
24, 2019, are hereby adopted and approved. A copy of the Plan and Project approved by this
Ordinance is set forth in Exhibit D attached hereto and incorporated herein as if set out in full by
this reference.
SECTION 4: 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 5: Superseder and Effective Date.
All ordinances, resolutions, motions, or orders in conflict herewith shall 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. This Ordinance shall subsequently be published in pamphlet form.
5
ATTACHMENTS:
EXHIBIT A — Legal Description
EXHIBIT B — General Street Location
EXHIBIT C — Map of Redevelopment Project Area
EXHIBIT D — Redevelopment Plan and Project
PASSED by roll call vote this 8th day of July 2019.
Trustee Grear
Trustee Minx
Trustee Ramos
Trustee Travis
Trustee Thill
Trustee Witko
APPROVED by me this 8th day of July 2019:
ATTEST:
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
6
Daniel P. DiMaria, Village President
Village of Morton Grove
Cook County, Illinois
EXHIBIT A
LEGAL DESCRIPTION OF THE SAWMILL STATION REDEVELOPMENT
PROJECT AREA
Boundary Legal Description:
THAT PART OF THE SOUTH HALF OF SECTION 18 AND THAT PART OF THE NORTH
HALF OF SECTION 19 IN TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD
PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, BEING DESCRIBED AS
FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF LOT 1 IN DEMPSTER—WAUKEGAN
ROAD SUBDIVISION, BEING A SUBDIVISION IN SAID SOUTH HALF OF SECTION 18,
ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 15, 1925 AS DOCUMENT
NO. 9066534; THENCE NORTHERLY ALONG THE EAST LINE OF SAID DEMPSTER—
WAUKEGAN ROAD SUBDIVISION TO THE NORTHEAST CORNER OF LOT 5 IN
LOCHNER'S RESUBDIVISION, BEING A SUBDIVISION IN SAID SOUTH HALF OF
SECTION 18, ACCORDING TO THE PLAT THEREOF RECORDED JULY 10, 1997 AS
DOCUMENT NO. 97497619; THENCE WESTERLY ALONG THE NORTH LINE OF SAID
LOT 5 AND THE WESTERLY EXTENSION THEREOF TO A POINT OF INTERSECTION
WITH THE WEST RIGHT-OF-WAY LINE OF NORMANDY AVENUE; THENCE
SOUTHERLY ALONG SAID WEST RIGHT-OF-WAY LINE TO A POINT ON THE SOUTH
LINE OF THE NORTH 10 FEET OF LOT 18 IN SAID DEMPSTER-WAUKEGAN ROAD
SUBDIVISION; THENCE WESTERLY ALONG SAID SOUTH LINE TO A POINT ON THE
WEST LINE OF SAID LOT 18; THENCE SOUTHERLY ALONG SAID WEST LINE TO
THE SOUTHEAST CORNER OF LOT 28 IN SAID DEMPSTER-WAUKEGAN ROAD
SUBDIVISION; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID LOT 28 TO
THE SOUTHWEST CORNER OF SAID LOT 28; THENCE WESTERLY TO THE
SOUTHEAST CORNER OF LOT 59 IN SAID DEMPSTER-WAUKEGAN ROAD
SUBDIVISION; THENCE WESTERLY ALONG THE SOUTH LINE OF SAID LOT 59 TO
THE SOUTHWEST CORNER OF SAID LOT 59; THENCE NORTHERLY ALONG THE
WEST LINE OF SAID LOT 59 AND ALONG THE WEST LINE OF LOTS 58 THRU 44
INCLUSIVE IN SAID DEMPSTER-WAUKEGAN ROAD SUBDIVISION TO THE
NORTHWEST CORNER OF SAID LOT 44; THENCE NORTHERLY ALONG A LINE TO
THE SOUTHEAST CORNER OF LOT 16 IN STEELE'S MORTON GROVE HIGHLANDS,
BEING A SUBDIVISION IN SAID SOUTH HALF OF SECTION 18, ACCORDING TO THE
PLAT THEREOF RECORDED AUGUST 6, 1924 AS DOCUMENT NO. 8540426; THENCE
NORTHERLY ALONG THE EAST LINE OF SAID LOT 16 AND ALONG THE EAST LINE
OF SAID STEELE'S MORTON GROVE HIGHLANDS TO THE NORTHEAST CORNER OF
SAID STEELE'S MORTON GROVE HIGHLANDS; THENCE WESTERLY ALONG THE
NORTH LINE OF SAID STEELE'S MORTON GROVE HIGHLANDS TO THE EAST
RIGHT-OF-WAY LINE OF THE PUBLIC ALLEY ADJOINING THE WEST LINE OF SAID
STEELE'S MORTON GROVE HIGHLANDS; THENCE SOUTHERLY ALONG SAID EAST
RIGHT-OF-WAY LINE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF SAID
HAZEL STREET; THENCE SOUTHERLY ALONG A LINE TO A POINT OF
INTERSECTION WITH THE SOUTH RIGHT-OF-WAY LINE OF SAID HAZEL STREET
AND SAID EAST RIGHT-OF-WAY LINE OF THE PUBLIC ALLEY ADJOINING THE
WEST LINE OF SAID STEELE'S MORTON GROVE HIGHLANDS; THENCE
SOUTHERLY ALONG SAID EAST RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH THE NORTH RIGHT-OF-WAY LINE CHURCHHILL STREET;
THENCE WESTERLY ALONG SAID NORTH RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH THE NORTHERLY EXTENTION OF THE WEST RIGHT OF WAY
LINE OF NEW ENGLAND AVENUE; THENCE SOUTHERLY ALONG SAID
NORTHERLY EXTENTION AND WEST RIGHT-OF-WAY LINE TO THE NORTHEAST
CORNER OF LOT 127 IN SAID DEMPSTER-WAUKEGAN ROAD SUBDIVISION;
THENCE WESTERLY ALONG THE NORTH LINE OF SAID LOT 127 TO THE
NORTHWEST CORNER OF SAID LOT 127; THENCE SOUTHERLY ALONG THE WEST
LINE OF SAID LOT 127 TO A POINT OF INTERSECTION WITH THE EASTERLY
EXTENSION OF THE NORTH LINE OF LOT 170 IN SAID DEMPSTER-WAUKEGAN
ROAD SUBDIVISION; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION
AND NORTH LINE TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF WAUKEGAN
ROAD; THENCE SOUTHERLY ALONG SAID EAST RIGHT-OF-WAY LINE TO A POINT
OF INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTH RIGHT-OF-
WAY LINE OF GREENWOOD AVENUE; THENCE WEST ALONG SAID EASTERLY
EXTENSION AND THE SOUTH RIGHT-OF-WAY LINE OF GREENWOOD AVENUE TO
A POINT OF INTERSECTION WITH THE WEST RIGHT-OF-WAY LINE OF THE NORTH -
SOUTH PUBLIC ALLEY LYING WEST OF SAID WAUKEGAN ROAD; THENCE
SOUTHERLY ALONG SAID WEST RIGHT-OF-WAY LINE TO THE NORTHEAST
CORNER OF LOT 114 IN FOREST VIEW SUBDIVISION, BEING A SUBDIVISION IN
SAID SOUTH HALF OF SECTION 18, ACCORDING TO THE PLAT THEREOF
RECORDED MARCH 23, 1925 AS DOCUMENT NO. 8824972; THENCE WESTERLY
ALONG THE NORTH LINE OF SAID LOT 114 AND THE WESTERLY EXTENSION
THEREOF TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF SAYRE AVENUE;
THENCE SOUTHERLY ALONG SAID WEST RIGHT-OF-WAY LINE TO THE
NORTHEAST CORNER OF LOT 31 IN SAID FOREST VIEW SUBDIVISION; THENCE
SOUTHERLY ALONG THE EAST LINE OF SAID LOT 31 TO A POINT ON THE NORTH
RIGHT-OF-WAY LINE OF DEMPSTER STREET; THENCE WESTERLY ALONG SAID
NORTH RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE
NORTHERLY EXTENSION OF THE WEST LINE OF LOT 5 IN FINK AND OTHERS
SUBDIVISION, BEING A SUBDIVISION IN SAID SOUTH HALF OF SECTION 18 AND
NORTH HALF OF SECTION 19 ACCORDING TO THE PLAT THEREOF RECORDED
APRIL 12, 1893 AS DOCUMENT NO. 1847465; THENCE SOUTHERLY ALONG SAID
NORTHERLY EXTENSION AND WEST LINE TO THE SOUTHWEST CORNER OF SAID
LOT 5; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID LOT 5 TO THE
NORTHWEST CORNER OF LOT 460 IN THE FIRST ADDITION TO DEMPSTER-
WAUKEGAN ROAD SUBDIVISION, BEING A SUBDIVISION IN SAID NORTH HALF OF
SECTION 19, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 11, 1927 AS
DOCUMENT NO. 9576777; THENCE SOUTHERLY ALONG THE WEST LINE OF SAID
LOT 460 AND THE SOUTHERLY EXTENSION THEREOF TO THE NORTHWEST
CORNER OF LOT 430 IN SAID FIRST ADDITION TO DEMPSTER-WAUKEGAN ROAD
SUBDIVISION; THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 430 AND
THE SOUTHERLY EXTENSION THEREOF TO THE NORTHWEST CORNER OF LOT 401
IN SAID FIRST ADDITION TO DEMPSTER-WAUKEGAN ROAD SUBDIVISION;
THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 401 TO A POINT ON A
LINE MEASURED PERPENDICULAR TO THE WEST RIGHT-OF-WAY LINE OF
WAUKEGAN ROAD AT A POINT 355.29 FEET (AS MEASURED ALONG SAID WEST
RIGHT -OF WAY LINE) SOUTH OF THE NORTHEAST CORNER OF LOT 206 IN SAID
FIRST ADDITION TO DEMPSTER-WAUKEGAN ROAD SUBDIVISION; THENCE
EASTERLY ALONG SAID PERPENDICULAR LINE TO A POINT ON THE WEST RIGHT-
OF-WAY LINE OF WAUKEGAN ROAD; THENCE SOUTHERLY ALONG SAID WEST
RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE WESTERLY
EXTENSION OF' THE NORTH LINE OF THE OF LOT 2 IN WHITE'S SUBDIVISION,
BEING A SUBDIVISION IN SAID NORTH HALF OF SECTION 19, ACCORDING TO THE
PLAT THEREOF RECORDED JANUARY 6, 1882 AS DOCUMENT NO. 368124; THENCE
EASTERLY ALONG SAID WESTERLY EXTENSION AND NORTH LINE OF LOT 2 TO A
POINT ON THE EAST LINE OF THE WEST 763 FEET OF THE EAST 26.31 ACRES OF
LOT 1 IN SAID WHITE'S SUBDIVISION; THENCE NORTHERLY ALONG SAID EAST
LINE AND THE NORTHERLY EXTENSION THEREOF TO A POINT ON THE NORTH
RIGHT-OF-WAY LINE OF DEMPSTER STREET; THENCE WESTERLY ALONG SAID
NORTH RIGHT-OF-WAY LINE TO THE POINT OF BEGINNING.
EXHIBIT B
GENERAL STREET LOCATION OF THE SAWMILL STATION REDEVELOPMENT
PROJECT AREA
The Sawmill Station Redevelopment Project Area generally includes: (1) property generally
known as the Prairie View Plaza; (2) properties on the north side of Dempster Road between
Sayre Avenue to the west and the Cook County Forest Preserve to the east; (3) properties on the
west and east sides of Waukegan Road between Crain Avenue to the south and Greenwood
Avenue and Churchill Street to the north; (4) property generally known as Prairie View Park and
Prairie View Community Center; and (5) properties along the west side of New England Avenue
between Dempster to the south and Churchill to the north.
EXHIBIT C
MAP OF THE SAWMILL STATION REDEVELOPMENT PROJECT AREA
L
p
mum
04p.41-3 E7
NORM_ WEE of mt NOImMOHfT
OUMTBI OF SECTION 10 -U -I$ lAf
P�GN
awls
f3Gv Gsf 0 040,
1
NORM UNE Of
THE NORMEAST
WASTER OF
SECTION 0541_13 •
PG/NT OF
BEGINNING
EpCHRISTOPHER B. BURKE
ENBIKPIINO. LTD.
8 Suite s 500. Pinis rest �mOnt. IOrde 50018
B
80-0500
PROPOSED SAWMILL STATION TIF
55
VILLAGE OF MORTON GROVE, 1LL NOM
VSCPWEO FOR
VILLAGE K MORTON GROVE
Stall
VIM I Of
05011156
55w05T000.000E\120040%505VET0tE 151200105- 019.0150
EXHIBIT D
DRAFT DATED 04/22/2019
VILLAGE OF MORTON GROVE
SAWMILL STATION
REDEVELOPMENT PLAN AND PROJECT
Prepared By:
Kane, McKenna and Associates, Inc.
