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HomeMy WebLinkAboutResolution #2019t RESOLUTION NO. 2n19 A RESOLUTION SETTING A PUBLIC HEARING ON THE QUESTION OF A PROPOSED REDEVELOPMENT PLAN AND PROJECT AND PROPOSED DESIGNATION OF THE REDEVELOPMENT PROJECT AREA NUMBER FOUR WHEREAS, the City of Canton is preparing a Redevelopment Plan and Project for a Redevelopment Project Area in the City of Canton, pursuant to the Real Property Tax Increment Allocation Redevelopment Act of the State of Illinois (hereinafter referred tc as the "ACT"), said area being described as follows: (See Exhibit A for a metes and bounds description) WHEREAS, the ACT requires that prior to the adoption of the Redevelopment Plan and Project and designation of a Redevelopment Project Area that a public hearing be set on the Proposed Redevelopment Plan and Project and designation of the Redevelopment Project Area. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CANTON, Fulton County, Illinois, as follows: 1. That a public hearing is hereby set for 6:30 o'clock P.M., local time, on December 17 , 1987, in the Council Chambers, City Building, 210 E. Chestnut Street, Canton, Illinois 61520. 2. That the City Clerk is hereby directed to prepare, publish and mail all notices required by the ACT, Sections 11-74.4-6. 3. That this Resolution shall be in full force and effect immediately upon its passage by the City Council of the City of Canton, Fulton County, Illinois, and approval by the Mayor thereof. PASSED by the City Council of the City of Canton, Fulton County, Illinois at a regular meeting this 17th day of November 1987, upon a roll call vote as follows: AYES: Aldermen Chapman, May, Bohler, Meade, Sarff, Steck, Zilly, Kovachevich, NAYS: None. ABSENT: None, -1- ;~ APPROVED: /,~, ~,~ Donald E. Edwards, Mayor. ATTEST: -2- Exhibit A Metes and Bounds Description - Proposed Tax Increment Area #4 Beginning at the intersection of the North R.O.W. line of the TPbW Railroad and the West R.O.W. line of the alley South of Van Buren Court; thence Northerly along said alley R.O.W, to a point West of Gavenda Salvage Company's North lot line; thence Easterly across the alley and along the North lot line of Gavenda Salvage to the West R.O.W. line of South Second Avenue; thence Northerly along the West R.O.W. line of South Second Avenue to the South R.O.W. line of East Maple Street to the West R.O.W. line of the alley South of Van Buren Court; thence Northerly along the West R.O.W. line of said alley and Van Buren Court to a point West of the South lot line of the Van Buren Court Apartments to the West R.O.W. line of South Second Avenue; thence Northerly along the West R.O.W. line of South Second Avenue to the South R.O.W. line of East Pine Street; thence Westerly along said South R.O.W. line of East Pine Street to a point just south of the West lot line of the City Water Tower lot; thence Northerly across East Pine Street and along the West lot line of the City Water Tower lot to the Northwest corner of said lot; thence Easterly along the North lot line of the City Water Tower lot and across Van Buren Court to the East R.O.W. line of Yan Buren Court; thence Northerly along the East R.O.W. line of Van Buren Court to the North lot line of the City garage; thence Easterly along the North R.O.W. line of the City garage to the West R.O.W. line of South Second Avenue; thence Northerly along the West R.O.W. line of South Second Avenue to the South R.O.W. line of East Chestnut Street; thence Easterly along the south R.O.W. line of East Chestnut Street to the East lot line of the City Hall property; thence Southerly along the East lot line of the City Hall property to the North lot line of the Red Cross property; thence Easterly along the North lot line of the Red Cross property to the East lot line of the Red Cross prop- erty; thence Southerly along the East lot line of the Red Cross property to the North lot line of the International Harvester property; thence Easterly along the North lot line of the International Harvester property to the East R.O.W. line of the North Third Avenue; thence Southerly along the East R.O.W. line of North Third Avenue to the North R.O.W. line of East Elm Street ,i to the West lot line of the International Harvester parking lot; thence Northerly along the West lot line of the International Harvester parking lot to the North R.O.W. line of East Chestnut Street; thence Easterly along the North R.O.W. line of East Chestnut Street to the East R.O.W. line of North Fifth Avenue; thence Southerly along the East R.O.W. line of North Fifth Avenue to the South R.O.W. line of East Elm Street; thence Westerly along the South R.O.W. line of East Elm Street to the East lot line of the International Harvester stor- age lot; thence Southerly along the East lot line of the International Harvester storage lot to the South lot line of the International Harvester storage lot; thence Westerly along the South lot line of the International Harvester storage lot to the East R.O.W. line of the Burlington Northern Railroad; thence Southerly along the East R.O.W. line of the Burlington Northern Railroad to the South R.O.W. line of East Pine Street; thence Easterly to the East lot line of the International Harvester storage lot; thence Southerly, Easterly and then again Southerly along the East lot line of the International Harvester storage lot to the South lot line of the International Harvester storage lot; thence Westerly along the South lot line of the International Havester storage lot to the East R.O.W. line of the Burlington Northern Railroad; thence Southerly along the East R.O.W. line of the Burlington Northern Railroad to the North R.O.W. line of East Oak Street; thence Westerly along the North R.O.W. line of East Oak Street to the West R.O.W. line of South Third Avenue; thence Northerly along the West R.O.W. line of South Third Avenue to the South lot line of the Grain Elevator property; thence Westerly along the South lot lines of the Grain Elevator property, across South Second Avenue and along the South lot line of the Dairy property, across South First and along the South lot line of the Wareco Gas Station property, to the West R.O.W. line of South Main Street; thence Northerly along the West R.O.W. line of South Main Street to the South R.O.W. line of West Railroad Street; thence Westerly along the South R.O.W. line of West Railroad Street to the East R.O.W. line of South Avenue B; thence Westerly across South Avenue B and along the South R.O.W. line of the TPbW Railroad to a point directly South of the intersection of the North R.O.W. line of the TP&W Railroad and the South R.O.W. line of West Maple Street; thence Northerly across the R.O.W. of the .. TPd~W Railroad to the intersection of the North R.O.W. line of the TPbW Railroad and the South R.O.W. line of West Maple Street; thence Westerly along the South R.O.W. line of County West Maple Street (which at this point is actually a county road and will be referred to as County West Maple Street) to the West R.O.W. line of the Spoon River College Road; thence Northerly, Westerly and again Northerly along the West R.O.W. line of the Spoon River College Road to the North R.O.W. line of Illinois State Route 9; thence Easterly along the North R.O.W. line of Illinois State Route 4 to a point North of the West lot line of Sherwood Forrest Mobile Home Park; thence Southerly across the R.O.W. of Illinois State Route 9 and along the West lot line of the Sherwood Forrest Mobile Home Park to the Southwest corner of the Sherwood Forrest Mobile Home Park; thence Easterly, Southerly, Easterly and again Southerly along the Easterly property line of the Metropolitan Sanitary District Land to the Northern R.O.W. line of the County West Maple Street; thence Easterly along the North R.O.W. line of County West Maple Street to the City Limits line of West Maple Street; thence Southerly across the R.O.W. line of West Maple Street to the North R.O.W. line of the TP&W Railroad; thence Easterly along the North R.O.M. line of the TP~W Railroad to the point beginning, said tract of ground all being in Fulton County in Illinois and containing 1.031 square miles, more or less. STATE OF ILLINOIS, ) COUNTY OF FULTON. ) A F F I D A V I T SS. James H. Malmgren, being first duly sworn upon his oath deposes and says as follows: 1. That his name is James H. Malmgren; that he has, at all times hereto relevant, been employed by the City of Canton, Fulton County, Illinois as City Attorney. 