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HomeMy WebLinkAboutOrdinance #2068ORDINANCF,1 OF 3 ORDINANCE NO. ~~~ CITY OF CANTON, ILLINOIS APPROVING THE REDEVELOPMENT PLAN AND PROJECTS for the CANTON 2 - RT. 9/CHESTNUT STREET TAX INCREMENT FINANCING (TIF) DISTRICT ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF CANTON, FULTON COUNTY, ILLINOIS, ON THE 6TH DAY OF FEBRUARY, 2012. ORDINANCE NO. ~~ CITY OF CANTON, FULTON COUNTY, ILLINOIS ORDINANCE 1 OF 3 APPROVING THE REDEVELOPMENT PLAN AND PROJECTS for the CANTON 2 - RT. 9/CHESTNUT STREET TAX INCREMENT FINANCING DISTRICT WHEREAS, the City of Canton, Fulton County, Illinois, (the "City") desires to implement tax increment financing pursuant to the Tax Increment Allocation Redevelopment Act, 65 ILCS 5 / 11-74.4- 1 et .req., as amended, hereinafter referred to as the "Act", for the Redevelopment Plan and Projects for the proposed Canton 2 - Rt. 9/Chestnut Street Tax Increment Financing ("TIF") District within the municipal boundaries of the City of Canton and within the Redevelopment Project Area (the "Area") as described in Section 1(a) of this Ordinance, which Area constitutes in the aggregate more than 1 '/z acres; and WHEREAS, pursuant to Section 11-74.4-6(e) of the Act, on September 14, 2010, the City held a Public Meeting to: advise the public; taxing districts having real property in the Redevelopment Project Area; taxpayers who own property in the Redevelopment Project Area; and residents in the Area as to the City's intent to prepare a Redevelopment Plan and Projects and to receive public comment; and WHEREAS, on August 30, 2010, due notice in respect to such Public Meeting was given pursuant to Section 11-74.4-6 (e) of the Act, such notice being given to: taxing districts having real property in the Redevelopment Project Area; taxpayers who own property in the Redevelopment Project Area; each residential address in the Area; and registrants on the Interested Parties Registry; and WHEREAS, pursuant to Section 11-74.4-5 of the Act, the City convened a Joint Review Board on October 11, 2011 to consider the proposal and the Joint Review Board met on said date as well as on November 1, 2011; and WHEREAS, pursuant to Section 11-74.4-5 of the Act, the Joint Review Board did not file a written report within 30 days after convening the Board, therefore the City Council presumes the taxing bodies represented on the Joint Review Board found that the Redevelopment Project Area and Redevelopment Plan satisfy the objectives of the Act and the plan requirements and eligibility criteria; and WHEREAS, pursuant to Section 11-74.4-5 of the Act, on November 8, 2011 the City Council caused a Public Hearing to be held relative to the Redevelopment Plan and Projects and the designation of a Redevelopment Project Area at the Canton City Council Chamber, 50 N. 4~' Avenue, Canton, Illinois; and WHEREAS, due notice in respect to such Public Hearing was given pursuant to Section 11- 74.4-5 and 6 of the Act, with notice being given on September 22-23, 2011 to Taxing Districts and to the State of Illinois Department of Commerce and Economic Opportunity by certified mail; by publication in the Canton Daily Ledger on October 18, 2011 and October 25, 2011; and on October 3, 2011 by certified mail to Taxpayers; and on October 4, 2011 by regular mail to residents in the Area; and on October 6, 2011 by regular U.S. mail to residences within 750 feet of the Redevelopment Project Area; and there were no registrants on the Interested Parties Registry; and Page 7 ORDINANCE 1 OF 3 WHEREAS, the Redevelopment Plan and Projects set forth the factors constituting the need for the redevelopment of blighted and conservation areas in the proposed Redevelopment Project Area and the City Council has reviewed testimony concerning such needs presented at the Public Hearing and has reviewed other studies and is generally informed of the conditions in the proposed Redevelopment Project Area as said terms "Combination of Blighted and Conservation Areas" and "Industrial Park Conservation Area" are used in the Act; and WHEREAS, the City Council has reviewed the conditions pertaining to lack of private investment within the proposed Redevelopment Project Area to determine whether contiguous parcels of real property and improvements thereon in the proposed Redevelopment Project Area would be substantially benefitted by the proposed redevelopment project improvements; and WHEREAS, the City Council has further determined that the implementation of the Redevelopment Plan will increase the City's population, increase employment opportunities, increase the overall value and quality of life of the community for its residents, and by completing the Redevelopment Project, enhance the tax base of the taxing districts that extend into the Redevelopment Project Area; and WHEREAS, the City Council has reviewed the proposed Redevelopment Plan and Projects, Land Use and Zoning Map and Ordinances for the development of the municipality as a whole to determine whether the proposed Redevelopment Plan and Projects conform to the Ordinances of the municipality. NOW, THEREFORE, BE IT ORDAINED BYTHE MAYORAND CITY COUNCIL OF THE CITY OF CANTON, FULTON COUNTY, ILLINOIS, THAT: The City Council of the City of Canton hereby makes the following findings: a. The area constituting the proposed Canton 2 - Rt. 9/Chestnut Street Redevelopment Project Area in the City of Canton, Illinois, is described in Exhibit A (Boundary Map) and Exhibit B (Legal Description) of this Ordinance. b. There exist conditions set forth herein and in the Qualifying Characteristics described in the Plan which cause the area to be designated as a "Combination of Blighted and Conservation Areas" and, in part, "Industrial Park Conservation Area", as defined in Section 11-74.4-3 of the Act. 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 reasonably anticipated to be developed without the adoption of the Redevelopment Plan. d. The Redevelopment Plan and Projects conform to the Land Use and Zoning and Ordinances for the development of the municipality as a whole. e. The Redevelopment Plan and District shall be completed no later than December 31 of the year in which the payment to County Treasurer is to be made with respect to ad valorem taxes levied in the twenty-third (23`d) calendar year after the year in which this Ordinance approving the Redevelopment Plan Page 2 ORDINANCE 1 OF 3 and Projects is adopted. f. The estimated date for retirement of obligations, if any, incurred to finance the Redevelopment Projects costs shall be no later than twenty (20) years from the effective date of the Ordinance related to such obligations, or the end of the TIF District, whichever occurs first. g. Such incremental revenues will be exclusively used for the development of the Redevelopment Project Area. h. The Redevelopment Project Area would not reasonably be developed without the use of such incremental revenues. i. Such additional information pertaining to the Qualifying Characteristics is set forth in the Plan. j. In addition, the City has reviewed the following material: (1) Land Use Applicable Zoning Map and Ordinances. (2) Impact on other Taxing Districts. (3) Findings and Recommendations of the Joint Review Board. 2. The Redevelopment Plan and Projects are hereby adopted and approved. A copy of the Redevelopment Plan and the Projects is attached hereto as Exhibit C and made a part of this Ordinance. 3. All ordinances and parts of ordinances in conflict herewith are hereby repealed. 4. This Ordinance shall be in full force and effect from and after its passage and approval as provided by law. [The remaining space on this page is intentionally blank.) Page 3 ORDINANCE 1 OF 3 PASSED, APPROVED AND ADOPTED by the Corporate Authorities of the City of Canton, Illinois, on the 6`h day of February, A.D., 2012, and deposited and filed in the Office of the City Clerk of said City on that date. MAYOR & ALDERMEN AYE VOTE NAY VOTE ABSTAIN / ABSENT Ald. David Pickel .