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CITY OF WEST CHICAGO
FINANCE COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: ‘+. A-C.
Downtown TIF District 2
City of West Chicago FILE NUMBER:
COMMITTEE AGENDA DATE: Feb. 24, 2022
Ordinance No. 22-0-0006
Ordinance No. 22-O-0007
Ordinance No. 22-0-0008
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
The City of West Chicago has been working on dissolving the formerly existing Downtown Tax
Increment Finance (TIF) District and creating a replacement TIF District called Downtown TIF District
2. In fact, the City Council voted in December to end what was the existing Downtown TIF, effective
December 31, 2021. Furthermore, a Public Hearing on forming a new TIF, known as Downtown TIF
District 2, was conducted at the City Council meeting of February 21, 2022, following the publishing of
the required legal notices.
The next and final steps in establishing the Downtown TIF District 2 involves adopting three enabling
ordinances:
e 22-0-0006: Ordinance setting Dates
e 22-0-0007: Ordinance Designating Redevelopment Project Area
e 22-0-0008: Ordinance Adopting Tax Increment Financing
Staff finds these ordinances to be necessary, complete and ready for adoption and recommends
such.
ACTION PROPOSED:
Recommend approval of the three draft Ordinances creating the Downtown TIF District 2.
COMMITTEE RECOMMENDATION:
Attached:
Ordinances

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ORDINANCE NO. 22-0-0006
AN ORDINANCE OF THE CITY OF WEST CHICAGO, DUPAGE COUNTY, ILLINOIS
APPROVING THE DOWNTOWN TAX INCREMENT FINANCING DISTRICT NO. 2
REDEVELOPMENT PROJECT AREA REDEVELOPMENT PLAN AND PROJECT
WHEREAS, the City of West Chicago (“City”) is a home rule unit of local
government pursuant to Section 6 of Article VII of the Constitution of the State of Illinois,
and has the authority to exercise any power and perform any function pertaining to its
government and affairs; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and
perform and function pertaining to its government and affairs for the protection of the
public health, safety, morals and welfare; and
WHEREAS, the Mayor and City Council of the City desire to implement tax
increment financing pursuant to the Tax Increment Allocation Redevelopment Act, 65
ILCS 5/11-74.4-1, et seq. (“TIF Act”) for the City’s Downtown Tax Increment Financing
District No. 2 (“TIF District”) redevelopment plan and project (“TIF Plan”), and designate
the tax increment redevelopment project area (“Redevelopment Project Area”) relative to
the TIF District; and
WHEREAS, the City authorized a study in regard to the designation of the
Redevelopment Project Area for the TIF District and the adoption of the TIF Plan in
relation thereto; and
WHEREAS, on December 20, 2021, the City announced the availability of the TIF
Plan, with said TIF Plan containing an eligibility report for the TIF District addressing the
tax increment financing eligibility of the Redevelopment Project Area (“Eligibility Report’);
and
WHEREAS, a public hearing regarding the TIF Plan was held on February 21,
2022; and
WHEREAS, the Mayor and City Council of the City desire to implement tax
increment financing pursuant to the TIF Act for the TIF Plan within the municipal
boundaries of the City and within the Redevelopment Project Area described and
depicted in EXHIBIT A-1 and EXHIBIT A-2, both being attached hereto and made part
hereof; and
WHEREAS, the City has complied with the specific notice, Joint Review Board
meeting and public hearing requirements provided for in the TIF Act as a prerequisite to
approving the TIF Plan in relation to the TIF District, in that the City has taken the following
actions:
22-0-0006 1

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ACTION DATE TAKEN
Approved, by Motion, the preparation of July 19, 2021
the Eligibility Report and TIF Plan
2. | Published the TIF Interested Parties Registry notice October __, 2021
in the newspaper
Announced the availability of the Eligibility Report December 20, 2021
and the TIF Plan, at a City Board meeting
Approved Ordinance calling for a Joint Review Board January 3, 2022
meeting and a Public Hearing relative to the proposed
approval of the Redevelopment Project Area and the TIF
Plan in relation thereto
Mailed a copy of the Eligibility Report and the TIF Plan, January 4, 2022
a notice of the Joint Review Board meeting and the
Public Hearing, and the Ordinance setting the date of
the Joint Review Board meeting and the Public Hearing,
to all taxing districts and the Illinois Department of
Commerce and Economic Opportunity (by certified mail,
return receipt requested)
Mailed notices relative to the availability of the Eligibility January 4, 2022
Report and TIF Plan to all residential addresses within
750 feet of the boundaries of the Redevelopment Project
Area, to all parties who were registered on the City’s TIF
Interested Parties Regi by First Class U.S. Mail
Approved Ordinance correcting a scrivener’s error in the January 17, 2022
Ordinance adopted in Step 4. above
Held the Joint Review Board meeting 19, 2022
Published notice of the Public Hearing in the newspaper | Week of January 24,
twice 2022
10. | Mailed notices of the Public Hearing to each taxpayer of January 25, 2022
record (by certified mail, return receipt requested) within
the Redevelopment Project Area and to each person on
the City’s TIF Interested Parties Registry (by First Class
U.S. Mail
Held a Public Hearing February 21, 2022
; and
WHEREAS, on January 19, 2022, the Joint Review Board, relative to the TIF
District, recommended the approval of the Redevelopment Project Area and approval of
the TIF Plan in relation thereto; and
WHEREAS, pursuant to the TIF Act, the City has waited at least fourteen (14)
days, but not more than ninety (90) days, from the Public Hearing date to take action on
this Ordinance approving the TIF Plan; and
WHEREAS, the TIF Plan sets forth the conditions in the Redevelopment Project
Area qualifying the Redevelopment Project Area as a “conservation area,” and the Mayor
22-0-0006 2

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and City Council of the City have reviewed testimony concerning said conditions
presented at the Public Hearing and are generally informed of the conditions causing the
Redevelopment Project Area to qualify as an “conservation area,” as said term is defined
in Section 5/11-74.4-3 of the TIF Act (65 ILCS 5/11-74.4-3); and
WHEREAS, the Mayor and City Council of the City have reviewed the conditions
pertaining to the lack of private investment in the Redevelopment Project Area to
determine whether private development would take place in the Redevelopment Project
Area as a whole without the adoption of the TIF Plan; and
WHEREAS, it is the intent of the Mayor and City Council of the City to utilize the
tax increment from all sources authorized by law, with such revenues to be exclusively
utilized for the development of the TIF Plan within the Redevelopment Project Area
(except as provided in 65 ILCS 5/11-74.4-4(q), as incorporated into the TIF Plan budget
of estimated redevelopment project costs); and
WHEREAS, the Redevelopment Project Area would not reasonably be
redeveloped without the use of such incremental revenues; and
WHEREAS, the Mayor and City Council of the City have reviewed the conditions
pertaining to real property in the Redevelopment Project Area to determine whether
contiguous parcels of real property and improvements thereon in the Redevelopment
Project Area would be substantially benefited by the TIF Plan improvements;
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF WEST CHICAGO, DUPAGE COUNTY, ILLINOIS, AS FOLLOWS:
SECTION 1: Incorporation. That the recitals above shall be and are hereby
incorporated in this Section 1 as if restated herein.
SECTION 2: Findings. That the Mayor and City Council of the City hereby make
the following findings:
A. The area constituting the Redevelopment Project Area is described and
depicted as set forth in the attached EXHIBIT A-1 and EXHIBIT A-2;
B. There exist conditions which cause the area proposed to be designated as
the Redevelopment Project Area to be classified as a “conservation area,” as such term
is defined in Section 5/11-74.4-3 of the TIF Act (65 ILCS 5/11-74.4-3);
G The Redevelopment Project Area on the whole has not been subject to
growth and redevelopment through investment by private enterprise and would not be
reasonably anticipated to be redeveloped without the adoption of the TIF Plan;
D. The Redevelopment Project Area would not reasonably be redeveloped
without the tax increment derived from real property tax incremental revenues, and the
22-0-0006 3

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increment from such revenues will be exclusively utilized for the redevelopment as
outlined in the TIF Plan within the Redevelopment Project Area (except as provided in 65
ILCS 5/11-74.4-4(q), as incorporated into the TIF Plan budget of estimated
redevelopment project costs);
E. The TIF Plan conforms to the City’s Comprehensive Plan for the
development of the City as a whole;
F. The parcels of real property in the Redevelopment Project Area are
contiguous and only those contiguous parcels of real property and improvements thereon
which will be substantially benefited by the TIF Plan are included in the Redevelopment
Project Area;
G. The estimated date for final completion of the TIF Plan is December 31st of
the year in which the payment to the City Treasurer is made with respect to ad valorem
taxes levied in the twenty-third (23rd) calendar year after the year in which the ordinance
approving the Redevelopment Project Area is adopted, which, as to the TIF District, is
December 31, 2046; and
H. The estimated date for retirement of obligations incurred to finance TIF Plan
costs is not later than December 31st of the year in which the payment to the City
Treasurer is made with respect to ad valorem taxes levied in the twenty-third (23rd)
calendar year after the year in which the ordinance approving the Redevelopment Project
Area is adopted, which, as to the TIF District, is December 31, 2046.
SECTION 3: TIF Plan Approval. That the TIF Plan is hereby adopted and
approved. A copy of said TIF Plan is attached hereto as EXHIBIT B and made a part
hereof.
SECTION 4: Severability. That 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: Repeal. That all ordinances, resolutions, motions or parts thereof in
conflict with this Ordinance shall be and the same are hereby repealed.
SECTION 6: Effect. That this Ordinance shall be in full force and effect upon its
adoption, approval and publication in pamphlet form as provided by law.
22-0-0006 4

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PASSED this day of , 2021.
Alderman Beifuss Alderman Chassee
Alderman Sheehan Alderman Brown
Alderman Hallett Alderman Dettman
Alderman Birch-Ferguson Alderman Dimas
Alderman Swiatek 1 kt Alderman Garling
Alderman Stout - 7 Alderman Short
Alderman Jakabcsin a Alderman Morano
APPROVED as to form:
City Attorney
APPROVED THIS day of , 2021.
Mayor Ruben Pineda
ATTEST:
City Clerk Nancy M. Smith
PUBLISHED:
22-0-0006 5

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[Extraction: OCR (rendered-page OCR)]
9 9000-0-22
:464ZS0-90024
YAEWNN LNAWNDOU SV 9002 ‘12 HONVW G4A0YHOOSY SV ‘NOISIAIGENSAY II
AYLN3A9 AVMALVS SHL NI} LOT AO ANI LSVA AHL SO NOISNALXS ATHSHLNOS
AHL HLIM NOILOASYHALNI 4O LNIOd V OL LAAYLS NIVW CIVS 4O ANI AVM
-dO-LHOIY ATYSAHLNOS AHL ONOT ATYSALSV4A GNV ATYALSVSHLYON SADNAHL
‘LASYLS NIVW AO ANI AVM-SO
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NYSLSSMHLYON 8 OSVOIHO SHL ATYSAWYOS) AVMIIVYE O1sIDVd NOINN
AHL AO AVM-SO-LHSIY ATHSAHLYON CIVS ONOW ATYALSVAHLNOS ADNSHL
(AVMTIVe NYALSSMHLYON 8 OOVIIHD
FHL ATYSAWYOS) AVMIVY O15IOVd NOINN SHL 4O AVM-SO-LHOIY ATHSHLYON
GIVS NO LNIOd V OL LW1d NOILVGMOSNOD LOIWLSIG AYVeal] OOVOIHD LSAM
NI | LOT 40 ANI ATHSLSSMHLYON CIVS SNOW ATYALSAMHLNOS ADNSHL
; -L18902-Z661LY YSAGWNNN LNAWNOO SV 266! ‘62 YHSAEOLOO GAGHOOsSY
SV LV1d NOILVGIMOSNOD LOINLSIG AXYVedI OSVSIHD LSSAM NI | LO1 40 SANIT
ATHALSSAMHLYON AHL NO LNIOd V ONISE OSTV YANYHOO LSAMHLNOS CIVS
AOAYSAHL YANYHOO LSAMHLNOS AHL OL LWid LNSNSSSASSV S.GOOMUYSHSI
NI - 1LO1 GIVS 4O ANI LSAM AHL SNOW ATYSALSVAHLNOS SODNAHL
: ‘GCSCE6-6G61Y YAGINNN
LNAWNDOG SV 6S61 ‘22 AINF GAGHODSY SV ‘LV1d LNAWSS3SSV S.GOOMUYSHSI
NI + LO1 S40 YANYOO LSSMHLYON SHL OL LASYLS NOLONIHSVM 4O
SANIT AVM-4O-LHSIY ATHSALSVAHLNOS GIVS SNOT ATHSALSVAHLYON SDNSHL
-LAAYLS NOLONIHSVM sO ANIT AVM-SO-LHOIY
ATHALSVAHLNOS SHL NO LNIOd V ONISE OS TV YANHOO LSSAMHLYON IVS
ASOAYAHL YANYOO LSSAMHLYON AHL OL NOILVGMOSNOD AO LV1d S.WIHO19S
NI | L071 GIVS 4O ANIT ATHSLSAM AHL ONOW ATYSLSSMHLYON SONAHL
(AVM Va NYSLSSMHLYON
8 OOVOIHO AHL ATYAWYOS) AVMIVY OIsIOVd NOINN SHL 4O AVM-AO-LHOIY
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[Extraction: OCR (rendered-page OCR)]
THENCE NORTHERLY ALONG SAID SOUTHERLY EXTENSION AND THE EAST LINE
OF LOT 1 IN THE GATEWAY CENTRE II RESUBDIVISION TO THE NORTHEAST
CORNER THEREOF;
THENCE WEST ALONG THE NORTH LINE OF SAID LOT 1 IN THE GATEWAY
CENTRE || RESUBDIVISION TO THE NORTHWEST CORNER THEROF, SAID
NORTHWEST CORNER ALSO BEING A POINT ON THE SOUTH LINE OF COLFORD
Seen, AS RECORDED APRIL 24, 1889 AS DOCUMENT NUMBER R1889-
4 ;
THENCE WEST ALONG SAID SOUTH LINE OF COLFORD SUBDIVISION TO THE A
POINT ON THE EAST LINE OF THE WEST 219.78 FEET OF THE NORTH 34.5 FEET
OF THE SOUTH 247.5 FEET OF THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF SAID SECTION 10;
THENCE SOUTH ALONG SAID EAST LINE OF THE WEST 219.78 FEET TO A POINT
ON THE SOUTH LINE OF SAID NORTH 34.5 FEET OF THE SOUTH 247.5 FEET OF
The NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION
THENCE WEST ALONG SAID SOUTH LINE OF SAID NORTH 34.5 FEET OF THE
SOUTH 247.5 FEET OF THE NORTHEAST QUARTER OF THE NORTHWEST
QUARTER OF SAID SECTION 10 TO A POINT ON THE EAST LINE OF HESLOP’S
EUPiON TO TURNER AS RECORDED JULY 24, 1874 AS DOCUMENT NUMBER
480;
THENCE NORTH ALONG SAID EAST LINE OF HESLOP’S ADDITION TO TURNER TO
A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF COLFORD AVENUE;
THENCE EAST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF COLFORD AVENUE
TOA POINT OF INTERSECTION WITH THE SOUTHERLY EXTENSION OF THE EAST
RIGHT-OF-WAY LINE OF OAKWOOD AVENUE;
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND THE EAST RIGHT-
OF-WAY LINE OF OAKWOOD AVENUE TO A POINT OF INTERSECTION WITH THE
NORTHEASTERLY EXTENSION OF THE NORTHWESTERLY RIGHT-OF-WAY LINE
OF CHICAGO STREET;
THENCE SOUTHWESTERLY ALONG SAID NORTHEASTERLY EXTENSION AND
THE NORTHWESTERLY RIGHT-OF-WAY LINE OF CHICAGO STREET TO A POINT
ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF HIGH STREET;
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE
OF HIGH STREET TO A POINT OF INTERSECTION WITH THE NORTHEASTERLY
EXTENSION OF THE SOUTHEASTERY LINE OF LOT 11 IN BLOCK 3 OF TOWN OF
er haa AS RECORDED JULY 22, 1856 AS DOCUMENT NUMBER
THENCE SOUTHWESTERLY ALONG SAID NORTHEASTERLY EXTENSION AND
THE SOUTHEASTERY LINE OF LOT 11 IN BLOCK 3 OF TOWN OF JUNCTION
SUBDIVISION TO A POINT ON THE NORTHEASTERLY LINE OF THE
SOUTHWESTERLY 55 FEET OF SAID LOT 11 AND LOT 12 IN BLOCK 3 OF TOWN OF
JUNCTION SUBDIVISION;
22-0-0006 7

