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HomeMy WebLinkAboutOrdinance #0994 ORDINANCE N0. 9 9 4 AN ORDINANCE APPROVIl~IG THE TAX INCREMENT REDEVELOPMENT PLAN AND RE- DEVELOPMENT PROJECT. (AREA NUMBF~t TWO) WHEREAS, the City of Canton, Illinois desires to implement tax increment financing pursuant to the Real Property Tax Increment Allocation Redevelopment Act, P.A. 79-1525, appearing as Sections 11-74.4-1 et seq., of Chapter 24, Ill. Rev. Stat. (1981) (hereinafter referred to as the "Act") for the proposed Redevelopment Plan and Redevelopment Project within the municipal boundaries of the City of Canton and within the Redevelopment Project Area described in Section 1 (a) of this ordinance, which area constitutes in the aggregate more than 1-1/2 acres; and, WHEREAS, pursuant to Section 11-74.4-5 of the Act, the City Council caused a public hearing to be held relative to the Redevelopment Plan .and Redevelopment Project and a designation of a Redevelopment Project Area on December 6, 1983 at the Council Chambers, City Hall, City of Canton; and, WHEREAS, due notice in respect to such hearing was given pursuant to Section 11-74.4-5 and 6 of the Act, said notice being given to taxing districts by certified mail on October 21, 1983, by publication on November 25, 1983, and December 2, 1983, and by certified mail to taxpayers on November 25, 1983; and, 4VHEREA.S, the Redevelopment Plan and Project set forth conservation condi- tions in the proposed redevelopment area, and the City Council has reviewed other studies and is generally informed of the conservation conditions in the proposed Redevelopment Project Area as said term "conservation" is used in the Act; and, WHEREAS, the City Council has reviewed the conditions pertaining to lack of private investment in the proposed Redevelopment Project Area to determine whether private development would take place in the proposed Redevelopment Pro- ject Area as a whole without the adoption of the proposed Redevelopment Plan; and, ` WHEREAS, the City Council has reviewed the conditions pertaining to real property in the proposed Redevelopment Project Area to determine whether conti- guous parcels of real property and improvements thereon in the proposed Redev- elopment Project Area would be substantially benefited by the proposed redevel- opment project improvements; and, WHEREAS, the City Council has reviewed its proposed Redevelopment Plan and Project and Comprehensive Plan for development of the municipality as a whole to determine whether the proposed Redevelopment Plan and Project conform to the Comprehensive Plan of the City. NOW, THEREFORE, IT IS HEREBY ORDAINED BY THE CITY COUNCIL OF THE CITY OF CANTON, Fulton County, Illinois, that: 1. The City Council of Canton hereby makes the following findings: a. The area constituting the proposed Redevelopment Project Area Number Two in the City of Canton, Illinois is described as follows: -1- Boundary Description Beginning at the intersection of the West ROW line of Van Buren Court with the South ROW line of Pine Street; thence, Southerly along the West ROW line of Van Buren Court to the South ROW line of Walnut Street; thence, Easterly along the South ROW line of Walnut Street to the West ROW line of the alley between First and Second Avenues; thence, Southerly along the West ROW line of said alley through Maple Street and the T.P. & W. R.R. ROW to the South ROW line of Railroad Street; thence, Easterly along the South ROW line of Railroad Street through the Burlington Northern R.R. ROW to the East ROW line of Fourth Avenue; thence, Northerly along the East ROW line of Fourth Avenue to the South ROW line of the T.P. & W R.R.; thence, Easterly along the South ROW line of the T.P. & W. R.R. to the East ROW line of the alley between Fourth and Fifth Avenues; thence, Northerly along the East ROW line of said alley to the North ROW line of Walnut Street; thence, Westerly along the North ROW line of Walnut Street to the SE corner of Lot 63 of Barnes & Jones Addition to the City of Canton; thence, Northerly along a line between Lots 63 & 64, 60 & 61, 58 & 59, 55 & 56, Northerly across Pine Street and between Lots 51 & 52, 48 & 49, 45 & 46, Northerly across Elm Street to the North ROW line of Elm Street, all of said Lots being in Barnes & Jones Addition to the City of Canton; thence, Westerly along the North ROW line of Elm Street to the East ROW line of Third Avenue; thence,Northerly along the East ROW line of Third Avenue to a point 32.5 feet North of the NW corner of Lot 31; thence, Westerly across Third Avenue and across Lot 15 on a line parallel to and 32.5 feet North of the South line of said Lot 15 to the West line of said Lot 15; thence, Southerly along the West line of Lot 15 to the SW corner of said Lot 15; thence, Westerly along the North lines of Lots 10 and 11 to the East line of Lot 5; thence, Southerly along the East line of Lot 5 to a point 33 feet South of the North line of Lot 5; thence, Westerly along a line 33 feet South of and parallel to the North line of Lot 5 to a point 99 feet East of the