~ Ald. James Hartford X Ald. Jeffrey Fritz x Ald. Craig West ~( Ald. Gerald Ellis X Ald. Justin Nelson Ald. Eric Schenck Ald. Jeremy Pasley Hon. Kevin Meade, Mayor TOTAL VOTES APPROVED: Mayor ATTEST: ,1~~-mac City Clerk Date: ~- ~ Q ~~. Exhibit (A) Attached, Canton 2 - Rt. 9/Chestnut Street TIF District Boundary Map Exhibit (B) Attached, Canton 2 - Rt. 9/Chestnut Street TIF District Legal Description Exhibit (C) Attached, Canton 2 - Rt. 9/Chestnut Street TIF District Redevelopment Plan and Projects I l:ACal~'TC)l~'~\(a1N~l'UN 21.1'9-Cha ir,w tit\: )rdinanccs\(.aninn 2'I~II~ I~,~l Ch din.nccc\(;anton 2 I~lN?,I, °-G-13 0rdin_rccn\Czn~on Rig; T1P_C)ri 1 t~~ Aj~prc~~e Ylan_02(1612.~~~pd Pale 4 ORDINANCE 1 OF 3 EXHIBIT A CANTON 2 - RT. 9/CHESTNUT STREET TIF DISTRICT BOUNDARY MAP Page S ORDINANCE 1 OF 3 EXHIBIT B CANTON 2 - RT. 9/CHESTNUT STREET TIF DISTRICT LEGAL DESCRIPTION A part of Sections 22,25,26,27,28,29 and 32 all in Township 7 North, Range 4 East of the Fourth Principal Meridian, Fulton County, Illinois, further described as follows: Beginning at a point being the intersection of the southerly right-of--way line of East Chestnut Street and the westerly right-of--way line of North Second Avenue; Thence southerly along the westerly right-of--way line of North Second Avenue to a point being the intersection of the northerly right-of--way line of East Elm Street and the westerly right-of--way line of North Second Avenue; Thence easterly along the northerly right-of--way line of East Elm Street to a point being the intersection of the northerly right-of--way line of East Elm Street and the westerly right-of--way line of North Fourth Avenue; Thence northerly along the westerly right-of--way line of North Fourth Avenue to a point being the intersection of the southerly right-of--way line of East Chestnut Street and the westerlyright-of--way line of North Fourth Avenue; Thence easterly along the southerly right-of--way line of East Chestnut Street to a point being the intersection of the southerly right-of--way line of East Chestnut Street and the westerly right-of--way line of North Fifth Avenue; Thence southerly along the westerly right-of--way line of North Fifth Avenue 129 feet more or less; Thence easterly across North Fifth Avenue, to a point in the eastright-of--way line of North Fifth Avenue, said point being 129 feet more or less south of the intersection of the southerly right-of--way line of East Chestnut Street and the easterly right-of--way line of North Fifth Avenue; Thence continuing easterly 194 feet more or less; Thence southerly 96 feet more or less; Thence easterly 53.5 feet more or less; Thence northerly 100 feet more or less; Thence easterly 165 feet more or less; Thence southerly 61 feet more or less; Thence easterly 110 feet more or less; Thence northerly 55 feet more or less; Thence easterly 53 feet more or less; Thence northerly 20 feet more or less; Thence easterly 125 feet more or less to a point being on the westerly right-of--way line of North Seventh Avenue; Thence southerly along the westerly right-of--way line of North Seventh Avenue 8 feet more or less; Thence easterly across North Seventh Avenue, to a point in the eastright-of--way line of North Seventh North Avenue being 112 feet more or less south of the intersection of the southerly right-of--way line of East Chestnut Street and the easterly right-of--way line of North Seventh Avenue; Thence continuing easterly 157 feet more or less to a point 110 feet south of south right-of--way line of East Chestnut Street; Thence southerly 27 feet more or less; Thence easterly 160 feet more or less to a point in the westerly right-of--way line of North Eighth Avenue; Thence continuing easterly to a point in the easterly right-of--way line of North Eighth Avenue said point being 137 feet more or less south of the intersection of the south right-of--way line of East Chestnut Street and the eastright-of--way line of North Eighth Avenue; Thence continuing easterly 160 feet more or less to a point 137 feet more or less south of the south right-of--way line of East Chestnut Street; Thence southerly 137 feet more or less; Thence easterly 132 feet more or less; Thence northerly 91 feet more or less ;Thence easterly, across North Ninth Avenue and along the southerly right-of--way line of the alley between East Chestnut Street and East Elm Street, 465 feet more or less, to a point being at the intersection of the westerly right-of--way line of North Tenth Avenue And the southerly right-of--way line of the alley between East Chestnut Street and East Elm Street; Thence southerly, along the westerly right-of--way line of North Tenth Avenue, 27 feet more or less; Thence easterly, including crossing North Tenth Avenue, 63 feet more or less; Thence northerly 64 feet more or less; Thence easterly 239 feet more or less to a point being on the westerly right-of--way line of North Eleventh Avenue; Thence southerly along the westerly right-of--way line of North Eleventh Avenue 10 feet more or less; Thence easterly, including crossing North Eleventh Avenue and North Twelfth Avenue, 671 feet more or less; Thence southerly 103 feet more or less; Thence easterly 100 feet more or less; Thence northerly 16.5 feet more or less; Thence easterly 100 feet more or less; Thence southerly 170 feet more or less to a point in the northerly Page 6 ORDINANCE 1 OF 3 right-of--way line of East Elm Street; Thence easterly along the northerly right-of--way line of East Elm Street 167 feet more or less; Thence northerly 203 feet more or less; Thence easterly, including crossing North Thirteenth Avenue, 200 feet more or less to a point in the easterly right-of--way line of North Thirteenth Avenue; Thence southerly, along the easterly right-of--way line of North Thirteenth Avenue, 10 feet more or less; Thence easterly 102 feet more or less; Thence southerly 48 feet more or less; Thence easterly 66 feet more or less; Thence northerly 102 feet more or less; Thence easterly 165 feet more or less; Thence northerly 25 feet more or less; Thence easterly 198 feet more or less; Thence southerly 168.75 feet more or less; Thence easterly 1,152 feet more or less; Thence southerly 330 feet more or less; Thence easterly 264 feet more or less; Thence northerly 538 feet more or less; Thence easterly, including crossing South Seventeenth Avenue, 266 feet more or less; Thence southerly 216 feet more or less; Thence easterly 537 feet more or less; Thence southerly 310 feet more or less; Thence easterly 100 feet more or less; Thence northerly 300 feet more or less; Thence easterly 132 feet more or less; Thence northerly, including crossing East Chestnut Street, 352 feet more or less to a point in the northerly right-of--way of line of East Chestnut Street; Thence westerly, along the northerly right-of--way line of East Chestnut Street, 112 feet more or less; Thence northerly 391 feet more or less; Thence easterly 112 feet more or less; Thence northerly 121 feet more or less; Thence easterly 158 feet more or less; Thence southerly 519 feet more or less to a point in the northerly right-of--way line of East Chestnut Street; Thence easterly, along the northerly right-of--way line of East Chestnut Street, 312 feet more or less; Thence northerly 549 feet more or less; Thence easterly 410 feet more or less; Thence northerly 135 feet more or less; Thence easterly, including crossing Twentieth Street, 256 feet more or less to a point in the easterly right-of--way line of Twentieth Street; Thence northerly, along the easterly right-of--way of Twentieth Street 739 feet more or less to a point being the intersection of the northerly right-of--way line of East Ash Street and the easterly right-of--way of Twentieth Street; Thence westerly, including crossing Twentieth Street and continuing along the northerly right-of--way line of East Ash Street, 1,355 feet more or less; Thence southerly, including crossing East Ash Street 498 feet more or less; Thence westerly 933 feet more or less; Thence southerly 215 feet more or less; Thence westerly, including crossing North Sixteenth Avenue, 200 feet more or less to a point in the westerly right-of--way line of North Sixteenth Avenue; Thence southerly, along the westerly right-of--way line of North Sixteenth Avenue, 230 feet more or less; Thence westerly 200 feet more or less; Thence southerly 292 feet more or less; Thence westerly, including crossing North Fifteenth Avenue and North Fourteenth Avenue, 1,309 feet more or less; Thence northerly 208 feet to a point in the southerly right-of--way line of East Locust Street; Thence