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[Extraction: OCR (rendered-page OCR)]
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF THE
SOUTHWESTERLY 55 FEET OF LOT 11 AND LOT 12 TO A POINT ON THE
SOUTHEASTERLY RIGHT-OF-WAY LINE OF GALENA STREET;
THENCE NORTHEASTERLY ALONG SAID SOUTHEASTERLY RIGHT-OF-WAY LINE
OF GALENA STREET AND THE NORTHEASTERLY EXTENSION THEREOF TO A
POINT ON THE NORTH RIGHT-OF-WAY LINE OF WASHINGTON STREET;
THENCE WEST ALONG SAID NORTH RIGHT-OF-WAY LINE OF WASHINGTON
SEG TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF ARBOR
THENCE NORTHWESTERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE OF
ARBOR AVENUE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF MC
CONNELL AVENUE;
THENCE WEST ALONG SAID NORTH RIGHT-OF-WAY LINE OF MC CONNELL
pe TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF FREMONT
THENCE SOUTHEASTERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE OF
FREMONT STREET TO THE SOUTHEAST CORNER OF LOT 1 IN _E.M. WALEN
RES CeO E DN: AS RECORDED OCTOBER 20, 2006 AS DOCUMENT NUMBER
THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 1 IN E.M. WALEN
RESUBDIVISION TO THE SOUTHWEST CORNER THEREOF, SAID SOUTHWEST
CORNER ALSO BEING A POINT ON THE EAST LINE OF LOT 2 IN THE ASSESSMENT
PLAT OF PART OF BLOCK 17 OF MC CONNELL’S TOWN OF TURNER, AS
RECORDED AUGUST 10, 1949 AS DOCUMENT NUMBER R1949-573644;
THENCE SOUTH ALONG SAID EAST LINE OF LOT 2 IN THE ASSESSMENT PLAT OF
PART OF BLOCK 17 OF MC CONNELL’S TOWN OF TURNER TO THE SOUTHEAST
CORNER THEREOF;
THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF SAID LOT 2 TO THE
NORTHWEST CORNER THEREOF, SAID NORTHWEST CORNER ALSO BEING A
POINT ON THE SOUTH RIGHT-OF-WAY LINE OF SAID MC CONNELL AVENUE;
THENCE NORTH ALONG A LINE PERPENDICULAR TO SAID SOUTH RIGHT-OF-
WAY LINE OF MC CONNELL AVENUE TO A POINT ON THE NORTH RIGHT-OF WAY
LINE OF SAID MC CONNELL AVENUE;
THENCE WEST ALONG SAID NORTH RIGHT-OF WAY LINE OF MC CONNELL
AVENUE TO A POINT ON THE NORTHEASTERLY LINE OF LOT 1 IN JACOBSON’S
Be SE SOMENT PLAT, AS RECORDED MARCH 10, 1958 AS DOCUMENT NUMBER
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF LOT 1 IN
JACOBSON’S ASSESSMENT PLAT TO THE MOST NORTHERLY CORNER OF SAID
LOT 1, SAID CORNER ALSO BEING A POINT ON THE NORTHEASTERLY RIGHT-OF-
WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILROAD;
THENCE SOUTHWESTERLY ALONG A LINE, 100.5 FEET, TO A POINT OF
INTERSECTION OF THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF SAID
CHICAGO AND NORTHWESTERN RAILROAD AND THE EASTERLY RIGHT-OF-WAY
LINE OF THE ELGIN, JOLIET AND EASTERN RAILROAD;
22-0-0006 8

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[Extraction: OCR (rendered-page OCR)]
6 9000-0-22
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(AVMI1VY NYSLSSMHLYON 8 ODVOIHD SHL ATYSINYOS)
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NO LNIOd V OL JOSYSHL NOISNALX4 ATHSLSVAHLNOS SHL GNV 9 YOO7E NI
ZL LOT GIVS SO SANIT ATHSLSVAHLYON SHL SNOW ATYSLSVSHLNOS SONSHL
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AHL OL + L071 GIVS 40 SANIT ATYALSAM SHL ONO ATYALSVAHLNOS SDONSHL
-JOSYSHL YANHOO LSSMHLYON SHL OL NOISIAIG IVOINSHO AVSGNIT
NI + LOT GIVS 4O ANIT ATHSHLYON SHL ONOTV ATYHSALSAMHLNOS SDNSHL
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AVSGNIT NI + LOT SO YANHOO LSVSHLYON AHL OL NOISIAIGENS S.AMSYOAVY
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‘NOISIAIGENS S1JMSYOsV GIVS NI | LOT
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dIVS ‘SOSYSHL YANYOO LSVSHLNOS SHL OL NOISIAIGENS S.AMSYOsAVy
NI @ LOT GIVS 4O ANIT ATYAHLNOS AHL ONOW ATYSALSVSAHLYON SONSHL
‘NOISIAIGENS S.MSYOAVY
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NI + LOT GIVS SO ANIT HLNOS LSAM LSOW AHL SNOW ATHSALSVA SONSHL
‘V81. 26-7861 YSEWNN LNSWNOOG SV 786! ‘vy YHAESWSAOAG
G40dYOO03Y SV ‘LV]ld LNANSSASSV LOINLSIG MYWd OSVOIHO LSAM NI +
LO7 AO YSANYOO LSAMHLNOS AHL OL GVONTIVY NYALSVA GNV Lanofr ‘NID 13
AHL 40 SANIT AVM-SO-LHOIY ATYALSVA GIVS SNOW ATHSHLNOS ADNSHL

===== PDF PAGE 14 =====
[Extraction: OCR (rendered-page OCR)]
119 W. Washington
119 W. Washington
119 W. Washington
110 W. McConnell
132 Fremont St.
131 Fremont St.
129 Fremont St.
175 W. Washington
151 W. Washington
145 W. Washington
139 W. Washington
111 W. Washington
Fremont St.
130 Fremont St.
122-124 Fremont St.
101 W. Washington
103 W. Washington
157 W. Washington
W. Washington
W. Washington
133 N. Aurora St.
123 N. Aurora St..
123 Fremont St.
123 Fremont St.
111 Fremont St.
110 Arbor
101 E. Washington
100 Arbor Ave.
150 W. Washington
150 W. Washington
146-148 W. Washington
142 W. Washington
136-138 W. Washington
118 W. Washington
100 Main St.
102 Main St.
104 Main St.
108 Main St.
110 - 110 1/2 Main St.
112 Main St.
116 Main St.
118 Main St.
122 Main St.
124 Main St.
126 Main St.
101 Main St.
22-0-0006
10
123 Fremont St.
130 Arbor Ave.
119 W. Washington
185-187 W. Washington
201 W. Washington
185-187 W. Washington
179-183 W. Washington
101-111 Main St.
113 Main Street
115 Main Street
117 Main Street
119 Main Street
123 Main Street
129 Main Street
111 Galena
113 Galena
131 Main Street
101 Main Street.
115 High St.
128 Main S.
130 Main St
132 Main St.
134 &136 Main St.
200-202 Main St.
204 Main St.
208 Main St.
210 Main St.
212 Main St
214 Main St.
218 Main St
220 Main St
222 Main St
203-205 Main St.
207 Main St.
207 Main St.
213 Main St.
225 Main St.
108 Galena St.
110-112 Galena St.
116 Galena St.
High St.
305 Main St.
321 Main St.
327 Main S.
302 High St.
308-310 High St.

===== PDF PAGE 15 =====
[Extraction: OCR (rendered-page OCR)]
314 High St.
322 High St.
331-333 Main St.
328 High St.
405 Main St.
411 Main St.
114 Chicago St.
120 W. Chicago St.
202 Chicago St.
206 Chicago St.
210 Chicago St.
216 Chicago St
240 Chicago St.
4119-421 Main St.
435 Main St.
441 Main St.
447 Main St.
Main St.
461 Main St.
475 Main St.
228 Chicago St
232 Chicago St.
530 Main St.
306 Main St.
22-0-0006
11

===== PDF PAGE 16 =====
[Extraction: OCR (rendered-page OCR)]
General Location: The redevelopment project area is generally bounded by City Hall to
the east, Main Street and Union Pacific Railroad to the south, High Street, Washington
Street and McConnell Avenue to the north and Aurora Street to the west.
Property Identification Numbers (“PINs”):
04-04-411-001
04-04-411-003
04-04-414-001
04-04-414-002
04-04-414-007
04-04-415-001
04-04-415-002
04-04-415-007
04-04-415-008
04-09-201-002
04-09-201-006
04-09-201-008
04-09-201-009
04-09-201-010
04-09-201-011
04-09-201-016
04-09-201-017
04-09-201-018
04-09-201-019
04-09-201-020
04-09-201-021
04-09-201-022
04-09-201-027
04-09-201-031
04-09-201-032
04-09-201-033
04-09-201-034
04-09-201-036
04-09-201-037
04-09-201-038
04-09-201-039
04-09-202-001
04-09-202-002
04-09-202-003
04-09-202-004
04-09-202-005
22-0-0006
12
04-09-202-006
04-09-203-005
04-09-203-006
04-09-203-007
04-09-203-008
04-09-203-009
04-09-203-015
04-09-204-001
04-09-204-002
04-09-204-003
04-09-204-004
04-09-204-005
04-09-204-006
04-09-204-007
04-09-204-008
04-09-204-009
04-09-204-010
04-09-204-011
04-09-205-001
04-10-106-001
04-10-106-002
04-10-106-003
04-10-106-004
04-10-106-005
04-10-106-006
04-10-106-007
04-10-106-008
04-10-106-009
04-10-106-010
04-10-106-011
04-10-106-012
04-10-106-015
04-10-107-001
04-10-108-001
04-10-108-002
04-10-108-003

===== PDF PAGE 17 =====
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04-10-108-004
04-10-108-005
04-10-108-006
04-10-108-007
04-10-108-008
04-10-108-009
04-10-109-001
04-10-109-002
04-10-109-003
04-10-109-004
04-10-109-005
04-10-109-006
04-10-109-007
04-10-109-008
04-10-109-009
04-10-109-011
04-10-109-012
04-10-109-013
04-10-109-014
04-10-113-001
04-10-113-002
04-10-113-003
04-10-113-004
04-10-113-005
04-10-113-006
04-10-113-007
04-10-113-009
04-10-113-010
04-10-119-001
04-10-119-002
04-10-119-003
04-10-119-004
04-10-119-005
04-10-119-006
04-10-119-007
04-10-119-008
04-10-119-012
04-10-119-037
04-10-119-038
04-10-119-039
04-10-119-040
04-10-119-041
04-10-119-042
04-10-119-043
04-10-119-057
04-10-119-058
22-0-0006
13
04-10-119-069
04-10-131-001

===== PDF PAGE 18 =====
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EXHIBIT A-2
STREET LOCATION MAP
(attached)
509241_1
14

===== PDF PAGE 19 =====
[Extraction: OCR (rendered-page OCR)]
509241_1
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===== PDF PAGE 20 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT B
WEST CHICAGO DOWNTOWN TAX INCREMENT FINANCING DISTRICT NO. 2
TIF PLAN
(attached)
509241_1

===== PDF PAGE 21 =====
[Extraction: OCR (rendered-page OCR)]
Draft Date: 11/30/2021
—eeeaooo——— — — — — — — — —
CITY OF WEST CHICAGO, ILLINOIS
DOWNTOWN 2 TIF DISTRICT REDEVELOPMENT
PROJECT AREA
REDEVELOPMENT PLAN AND PROJECT
——e_eaaa———————
Prepared By:
City of West Chicago, Illinois
&
Kane, McKenna and Associates, Inc.
November, 2021

===== PDF PAGE 22 =====
[Extraction: OCR (rendered-page OCR)]
TABLE OF CONTENTS
I Introduction l
A. Overview of Tax Increment Financing (TIF) l
B The Redevelopment Plan 3
C Findings Pursuant to the TIF Act 3
II Redevelopment Project Area 5
A Redevelopment Project Area Summary 5
B_ Legal Description of Redevelopment Project Area 5
Ill Redevelopment Goals 6
A City Goals 6
B Redevelopment Project Area Goals 7
IV Evidence of Lack of Development and Growth 8
A Qualification Report 8
B Findings 8
V Assessment of Fiscal Impact on Affected Taxing Districts 9
VI Housing Impact Study 10
VII_ Redevelopment Project 11
A Redevelopment Activities 11
B General Land Use Plan 12
C Additional Design and Control Standards 12
D Eligible Redevelopment Project Costs 12
E Sources of Funds to Pay Redevelopment Project Costs 22
F Nature and Term of Obligations 22
G Most Recent and Anticipated Equalized Assessed Value (EAV) 23
VIII Scheduling of Redevelopment Project 24
A Redevelopment Project 24
B Commitment to Fair Employment Practices and Affirmative Action 24
C Completion of Redevelopment Project 25
IX Provisions for Amending the Redevelopment Plan and Project 26
Exhibit 1 = Boundary Map
Exhibit2 — Legal Description
Exhibit 3 Qualification Report
Exhibit 4 — Existing Land Use Map
Exhibit 5 = Proposed Land Use Map