West line of Lot 5; thence, Northerly along a line 33 feet to the North line of Lot 5, said point also being the SE corner of Lot 4; thence, Northerly a distance of 8 feet along the East line of Lot 4 to a point; thence, Westerly along a line 8 feet North and parallel to the South line of Lot 4 to the East ROW line of Second Avenue, all of the aforesaid Lots being in Barnes & Jones Addition to the City of Canton; thence, Southerly along the East ROW line of Second Avenue to the South ROW line of Pine Street; thence, Westerly along the South ROW line of Pine Street to the Point of Beginning, all of the foregoing being situated in the City of Canton, County of Fulton, and State of Illinois. In terms of a Project Area Description based on land platted to date, the following would properly reflect the area: Platted Lands Blocks 1 thru 6 (sometimes a/k/a "Lots") of the P & O Company's Subdivision to the City of Canton; and, All of the P & 0 Company's Second Subdivision to the City of Canton; and, Lots 1 thru 5, 12 thru 21, 28 thru 37, 44 thru 53, 65 thru 74, 87 thru 96, 109 thru 118, and 132 thru 141 in Wright's Addition to the City of Canton; and, -2- i The South 8' of even width off of Lot 4, Lot 5 excepting a portion thereof being 33' north-south by 82' east-west out of the Northeast corner of said Lot 5, Lots 6 thru 14, the South 32 Z' of Lot 15, Lots 44, 45, 49, 50, 51, 56, 57, 58,61, 62, 63, and Lots 154 thru 157 in Barnes and Jones Addition to the City of Canton; and, Lots 71 thru 75 in Nathan Jones Second Addition to the City of Canton; and, Lots 1, 2, 3, 4, 5, and 12 in Block 1, Lots 1 thru 6 in Block 2, and hots 1 thru 3 in Block 3 in Anderson's First Addition to the City of Canton; and, All public ways, vacated former public ways, railroad right of ways, and all unplatted lands according to Map 1, all being situated in the City of Canton, County of Fulton and State of Illinois. b. There exist conditions which cause the area proposed to be designated as a Redevelopment Project Area to be classified as a "Conservation Area" as defined in Section 11-74.4-3 (b) of the Act. c. The proposed Redevelopment Project Area on the whole has not been subject to growth and development through investment by private enterprise and would not be reasonable anticipated to be developed without the adoption of the Redevelopment Plan. d. The Redevelopment Plan and Redevelopment Project conform to the Comprehensive Plan for the development of the municipality as a whole. e. The parcels of real property in the proposed Redevelopment Project Area are contiguous and only those contiguous parcels of real property and improvements thereon which will be substantially benefited by the proposed redevelopment project improvement are included in the proposed Redevelopment Project Area. f. The estimated date for final completion of the Redevelopment Project is the year 2006. g. The estimated date for retirement. of obligations incurred to finance RedeveloFarent Project costs is not later than the year 2006. 2. The Redevelopment Plan and Redevelopment Project which were the subject matter of the hearing held December 6, 1983 is hereby adopted and approved. A copy of the Redevelopment Plan and Redevelopment Project marked Exhibit A is attached to and made a part of this ordinance. 3. This ordinance shall be in full force and effect upon its passage by the City Council of the City of Canton, Illinois and approval by the Mayor thereof . PASSID by the City Council of the City of Canton, Illinois and APPROVED by the t-7ayor thereof at a regularly scheduled City Council meeting this ~ n+h day of ~, ~ am b e_r' 1983, upon a roll call vote as follows: -3- AYES: Aldermen Horr, May, Carl, Workman, Sarff, Hammond, Kovachevich. NAYS: None . ~~'~ Alderman Savill. APPROVED: Donald E. Edwards, Mayor ATTEST: /" , S. ites, City Clerk -4- --_ - I' _ n~ ~~ ~ :^'J?~ ~~: Z~CP,Ei•'L~ ;'-,- .'~~.~r. 'yrJ?~ i~~ `I~'~1~~ R~~V ~It .~JP1~~~ 1' Pi~Fi~ i~~ JIi r tZ':~.1~ ~' I. INTRODUCTION The City of Canton was incorporated in 1937. Almost from its incorporation, the manufacturing of plows has been one of the greatest industrial enterprises in the Canton area. That industry was founded by William Parlin. He came to Canton in 1840 with twenty-five cents in his pocket, three hammers and a leather apron. Mr: Parlin also ahd skill and ingenuity and he worked until he had made a steel mold board plow that was self-scouring, to take the place of the old wooden irold board plows htat had to be cleaned. That invention marked a new era in platy making. Mr. Parlin's factory began at the corner of Elm Street and Fourth Avenue in the City, the same area which now makes up the northwest corner of the present ___ factory. In 1852 the business had increased to such an extent that Mr. Parlin took in his brother-in-law, William Orendorff, as a partner. `Ihe factory caire to be known world-wide as the P & O Platy Works. On July 1, 1919, the P & O Platy Works was sold to the International Harvester Company and has come to be known as the International Harvester Company's Canton