westerly, along the southerly right-of--way line of East Locust Street, 66 feet more or less; Thence southerly 164 feet more or less; Thence westerly 391 feet more or less; Thence southerly 23 feet more or less; Thence westerly 130 feet more or less; Thence southerly 6 feet more or less; Thence westerly, including crossing North Eleventh Avenue, 530 feet more or less to a point in the westerly right-of--way line of North Eleventh Avenue; Thence northerly, along the westerly right-of--way line of North Eleventh Avenue, 42 feet more or less to a point at the intersection of the westerly right-of--way line of North Eleventh Avenue and the northerly right-of--way line of the alley between East Locust Street and East Chestnut Street; Thence westerly, along the northerly right-of--way line of the alley between East Locust Street and East Chestnut Street and crossing North Eighth Avenue and North Seventh Avenue, 1,772 feet more or less to a point at the intersection of the easterly right-of--way line of North Sixth Avenue and the northerly right-of--way line of the alley between East Locust Street and East Chestnut Street; Thence northerly, along the easterly right-of--way line of North Sixth Avenue and crossing East Locust Street, 374 feet more or less; Thence westerly, crossing North Sixth Avenue and along the south right-of--way line of a 12 feet wide alley running in an east-west direction to the northeast corner of Lot 1 Block 2 in P.Y. Custer Addition to the City of Canton; Thence northerly across the alley and along the east line of Lot 7 Block 2 of P.Y. Custer Addition and across Custer Place to a point in the north right-of--way line of Custer Place; Thence westerly along the north right-of--way line of Custer Place and across North Fifth Avenue to a point in the westright-of--way line Page 7 ORDINANCE 1 OF 3 of North Fifth Avenue; Thence southerly along the west right-of--way line of North Fifth Avenue to a point 125 feet,more or less, north of the intersection of the west right-of--way line of North Fifth Avenue and the north right-of--way line of East Locust Street; Thence westerly, parallel to the north right-of--way line of East Locust Street 360 feet more or less to a point in the eastright-of--way line of North Fourth Avenue; Thence northerly, along the easterly right-of--way line of North Fourth Avenue and crossing Howard Place, 74 feet more or less to a point being the intersection of the easterly right-of--way line of North Fourth Avenue And the northerly right-of--way line of Howard Place; Thence westerly, along the northerly right-of--way line of Howard Place and crossing North Fourth Avenue and North Third Avenue, 889 feet more or less to a point at the intersection of the easterly right-of--way line of North Second Avenue and the northerly right-of--way line of Howard Place; Thence northerly, along the easterly right-of--way line of North Second Avenue, 22 feet more or less; Thence westerly, including crossing Second Avenue, 251 feet more or less; Thence northerly 26 feet more or less; Thence westerly 113 feet more or less to a point in the easterly right-of--way line of North First Avenue; Thence northerly, along the easterly right-of--way line of North First Avenue, 123 feet more or less to a point being the intersection of the southerly right-of--way line of East Spruce Street and the easterly right-of--way line of North First Avenue; Thence easterly, along the southerly right-of--way line of East Spruce Street, 182 feet more or less; Thence northerly, including crossing East Spruce Street, 314 feet more or less; Thence westerly 182 feet more or less to a point in the easterly right-of--way line of North First Avenue; Thence northerly, along the easterly right-of--way line of North First Avenue and crossing East Ash Street, East Olive Street, East Vine Street, East Myrtle Street, and East Birch Street 1,890 feet more or less; Thence easterly crossing North Second Avenue, 1,336 feet more or less to a point being on the easterly right-of--way line of North Fourth Avenue; Thence northerly, along the easterly right-of--way line of North Fourth Avenue and crossing East Sycamore Street, Corporation Street, and Linden Street,1,632 feet more or less to a point being at the intersection of the easterly right-of--way line of North Fourth Avenue and the northerly right-of--way line of Linden Street; Thence westerly, along the northerly right-of--way line of Linden Street and crossing North First Avenue, Lawrence Drive, and Main Street, 2,168 feet more or less to a point being at the intersection of the westerly right-of--way line of Main Street and the northerlyright-of--way line of Linden Street; Thence southerly, along the westerly right-of--way line of Main Street and crossing Sycamore Terrace,1,398 feet more or less; Thence westerly 198 feet more or less; Thence southerly, 158 feet more or less to a point in the northerly right-of--way line of West Birch Street; Thence continuing southerly, 50 feet, crossing West Birch Street to a point being the intersection of the southerly right-of--way line of West Birch Street and the westerly right-of--way line of the alley between North Avenue A and Main Street; Thence southerly, along the westerly right-of--way line of the alley between North Avenue A and Main Street, 446 feet more or less to a point being the intersection of the northerly right-of--way line of West Myrtle Street and the westerly right-of--way line of the alley between North Avenue A and Main Street; Thence westerly, along the northerly right-of--way line of West Myrtle Street and crossing North Avenue A, 204 feet more or less; Thence southerly, 223 feet more or less, crossing West Myrtle Street, to a point being on the southerly right-of--way line of the alley between West Myrtle Street and West Vine Street; Thence easterly, along the southerly right-of--way line of the alley between West Myrtle Street and West Vine Street, 77 feet more or less; Thence southerly, 156 feet more or less to a point in the northerly right-of--way line of West Vine Street; Thence westerly, along the northerly right-of--way line of West Vine Street 122 feet more or less to a point being the intersection of the northerly right-of--way line of West Vine Street and the extended westerly right-of--way line of North Avenue A; Thence southerly, along the extended westerly right-of--way line of North Avenue A and crossing West Vine Street, West Olive Street, Fairview Place, West Ash Street, and West Spruce Street, 1,365 feet more or less to a point being the intersection of the southerly right-of--way line of West Spruce Street and the westerly right-of--way line of North Avenue A; Thence easterly, along the southerly right-of--way West Spruce Street and crossing North Avenue A, 267 feet more or less; Thence southerly, 211 feet more or less; Thence westerly, 115 Page 8 ORDINANCE 1 OF 3 feet more or less; Thence southerly, 48 feet more or less; Thence westerly, crossing North Avenue A and North Avenue B, 580 feet more or less to a point being on the westerly right-of--way line of North Avenue B; Thence northerly, along the westerly right-of--way line of North Avenue B, 53 feet more or less; Thence westerly, 165 feet more or less; Thence southerly, 12 feet more or less; Thence westerly, 186 feet more or less; Thence northerly, 6 feet more or less; Thence westerly, 378 feet more or less to a point being on the easterly right-of--way line of North Avenue C; Thence northerly, along the easterly right-of--way line of North Avenue C, 3 feet more or less; Thence westerly, crossing North Avenue C 340 feet more or less to a point being on the easterly right-of--way line of the alley between North Avenue C and North Avenue D ;Thence northerly, along the easterly right-of--way line of the alley between North Avenue C and North Avenue D , 3 feet more or less to a point being the intersection of the easterly right-of--way line of the alley between North Avenue C and North Avenue D and the northerly right-of--way line of the alley between Spruce Street and Locust Street; Thence westerly, crossing the alley between North Avenue C and North Avenue D then along the northerlyright-of--way line of the alley between Spruce Street and Locust Street and then across North Avenue D , 635 feet more or less to a