Prepared For:
The Village of Morton Grove, Illinois
April 2019
TABLE OF CONTENTS
Subject Page
L Introduction 1
A. The Redevelopment Plan 3
B. Summary 4
II. Redevelopment Project Area Legal Description 6
III. Redevelopment Project Area Goals and Objectives 7
A. General Goals of the Village 7
B. Specific Objectives for the RPA 8
C. Redevelopment Objectives 8
IV. Evidence of the Lack of Development and Growth within RPA
and Assessment of Fiscal Impact on Affected Taxing Districts 9
A. Evidence of the Lack of Development and Growth
Within the RPA 9
B. Assessment of Fiscal Impact on Affected Taxing Districts 9
V. TIF Qualification Factors Existing in the Redevelopment Project Area 10
A. Findings 10
B. Eligibility Survey 10
VI. Housing Impact Study Findings 11
VII. Redevelopment Project 12
A. Redevelopment Plan and Project Objectives 12
B. Redevelopment Activities 13
C. General Land Use Plan 14
D. Additional Design and Control Standards for
Community Development in the City 15
E. Estimated Redevelopment Project Costs 15
F. Sources of Funds to Pay Redevelopment Project Costs 25
G. Nature and Term of Obligations to be Issued 26
H. Most Recent Equalized Assessed Valuation (EAV)
Of Properties in the Redevelopment Project Area 26
I. Anticipated Equalized Assessed Valuation (EAV) 26
TABLE OF CONTENTS ... Continued
Subject Page
VIII. Description and Scheduling of Redevelopment Project 27
A. Redevelopment Project 27
B. Commitment to Fair Employment Practices and
Affirmative Action 28
C. Completion of Redevelopment Project and Retirement
Of Obligations to Finance Redevelopment Costs 29
IX. Provisions for Amending the Tax Increment Redevelopment Plan
and Project
LIST OF EXHIBITS
Exhibit A Boundary Map
Exhibit B Legal Description
Exhibit C - TIF Qualification Report
Exhibit D Existing Land Use Map
Exhibit E Future Land Use Map
30
1. INTRODUCTION
The Village of Morton Grove (the "Village") is located in Cook County, Illinois,
approximately fifteen (15) miles northwest of the City of Chicago's "Loop". Morton Grove is a
western member of Chicago's so-called "north shore" suburban communities. It is bordered by
Niles on the south and west, Glenview on the north, and Skokie on the east. While it is largely a
single-family residential community, Morton Grove also encompasses a significant industrial base,
with mixed-use commercial areas located primarily along several arterial street corridors. Cook
County Forest Preserve land bisects the community and accounts for approximately twenty percent
of the total land area within the Village. The Village is situated immediately west of the Edens
Expressway (Interstate 94), and proximate to major arterials such as Interstates 90/94 and 294 and
is approximately ten (10) miles from Chicago O'Hare International Airport. The Village is also
served by the Metra rail service (Milwaukee North commuter line) located within the Village.
The village formally incorporated on December 24, 1895. The Village has a population of
23,270 according to the Census in 2010.
Morton Grove is a 'built up" community, with little remaining vacant land. Thus, given
limited opportunities for new development, the Village is focusing attention on redevelopment that
can maintain and increase the local tax base and non-residential revenues (including sales taxes)
for the community.
The Village currently utilizes its Comprehensive Plan Update, adopted in 1999
("Comprehensive Plan"), The plan provides direction regarding how the community should
manage its limited resources to foster economic redevelopment and growth within the subsequent
ten to twenty years of the Comprehensive Plan.
Among its goals, the Comprehensive Plan includes: "A compatible and coordinated
system of commercial development which provides local residents with needed goods and services
and enhances the Village tax base". Pursuant to this vision, some of its objectives include
"revitalize and rejuvenate existing commercial area, "promote the redevelopment of marginal,
obsolete and vacant commercial properties" and "upgrade and redevelop Dempster Street as a
mixed-use commercial corridor".
Morton Grove does not have a 'downtown' or central business district. Rather, existing
retail, service and office uses are located primarily along Dempster Street and Waukegan Road
and, to a lesser extent Lincoln Avenue and Golf Road. These commercial corridors contain a
diverse mix of businesses that serve adjacent neighborhoods, as well as auto traffic that passes
through the community, and residents in the surrounding region. Given these critical commercial
development patterns, a necessary strategy for the Village is to eliminate certain existing adverse
conditions within some portions of these commercial corridors, as a means to preserving and
strengthening the Village's tax base.
Source: Comprehensive Plan Update 1999
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
1
The area discussed in this Sawmill Station Redevelopment Plan and Project (the "Plan" or
the "Redevelopment Plan and Project") is the proposed Sawmill Station Redevelopment Project
Area (the "Redevelopment Project Area", the "RPA" or the "TIF District"). The RPA, consists of
approximately 65 acres of land, with sixteen (16) buildings. The majority of the parcels in the
proposed RPA are situated along the north and south sides of Dempster Street, roughly between
Sayre Avenue to the west and Birch Avenue to the east, and along the east and west sides of
Waukegan Road, roughly between Greenwood Avenue and Davis Street to the north and Crain
Street to the south.
The RPA includes approximately seventy-three (73) tax parcels. A boundary map of the
RPA is attached as Exhibit A. The RPA is legally described in Section II.
The existence of certain building and site improvement conditions within the RPA, along
with changing retail market conditions and increased competition from on-line shopping, have
contributed to the emergence of certain qualification factors as defined by the Tax Increment
Allocation Redevelopment Act, 65 ILCS Section 5/11-74.4-1 et seq., as amended (the "TIF Act"
or the "Act") such as excessive vacancies, obsolescence, deleterious land use, lack of community
planning, deterioration, code violations, and inadequate utilities, within the RPA. In addition,
the RPA's EAV growth has lagged behind the rest of the Village in three of the last five tax years.
On balance, the combination of these factors may not only limit potential for private
reinvestment within and around the RPA but may also serve to advance economic decline of the
commercial area, as a whole. This is because these conditions negatively impact coordinated and
substantial private sector reinvestment in the overall RPA. Without the use of Village planning
and economic development resources to address certain issues, potential redevelopment activities
are not likely to be economically feasible. These factors potentially weaken the likelihood for
redevelopment opportunities, limiting employment and contributing to a lack of future investment
in the area.
If there is coordination of redevelopment efforts by the Village using the TIF Act, the RPA
will become far better positioned for redevelopment opportunities that meet new market conditions
and trends. Accordingly, under this Redevelopment Plan and Project, and as part of its
comprehensive economic development planning, the Village intends to attract and encourage
retail, commercial, and multi -family residential developers and tenants to locate, upgrade, expand
and/or modernize their facilities within the Village. Through the establishment of the RPA, the
Village will implement a program to redevelop the Prairie View Plaza shopping center, along with
other properties. In so doing, it intends to stabilize the area, extend benefits to the entire
community, and assist affected taxing districts over the long term.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
2
A. The Redevelopment Plan
The Village recognizes the need for implementation of a strategy to revitalize existing
properties within the boundaries of the RPA, as well as to stimulate and enhance new commercial,
retail and mixed-use redevelopment. The ability to respond to marketplace demands is a key
component of the Village's strategy to promote private redevelopment within strategically critical
areas of the Village. The requisite private investment will likely only be stimulated in the RPA if
tax increment financing (TIF) is adopted pursuant to the TIF Act, since incremental property tax
revenue generated by the redevelopment will play a decisive role in encouraging private
redevelopment. Existing conditions, such as those associated with properties and site
improvements located within the RPA, that may have precluded intensive private reinvestment in
the past, will be eradicated. Ultimately, the implementation of the Redevelopment Plan and Project
detailed herein will benefit the Village and all the associated taxing districts, in the form of a
stabilized and significantly expanded tax base.
The designation of the area as a Redevelopment Project Area will allow the Village to
address deficiencies within the RPA, by taking the following steps:
Establishing a pattern of up-to-date mixed-use and retail/commercial land -uses that
will increase property valuations and address evolving market trends, especially as
such uses are responsive to market conditions and complement adjacent uses;
Providing roadway, traffic and other site improvements within the area;
- Entering into redevelopment agreements in order to facilitate and guide the
redevelopment and adaptive re -use of underutilized and obsolete properties;
- Improving area appearance through removal, reconstruction, and renovation of
obsolete structures and distressed conditions, and undertaking modern landscape,
streetscape and signage programs,
- Coordinating land assembly in order to provide sites for more modern
redevelopment plans; and
- Providing infrastructure that is adequate in relation to redevelopment plans.
The area on the whole would not reasonably be anticipated to be redeveloped in a
coordinated manner without the adoption of this Redevelopment Plan and Project. The Village
has prepared the Redevelopment Plan and Project to utilize tax increment financing in order to
address area needs and to meet the Village's redevelopment goals and objectives.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
3
The adoption of this Redevelopment Plan and Project makes possible the implementation
of a comprehensive program for the economic redevelopment of the RPA. By means of public
investment, the Village will strengthen the RPA, thus setting the stage for attracting private capital
for redevelopment. This, in turn, will lead to the retention, expansion and attraction of commercial,
retail and mixed residential use development into the Village in general, and the RPA in particular.
Pursuant to the Act, the RPA includes only those contiguous parcels of real property and
improvements, thereon, substantially benefited by the redevelopment project. Also pursuant to the
Act, the area is not less in the aggregate than 11/2 acres.
Through this Redevelopment Plan and Project, the Village will serve as the central force
for marshaling the assets and energies of the private sector for a unified, deliberate, cooperative
public-private redevelopment effort. Ultimately, the implementation of the Redevelopment Plan
and Project will benefit the Village and all the taxing districts, which encompass the RPA in the
foul' of a stabilized and expanded tax base, the retention of existing businesses, and the creation
of new businesses and employment opportunities within the Village, as a result of induced private
sector investment within the area.
B. Summary
The Village, through legislative actions as required by the Act, finds:
• That the RPA, as a whole, has not been subject to growth and development through
investment by private enterprise;
• That in order to promote and protect the health, safety, and welfare of the public, certain
conditions that have adversely affected redevelopment within the RPA need to be
addressed, and that redevelopment of the RPA must be undertaken;
• To alleviate the adverse conditions, it is necessary to encourage private reinvestment
and stabilize and enhance the tax base in the RPA for the benefit of the taxing district
through redevelopment of the RPA;
• That public/private partnerships are determined to be necessary in order to achieve
development goals;
• That the Redevelopment Plan and Project conforms to the Village's Comprehensive
Plan (including any amendments thereto);
• That without the development focus and resources provided for under the Act, and as
set forth in this Plan, redevelopment and growth is not reasonably expected to be
achieved; and
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
4
• That the use of incremental tax revenues derived from the tax rates of various taxing
districts in the RPA for the payment of redevelopment project costs is of benefit to the
taxing districts, because the taxing districts would not derive the benefits of an
increased assessment base without addressing the coordination of redevelopment.
It is further found, and certified by the Village, in connection with the process required for
the adoption of this Plan pursuant to the Act, that the projected redevelopment of the RPA will not
result in the displacement of ten (10) inhabited residential units or more, and that the RPA contains
less than seventy-five (75) inhabited residential units. Therefore, this Plan does not include a
Housing Impact Study as would otherwise be required.
The redevelopment activities that will take place within the RPA will produce benefits that
are reasonably distributed throughout the RPA. Redevelopment of the RPA area is tenable only if
a portion of the improvements and other costs are funded by TIF.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
5
11. REDEVELOPMENT PROJECT AREA LEGAL DESCRIPTION
The Redevelopment Project Area legal description is attached in Exhibit B.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
III. REDEVELOPMENT PROJECT AREA GOALS AND OBJECTIVES
The RPA has seen very little investment in the last few years and has experienced an
increase in vacancies of both buildings and land. The overall goal of the Redevelopment Plan is
to address this issue, by facilitating the elimination of area and building conditions that have served
to hinder private and public investment in the RPA. The Redevelopment Plan will provide the
guidance and tools necessary to improve infrastructure and facilities, and to encourage private
redevelopment of this key commercial area, in order to restore the RPA as a dynamic commercial
district. The Redevelopment Plan will also provide better direction for improved coordination
between the Village, developers, investors, and business owners in executing redevelopment
activities in the RPA.