===== PDF PAGE 23 =====
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I. Introduction
The City of West Chicago (the “City”) is a suburban municipality serving a population of over
25,000 citizens (according to the 2020 U.S. Census). West Chicago is an established community
that sits within DuPage County, roughly thirty miles west of Chicago’s “Loop.” West Chicago
is also approximately 30 miles from Chicago O’Hare International Airport and is situated between
Interstate 88 to the south and Interstate 90 to the north. In this report, the City proposes a Tax
Increment Financing Redevelopment Plan and Project (the “Plan” or “Redevelopment Plan”)
pursuant to the TIF Act (as defined below) to enable an area within the City to overcome a number
of redevelopment barriers. Kane, McKenna and Associates, Inc. (“KMA”) has been retained by
the City to assist in the drafting of this Redevelopment Plan.
Founded as a railroad town in 1855, West Chicago is an ethnically diverse small town with historic
roots that sits in the midst of newer western suburbs. According to the City’s “West Chicago
Strategic Plan, 2016,” “the City is hemmed in by a variety of unique land uses, ranging from the
DuPage County Airport, Fermi National Accelerator Laboratory, and a collection of county forest
preserves and land conservancies, all of which isolate West Chicago from the rest of the suburban
landscape.” Many of these land uses do not pay property taxes, which places additional burdens
on residents. To address these challenges, the “West Chicago Strategic Plan 2016” calls for the
City to “Invest in and launch a robust, proactive economic development program, led by the City,
that partners with the business and real estate development community to promote West Chicago
as a place to invest in a range of commercial and industrial use, and build an “entrepreneurial
spirit.” The City considers the Central Main Street area of West Chicago’s downtown to be a key
economic development area for the City. The City’s Central Main Street Redevelopment Plan
Update, 2017, recognizes this area as having “enormous transit-oriented development potential,”
and notes that “the primary role for the City is to set the table for private development”.
Given these conditions, the City has determined that the proposed TIF District (as defined below)
would not be redeveloped in a coordinated manner without the adoption of a Tax Increment
Financing Redevelopment Plan. The City, with the assistance of KMA, has commissioned this
Redevelopment Plan to use tax increment financing in order to alleviate those conditions which
deter private investment in the area and meet the City’s redevelopment goals and objectives.
A. Overview of Tax Increment Financing (TIF)
Tax Increment Financing (“TIF”) is an economic development tool which uses future tax revenues
to finance redevelopment activity. In the State of Illinois, an area can be designated as a
“redevelopment project area” pursuant to the TIF Act if it faces certain impediments to
redevelopment. At the time of designation, the equalized assessed value of tax parcels within the
boundaries of the district are “frozen” for the term of the redevelopment project area. Taxing
jurisdictions that overlap that district continue to receive property taxes, but those revenues are
limited to those based on the “frozen” or base equalized assessed values. Any property tax revenue
generated from increases in equalized assessed value relative to the frozen values are deposited in
Downtown 2 TIF District West Chicago, Illinois
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a special tax allocation fund. This revenue is then used to finance redevelopment activities within
the district to accomplish various community and economic development goals.
Downtown 2 TIF District West Chicago, Illinois
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===== PDF PAGE 25 =====
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B. The Redevelopment Plan
The Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-3, et. seq., as amended
(the “TIF Act” or “Act”) enables Illinois municipalities to establish a “redevelopment project area”
either to eliminate the presence of blight or to prevent its onset. The Act finds that municipal TIF
authority serves a public interest in order to: “promote and protect the health, safety, morals, and
welfare of the public, that blighted conditions need to be eradicated and conservation measures
instituted, and that redevelopment of such areas be undertaken; that to remove and alleviate
adverse conditions it is necessary to encourage private investment and restore and enhance the tax
base of the taxing districts in such areas by the development or redevelopment of project areas”
(65 ILCS 5/11-74.4-2(b)).
To establish an area as a “redevelopment project area” pursuant to the Act, Illinois municipalities
must adopt several documents including a Redevelopment Plan and Qualification Report that
provides in reasonable detail the basis for the eligibility of the RPA. A Redevelopment Plan is
any comprehensive program of the municipality for development or redevelopment intended by
the payment of redevelopment project costs to reduce or eliminate those conditions which qualify
the redevelopment project area as a "blighted area," "conservation area," (or combination thereof),
or "industrial park conservation area," and thereby to enhance the tax bases of the taxing districts
which extend into the redevelopment project area as set forth in the TIF Act.
The City has authorized KMA to study the area identified in the boundary map attached hereto as
Exhibit 1 (the “Redevelopment Project Area,” “RPA,” or “TIF District”) in relation to its eligibility
as a Redevelopment Project Area under the TIF Act, to prepare a report for the eligibility of the
RPA (the “Qualification Report”) and to prepare a Redevelopment Plan for the RPA.
C. Findings Pursuant to the TIF Act
It is found and declared by the City through legislative actions as required by the Act that:
1. That to alleviate the adverse conditions, it is necessary to encourage private investment and
enhance the tax base of the taxing districts in such areas by the development or
redevelopment of certain areas;
2. That public/private partnerships are determined to be necessary in order to achieve
development goals;
3. The Redevelopment Project Area on the whole has not been subject to growth and
development through investment by private enterprise and would not reasonably be
anticipated to be developed without the adoption of this redevelopment plan;
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 that are incurred in the
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===== PDF PAGE 26 =====
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redevelopment of the RPA will incentivize such redevelopment and benefit such taxing
districts in the long run, by alleviating the conditions identified in the Eligibility Report
and increasing the assessment base;
5. That such increased assessment base is not likely to be achieved without using such
incentives to first alleviate such conditions; and
6. The Redevelopment Plan and Project conforms to the City’s 2016 “West Chicago Strategic
Plan,” (the “Comprehensive Plan”) which guides development of the City as a whole.
It is further found, and certified by the City, in connection to the process required for the adoption
of this Redevelopment Plan pursuant to 65 ILCS 5/11-74.4-3(n)(5) of the Act, that this
Redevelopment Plan will not result in the displacement of ten (10) or more inhabited residential
units. Therefore, this Redevelopment Plan does not include a housing impact study as is required
under the Act.
The redevelopment activities that will take place within the RPA will produce benefits that are
reasonably distributed throughout the RPA. Redevelopment of the RPA is tenable only if a portion
of the improvements and other costs are funded by the RPA.
Pursuant to the Act, the RPA includes only those contiguous parcels of real property and
improvements thereon substantially benefited by the Redevelopment Plan. Also pursuant to the
Act, the area of the RPA in the aggregate is more than 1% acres.
Downtown 2 TIF District West Chicago, Illinois
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II. Redevelopment Project Area
A. Redevelopment Project Area Summary
The RPA is located in the downtown area and west of the downtown area of the City and consists
of one-hundred and twenty-two (122) tax parcels generally bounded by City Hall to the east, Main
Street and Union Pacific Railroad to the south, High Street, Washington Street and McConnell
Avenue to the north and Aurora Street to the west. Most of the uses within this area are
retail/commercial, mixed-use, institutional, and some single- and multi-family residential uses.
B. Legal Description of Redevelopment Project Area
The Redevelopment Project Area legal description is attached as Exhibit 2.
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III. Redevelopment Goals
A. City Goals
The City has established a number of goals, objectives and strategies which would determine the
kinds of activities to be undertaken within the RPA.
An important underlying document is the Strategic Plan, which, as an element of the planning
process, describes the overall vision for the City and is the foundation for City initiatives. This
planning document influences all other City planning processes including those related to TIF.
The below Table 1 summarizes goals in the 2016 Strategic Plan that are applicable to the RPA.
Table 1. 2016 Strategic Plan Goals Relevant to Redevelopment of the RPA
Element
Goals/Objectives
Establish targeted investment and
economic development strategies
for each are of the City’s five
defined business districts,
tailored to the corridor and sire-
specific conditions
Develop detailed implementation strategies to competitively position each of these five
areas for development, redevelopment, and new investment. Through these efforts,
each commercial areas should be reinforced as a distinctive business district that aligns
with land use planning, zoning, infrastructure investment, corridor branding and urban
design character in a manner that differentiates the district from other parts of the West
Chicago, as well as other parts of suburban Chicago.
The City should make a final determination on the real estate it owns in downtown
West Chicago and consider selling a portion to a private developer,
The City Hall site should be prioritized and incentivized for infill development to add
greater density to the downtown neighborhood.
The City should continue supporting the downtown as a TOD hub by partnering with
Metra and other property owners to maximize the available rea estate, including
parking lots.
Create a ten-year placemaking
and infrastructure investment
strategy that emphasizes public
improvements that elevate the
appearance and image of West
Chicago.
The City should pursue public-private partnerships as much as possible and lead a
series f programs and efforts to accelerate the investment in signature place making
projects that further distinguishes West Chicago s a readily identifiable and
memorable smalltown community within the greater Chicago region.
Evaluate coordinating economic development efforts with capital improvements o
mark each commercial corridor in a distinctive manner
Evaluate the community’s sidewalk connectivity and street lighting coverage, and
produce an assessment that prioritizes improvements to address public safety and
community appearance.
Source: City of West Chicago 2016 “West Chicago Strategic Plan”
Implementation of this Redevelopment Plan will facilitate the accomplishment of these and other
goals described in the Strategic Plan. It is further expected that the “redevelopment projects” as
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6

===== PDF PAGE 29 =====
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defined in the TIF Act will return the RPA to economically productive use; thus, accomplishing
the City’s general goals regarding enhancing and strengthening the City’s tax base.
B. Redevelopment Project Area Goals
Given the potential community benefits that may be gained from redevelopment of the RPA,
efforts should be made to achieve the following goals for the RPA:
1.
4.
Reduce or address those adverse impacts described in the TIF Qualification Report which
deter private investment in the RPA;
Return underutilized property located within the RPA to productive use and strengthen and
enhance the City’s tax base;
. Provide for high-quality, development within the RPA that facilitates community and
economic development goals; and
Accomplish redevelopment of the RPA over a reasonable time period.
These goals may be accomplished by pursuing the following objectives for the RPA:
ily
2.
Promotion of the redevelopment of underutilized property located within the RPA;
Provision for the assembly or coordination of private and public property for viable
redevelopment projects;
. Improvement of existing rights-of-way and infrastructure including, but not limited to
roadways, streetscape, traffic signalization and parking improvements;
Provision of necessary site preparation including, but not limited to, grading, demolition
and environmental remediation; and
. Provision of public investment that improves the physical condition and visual aesthetic of
the area including those in the public realm (e.g. streetscaping) and the private realm (e.g.
facades and signage).
These objectives may be pursued independently by the City or in private partnership by entering
into redevelopment agreements in order to redevelop existing property or induce new development
to locate within the RPA.
Downtown 2 TIF District West Chicago, Illinois
7

===== PDF PAGE 30 =====
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IV. Evidence of Lack of Development and Growth
A. Qualification Report
The Redevelopment Plan Area’s qualification under the TIF Act was evaluated by representatives
of KMA from August, 2021 through the November, 2021. Analysis was aided by certain reports
obtained from the City and other sources. Only information which would directly aid in the
determination of eligibility for a redevelopment project area was utilized.
The reported results of this evaluation are attached as Exhibit 3 of this Redevelopment Plan.
B. Findings
As found in Exhibit 3 of this Redevelopment Plan, the RPA has suffered from certain impediments
to redevelopment. The area has been burdened with a lack of significant private investment and/or
development. As a result, the RPA is not likely to experience significant development and growth
without the use of City resources.
Factors which constitute evidence of the property as a “conservation area” and which impair sound
growth in the RPA are: (i) obsolescence; (ii) deterioration of structures or site improvements; (iii)
inadequate utilities; (iv) lagging EAV; (v) lack of community planning; and (vi) environmental
cleanup.
Downtown 2 TIF District West Chicago, Illinois
8

===== PDF PAGE 31 =====
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V. __ Assessment of Fiscal Impact on Affected Taxing Districts
It is anticipated that the implementation of this Redevelopment Plan will have a positive financial
impact on the affected taxing districts. Actions to be taken by the City to enhance its tax base
through the implementation of this Redevelopment Plan will also have a positive impact on the
affected taxing districts.
Strategies will be encouraged to promote growth via private investment within the area, while
specific objectives will be geared toward stabilizing the RPA’s existing strengths and revitalizing
the RPA’s redevelopment potential.
It is anticipated that the RPA will require minimal increased services from affected taxing districts
other than the City. Should the City achieve success in attracting private investment which does
result in the need for documented increased services from any taxing districts, the City will
consider the declaration of sufficient surplus funds (which funds are neither expended nor
obligated) as provided by the TIF Act, to assist affected taxing districts in paying the costs for the
increased services.
Any surplus funds that may exist will be proportionately shared, based on the appropriate tax rates
for a given year, with the various taxing districts including the City. Prior to any surplus
disbursement, all TIF eligible costs either expended or incurred as an obligation by the City will
be duly accounted for through the administration of the Special Tax Allocation Fund to be
established by the City as provided by the TIF Act.
Downtown 2 TIF District West Chicago, Illinois
9

===== PDF PAGE 32 =====
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VI. Housing Impact Study
The RPA was studied in order to determine if a housing impact study would need to be conducted
pursuant to the TIF Act.
A housing impact study is not required to be completed because the City will certify that it will
not displace ten (10) or more residential units and no residential uses are located within the RPA.
If, later, the City does decide that it is necessary to dislocate ten (10) or more residential units, then
the City must complete a housing impact study and amend the Redevelopment Plan herein.
Downtown 2 TIF District West Chicago, Illinois
10

===== PDF PAGE 33 =====
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VII. Redevelopment Project
A. Redevelopment Activities
The City will implement a coordinated program of actions allowed under the Act, including, but
not limited to, the following actions:
Land Assembly: Property within the RPA may be acquired, assembled and reconfigured into
appropriate redevelopment sites. The City may also cover any relocation costs related to land
assembly activities.
Site Preparation, Clearance, and Demolition: Property within the RPA may be improved by
site clearance, excavation, regrading, environmental remediation or demolition.
Public Improvements: Public improvements within the RPA may be provided or repaired to
support the Redevelopment Plan and Project. Examples of such public improvements may
include but are not limited to: (i) public utilities and infrastructure including roadways, water
mains, sanitary sewer systems and storm sewer systems; (ii) public parking facilities; (iii)
storm water management and detention facilities; and (iv) landscaping, lighting, traffic
signalization; signage; and other improvements to the streetscape. Relocation of utilities or
infrastructure may also be funded as determined by the City.
Rehabilitation and Construction: Rehabilitation of certain structures within the RPA in order
to provide for the redevelopment of the area and conformance to City Code provisions.
Improvements may include commercial signage upgrades, exterior and facade related work as
well as interior related work.
Interest_Rate_Write-Down: Entering into agreements with property owners/developers
whereby a portion of the interest cost of a construction, renovation or rehabilitation project is
paid for on annual basis out of the Special Tax Allocation Fund of the RPA, in accordance
with the Act.
Job Training: Assisting facilities and enterprises located within the RPA in providing job
training assistance. Job training and retraining programs currently available from or through
other governments include, but are not limited to; federal programs, state programs, applicable
local vocational educational programs including community college sponsored programs and
other federal, state, county or non-profit operated programs that are available or will be
developed and initiated over time.
Downtown 2 TIF District West Chicago, Illinois
11

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B. General Land Use Plan
Existing land uses consists largely of retail/commercial, mixed-use, institutional, and some single-
and multi-family residential uses. Existing land uses are shown in Exhibit 4, attached hereto.
Proposed land uses in the RPA are to consist of commercial, retail, mixed-use, residential and
institutional uses. Intended land uses will conform to the City’s Strategic Plan. Exhibit 5, attached
hereto and made a part of this Plan designates the proposed general land uses in the Redevelopment
Project Area.
C. Additional Design and Control Standards
The appropriate design controls, including for any Planned Unit Developments, as set forth in the
City’s Zoning Ordinance, as amended, shall apply to the RPA.
D. Eligible Redevelopment Project Costs
Redevelopment project costs mean and include the sum of all reasonable or necessary costs
incurred or estimated to be incurred, as provided in the Act, and any such costs incidental to this
Redevelopment Plan. Private investments, which supplement municipal Redevelopment Project
Costs, are expected to substantially exceed such redevelopment project costs.
Eligible costs permitted under the Act which may be pertinent to this Redevelopment Plan include:
1. Professional Services - 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. Marketing - The cost of marketing sites within the redevelopment project area to
prospective businesses, developers, and investors;
Downtown 2 TIF District West Chicago, Illinois
12

===== PDF PAGE 35 =====
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35 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;
4. Rehabilitation Costs - 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. Public Works and Improvements - 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 shall not include
the cost of constructing a new municipal public building principally used to provide offices,
storage space, or conference facilities or vehicle storage, maintenance, or repair for
administrative, public safety, or public works personnel and that is not intended to replace
an existing public building as provided under paragraph (3) of subsection (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 91 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. Job Training - 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 Incentives - 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. Capital Costs - 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
Downtown 2 TIF District West Chicago, Illinois
13