point being on the westerly right-of--way line of North Avenue D ;Thence southerly, along the westerly right-of--way line of North Avenue D 32 feet more or less to a point being the intersection of the westerly right-of--way line of North Avenue D and the northerly right-of--way line of Mill Street; Thence westerly, along the northerly right-of--way line of Mill Street 885 feet more or less to a point being on the easterly right-of--way line of North Avenue F; Thence northerly, along the easterly right-of--way line of North Avenue F 588 feet more or less; Thence westerly, crossing the right-of--way line of North Avenue F 788 feet more or less; Thence southwesterly, 680 feet more or less to a point being on the northerly right-of--way line of West Locust Street; Thence northwesterly, along the northerly right-of--way line of West Locust Street, 1,683 feet more or less; Thence westerly, along the northerly right-of--way line of Old Locust Street and Illinois State Route 9, crossing Avenue I, Robinhood Drive, and Enterprise Lane, 6,359 feet more or less; Thence southerly, crossing the right-of--way of Illinois State Route 9, a distance of 2,761 feet more or less to a point in the southwesterly right-of--way line of County Highway 22; Thence southeasterly then southerly, along the southwesterly right-of--way line of Old County Highway 22, crossing Enterprise Lane, 1,576 feet more or less; Thence easterly, crossing the right-of--way of County Highway 22 a distance of 2,771 feet more or less; Thence northerly, 1,321 feet more or less; Thence easterly, 2,309 feet more or less; Thence northerly, 507 feet more or less; Thence westerly, 83 feet more or less; Thence northerly, 1,228 feet more or less; Thence easterly, crossing the right-of--way line of North Avenue I, a distance of 468 feet more or less to a point being on the easterly right-of--way line of North Avenue I; Thence northerly, along the easterly right-of--way line of North Avenue I, a distance of 34 feet more or less; Thence easterly, 206 feet more or less; Thence northeasterly, 215 feet more or less; Thence southeasterly, 106 feet more or less; Thence easterly, to a point being on the southerly right-of--way line of Illinois State Route 9 a distance of 473 feet more or less; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 1,134 feet more or less; Thence southerly, along the southerly right-of--way line of Illinois State Route 9 a distance of 25 feet more or less; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 73 feet more or less; Thence northeasterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 63 feet more or less; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 45 feet more or less; Thence southerly, 177 feet more or less; Thence westerly, 184 feet more or less; Thence southwesterly, to a point being on the southerly right-of--way line of West Chestnut Street, 270 feet more or less; Thence easterly, along the southerly right-of--way line of West Chestnut to a point being the intersection of the easterly right-of--way line of North Avenue F and the southerlyright-of--way line of West Chestnut, 683 feet more or less; Thence northerly, along the easterly right-of--way line of North Avenue F , 256 feet more or less; Thence easterly, 889 feet more or less to a point being on the westerly right-of--way line of North Avenue D ;Thence southerly, along the westerly right-of--way line Page 9 ORDINANCE 1 OF 3 of North Avenue D , 13 feet more or less; Thence easterly, crossing the right-of--way of North Avenue D and along the southerly right-of--way of line of the alley between West Locust Street and West Chestnut Street, 688 feet more or less; Thence northerly, along the easterly right-of--way line of the alley between West Locust Street and West Chestnut Street, l2 feet more or less; Thence easterly, along the southerly right-of--way line of the alley between Locust Street and Chestnut Street, crossing North Avenue C a distance of 820 feet more or less; Thence northerly, 20 feet more or less; Thence easterly, 66 feet more or less; Thence northerly, 55 feet more or less; Thence easterly, 133 feet more or less to a point being in the westerly right-of--way line of North Avenue B; Thence southerly, 327 feet more or less to a point being the intersection of the westerly right-of--way line of North Avenue B and the southerly right-of--way line of West Chestnut Street; Thence easterly, along the southerly right-of--way line of West Chestnut Street, 165 feet more or less; Thence northerly, crossing the right-of--way of Chestnut Street 253 feet more or less; Thence easterly, 91 feet more or less; Thence northerly, 51 feet more or less; Thence easterly, 269 feet more or less to a point being in the easterly right-of--way line of North Avenue A; Thence northerly, along the easterly right-of--way line of North Avenue A, 12 feet more or less to a point being the intersection of the easterly right-of--way line of North Avenue A and the southerly right-of--way line of the alley between West Locust Street and West Chestnut Street; Thence easterly, along the southerly right-of--way line of the alley between West Locust Street and West Chestnut Street,165 feet more or less to a point being on the westerly right-of--way line of Market Court; Thence northerly, along the westerly right-of--way line of Market Court, 78 feet more or less; Thence northwesterly, along the westerly right-of--way line of Market Court, 25 feet more or less to a point being the intersection of the westerly right-of--way line of Market Court and the southerly right-of--way line of West Locust Street; Thence easterly, along the southerly right-of--way line of West Locust Street 188 feet more or less; Thence southeasterly, along the southerly right-of--way line of West Locust Street 49 feet more or less to a point being on the westerly right-of--way of Main Street; Thence southerly, along the westerly right-of--way of Main Street 210 feet more or less; Thence easterly, crossing the right-of--way of Main Street and continuing 439 feet more or less to a point being on the westerly right-of--way line of North First Avenue; Thence southerly, along the westerly right-of--way line of North First Avenue, 189 feet more or less to a point being the intersection of the westerly right-of--way line of North First Avenue and the southerly right-of--way line of East Chestnut Street; Thence easterly, crossing the right-of--way of North First Avenue and along the southerly right-of--way line of East Chestnut Street, 454 feet more or less to the point of beginning. EXCEPTING THEREFROM THE FOLLOWING AREAS: AREA 1 (High-Kz:re Apartment Building on 1J' Ave): Beginning at a point being the intersection of the northerly right-of--way line of East Ash Street and the westerly right-of--way line of North First Avenue; Thence northerly, along the westerly right-of--way line of North First Avenue, 300 feet more or less; Thence westerly 188 feet more or less; Thence southerly 300 feet more or less to a point being on the northerly right-of--way line of East Ash Street; Thence easterly, along the northerly right-of--way line of East Ash Street, 188 feet more or less to the point of beginning. AREA 2 (OrungAutobody): Commencing at a point being the intersection of the southerly right-of--way line of Illinois State Route 9 and the westerly right-of--way line of Enterprise Drive; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 1,169 feet more or less to the point of beginning; Thence southerly 600 feet more or less; Thence easterly 200 feet more or less; "Thence northerly 600 feet more or less; Thence westerly 200 feet more or less to the point of beginning. AREA 3 (McCui.rtion/Pollitt): Commencing at a point being the intersection of the northerly right-of--way line of West Chestnut Street and the westerly right-of--way line of North Avenue F; Thence westerly, Page 70 ORDINANCE 1 OF 3 along the northerly right-of--way line of West Chestnut Street, 150 feet more or less to the point of beginning; Thence northerly 199 feet more or less; Thence westerly 112 feet more or less; Thence southerly 199 feet more or less; Thence easterly 112 feet more or less to the point of begituiing. AREA 4 (Schenck: Commencing at a point being the intersection of the northerly right-of--way line of East Chestnut