Plant. The Plant grew until it employed approximately 2,250 employees in the late 1970's. Today, the Plant employes about 100 workers and, by the end of October, 1983, plans to employ only 20 employees. Substantially all of the buildings located on the 36-acre Plant site were built prior to World War II, with may of the buildings having been built at or before the turn of the century. As manufacturing operations at the Plant decreas- ed and job-loss increased, use of the various structures in the Plant diminished sharply. Moreover, the Plant is now virtually devoid of manufacturing machinery and equipment, the bulk of the more modern machinery and equipment, together with the product lines they produced, having been moved to Canada or the Illinois- Icnaa border area. Although the Plant and its surrounding area comprise an industrial zone according of the City's Ccsnprehensive Plan and its Zoning Ordinance, there are many substandard residential structures to the west of the Plant and a ccenbina- tion of substandard residential structures, abandoned buildings and vacant lots fronting the railroad tracks to the east of the Plant. Moreover, the industrial concerns to the west of the Plant suffer from poor urban planning, which has re- sulted in inadequate parking and hazardous traffic patterns. Other safety hazards are posed by the unprotected railroad crossings to the south and east of the Plant, the unpaved roadways in the area, and the absence of a direct thorough- fare for emergency vehicles on an east-west route through the area. Continual deterioration of the area has contributed to a decline in assessed valuation with a consequent loss of revenue from real estate taxation; moreover the loss of jobs which has accompanied the deterioration has prompted an exodus of families from the City and caused a depression in the residential real estate market with a consequent loss of revenue from real estate taxation. II. DESCRIPTION OF REDEVELOPMENT PROJECT' AREA The proposed Redevelopment Project Area is located in the industrial central portion of the City. The Northwest corner of the proposed Redevelop- ment Project Area and a portion of the West boundary would be adjacent to existing City of Canton Tax Increment Area Number One. The proposed Redevelop- ment Project Area generally lies between Elm Street on the North, Second Avenue on the West, the T. P. & W. Railroad's main line on the South, and the Burling- ton Northern Railroad's main line on the East. Some portions of the proposed Redevelopment Project Area lie outside of the area indicated. Maps showing, respectively, the Area itself and the location of the Area within the City are made a part of this Plan as Maps #1 and #2. A legal description of the Area is made part of this Plan as Exhibit "A". The Redevelopment Project Area consists of 36+ acres. Virtually all build- ings on the site were ccHnpleted prior to World War II; a substantial part of those buildings date to-the turn of the century. As to the farm implements plant, there is approximately square feet of useable floor space in the existing plant. Many upper floors of the various buildings are not safe to use and, accordingly, .are used sparingly or not at all. The plant is powered and heated by a coal fired paver plant which is not suitable for supplying power and heat to only a portion of the plant. -Plant utilities are mostly underground with little cc~nprehensice thought having been given to plant expansion or to partial use of the greater facility. Access is gained to the plant by gates located on the East, North, and West sides of the plant. Access for heavy trucks is had by way of South Second Avenue, South Fourth Avenue, and East Elm .Street.- None of those streets are designed to support today's heavy truck traffic. Access for police, fire, rescue and other emergency vehicles is not in keeping with the needs of a plant of this size. The valuation of the plant for tax purposes has been falling over recent years. The five preceeding years' history of tax valuations for the plant is set forth in Exhibit "B". The condition of the property has an adverse effect on the real estate tax assessment base which has been declining. The downward trend in the tax base is evidenced as set forth in Exhibit "B". As for other uses, III. UNDER THE ACT THE PF~PUSID REDEVEIIJPMIIVT PRQ7E~.P AREA QUALIFIES AS A BLIGHTID AREA According to an inspection of the proposed Redevelopment Project Area by the City Engineer, and architects engaged by the City, the area qualifies as a blighted area under the Illinois Real Property Tax Increment Allocation Redevel- opment Act (hereinafter referred to as the "Act"). The Act requires that at least 5 blighting conditions exist. The engineer`s and architect's views indi- cate nine such conditions, the combination of which is detrimental to the public health, safety, and welfare of the residents of the City of Canton. A. Abe The majority of the structures in the Area, and virtually all of the struc- tures in the Plant, ire built more than 35 years ago. Many of the structures