2. That affiant did, on date of November 17, 1987 deposit in the United States Mail at Canton, Illinois (Notice Of Public Hearing) addressed to the following taxing bodies in care of their agents or officers as below set forth: Sheilah Dye ) Chmn., SRC Board ) 504 S. Dudley ) Macomb, IL 61455 ) Melba Ripper, Chmn., Fulton County Board RR #1 Canton, Illinois 61520 Randall Rumler, Fulton County Clerk Fulton County Courthouse 100 North Main Lewistown, Illinois 61542 Marilee Overcash, Canton Township Supervisor W. Locust Limits Canton, Illinois 61520 Dr. Larry Zeenor, Supt. 20 West Walnut St. Canton, Illinois 61520 Illinois Community College District #534, (Spoon River College) County of Fulton County of Fulton Canton Township Canton Union School Dist. #66 Phil Randolph ) Canton Union School RR #2 ) Dist. #66 Canton, Illinois 61520 > Robert Ems ) Sup't., Canton Park Dist. ) Canton Park District 250 S. Avenue D ) Canton, Illinois 61520 > Arvelyn J. Miller ) 157 W. Vine St. ) Canton Park District Canton, Illinois 61520 ) Felix Haynes Interim President ) Illinois Community College Spoon River College ) District #534, (Spoon RR #1 ) River College) Canton, Illinois 61520 ) Attorney Donald R. Zoufal ) State of Illinois Illinois Dept of Corrections ) Department of Corrections P.O. Box 4902 > Springfield, IL 62708-4902 ) Mr. Michael P. Lane ) State of Illinois Director, Illinois Dept. ) Department of Corrections of Corrections ) P.O. Box 4902 ) Springfield, IL 62708-4902 ) State of Illinois ) Department of Commerce & ) State of Illinois Community Affairs ) Department of Commerce 620 E. Adams ) & Community Affairs Springfield, IL 62701 ) 3. That your affiant mailed the aforesaid notices to the persons and taxing bodies set forth in the foregoing paragraph; that each such notice was mailed "Certified Mail, Return Receipt Requested". That your affiant then obtained from the United States Post Office at Canton, Illinois receipts therefor for certified mail as follows: P 237 147 423; P 237 147 424; P 237 147 425; P 237 147 426; P 237 147 427; P 237 147 428; P 237 147 429; P 237 147 430; P 237 147 431; P 237 147 432; P 237 147 433; and, P 237 147 434. That the foregoing receipt numbers correspond to the mailings set forth in the foregoing paragraph, respectively. -2- 4. That each notice was enclosed in an envelope plainly addressed to the parties as set forth in the foregoing numerical paragraph two. That postage as aforesaid was fully prepaid by the City of Canton. 5. That the notice enclosed in each said envelope consisted of a document entitled "Notice" over the signature of City Clerk, Nancy Whites, dated November 17, 1987, a copy of which is hereto attached and herein fully incorporated by reference. James H. Malmgren) SUBSCRIBED AND SWORN TO before~ifle this 17th day of November, 1987 by James H. Malmgren to me personally known. My commission expires: a/-~~/9i ~ ~~ ~~ ~~~ Notary Public. ovr~ciA~ sEi-~ SUSAN B HENSELER PIOTARY PUBLIC STATE Of tlLINOiS COMIy1ISSI0N EXP FEB 2fl,1991 .~~ -3- NOTICE Please take notice that pursuant to the provisions of the Real Property Tax Increment Allocation Redevelopment Act of the State of Illinois (Chapter 24, Section 11-74.4-1 et seq. of the Illinois Municipal Code) the City of Canton has scheduled a public hearing on a proposed Redevelopment Plan, Redevelopment Project and designation of an area as an Industrial Park Conservation Area and Redevelopment Project Area. The public hearing has been set for 6:30 o'clock P.M., December 17, 1987 in the Council Chambers, City Hall, 210 East Chestnut Street, Canton, Illinois. The legal description and street location of the boundaries of the proposed Redevelopment Project Area are: As set forth in Exhibits A and B hereto attached and herein incorporated by reference. The Redevelopment Plan and Redevelopment Project, together with all exhibits relating thereto, are available for public inspection and copying during normal business hours at the City Clerk's office at City Hall, 210 East Chestnut Street, Canton, Illinois. The Redevelopment Plan and Redevelopment Project are described as follows: The Redevelopment Plan describes conditions attributable to a blighted area or conservation area as defined in Exhibit C attached. DESCRIPTION OF REDEVELOPMENT PROJECT AREA The proposed City of Canton Redevelopment Project Area Number Four is approximately 350 to 400 acres in area and extends from the central portion of the City to the Western City limits. The area presently is home to the following major businesses or industries: Canton Industrial Corporation Bork-Gavenda Scrap Metal Company Canton Manufacturing corporation A & R Vending LaRoma Pizza, Inc. International Plastics Recycling, Inc. D-J Enterprises Active English Aldi food stores is in the process of building in the area and construction on a new state correctional center is scheduled to begin soon. The balance of the area is undeveloped, underdeveloped or the site of obsolete business or industrial structures. CITY OF CANTON REDEVELOPMENT PLAN The City has general economic goals for the Redevelopment Project Area. The City's central goals are to retain its existing commercial and industrial base and to stimulate expansion of that base. By meetingthese goals, the City will achieve important social objectives such as protecting existing jobs for its residents and encouraging the creation of new jobs; will achieve important economic objectives such stimulating its commercial and industrial economy; and will maintain its ability to achieve public service goals which cannot be met unless the erosion of its tax base is halted. To accomplish these city-wide goals the City and the private sector are to take specific measures in respect to the Redevelopment Project Area to: 1. Eliminate those conditions which qualify the Redevelopment Project Area as a blighted area or conservation area. 2. Prevent the recurrence of blight conditions or conservation conditions and preserve and enhance the value of property within and without the Redevelopment Project Area. 3. Enhance the tax base of the City of Canton and other taxing districts which extend into the Redevelopment Project Area by encouraging private investment and Redevelopment Project Area. -2- Among the measures which the City is empowered to take under the Real Property Tax Increment Allocation Redevelopment Act are: 1. To acquire, own, convey, lease, mortgage or dispose of real or personal property, or rights therein; to grant or acquire licenses, easements and options with respect thereto. 2. Within the area, to clear any area acquired, by demolition or removal of existing buildings and structures. 3. Within the area, to renovate, rehabilitate or reconstruct any structure or building; and, to make loans for such purposes. 4. Within the area, to install, repair, construct, reconstruct, or relocate streets, utilities and site improvements. 