Street and the westerly right-of--way line of North Eighth Avenue; Thence westerly, along the northerly right-of--way line of East Chestnut Street, 156 feet more or less to the point of beginning; Thence northerly 163 feet more or less; Thence westerly 52 feet more or less; Thence southerly 163 feet more or less; Thence easterly 52 feet more or less to the point of beginning. AREA 5 (AFSME and adacentparcel): Commencing at a point being the intersection of the southerly right-of--way line of Illinois State Route 9 and the westerly right-of--way line of Enterprise Drive; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 2,404 feet more or less to the point of beginning; Thence southerly 720 feet more or less; Thence easterly 433 feet more or less; Thence northerly 296 feet more or less; Thence westerly 75 feet more or less; Thence northerly 128 feet more or less; Thence westerly 200 feet more or less; Thence northerly to a point being on the southerlyright-of--way line of Illinois State Route 9 a distance of 270 feet more or less; Thence westerly, along the southerly right-of--way line of Illinois State Route 9 a distance of 163 feet more or less to the point of beginning. Canton Iti.9/Chestnut St. TIF District Legat Description prepared on January 27, 2012 by: Mauer-Stutz Stutz Inc., 761 S N Harker Dr., Peoria, IL 6161 S Page 71 ORDINANCE 1 OF 3 EXHIBIT C CANTON 2 - RT. 9/CHESTNUT STREET TIF DISTRICT REDEVELOPMENT PLAN & PROJECTS Page 72 CITY OF CANTON, ILLINOIS Canton 2 - Rt. 9/Chestnut St. Tax Increment Financing District Redevelopment Project Area, Plan and Projects THE NEXT STEP TOWARD ECONOMICEXPANSIONAND GROWTH Prepared for City of Canton 2 N. Main Street Canton, Illinois 61520 Prepared by Jacob & Klein, Ltd. The Economic Development Group, Ltd. 1701 Clearwater Avenue, Bloomington, IL 61704 www.tifillinois.com FEBRUARY- 2012 © 2012 Jacob & Klein, Ltd. and The Economic Development Group, Ltd. .1ll rights reserved. Jacob & Klein, Ltd. and The Economic Development Group, Ltd., gratefully acknowledge assistance from county and local government officials, business leaders and residents who contributed their time toward the creation of the Canton 2 - Rt. 9/Chestnut St. Tax Increment Financing District and the TIF District Redevelopment Plan. .ldditional information about Tax Increment Financing may be obtained by contacting Jacob & Klein, Ltd. and The Economic Development Group, Ltd.,1701 Clearwater zlvenue, Bloomington, IL 61704. Specific inquiries about the Canton 2 - Rt. 9/Chestnut St. TIF District should be directed to iVlr. Jim Snider, City 1~dministrator, City of Canton, 2 N. Main Street, Canton, IL 61520, ph: 309-647-0065. I1:AC 1~1'"1'U,'~'\C,-~I:A"1'l);A'2R"C%-(.'btelnu/S'/\1711'Int\Il~A'.~11,771'NI~'IV'_I~f.B/211!2\C<~uAur2 RlJ(.[~trlq~~l.1'l"1'llPl~itl'Lti~.~II_IIZII/,12.»~rl City of Canton, Illinois Canton 2 - Rt. 9/Chestnut St. Tax Increment Financing District Redevelopment Area, Plan and Projects /February - 2012 A variety of policies, programs, and strategies are often used to promote economic development in a community. This Redevelopment Plan provides a comprehensive and detailed discussion of the uses, structure, and impacts of tax increment financing (TIF) in Canton, Illinois. The City Council has concluded that it is in the best interest of the City and that the citizens of Canton will benefit by the adoption of the Canton 2 - Rt. 9/Chestnut St. Tax Increment Financing Redevelopment Area, Plan and Projects. [This page intentionally blank.) CONTENTS 1-Introduction Location ..................................................................... 1 Community Background ........................................................ 1 Population ................................................................... 2 Retail Sales ................................................................... 2 Unemployment ............................................................... 3 Proposed Industrial Development ................................................ 4 2 -Redevelopment Goals and Objectives Redevelopment Goals and Objectives ............................................. 5 3 -Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Area, Plan & Projects TIF District Planning Process and Calendar ........................................ 6 Description of Proposed Redevelopment Project Area ............................... 7 Qualifying Conditions of Proposed Redevelopment Project Area ....................... 8 Qualifying Characteristics of Improved Parcels ................................ 8 Qualifying Characteristics of Vacant Parcels/Blighted Areas ..................... 9 Qualifying Characteristics of Vacant Parcels/Industrial Park Conservation Area .... 10 Equalized Assessed Valuation ............................................. 11 Summary of Qualification Findings ........................................ 12 Public Redevelopment Projects ................................................. 13 Private Redevelopment Projects ................................................. 14 Sources of Funds to Pay TIF Eligible Project Costs ................................. 18 TIF Financing Summary ....................................................... 19 Present and Projected Tax Increment ............................................ 20 Assessment of Financial Impact ................................................. 21 4 -Other Statutory Requirements General Land Uses ........................................................... 22 Certification of No Displacement of Residential Units .............................. 22 Commitment to Fair Employment ............................................... 22 Provisions for Amending the Canton 2 - Rt. 9/Chestnut St. Redevelopment Plan ........ 23 Term of the Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan and Projects 23 Nature and Term of Bonds or Notes ............................................. 23 Contiguous Redevelopment Project Areas ........................................ 23 5 - Conclusion ............................................................. 24 6 -Exhibits Exhibit 1. Canton 2 - Rt. 9/Chestnut St. TIF District Boundary Map .................. 27 Exhibit 2. Canton 2 - Rt. 9/Chestnut St. TIF District Legal Description ................ 29 Exhibit 3. Illinois Department of Employment Security Unemployment Report: December, 2011 ................................ 35 Exhibit 4. Certified Engineer's Opinion: Drainage and Flooding Conditions of Vacant Lands ...................... 37 Exhibit 5. Example TIF District Projections ...................................... 39 Exhibit 6. Canton 2 - Rt. 9/Chestnut St. TIF District Special Surplus Area ............. 41 7 -Appendices Appendix A. Tax Increment Financing Terms and Definitions ........................ 45 Appendix B. Introduction to Tax Increment Financing ............................. 53 Appendix C. Annexations ..................................................... 57 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. 1-Introduction Location The City of Canton (pop. 15,288) is located in Fulton County, Illinois at the intersection of Illnois Route 78, Route 27 and Route 9, approximately 10 miles north of U.S. Route 24 and 20 miles south of Interstate 74. Canton is approximately 25 miles southwest of Peoria, IL and 70 miles southeast of the Quad Cities of Moline, Rock Island, Bettendorf and Davenport, IA (Figure 1). 'Little ~ Herr _ York`, s~ O ui ~ -....__ 3a _. °Monmouth c~" t't, w 136 Walags- S T,IA R K ,Lawn ut MARSHALL _ ._-- _ ury rt .: West ~fl~__,, VIIINamefleld ' Preuevi Flelloek CNNicothe- _ _ K - ~~ F' ~~ ` Rome ~ Washtwm k Brknfield °i' Cazonoviae A don :N ~ .O R 1 A e ~ WOODFORD ?"r~,~r- a Washington I to cklnaw~ ~ ~~ A+lackirurw ~ Minier LL . ~.. Ipava ____ ~_ Vermont ~~ ~ ~ -~ Havana .