===== PDF PAGE 36 =====
[Extraction: OCR (rendered-page OCR)]
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;
9. School-related Costs - 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
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[Extraction: OCR (rendered-page OCR)]
housing units that have received tax increment finance assistance
under this Act.
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.
Cc) 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;
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[Extraction: OCR (rendered-page OCR)]
10. Library Costs - 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.
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
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[Extraction: OCR (rendered-page OCR)]
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 City 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. Job Training - 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 City, are set forth in a written
agreement by or among the City 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 pertaining to the redevelopment project during that year;
c) if there are not sufficient funds available in the Special Tax Allocation Fund to
make the payment pursuant to this paragraph then the amounts so due shall accrue
and be payable when sufficient funds are available in the Special Tax Allocation
Fund;
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;
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[Extraction: OCR (rendered-page OCR)]
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);
f) 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 (f) 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 (f).
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;
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[Extraction: OCR (rendered-page OCR)]
15. Day Care - 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.
The TIF Act prohibits certain costs, including the following:
Construction of Privately-owned Buildings - Unless explicitly stated herein the costs of
construction of new privately-owned buildings shall not be an eligible redevelopment
project cost;
Retail Displacement - 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;
Historic Building Demolition - 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
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[Extraction: OCR (rendered-page OCR)]
the redevelopment project area for the purposes permitted by that Act or Law as well as the
purposes permitted by the TIF Act.
Estimated costs are shown in the below Table 2.
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[Extraction: OCR (rendered-page OCR)]
Table 2. Redevelopment Project Cost Estimates
Program Actions/Improvements Estimated Costs
Land and Property Acquisition and Assembly Costs (including $ 3,000,000
Relocation Costs)
Site Preparation, Demolition, and Environmental Cleanup. $ 3,000,000
Public Works or Improvements including, but not limited to, water, $14,000,000
storm, sanitary sewer, traffic management, and roadway and
streetscape improvements
Rehabilitation of Existing Structures $ 5,000,000
Professional Service Costs (Including without limitation Planning, $ 1,000,000
Legal, Engineering, Architectural, Financial, Administrative,
Annual Reporting and Marketing)
Interest Costs Pursuant to the Act $ 5,000,000
School Tuition/Library Costs/Capital Improvements (per the TIF $ 8,500,000
Act)
Job Training : $ 500,000
TOTAL ESTIMATED TIF BUDGET $40,000,000
Notes:
(1) All project cost estimates are in 2021 dollars. Costs may be adjusted for inflation per the TIF Act.
(2) In addition to the costs identified in the exhibit above, any bonds, notes or other obligations issued to
finance a phase of the Project may include an amount sufficient to pay (a) customary and reasonable
charges associated with the issuance of such obligations, (b) interest on such bonds, notes, or other
obligations, and (c) capitalized interest and reasonably required reserves.
(3) Adjustments to the estimated line-item costs above are expected. Adjustments may be made in line-
items within the total, either increasing or decreasing line-items costs for redevelopment. 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 totals of the line-items set forth
above are not intended to place a total 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 total amount of payment for eligible redevelopment
project costs shall not exceed the overall Total Estimated TIF Budget amount outlined above and all as
provided for in the Act.
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[Extraction: OCR (rendered-page OCR)]
E. Sources of Funds to Pay Redevelopment Project Costs
Funds necessary to pay for public improvements and other project costs eligible under the TIF Act
are to be derived principally from property tax increment revenues, and proceeds from municipal
obligations, if any. Any such obligations would be retired primarily with tax increment revenues
and interest earned on surplus revenue available, but not immediately needed, for the
Redevelopment Plan. The City may utilize incremental revenues from contiguous redevelopment
project areas to pay for redevelopment project costs within the RPA, and conversely, transfer
incremental revenues from the RPA to contiguous TIFs, as provided for in the TIF Act.
Any publicly funded “redevelopment project costs” as defined in the TIF Act are subject to (a)
approval by the City; (b) having specific cost categories as set forth in the TIF Act; and (c) pursuant
to the City’s incentive policy.
The tax revenues which will be used to pay debt service on the municipal obligations, if any, and
to directly pay redevelopment project costs, shall be derived from 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 2020 tax year 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 City may from time to
time deem appropriate.
F. Nature and Term of Obligations
The City may issue obligations secured by the tax increment Special Tax Allocation Fund
established for the Redevelopment Project Area pursuant to the Act or such other funds as are
available to the City by virtue of its powers pursuant to the Illinois State Statutes.
Any and/or all obligations issued by the City pursuant to this Redevelopment Plan and the Act
shall be retired not more than twenty-three years from the date of adoption of the ordinance
approving the Redevelopment Project Area. The actual date for such 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 23 calendar year,
occurring after adoption of the ordinance which establishes the RPA.
The final maturity date of any obligations issued pursuant to the Act may not be later than twenty
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. The total principal and interest
payable in any year on all obligations shall not exceed the amount available in that year or
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[Extraction: OCR (rendered-page OCR)]
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, 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, 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 City may determine.
G. Most Recent and Anticipated Equalized Assessed Value (EAV)
The most recent estimate of equalized assessed valuation (“EAV”) for tax year 2020 of the
property within the RPA is approximately $5,529,652. This is only an estimate and the certified
EAV of the RPA will be determined by the County subsequent to adoption of the City’s TIF
ordinances.
Upon completion of the anticipated private development of the Redevelopment Project Area over
a twenty-three-year period, it is estimated that the equalized assessed valuation of the property
within the Redevelopment Project Area will range from approximately $45,000,000 to
$50,000,000.
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[Extraction: OCR (rendered-page OCR)]
VIII. 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.
Redevelopment projects will begin as soon as the specific private entities have obtained financing
approvals for appropriate projects and such uses are conformant with City zoning and planning
requirements.
Depending upon the scope of the development as well as the actual uses, those redevelopment
activities described in Section VI may be included in each phase.
B. Commitment to Fair Employment Practices and Affirmative Action
As part of any Redevelopment Agreement entered into by the City and any private developers,
both parties will agree to establish and implement an honorable, progressive, and goal-oriented
affirmative action program that serves appropriate sectors of the City. The program will conform
to the most recent City’s 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 disabilities. 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 to this policy
and the compliance requirements of applicable state and federal regulations.
The City 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, all 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.
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.
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[Extraction: OCR (rendered-page OCR)]
(On Completion of Redevelopment Project
This Redevelopment Plan will be completed within twenty-three years after the year of adoption
of an ordinance designating the Redevelopment Project Area. The actual date for such completion
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 that the ordinance approving the RPA is adopted.
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[Extraction: OCR (rendered-page OCR)]
IX. Provisions for Amending the Redevelopment Plan and Project
This Redevelopment Plan may be amended pursuant to the provisions of the TIF Act.
26
S:\Client Folders\West Chicago\Downtown TIF De-TIF Re-TIF 2021\Reports\Redevelopment Plan\Downtown II TIF Plan DRAFT
11.30.21 docx

===== PDF PAGE 49 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT 1
BOUNDARY MAP

===== PDF PAGE 50 =====
[Extraction: OCR (rendered-page OCR)]
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===== PDF PAGE 51 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT 2
LEGAL DESCRIPTION

===== PDF PAGE 52 =====
[Extraction: OCR (rendered-page OCR)]
LEGAL DESCRIPTION (Downtown 2 TIF — West Chicago):
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 3, THE SOUTHEAST QUARTER
OF SECTION 4, THE NORTHEAST QUARTER OF SECTION 9 AND THE NORTHWEST
QUARTER OF SECTION 10 IN TOWNSHIP 39 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN IN DUPAGE COUNTY, ILLINOIS, BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF LOT 1 IN GLORIA’S PLAT OF
CONSOLIDATION AS RECORDED FEBRUARY 7, 2008 AS DOCUMENT NO. R2008-019851,
SAID SOUTHWEST CORNER ALSO BEING A POINT ON THE NORTHERLY RIGHT-OF-WAY
OF THE UNION PACIFIC RAILWAY (FORMERLY THE CHICAGO & NORTHWESTERN
RAILWAY);
THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF SAID LOT 1 IN GLORIA’S
PLAT OF CONSOLIDATION TO THE NORTHWEST CORNER THEREOF, SAID NORTHWEST
CORNER ALSO BEING A POINT ON THE SOUTHEASTERLY RIGHT-OF-WAY LINE OF
WASHINGTON STREET;
THENCE NORTHEASTERLY ALONG SAID SOUTHEASTERLY RIGHT-OF-WAY LINE OF
WASHINGTON STREET TO THE NORTHWEST CORNER OF LOT 1 IN ISHERWOOD’S
ASSESSMENT PLAT, AS RECORDED JULY 22, 1959 AS DOCUMENT NUMBER R1959-
932525;
THENCE SOUTHEASTERLY ALONG THE WEST LINE OF SAID LOT 1 IN ISHERWOOD’S
ASSESSMENT PLAT TO THE SOUTHWEST CORNER THEREOF, SAID SOUTHWEST
CORNER ALSO BEING A POINT ON THE NORTHWESTERLY LINE OF LOT 1 IN WEST
CHICAGO LIBRARY DISTRICT CONSOLIDATION PLAT, AS RECORDED OCTOBER 29, 1992
AS DOCUMENT NUMBER R1992-206877;
THENCE SOUTHWESTERLY ALONG SAID NORTHWESTERLY LINE OF LOT 1 IN WEST
CHICAGO LIBRARY DISTRICT CONSOLIDATION PLAT TO A POINT ON SAID NORTHERLY
RIGHT-OF-WAY OF THE UNION PACIFIC RAILWAY (FORMERLY THE CHICAGO &
NORTHWESTERN RAILWAY);
THENCE SOUTHEASTERLY ALONG SAID NORTHERLY RIGHT-OF-WAY OF THE UNION
PACIFIC RAILWAY (FORMERLY THE CHICAGO & NORTHWESTERN RAILWAY) TO A POINT
OF INTERSECTION WITH THE SOUTHEASTERLY RIGHT-OF-WAY LINE OF MAIN STREET;
THENCE NORTHEASTERLY AND EASTERLY ALONG THE SOUTHERLY RIGHT-OF-WAY
LINE OF SAID MAIN STREET TO A POINT OF INTERSECTION WITH THE SOUTHERLY
EXTENSION OF THE EAST LINE OF LOT 1 IN THE GATEWAY CENTRE II RESUBDIVISION,
AS RECORDED MARCH 21, 2006 AS DOCUMENT NUMBER R2006-052197;
THENCE NORTHERLY ALONG SAID SOUTHERLY EXTENSION AND THE EAST LINE OF
LOT 1 IN THE GATEWAY CENTRE II RESUBDIVISION TO THE NORTHEAST CORNER
THEREOF;
THENCE WEST ALONG THE NORTH LINE OF SAID LOT 1 IN THE GATEWAY CENTRE II
RESUBDIVISION TO THE NORTHWEST CORNER THEROF, SAID NORTHWEST CORNER
ALSO BEING A POINT ON THE SOUTH LINE OF COLFORD SUBDIVISION, AS RECORDED
APRIL 24, 1889 AS DOCUMENT NUMBER R1889-040930;
THENCE WEST ALONG SAID SOUTH LINE OF COLFORD SUBDIVISION TO THE A POINT
ON THE EAST LINE OF THE WEST 219.78 FEET OF THE NORTH 34.5 FEET OF THE SOUTH

===== PDF PAGE 53 =====
[Extraction: OCR (rendered-page OCR)]
247.5 FEET OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID
SECTION 10;
THENCE SOUTH ALONG SAID EAST LINE OF THE WEST 219.78 FEET TO A POINT ON THE
SOUTH LINE OF SAID NORTH 34.5 FEET OF THE SOUTH 247.5 FEET OF THE NORTHEAST
QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 10;
THENCE WEST ALONG SAID SOUTH LINE OF SAID NORTH 34.5 FEET OF THE SOUTH
247.5 FEET OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID
SECTION 10 TO A POINT ON THE EAST LINE OF HESLOP’S ADDITION TO TURNER AS
RECORDED JULY 24, 1874 AS DOCUMENT NUMBER 18480;
THENCE NORTH ALONG SAID EAST LINE OF HESLOP’S ADDITION TO TURNER TO A
POINT ON THE SOUTH RIGHT-OF-WAY LINE OF COLFORD AVENUE;
THENCE EAST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF COLFORD AVENUE TO A
POINT OF INTERSECTION WITH THE SOUTHERLY EXTENSION OF THE EAST RIGHT-OF-
WAY LINE OF OAKWOOD AVENUE;
THENCE NORTH ALONG SAID SOUTHERLY EXTENSION AND THE EAST RIGHT-OF-WAY
LINE OF OAKWOOD AVENUE TO A POINT OF INTERSECTION WITH THE
NORTHEASTERLY EXTENSION OF THE NORTHWESTERLY RIGHT-OF-WAY LINE OF
CHICAGO STREET;
THENCE SOUTHWESTERLY ALONG SAID NORTHEASTERLY EXTENSION AND THE
NORTHWESTERLY RIGHT-OF-WAY LINE OF CHICAGO STREET TO A POINT ON THE
NORTHEASTERLY RIGHT-OF-WAY LINE OF HIGH STREET;
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE OF
HIGH STREET TO A POINT OF INTERSECTION WITH THE NORTHEASTERLY EXTENSION
OF THE SOUTHEASTERY LINE OF LOT 11 IN BLOCK 3 OF TOWN OF JUNCTION
SUBDIVISION, AS RECORDED JULY 22, 1856 AS DOCUMENT NUMBER R1856-10634;
THENCE SOUTHWESTERLY ALONG SAID NORTHEASTERLY EXTENSION AND THE
SOUTHEASTERY LINE OF LOT 11 IN BLOCK 3 OF TOWN OF JUNCTION SUBDIVISION TO
A POINT ON THE NORTHEASTERLY LINE OF THE SOUTHWESTERLY 55 FEET OF SAID
LOT 11 AND LOT 12 IN BLOCK 3 OF TOWN OF JUNCTION SUBDIVISION;
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF THE
SOUTHWESTERLY 55 FEET OF LOT 11 AND LOT 12 TOA POINT ON THE SOUTHEASTERLY
RIGHT-OF-WAY LINE OF GALENA STREET; :
THENCE NORTHEASTERLY ALONG SAID SOUTHEASTERLY RIGHT-OF-WAY LINE OF
GALENA STREET AND THE NORTHEASTERLY EXTENSION THEREOF TO A POINT ON THE
NORTH RIGHT-OF-WAY LINE OF WASHINGTON STREET;
THENCE WEST ALONG SAID NORTH RIGHT-OF-WAY LINE OF WASHINGTON STREET TO
A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF ARBOR AVENUE;
THENCE NORTHWESTERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE OF ARBOR
AVENUE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF MC CONNELL AVENUE;
THENCE WEST ALONG SAID NORTH RIGHT-OF-WAY LINE OF MC CONNELL AVENUE TO
A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF FREMONT STREET;

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THENCE SOUTHEASTERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE OF FREMONT
STREET TO THE SOUTHEAST CORNER OF LOT 1 IN E.M. WALEN RESUBDIVISION, AS
RECORDED OCTOBER 20, 2006 AS DOCUMENT NUMBER R2006-204218;
THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 1 IN E.M. WALEN RESUBDIVISION
TO THE SOUTHWEST CORNER THEREOF, SAID SOUTHWEST CORNER ALSO BEING A
POINT ON THE EAST LINE OF LOT 2 IN THE ASSESSMENT PLAT OF PART OF BLOCK 17
OF MC CONNELL’S TOWN OF TURNER, AS RECORDED AUGUST 10, 1949 AS DOCUMENT
NUMBER R1949-573644;
THENCE SOUTH ALONG SAID EAST LINE OF LOT 2 IN THE ASSESSMENT PLAT OF PART
OF BLOCK 17 OF MC CONNELL’S TOWN OF TURNER TO THE SOUTHEAST CORNER
THEREOF;
THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF SAID LOT 2 TO THE
NORTHWEST CORNER THEREOF, SAID NORTHWEST CORNER ALSO BEING A POINT ON
THE SOUTH RIGHT-OF-WAY LINE OF SAID MC CONNELL AVENUE;
THENCE NORTH ALONG A LINE PERPENDICULAR TO SAID SOUTH RIGHT-OF-WAY LINE
OF MC CONNELL AVENUE TO A POINT ON THE NORTH RIGHT-OF WAY LINE OF SAID MC
CONNELL AVENUE;
THENCE WEST ALONG SAID NORTH RIGHT-OF WAY LINE OF MC CONNELL AVENUE TO
A POINT ON THE NORTHEASTERLY LINE OF LOT 1 IN JACOBSON’S ASSESSMENT PLAT,
AS RECORDED MARCH 10, 1958 AS DOCUMENT NUMBER R1958-872842;
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF LOT 1 _IN
JACOBSON’S ASSESSMENT PLAT TO THE MOST NORTHERLY CORNER OF SAID LOT 1,
SAID CORNER ALSO BEING A POINT ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF
THE CHICAGO AND NORTHWESTERN RAILROAD;
THENCE SOUTHWESTERLY ALONG A LINE, 100.5 FEET, TO A POINT OF INTERSECTION
OF THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF SAID CHICAGO AND
NORTHWESTERN RAILROAD AND THE EASTERLY RIGHT-OF-WAY LINE OF THE ELGIN,
JOLIET AND EASTERN RAILROAD;
THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE OF THE ELGIN,
JOLIET AND EASTERN RAILROAD TO THE SOUTHWEST CORNER OF LOT 1 IN WEST
CHICAGO PARK DISTRICT ASSESSMENT PLAT, AS RECORDED DECEMBER 4, 1984 AS
DOCUMENT NUMBER R1984-97184;
THENCE EASTERLY ALONG THE MOST WEST SOUTH LINE OF SAID LOT 1 IN WEST
CHICAGO PARK DISTRICT ASSESSMENT PLAT TO A POINT ON THE WEST RIGHT-OF-
WAY LINE OF AURORA STREET;
THENCE SOUTH ALONG SAID WEST RIGHT-OF-WAY LINE OF AURORA STREET TO A
POINT OPPOSITE AND ADJACENT TO THE SOUTHWEST CORNER OF LOT 2 IN
KAFORSKI’S SUBDIVISION, AS RECORDED FEBRUARY 7, 1986 AS DOCUMENT R1986-
13058;
THENCE EASTERLY ALONG A LINE TO SAID SOUTHWEST CORNER OF LOT 2 IN
KAFORSKI’S SUBDIVISION;
THENCE NORTHEASTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 2 IN KAFORSKI’S
SUBDIVISION TO THE SOUTHEAST CORNER THEREOF, SAID SOUTHEAST CORNER