5. Within the area, to do all other things authorized by law and the Act. REDEVELOPMENT PROJECT The Redevelopment Project, which is in conformity with the City's Comprehensive Plan for Land Use, consists of both private sector development and public sector development. The specifications for the private improvements are subject to such revisions as shall be necessary in connection with the development of final engineering plans and drawings and the redevelopment agreements into which the City proposes to enter. Renovation and Rehabilitation The City proposes to make expenditures of tax increment revenues to assist in the renovation and rehabilitation of existing structures located within the Redevelopment Project Area to the extent, and only to the extent, that sufficient tax increment revenues are available for such use. Examples of such expenditures, without limitation, are grants or loans to developers. Nothing herein shall be construed to deny to the City the power to make grants or loans to developers with funds derived from sources other than tax increment revenues prior to the completion of the above described public improvements. -3- B. Private Sector Redevelopment Project The private sector will be primarily responsible for financing and implementing the Redevelopment Project. The specifications for the private sector rehabilitation and redevelopment described above are subject to such revision as shall be necessary in connection with the development of final architectural and engineering plans and drawings and the redevelopment agreements into which the City proposes to enter. The Project will accomplish the goals and objectives of the City's Redevelopment Plan for the Redevelopment Area. As a condition to the City's performance, the City proposes to enter into redevelopment of the Redevelopment Project Area containing appropriate safeguards and protections of the City's interests. Without adoption of this Plan and Project, it could not reasonably be anticipated that the Redevelopment Project Area would be developed. SOURCES OF FUNDS TO PAY THE REDEVELOPMENT PROJECT COSTS Funds necessary to pay the Redevelopment Project costs will be derived from private funds with infusion of tax increment revenues. The tax increment revenues which will be used to pay Redevelopment Project costs shall, without limitation, be: (a) The incremental taxes attributable to the increase in the current equalized assessed value of each taxable lot, block, tract or parcel of real property in the Redevelopment Area over and above the initial equalized assessed value of each such property in the Redevelopment Area. (b) State and local utility tax increment revenues generated within the redevelopment area, subject to the State limitation(s) or cap. Other possible sources of funds available to pay Redevelopment Project costs are City revenues from other taxes which the City may be permitted from time to time to levy and collect. If the City is -4- eligible, it may obtain grants from federal, state and local authorities. Further, the City will receive interest as development loans are repaid and have the interest available as a further revenue source. Moreover, the City may use proceeds from municipal obligations which have as a revenue source tax increment revenues. In the event that adequate funds are not available from the aforementioned sources, the City may use the powers it has under the Act and any other law to raise revenue or utilize other funds it has to pay Redevelopment Project costs or obligations issued in connection herewith. If tax or other revenues or funds other than incremental revenues are utilized, reimbursement may be made when revenues become available from tax increment financing. NATURE AND TERM OF OBLIGATIONS WHICH MAY BE ISSUED The City may issue obligations secured by the tax increment special tax allocation fund pursuant to Section 11-74.4-7 of the Act. The City may, by ordinance, in addition to obligations secured by the special tax allocation fund, pledge pursuant to the Act for a period not greater than the term of the obligations issued to pay redevelopment costs towards payment of such obligations any part or any combination of the following: 1. Net revenues of all or part of any redeveloppment project; 2. Taxes levied and collected on any or all property in the City; 3. The full faith and credit of the City; 4. A mortgage on part or all of the redevelopment project; or 5. Any other taxes or anticipated receipts that the municipality may lawfully pledge. If such obligations are secured by the full faith and credit of the City, the ordinance authorizing the obligations may provide for the levy and collection of a direct annual tax upon all taxable property within the City sufficient to pay the principal of and interest on the obligations as they mature. Such levy may be in addition to and exclusive of the maximum of all other taxes -5- authorized to be levied by the City, which levy, however, shall be abated to the extent that monies from other sources are available for payment of the obligations and the City certifies the amount of said monies available to the County Clerk. Obligations issued by the City pursuant to this Plan and the Act shall be retired not more than twenty-three (23) years from the adoption of the ordinance approving the Redevelopment Project Area. In any event, the final maturity date of any such obligations which issued may not be later than twenty (20) years from their respective dates. One or more series of obligations may be sold at one or more times in order to implement this Plan, as it may be amended in the future. The amounts payable in any year as principal of and interest on all obligations issued by the City pursuant to this Plan and the Act shall not exceed the amounts available, or projected to be available, from tax increment revenues and from such bond sinking funds, capitalized interest funds, debt service reserve funds and other sources of funds as may be provided by ordinance. The aggregate principal amount of obligations which may be issued by the City pursuant to this Plan and the Act shall not exceed the total amount of the Redevelopment Project Costs, as defined in the Act, for the Redevelopment Project Area, as the same may from time to time amended. Revenues shall be used for the scheduled and/or early retirement of obligations, for reserves, sinking funds, and Redevelopment Project Costs and, to the extent not used for such purposes, may be declared surplus and shall then become available for distribution annually to taxing districts in the Redevelopment Project Area in the manner provided by the Act. ACTUAL AND PROJECTED EQUALIZED ASSESSED VALUATIONS The most recent available equalized assessed valuation for real property and improvements in the Redevelopment Project Area is approximately $1,600,000.00. Upon completion of the anticipated private development it is estimated that the equalized assessed valuation of the real -6- property including improvements within the Redevelopment Project Area will be at least $4,800,000.00. COMPLETION OF REDEVELOPMENT PROJECT The estimated date for completion of the Redevelopment Project is not later than twenty-three (23) years from the adoption of the Ordinance approving the Redevelopment Project Area. The Project may be completed sooner, depending on incremental tax yield and payment of obligations which are issued. All interested persons will be given an opportunity to be heard at the public hearing. At the public hearing any interested person or affected taxing district may file with the Municipal Clerk written objections to and may be heard orally in respect to any issues embodied in this notice. Prior to the adoption of an ordinance approving the Redevelopment Plan, Redevelopment Project or designating the Redevelopment Project Area, changes may be made in the Redevelopment Plan or Project or Area which changes do not alter the exterior boundaries or do not substantially effect the general land uses established in the plan or do not substantially change the nature of the Redevelopment Project without further hearing or notice provided that notice of any such change is given by mail to each affected taxing district and by publication in a newspaper or newspapers of general circulation within the taxing districts not less than ten days prior to the adoption of the changes by ordinance. The City of Canton invites any comments you may have concerning the subject matter of the hearing prior to the time of the hearing. Please send your comments in writing to James H. -7- Malmgren, City Attorney, 369 N. Main Street, Canton, Illinois 61520. CITY OF CANTON BY : v 3 .Q,J Nancy Whit s, City Clerk. November 17, 1987. -8- Exhibit A Metes and Bounds Description - Proposed Tax Increment Area #4 Beginning at the intersection of the North R.O.W. line of the TP&W Railroad and the West R.O.W. line of the alley South