__ --- 136 --- ~- n Jae -. ~4 W .. ~. ~ry Orle "'! M A S O N ° eson`City C - °Beth L O S C (l.Yl L E R Kilboyma .. Lincoln 1 ~ Rushville . i . r BROWN ,~ '`~, CASE „~ -.'' M E N A R D Yates City° ~ Elnrwaod ---, ` a r ,w I ~ ~ ~ wi `~ I L L 1 N O I S Henna ,1 i MLo ~ on Farmington Trlvod C t W °Avon Fairview revs r° ~, Bartanvil °Prairie City ~ rovelarde shneif _ ~Oaj Glesfo~~~ y' Pekin • Canton -" za ' ~ Tremont +_ / . BardolptY Cuba ~~St. David,%y South Pekin b r I °Smilhfield `' ~ ~ I F Iue LwrstoTw ~ N ../ .. -: eManito H '~~. Tabie Grove ~- R ^ Green 1/alley`~lavanZ L-____. Ju ~- Figure 1. Location of Canton, Illinois. Community Background The City of Canton was founded in 1825 by settler Isaac Swan, who mistakenly believed the new town and Canton, China were on opposite sides of the world. The City was abundant in coal and labor, and within close proximity of railroad and the Illinois River, making the City a factory town. Parlin & Orendorff Plow Works was the major manufacturing plant in town and later became International Harvester, who closed the plant in 1983. In 1997, the 30-acre plant was destroyed by an arson fire, leaving the former industrial heart of the City a ruin. The City was hit by two devastating tornadoes in 1835 and 1975, causing loss of life and major damage to the downtown area. Much of the City has been undermined by room-and-pillar extraction of coal that took place in the 1800s. The City's major Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 1 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. employers now include an Illinois State Prison, Graham Hospital, Cook Medical, Spoon River College and several retail stores. The City now has a program called Canton Main Street that is committed to the revitalization and preservation of Canton's historic downtown by promoting a positive community image, fostering business growth and development, and encouraging ongoing efforts to improve the heart of the community. Ultimately, with the help of Canton Main Street and recent redevelopment projects undertaken within the Canton IH TIF District, downtown Canton is again becoming a thriving central business district and social hub for residents and visitors alike. (Historical Sources: http://illinoisroads.info/Il Canton/A-History-of-Canton; http://www.cantonillinois.org) Population As of the 2000 U.S. Census, the population of the City of Canton was 15,288 residents. This represented a 9.8% increase of 1,366 residents from the 1990 Census. However, the U.S. Census Bureau estimates that from 2000 to 2009, the current population of the City (14,498) has decreased by 790 residents, a 5.2% decrease from the 2000 population (Figure 2). The City of Canton proposes to use Tax Increment Financing to help stabilize population, encourage new economic vitality through a variety of public and private projects and offer more commercial choices to residents. City of Canton Population, 1960-2009 15,500 15,000 14,500 14,000 13,500 13,000 12,500 1960 1970 1980 1990 2000 2009 est. Figure 2. City of Canton Population, 1960-2009. Source: U.S. Census Bureau. Retail Sales The total retail sales generated in the City of Canton in calendar year 2000 were approximately $165.83 million according to the Illinois Department of Revenue. Although the City's total annual retail sales increased by $17.32 million from 2000 to 2009 in terms of real, inflation-adjusted dollars, the total retail Page 2 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. sales actually declined by $14.25 million over this same period, with the 2009 total retail sales declining by $12.1 million from 2008 in that year alone (Figure 3). The City of Canton General Fund receives $1 in municipal sales tax for every $100 of retail sales. The lack of real growth in retail trade in the City since 2000 has limited the City's revenues and, consequently, its capacity for providing high quality public services to its residents. The City proposes to use tax increment financing to stimulate new commercial-retail development and thereby generate new sources of retail sales tax revenue for the City. City of Canton Retail Sales, 2000-2010 (Millions of Dollars) $200 $190 $180 $170 $160 $150 2000 2002 2004 2006 2008 2010 ~~ Retail Sales --i-• Real/Adjusted `, ' Figure 3. CirS~ of Canton Retail Sales by Calendar Year, 2000-2010. Source: Illinois Department of Revenue Unemployment The unemployment rate is the number of people unemployed expressed as a percentage of the total civilian labor force. The unemployment rate in Fulton County has dramatically increased in the last few years, from an average of 5.6% in 2007 and 6.8% in 2008 to 11.3% in 2009 and further increased to 14.6% in January, 2010 (Figure 4). Most recently, the Illinois Department of Employment Security estimates that the County's unemployment rate was 10.1% as of December. 2011 (see Exhibit 3), which is substantially higher than it was in 2007. Fulton County's unemployment rate as of December, 2011 was greater than the national average of 8.3% by 1.8 percentage points. The City of Canton proposes to use tax increment financing by establishing the Canton 2 - Rt. 9/Chestnut St. TIF District in order to attract and/or expand industrial and commercial employers to the redevelopment project area such as commercial retail businesses, light manufacturing, office and warehouse combinations, storage facilities, and other light industrial developments pursuant to the City's Comprehensive Plan and land use ordinances. New investment in industrial warehousing, light manufacturing and commercial businesses within the proposed Redevelopment Project Area will help Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 3 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. to increase real estate tax revenues for the City and other taxing bodies while creating new jobs and improving the quality of life for current and future residents of the community. Fulton County Average Annual Unemployment Rate 15.0 2004 - 2010 13.0 11.0 9.0 7.0 5.0 3.0 2004 2005 2006 2007 2008 2009 2010 Dec-11 -~-Fulton County --f-• U.S. Figure 4. Fulton County, Illinois ~werage 1~nnual Unemployment Rate. Source: Illinois Department of Unemployment Security and U.S. Bureau of Labor Statistics. Proposed Industrial Development Certain terms are used in this Redevelopment Plan which are defined in the Tax Increment Allocation Redevelopment Act of 65 ILCS 5/11-74.4 et..req. (the "Act"). The following are important terms which relate to industrial development and are defined in the Act (see Appendix A): "Industrial Park Conservation Area", pursuant to the TIF Act, means an area within the boundaries of a redevelopment project area located within the territorial limits of a municipality that is a labor surplus municipality or within 1 '/z miles of the territorial limits of a municipality that is a labor surplus municipality if the area is annexed to the municipality; which area is 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 park and a blighted area or conservation area contiguous to such vacant land. "Labor Surplus Municipality", as defined by the Act, 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. If unemployment rate statistics for the municipality are not 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. Page 4 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. As of December, 2011, the City of Canton qualifies as a Labor Surplus Municipality and certain parcels included in the proposed Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Project Area qualify as an Industrial Patk Conservation Area as provided in the Act (.reeAppendixA). 2 -Redevelopment Goals and Objectives The City proposes to establish the Canton 2 - Rt. 9/Chestnut St. TIF District by redeveloping property that is currently underutilized for commercial, residential and light industrial development in order to increase its population, increase employment opportunities, expand and diversify the local tax base, manage growth and increase the overall value and quality of life of the community for its residents. This Redevelopment Plan will allow the City to alleviate and/or remove blighted conditions such as the lack of adequate public infrastructure and all of the property within the redevelopment project area will substantially benefit by a series of public and private redevelopment projects made possible with tax increment financing. The property could not otherwise be reasonably expected to be developed without the use of tax increment financing. The Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan is expected to include, but is not limited to, the following general long-term goals and objectives: Eliminate or reduce those conditions which qualify the Redevelopment Project Area as a Combination ofBlighted/Conservation Areas and, in part, an Industrial Park Conservation Area. 2. Facilitate the completion of necessary public infrastructure to encourage new commercial, light industrial and to a lesser extent, residential development within the City of Canton. 