===== PDF PAGE 55 =====
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(AVMTIVE NYSLSAMHLYON 8 ODVOIHOD
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AO NMOL AHL OL NOILIGGV SMOTSNIM NI 9 ¥9018 SO SANIT ATHSLSAMHLYON SHL
NO LNIOd V ONISE OSTV YSNYOO LSAMHLNOS GIVS ‘JOAYSHL YSNYOO LSAMHLNOS
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AVSCNM NI + LOT CIVS AO SANIT ATYSHLYON SHL ONO ATYSLSAMHLNOS SONSHL
‘796SZ6
-6S61Y YAGWNN LNAWNDOC SV 6S6) ‘S ANNf GACHOOSY SV ‘NOISIAIG WOINWSHO
AVSGNIT NI - LOT 40 YANYOO LSVSHLYON 3HL OL NOISIAIGENS S.MSYOsSVy
NI + LOT SO ANIT ATYSLSAMHLNOS CIVS ONO ATYSLSVSHLNOS SONSHL
‘NOISIAIGENS
SIMSYOSVM CIVS NI | LOT SO SANIT ATYSLSAMHLNOS SHL NO LNIOd V ONIZE OST1V

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EXHIBIT 3
QUALIFICATION REPORT

===== PDF PAGE 57 =====
[Extraction: OCR (rendered-page OCR)]
Draft Dated 11/30/21
mgd
CITY OF WEST CHICAGO, ILLINOIS
TIF QUALIFICATION REPORT
DOWNTOWN 2 TIF STUDY AREA
> a]
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aN }
SS
An analysis to assess the likelihood that all or a portion of an area located in the City of
West Chicago would qualify as a “conservation area” as defined in the Tax Increment
Allocation Redevelopment Act, 65 ILCS 5/11-74.4-3, et seq., as amended.
Prepared for: City of West Chicago, Illinois
Prepared by: Kane, McKenna and Associates, Inc.
November, 2021

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[Extraction: OCR (rendered-page OCR)]
SECTION
II.
Ill.
IV.
VI.
Exhibit A
Exhibit B
WEST CHICAGO DOWNTOWN 2 TIF
REDEVELOPMENT PROJECT AREA/STUDY AREA
TIF QUALIFICATION ASSESSMENT
TABLE OF CONTENTS
TITLE
Introduction and Background
Qualification Criteria Used
Evaluation Methodology
Methodology of Evaluation
Qualification Findings for Proposed Study Area
Summary of Findings; Overall Assessment
of Qualification
Boundary Map
Tax Parcel List
PAGE
15

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I. INTRODUCTION AND BACKGROUND
In considering the termination of the existing Downtown TIF and the designation of the
proposed Downtown TIF II Project Area (“TIF District”), the City of West Chicago (the “City”)
has authorized the study of the area indicated in the map attached hereto as Exhibit A (the “Study
Area”) to determine whether it qualifies for consideration as a “redevelopment project area”
(“TIF”) pursuant to the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1 et
seq., as amended (“TIF Act” or the “Act”). Kane, McKenna and Associates, Inc. (“KMA”), has
agreed to undertake the study of the Study Area. The Study Area consists of 118 tax parcels (as
described in Exhibit B) comprised of approximately 51 acres, and approximately 85 buildings.
The proposed TIF designation will serve to improve the City’s downtown area, especially to areas
west of City Hall.
The proposed TIF District was found to have various qualification factors that would
enable the City to designate the Study Area as a “conservation area” as defined in the TIF Act.
Approximately 80 of the 85 buildings, or over 94% are over thirty-five (35) years in age. These
building ages qualify the Study Area as a “conservation area”, pursuant to the TIF Act. Additional
qualifying factors in the Study Area include obsolescence, deterioration, lack of community
planning, environmental clean-up, inadequate utilities, and lag in EAV.
City Objectives
The 2016 “West Chicago Strategic Plan, (“The Plan”), notes that the City of West Chicago
is “hemmed in by a variety of unique land uses ranging from DuPage Airport, Fermi National
Accelerator Laboratory, and a collection of DuPage County forest preserves and land
conservancies”. The Plan notes that complicating these land use patterns is the fact that much of
the acreage devoted to these land uses do not generate any property taxes. Accordingly, the Plan
seeks to “elevate West Chicago’s competitive position as one of the prominent commercial centers
and major employment hubs within DuPage County and the suburban Chicago region. Toward
this end, the Plan contains the following objectives:
- Invest in and launch a robust, proactive economic development program, led by the City of
West Chicago, which partners with business and the real estate development community to
promote West Chicago as a place to invest in a range of commercial and industrial uses, and
build an entrepreneurial spirit.
- Establish targeted investment and economic development strategies for each area of the
City’s five defined business districts, tailored to corridor and site-specific conditions
Source: 2016 West Chicago Strategic Plan

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Given these City objectives under its comprehensive planning process and the conditions
briefly summarized above, the City has made a determination that it is highly desirable to promote
the redevelopment of the Study Area. The City has conceptualized the Study Area as one of the
City’s economic development target areas since the area has experienced upward-trending
commercial vacancies over the last few years. National trends that affect the retail market also
impact uses in the Study Area. The City intends to create and implement a “redevelopment plan”
as defined in the TIF Act (the “TIF Redevelopment Plan”) in order to increase tax revenues by
undertaking redevelopment activities to increase the community’s tax base.
The City is favorably disposed toward supporting redevelopment efforts in areas of
underutilization and disinvestment and to proactively position the area in relation to the
marketplace. Accordingly, the City has determined that additional redevelopment strategies take
place with the benefit and guidance of comprehensive economic planning by the City. Through
such a coordinated effort, the economic benefits of the City’s other redevelopment efforts,
including current downtown area redevelopment efforts, can be broadened into the proposed TIF
District area to further complement the City’s overall redevelopment endeavors. Development
barriers, inherent with current conditions within the proposed TIF District, which impede
economic growth under existing market standards, can be expected to be mitigated.
The City has determined that redevelopment currently planned for the area may only be
feasible with public financial assistance coordinated with private sector investment. The creation
and utilization of a TIF redevelopment plan is intended by the City to help provide the assistance
required to eliminate conditions detrimental to successful redevelopment of the area.
The use of tax increment financing relies upon induced private redevelopment in the area
thus 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.

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II. QUALIFICATION CRITERIA USED
With the assistance of City staff, Kane, McKenna and Associates, Inc. examined the Study
Area from August 2021 through the date of this report, and reviewed information collected for the
Study Area to determine the presence or absence of appropriate qualifying factors listed in the TIF
Act. The relevant sections of the TIF Act are found below. The TIF 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% 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”
Under the TIF Act, a “conservation area” means any improved area within the boundaries
of a redevelopment project area located within the territorial limits of the municipality in which
50% or more of the structures in the area have an age of 35 years or more. Such an area is not yet
a blighted area, but because of a combination of three or more of the factors identified below, may
be considered as a “conservation area”.
Conservation Area
In accordance with the TIF Act, KMA assessed the following factors to determine
qualification of the Study Area as a “conservation area”. Pursuant to the TIF Act, such an area
qualifies as a “conservation area” provided that:
If improved, industrial, commercial, and residential buildings or improvements are
detrimental to the public safety, health or welfare because of a combination of five (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:
(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

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and surface storage areas evidence deterioration, including, but limited to, surface
cracking, crumbling, potholes, depressions, loose paving material and weeds
protruding through paved surfaces.
(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.

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(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.
(K) Environmental Clean-Up: The Proposed 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 Proposed redevelopment project area was
developed prior to or without the benefit or guidance of a community plan. This
means that the development occurred prior to the adoption by the municipality of a
comprehensive or other community 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) Lagging or Declining EAV: The total equalized assessed value of the
proposed 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.

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TI. THE STUDY AREA
The Study Area is generally bounded by City Hall to the east, Main Street and Union
Pacific Railroad to the south, High Street, Washington Street and McConnell Avenue to the north
and Aurora Street to the west. Most of the uses within this area are retail/commercial, mixed-use,
institutional, and some single- and multi-family residential.

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IV.
METHODOLOGY OF EVALUATION
In evaluating the Study Area’s potential qualification as a TIF District, the following
methodology was utilized:
1)
2)
3)
4)
A site survey of the Study Area was undertaken by representatives from KMA.
KMA completed an exterior evaluation of structures, as part of the review. Additionally,
KMA assessed 2015 through 2020 tax information from the DuPage County Clerk’s
Office, Sidwell parcel tax maps, site data, local history (discussions with City staff), and
an evaluation of area-wide factors that have affected the Study Area’s development (e.g.,
lack of community planning). KMA reviewed the Study Area in its entirety. City
redevelopment goals and objectives for the Study Area were also reviewed with City staff.
A photographic analysis of the Study Area was conducted and was used to aid this
evaluation.
Existing structures and site conditions were initially surveyed only in the context of
checking, to the best and most reasonable extent available, TIF Act criteria factors of
specific structures and site conditions on the parcels.
The Study Area was examined to assess the applicability of the different factors, required
for qualification for TIF designation under the TIF 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 thirteen (13)
different “conservation area” factors for qualification for TIF designation under the TIF
Act.

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V. QUALIFICATION OF PROPOSED RPA/FINDINGS OF ELIGIBILITY
As a result of KMA’s evaluation of the Study Area included in the proposed TIF District
and analysis of each of the eligibility factors summarized in Section II, the following factors are
presented to support qualification of part of the proposed TIF District as a “conservation area”.
A. Conservation Area Threshold Factors
Age
Based upon the site survey and data from the DuPage County Assessor’s office, over 94%
(approximately 80 of the 85 structures) within the Study Area were found to be thirty-five (35)
years of age or greater.
B. Other Conservation Area Factors (Must Include Three or More Additional
Factors)
Table 1
Summary of TIF-Qualifying Factors
Maximum Minimum Factors
Possible Needed to Qualify | Qualifying Factors Present in
Factors per per Statute Proposed Study Area
Statute
13
Lagging EAV
Inadequate Utilities
Obsolescence
Deterioration
Environmental Clean-up
Lack of Community Planning
Excessive Vacancies
eoeoee0ee0e508 ~y
Findings for Study Area. The proposed Study Area meets the qualifications for a conservation
area under the statutory criteria set forth in the TIF Act. As a first step, KMA determined that
approximately 88 of 91 structures (over 96%) were 35 years in age or older. Secondly, KMA
reviewed the thirteen aforementioned criteria needed to qualify the area as a conservation area,
determining that 6 factors were present:
1. Lagging or Declining EAV. The Act states that if the total equalized assessed value of the
proposed redevelopment project area has declined for three (3) of the last five (5) calendar years,
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, 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 three (3) of the last five (5) calendar years. The finding is based on the last
5 tax years for which information is available.

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The EAV of the Study Area has grown at a rate slower than the City-wide EAV for four
(4) of the last five (5) years. Therefore, a finding of lagging or declining EAV is made pursuant
to the TIF Act.
Table 2
EAV Trends for Proposed Study Area
2020 2019 2018 2017 2016
Total EAV for 5,529,652 5,277,746 5,133,847 4,958,890 4,735,986
TIF District
EAV Change , 3.53%
%
City-wide EAV 772,220,037 | 722,375,797 | 688,837,131 | 655,485,287 | 619,540,729
Excluding TIF
ae EAV Change 6.92% : . 5.81% 8.06%
2.10% 1.30%
es
(1) Figures in bold for those years in which City EAV exceeded growth rate of EAV within the Study Area.
Source: DuPage County Assessor DuPage County Clerk and U.S. Bureau of Labor Statistics
2. Inadequate Utilities. The Act states that overhead or underground utilities that are
deteriorated, antiquated, obsolete or in disrepair are considered inadequate. Also, those utilities
that lack the capacity to meet future development demands are considered inadequate. Utilities
would include: storm sewers, storm drainage, sanitary sewers, water lines and gas, telephone and
electrical services.
A review of the City’s existing infrastructure within the proposed TIF District by Thomas
Engineering Group, LLC, dated September 2017, states that “Most of the infrastructure in the area
is beyond its useful life”. The report specifically identified the following inadequacies:
e Storm Sewer Rehabilitation or Replacement
Most streets within the boundaries of the Study Area have been resurfaced without major
rehabilitation to sewer infrastructure since they were originally constructed. According to
the City's records, some streets were reconstructed in the 1990s with new sewer utilities
except for Chicago Street, High Street, Turner Court, Fremont Street, and Washington
Street. Thomas Engineering recommends rehabilitation or replacement of many portions
of the downtown storm sewer system.

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e Sanitary Sewer Rehabilitation or Replacement
According to the City's records, most streets were reconstructed in the 1990s with new
sanitary sewer utilities except for Chicago Street, High Street, Fremont Street, McConnell
Avenue and Washington Street. Thomas Engineering recommends rehabilitation or
replacement of many portions of the downtown sanitary sewer system.
e Water Main Replacement
Most streets within the boundaries of the Study Area have been resurfaced without major
rehabilitation to water distribution infrastructure since they were originally constructed.
According to the City's records, portions of the water main on Main Street, Arbor Avenue,
and Washington Street were replaced with new water main in the 1990s. Thomas
Engineering recommends rehabilitation or replacement of many portions of the downtown
water main system.
It should be recognized that when the storm water system was constructed, their design and
installation followed the standards in effect at that time. Under current standards, the existing
storm sewer and drainage systems are of insufficient capacity to serve the uses of the Study Area
(including potential redevelopment sites). Any future redevelopment in the designated area will
require supplemental or new storm sewer systems designed and constructed in accordance with
current standards, which will have to include detention.
The engineering report also calls for upgrading pedestrian facilities, including public
walks, cross walk treatments, and lighting upgrades to meet today’s current standard, replacement
of certain street pavement, traffic channelization improvements and traffic signal modernization,
and ADA upgrades,
3. Obsolescence. The Act states that obsolescence is the condition or process of falling into disuse
or structures that have become ill-suited for their original use.
The City’s “Central Main Street Redevelopment Plan Update, dated May, 2018, identifies
“obsolete historic building stock” as an “issue” for the redevelopment of the downtown area in
which he Study Area is located. Functional obsolescence is present for residential, commercial,
and institutional uses due to challenges related to age, physical condition, existing building
inventory, poor layout, and poor traffic circulation, all of which impact existing or proposed uses
within the Study Area. Because of these factors, the area’s overall usefulness and desirability for
redevelopment is significantly limited for marketplace redevelopment.
Approximately 80 of the 85 buildings in the Study Area, or over 94%, are over 35 years
old. Approximately 76 of the 85 buildings, or 89%, are over 50 years old. Approximately 65 of
the 85 buildings, or almost 65%, are more than 75 years old. In fact, DuPage County data suggests
that approximately 45 of the 85structures, or almost 53% of the estimated 91 structures, are over
100 years old. The advanced ages of almost all of the structures within the Study Area, and their
associated deterioration, make them obsolete in comparison to contemporary construction and
10