The following objectives are presented for the RPA in accordance with the Village's
Comprehensive Plan (including any amendments thereto), which is considered the Village's
comprehensive planning process, and other relevant planning efforts (any amendments thereto).
A. Redevelopment Objectives of the Village
Undertake promotional activities which depict Morton Grove as a highly accessible
and viable location for commercial property investment and development.
2) Increase the number and diversity of retail and commercial service businesses
within the Village.
3) Define more specific functional roles for each of the commercial areas within the
Village.
4) Revitalize and rejuvenate existing commercial areas.
5) Implement plans for the Waukegan Road commercial corridor.
6) Upgrade and redevelop Dempster Street as a mixed-use commercial corridor.
7) Initiate programs to improve the condition of older existing commercial buildings
and areas.
8) Promote the redevelopment of marginal, obsolete and vacant commercial
properties.
9) Promote creative site and building design and development solutions that can help
offset the small site sizes and other constraints present within the commercial areas.
10) Promote convenient access to, and adequate parking in, all commercial areas.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
7
11) Consider the introduction of new housing, entertainment, institutional activities and
other complementary land uses into selected commercial areas.
12) Provide market-oriented redevelopment opportunities for marginally utilized sites.
B. Specific Objectives for the RPA
1) Promote improvement and enhancement of viable existing commercial buildings,
including facades, signage and structural repairs.
2) Promote redevelopment of marginal, deteriorated and obsolete buildings to new
retail/mixed use including residential uses.
3) Revise traffic signal timing along the Dempster Street corridor to improve traffic
capacity.
4) Improve the supply and distribution of parking where possible, perhaps via new parking
lots and/or parking along the north -south side streets between Dempster Street and the
adjacent alleys.
5) Improve the image and appearance of the corridor where space permits, via streetscape,
sidewalk improvements, signage, and gateway features.
C. Redevelopment Objectives
The RPA designation will allow the Village to:
1) Assist in coordinating redevelopment activities within the RPA in order to provide
a positive marketplace signal and to conform to recent Village planning efforts;
2) Reduce or eliminate the negative factors present within the area;
3) Accomplish redevelopment over a reasonable time period;
4) Provide for high quality public improvement projects within the RPA; and
5) Provide for an attractive overall appearance of the area.
The implementation of the Redevelopment Plan and Project will serve to improve the
overall quality of properties within the RPA and contribute to the economic health of the Village
as a whole.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
8
IV. EVIDENCE OF THE LACK OF DEVELOPMENT AND GROWTH WITHIN THE
RPA AND ASSESSMENT OF FISCAL IMPACT ON AFFECTED TAXING
DISTRICTS
A. Evidence of the Lack of Development and Growth Within the RPA
As documented in Exhibit C of this Plan, the RPA would qualify as a blighted area under
the TIF Act. Properties within the RPA would not likely experience coordinated redevelopment
without the designation of the RPA.
The proposed RPA exhibits various conditions which, if not addressed by the Village,
would eventually worsen. For example, structures and site improvements within the RPA reflect
excessive vacancies, obsolescence, deterioration, code violations, inadequate utilities, lack of
community planning, and a lag in the growth of the EAV when compared to the balance of the
Village EAV. These various conditions discourage private sector investment in business
enterprises or in redevelopment sites.
B. Assessment of Fiscal Impact on Affected Taxing Districts
The action taken by the Village to stabilize and encourage growth of its tax base through
the implementation of this Redevelopment Plan and Project is expected to have a positive financial
impact on the affected taxing districts by arresting and avoiding potential declines in assessed
valuations.
Given that there is potential for new retail, commercial and mixed-use redevelopment, the
Village has made allowances in this Redevelopment Plan and Project to provide for distributions
to school taxing districts and will follow the guidelines provided by the Act to compensate the
school taxing districts at levels dictated by the actual increase in students caused by the
redevelopment, as provided by the Act.
To the extent any surplus exists, any resulting surplus Special Tax Allocation Funds will
be proportionately shared with the various taxing districts, including the Village, based on their
respective tax rates for a given year, after all TIF eligible costs either expended or incurred as an
obligation by the Village have been duly accounted for through administration of the Special Tax
Allocation Fund to be established by the Village, as provided by the Act. The exception to this
provision will be the extent to which the Village utilizes TIF funding to assist in the redevelopment
of residential units with the impact described above to the School Districts. In such cases, the
Village will provide funds to offset the costs incurred, as prescribed by the Act.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
9
V. TIF QUALIFICATION FACTORS EXISTING IN THE REDEVELOPMENT
PROJECT AREA
A. Findings
The RPA was studied to determine its qualifications under the Tax Increment Allocation
Redevelopment Act (65 ILCS 5/Art. 11 Div. 74.4, the "TIF Act"). It was determined that the area
as a whole qualifies as a TIF District under Illinois law based upon blighted area factors. Refer to
the Qualification Report, (Exhibit C) which is attached as part of this Plan.
B. Eligibility Survey
The RPA was evaluated, from time to time, over a period from August, 2018 through the
date of this Redevelopment Plan and Project. Analysis was aided by certain reports and
information obtained from the Village and from other sources, including Cook County.
Redevelopment Plan and Project -Sawmill Station TIF
Village ofMorton Grove, Illinois
10
VI. HOUSING IMPACT STUDY FINDINGS IN THE REDEVELOPMENT PROJECT
AREA
A. Findings
The RPA was studied in order to determine if a housing impact study would need to be
conducted pursuant to the TIF Act. The Village has found that the plan will not displace ten (10)
or more residents and that the RPA contains less than seventy-five (75) inhabited residential units,
thus a housing impact study is not required to be completed.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
11
VII. REDEVELOPMENT PROJECT
A. Redevelopment Plan and Project Objectives
The Village proposes to realize its goals and objectives of encouraging the redevelopment
of the RPA and encouraging private investment through public finance techniques including, but
not limited to, Tax Increment Financing:
1) By implementing a plan that provides for the retention and expansion of existing
businesses and bolsters the attraction of users to redevelop existing or new
structures, as well as vacant or underutilized parcels that are, or may become
available, within the RPA.
2) By constructing public improvements which may include (if necessary):
i. Street and sidewalk improvements (including new street construction,
widening of current streets, and multi -use pedestrian and bicycle paths);
ii Utility improvements (including, but not limited to, water, storm water
management, flood control and sanitary sewer projects consisting of
construction and rehabilitation);
iii. Signalization, traffic control, and lighting;
iv. Parking improvements (structured and/or grade);
v. Landscaping, streetscape, and beautification; and
vi. Improve public facilities and institutional uses.
3) By entering into redevelopment agreements with developers for qualified
redevelopment projects, including (but not limited to) the provision of an interest
rate subsidy as allowed under the Act.
4) By providing for land assembly, site preparation, environmental remediation (if
necessary), clearance, and demolition, including grading and excavation.
5) By the redevelopment of certain buildings or sites through necessary rehabilitation
and improvement of structures.
6) By exploring and reviewing job training programs in coordination with any Village,
federal, state, and county programs.
7) By entering into agreements with other public bodies for the development or
construction of public facilities and infrastructure.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
12
B. Redevelopment Activities
Pursuant to the foregoing objectives, the Village will implement a coordinated program of
actions, including, but not limited to, site preparation, clearance, acquisition, demolition,
construction of public infrastructure and related public improvements, and rehabilitation of
existing structures and improvements, if necessary.
Site Preparation, Clearance, and Demolition
Property within the RPA may be acquired and improved through the use of site clearance,
excavation, environmental remediation or demolition prior to redevelopment. The land
may also be graded and cleared prior to redevelopment.
Land Assembly and Relocation
Certain properties or interests in properties in the RPA may be acquired or purchased by
private entities. These properties may be assembled and reconfigured into appropriate
redevelopment sites. The Village may facilitate private acquisition through reimbursement
of acquisition and related costs through the write-down of acquisition costs. Relocation
activities may also be undertaken by the Village.
Public Improvements
The Village may provide public improvements in the RPA to enhance the immediate area
and support the Redevelopment Plan and Project. Appropriate public improvements may
include, but are not limited to:
• Improvements and/or construction of public utilities including the improvement of
water mains as well as flood control and sanitary and storm sewer systems;
• Beautification, identification makers, landscaping, lighting, and signage of public
rights-of-way; and
• Construction of new (or rehabilitation of existing) public facilities to allow for the
redevelopment of the existing sites for new mixed use or retail/commercial uses,
including parking facilities.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
13
Rehabilitation
The Village may provide for the rehabilitation of certain structures within the RPA in order
to provide for the redevelopment of the area and conformance to Village code provisions.
Improvements may include exterior and facade related work as well as interior related
work.
Interest Rate Write -Down
The Village may enter into agreements with owners/developers whereby a portion of the
interest cost of a construction, renovation or rehabilitation project is paid for on an annual
basis out of the Special Tax Allocation fund of the RPA, in accordance with the Act.
Job Training
The Village may assist facilities and enterprises located within the RPA in obtaining job
training assistance. Job training and retraining programs currently available from or
through other governments include, but are not limited to:
• Federal programs;
• State of Illinois programs;
• Applicable local vocational educational programs, including
community college sponsored programs; and
• Other federal, state, county or non-profit programs that are currently
available or will be developed and initiated over time.
School District Tuition Costs
The Village will provide for the payment of eligible tuition costs as provided for in the TIF
Act.
C. General Land Use Plan
Existing land uses generally consist of commercial/retail and institutional uses. Future land
uses reflect the objectives of this Redevelopment Plan, which are to enhance the improvement of
the RPA as a thriving commercial and mixed-use area, with institutional uses included. Future
land uses would include mixed -uses consisting of residential, retail, commercial uses and, and
institutional uses. Existing and future land uses are shown in Exhibits D and E attached hereto
and made a part of this Plan.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
14
D. Additional Design and Control Standards for Development in the Village
The appropriate design controls, as set forth in the Village's Comprehensive Plan, Zoning
Ordinance (including any amendments thereto) or other relevant codes shall apply to the RPA.
E. Estimated Redevelopment Project Costs
"Redevelopment Project Costs" mean, and include, the sum total of all reasonable or
necessary costs incurred or estimated to be incurred, as provided in the Act, and any such costs
incidental to the Redevelopment Plan and Project. Private investments, which supplement
Redevelopment Project Costs, are expected to substantially exceed the Redevelopment Project
Costs. Eligible costs permitted under the Act which may be pertinent to this Redevelopment Plan
and Project include:
1. Costs of studies and surveys, development of plans and specifications,
implementation and administration of the redevelopment plan including, but not
limited to, staff and professional service costs for architectural, engineering, legal,
marketing, financial, planning, or other special services, provided, however, that no
charges for professional services may be based on a percentage of the tax increment
collected; except that 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 three (3) years. In addition,
"redevelopment project costs" shall not include lobbying expenses;
1.1 After July 1,1999, annual administrative costs shall not include general
overhead or administrative costs of the municipality that would still have
been incurred by the municipality if the municipality had not designated a
redevelopment area or approved a redevelopment plan;
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 interest 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;
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
15
4. Costs of rehabilitation, reconstruction or repair or remodeling of existing public or
private buildings, fixtures and leasehold improvements; and the costs 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; including any
direct or indirect costs relating to Green Globes or LEED certified construction
elements or construction elements with an equivalent certification;
5. Costs of the construction of public works or improvements, including any direct or
indirect costs relating to Green Globes or LEED certified construction elements or
construction elements with an equivalent certification, except that on and after
November, 1, 1999 redevelopment project costs shallnot 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
(q) 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 the effective date of this
amendatory Act of the 91s` General Assembly or (ii) the municipality makes a
reasonable determination in the redevelopment plan, supported by information that
provided that basis for that 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 costs 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 pursuant to the Act accruing during the estimated period of
construction of any redevelopment project for which such obligations are issued
and for not exceeding 36 months thereafter and including reasonable reserves
related thereto;
8. To the extent the municipality by written agreement accepts and approves the same,
all or a portion of a taxing district's capital (and additional student tuition) costs
resulting from the redevelopment project necessarily incurred or to be incurred
within a taxing district in furtherance of the objectives of the redevelopment plan
and project;
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
16
9. For redevelopment project areas designated (or redevelopment project areas
amended to add or increase the number of tax -increment -financing assisted housing
units) on or after November 1, 1999 an elementary, secondary, or unit school
district's increased costs attributable to assisted housing units located within the
redevelopment project area for which the 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, and which costs shall be paid by the municipality
from the Special Tax Allocation Fund when the tax increment revenue is received
as a result of the assisted housing units and shall be calculated annually as follows:
a) for foundation districts, excluding any school district in a municipality with
a population in excess of 1,000,000, by multiplying the district's increase
in attendance resulting from the net increase in new students enrolled in that
school district who reside in housing units within the redevelopment project
area that have received financial assistance through an agreement with the
municipality or because the municipality incurs the cost of necessary
infrastructure improvements within the boundaries of the housing sites
necessary for the completion of that housing as authorized by the Act since
the designation of the redevelopment project area by the most recently
available per capita tuition cost as defined in Section 10-20.12a of the
School Code less any increase in general State aid as defined in Section 18-
8.05 of the School Code attributable to these added new students subject to
the following annual limitations:
(i)
for unit school districts with a district average 1995-96 Per Capita
Tuition Charge of less than $5,900, no more than 25% of the total
amount of property tax increment revenue produced by those
housing units that have received tax increment finance assistance
under this Act;
(ii) for elementary school districts with a district average 1995-96 Per
Capita Tuition Charge of less than $5,900, no more than 17% of the
total amount of property tax increment revenue produced by those
housing units that have received tax increment finance assistance
under this Act; and
(iii) for secondary school districts with a district average 1995-96 Per
Capita Tuition Charge of less than $5,900, no more than 8% of the
total amount of property tax increment revenue produced by those
housing units that have received tax increment finance assistance
under this Act.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
17
b) For alternate method districts, flat grant districts, and foundation districts
with a district average 1995-96 Per Capita Tuition charge equal to or more
than $5,900, excluding any school district with a population in excess of
1,000,000, by multiplying the district's increase in attendance resulting
from the net increase in new students enrolled in that school district who
reside in housing units within the redevelopment project area that have
received financial assistance through an agreement with the municipality or
because the municipality incurs the cost of necessary infrastructure
improvements within the boundaries of the housing sites necessary for the
completion of that housing as authorized by the Act since the designation
of the redevelopment project area by the most recently available per capita
tuition cost as defined in Section 10-20.12a of the School Code less any
increase in general state aid as defined in Section 18-8.05 of the School
Code attributable to these added new students subject to the following
annual limitations:
(i) for unit school district, no more than 40% of the total amount of
property tax increment revenue produced by those housing units that
have received tax increment finance assistance under this Act;
(ii) for elementary school district, no more than 27% of the total amount
of property tax increment revenue produced by those housing units
that have received tax increment finance assistance under this Act;
and
(iii) for secondary school districts, no more than 13% of the total amount
of property tax increment revenue produced by those housing units
that have received tax increment finance assistance under the Act.