3. Extend/upgrade storm drainage and sanitary sewer facilities throughout the Redevelopment Area. 4. Extend, improve and update antiquated and/or inadequate water lines, mains and distribution systems. 5. Improve and update streets, street lighting, landscaping, curbs, alleys, sidewalk and pedestrian walkways s, rail crossings and other public facilities throughout the Redevelopment Project Area. 6. Enhance the tax base for the City and other taxing districts through coordinated planning efforts by either the public or private sectors which focus on efforts to improve infrastructure, property reuse, reconstruction and/or the upgrade of existing buildings. Attract new commercial, light industrial and residential development which complies with City zoning and land use ordinances, enhances the City's tax base and creates new jobs for the community. Attract tourism and retail/commercial businesses through the use of financial incentives offered by Tax Increment Financing and, thereby, increase retail business activity which will lead to an increase in municipal sales tax revenue for the City. Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 5 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. 9. Create and/or improve parks, recreational areas and public green space and other public amenities to raise the overall quality of life in the community. 3 -Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Area, Plan & Projects TIFDistrict Planning Ptocess and Calendar A variety of policies, programs, and strategies are often used to promote economic development in a community. This Redevelopment Plan provides a preliminary review of the uses and application of tax increment financing (TIF) as well as the extent to which certain properties within the City of Canton qualify for designation as a TIF Redevelopment Project Area (the "Area"). The Tax Increment Allocation Redevelopment Act of 65 ILLS 5/11-74.4 et..req. (the "Act") requires a municipality to follow certain procedures in establishing a TIF District. The proposed TIF District must contain several specific statutory characteristics which qualify the property as a TIF District or, in the case of an Industrial Park Conservation Area, the unemployment rate must meet certain qualifications. These characteristics and definitions as set forth below determine whether the area is Blighted, Conservation a combination of both Blighted and Conservation Areas or an Industrial Park Conservation Area (see Appendix A). The process to create a TIF District is initiated by the municipality (see Appendix B). This process includes: creating an Interested Parties Registry; sending notification of a Public Meeting; holding a Public Meeting; drafting a Redevelopment Plan; setting a date for a Public Hearing; sending notification of the Public Hearing to all taxing districts and the Illinois Department of Commerce and Economic Opportunity (DCEO) with an invitation to attend and provide comments; convening a Joint Review Board consisting of a representative selected by each community college district, local elementary school district, high school district or each local community unit school district, park district, library district, county, a representative of the municipality and a public member; publishing a notice twice before the Public Hearing in a newspaper of general circulation in the community; mailing of the notice of the Public Hearing to all taxpayers and residents in the proposed Area; mailing of the notice of the Public Hearing to residential addresses within 750 feet of the proposed TIF District; and approving final ordinances: (1) approving the Redevelopment Plan and Projects; (2) designating the Redevelopment Project Area; and (3) adopting tax increment allocation financing. The City of Canton engaged Jacob & Klein, Ltd. and The Economic Development Group, Ltd. to assist the City in establishing the Canton 2 - Rt. 9/Chestnut St. TIF District. The City has reviewed the potential annexation of properties which are not within its corporate limits, but expected to be included in the proposed Redevelopment Project Area (Appendix ~. A review of the qualifications of the Area was completed which evaluated the potential TIF District based upon statutory definitions and determined that there is sufficient evidence for the Canton 2 - Rt. 9/Chestnut St. TIF District to be classified as a combination of Blighted and Conservation Areas and, in part, an Industrial Park Conservation Area. Upon reviewing the TIF District Plan and accepting the Page 6 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. findings herein, the City may move forward with the process for establishing the Canton 2 - Rt. 9/Chestnut St. Tax Increment Financing District. The proposed timeline for certain activities relating to the establishment of the Canton 2 - Rt. 9/Chestnut St. TIF District is as follows: Establish Interested Parties Registry by Ordinance ........................... August 17, 2010 Public Meeting Mailing ................................................. August 30, 2010 Public Meeting ..................................................... September 14, 2010 Submit Draft Redevelopment Plan to City ............................... September 9, 2011 Set date for Public Hearing by Ordinance ............................... September 20, 2011 Certified Mailings to Taxing Districts .................................. September 22, 2011 Certified Mailings to Taxpayers and IPR Mailing ......................... September 30, 2011 750' Mailing ....................................................... September 30, 2011 JRB Meeting ........................................................ October 11, 2011 First Publication of Notice of Public Hearing .............................. October 18, 2011 Second Publication of Notice of Public Hearing ........................... October 25, 2011 Public Hearing ...................................................... November 8, 2011 Approve Final Ordinances to Establish TIF District .........................February 6, 2012 Description ofProposed Redevelopment Project Area Pursuant to the Act, the proposed Redevelopment Project Area (Area) includes only those contiguous parcels of real property and improvements thereon which would be substantially benefitted by a redevelopment project. Also pursuant to the Act, the Area is not less in the aggregate than 1'/a acres. The proposed Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Area includes properties shown on the attached TIF Boundary Map (Exhibit 1) and legally described in Exhibit 2 (legal description). The proposed Canton 2 - Rt. 9/Chestnut St. TIF District includes properties within the City which have been neglected and have not benefitted from coordinated planning efforts by either the public or private sectors. Vacant and improved properties within the proposed Redevelopment Project Area would substantially benefit by a series of proposed public and/or private redevelopment projects. Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 7 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. Qualifying Conditions ofProposed Redevelopment Project Area The proposed Canton 2 - Rt. 9/Chestnut St. TIF District as a whole includes characteristics which qualify the Area as a combination of "Blighted" and "Conservation" Areas and, in part, an Industrial Park Conservation Area, as defined in the Tax Increment Allocation Redevelopment Act [TIF Act] (65 ILCS 5/11-74.4 et..req.). The terms "Blighted" and "Conservation" when applied to improved or vacant properties are statutory definitions, not common ideas of those terms. The Statutory definitions which have been applied and used in this section are presented in Appendix A. A summary of the City's findings is as follows: Total Number of Parcels (improved and vacant) ................................... 684 Total Number of Qualifying Parcels (improved and vacant) .......................... 546 Total Percentage of Parcels (improved and vacant) which Qualify under the Act ........................................ 