===== PDF PAGE 69 =====
[Extraction: OCR (rendered-page OCR)]
development standards. Vintage development configurations associated with these advanced
building ages, as compared to contemporary development standards and market conditions,
contribute to their functional and economical obsolescence. The economic re-use of many of these
structures is limited due to their aging characteristics and conversion or adaptability to newer
market conditions.
Obsolescence is also found in the underutilization of properties throughout the Study Area
with relatively ubiquitous presence of vacant parcels of land. Twenty (20) of the 118 tax parcels,
within the Study Area, or almost 17%, consist of vacant lots, most of which are the result of the
demolition of obsolete or deteriorated structures. Underutilization is also seen in ongoing
vacancies of improved commercial properties within the Study Area.
Insufficient off-street parking and loading areas also contribute to Study Area-wide
obsolescence as to both re-use potential and expansion opportunities for existing structures. In
addition, the configuration of irregular shaped parcels due to existing street layouts and railroad
rights-of-way also pose challenges for internal circulation and access/egress for the residential and
commercial and institutional uses.
Many of the old commercial structures have design features or components that are no
longer consistent with contemporary market conditions. Such features and components include
signage, exterior building facades, and mixed-uses (ground floor commercial uses with residential
above), which challenge their expedient re-use. The reuse of these older buildings is complicated
by compliance with current building code and energy conservation requirements, ADA
compliance requirements, and other physical re-use requirements associated with current market
conditions. Challenges related to retail competition, the age and characteristics of existing building
inventory, parking, and traffic circulation, all impact existing or proposed uses.
4. Deterioration. Deterioration can be evidenced in major and secondary building
defects. For example, such defects include, but are not limited to, defects in building components
such as windows, porches, gutters, brick, mortar, and stucco. The building and site improvements
have exhibited various degrees of deterioration which required repairs, upgrades and replacement.
Various degrees of deterioration were observed throughout the Study Area. Based on
KMA’s field observations, and consistent with the advanced ages of the majority of the structures,
KMA estimates that almost 42% observed building exteriors and site improvements, among all
use types, suffer from some sort of deterioration. Most of the deterioration observed at building
exteriors consists of, but is not limited to, deteriorated windows and doors and/or window and door
frames, deteriorated or damaged overhead garage doors, masonry in need of tuckpointing,
damaged exterior wood, vinyl, or metal siding, faded or peeling paint, damaged stair or stair rail
systems, damaged gutters or downspout, and deteriorated building signage or awnings.
Deteriorated conditions also related to site improvements include, but are not limited to,
broken or damaged wood and metal fencing; cracked, crumbling or loose pavement at asphalt-
paved parking lots, driveways or driveway aprons, alleys, and streets; settlement or potholes in
pavement at parking lots, driveways or driveway aprons, alleys and streets; unpaved alleyways,
11

===== PDF PAGE 70 =====
[Extraction: OCR (rendered-page OCR)]
weed/vegetation growth in cracked pavement and/or loose pavement; faded and cracked parking
space striping and other traffic control paint at off-street parking surfaces and curbs, and
deteriorated or crumbling private and public curbs and gutters.
5. Environmental Clean-up. The Act states that the proposed redevelopment project area must
have 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. Any such remediation costs could constitute a material impediment to the
development or redevelopment of the redevelopment project area.
The north and central portion of the TIF District consists of approximately 16 tax parcels
located on 14 acres, and formerly included, among others, a gas station, and City’s police station.
Certain structures have been demolished over the last few years, and current uses include, City
public works facilities and commercial buildings. A 100-year floodplain and delineated wetlands
are located in the northeast portion of this area. The City owns these properties and assembled
them for potential redevelopment uses. Accordingly, the City enrolled these properties in the
Illinois Site Remediation Program in 2015 in order to procure a No Further Remediation (NFR)
Letter from the State of Illinois.
The City’s consulting engineer, Patrick Engineering, performed a comprehensive
investigation of the site in the summer of 2016. Contaminant identified at the site included heavy
metals, semi-volatile organic compounds (SVOCs), volatile organic compounds (VOCs),
polychlorinated biphenyls (PCBs), and various radionuclides largely caused by the various
industrial and commercial facilities that have been historically operated on these properties. The
City is currently in the process of obtaining a State of Illinois grant to complete the necessary
remediation activities. Leaking underground storage tanks at the former gas station were removed
in 2020 and the land parcel was remediated in compliance with State of Illinois requirements.
Once all remediation activities have been completed, several reports will need to be
prepared and submitted to the IEPA demonstrating that impacted soils have either been removed
or no longer threaten human health or the environment, and that the City has adequately met all
remediation requirements.
Redevelopment within the TIF District is affected by the ability and costs to address these
environmental conditions in order to these prepare sites for re-use and to encourage redevelopment
within the wider area (east along Main Street and south along Washington Street). An example of
this is the Park District’s failed attempt to pass a referendum for the construction of a new
community center along W. Washington Street, in part, because of the extraordinary costs
associated with the construction project.
12

===== PDF PAGE 71 =====
[Extraction: OCR (rendered-page OCR)]
6. Lack of Community Planning. The Act states that the proposed redevelopment project area
was developed prior to or without the benefit or guidance of a community plan. This means that
the development occurred prior to the adoption by the municipality of a comprehensive or other
community 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.
All of the buildings in the Study Area (100%) were developed prior to the City’s adoption
of its first comprehensive plan in 1975. Many structures were also developed prior to the 2007
Central-Main Street Redevelopment Plan and also represented market conditions and market needs
that have shifted since the date of their initial construction.
The majority of commercial structures have greater land coverage than would be suitable
or acceptable for today’s development standards. There exists a higher proportion of the zero lot
line parcels more common in the decades prior to construction of modern shopping areas and
residential subdivisions. This condition is manifested most significantly in the lack of on-site
parking facilities for many of the commercial structures. The lack of on-site parking acts as a
detriment to private sector redevelopment efforts and there is a need for coordination of parking
requirements.
Tenants and service providers operating in many of the structures are reliant on restricted
on-street parking, or off-street municipal facilities to serve the needs of patrons. This puts them at
a competitive disadvantage with their counterparts located in non-downtown locations.
Transitional points between residential uses on the east and commercial uses west along
Main Street also require coordination and integration with redevelopment concepts in order to
unify the Study Area.
The presence of both County and City (as well as Federal) regulations regarding
construction within the flood plain area results in restrictions to construction that could serve to
divert or obstruct flood flows onto other properties. There are also limits as to requirements for
compensatory storm water storage and the size of structures on parcels. As a result, new
development is impacted by these restrictions. The majority of buildings in these areas are affected
by regulations that took place in the 1980s or 1990s, after the area's buildings were constructed.
As a result, development within the flood plain areas is now required to conform to regulations put
in place after the initial development took place.
Another planning related factor relates to traffic patterns and conditions, including:
e Ability to manage traffic flow and volumes along Main Street, Washington Street and
Fremont Street and ancillary streets.
e Improvements to parking related signage and circulation.
e Integration with adjacent uses.
e Pedestrian related improvements and linkages to the Train Station.
13

===== PDF PAGE 72 =====
[Extraction: OCR (rendered-page OCR)]
7. Excessive Vacancies. Pursuant to the Act, excessive vacancies are 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.
According to City staff, at least sixteen (16) of the approximately (60) commercial and
residential structures within the Study Area, or almost twenty-three percent (23%), are partially or
fully vacant, with many of them having a history of chronic vacancies. Most of these vacancies
are in the heart of the downtown area and serve as an adverse influence on the downtown area.
These adverse influences are potentially detrimental to the location-decision-making of
prospective new businesses and developers, since such a large proportion of vacancies in a
commercial area suggest a less than economically healthy commercial area.
14

===== PDF PAGE 73 =====
[Extraction: OCR (rendered-page OCR)]
VI. SUMMARY OF FINDINGS; GENERAL ASSESSMENT OF
QUALIFICATION
The following is a summary of relevant qualification findings as they relate to the City potentially
designating the proposed Study Area as a TIF District.
e The area is contiguous and is greater than 1% acres in size;
e The proposed Study Area would meet the criteria for a conservation area TIF District, if
the City pursues this course of action.
In the judgment of KMA, these findings would be sufficient for the City to proceed with the
designation of the Study Area as a TIF District
15

===== PDF PAGE 74 =====
[Extraction: OCR (rendered-page OCR)]
Exhibit A
Boundary Map

===== PDF PAGE 75 =====
[Extraction: OCR (rendered-page OCR)]
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===== PDF PAGE 76 =====
[Extraction: OCR (rendered-page OCR)]
Exhibit B
Tax Parcel List

===== PDF PAGE 77 =====
[Extraction: OCR (rendered-page OCR)]
04-04-411-001
04-04-411-003
04-04-414-001
04-04-414-002
04-04-414-007
04-04-415-001
04-04-415-002
04-04-415-007
04-04-415-008
04-09-201-002
04-09-201-006
04-09-201-008
04-09-201-009
04-09-201-010
04-09-201-011
04-09-201-016
04-09-201-017
04-09-201-018
04-09-201-019
04-09-201-020
04-09-201-021
04-09-201-022
04-09-201-027
04-09-201-031
04-09-201-032
04-09-201-033
04-09-201-034
04-09-201-036
04-09-201-037
04-09-201-038
04-09-201-039
04-09-202-001
04-09-202-002
04-09-202-003
04-09-202-004
04-09-202-005
04-09-202-006
04-09-203-005
04-09-203-006
04-09-203-007
04-09-203-008
04-09-203-009
04-09-203-015
04-09-204-001
04-09-204-002
04-09-204-003
04-09-204-004
04-09-204-005
04-09-204-006
04-09-204-007
04-09-204-008
04-09-204-009
04-09-204-010
04-09-204-011
04-09-205-001
04-09-210-009
04-09-211-004
04-10-106-001
04-10-106-002
04-10-106-003
04-10-106-004
04-10-106-005
04-10-106-006
04-10-106-007
04-10-106-008
04-10-106-009
04-10-106-010
04-10-106-011
04-10-106-012
04-10-106-015

===== PDF PAGE 78 =====
[Extraction: OCR (rendered-page OCR)]
04-10-107-001
04-10-108-001
04-10-108-002
04-10-108-003
04-10-108-004
04-10-108-005
04-10-108-006
04-10-108-007
04-10-108-008
04-10-108-009
04-10-109-001
04-10-109-002
04-10-109-003
04-10-109-004
04-10-109-005
04-10-109-006
04-10-109-007
04-10-109-008
04-10-109-009
04-10-109-011
04-10-109-012
04-10-109-013
04-10-109-014
04-10-113-001
04-10-113-002
04-10-113-003
04-10-113-004
04-10-113-005
04-10-113-006
04-10-113-007
04-10-113-009
04-10-113-010
04-10-119-001
04-10-119-002
04-10-119-003
04-10-119-004
04-10-119-005
04-10-119-006
04-10-119-007
04-10-119-008
04-10-119-012
04-10-119-037
04-10-119-038
04-10-119-039
04-10-119-040
04-10-119-041
04-10-119-042
04-10-119-043
04-10-119-057
04-10-119-058
04-10-119-069
04-10-131-001

===== PDF PAGE 79 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT 4
EXISTING LAND USE MAP

===== PDF PAGE 80 =====
[Extraction: OCR (rendered-page OCR)]
SusSujuoz Jeune” 411 MAN +Z0Z :eweN yeuns0q
LZOZ/SL/LL :e¥ed
dVW ASN GNVIINSYYND ge
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===== PDF PAGE 81 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT 5
PROPOSED LAND USE MAP

===== PDF PAGE 82 =====
[Extraction: OCR (rendered-page OCR)]
GRAND LAKE BLVD
BAV NOLTVONI
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CITY OF WEST CHICAGO- A Z ee
DOWNTOWN TIF 2 FUTURE N Z eee cast Mm conn cooue
LAND USE MAP
(Ep cowntown ors trict (Gp rsnportmmoncommUNCATIONUTIUTES
Date: 11/16/2021 Th oomnenciat
(Ga vnc anrort
1 Document Name: 2021_NEW_TIF_Buffer_compplanVER3| ONDE'S = er en SS ae
[tener n

===== PDF PAGE 83 =====
[Extraction: OCR (rendered-page OCR)]
ORDINANCE NO. 22-0-0007
AN ORDINANCE OF THE CITY OF WEST CHICAGO, DUPAGE COUNTY, ILLINOIS
DESIGNATING THE CITY OF WEST CHICAGO
DOWNTOWN TAX INCREMENT FINANCING DISTRICT NO. 2
REDEVELOPMENT PROJECT AREA
WHEREAS, the City of West Chicago (“City”) is a home rule unit of local
government pursuant to Section 6 of Article VII of the Constitution of the State of Illinois,
and has the authority to exercise any power and perform any function pertaining to its
government and affairs; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and
perform and function pertaining to its government and affairs for the protection of the
public health, safety, morals and welfare; and
WHEREAS, pursuant to the Tax Increment Allocation Redevelopment Act, 65
ILCS 5/11-74.4-1, et seq. (“TIF Act”), the City authorized a study in regard to designating
a redevelopment project area for the City’s Downtown Tax Increment Financing District
No. 2 (“TIF District”); and
WHEREAS, on December 20, 2021, the City announced the availability of the
redevelopment plan and project for the TIF District (“TIF Plan”), with said TIF Plan
containing an eligibility report for the TIF District addressing the tax increment financing
eligibility of the area proposed for designation as. the redevelopment project area for said
TIF District (“Redevelopment Project Area”); and
WHEREAS, a public hearing was held on February 21, 2022, in regard to the TIF
Plan; and
WHEREAS, the Mayor and City Council of the City have adopted and approved
the TIF Plan, and it is now necessary and desirable to designate the area referred to
therein as the Redevelopment Project Area;
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF WEST CHICAGO, DUPAGE COUNTY, ILLINOIS, AS FOLLOWS:
SECTION 1: Incorporation. That the recitals above shall be and are hereby
incorporated in this Section 1 as if restated herein.
SECTION 2: Designation of Redevelopment Project Area. That the area
described and depicted in EXHIBIT A-1 and EXHIBIT A-2 attached hereto, and made a
part thereof, is hereby designated as the Redevelopment Project Area for the City’s
Downtown Tax Increment Financing District No. 2 pursuant to Section 5/11-74.4-4 of the
TIF Act (65 ILCS 5/11-74.4-4).
22-0-0007 1

===== PDF PAGE 84 =====
[Extraction: OCR (rendered-page OCR)]
SECTION 3: Severability. That if any Section, paragraph or provision of this
Ordinance shall be held to be invalid or unenforceable for any reason, the invalidity or
unenforceability of such Section, paragraph or provision shall not affect any of the
remaining provisions of this Ordinance.
SECTION 4: Repeal. That all ordinances, resolutions, motions or parts thereof in
conflict with this Ordinance shall be and the same are hereby repealed.
SECTION 5: Effect. That this Ordinance shall be in full force and effect upon its
adoption, approval and publication in pamphlet form as provided by law.
PASSED this day of , 2021.
Alderman Beifuss Alderman Chassee
Alderman Sheehan Alderman Brown
Alderman Hallett Alderman Dettman
Alderman Birch-Ferguson Alderman Dimas
Alderman Swiatek Alderman Garling
Alderman Stout Alderman Short
Alderman Jakabcsin Alderman Morano
APPROVED as to form:
City Attorney
APPROVED THIS day of , 2021.
Mayor Ruben Pineda
ATTEST:
City Clerk Nancy M. Smith
PUBLISHED:
22-0-0007 2

===== PDF PAGE 85 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT A-1
REDEVELOPMENT PROJECT AREA DESCRIPTION
LEGAL DESCRIPTION
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 3, THE SOUTHEAST
QUARTER OF SECTION 4, THE NORTHEAST QUARTER OF SECTION 9 AND THE
NORTHWEST QUARTER OF SECTION 10 IN TOWNSHIP 39 NORTH, RANGE 9 EAST
OF THE THIRD PRINCIPAL MERIDIAN IN DUPAGE COUNTY, ILLINOIS, BEING
DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF LOT 1 IN GLORIA’S PLAT OF
CONSOLIDATION AS RECORDED FEBRUARY 7, 2008 AS DOCUMENT NO. R2008-
019851, SAID SOUTHWEST CORNER ALSO BEING A POINT ON THE NORTHERLY
RIGHT-OF-WAY OF THE UNION PACIFIC RAILWAY (FORMERLY THE CHICAGO &
NORTHWESTERN RAILWAY);
THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF SAID LOT 1 IN
GLORIA’S PLAT OF CONSOLIDATION TO THE NORTHWEST CORNER THEREOF,
SAID NORTHWEST CORNER ALSO BEING A POINT ON THE SOUTHEASTERLY
RIGHT-OF-WAY LINE OF WASHINGTON STREET;
THENCE NORTHEASTERLY ALONG SAID SOUTHEASTERLY RIGHT-OF-WAY LINE
OF WASHINGTON STREET TO THE NORTHWEST CORNER OF LOT 1 _IN
ISHERWOOD’S ASSESSMENT PLAT, AS RECORDED JULY 22, 1959 AS DOCUMENT
NUMBER R1959-932525;
THENCE SOUTHEASTERLY ALONG THE WEST LINE OF SAID LOT 1 IN
ISHERWOOD’S ASSESSMENT PLAT TO THE SOUTHWEST CORNER THEREOF,
SAID SOUTHWEST CORNER ALSO BEING A POINT ON THE NORTHWESTERLY
LINE OF LOT 1 IN WEST CHICAGO LIBRARY DISTRICT CONSOLIDATION PLAT, AS
RECORDED OCTOBER 29, 1992 AS DOCUMENT NUMBER R1992-206877;
THENCE SOUTHWESTERLY ALONG SAID NORTHWESTERLY LINE OF LOT 1 IN
WEST CHICAGO LIBRARY DISTRICT CONSOLIDATION PLAT TO A POINT ON SAID
NORTHERLY RIGHT-OF-WAY OF THE UNION PACIFIC RAILWAY (FORMERLY THE
CHICAGO & NORTHWESTERN RAILWAY);
THENCE SOUTHEASTERLY ALONG SAID NORTHERLY RIGHT-OF-WAY OF THE
UNION PACIFIC RAILWAY (FORMERLY THE CHICAGO & NORTHWESTERN
RAILWAY) TO A POINT OF INTERSECTION WITH THE SOUTHEASTERLY RIGHT-
OF-WAY LINE OF MAIN STREET;
THENCE NORTHEASTERLY AND EASTERLY ALONG THE SOUTHERLY RIGHT-OF-
WAY LINE OF SAID MAIN STREET TO A POINT OF INTERSECTION WITH THE
SOUTHERLY EXTENSION OF THE EAST LINE OF LOT 1 IN THE GATEWAY CENTRE
eect. AS RECORDED MARCH 21, 2006 AS DOCUMENT NUMBER
22-0-0007 3