c) Any school district in a municipality with a population of 1,000,000,
additional restrictions apply.
Any school district seeking payment shall, after July 1 and before
September 30 of each year, provide the municipality with reasonable
evidence to support its claim for reimbursement before the municipality
shall be required to approve or make the payment to the school district. If
the school district fails to provide the information during this period in any
year, it shall forfeit any claim to reimbursement for that year. School
districts may adopt a resolution waiving the right to all or a portion of the
reimbursement otherwise required by the Act. By acceptance of this
reimbursement the school district waives the right to directly or indirectly
set aside, modify, or contest in any manner the establishment of the
redevelopment project area or projects.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
18
10. For redevelopment project areas designated (or redevelopment project areas
amended to add or increase the number of tax -increment -financing assisted housing
units) on or after January 1, 2005, a public library district's increased costs
attributable to assisted housing units located within the redevelopment project area
for which the 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 this Act
shall be paid to the library district by the municipality from the Special Tax
Allocation Fund when the tax increment revenue is received as a result of the
assisted housing units. This paragraph applies only if (i) the library is located in a
county that is subject to the Property Tax Extension Limitation Law or (ii) the
library district is not located in a county that is subject to the Property Tax
Extension Limitation Law but the district is prohibited by any other law from
increasing its tax levy rate without a prior voter referendum.
The amount paid to a library district under this paragraph shall be calculated by
multiplying (i) the net increase in the number of persons eligible to obtain a library
card in that district who reside in housing units within the redevelopment project
area that have received financial assistance through an agreement with the
municipality or because the municipality incurs the cost of necessary infrastructure
improvements within the boundaries of the housing sites necessary for the
completion of that housing as authorized by this Act since the designation of the
redevelopment project area by (ii) the per -patron cost of providing library services
so long as it does not exceed $120. The per -patron cost shall be the Total Operating
Expenditures Per Capita as stated in the most recent Illinois Public Library
Statistics produced by the Library Research Center at the University of Illinois.
The municipality may deduct from the amount that it must pay to a library district
under this paragraph any amount that it has voluntarily paid to the library district
from the tax increment revenue. The amount paid to a library district under this
paragraph shall be no more than 2% of the amount produced by the assisted housing
units and deposited into the Special Allocation Fund.
A library district is not eligible for any payment under this paragraph unless the
library district has experienced an increase in the number of patrons from the
municipality that created the tax -increment -financing district since the designation
of the redevelopment project area.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
19
Any library district seeking payment under this paragraph shall, after July 1 and
before September 30 of each year, provide the municipality with convincing
evidence to support its claim for reimbursement before the municipality shall be
required to approve or make the payment to the library district. If the library district
fails to provide the information during this period in any year, it shall forfeit any
claim to reimbursement for that year. Library districts may adopt a resolution
waiving the right to all or a portion of the reimbursement otherwise required by this
paragraph. By acceptance of such reimbursement, the library district shall forfeit
any right to directly or indirectly set aside, modify, or contest in any manner
whatsoever the establishment of the redevelopment project area or projects;
11. Relocation costs to the extent that the Village determines that relocation costs shall
be paid or is required to make payment of relocation costs by federal or state law;
12. Payment in lieu of taxes;
13. Costs of job training, 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 the redevelopment project area; and (ii)
when incurred by a taxing district or taxing districts other than the Village, are set
forth in a written agreement by or among the Village 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 agreement. Such costs include, specifically, the payment by
community college districts of costs pursuant to Section 3-37, 3-38, 3-40 and 3-
40.1 of the Public Community College Act and by school districts of costs pursuant
to Section 10-22.20a and 10-23.3a of the School Code;
14. 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
established pursuant to the Act;
b) such payments in any one-year may not exceed 30% of the annual interest
costs incurred by the developer with regard to the redevelopment project
during that year;
c) if there are not sufficient funds available in the Special Tax Allocation Fund
to make the payment pursuant to this paragraph then the amounts so due
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
20
shall accrue and be payable when sufficient 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% of the total (i) cost paid or incurred by the redeveloper for the
redevelopment project plus (ii) redevelopment project costs excluding any
property assembly costs and any relocation costs incurred by a municipality
pursuant to the Act;
e) the cost limits set forth in subparagraphs (b) and (d) shall be modified for
the financing 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 and the percentage of 75% shall be
substituted for 30% in subparagraphs (b) and (d);
0 Instead of the eligible costs provided by subparagraphs (b) and (d), as
modified by this subparagraph, and notwithstanding any other provisions of
the Act to the contrary, the municipality may pay from tax increment
revenues up to 50% of the cost of construction of new housing units to be
occupied by low-income households and very low-income households as
defined in Section 3 of the Illinois Affordable Housing Act. The cost of
construction of those units may be derived from the proceeds of bonds
issued by the municipality under the Act or other constitutional or statutory
authority or from other sources of municipal revenue that may be
reimbursed from tax increment revenues or the proceeds of bonds issued to
finance the construction of that housing. The eligible costs provided under
this subparagraph (0 shall be an eligible cost for the construction,
renovation, and rehabilitation of all low and very low-income housing units,
as defined in Section 3 of the Illinois Affordable Housing Act, within the
redevelopment project area. If the low and very low-income 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 subparagraph (0.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
21
The standards for maintaining the occupancy by low-income households
and very low-income households, as defined in Section 3 of the Illinois
Affordable Housing Act, of those units constructed with eligible costs made
available under the provisions of this subparagraph (f) shall be established
by guidelines adopted by the municipality. The responsibility for annually
documenting the initial occupancy of the units by low-income households
and very low-income households, as defined in Section 3 of the Illinois
Affordable Housing Act, shall be that of the then current owner of the
property. For ownership units, the guidelines will provide, at a minimum,
for a reasonable recapture of funds, or other appropriate methods designed
to preserve the original affordability of the ownership units. For rental units,
the guidelines will provide, at a minimum, for the affordability of rent to
low and very low-income households. As units become available, they shall
be rented to income -eligible tenants. The municipality may modify these
guidelines from time to time; the guidelines, however, shall be in effect for
as long as tax increment revenue is being used to pay for costs associated
with the units or for the retirement of bonds issued to finance the units or
for the life of the redevelopment project area, whichever is later;
15. If the redevelopment project area is located within a municipality with a population
of more than 100,000, the cost of day care services for children of employees from
low-income families working for businesses located within the redevelopment
project area and all or a portion of the cost of operation of day care centers
established by redevelopment project area businesses to serve employees from low-
income families working in businesses located in the redevelopment project area.
For the purposes of this paragraph, "low-income families" means families whose
annual income does not exceed 80% of the municipal, county, or regional median
income, adjusted for family size, as the annual income and municipal, county or
regional median income are determined from time to time by the United States
Department of Housing and Urban Development.
16. Unless explicitly stated herein the costs of construction of new privately -owned
buildings shall not be an eligible redevelopment project cost;
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
22
17. After November 1, 1999, none of the redevelopment project costs enumerated in
this subsection shall be eligible redevelopment projects 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 finding by the municipality that the current
location contained inadequate space, has become economically obsolete, or was no
longer a viable location for the retailer or serviceman;
18. No cost shall be a redevelopment project cost in a redevelopment project area if
used to demolish, remove, or substantially modify a historic resource, after August
26, 2008, unless no prudent and feasible alternative exists. "Historic Resource"
means (i) a place or structure that is included or eligible for inclusion on the
National Register of Historic Places or (ii) a contributing structure in a district on
the National Register of Historic Places. This restriction does not apply to a place
or structure for which demolition, removal, or modification is subject to review by
the preservation agency of a Certified Local Government designated as such by the
National Park Service of the United States Department of the Interior.
If a special service area has been established pursuant to the Special Service Area
Tax Act or Special Service Area Tax Law, then any tax incremental revenues
derived from the tax imposed pursuant to Special Service Area Tax Act or Special
Service Area Tax Law may be used within the redevelopment project area for the
purposes permitted by that Act or Law as well as the purposes permitted by the TIF
Act.
Estimated eligible costs of this Redevelopment Plan are shown on the next page. The total eligible
costs constitute the upper limit of expenditures that are to be funded from tax increment revenues,
exclusive of capitalized interest, issuance costs, interest and other financing costs. Adjustments
to these line item cost items may be made without amendment to the Redevelopment Plan and
Project.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
23
VILLAGE OF MORTON GROVE
SAWMILL STATION REDEVELOPMENT PROJECT
ESTIMATED PROJECT COSTS
Program Actions/Improvements Estimated Costs (A)
1. Land Acquisition, Assembly Costs $ 10,000,000
2. Demolition, Site Preparation, Environmental Cleanup
and Related Costs $ 2,500,000
3. Infrastructure Improvements $ 15,750,000
$ 12,000,000
4. Public facilities and improvements, including taxing district
capital costs
5. Rehabilitation Costs $ 10,000,000
6. Interest Costs Pursuant to the Act $ 5,000,000
7. Planning, Legal, Engineering, Administrative and
Other Professional Service Costs $ 2,000,000
8. Job Training $ 750,000
9. Statutory School District Payments, as provided for by the TIF Act $ 7,000,000
TOTAL ESTIMATED PROJECT COSTS $ 65,000,000
(A) All project cost estimates are in year 2019 dollars. In addition to the above stated costs,
any bonds issued to finance a phase of the Project may include an amount sufficient to pay
customary and reasonable charges associated with the issuance of such obligations as well
as to provide for annual interest costs, capitalized interest and reasonably required reserves.
Adjustments to the estimated line item costs above are expected. Each individual project
cost will be reevaluated in light of the projected private development and resulting tax
revenues as it is considered for public financing under the provisions of the Act. The line
item amounts set forth above are not intended to place a not to exceed limit on the described
expenditures as the specific items listed above are not intended to preclude payment of
other eligible redevelopment project costs in connection with the redevelopment of the
RPA, provided the amount of payments for the Total Estimated Project Costs shall not
exceed the combined overall budget amount shown above. Adjustments may be made in
line items within the total, either increasing or decreasing line item costs for
redevelopment.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
24
Pursuant to the Act, the Village may utilize net incremental property tax revenues received
from other existing or future contiguous redevelopment project areas to pay eligible redevelopment
project costs or obligations issued to pay such costs in the proposed RPA, and vice versa.