in the area date from between the turn of the century and the 1930's. B. Dilapidation The masonry walls of several of the brick Plant structures are cracked, lack- ing mortar, and otherwise in disrepair. The metal structures in the Plant have torn, bent or broken-through panels. The metal fencing, particularly on the west side of the Plant, is twisted. There are many broken windows in the Plant structures, particularly on the upper floors of the multi-story buildings, and parts of the wooden floors are missing. Several parking lots and storage areas are poorly surfaced. Many of the structures used as residences are beyond economical repair, an eyesore and a safety hazard. Frame buildings are badly weathered; block and brick buildings exhivit cracks and missing mortar. Foundations are cracked, causing the buildings to sag; porches are rotted and collapsing; roofs are sagg- ing, shingles are rotting, and gutters and downspouts are missing. C. Obsolescence Most of the structures in the Plant are no longer usable under current indust- rial standards. The upper floors of the multi-storied buildings have no useful- ness, not even for storage, because of the water damage caused by the many broken windows, the obsolete elevator systems and the interior layout in which free movement of stored goods is obstructed. Lower floors of the Plant are of limited usefulness because they can be reached only by tow motor trucks or hydraulic lift trucks, and not by comiron highway trucks. Many of the structures are large, and cannot efficiently be used on a partially shut-down basis because of their central heating systems. Another cormiercial use in the area is located on two sides of a street, which encourages continual cross-street truck traffic. The residential structures in the area are, for the most part, unsuitable for habitation. D. Deterioration The broken windows in the upper stories of the Plant structures have allowed water to enter and to deteriorate the flooring and walls. Exterior masonry walls are cracked and require mortar. The plumbing system serving the Plant has deteriorated beyond repair. There are an excessive number of underground water lines; leaks have been frequent in the past several years and the source of many has been impossible to detect. The water tower continues to leak and attempts to repair it have been unsuccessful. Parking and outdoor storage lots are unevenly surfaced, and the surfacing is degenerating. Several structures which serve other industrial concerns in the Area likewise show cracked exterior walls or corroding metal panels. The majority of the residential structures in the Area have suffered, with the passing of time, cracked foundations, cracked brick walls or rotting wooden siding, degenerated roofs, and rotting porches. E. Presence of Structures Belaw Ptinimum Code. The Plant's plumbing, ventilation, ,cooling and electrical lighting systems do not meet minimum Code standards, and there is no sprinkler system. The majority of the residential structures do not meet minimum Code standards. F. Lack of Ventilation, Light and Sanitary Facilities Lighting of the Plant structures is inadequate and both the lighting and the electrical wiring require replacment. Floors above ground level lack adequate ventilation; there are no cooling systems serving the manufacturing facilities in the Plant. Sanitary facilities are below minimum Code standards and are obsolete. G. Inadequate. Utilities The excessive number of water mains serving the Plant, their age and the experience that leaks either cannot be located or cannot be stopped even if located evidence a need for substantial overhaul of the water system. Moreover, while the water tower serving the Plant should be an asset, it has proven a liability because of continual leaking problems. H. Deleterious Land Use or Layout Even though the Area is substantially conterminous with industrial zones identified by the City's Comprehensive Plan and Zoning Ordinance, there are many residential structures, some of which have been abandoned, and there are many small vacant lots. Both are deleterious uses in an industrial area. I. Lack of Community Planning The various structures in the Plant were built as needed, without overall planning. The entrances are not located where they would best be served by roads; the interior design of the Plant is inefficient; and the overall aesthetic appearance of the Plant is very poor. The commercial enterprise whose facility is divided by a street suffers from the need to send its trucks across a public road, and a safety hazard is created for motorists and pedes- trians. There is no east-west thoroughfare for emergency vehicles in the Area. There are numerous railroad crossings in the east and south parts of the Area which pose safety hazards. P~oreover, the location of residences fronting a _._ railroad line in the east part of the Area, and fronting Plant parking and storage lots and a loading dock in the west part of the Area is not conducive to the physical maintenance of these residences or to the safety of their inhabitants. IV. CITY OF CAIv'TON RIDEVIIIJPNIECd'T PL.