===== PDF PAGE 86 =====
[Extraction: OCR (rendered-page OCR)]
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===== PDF PAGE 87 =====
[Extraction: OCR (rendered-page OCR)]
S 1000-0-22
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TIANNOO OW SO SANIT AVM-SO-LHOIY HLYON GIVS SNOW LSAM ADNAHL
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===== PDF PAGE 88 =====
[Extraction: OCR (rendered-page OCR)]
THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE OF THE
ELGIN, JOLIET AND EASTERN RAILROAD TO THE SOUTHWEST CORNER OF LOT
1_IN WEST CHICAGO PARK DISTRICT ASSESSMENT PLAT, AS RECORDED
DECEMBER 4, 1984 AS DOCUMENT NUMBER R1984-97184;
THENCE EASTERLY ALONG THE MOST WEST SOUTH LINE OF SAID LOT 1 IN
WEST CHICAGO PARK DISTRICT ASSESSMENT PLAT TO A POINT ON THE WEST
RIGHT-OF-WAY LINE OF AURORA STREET;
THENCE SOUTH ALONG SAID WEST RIGHT-OF-WAY LINE OF AURORA STREET
TO A POINT OPPOSITE AND ADJACENT TO THE SOUTHWEST CORNER OF LOT 2
Leased SUBDIVISION, AS RECORDED FEBRUARY 7, 1986 AS DOCUMENT
= 5 :
THENCE EASTERLY ALONG A LINE TO SAID SOUTHWEST CORNER OF LOT 2 IN
KAFORSKI’S SUBDIVISION;
THENCE NORTHEASTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 2 IN
KAFORSKI'S SUBDIVISION TO THE SOUTHEAST CORNER THEREOF, SAID
SOUTHEAST CORNER ALSO BEING A POINT ON THE SOUTHWESTERLY LINE OF
LOT 1 IN SAID KAFORSKI’S SUBDIVISION;
THENCE SOUTHEASTERLY ALONG SAID SOUTHWESTERLY LINE OF LOT 1 IN
KAFORSKI’S SUBDIVISION TO THE NORTHEAST CORNER OF LOT 1 IN LINDSAY
SAE cse WSION: AS RECORDED JUNE 5, 1959 AS DOCUMENT NUMBER
-925) :
THENCE SOUTHWESTERLY ALONG THE NORTHERLY LINE OF SAID LOT 1 IN
LINDSAY CHEMICAL DIVISION TO THE NORTHWEST CORNER THEREOF;
THENCE SOUTHEASTERLY ALONG THE WESTERLY LINE OF SAID LOT 1 TO THE
SOUTHWEST CORNER THEREOF, SAID SOUTHWEST CORNER ALSO BEING A
POINT ON THE NORTHWESTERLY LINE OF BLOCK 6 IN WINSLOW'S ADDITION TO
Eee OOF JUNCTION, AS RECORDED MAY 18, 1857 AS DOCUMENT NUMBER
THENCE SOUTHWESTERLY ALONG SAID NORTHWESTERLY LINE OF BLOCK 6 IN
WINSLOW'S ADDITION TO THE TOWN OF JUNCTION TO THE NORTHEAST
SOCOM LOT 12 IN SAID BLOCK 6 IN WINSLOW’S ADDITION TO THE TOWN OF
THENCE SOUTHEASTERLY ALONG THE NORTHEASTERLY LINE OF SAID LOT 12
IN BLOCK 6 AND THE SOUTHEASTERLY EXTENSION THEREOF TO A POINT ON
AFORESAID NORTHERLY RIGHT-OF-WAY OF THE UNION PACIFIC RAILWAY
(FORMERLY THE CHICAGO & NORTHWESTERN RAILWAY);
THENCE SOUTHEASTERLY ALONG SAID NORTHERLY RIGHT-OF-WAY OF THE
UNION PACIFIC RAILWAY (FORMERLY THE CHICAGO & NORTHWESTERN
RAILWAY) TO THE POINT OF BEGINNING.
Street Addresses, in West Chicago, Illinois 60185:
119 W. Washington 119 W. Washington
119 W. Washington 110 W. McConnell
22-0-0007 6

===== PDF PAGE 89 =====
[Extraction: OCR (rendered-page OCR)]
132 Fremont St.
131 Fremont St.
129 Fremont St.
123 Fremont St.
130 Arbor Ave.
175 W. Washington
151 W. Washington
145 W. Washington
139 W. Washington
111 W. Washington
Fremont St.
130 Fremont St.
122-124 Fremont St.
101 W. Washington
103 W. Washington
157 W. Washington
W. Washington
W. Washington
133 N. Aurora St.
123 N. Aurora St..
123 Fremont St.
123 Fremont St.
111 Fremont St.
110 Arbor
101 E. Washington
100 Arbor Ave.
150 W. Washington
150 W. Washington
146-148 W. Washington
142 W. Washington
136-138 W. Washington
118 W. Washington
100 Main St.
102 Main St.
104 Main St.
108 Main St.
110 - 110 1/2 Main St.
112 Main St.
116 Main St.
118 Main St.
122 Main St.
124 Main St.
126 Main St.
101 Main St.
101-111 Main St.
113 Main Street
22-0-0007
119 W. Washington
185-187 W. Washington
201 W. Washington
185-187 W. Washington
179-183 W. Washington
115 Main Street
117 Main Street
119 Main Street
123 Main Street
129 Main Street
111 Galena
113 Galena
131 Main Street
101 Main Street.
115 High St.
128 Main S.
130 Main St
132 Main St.
134 &136 Main St.
200-202 Main St.
204 Main St.
208 Main St.
210 Main St.
212 Main St
214 Main St.
218 Main St
220 Main St
222 Main St
203-205 Main St.
207 Main St.
207 Main St.
213 Main St.
225 Main St.
108 Galena St.
110-112 Galena St.
116 Galena St.
High St.
305 Main St.
321 Main St.
327 Main S.
302 High St.
308-310 High St.
314 High St.
322 High St.
331-333 Main St.
328 High St.

===== PDF PAGE 90 =====
[Extraction: OCR (rendered-page OCR)]
405 Main St.
411 Main St.
114 Chicago St.
120 W. Chicago St.
202 Chicago St.
206 Chicago St.
210 Chicago St.
216 Chicago St
240 Chicago St.
4119-421 Main St.
435 Main St.
441 Main St.
447 Main St.
Main St.
461 Main St.
475 Main St.
228 Chicago St
232 Chicago St.
530 Main St.
306 Main St.
22-0-0007

===== PDF PAGE 91 =====
[Extraction: OCR (rendered-page OCR)]
General Location: The redevelopment project area is generally bounded by City Hall to
the east, Main Street and Union Pacific Railroad to the south, High Street, Washington
Street and McConnell Avenue to the north and Aurora Street to the west.
Property Identification Numbers (“PINs”):
04-04-411-001
04-04-411-003
04-04-414-001
04-04-414-002
04-04-414-007
04-04-415-001
04-04-415-002
04-04-415-007
04-04-415-008
04-09-201-002
04-09-201-006
04-09-201-008
04-09-201-009
04-09-201-010
04-09-201-011
04-09-201-016
04-09-201-017
04-09-201-018
04-09-201-019
04-09-201-020
04-09-201-021
04-09-201-022
04-09-201-027
04-09-201-031
04-09-201-032
04-09-201-033
04-09-201-034
04-09-201-036
04-09-201-037
04-09-201-038
04-09-201-039
04-09-202-001
04-09-202-002
04-09-202-003
04-09-202-004
04-09-202-005
22-0-0007
04-09-202-006
04-09-203-005
04-09-203-006
04-09-203-007
04-09-203-008
04-09-203-009
04-09-203-015
04-09-204-001
04-09-204-002
04-09-204-003
04-09-204-004
04-09-204-005
04-09-204-006
04-09-204-007
04-09-204-008
04-09-204-009
04-09-204-010
04-09-204-011
04-09-205-001
04-10-106-001
04-10-106-002
04-10-106-003
04-10-106-004
04-10-106-005
04-10-106-006
04-10-106-007
04-10-106-008
04-10-106-009
04-10-106-010
04-10-106-011
04-10-106-012
04-10-106-015
04-10-107-001
04-10-108-001
04-10-108-002
04-10-108-003

===== PDF PAGE 92 =====
[Extraction: OCR (rendered-page OCR)]
04-10-108-004
04-10-108-005
04-10-108-006
04-10-108-007
04-10-108-008
04-10-108-009
04-10-109-001
04-10-109-002
04-10-109-003
04-10-109-004
04-10-109-005
04-10-109-006
04-10-109-007
04-10-109-008
04-10-109-009
04-10-109-011
04-10-109-012
04-10-109-013
04-10-109-014
04-10-113-001
04-10-113-002
04-10-113-003
04-10-113-004
04-10-113-005
04-10-113-006
04-10-113-007
04-10-113-009
04-10-113-010
04-10-119-001
04-10-119-002
04-10-119-003
04-10-119-004
04-10-119-005
04-10-119-006
04-10-119-007
04-10-119-008
04-10-119-012
04-10-119-037
04-10-119-038
04-10-119-039
04-10-119-040
04-10-119-041
04-10-119-042
04-10-119-043
04-10-119-057
04-10-119-058
22-0-0007
10
04-10-119-069
04-10-131-001

===== PDF PAGE 93 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT A-2
STREET LOCATION MAP
(attached)
509227_1
11

===== PDF PAGE 94 =====
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509227_1

===== PDF PAGE 95 =====
[Extraction: OCR (rendered-page OCR)]
ORDINANCE NO. 22-0-0008
AN ORDINANCE OF THE CITY OF WEST CHICAGO, DUPAGE COUNTY, ILLINOIS
ADOPTING TAX INCREMENT FINANCING FOR
THE DOWNTOWN TAX INCREMENT FINANCING DISTRICT NO. 2
WHEREAS, the City of West Chicago (“City”) is a home rule unit of local
government pursuant to Section 6 of Article VII of the Constitution of the State of Illinois,
and has the authority to exercise any power and perform any function pertaining to its
government and affairs; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and
perform any function pertaining to its government and affairs for the protection of the
public health, safety, morals, and welfare; and
WHEREAS, pursuant to the Tax Increment Allocation Redevelopment Act, 65
ILCS 5/11-74.4-1, et seq. (“TIF Act”), the City authorized a study in regard to designating
a redevelopment project area for the City’s Downtown Tax Increment Financing District
No. 2 (“TIF District”); and
WHEREAS, on December 20, 2021, the City announced the availability of the
redevelopment plan and project for the TIF District (“TIF Plan”), with said TIF Plan
containing an eligibility report for the TIF District addressing the tax increment financing
eligibility of the area proposed for designation as the redevelopment project area for said
TIF District (“Redevelopment Project Area”); and
WHEREAS, a public hearing was held on February 21, 2022, in regard to the TIF
Plan; and
WHEREAS, the Mayor and City Council of the City desire to adopt tax increment
financing pursuant to the TIF Act; and
WHEREAS, the Mayor and City Council of the City have adopted and approved
the TIF Plan and designated the Redevelopment Project Area pursuant to the provisions
of the TIF Act, and have otherwise complied with all other conditions precedent required
by the TIF Act;
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF WEST CHICAGO, DUPAGE COUNTY, ILLINOIS, AS FOLLOWS:
SECTION 1: Incorporation. That the recitals above shall be and are hereby
incorporated in this Section 1 as if restated herein.
SECTION 2: Approval of Tax Increment Financing. That tax increment financing
is hereby adopted with respect to the TIF District, with the TIF Plan in relation thereto
having been approved and adopted pursuant to an Ordinance adopted by the Mayor and
22-0-0008 1

===== PDF PAGE 96 =====
[Extraction: OCR (rendered-page OCR)]
City Council of City on February 21, 2022, and the Redevelopment Project Area in relation
thereto, described and depicted in EXHIBIT A-1 and EXHIBIT A-2 attached hereto and
made a part hereof, having been approved, adopted and so designated pursuant to an
Ordinance adopted by the Mayor and City Council of the City on February 21, 2022, with
the initial equalized assessed valuation for said TIF District being the 2020 equalized
assessed valuation of the Redevelopment Project Area.
SECTION 3: Allocation of Ad Valorem Taxes. That the ad valorem taxes arising
from the levies upon taxable real property in the Redevelopment Project Area by taxing
districts, and tax rates determined in the manner provided in Section 5/11-74.4-9 of the
TIF Act (65 ILCS 5/11-74.4-9), each year after the effective date of this Ordinance until
redevelopment project costs and all municipal obligations financing redevelopment
project costs have been paid, shall be divided as follows:
A. That portion of taxes levied upon each taxable lot, block, tract or parcel of
real property which is attributable to the lower of the current equalized
assessed value or the initial equalized assessed value (2020 equalized
assessed valuation) of each such taxable lot, block, tract or parcel of real
property in the Redevelopment Project Area shall be allocated to, and when
collected shall be paid by the DuPage County Treasurer / Collector to, the
respective affected taxing districts in the manner required by law in the
absence of the adoption of tax increment allocation financing; and
B. That portion, if any, of such taxes which is attributable to the increase in the
current equalized assessed valuation of each lot, block, tract or parcel of
real property in the Redevelopment Project Area over and above the initial
equalized assessed valuation (2020 equalized assessed valuation) of each
lot, block, tract or parcel of real property in the Redevelopment Project Area
shall be allocated to, and when collected shall be paid by the DuPage
County Treasurer / Collector to, the City Treasurer who shall deposit said
funds in a special fund called “The Downtown Tax Increment Financing
District Tax No 2. Increment Allocation Fund” of the City for the development
and implementation of the TIF Plan.
SECTION 4: Use of Incremental Taxes. That the City shall obtain and utilize
incremental taxes from the Redevelopment Project Area for the payment of
redevelopment project costs and all City obligations financing redevelopment project
costs in accordance with the provisions of the TIF Act and the TIF Plan.
SECTION 5: Severability. That 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 6: Repeal. That all ordinances, resolutions, motions or parts thereof in
conflict with this Ordinance shall be and the same are hereby repealed.
22-0-0008 2

===== PDF PAGE 97 =====
[Extraction: OCR (rendered-page OCR)]
SECTION 7: Effect. That this Ordinance shall be in full force and effect upon its
adoption, approval and publication in pamphlet form as provided by law.
PASSED this day of , 2021.
Alderman Beifuss tem oy Alderman Chassee
Alderman Sheehan Le Alderman Brown
Alderman Hallett ah Alderman Dettman
Alderman Birch-Ferguson Alderman Dimas _
Alderman Swiatek at." F Alderman Garling _
Alderman Stout ee. 5 Alderman Short le
Alderman Jakabcsin wit) Alderman Morano |
APPROVED as to form:
City Attorney
APPROVED THIS day of , 2021.
Mayor Ruben Pineda
ATTEST:
City Clerk Nancy M. Smith
PUBLISHED:
22-0-0008 3