F. Sources of Funds to Pay Redevelopment Project Costs Eligible Under Illinois TIF Act
Funds necessary to pay for public improvements and other project costs eligible under the
Act are to be derived principally from property tax increment revenues, proceeds from municipal
obligations to be retired primarily with tax increment revenues and interest earned on resources
available but not immediately needed for the Redevelopment Plan and Project.
"Redevelopment Project Costs" specifically contemplate those eligible costs set forth in
the Act and do not contemplate the preponderance of the costs to redevelop the area. The majority
of development costs will be privately financed, and TIF or other public sources are to be used,
subject to approval by the Village's corporate authorities, only to leverage and commit private
redevelopment activity.
The tax increment revenues, which will be used to pay debt service on the municipal
obligations, if any, and to directly pay redevelopment project costs, shall be the incremental
increase in property taxes attributable to the increase in the equalized assessed value of each
taxable lot, block, tract or parcel of real property in the RPA over and above the initial equalized
assessed value of each such lot, block, tract or parcel in the RPA in the 2017 tax year for the RPA.
In the event that the 2018 tax year values are certified by Cook County, then 2018 values shall be
utilized as the initial equalized value for the RPA.
Among the other sources of funds which may be used to pay for redevelopment project
costs and debt service on municipal obligations issued to finance project costs are the following:
certain local sales or utility taxes, special service area taxes, the proceeds of property sales, certain
land lease payments, certain Motor Fuel Tax revenues, certain state and federal grants or loans,
certain investment income, and such other sources of funds and revenues as the Village may from
time to time deem appropriate.
The Redevelopment Project Area would not reasonably be expected to be developed in a
coordinated manner without the use of the incremental revenues provided by the Act.
The Village may also direct incremental revenues from the Redevelopment Project Area
to any existing or future contiguous redevelopment project areas for redevelopment activities, in
conformance with the provisions of the Act, and it may also receive incremental revenues from
any existing or future contiguous redevelopment project areas in order to further the redevelopment
activities described in this Plan.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
25
G. Nature and Term of Obligations to be Issued
The Village may issue obligations secured by the Special Tax Allocation Fund established
for the Redevelopment Plan and Project Area pursuant to the Act or such other funds as are
available to the Village by virtue of its home rule powers pursuant to the Illinois State Constitution.
Any and/or all obligations issued by the Village pursuant to this Redevelopment Plan and
Project and the Act shall be retired not more than twenty-three (23) years after the year of adoption
of the ordinance approving the Redevelopment Project Area. However, the final maturity date of
any obligations issued pursuant to the Act may not be later than twenty (20) years from their
respective date of issuance. One or more series of obligations may be issued from time to time in
order to implement this Redevelopment Plan and Project. The total principal and interest payable
in any year on all obligations shall not exceed the amount available in that year or projected to be
available in that year, may be payable from tax increment revenues and from bond sinking funds,
capitalized interest, debt service reserve funds, and all other sources of funds as may be provided
by ordinance.
Those revenues not required for principal and interest payments, for required reserves, for
bond sinking funds, for redevelopment project costs, for early retirement of outstanding securities,
and to facilitate the economical issuance of additional bonds necessary to accomplish the
Redevelopment Plan and Project, may be declared surplus and shall then become available for
distribution annually to taxing districts overlapping the RPA in the manner provided by the Act.
Such securities may be issued on either a taxable or tax-exempt basis, as general obligation
or revenue bonds, with either fixed rate or floating interest rates; with or without capitalized
interest; with or without deferred principal retirement; with or without interest rate limits except
as limited by law; and with or without redemption provisions, and on such other terms, all as the
Village may determine.
H. Most Recent Equalized Assessed Valuation (EAV) of Properties in the
Redevelopment Project Area
The most recent estimate of equalized assessed valuation (EAV) for tax year 2017 of the
property within the RPA is approximately $17,306,255.
I. Anticipated Equalized Assessed Valuation (EAV)
Upon completion of the anticipated private development of the Sawmill Station
Redevelopment Project Area over a twenty-three (23) year period, it is estimated that the equalized
assessed valuation (EAV) of the property within the RPA will be within a range of approximately
to $85,000,000 to $90,000,000.
Redevelopment .Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
26
VIII. DESCRIPTION AND SCHEDULING OF REDEVELOPMENT PROJECT
A. Redevelopment Project
An implementation strategy will be employed with full consideration given to the
availability of both public and private funding. It is anticipated that a phased redevelopment will
be undertaken.
The Redevelopment Project will begin as soon as the private entities have obtained
financing and other necessary approvals for appropriate projects. Depending upon the scope of
the development as well as the actual uses, the following activities may be included in each phase:
Land Assembly: Certain properties in the RPA may be acquired and assembled into an
appropriate redevelopment site.
Demolition and Site Preparation: The existing improvements located within the RPA may
have to be reconfigured or prepared to accommodate new uses or expansion plans.
Demolition of certain structures and grading of certain parcels may be necessary for future
projects. Additionally, the redevelopment plan contemplates site preparation, or other
requirements necessary to prepare the site for desired redevelopment projects.
Rehabilitation: The Village may assist in the rehabilitation of private or public facilities,
buildings or site improvements located within the RPA.
Landscaping/Buffering/Streetscaping: The Village may fund certain landscaping projects,
which serve to beautify public properties or rights-of-way and provide buffering between
land uses.
Water, Sanitary Sewer, Storm Sewer and Other Utility Improvements: Certain public and
private utilities may be extended or re-routed to serve or accommodate the new
development. Upgrading of existing utilities may be undertaken. The provision of
necessary detention or retention ponds may also be undertaken by the Village. Public and
private utility services may also be provided or relocated in order to accommodate the
renovation or expansion of buildings.
Public Infrastructure/Facility Improvements: Widening of existing road improvements
and/or vacation of roads maybe undertaken by the Village. Certain secondary streets/roads
may be extended or constructed. Related curb, gutter, and paving improvements could also
be constructed as needed. Public facilities including parking and taxing district capital
costs may be constructed that would be available to the general public.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
27
Traffic Control/Signalization: Traffic control or signalization improvements that improve
access to the RPA and enhance its redevelopment may be constructed.
Public Safety Related Infrastructure: Certain public safety improvements including, but not
limited to, public signage, public facilities, and streetlights may be constructed or
implemented.
Interest Costs Coverage: The Village may fund certain interest costs incurred by a
developer for construction, renovation or rehabilitation of a redevelopment project. Such
funding would be paid for out of annual tax increment revenue generated from the RPA as
permitted by the Act.
Professional Services: The Village may fund necessary planning, legal, engineering,
administrative and financing costs during project implementation. The Village may
reimburse itself from annual tax increment revenue if available.
Tuition Payments to School Districts: The Village may fund payments to the school district
pursuant to the provisions of the Act.
B. Commitment to Fair Employment Practices and Affirmative Action
As part of any Redevelopment Agreement entered into by the Village and any private
developers, both will agree to establish and implement an honorable, progressive, and goal -
oriented affirmative action program that serves appropriate sectors of the Village. The program
will conform to the most recent Village policies and plans.
With respect to the public/private development's internal operations, both entities will
pursue employment practices, which provide equal opportunity to all people regardless of sex,
color, race or creed. Neither party will discriminate against any employee or applicant because of
sex, marital status, national origin, age, or the presence of physical handicaps. These
nondiscriminatory practices will apply to all areas of employment, including• hiring, upgrading
and promotions, terminations, compensation, benefit programs and education opportunities.
All those involved with employment activities will be responsible for conformance with
this policy and the compliance requirements of applicable state and federal regulations.
The Village and private developers will adopt a policy of equal employment opportunity
and will include or require the inclusion of this statement in all contracts and subcontracts at any
level. Additionally, any public/private entities will seek to ensure and maintain a working
environment free of harassment, intimidation, and coercion at all sites, and in all facilities at which
all employees are assigned to work. It shall be specifically ensured that all on-site supervisory
personnel are aware of and carry out the obligation to maintain such a working environment, with
specific attention to minority and/or female individuals.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
28
Finally, the entities will utilize affirmative action to ensure that business opportunities are
provided and that job applicants are employed and treated in a nondiscriminatory manner.
Underlying this policy is the recognition by the entities that successful affirmative action programs
are important to the continued growth and vitality of the community.
C. Completion of Redevelopment Prosect and Retirement of Obligations to Finance
Redevelopment costs
This Redevelopment Project and retirement of all obligations to finance redevelopment
costs will be completed within twenty-three (23) calendar years after the year of adoption of an
ordinance designating the RPA. The actual date for such completion and retirement of obligations
shall not be later than December 31 of the year in which the payment to the municipal treasurer
pursuant to the Act is to be made with respect to ad valorem taxes levied in the twenty-third
calendar year after the year of the initial adoption of the ordinance approving the RPA.
Redevelopment Plan and Project -Sawmill Station TIF
Village of Morton Grove, Illinois
29
IX. PROVISIONS FOR AMENDING THE TAX INCREMENT REDEVELOPMENT
PLAN AND PROJECT
This Redevelopment Plan and Project may be amended pursuant to the provisions of the
Act
Redevelopment Plan and Project -Prairie View TIF Financing
Village of Morton Grove, Illinois
30
\\KMAISRV2012\Company\Client Folders\Morton Grove TIFs\Sawmill Station (Prairie View) 2018 2019 TIF\Reports \Sawmill StationTlF
Redevelopment Plan DRAFT 04.24.19.docx
.EXHIBIT A
BOUNDARY MAP
SOUK UNE OF TE' i T."i ,� !IOM mit Of iMi
SOUiREHST SWANK SWEIKAST SUMTUI al
Of MEiOIIDN IH -13 i ,I 1 r =i R 5§MOM NNl-11 `
-N, \- NORTH UNE OF IME NORTHWEST I ._._. L- NORTH UNE OF
QUARTER OF RECTION 1911-13-41$3 lit1 THEMEN
OEAST
tl
1 GUN
.nor \ SUWON 19-41_13 `
SSP
S F�
PAO�S�p �cA''
i
POINT OF
BEGINNING
r
CHRISTOPHER 8. BURKE
FICINORINIO. I IP.
%ES Peal HIca/ra Anna
R
SJM1 600. osemoci, :Gnat 60010
184/1 en 0500
SI\wOilCYSROVE\00040v SUAVE, \ExnPWGO? -209.51
PROPOSED SAWMILL STATION TIF
IN
VILLAGE 0; 6'OR'CN CROVE. iLLINCIS
PRERMIE4 FCA
VILLAGE GF NWION GROVE
Kai
vac
REMO NO.
110010
SRA 1 a I
G1-2/00lO
OPOs 4 1A.