~' The City has general economic goals for its downtown industrial area. The City's central goals are to retain its existing industrial base and to stimulate expansion of that base. By meeting these 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 as stimulating its commercial 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. 2. Prevent the recurrence of blighting 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 pri- vate investment and redevelopment in the Redevelopment Project Area. 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 re- moval of existing buildings and structures. 3. Within the area, to renovate, rehabilitate or reconstruct any structure or building; and, to make for or non-interest bearing 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. The specific measures to be undertaken consist of both public and private expenditures. As set forth in the proposed Redevelopment Project the City will assemble proeprty for sale to private developers and improve streets and rail- road crossings providing access to and within the site in return for the devel- opers' co~nitment to rehabilitate the site as an industrial complex. It is anticipated that the street and railroad crossing improvements will improve fire protection coverage for the Redevelopment Project Area and surrounding areas. -~ - V. RIDb'VIIIJPT~1r,'N:' PR~ECZ' The Redevelopment Project, which is in conformity with the City's Compre- hensive Plan for Land Use, consists of both public improvements and private sector develo~xnent. A. Public Improvements The City proposes to make the following public improvements. In the absence of these public improvements, there will not be growth and development in the Project Area. 1. The existing railroad crossing in the vicinity of South Second Avenue and the T.P. & W. Railroad Company's main track will be improved and signalized in conformity with Interstate Commerce Commission requirements; the City will be obligated to pay approximately 50 of that cost. The existing railroad cross- ings in the vicinity of South Fourth Avenue and the T.P. & W. Railroad Company's main track and the Burlington Northern Railroad Company's main track will be improved in conformity with Interstate Commerce Commission requirements; the City will be obligated to pay approximately 5~ of that cost. 2. Public roads, streets and ways bordering and within the Area will have new bases installed, as required, and will be widened and surfaced to accomodate the heavy truck traffic in the Area. No streets or roads which are currently vacated will be opened to the public unless in conformity with the City's Ccxm- prehensive Plan for Land Use. 3. Accessing within the-Area will be improved and enlarged in conformity with the needs of the City and the developer. Increased emergency vehicle service to the general public is expected to result from any such expansion. ~pansion may include unconvential transportation facilities such as a helipad or rail access. 4. Improvements to the public utility system at the points of delivery to the Area are expected to be consolidated and improved. Sewer and water services are examples of such utilities. The specifications for the public improvements described above are subject to such revisions as shall be necessary in connection with the development of final engineering plans and drawings and the redevelo~ar~ent agreements into which the City proposes to enter. B. Renovation and Rehabilitation The City proposes to make expenditures to renovate and rehabilitate the existing structures located within the Redevelopment Project Area to the extent, and only iri the event, that sufficient tax increment revenues are available for such use following the completion of the public improvements described above. C. Private Section Redevelopment Project Pending execution of redevelopment agreements, the City proposes to assemble real and personal property for sale to private developers and may clear portions of the Area prior to the sale. Under the proposed redevelopment agreements, existing structures in the Area will be cleared or rehabilitated, and new structures may be built, all with the objective of creating the area a modernized industrial complex. The specifications for the private sector rehabilitation and redevelopment described above are subject to such revision as shall be necessary i.n 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 Redevel- opment Plan for its central industrial area. As a condition to the City's per- formance, the City proposes to enter into redevelopment agreements with the developer or developers for the 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. VI. ESTIMATED RIDEVEUJPMQV~.P PROJECT COSTS Redevelopment Project costs mean and include the sum of all reasonalbe or necessary costs incurred or estimated to be incurred and any such costs incident- al to a Redevelopment Plan and a Redevelopment Project. Such costs in the case of the City of Canton Redevelopment Project include without