Tax Increment Finance City of Macomb Downtown Area Redevelopment Project Area Further ...

121 Pages·2009·3.78 MB·English

Tax Increment Finance

City of Macomb

Downtown Area
Redevelopment Project Area

Further Amended
Redevelopment Plan and Project

September 2009

ORIGINAL
October, 1986

AMENDED
September, 1991

FURTHER AMENDED
September, 2009

Original Document (1986) Prepared by: PGAV Urban Consulting
Amended Document (1991) Prepared by: PGAV Urban Consulting
Further Amended Document (2009) Prepared by: Ehlers & Associates, Inc.

Prepared by
Table of Contents

I. Original Redevelopment Plan and Project .............................................1

II. Amendment to Redevelopment Plan and Project (1991) ....................44

III. Further Amendment to Redevelopment Plan and Project (2009).......74

Introduction ..............................................................................................74
Redevelopment Project Area Description.................................................77
Existing Conditions in the Redevelopment Project Area...........................78
Redevelopment Plan.................................................................................79
Implementation Strategy...........................................................................87
Redevelopment Policies............................................................................92
Provisions for Amending the Tax Increment Plan.....................................93
Redevelopment Plan Certifications...........................................................94
Findings.....................................................................................................99

List of Original Plan, Amended Plan, and Further Amended Plan Exhibits and Tables

Exhibit I: Existing Land Use and Building/Site Conditions in the Redevelopment
Project Area......................................................................37
Exhibit I.A: Amended (1991)...............................................................58

Exhibit II: Legal Description...............................................................38
Exhibit II.A: Amended (1991)................................................................49
Exhibit II.B.1: Further Amended (2009) .................................................105
Exhibit II.B.2: Downtown Area TIF Boundary Map.................................107
Exhibit II.B.3: Downtown Area TIF Parcels............................................108

Exhibit III: Blighting Factors................................................................39
Exhibit III.A: Amended (1991)...............................................................59

Exhibit IV: Project Activities.................................................................40
Exhibit IV.A: Amended (1991).................................................................68

Exhibit V: General Land Use Plan.......................................................41
Exhibit V.A: Amended (1991).................................................................69
Exhibit V.B: Further Amended (2009) .................................................109

Exhibit VI: Description of Proposed Public Improvements...................42
Exhibit VI.A: Amended (1991).................................................................72
Exhibit VI.B: Further Amended (2009) .................................................110

Exhibit VII: Project Budget...................................................................43
Exhibit VII.A: Amended (1991).................................................................73

Tables
Table 1: Increment Projection for Extended TIF....................................111
City of Macomb, Illinois Page i
Downtown Area TIF District

Further Amended Redevelopment Plan and Project
I. ORIGINAL REDEVELOPMENT PLAN AND PROJECT
II. AMENDED REDEVELOPMENT PLAN AND PROJECT

The following pages contain the Original Redevelopment Plan and Project for the City of
Macomb, Illinois, Downtown Area TIF District. The Original Redevelopment Plan and Project
document was prepared jointly by the City of Macomb and PGAV Urban Consulting in October
1986. The original document was scanned and inserted, so as to keep the integrity of the
document and findings.

The Original Plan is immediately followed by the Amended Redevelopment Plan and Project for
the City of Macomb, Illinois, Downtown Area TIF District. The Amended Redevelopment Plan
and Project was prepared jointly by the City of Macomb and PGAV Urban Consulting in
September, 1991. The original document was scanned and inserted, so as to keep the integrity
of the document and findings.

Reference herein to the “Redevelopment Plan” means the Original Plan and Amended Plan as
supplemented by this Further Amended Plan, also sometimes referred to as the “Further
Amendment”.

Reference herein to the “Redevelopment Project” means the Redevelopment Project in the
Original Plan, amended by the Redevelopment Project in the Amended Plan, and in this Further
Amendment.

Reference herein to the “Redevelopment Project Area” means the Redevelopment Project Area
in the Original Plan, amended by the Redevelopment Project Area in the Amended Plan, and in
this Further Amendment.

City of Macomb, Illinois Page 1
Downtown Area TIF District

Further Amended Redevelopment Plan and Project