EXHIBIT B
LEGAL DESCRIPTION
LEGAL DESCRIPTION — Sawmill Station TIF
THAT PART OF THE SOUTH HALF OF SECTION 18 AND THAT PART OF THE NORTH HALF OF SECTION 19 IN
TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS,
BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF LOT 1 IN DEMPSTER—WAUKEGAN ROAD SUBDIVISION, BEING
A SUBDIVISION IN SAID SOUTH HALF OF SECTION 18, ACCORDING TO THE PLAT THEREOF RECORDED
OCTOBER 15, 1925 AS DOCUMENT NO. 9066534; THENCE NORTHERLY ALONG THE EAST LINE OF SAID
DEMPSTER—WAUKEGAN ROAD SUBDIVISION TO THE NORTHEAST CORNER OF LOT 5 IN LOCHNER'S
RESUBDIVISION, BEING A SUBDIVISION IN SAID SOUTH HALF OF SECTION 18, ACCORDING TO THE PLAT
THEREOF RECORDED JULY 10,1997 AS DOCUMENT NO. 97497619; THENCE WESTERLY ALONG THE NORTH
LINE OF SAID LOT 5 AND THE WESTERLY EXTENSION THEREOF TO A POINT OF INTERSECTION WITH THE
WEST RIGHT-OF-WAY LINE OF NORMANDY AVENUE; THENCE SOUTHERLY ALONG SAID WEST RIGHT-OF-
WAY LINE TO A POINT ON THE SOUTH LINE OF THE NORTH 10 FEET OF LOT 18 IN SAID DEMPSTER-
WAUKEGAN ROAD SUBDIVISION; THENCE WESTERLY ALONG SAID SOUTH LINE TO A POINT ON THE WEST
LINE OF SAID LOT 18; THENCE SOUTHERLY ALONG SAID WEST LINE TO THE SOUTHEAST CORNER OF LOT
28 IN SAID DEMPSTER-WAUKEGAN ROAD SUBDIVISION; THENCE WESTERLY ALONG THE SOUTH LINE OF
SAID LOT 28 TO THE SOUTHWEST CORNER OF SAID LOT 28; THENCE WESTERLY TO THE SOUTHEAST
CORNER OF LOT 59 IN SAID DEMPSTER-WAUKEGAN ROAD SUBDIVISION; THENCE WESTERLY ALONG THE
SOUTH LINE OF SAID LOT 59 TO THE SOUTHWEST CORNER OF SAID LOT 59; THENCE NORTHERLY ALONG
THE WEST LINE OF SAID LOT 59 AND ALONG THE WEST LINE OF LOTS 58 THRU 44 INCLUSIVE IN SAID
DEMPSTER-WAUKEGAN ROAD SUBDIVISION TO THE NORTHWEST CORNER OF SAID LOT 44; THENCE
NORTHERLY ALONG A LINE TO THE SOUTHEAST CORNER OF LOT 16 IN STEELE'S MORTON GROVE
HIGHLANDS, BEING A SUBDIVISION IN SAID SOUTH HALF OF SECTION 18, ACCORDING TO THE PLAT
THEREOF RECORDED AUGUST 6, 1924 AS DOCUMENT NO. 8540426; THENCE NORTHERLY ALONG THE
EAST LINE OF SAID LOT 16 AND ALONG THE EAST LINE OF SAID STEELE'S MORTON GROVE HIGHLANDS TO
THE NORTHEAST CORNER OF SAID STEELE'S MORTON GROVE HIGHLANDS; THENCE WESTERLY ALONG
THE NORTH LINE OF SAID STEELE'S MORTON GROVE HIGHLANDS TO THE EAST RIGHT-OF-WAY LINE OF
THE PUBLIC ALLEY ADJOINING THE WEST LINE OF SAID STEELE'S MORTON GROVE HIGHLANDS; THENCE
SOUTHERLY ALONG SAID EAST RIGHT-OF-WAY LINE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF
SAID HAZEL STREET; THENCE SOUTHERLY ALONG A LINE TO A POINT OF INTERSECTION WITH THE SOUTH
RIGHT-OF-WAY LINE OF SAID HAZEL STREET AND SAID EAST RIGHT-OF-WAY LINE OF THE PUBLIC ALLEY
ADJOINING THE WEST LINE OF SAID STEELE'S MORTON GROVE HIGHLANDS; THENCE SOUTHERLY ALONG
SAID EAST RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE NORTH RIGHT-OF-WAY LINE
CHURCHHILL STREET; THENCE WESTERLY ALONG SAID NORTH RIGHT-OF-WAY LINE TO A POINT OF
INTERSECTION WITH THE NORTHERLY EXTENTION OF THE WEST RIGHT OF WAY LINE OF NEW ENGLAND
AVENUE; THENCE SOUTHERLY ALONG SAID NORTHERLY EXTENTION AND WEST RIGHT-OF-WAY LINE TO
THE NORTHEAST CORNER OF LOT 127 IN SAID DEMPSTER-WAUKEGAN ROAD SUBDIVISION; THENCE
WESTERLY ALONG THE NORTH LINE OF SAID LOT 127 TO THE NORTHWEST CORNER OF SAID LOT 127;
THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 127 TO A POINT OF INTERSECTION WITH THE
EASTERLY EXTENSION OF THE NORTH LINE OF LOT 170 IN SAID DEMPSTER-WAUKEGAN ROAD
SUBDIVISION; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND NORTH LINE TO A POINT ON
THE EAST RIGHT-OF-WAY LINE OF WAUKEGAN ROAD; THENCE SOUTHERLY ALONG SAID EAST RIGHT-OF-
WAY LINE TO A POINT OF INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTH RIGHT-OF-WAY
LINE OF GREENWOOD AVENUE; THENCE WEST ALONG SAID EASTERLY EXTENSION AND THE SOUTH
RIGHT-OF-WAY LINE OF GREENWOOD AVENUE TO A POINT OF INTERSECTION WITH THE WEST RIGHT-OF-
WAY LINE OF THE NORTH-SOUTH PUBLIC ALLEY LYING WEST OF SAID WAUKEGAN ROAD; THENCE
SOUTHERLY ALONG SAID WEST RIGHT-OF-WAY LINE TO THE NORTHEAST CORNER OF LOT 114 IN FOREST
VIEW SUBDIVISION, BEING A SUBDIVISION IN SAID SOUTH HALF OF SECTION 18, ACCORDING TO THE PLAT
THEREOF RECORDED MARCH 23, 1925 AS DOCUMENT NO. 8824972; THENCE WESTERLY ALONG THE
NORTH LINE OF SAID LOT 114 AND THE WESTERLY EXTENSION THEREOF TO A POINT ON THE WEST RIGHT-
OF-WAY LINE OF SAYRE AVENUE; THENCE SOUTHERLY ALONG SAID WEST RIGHT-OF-WAY LINE TO THE
NORTHEAST CORNER OF LOT 31 IN SAID FOREST VIEW SUBDIVISION; THENCE SOUTHERLY ALONG THE
EAST LINE OF SAID LOT 31 TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF DEMPSTER STREET;
THENCE WESTERLY ALONG SAID NORTH RIGHT-OF-WAY LINE TO A POINT OF INTERSECTION WITH THE
NORTHERLY EXTENSION OF THE WEST LINE OF LOT 5 IN FINK AND OTHERS SUBDIVISION, BEING A
SUBDIVISION IN SAID SOUTH HALF OF SECTION 18 AND NORTH HALF OF SECTION 19 ACCORDING TO THE
PLATTHEREOF RECORDED APRIL 12, 1893 AS DOCUMENT NO. 1847465; THENCE SOUTHERLY ALONG SAID
NORTHERLY EXTENSION AND WEST LINE TO THE SOUTHWEST CORNER OF SAID LOT 5; THENCE EASTERLY
ALONG THE SOUTH LINE OF SAID LOT 5 TO THE NORTHWEST CORNER OF LOT 460IN THE FIRST ADDITION
TO DEMPSTER-WAUKEGAN ROAD SUBDIVISION, BEING A SUBDIVISION IN SAID NORTH HALF OF SECTION
19, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 11, 1927 AS DOCUMENT NO. 9576777;
THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 460 AND THE SOUTHERLY EXTENSION THEREOF
TO THE NORTHWEST CORNER OF LOT 430 IN SAID FIRST ADDITION TO DEMPSTER-WAUKEGAN ROAD
SUBDIVISION; THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 430 AND THE SOUTHERLY
EXTENSION THEREOF TO THE NORTHWEST CORNER OF LOT 401 IN SAID FIRST ADDITION TO DEMPSTER-
WAUKEGAN ROAD SUBDIVISION; THENCE SOUTHERLY ALONG THE WEST LINE OF SAID LOT 401 TO A
POINT ON A LINE MEASURED PERPENDICULAR TO THE WEST RIGHT-OF-WAY LINE OF WAUKEGAN ROAD
AT A POINT 355.29 FEET (AS MEASURED ALONG SAID WEST RIGHT -OF WAY LINE) SOUTH OF THE
NORTHEAST CORNER OF LOT 206 IN SAID FIRST ADDITION TO DEMPSTER-WAUKEGAN ROAD
SUBDIVISION; THENCE EASTERLY ALONG SAID PERPENDICULAR LINE TO A POINT ON THE WEST RIGHT-OF-
WAY LINE OF WAUKEGAN ROAD; THENCE SOUTHERLY ALONG SAID WEST RIGHT-OF-WAY LINE TO A POINT
OF INTERSECTION WITH THE WESTERLY EXTENSION OF THE NORTH LINE OF THE OF LOT 2 IN WHITE'S
SUBDIVISION, BEING A SUBDIVISION IN SAID NORTH HALF OF SECTION 19, ACCORDING TO THE PLAT
THEREOF RECORDED JANUARY 6, 1882 AS DOCUMENT NO. 368124; THENCE EASTERLY ALONG SAID
WESTERLY EXTENSION AND NORTH LINE OF LOT 2 TO A POINT ON THE EAST LINE OF THE WEST 763 FEET
OF THE EAST26.31 ACRES OF LOT 1 IN SAID WHITE'S SUBDIVISION; THENCE NORTHERLY ALONG SAID EAST
LINE AND THE NORTHERLY EXTENSION THEREOF TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF
DEMPSTER STREET; THENCE WESTERLY ALONG SAID NORTH RIGHT-OF-WAY LINE TO THE POINT OF
BEGINNING.
EXHIBIT C
TIF QUALIFICATION REPORT
DRAFT Dated 4/22/19
VILLAGE OF MORTON GROVE
TIF QUALIFICATION REPORT
SAWMILL STATION
TIF DISTRICT/REDEVELOPMENT PROJECT AREA
A study to determine whether all or a portion of an area located in the Village
of Morton Grove qualifies as a blighted area as set forth in the definition in
the Tax Increment Allocation Redevelopment Act of 65 ILCS Section 5/11-
74.4-3, et seq. of the Illinois Compiled Statutes, as amended.
Prepared For: Village of Morton Grove, Illinois
Prepared By: Kane, McKenna and Associates, Inc.
APRIL, 2019
VILLAGE OF MORTON GROVE
TIF QUALIFICATION REPORT
SAWMIL STATION
TIF DISTRICT/REDEVELOPMENT PROJECT AREA
SECTION
I.
ll.
IV.
V.
VI.
MAP
Boundary Map
TABLE OF CONTENTS
TITLE PAGE
Introduction and Background 1
Qualification Criteria Used 4
The Study Area 8
Methodology of Evaluation 8
Qualification of Proposed RPA
Findings of Eligibility 9
Summary of Findings and Overall
Assessment of Qualification 14
I. INTRODUCTION AND BACKGROUND
As part of its examination of the designation of the Sawmill Station TIF
Redevelopment Project Area, the Village of Morton Grove (the "Village") has authorized the study
of the area to determine whether it qualifies for consideration as a Redevelopment Project Areas
pursuant to Illinois "Real Property Tax Increment Allocation Act" (hereinafter referred to as "the
Act") Ch. 65 ILCS Section 5/11-74.4-1 et. seq. of the Illinois Compiled Statutes, as amended.
Kane, McKenna and Associates, Inc. ("KMA") has agreed to undertake the study of the area. The
property is comprised of retail/commercial, and institutional properties. The majority of the parcels
in the proposed redevelopment project areas are situated along the north and south sides of
Dempster Street, roughly between Sayre Avenue to the west and Birch Avenue to the east, and
along the east and west sides of Waukegan Road, roughly between Greenwood Avenue and Davis
Street to the north, and Crain Street to the south. Almost all of the property is currently located
in the Village's Dempster/Waukegan TIF District (the "Existing TIF District"), which is expected
to be terminated, removing certain properties and adding others in order to designate the new
proposed Sawmill Station Redevelopment Project Area (the "Study Area" or "TIF District").
The TIF District includes approximately seventy-three (73) tax parcels and sixteen (16)
buildings, including Prairie View Community Center and its facilities.
The structure and site improvements within the TIF District were found to have several
TIF qualification factors, including deterioration, excessive vacancies, inadequate utilities,
declining or lagging equalized assessed valuation, code violations, obsolescence and inadequate
utilities.
Tax Incremental Financing Qualification Report —Proposed Sawmill Station TIF District
Morton Grove, Illinois
1
OBJECTIVES
The Village's redevelopment plan objective is to enhance commercial office, retail and
mixed-use opportunities. The Village Comprehensive Plan provides for the certain development
objectives, and excerpts from the document regarding its "Waukegan Road Target Area" are found
below.
Issues and Concerns:
- The desire for residential development, including senior housing, on vacant and marginally
used properties.
- The "run-down" appearance of certain commercial properties.
- The need for more extensive landscaping.
- The excessive speed and noise of traffic.
- The traffic congestion and safety at the Waukegan/Dempster intersection.
The lack of sidewalks.
- The need for safer pedestrian crossings with longer crossing lines.
- The need to upgrade of the existing street lighting.
The concerns regarding the possible widening of Waukegan Road.
In general, the improvement and development alternatives described below are focused on
addressing these issues and concerns within the Waukegan Road Target Area.
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
2
Specific recommendations include:
Maintain the Waukegan Road Target Area for a mix of residential, commercial and
industrial uses.
Promote improvement and enhancement of existing uses to remain, including
rehabilitation, structural repairs, facade and signage improvements, etc.
Maintain and enhance Prairie View Plaza as a major shopping destination within the
Village. Promote continued improvement of the site, the buildings, the parking lots, and
the mix of stores and businesses.