limitation the following: 1. Costs of studies and surveys, plans, and specifications, professional service costs including but not limited to architectural, engineering, legal, marketing, financial, planning and special services; 2. Property assembly costs, including but not limited to acquisition of land and other property, real or personal, or rights or interests therein, demolition of buildings, and the clearing and grading of land; 3. Costs of the construction of public works or improvements; 4. Costs of rehabilitation, reconstruction or repair or remodeling of existing buildings and fixtures; 5. Financing costs, including but not limited to all necessary and incident- al expenses related to the issuance of obligations and which may include payment of interest on any obligations issued hereunder accruing during the estimated period of construction of any redevelopment project for which such obligations are issued and for not exceeding 18 months there- after and including reasonable reserves related thereto; Estimated costs are set forth in Table I. vII. SOURCES OF FUNDS TO PAY THE REDEVELOPMENT PST COSTS Funds necessary to pay the Redevelopment Project costs will be derived from a number of sources. Among these are tax increm~t revenues, proceeds from the sale to developers of real property which the City acquires pursuant to the Redevelopment Project, and proceeds from low-interest development loans frcan governmental authorities and cam<rnuzity public-interest groups. The tax increment revenues which will be used to pay Redevelopment Project costs shall be 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. Other possible sources of funds available to pay Redevelopment Project costs are City revenues from any other taxes which the City may be permitted fran time to time to levy and collect. If the City is eligible, it may obtain grants from federal, state and local authorities. Further, the City will re- cieve 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 andany 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. VIII. NATURE AND TERM OF OBLIGATIONS 'Il7 BE ISSUID 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 of part of any redevelopment 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 authorized to be levied by the City, which levy, however, shall be abated to th- 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, such ultimate retirement date occurr- ing in the year 2006. In any event, the final maturity date of any such obliga- tions which are issued may not be later than twenty (20) years from their resp- ective 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 Redevelotxnent Project Costs, as defined in the Act, for the Redevelopment Project Area, as the same may from time to time be 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 extnet not used for such purposes, may be declared surplus and shall then become available for distribution annually to taxing districts in the Redevelop- ment Project Area in the manner provided by the Act. IX. ACTUAL AND PROJECI'E~D EQUALIZID ASSESSID VALUATIONS The last current equalized assessed valuation for real property in the Redevelopment Project Area is $ Upon completion of the anticipated private development it is estimated that the equalized assessed valuation of the real property including improve- ments within the Redevelopment Project Area will be at least $ X. COMPLETION OF RIDE~TETJJPMIIVT P1~7FC.T The estimated date for completion of the Redevelopment Project is not later than twenty-three (23) years from the adoption of the Ordinance approv- ing the Redevelopment Project Area, such date occurring in the year 2006. The Project may be completed sooner, depending on incremental tax yield and payment of obligations which are issued. If market conditions permit, the obligation which the City may issue will be of less than 20 years in term. Actual construc- tion activities pertaining to the Redevelopment Plan and Project are antici- pated to be ccxnplete by 19 XI. PROVISIONS FOR ANIE~VDING THE RIDE~IEL~JPMIIVT PLAN AND PROJECT This Redevelopment Plan and Project may be amended pursuant to the provisions~of the Act, as amended. i ------ - - - - -- ~ ._ I I ILLIwOI~ `---- -- ~-- Fi/ W L I N E N.W. '/4, ~.E. %4 .SECTION 29 ~E. CORNER N . W. ~4, ~. E. X4 -~ SECTION 29 T 7 N., R. 4 E., 4T" PM. ~ W %4 3. E. %4 SECTION 29 ~E. CORNER ~.E_ %4, 5. E. %4 EC.T I O N 29 --~ 7N.,R4E,4T"P.M. - 3"~_~_ RC~•_iT ---- - - - - - E 9 1 ~ - --- - - -- .-- - - -- --- i N.E. '/4, %4, .n ~EGTtO I 29 o r r` ~ N ~ r m ~ ~ ~ ~ ~ ~ ~ a o `~ z Q' N Z a Q ' 185. Z~ ' ' ° ~ ~ ~ ~ 88 00 W. S0 ' v O nr W W ur~rr~nnt~~nii4rn m r r~rnrr¢innuuunuur J .. tf o ; ~ ~ BELT{ 29 = 3~ W Q _ J J ~ Q 2 ~ PO _\ V ~~\ ` G , N.E. %4 +``' ON 3Z 50' ~ 5EE DETAIL W Z n! x 50~ ~ N.E. %4-, N.E. /4 zz ~~o' SECTION 3 Z F ~v CENTERLINE OF W ~ EXISTINl3 NAULALaE ._ gq~, SOUTH LINE N. %z, N.E. ~/a, SECTION 32 5-W CORNER I N.YZ, tJ~ %4 . SECTION 32 -r. ~ N., R.~ E., 4T" P. M. rrrrrrrrrrrrrrt 35 AL RE PARCEL .~,..~.~ 5o ACRE PAKGEL EXHIBIT A.I RE~OL_UT ION NO. 1002 ROAD.