of Van Buren Court; thence Northerly along said alley R.O.W. to a point West of Gavenda Salvage Company's North lot line; thence Easterly across the alley and along the North lot line of Gavenda Salvage to the West R.O.W. line of South Second Avenue; thence Northerly along the West R.O.W. line of South Second Avenue to the South R.O.W. line of East Maple Street to the West R.O.W. line of the alley South of Van Buren Court; thence Northerly along the West R.O.W. line of said alley and Van Buren Court to a point West of the South lot line of the Van Buren Court Apartments to the West R.O.W. line of South Second Avenue; thence Northerly along the West R.O.W. line of South Second Avenue to the South R.O.W. line of East Pine Street; thence Westerly along said South R.O.W. line of East Pine Street to a point just south of the West lot line of the City Water Tower, lot; thence Northerly across East Pine Street and along the West lot line of the City Water Tower lot to the Northwest corner of said lot; thence Easterly along the North lot line of the City Water Tower lot and across Van Buren Court to the East R.O.W. line of Van Buren Court; thence Northerly along the East R.O.W. line of Van Buren Court to the North lot line of the City garage; thence Easterly along the North R.O.W. line of the City garage to the West R.O.W. line of South Second Avenue; thence Northerly along the West R.O.W. line of South Second Avenue to the South R.O.W. line of East Chestnut Street; thence Easterly along the south R.O.W. line of East Chestnut Street to the East lot line of the City Hall property; thence Southerly along the East lot line of the City Hall property to the North lot line of the Red Cross property; thence Easterly along the North lot line of the Red Cross property to the East lot line of the Red Cross prop- erty; thence Southerly along the East lot line of the Red Cross property to the North lot line of the International Harvester property; thence Easterly along the North lot line of the International Harvester property to the East R.O.W. line of the North Third Avenue; thence Southerly along the East R.O.W. line of North Third Avenue to the North R.O.W. line of East Elm Street to the West lot line of the International Harvester parking lot; thence Northerly along the West lot line of the International Harvester parking lot to the North R.O.W. line of East Chestnut Street; thence Easterly along the North R.O.W. line of East Chestnut Street to the East R.O.W. line of North Fifth Avenue; thence Southerly along the East R.O.W. line of North Fifth Avenue to the South R.O.W. line of East Elm Street; thence Westerly along the South R.O.W. line of East Elm Street to the East lot line of the International Harvester stor- age lot; thence Southerly along the East lot line of the International Harvester storage lot to the South lot line of the International Harvester storage lot; thence Westerly along the South lot line of the International Harvester storage lot to the East R.O.W. line of the Burlington Northern Railroad; thence Southerly along the East R.O.W. line of the Burlington Northern Railroad to the South R.O.W. line of East Pine Street; thence Easterly to the East lot line of the International Harvester storage lot; thence Southerly, Easterly and then again Southerly along the East lot line of the International Harvester storage lot to the South lot line of the International Harvester storage lot; thence Westerly along the South lot line of the International Havester storage lot to the East R.O.W. line of the Burlington Northern Railroad; thence Southerly along the East R.O.W. line of the Burlington Northern Railroad to the North R.O.W. line of East Oak Street; thence Westerly along the North R.O.W. line of East Oak Street to the West R.O.W. line of South Third Avenue; thence Northerly along the West R.O.W. line of South Third Avenue to the South lot line of the Grain Elevator property; thence Westerly along the South lot lines of the Grain Elevator property, across South Second Avenue and along the South lot line of the Dairy property, across South First and along the South lot line of the Wareco Gas Station property, to the West R.O.W. line of South Main Street; thence Northerly along the West R.O.W. line of South Main Street to the South R.O.W. line of West Railroad Street; thence Westerly along the South R.O.W. line of West Railroad Street to the East R.O.W. line of South Avenue B; thence Westerly across South Avenue B and along the South R.O.W. line of the TP&W Railroad to a point directly South of the intersection of the North R.O.W. line of the TP&W Railroad and the South R.O.W. line of West Maple Street; thence Northerly across the R.O.W. of the 5 TP&W Railroad to the intersection of the North R.O.W. line of the TPbW Railroad and the South R.O.W. line of West Maple Street; thence Westerly along the South R,O.W. line of County West Maple Street (which at this point is actually a county road and will be referred to as County West Maple Street) to the West R.O.W, line of the Spoon River College Road; thence Northerly, Westerly and again Northerly along the West R.O.W. line of the Spoon River College Road to the North R.O.W. line of Illinois State Route 9; thence Easterly along the North R.O.W. line of Illinois State Route 9 to a point North of the West lot line of Sherwood Forrest Mobile Home Park; thence Southerly across the R.O.W. of Illinois State Route 9 and along the West lot line of the Sherwood Forrest Mobile Home Park to the Southwest corner of the Sherwood Forrest Mobile Home Park; thence Easterly, Southerly, Easterly and again Southerly along the Easterly property line of the Metropolitan Sanitary District Land to the Northern R.O.W. line of the County West Maple Street; thence Easterly along the North R.O.W. line of County West Maple Street to the City Limits line of West Maple Street; thence Southerly across the R.O.W. line of West Maple Street to the North R.O,W. line of the TPBW Railroad; thence Easterly along the North R.O.W. line of the TP&W Railroad to the point beginning, said tract of ground all being in Fulton County in Illinois and containing 1.031 square miles, more or less. ~~ ~~~ \ /, ---- .a s~ is ~~ .~ a _ _- ~_1----~ r ~- r" a r- C r -~ -1' ~ ~ J .~ ~ ~::.. ~ } i ~1 aL 4~ ~~ (~~ S~ U~ ©' e~~e ~ eoooo ao~ era ao ~ee~~ ®a© o~. ~ -- ~ mmo© ~ aoo ro 1 n ~ 1 ~ ° 1 `~ a ~ x ~ H H n O a rt ~ Z n '~ O ~ '~ n z~- ~i x H H H Exhibit C "Blighted area" means any improved or vacant area within the boundaries of a redevelopment project area located within the territorial limits of the municipality where, if improved, industrfal, commercial and residential buildings or improvements, because of a combination of 5 or more of the following factors: age; dilapidation; obsolescence; deterioration; illegal use of individual structures: presence of structures below minimum code standards; excessive vacancies; overcrowding of structures and community facilities; lack of ventilation, light or sanitary facilities; inadequate utilities; excessive land coverage; deleterious land use or layout; depreciation of physical maintenance; lack of community planning, is detrimental to the public safety, health, morals or welfare, or if vacant, the sound growth of the taxing districts is impaired by, (1) a combination of 2 or more of the following factors: obsolete platting of the vacant land; diversity of ownership of such land; tax and special assessment delinquencies on such land; flooding on all or part of such vacant land; deterioration of structures or site improvements in neighboring areas adjacent to the vacant land, or (2) the area immediately prior to beccring •,acan*_ qua'_,_`ied as a blighted improved area, or (3) ''the area consists of ari unu§ed quarry or unused quarries, or (-0) the area consists of unused railya:ds, rail tracks c: railroad rights-of-way, or (5) the area, prior to its the erenls designation, is subject to chronic flooding which adversely impacts on real property Nh~ch-~a-sne~nded in the area and such_floodina is substantially caused by one or more improvements in or in proximity to the area anr-~mpredement en--reed--property which improvements have hee been in existence for at least, 5 yearst nnd-wh4eh-snbatantie~~r eentr~bntes-te-arseh-f~eed~ngT or (6) the area consists of an unused disposal site, containing earth, stone, building debris or similar material, ,which were removed from construction, demolition, excavation. or dredge sites, or (7) the area is not less than 50 nor more than 100 acres and 75~ of which is vacant, notwithstanding the :act that such area has been used for commercial agricultural purposes within 5 years prior to the designation of the redevelopment project area, and which area meets at least one of the factors itemized in provision (1) of this subsection (a), and~the area has been designated as a town or village center by ordinance or comprehensive plan adopted prior to January 1. 