===== PDF PAGE 98 =====
[Extraction: OCR (rendered-page OCR)]
P 000-0-22
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===== PDF PAGE 99 =====
[Extraction: OCR (rendered-page OCR)]
S 000-0-22
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‘“SNN3SAV GOOMMVO SO ANI AVM-SO-LHOIY
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ANNAAV GYOS109 AO ANIT AVM-SO-LHOIY HLNOS CIVS SNOW LSVA SONSHL
‘ANNAAV GYOI1ON 4AO SANIT AVM-SO-LHOIY HLNOS SHL NO LNIOd V
OL YANYNL OL NOILIGGV S.dOISSH JO ANIT LSVA GIVS SNOW HLYON SONSHL
‘08781
YAEWAN LNANNDO” SV ¢Z81 ‘v2 AINf GAGYOOSY SV YANYNL OL NOILIGGV
S.dOT1SSH JO ANI LSVA AHL NO LNIOd V OL OL NOILOAS GIVS 4O YALYVNO
ISAMHLYON AHL SO YALYVNOD ISVAHLYON AHL SAO L354 G'Z¥2 HLNOS
AHL 4O Lass SVE HLYON GIVS 4O ANIT HLNOS GIVS SNOW LSAM ADNAHL
‘OL
NOILOAS GIVS 4O YALYVND LSAMHLYON AHL AO YSALYVNO LSWAHLYON SHL
dO 14as4 G'Z¥e HLNOS AHL AO LASS G'VE HLYON GIVS AO ANIT HLNOS SHL NO
LNIOd V OL L554 82612 LSAM AHL AO ANI LSV3 GIVS SNOW HLNOS SONSHL
‘OL NOILOAS GIVS JO YALYVNO
LSAMHLYON SHL AO YALYVNO LSWAHLYON SHL AO L534 G22 HLNOS AHL SO
15sd Sve HLYON SHL SO L354 82612 ISAM AHL AO ANIT LSVWA AHL NO LNIOd
V AHL OL NOISIAIGGNS GYOI109 4O ANIT HLNOS CIVS SNOW LSAM SDNSAHL
‘0€6070
-6881Y YSEWNN LNAWNNOOG SV 6881 ‘v2 1HdV GAGHOOSY SV ‘NOISIAIGENS
GYO4109 4O ANITHLNOS AHL NO LNIOd V ONISZ€ OS TV YANYOO LSAMHLYON
GIVS_ SOYSHL YSANYOO LSSAMHLYON SHL OL NOISIAIGENSAY Il SYLNAD
AVMALVS AHL NI + LOT GIVS 40 SANIT HLYON SHL ONOTV LSAM ADNSHL
-JOSYSHL YSNYOO
ISVAHLYON AHL OL NOISIAIGENSSY Il FYLNAD AVMALVS AHL NI | LOT SO
ANIT LSV4 AHL GNV NOISNSALX3A ATYSHLNOS GIVS SONOTV ATHSHLYON SONSAHL

===== PDF PAGE 100 =====
[Extraction: OCR (rendered-page OCR)]
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF THE
SOUTHWESTERLY 55 FEET OF LOT 11 AND LOT 12 TO A POINT ON THE
SOUTHEASTERLY RIGHT-OF-WAY LINE OF GALENA STREET;
THENCE NORTHEASTERLY ALONG SAID SOUTHEASTERLY RIGHT-OF-WAY LINE
OF GALENA STREET AND THE NORTHEASTERLY EXTENSION THEREOF TO A
POINT ON THE NORTH RIGHT-OF-WAY LINE OF WASHINGTON STREET;
THENCE WEST ALONG SAID NORTH RIGHT-OF-WAY LINE OF WASHINGTON
venice TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF ARBOR
THENCE NORTHWESTERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE OF
ARBOR AVENUE TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF MC
CONNELL AVENUE;
THENCE WEST ALONG SAID NORTH RIGHT-OF-WAY LINE OF MC CONNELL
are TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF FREMONT
THENCE SOUTHEASTERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE OF
FREMONT STREET TO THE SOUTHEAST CORNER OF LOT 1 IN E.M. WALEN
i aa aa AS RECORDED OCTOBER 20, 2006 AS DOCUMENT NUMBER
THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 1 IN E.M. WALEN
RESUBDIVISION TO THE SOUTHWEST CORNER THEREOF, SAID SOUTHWEST
CORNER ALSO BEING A POINT ON THE EAST LINE OF LOT 2 IN THE ASSESSMENT
PLAT OF PART OF BLOCK 17 OF MC CONNELL’S TOWN OF TURNER, AS
RECORDED AUGUST 10, 1949 AS DOCUMENT NUMBER R1949-573644;
THENCE SOUTH ALONG SAID EAST LINE OF LOT 2 IN THE ASSESSMENT PLAT OF
PART OF BLOCK 17 OF MC CONNELL’S TOWN OF TURNER TO THE SOUTHEAST
CORNER THEREOF;
THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF SAID LOT 2 TO THE
NORTHWEST CORNER THEREOF, SAID NORTHWEST CORNER ALSO BEING A
POINT ON THE SOUTH RIGHT-OF-WAY LINE OF SAID MC CONNELL AVENUE;
THENCE NORTH ALONG A LINE PERPENDICULAR TO SAID SOUTH RIGHT-OF-
WAY LINE OF MC CONNELL AVENUE TO A POINT ON THE NORTH RIGHT-OF WAY
LINE OF SAID MC CONNELL AVENUE;
THENCE WEST ALONG SAID NORTH RIGHT-OF WAY LINE OF MC CONNELL
AVENUE TO A POINT ON THE NORTHEASTERLY LINE OF LOT 1 IN JACOBSON’S
ASSESSMENT PLAT, AS RECORDED MARCH 10, 1958 AS DOCUMENT NUMBER
R1958-872842;
THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY LINE OF LOT 1 IN
JACOBSON’S ASSESSMENT PLAT TO THE MOST NORTHERLY CORNER OF SAID
LOT 1, SAID CORNER ALSO BEING A POINT ON THE NORTHEASTERLY RIGHT-OF-
WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILROAD;
THENCE SOUTHWESTERLY ALONG A LINE, 100.5 FEET, TO A POINT OF
INTERSECTION OF THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF SAID
CHICAGO AND NORTHWESTERN RAILROAD AND THE EASTERLY RIGHT-OF-WAY
LINE OF THE ELGIN, JOLIET AND EASTERN RAILROAD;
22-0-0008 6

===== PDF PAGE 101 =====
[Extraction: OCR (rendered-page OCR)]
l 8000-0-22
‘G8LO9 sloul||| ‘OBea1YyD jsep Ul ‘Sesseippy }924}S
“ONINNID AG JO LNIOd SHL OL (AVMIIVe
NYSLSSAMHLYON 8 OSVOIHD AHL ATYAWYOS) AVMIIVE OIsIDVd NOINN
AHL SO AVM-SO-LHOIY ATYSAHLYON GIVS ONOW ATHALSVAHLNOS ADNSHL
(AVMI1IVY NYSLSAMHLYON 8 OOVIIHO SHL ATYSWHOS)
AVM IVY DIsIDWd NOINN SHL SO AVM-SO-LHOIY ATYSHLYON CIVSSYOAV
NO LNIOd V OL SOAYAHL NOISNALXS ATYALSVAHLNOS AHL GNV 9 HOO71¢ NI
cb LOI IVS SO SANIT ATYSALSVAHLYON SHL SNOT ATHSALSVAHLNOS ADNSHL
‘NOLLONAL
4O NMOL AHL OL NOILIGGV SMOTSNIM NI 9 HOO 71d AIVS NI 2b LO] SO YANYOO
ISVSHLYON AHL OL NOILONAF JO NMOL AHL OL NOILIGGV SMOTSNIM
NI 9 MOO1d 40 ANI ATHSALSSAMHLYON CIVS SNOW ATHALSAMHLNOS ADNAHL
‘LOVLL-ZS8bY
YAEWNN LNANNOOT SV ZS8L ‘8b AVW GAGYHOOSRY SV ‘NOILONAL JO NMOL SHL
OL NOILIGQV SMOTSNIM NI 9 M9018 AO ANI ATYALSAMHLYON AHL NO LNIOd
V ONISd OSTV YANYHOO LSAMHLNOS GIVS AOAYSHL YANYOO LSAMHLNOS
AHL OL + LO1 GIVS SO SANIT ATYALSSAM AHL SNOW ATYALSVAHLNOS ADONSHL
‘JOAYSHL YSNYOO LSSMHLYON SHL OL NOISIAIG IVOINSHO AVSGNIT
NI -b LO17 GIVS 4O SANIT ATYSHLYON AHL ONOW ATHSALSAMHLNOS ADNSHL
‘C96S76-6S614
YAEWNNN LNAWNOOd SV 6S6L ‘S ANNF GAGHOOSY SV ‘NOISIAIG IWOINSHO
AVSQGNIT NI | LO17 SO YSANYOO LSVSHLYON AHL OL NOISIAIGENS S.MSYOAVY
NI | LOT SO SANIT ATYHALSAMHLNOS GIVS ONOW ATYALSVAHLNOS ADNSAHL
‘NOISIAIGENS SAMSYOSVM GIVS NIL LOT
dO ANI ATHSLSAMHLNOS AHL NO LNIOd V ONIZE OS TV YANYOO LSVAHLNOS
GIVS AOAYSAHL YANYOO LSVAHLNOS AHL OL NOISIAIGENS S.MSYOsAVy
NI @ LOT GIVS 40 ANIT ATHSHLNOS AHL ONOW ATYALSVAHLYON ADNSAHL
‘NOISIAIGENS S.4SYOsSVy
NI @ LO1 SO YANYOO LSAMHLNOS GIVS OL SANIT V ONO ATHSALSVA ADNAHL
‘8G0EL-98614
LNAWNDOG SV 9861 ‘2 AUVNYESS GAGHOOSH SV ‘NOISIAIGENS S..4SYOsVy NI
¢ 101 40 YANYOS LSAMHLNOS AHL OL LNSAODVPAV GNV ALISOddO LNIOd V OL
LASYLS VYOUNV AO ANIT AVM-AO-LHOIY LSAM GIVS SNOW HLNOS SDNAHL
-LH5YLS VYOUNV JO ANIT AVM-SO-LHOIY
LSAM SHL NO LNIOd V OL LW1d LNAWSSASSV LOIYLSIG WYVd ODVOIHD LSAM
NI | LOT GIVS AO ANIT HLNOS LSAM LSOW AHL SNOW ATHSALSVA AONSHL
; ‘V8LZ6-V861Y YAEGIWNN LNAWNDO SV #861 ‘vy YSEW3A0R0
qgadqduo003yY SV LVW1d LNAWSSASSV LOIMLSIG MYVd OOVOIHO LSAM NI +
107 SO YSNYOO LSAMHLNOS AHL OL GVOUTIVY NYALSV3 GNV Lalor ‘NID14
AHL AO SANIT AVM-SO-LHSIN ATYALSVA GIVS ONO ATYSHLNOS ADNSHL

===== PDF PAGE 102 =====
[Extraction: OCR (rendered-page OCR)]
119 W. Washington
119 W. Washington
119 W. Washington
110 W. McConnell
132 Fremont St.
131 Fremont St.
129 Fremont St.
175 W. Washington
151 W. Washington
145 W. Washington
139 W. Washington
111 W. Washington
Fremont St.
130 Fremont St.
122-124 Fremont St.
101 W. Washington
103 W. Washington
157 W. Washington
W. Washington
W. Washington
133 N. Aurora St.
123 N. Aurora St..
123 Fremont St.
123 Fremont St.
111 Fremont St.
110 Arbor
101 E. Washington
100 Arbor Ave.
150 W. Washington
150 W. Washington
146-148 W. Washington
142 W. Washington
136-138 W. Washington
118 W. Washington
100 Main St.
102 Main St.
104 Main St.
108 Main St.
110 - 110 1/2 Main St.
112 Main St.
116 Main St.
118 Main St.
122 Main St.
124 Main St.
126 Main St.
101 Main St.
22-0-0008
123 Fremont St.
130 Arbor Ave.
119 W. Washington
185-187 W. Washington
201 W. Washington
185-187 W. Washington
179-183 W. Washington
101-111 Main St.
113 Main Street
115 Main Street
117 Main Street
119 Main Street
123 Main Street
129 Main Street
111 Galena
113 Galena
131 Main Street
101 Main Street.
115 High St.
128 Main S.
130 Main St
132 Main St.
134 &136 Main St.
200-202 Main St.
204 Main St.
208 Main St.
210 Main St.
212 Main St
214 Main St.
218 Main St
220 Main St
222 Main St
203-205 Main St.
207 Main St.
207 Main St.
213 Main St.
225 Main St.
108 Galena St.
110-112 Galena St.
116 Galena St.
High St.
305 Main St.
321 Main St.
327 Main S.
302 High St.
308-310 High St.

===== PDF PAGE 103 =====
[Extraction: OCR (rendered-page OCR)]
314 High St.
322 High St.
331-333 Main St.
328 High St.
405 Main St.
411 Main St.
114 Chicago St.
120 W. Chicago St.
202 Chicago St.
206 Chicago St.
210 Chicago St.
216 Chicago St
240 Chicago St.
4119-421 Main St.
435 Main St.
441 Main St.
447 Main St.
Main St.
461 Main St.
475 Main St.
228 Chicago St
232 Chicago St.
530 Main St.
306 Main St.
22-0-0008

===== PDF PAGE 104 =====
[Extraction: OCR (rendered-page OCR)]
General Location: The redevelopment project area is generally bounded by City Hall to
the east, Main Street and Union Pacific Railroad to the south, High Street, Washington
Street and McConnell Avenue to the north and Aurora Street to the west.
Property Identification Numbers (“PINs”):
04-04-411-001
04-04-41 1-003
04-04-414-001
04-04-414-002
04-04-414-007
04-04-415-001
04-04-415-002
04-04-415-007
04-04-415-008
04-09-201-002
04-09-201-006
04-09-201-008
04-09-201-009
04-09-201-010
04-09-201-011
04-09-201-016
04-09-201-017
04-09-201-018
04-09-201-019
04-09-201-020
04-09-201-021
04-09-201-022
04-09-201-027
04-09-201-031
04-09-201-032
04-09-201-033
04-09-201-034
04-09-201-036
04-09-201-037
04-09-201-038
04-09-201-039
04-09-202-001
04-09-202-002
04-09-202-003
04-09-202-004
04-09-202-005
22-0-0008
10
04-09-202-006
04-09-203-005
04-09-203-006
04-09-203-007
04-09-203-008
04-09-203-009
04-09-203-015
04-09-204-001
04-09-204-002
04-09-204-003
04-09-204-004
04-09-204-005
04-09-204-006
04-09-204-007
04-09-204-008
04-09-204-009
04-09-204-010
04-09-204-011
04-09-205-001
04-10-106-001
04-10-106-002
04-10-106-003
04-10-106-004
04-10-106-005
04-10-106-006
04-10-106-007
04-10-106-008
04-10-106-009
04-10-106-010
04-10-106-011
04-10-106-012
04-10-106-015
04-10-107-001
04-10-108-001
04-10-108-002
04-10-108-003

===== PDF PAGE 105 =====
[Extraction: OCR (rendered-page OCR)]
04-10-108-004
04-10-108-005
04-10-108-006
04-10-108-007
04-10-108-008
04-10-108-009
04-10-109-001
04-10-109-002
04-10-109-003
04-10-109-004
04-10-109-005
04-10-109-006
04-10-109-007
04-10-109-008
04-10-109-009
04-10-109-011
04-10-109-012
04-10-109-013
04-10-109-014
04-10-113-001
04-10-113-002
04-10-113-003
04-10-113-004
04-10-113-005
04-10-113-006
04-10-113-007
04-10-113-009
04-10-113-010
04-10-119-001
04-10-119-002
04-10-119-003
04-10-119-004
04-10-119-005
04-10-119-006
04-10-119-007
04-10-119-008
04-10-119-012
04-10-119-037
04-10-119-038
04-10-119-039
04-10-119-040
04-10-119-041
04-10-119-042
04-10-119-043
04-10-119-057
04-10-119-058
22-0-0008
11
04-10-119-069
04-10-131-001

===== PDF PAGE 106 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT A-2
STREET LOCATION MAP
(attached)
509226_1

===== PDF PAGE 107 =====
[Extraction: OCR (rendered-page OCR)]
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