Given the Village's goals under its comprehensive planning process and the conditions
briefly summarized above, the Village has made a determination that it is highly beneficial to
promote the redevelopment of the proposed Sawmill Station TIF District. Ongoing vacancies,
distressed physical condition and the visibility of the vacant or partially vacant structures are
concerns that the Village wants to address.
The proposed TIF District would serve to help reverse the decline of distressed properties
that are located at this prominent gateway to the Village, and allow for revitalization of this
crossroads for retail, commercial and mixed residential uses.
Given the extremely high vacancy rates of properties located in the area, the Village is
favorably disposed toward supporting redevelopment efforts; however, the Village is determined
that redevelopment takes place through the benefit and guidance of comprehensive economic
planning by the Village. Through such a deliberate and coordinated effort, the area is expected to
improve. Development barriers, inherent with current market conditions, which impede economic
growth are expected to be eliminated in both the Existing TIF and the proposed TIF District.
The Village has determined that redevelopment currently planned for the TIF District may
only be feasible with public finance assistance. The Village's creation and utilization of a
redevelopment plan pursuant to the Act is intended to help provide the assistance required to
eliminate conditions detrimental to successful redevelopment of the area ("TIF).
The use of TIF relies upon induced private redevelopment in the RPA creating higher real
estate value that would otherwise decline or stagnate without such investment, leading to increased
property taxes compared to the previous land -use (or lack of use). In this way the existing tax base
for all tax districts is protected and a portion of future increased taxes are pledged to attract the
needed private investment.
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
3
II. QUALIFICATION CRITERIA USED
With the assistance of Village staff, Kane, McKenna and Associates, Inc. examined the
proposed TIF District from August, 2018 to the date of this report, and reviewed information
collected for the area to determine the presence or absence of appropriate qualifying factors listed
in the Act. The relevant sections of the Act are found below.
The Act sets out specific procedures, which must be adhered to in designating a
redevelopment project area. By definition, a "Redevelopment Project Area" is:
"an area designated by the municipality, which is not less in the aggregate than 1 '/z acres
and in respect to which the municipality has made a finding that there exist conditions
which cause the area to be classified as a blighted area or a conservation area, or a
combination of both blighted area and conservation area."
BLIGHTED AREA
The Act states that, "blighted area" means any improved or vacant area within the
boundaries of a redevelopment project area located within the territorial limits of the municipality
where:
(1) If improved, industrial, commercial, and residential buildings or improvements are
detrimental to the public safety, health, or welfare because of a combination of 5 or more of the
following factors, each of which is (i) present, with that presence documented, to a meaningful
extent so that a municipality may reasonably find that the factor is clearly present within the intent
of the Act and (ii) reasonably distributed throughout the improved part of the redevelopment
project area: (65 ILCS 5/11-74.4-3(a).
The Village proposes to qualify the Study Area in part as a "blighted improved area" and
in part as a "blighted vacant area".
(A) Dilapidation: An advanced state of disrepair or neglect of necessary repairs to the
primary structural components of building 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.
(B) Obsolescence: The condition or process of falling into disuse. Structures become ill-
suited for the original use.
(C) Deterioration: 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, that the condition of roadways,
alleys, curbs, gutters, sidewalks, off-street parking and surface storage areas evidence
deterioration, including, but limited to, surface cracking, crumbling, potholes, depressions, loose
paving material and weeds protruding through paved surfaces.
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
4
(D) Presence of Structures Below Minimum Code Standards: 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.
(E) Illegal Use of Individual Structures: The use of structures in violation of applicable
federal, State, or local laws, exclusive of those applicable to the presence of structures below
minimum code standards.
(F) Excessive Vacancies: 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.
(G) Lack of Ventilation, Light, or Sanitary Facilities: The absence of adequate ventilation
for light or air circulation in spaces or rooms without windows, or that require the removal of dust,
odor, gas, smoke or other noxious airborne materials. Inadequate natural light and ventilation
means the absence of skylights or windows for interior spaces or rooms and improper window
sizes and amounts by room area to window area ratios. Inadequate sanitary facilities refer to the
absence or inadequacy of garbage storage and enclosure, bathroom facilities, hot water and
kitchens and structural inadequacies preventing ingress and egress to and from all rooms and units
within a building.
(H) Inadequate Utilities: 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.
(I) Excessive Land Coverage and Overcrowding of Structures and Community Facilities:
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: (i) 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 (ii) the presence of multiple buildings on a single parcel. For there to be
a finding of excessive land coverage, these parcels must 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 reasonably required off-street parking or inadequate provision for loading
service.
(J) Deleterious Land -Use or Layout: The existence of incompatible land -use relationships,
buildings occupied by inappropriate mixed -uses or uses considered to be noxious, offensive or
unsuitable for the surrounding area.
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
5
(K) Environmental Clean -Up: The redevelopment project area has incurred Illinois
Environmental Protection Agency or United States Environmental Protection Agency remediation
costs for, or a study conducted by an independent consultant recognized as having expertise in
environmental remediation has determined a need for the clean-up of hazardous waste, hazardous
substances or underground storage tanks required by State or federal law, provided that the
remediation costs constitute a material impediment to the development or redevelopment of the
redevelopment project area.
(L) Lack of Community Planning: The 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 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 -use 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.
(M) Decline of Equalized Assessed Value: The total equalized assessed value of the
redevelopment project area has declined for three (3) of the last five (5) calendar years prior to the
year in which the redevelopment project area is designated, or is increasing at an annual rate that
is less than the balance of the municipality for three (3) of the last five (5) calendar years, for which
information is available or 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 three (3) of the last five (5) calendar years prior to the year in which the redevelopment project
area is designated.
(2) If vacant, the sound growth of the redevelopment project area is impaired by a
combination of 2 or more of the following factors, each of which is (i) present, with that presence
documented, to a meaningful extent so that a municipality may reasonably find that the factor is
clearly present within the intent of the Act and (ii) reasonably distributed throughout the 'vacant
part of the redevelopment project area to which it pertains:
(A) Obsolete platting of vacant land that results in parcels of limited or narrow size or
configurations of parcels of irregular size or shape that would be difficult to develop on a planned
basis and in a manner compatible with contemporary standards and requirements, or platting that
failed to create rights -of -ways for streets or alleys or that created inadequate right-of-way widths
for streets, alleys, or other public rights-of-way or that omitted easements for public utilities.
(B) Diversity of ownership of parcels of vacant land sufficient in number to retard or
impede the ability to assemble the land for development.
(C) Tax and special assessment delinquencies exist or the property has been the subject
of tax sales under the Property Tax Code within the last 5 years.
(D) Deterioration of structures or site improvements in neighboring areas adjacent to
the vacant land.
Tax Incremental Financing Qualification Report —Proposed Sawmill Station TIF District
Morton Grove, Illinois
6
(E) The area has incurred Illinois Environmental Protection Agency or United States
Environmental Protection Agency remediation costs for, or a study conducted by an independent
consultant recognized as having expertise in environmental remediation has determined a need for,
the clean-up of hazardous waste, hazardous substances, or underground storage tanks required by
State or federal law, provided that the remediation costs constitute a material impediment to the
development or redevelopment of the redevelopment project area.
(F) The total equalized assessed value of the proposed redevelopment project area has
declined for 3 of the last 5 calendar years prior to the year in which the redevelopment project area
is designated or is increasing at an annual rate that is less than the balance of the municipality for
3 of the last 5 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 5 calendar years prior to the year in
which the redevelopment project area is designated.
(3) If vacant, the sound growth of the redevelopment project area is impaired by one of the
following factors that (i) is present, with that presence documented, to a meaningful extent so that
a municipality may reasonably find that the factor is clearly present within the intent of the Act
and (ii) is reasonably distributed throughout the vacant part of the redevelopment project area to
which it pertains:
(A) The area consists of one or more unused quarries, mines, or strip mine ponds.
(B) The area consists of unused railyards, rail tracks, or railroad rights-of-way.
(C) The area, prior to its designation, is subject to (i) chronic flooding that adversely
impacts on real property in the area as certified by a registered professional engineer or appropriate
regulatory agency or (ii) surface water that discharges from all or a part of the area and contributes
to flooding within the same watershed, but only if the redevelopment project provides for facilities
or improvements to contribute to the alleviation of all or part of the flooding.
(D) The area consists of an unused or illegal disposal site containing earth, stone,
building debris, or similar materials that were removed from construction, demolition, excavation,
or dredge sites.
(E) Prior to November 1, 1999, the area is not less than 50 nor more than 100 acres and
75% of which is vacant (notwithstanding that the area has been used for commercial agricultural
purposes within 5 years prior to the designation of the redevelopment project area), and the area
meets at least one of the factors itemized in paragraph (1) of this subsection, the area has been
designated as a town or village center by ordinance or comprehensive plan adopted prior to January
1, 1982, and the area has not been developed for that designated purpose.
(F) The area qualified as a "blighted area" immediately prior to becoming vacant,
unless there has been substantial private investment in the immediately surrounding area.
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
7
III. THE STUDY AREA
The Study Area is generally situated along the north and south sides of Dempster Street,
roughly between Sayre Avenue to the west and Birch Avenue to the east, and along the east and
west sides of Waukegan Road, roughly between Greenwood Avenue and Davis Street to the north,
and Crain Street to the south. (Refer to map exhibit.)
IV. METHODOLOGY OF EVALUATION
In evaluating the Study Area's potential qualification as a TIF District, the following
methodology was utilized:
1) Site surveys of the properties were undertaken by representatives from KMA. Site surveys
were completed for each tract of land (based upon Sidwell blocks), within the area.
2) KMA completed the exterior evaluation of structures. Additionally, 2012 through 2017
tax information from the Cook County Clerk's Office, Sidwell parcel tax maps, site data,
local history (discussions with Village staff), and an evaluation of area -wide factors that
have affected the area's development (e.g., lack of community planning) have been
reviewed. As part of its review, KMA reviewed the area in its entirety. Village
redevelopment goals and objectives for the area were also reviewed with Village staff. A
photographic analysis of the area was conducted and was used to aid this evaluation.
3) Existing structures and site conditions were initially surveyed to the best and most
reasonable extent possible, and only in the context of investigating TIF Act criteria factors
of specific structures and site conditions on the parcels.
4) The proposed TIF District was examined to assess the applicability of the different factors
required for qualification for TIF designation under the Act. Evaluation was made by
reviewing the information and determining how each measured when evaluated against the
relevant factors. The Study Area was examined to determine the applicability of the
different blighted area factors for qualification for TIF designation under the TIF Act.
5) Blighted area findings include improved area factors as such factors are described in TIF
Act and summarized above.
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
8
V. QUALIFICATION OF PROPOSED RPA/FINDINGS OF ELIGIBILITY
As a result of KMA's evaluation and analysis of each of the eligibility factors summarized
in Section II, the following factors are presented to support qualification of the Study Area as a
"blighted area".
BLIGHTED IMPROVED AREA FACTORS (MUST INCLUDE FIVE OR MORE
ADDITIONAL FACTORS)
Blighted Improved Area
Maximum
Possible Factors per Statute
Minimum Factors Needed to
Qualify per Statute
Qualifying Factors Present in
Study Area Prior to Becoming
Vacant
13
5
7
• Obsolescence
• Deterioration
• Excessive Vacancies
• Lack of Community Planning
• Code Violations
• Declining/Lagging EAV
• Inadequate Utilities
1. Obsolescence
Obsolescence is defined as the condition or process of falling into disuse. This
factor can also be defined as a structure(s) that has become ill-suited for its original
use.
Functional and economic obsolescence are present in the proposed TIF District due
to excessive vacancies, current market factors, and the physical condition of the
buildings. The Prairie View Plaza Shopping Center, the largest group of properties
in the Study Area, is marginally utilized in relation to the surrounding significant
arterial road visibility and traffic volumes and the size of the property.
The shopping center's original anchor was an E.J. Korvette store (including an
automotive facility) which was designed over fifty (50) years ago. After many
years, this anchor space closed, and was subsequently occupied by LA Fitness and
a group of other smaller users, most of which have also closed. Occupancy of its
space was followed by a K&G Menswear in 2014, which also subsequently closed.
A Dominick's grocery store occupied the west end of the site until it closed in 2013.
These tenant users represented over 20% of the space in this shopping center. Both
the design and overall functionality of the original building structures are ill suited
for today's more contemporary retail market standards and requirements.
Tax Incremental Financing Qualification Report —Proposed Sawmill Station TIF District
Morton Grove, Illinois
9
The physical condition of the site has resulted in economic obsolescence due to the
ongoing deterioration of the improvements, as well as a significant amount of code
violations (see below). The buildings have fallen into disuse over the course of the
last several years, and have become unsuitable for today's retail market
environment, due to the conditions described herein.