1982, and the area has not been developed for that designated purpose. "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 3 or more of the following factors: dilapidation; obsolescence; deterioration; illegal use of individual structures; presence of structures below minimum code stancaids; abandonment; excessive vacancies; overcrowding of structures and community facilities; lack of ventilation, light oc sanitary facilities; inadequate utilities; excessive land coverage; deleterious land use or layout;' depreciation of~~physical maintenance; lack of community planning, is detrimental to the public safety, health, morals or welfare and such an area may become a blighted area. (c) "Industrial.. park" means an area in a blighted or conservation area suitable for use sst~ng by any manufacturing, industrial, research or transportation enterprise, of facilities to include but not be limited to factories, mills, processing plants, assembly plants, packing plants, fabricating plants, industrial distribution centers, warehouses, repair overhaul or service facilities, freight terminals, research facilities, test facilities or railroad facilities. (d) "Industrial park conservation area" means an area within the boundaries of a redevelopment project area located within the territorial limits of a municipality: (1) that is within the boundaries of an enterprise zone or (2) that is a labor surplus municipality or within 1 1/2 miles of the territorial limits of a municipality that is a labor surplus municipality if the area is annexed to the municipalityt which area is end zoned as industrial no later than at the time the municipality by ordinance designates the redevelopment project area, and which area includes both vacant land suitable for use as an industrial parl: and s blighted area or conservation area contiguous to such vacant land. (e) "Labor surplus municipality" means a municipality in which, at any time during the 6 months before the municipality by ordinance designates an industrial park conservation area, the unemployment rate was over 6$ and was also 100! or more of the national average unemployment rate for that same time as published in the United States Department of Labor Bureau of Labor Statistics publication _... entitled "The Employment Situation" or its successor publication. For the purpose of this subsection, if .unemployment rate ,.statistics ., for. the municipality. are. no.t available, the unemployment rate in the municipality shall be deemed to be the same as the unemployment rate in the principal county in which the municipality is located. CITY OF CANTON 210 East Chestnut, Canton, Illinois 61520 • Telephone 309/647-0020 Donald E. Edwards, Mayor James H. Malmgren, ciryAnonfsy Nancy S. Whites, ciycie-~ Clifford L. Sagaser, cyEngineer Patricia A. Wright, city rreasurw David A. Leezer, Director olAdministrafan M E M O FROM: James H. Malmgren, City Attorney ~`~~" SUBJECT: City Attorney Bills TO: Honorable Mayor and City Council DATA: December 1G, 1987 On Monday of this week I submitted three bills to the Treasurer as follows: TIF No. 4, $7,500.50; CIC default, non ESOP related, $2,502.50; Meacham vs. City, $800.00. The first two bills represent substantially all of my working time commencing in at least mid-November through Monday of this week. I did not have an opportunity to process the billings until this past weekend. Because City business has occupied virtually 100 of my time for the last 30 to 45 days I find that the December cash flow in the private office is greatly reduced. Accordingly, it is necessary that I request that these bills be added to the December regular bills and, further, request that at least partial payment thereon be made as soon as possible so that I can meet my private obligations. The bills as itemized are virtually complete and final bills with the exception of the CIC matter which could go on for some considerable time. Additionally, there is a liklihood of a additional billings in the TIF No. 4 matter although I anticipate those billings would be minimal and would result from changes to the plan and project, or, to the various ordinances which have been drafted. Your consideration and understanding in this matter is greatly appreciated. CITY OF CANTON 210 East Chestnut, Canton, Illinois 61520 ~ Telephone 309/647-0020 Donald E. Edwards, Maya Nancy S. Whites, Clty Chat Patricia A. Wright, Cxy r~wN,-w M B M O FROM: James H. Malmgren, City Attorney 1~~ SUBJECT: Tax Increment Area No. 4 T0: Honorable Mayor and City Council DATE: December 17, 1987 James H. Maingren, ca~y~nay Clifford ~. Sagaser, GyE"pt--aar David A. leezer, o~ncroraAdmlr~aBon In anticipation of this evening's public hearing concerning proposed Tax Increment Area No. 4 I thought it appropriate that I supply the Mayor and each Alderman with a Memo setting forth the current 'anticipated nature of the Tax Increment Areas. The proposal is to create two separate and distinct tax increment areas. Each Area will capture the utility 'tax. The first Area lies on the Western boundary of the City and is to be known as Area 4-A. Area 4-A includes the site of the prison ground, an "L" shaped piece of ground owfled by the Metropolitian Santiary District of Greater Chicago, the 88 acre parcel of City owned Industrial Park, and a tract adjacent to the Industrial Park at its Northeast corner which is generally composed of residential properties. Area 4-B lies in the central portion of the City and is composed of the 36 acre Canton Industrial Corporation Plant and the square block area where the Aldi Project and railroad properties lie. Original plans called for the two areas to be joined by connecting right-of-way with the connection originally hoped to be the railroad right-of-way which is part of the Enterprise Zone. That was impractical because the right-of-way would have had to have been annexed into the City and that annexation process looked very much like impermissible strip annexation. We then looked at connecting the two areas by the right-of-way of State Route 9 and, also, looked at including an industrially zoned tract bounded by "old" Locust Street, "new" Locust Street and Avenue H. That idea r was dropped because both I and bond counsel felt that such a connector was sufficiently questionable that a future City Council might find it difficult or impossible to sell Tax Increment Bonds, or, to obtain a quality legal opinion from bond counsel with such a connector involved. The inability to safely connect the two areas has one major drawback, namely: The two areas will be unable to utilize funds from the other area, even to make loans from one area to another. In the view of legal counsel that is undesirable but is the price we have to pay for legally sound tax increment areas. The needed improvements in Area 4-A and the requirement to pay the balance of the purchase price on the prison ground are obvious factors which seem to argue for the necessity of creating Area 4-A. Area 4-B includes the CIC Plant and would give the City powers of condemnation, even as to personal or intangible property. This could well become an indispensible legal tool in the City's continuing fight to keep jobs in Canton and especially with respect to the CIC facility. That area is still in a state of flux and it is impossible to presently known whether or not future attempts will be made to remove equipment or jobs from the Community. Area 4-B also has the Aldi Project under development and has a proposal for development of the remaining 3/4 of Tract E. Area 4-B thus seems to offer the most immediate liklihood of substantial development. Because of the uncertainty with respect to the CIC facility it seems apparent that it is desirable or even necessary that a tax increment area be imposed so that condemnation powers could be used by the City if deemed necessary. The number and approximate cost of public sector improvements which presently need to be made in the areas, or, which we can presently anticipate will be needed in the future are set forth at pages 44 and 45 of the Plan. The number and magnitude of the projects make it apparent that tax increment financing coupled with the capture of the full 10$ utility tax is probably necessary in all areas in order to meet our obligations to the Community. In order to capture the utility tax we must pass all ordinances for any areas the Council determines to create prior to -2- mid-night on December 31st of this year. Accordingly, it will be necessary for the City Council to hold a special meeting on December 31st. I would suggest that the meeting should be relatively short as there will probably be not more than six ordinances to pass. A suspension of the rules may be required. It seems desirable that the meeting on December 31st be held as early as possible. It should be determined at this evening's City Council meeting when the meeting on the 31st will be held and a public announcement to that effect should be made this evening. -3- NOTICE Please take notice that pursuant to the provisions of the Real Property Tax Increment Allocation Redevelopment Act of the State of Illinois (Chapter 24, Section 11-74.4-1 et seq. of the Illinois Municipal Code) the City of Canton has scheduled a public hearing on a proposed Redevelopment Plan, Redevelopment Project and designation of an area as an Industrial Park Conservation Area and Redevelopment Project Area. The public hearing has been set for 6:30 o'clock P.M., December 17, 1987 in the Council Chambers, City Hall, 210 East Chestnut Street, Canton, Illinois. The legal description and street location of the boundaries of the proposed Redevelopment Project Area area As set forth in Exhibits A and B hereto attached and herein incorporated by reference. The Redevelopment Plan and Redevelopment Project, together with all exhibits relating thereto, are available for public inspection and copying during normal business hours at the City Clerk's office at City Hall, 210 East Chestnut Street, Canton, Illinois. The Redevelopment Plan and Redevelopment Project are described as follows: The Redevelopment Plan describes conditions attributable to a blighted area or conservation area as defined in Exhibit C attached. DESCRIPTION OF REDEVELOPMENT PROJECT AREA The proposed City of Canton Redevelopment Project Area Number Four is approximately 350 to 400 acres in area and extends from the central portion of the City to the Western City limits. The area presently is home to the following major businesses or industries: Canton Industrial Corporation Bork-Gavenda Scrap Metal Company Canton Manufacturing corporation A & R Vending LaRoma Pizza, Inc. International Plastics Recycling, Inc. D-J Enterprises Active English Aldi food stores is in the process of building in the area and construction on a new state correctional center is scheduled to begin soon. The balance of the area is undeveloped, underdeveloped or the site of obsolete business or industrial structures. CITY OF CANTON REDEVELOPMENT PLAN The City has general economic goals for the Redevelopment Project Area. The City's central goals are to retain its existing commercial and industrial base and to stimulate expansion of that base. By meetingthese goals, the City will achieve important social objectives such as protecting existing jobs for its residents and encouraging the creation of new jobs; will achieve important economic objectives such stimulating its commercial and industrial economy; and will maintain its ability to achieve public service goals which cannot be met unless the erosion of its tax base is halted. To accomplish these city-wide goals the City and the private sector are to take specific measures in respect to the Redevelopment Project Area to: 1. Eliminate those conditions which qualify the Redevelopment Project Area as a blighted area or conservation area. 2. Prevent the recurrence of blight conditions or conservation conditions and preserve and enhance the value of property within and without the Redevelopment Project Area. 3. Enhance the tax base of the City of Canton and other taxing districts which extend into the Redevelopment Project Area by encouraging private investment and Redevelopment Project Area. -2- Among the measures which the City is empowered to take under the Real Property Tax Increment Allocation Redevelopment Act are; 1. To acquire, own, convey, lease, mortgage or dispose of real or personal property, or rights therein; to grant or acquire licenses, easements and options with respect thereto. 2. Within the area, to clear any area acquired, by demolition or removal of existing buildings and structures. 3. Within the area, to renovate, rehabilitate or reconstruct any structure or building; and, to make loans for such purposes. 4. Within the area, to install, repair, construct, reconstruct, or relocate streets, utilities and site improvements. 5. Within the area, to do all other things authorized by law and the Act. REDEVELOPMENT PROJECT The Redevelopment Project, which is in conformity with the City's Comprehensive Plan for Land Use, consists of both private sector development and public sector development. The specifications for the private improvements are subject to such revisions as shall be necessary in connection with the development of final engineering plans and drawings and the redevelopment agreements into which the City proposes to enter. Renovation and Rehabilitation The City proposes to make expenditures of tax increment revenues to assist in the renovation and rehabilitation of existing structures located within the Redevelopment Project Area to the extent, and only to the extent, that sufficient tax increment revenues are available for such use. Examples of such expenditures, without limitation, are grants or loans to developers. Nothing herein shall be construed to deny to the City the power to make grants or loans to developers with funds derived from sources other than tax increment revenues prior to the completion of the above described public improvements. -3- B. Private Sector Redevelopment Project The private sector will be primarily responsible for financing and implementing the Redevelopment Project. The specifications for the private sector rehabilitation and redevelopment described above are subject to such revision as shall be necessary in connection with the development of final architectural and engineering plans and drawings and the redevelopment agreements into which the City proposes to enter. The Project will accomplish the goals and objectives of the City's Redevelopment Plan for the Redevelopment Area. As a condition to the City's performance, the City proposes to enter into redevelopment of the Redevelopment Project Area containing appropriate safeguards and protections of the City's interests. Without adoption of this Plan and Project, it could not reasonably be anticipated that the Redevelopment Project Area would be developed. SOURCES OF FUNDS TO PAY THE REDEVELOPMENT PROJECT COSTS Funds necessary to pay the Redevelopment Project costs will be derived from private funds with infusion of tax increment revenues. The tax increment revenues which will be used to pay Redevelopment Project costs shall, without limitation, be: (a) The incremental taxes attributable to the increase in the current equalized assessed value of each taxable lot, block, tract or parcel of real property