2. Deterioration of Site Improvements and Structures
Deterioration can be evidenced in major or secondary building defects. For
example, such defects include but are not limited to, defects in building components
such as windows, porches, gutters, doors, brick, mortar and stucco. The building
and site improvements have exhibited various degrees of deterioration which
require repairs, upgrades and replacement.
Several of the properties of the proposed TIF District exhibit deteriorated
conditions in both site improvements and building components. The site conditions
are characterized by, among other things, the following:
Extensively cracked and crumbling pavement, along with potholes in
parking lot areas and driveways, requiring re -surfacing
Weed/vegetation growth in cracked pavement and/or loose pavement
material.
Faded and cracked parking space striping and curb caution -paint,
requiring re -painting
Crumbling curb and gutter throughout parking areas and approaches,
requiring removal and replacement
Deteriorated building conditions include:
Roof sections of the shopping center are reported to be in deteriorated
condition based on Village inspection and mold growth is present due to
water damage.
Rear loading areas and stairways at the shopping center also exhibit
deterioration, with corroded rail systems and crumbling stairs and ramps
Exterior masonry and other building exterior surfaces at certain building
locations are in need of tuckpointing or painting, and repairs
3. Excessive Vacancies
Excessive vacancies are present due to buildings that are unoccupied or
underutilized and represent an adverse influence on the area.
More than twenty (20), or twenty-seven percent (27%), of the parcels in the
proposed TIF District exhibit vacancies, consisting of either vacant commercial
buildings or vacant lots on which structures have been demolished. The Prairie
Tax Incremental Financing Qualification Report —Proposed Sawmill Station TIF District
Morton Grove, Illinois
10
View Plaza shopping center suffers from numerous vacancies. According to Cook
County Assessor's data and Village sales tax data, the shopping center's occupancy
ranges from 25% to 40%, and has persisted since 2011 or earlier. The impact of
these vacancies in this 250,000+/- square foot shopping center, which is located at
a key commercial intersection of major arterial streets, near the Village's western
boundary, (Dempster Street and Waukegan Road) represents a significant adverse
influence on the area.
Note: Prior to any demolition, the Prairie View Plaza shopping center contained
approximately 349,000 square feet of space.
4, Lack of Community Planning
According to the Act, an area suffers from a lack of community planning if the area
was developed prior to, or without the benefit, of a community plan.
The main buildings in the proposed TIF District were built over 50 years ago, prior
to the adoption of the Village first comprehensive plan in 1978. The absence of
coordinated setbacks, the lack of buffering between uses, and the need for
coordinated stormwater management as well as internal circulation issues between
sites, all reinforce the fact that the area was developed without benefit of modern,
comprehensive community planning.
Also lacking until recent years has been effective and sustained economic
development plans and strategies intended to address the coordinated
redevelopment of the entire Dempster area.
Landscaping and screening are needed to provide a visual barrier to certain uses.
Deficiencies in terms of lack of landscaping buffers remain and have not been
corrected on an area -wide basis.
Internal traffic circulation is a primary challenge to coordinating future land -use
and promoting redevelopment. Cross access between adjacent compatible
commercial uses should be encouraged throughout. Cross access would improve
safety and efficiency of traffic flow to and within the property.
5. Code Violation
Structures that do not meet standards of zoning, subdivision, building, fire, or other
governmental codes (excluding housing or property maintenance codes) contribute
to the presence of this factor.
The Prairie View Plaza shopping center property has been cited for numerous code
violations including the following area wide components:
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
11
a) Roof (potential structural damage in the central area roof and the presence
of water damage).
b) Unsafe Equipment — commercial, heating, ventilation, and air conditioning
systems are required repairs to be in safe and operate condition.
c) Mold — the presence of mold was found in several vacant structures
(including ceiling tiles).
d) Exterior property area conditions — disrepair of drives, parking areas,
stairways and lack areas was noted.
e) Possible pest infestation.
In addition, citations are present over multiple areas of the property, the Village also cited
over 150 violations for specific components or portions of the buildings. Portions of
structures (including a free-standing building) have been demolished since the Spring of
2018.
6. Declining EAV.
Lagging or Stagnant EAV. The EAV of the proposed TIF District has declined for
three (3) of the last five (5) years and is less than the CPI and the Village rate of
growth for three (3) of the last five (5) years (refer to chart below).
urce: Cook County Clerk, Cook County Assessor, and U.S. Bureau of Labor Statistics
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
12
2017
2016
2015
2014
2013
2012
Total EAV
for TIF
District
16,092,875
15,527,008
16,111,808
16,969,550
16,634,790
19,737,703
EAV
Change
(%)
3.6%
-3.6%
-5.1%
2.0%
-15.7%
Village-
wide EAV
(Excluding
TIF)
800,660,363
797,471,804
679,728,115
684,958,528
672,582,503
791,379,780
Village
EAV
Change
(%)
0.4%
17.3%
-0.8%
1.8%
-15.0%
CPI
2.10%
1.30%
0.10%
1.60%
1.50%
urce: Cook County Clerk, Cook County Assessor, and U.S. Bureau of Labor Statistics
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
12
7. Inadequate Utilities
Current stonnwater runoff from the Prairie View Plaza shopping center is not
managed by any kind of a storm water detention or retention system, and the site
does not currently contain adequate stonnwater utilities to detain and mitigate
runoff. As was noted in the 2012 TIF study, water and sewer lines in Dempster
Street and Waukegan Road were installed before 1960, with some possibly dating
back to the 1930s. The 10" water main on Dempster, in particular, is thought to
have been installed in 1932. Village staff stated that they consider 80 years to be
the normal lifespan of water and sewer lines, which suggests that the water lines
are at or near the end of their normal functioning life.
Tax Incremental Financing Qualification Report — Proposed Sawmill Station TIF District
Morton Grove, Illinois
13
VI. SUMMARY OF FINDINGS AND OVERALL ASSESSMENT OF
QUALIFICATION
The following is a summary of relevant qualification findings as it relates to potential
designation of TIF District by the Village.
1. The area is contiguous and is greater than 11/ acres in size.
2. The area qualifies as a "blighted area" as defined in the Act. A more detailed
analysis of the qualification findings is outlined in this report.
3. All property in the area would substantially benefit by the proposed redevelopment
project improvements.
4. The sound growth of taxing districts applicable to the area, including the Village,
has been impaired by the factors found present in the area.
5. The area would not be subject to redevelopment without the investment of public
funds, including property tax increments.
These findings, in the judgment of KMA, provide the Village with sufficient justification
to consider designation of the TIF District.
The area has not benefited from updated and current planning efforts by either the public
or private sectors in relation to current market conditions. There is a need to focus redevelopment
efforts relating to business attraction as well as the coordination of redevelopment efforts for new
uses. There efforts will be important to the area's continued improvement and preservation of tax
base.
Tax Incremental Financing Qualification Report —Proposed Southeast Dempster Waukegan TIF District
Morton Grove, Illinois
14
TIF BOUNDARY MAP
• - 0
• 1
0
11.1
u-
_ 2lZ
TtflI
CCir
tj
.1- 1
• 3
1-.055 51
3 5
/.. (CPC. 1.. 5" --- .. • •
... • 1
/ ' •• •-•• • •
••••• • I
r /lit?' --t 72
1 i
2..q.,
I.
tt
-It •
„up
LSEt
. ,
-- ?.... -....n.w.evirni Loa, woFmmi
SOnm
- - UISINEST @1I#$1 \ z oTianzi ittro.43 .2-A
J
S ,
k
— .__-`.. pimps uSE OF TOE NOST1IWEST S
ts tIO 2.--NOOTI1 IASE OF
OUARTFA OF actin; 1S-41-13 I
122‘r \ THE 11011111EAST
WASTER OF
SECTION 19-41-13
409:,
no• Oste
_ T
POINT OF
BEGINNING
I
11 CHRISTOPHER B. BURKE
.11103031515, 130
B42.I'5 iles1 tilogIrt !Fool
5..',11 '30. Postmor.-. Ili:tote t.03f
do: EP CSC:"
twoRTONCRovEkt200.ettASt.RVEY fk$40004(11,7,23.5.1F
PROPOSED SAWMILL STATION TIF
12,
VILLAGE Or VOP -GN
PRFP411: rOA
'ILALA Of MORTON GPM
tat 5.111
310.
053.
Stkft
1.113.331 C.
133340
31.15.
<1.fl 2315
0-1 1 0
411.10
EXHIBIT D
EXISTING LAND USE MAP
Sawmill Station TIF District
Existing Land Use Map
Land Use
MI mixedUse. Residentat CommercialIRetell
® PWicdnatitWonet
Fri Nam
RPA Boundary
EXHIBIT E
FUTURE LAND USE MAP
Sawmill Station TIF District
Proposed Land Use Map
STATE OF ILLINOIS )
) SS
COUNTY OF COOK )
CERTIFICATION OF ORDINANCE AND MINUTES
1, the undersigned, do hereby certify that I am the duly qualified and acting Village Clerk
of the Village of Morton Grove, Cook County, Illinois (the "Village"), and that as such official I
am the keeper of the records and files of the President and Trustees of the Village (the
"Corporate Authorities").
I do further certify that the foregoing is a full, true and complete transcript of that portion
of the minutes of the meeting of the Corporate Authorities held on the 8111 day of July 2019,
insofar as same relates to the adoption of an ordinance entitled:
AN ORDINANCE OF THE VILLAGE OF MORTON GROVE
APPROVING THE REDEVELOPMENT PLAN AND PROJECT FOR THE SAWMILL
STATION REDEVELOPMENT PROJECT AREA
a true, correct and complete copy of which said ordinance as adopted at said meeting appears in
the foregoing transcript of the minutes of said meeting.
I do further certify that the deliberations of the Corporate Authorities on the adoption of
said ordinance were conducted openly, that the vote on the adoption of said ordinance was taken
openly, that said meeting was held at a specified time and place convenient to the public, that
notice of said meeting was duly given to all of the news media requesting such notice; that an
agenda for said meeting was posted at the location where said meeting was held and at the
principal office of the Corporate Authorities at least 48 hours in advance of the holding of said
meeting and was continuously made available for viewing for at least the 48 hour period in
advance of the holding of the meeting; that said agenda described or made specific reference to
said ordinance; that said meeting was called and held in strict compliance with the provisions of
the Open Meetings Act of the State of Illinois, as amended, and the Illinois Municipal Code, as
amended, and that the Corporate Authorities have complied with all of the provisions of said Act
and said Code and with all of the procedural rules of the Corporate Authorities.
IN WITNESS WHEREOF, I hereunto affix my official signature and the seal of the Village,
this 8th day of July 2019.
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
(SEAL)
STATE OF ILLINOIS
) SS
COUNTY OF COOK
CERTIFICATION OF ORDINANCE AND MINUTES
I, the undersigned, do hereby certify that I am the duly qualified and acting Village Clerk
of the Village of Morton Grove, Cook County, Illinois (the "Village"), and that as such official I
am the keeper of the records and files of the President and Trustees of the Village (the
"Corporate Authorities").
I do further certify that the foregoing is a full, true and complete transcript of that portion
of the minutes of the meeting of the Corporate Authorities held on the 8'h day of July 2019,
insofar as same relates to the adoption of an ordinance entitled:
AN ORDINANCE OF THE VILLAGE OF MORTON GROVE
APPROVING THE REDEVELOPMENT PLAN AND PROJECT FOR THE SAWMILL
STATION REDEVELOPMENT PROJECT AREA
a true, correct and complete copy of which said ordinance as adopted at said meeting appears in
the foregoing transcript of the minutes of said meeting.
I do further certify that the deliberations of the Corporate Authorities on the adoption of
said ordinance were conducted openly, that the vote on the adoption of said ordinance was taken
openly, that said meeting was held at a specified time and place convenient to the public, that
notice of said meeting was duly given to all of the news media requesting such notice; that an
agenda for said meeting was posted at the location where said meeting was held and at the
principal office of the Corporate Authorities at least 48 hours in advance of the holding of said
meeting and was continuously made available for viewing for at least the 48 hour period in
advance of the holding of the meeting; that said agenda described or made specific reference to
said ordinance; that said meeting was called and held in strict compliance with the provisions of
the Open Meetings Act of the State of Illinois, as amended, and the Illinois Municipal Code, as
amended, and that the Corporate Authorities have complied with all of the provisions of said Act
and said Code and with all of the procedural rules of the Corporate Authorities.
IN WITNESS WHEREOF, I hereunto affix my official signature and the seal of the Village,
this 8th day of July 2019.
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
(SEAL)