in the Redevelopment Area over and above the initial equalized assessed value of each such property in the Redevelopment Area. (b) State and local utility tax increment revenues generated within the redevelopment area, subject to the State limitation(s) or cap. Other possible sources of funds available to pay Redevelopment Project costs are City revenues from other taxes which the City may be permitted from time to time to levy and collect. If the City is -4- eligible, it may obtain grants from federal, state and local authorities. Further, the City will receive interest as development loans are repaid and have the interest available as a further revenue source. Moreover, the City may use proceeds from municipal obligations which have as a revenue source tax increment revenues. In the event that adequate funds are not available from the aforementioned sources, the City may use the powers it has under the Act and any other law to raise revenue or utilize other funds it has to pay Redevelopment Project costs or obligations issued in connection herewith. If tax or other revenues or funds other than incremental revenues are utilized, reimbursement may be made when revenues become available from tax increment financing. NATURE AND TERM OF OBLIGATIONS WHICH MAY BE ISSUED The City may issue obligations secured by the tax increment special tax allocation fund pursuant to Section 11-74.4-7 of the Act. The City may, by ordinance, in addition to obligations secured by the special tax allocation fund, pledge pursuant to the Act for a period not greater than the term of the obligations issued to pay redevelopment costs towards payment of such obligations any part or any combination of the following: 1. Net revenues of all or part of any redeveloppment project; 2. Taxes levied and collected on any or all property in the City; 3. The full faith and credit of the City; 4. A mortgage on part or all of the redevelopment project; or 5. Any other taxes or anticipated receipts that the municipality may lawfully pledge. If such obligations are secured by the full faith and credit of the City, the ordinance authorizing the obligations may provide for the levy and collection of a direct annual tax upon all taxable property within the City sufficient to pay the principal of and interest on the obligations as they mature. Such levy may be in addition to and exclusive of the maximum of all other taxes -5- ' authorized to be levied by the City, which levy, however, shall be abated to the extent that monies from other sources are available for payment of the obligations and the City certifies the amount of said monies available to the County Clerk. Obligations issued by the City pursuant to this Plan and the Act shall be retired not more than twenty-three (23) years from the adoption of the ordinance approving the Redevelopment Project Area. In any event, the final maturity date of any such obligations which issued may not be later than twenty (20) years from their respective dates. One or more series of obligations may be sold at one or more times in order to implement this Plan, as it may be amended in the future. The amounts payable in any year as principal of and interest on all obligations issued by the City pursuant to this Plan and the Act shall not exceed the amounts available, or projected to be available, from tax increment revenues and from such bond sinking funds, capitalized interest funds, debt service reserve funds and other sources of funds as may be provided by ordinance. The aggregate principal amount of obligations which may be issued by the City pursuant to this Plan and the Act shall not exceed the total amount of the Redevelopment Project Costs, as defined in the Act, for the Redevelopment Project Area, as the same may from time to time amended. Revenues shall be used for the scheduled and/or early retirement of obligations, for reserves, sinking funds, and Redevelopment Project Costs and, to the extent not used for such purposes, may be declared surplus and shall then become available for distribution annually to taxing districts in the Redevelopment Project Area in the manner provided by the Act. ACTUAL AND PROJECTED EQUALIZED ASSESSED VALUATIONS The most recent available equalized assessed valuation for real property and improvements in the Redevelopment Project Area is approximately $1,600,000.00. Upon completion of the anticipated private development it is estimated that the equalized assessed valuation of the real -6- property including improvements within the Redevelopment Project Area will be at least $4,800,000.00. COMPLETION OF REDEVELOPMENT PROJECT The estimated date for completion of the Redevelopment Project is not later than twenty-three (23) years from the adoption of the Ordinance approving the Redevelopment Project Area. The Project may be completed sooner, depending on incremental tax yield and payment of obligations which are issued. All interested persons will be given an opportunity to be heard at the public hearing. At the public hearing any interested person or affected taxing district may file with the Municipal Clerk written objections to and may be heard orally in respect to any issues embodied in this notice. Prior to the adoption of an ordinance approving the Redevelopment Plan, Redevelopment Project or designating the Redevelopment Project Area, changes may be made in the Redevelopment Plan or Project or Area which changes do not alter the exterior boundaries or do not substantially effect the general land uses established in the plan or do not substantially change the nature of the Redevelopment Project without further hearing or notice provided that notice of any such change is given by mail to each affected taxing district and by publication in a newspaper or newspapers of general circulation within the taxing districts not less than ten days prior to the adoption of the changes by ordinance. The City of Canton invites any comments you may have concerning the subject matter of the hearing prior to the time of the hearing.. Please send your comments in writing to James H. -7- Malmgren, City Attorney, 369 N. Main Street, Canton, Illinois 61520. CITY OF CANTON BYz Nancy Whit s, City Clerk. November 17, 1987. -8- .. Exhibit A Metes and Bounds Description - Proposed Tax Increment Area #4 Beginning at the intersection of the North R.O.W. line of the TP~W Railroad and the West R.O.W. line of the alley South of Van Buren Court; thence Northerly along said alley R.O.W. to a point West of Gavenda Salvage Company's North lot line; thence Easterly across the alley and along the North lot line of Gavenda Salvage to the West R.O.W. line of South Second Avenue; thence Northerly along the West R.O.W. line of South Second Avenue to the South R.O.W. line of East Maple Street to the West R.O.W. line of the alley South of Yan Buren Court; thence Northerly along the West R.O.W. line of said alley and Van Buren Court to a point West of the South lot line of the Van Buren Court Apartments to the West R.O.W. line of South Second Avenue; thence Northerly along the West R.O.W. line of South Second Avenue to the South R.O.W. line of East Pine Street; thence Westerly along said South R.O.W. line of East Pine Street to a point just south of the West lot line of the City Water Tower lot; thence Northerly across East Pine Street and along the West lot line of the City Water Tower lot to the Northwest corner of said lot; thence Easterly along the North lot line of the City Water Tower lot and across Yan Buren Court to the East R.O.W. line of Van Buren Court; thence Northerly along the East R.O.W. line of Van Buren Court to the North lot line of the City garage; thence Easterly along the North R.O.W. line of the City garage to the West R.O.W. line of South Second Avenue; thence Northerly along the West R.O.W. line of South Second Avenue to the South R.O.W. line of East Chestnut Street; thence Easterly along the south R.O.W. line of East Chestnut Street to the East lot line of the City Hall property; thence Southerly along the East lot line of the City Hall property to the North lot line of the Red Cross property; thence Easterly along the North lot line of the Red Cross property to the East lot line of the Red Cross prop- erty; thence Southerly along the East lot line of the Red Cross property to the North lot line of the International Harvester property; thence Easterly along the North lot line of the International Harvester property to the East R.O.W. line of the North Third Avenue; thence Southerly along the East R.O.W. line of North Third Avenue to the North R.O.W. line of East Elm Street .t to the West lot line of the International Harvester parking lot; thence Northerly along the West lot line of the International Harvester parking lot to the North R.O.W. line of East Chestnut Street; thence Easterly along the North R.O.W. line of East Chestnut Street to the East R.O.W. line of North Fifth Avenue; thence Southerly along the East R.O.W. line of North Fifth Avenue to the South R.O.W. line of East Elm Street; thence Westerly along the South R.O.W. line of East Elm Street to the East lot line of the International Harvester stor- age lot; thence Southerly along the East lot line of the International Harvester storage lot to the South lot line of the International Harvester storage lot; thence Westerly along the South lot line of the International Harvester storage lot to the East R.O.W. line of the Burlington Northern Railroad; thence Southerly along the East R.O.W. line of the Burlington Northern Railroad to the South R.O.W. line of East Pine Street; thence Easterly to the East lot line of the International Harvester storage lot; thence Southerly, Easterly and then again Southerly along the East lot line of the International Harvester storage lot to the South lot line of the International Harvester storage lot; thence Westerly along the South lot line of the International Havester storage lot to the East R.O.W. line of the Burlington Northern Railroad; thence Southerly along the East R.O.W. line of the Burlington Northern Railroad to the North R.O.W. line of East Oak Street; thence Westerly along the North R.O.W. line of East Oak Street to the West R.O.W. line of South Third Avenue; thence Northerly along the West R.O.W. line of South Third Avenue to the South lot line of the Grain Elevator property; thence Westerly along the South lot lines of the Grain Elevator property, across South Second Avenue and along the South lot line of the Dairy property, across South First and along the South lot line of the Wareco Gas Station property, to the West R.O.W. line of South Main Street; thence Northerly along the West R.O.W. line of South Main Street to the South R.O.W. line of West Railroad Street; thence Westerly along the South R.O.W. line of West Railroad Street to the East R.O.W. line of South Avenue B; thence Westerly across South Avenue B and along the South R.O.W. line of the TPbW Railroad to a point directly South of the intersection of the North R.O.W. line of the TP&W Railroad and the South R.O.W. line of West Maple Street; thence Northerly across the R.O.W. of the .. TPbW Railroad to the intersection of the North R.O.W. line of the TP6W Railroad and the South R.O.W. line of West Maple Street; thence Westerly along the South R,O.W. line of County West Maple Street (which at this point is actually a county road and will be referred to as County West Maple Street) to the West R.O.W. line of the Spoon River College Road; thence Northerly, Westerly and again Northerly along the West R.O.W. line of the Spoon River College Road to the North R.O.W. line of Illinois State Route 9; thence Easterly along the North R.O.W. line of Illinois State Route 9 to a point North of the West lot line of Sherwood Forrest Mobile Home Park; thence Southerly across the R.O.W. of Illinois State Route 9 and along the West lot line of the Sherwood Forrest Mobile Home Park to the Southwest corner of the Sherwood Forrest Mobile Home Park; thence Easterly, Southerly, Easterly and again Southerly along the Easterly property line of the Metropolitan Sanitary District Land to the Northern R.O.W. line of the County West Maple Street; thence Easterly along the North R.O.W. line of County West Maple Street to the City limits line of West Maple Street; thence Southerly across the R.O.W. line of West Maple Street to the North R.O.W. line of the TPbW Railroad; thence Easterly along the North R.O.M. line of the TPbW Railroad to the point beginning, said tract of ground all being in Fulton County in Illinois and containing 1.031 square miles, more or less. ~~S i~ i L._._. C ~ --r ~~ ~ ~ 1 ..._~ ~ ~ •LM.: ~ ~ ~ L..~~ i ~ -; ~~ ~L il.t! ~ - ~ ~ ~ ~._ ~~ ~•~ ~ ~~ C ~~ ~ L78~C~^®~ ®ee~ eoo~ ao ~8~e® oo~ Q~~e_ ~ aao®o~ ~eee ap0 ~~ mm~00 ro K b N a ~ -~ H H ~ o a `~ `~ Z ~' ~ -~ ~ a w `~ Z n z~ .~ x H H H G1 wed or vacant area eject area located ~ality where, if ~tial buildings or S or more of the obsolescence= •uctutest presence ~dardst excessive and community ht or sanitary land coverage; ation of physical detrimental to re, or if vacant, impaired by, (1) `actors: obsolete ~wgerahip of such s on such landr deterioration of g areas adjacent diately prior to ved area, or (3) ed quarries, or tail traci:s c: or to its the c flooding which ~e}nded in the l by one oc more anr-}mpreve;nent hes been in h-snbstant}e}}r consists of an . tone, building removed from t sites, or (7) less than 50 nor more than 100 acres and 753 ,cant, notwithstand'_ng the :act that such area ~r commercial agricultural purposes within 5 ~ the designation of the redevelopmegt project area meets at least one of the factors rovision (1) of this subsection (a), and~the esiynated as a town or village center by comprehensive plan adopted prior to January 1, rea has not been developed for that designated tion area" means any improved sires within a redevelopment project area located within limits of the municipality in which 50~ or ures in the area have an age of 35 years or ea is not yet a blighted area but because of 3 or more of the following factors: Ilescences deterioration= illegal use of iurest presence of structures below minimum abandonment; excessive vacancies; structures and community facilitiest lack of tt or sanitary facilitiest inadequate live land coverage; deleterious land use or :t ion ' of ~~ physical maintenances lack of ng, is detrimental to the public safety, welfare and such an area may become a :ial.. park" means an area in a blighted or ea suitable for use sft~n9 by any industrial, research or transportation dcilities to include but not be limited to processing plants, assembly plants, packing ting plants, industrial distribution centers, it overhaul or service facilities, freight arch facilities, test facilities or railroad (d) "Industrial park conservation area" means an area within the boundaries of a redevelopment project area located within the territorial limits of a municipality: (1) that is within the boundaries of an enterprise cone or (2) that is a labor surplus municipality or within 1 1/T miles of the territorial limits o! a municipality that is a labor surplus municipality i! the area is annexed to the municipality which area is end soned as industrial no later than at the time the municipality by ordinance designates the redevelopment project area, and which area includes both vacant land suitable for use as an industrial park and a blighted area or conservation area contiguous to such vacant land. (e) "Labor surplus municipality" means a municipality in which, at any time during the 6 months before the municipality by ordinance designates an industrial park conservation area, the unemployment rate was over 6~ and was also 100 or more o! the national average unemployment rate for that same time as published in the United States Department of Labor Bureau of Labor Statistics publication entitled~~~ "The Employment Situation" or its successor publication. For the _puroose of this subsection, if unemployment rate ..statisti.cs.,foc~, the municipality. are no.t available, the unemployment rate in the municipality shall be deemed to be the same as the unemployment rate in the principal county in which the municipality is located.