79.8% Within the proposed Canton 2 - Rt. 9/Chestnut St. TIF District there were six hundred eighty four (684) vacant and improved parcels surveyed, 79.8% of which qualify under the TIF Act as a combination of Blighted and Conservation Areas. QUALIFYING CHARACTERISTICS OF IMPROVED PARCELS Improved Parcels Total Number of Improved Parcels .............................................. 593 Total Number of Improved Parcels which Qualify under the Act ..................... 455 Total Percentage of Improved Parcels which Qualify under the Act ............ 76.7% Of All Improved Parcels: Total"Blighted" ............................................................ 47 Total Number of Structures and Site Improvements .............................. 987 Number of Structures over 35 Years of Age ..................................... 728 Total Percentage of Structures over 35 Years of Age ....................... 73.8% Total "Conservation" ....................................................... 455 Total Number Conservation, but Not Blighted ................................... 408 The following qualifying characteristics axe present in the structures and site improvements within the improved portion of the proposed Canton 2 - Rt. 9/Chestnut St. TIF District (Note: If a parcel of property exhibits an individual characteristic more than once it is counted only once in the summary below): Number showing signs of Dilapidation ........................................... 105 Page 8 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. Number showing signs of Obsolescence ........................................... 20 Number showing signs of Deterioration .......................................... 531 Number showing signs of Code Violations .......................................... 2 Number showing signs of Illegal Uses .............................................. 0 Number showing signs Excessive Vacancy ......................................... 34 Number which Lack Sanitary Facilities ............................................. 0 Number with Inadequate Utilities ............................................... 137 Number subject to Overcrowding ................................................ 16 Number used for Deleterious Uses ................................................ 0 Number with EPA Issues ........................................................ 1 Number showing Lack of Planning .............................................. 435 Number subject to Declining/Static EAV ........................................ 593 The applicable characteristics of Blight and Conservation were found reasonably distributed throughout the 593 improved parcels, 76.7% of which qualify as a Blighted or Conservation Area within the proposed Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Project Area. QUALIFYING CHARACTERISTICS OF VACANT PARCELS/BLIGHTED AREAS Vacant Parcels Total Number of Vacant Parcels ................................................. 91 Total Number of Vacant Parcels which Qualify under the Act ......................... 91 Total Percentage of Vacant Parcels which Qualify under the Act ............. 100.0% Of All Vacant Parcels: The fiat set of characteristics which apply to vacant land require any two of the following for qualification as a blighted area: Number subject to Obsolete Platting .............................................. 5 Number subject to Diversity of Ownership ......................................... 0 Number subject to Tax Delinquencies ............................................. 0 Number subject to Deterioration of Adjacent Properties ............................. 81 Number subject to EPA Issues ................................................... 0 Number subject to Declining/Static EAV ......................................... 91 An additional list of characteristics applied to vacant land requires only one of the following for qual f cation ar a blighted area: Number containing an Unused Quarry, Mine or Strip Mine Pond ....................... 1 Number containing an Unused Railroad or Railroad Right-of--way ....................... 0 Number subject to Chronic/Contribute to Flooding within same watershed (Exhibit 4) ... 26 Number with Disposal Site ...................................................... 5 Number which were Blighted before becoming Vacant ............................... 19 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 9 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. Within this Area there are vacant tracts that have been used for commercial agricultural purposes within five (5) years prior to the designation of the Redevelopment Project Area. Pursuant to Section 11-74.4-3(v), the City fords such parcels have been previously subdivided; subdivided according to the Plat Act; or divided into three (3) or more smaller tracts between 1950 and 1990. Of the 91 vacant parcels surveyed within the proposed Canton 2 - Rt. 9/Chestnut St. TIF District, 100.0% qualify as a Blighted Area. All of the vacant parcels will contribute to the effectiveness of the TIF District as a whole and are necessary either as potential development locations or to ensure contiguity within the TIF District. QUALIFYING CHARACTERISTICS OF VACANT PARCELS/ INDUSTRIAL PARK CONSERVATION AREA The proposed Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Project Area includes twenty four (24) vacant parcels which also qualify as an "Industrial Park Conservation Area" as defined in the Act (65 ILCS 5/11-74.4 et..req.). To promote and protect the health, safety, morals and welfare of the community, the blighted/conservation conditions that exist in the Canton 2 - Rt. 9/Chestnut St. Redevelopment Project Area need to be eradicated and conservation measures instituted by encouraging private investment through the use of tax increment financing. Since Fulton County's unemployment rate in December, 2011 was 10.1 % (see Exhibit 3), which is greater than 6% and also 100% or more of the U.S. national unemployment rate of 8.3%, the City of Canton qualifies as a "Labor Surplus Municipality" and a portion of the Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Project Area qualifies as an "Industrial Park Conservation Area" as provided in the TIF Act. Pursuant to the Act, the proposed Redevelopment Project Area includes vacant parcels that are suitable for use as an industrial park and the Area also contains blighted/conservation areas which are contiguous to such vacant land. If developed as an industrial park, these properties will promote industrial and transportation activities, thereby reducing involuntary unemployment and enhancing the community. Many of these vacant parcels also qualify as Blighted Areas. All of the vacant parcels will contribute to the effectiveness of the TIF District as a whole and are necessary either as potential development locations or to ensure contiguity within the TIF District. The proposed Redevelopment Project Area includes vacant parcels which qualify as an Industrial Park Conservation Area. [The remaining area on this page is intentionally blank.) Page 10 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. EQUALIZED ASSESSED VALUATION (EAV) OF PROPOSED REDEVELOPMENT PROJECT AREA The total equalized assessed valuation (before exemptions) of the City of Canton in tax year 2010, payable in 2011, was $150,726,041. The total estimated equalized assessed valuation (before exemptions) of parcels studied for the entire proposed Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Area in tax year 2010 was $16,340,510. Therefore, the total estimated EAV of the balance of the City (outside of the proposed redevelopment project area) was $134,385,531. The Illinois TIF Act stipulates that properties (improved or vacant) may meet one of the characteristics of a "Blighted" or "Conservation" Area if: (1) the total equalized assessed valuation of the redevelopment project area decreased for three of the last five years; or (2) the total equalized assessed valuation of the redevelopment project area is increasing at an annual rate which is less than the balance of the municipality for three of the last five calendar years; or (3) the total equalized assessed valuation of the redevelopment project area increased at an annual rate which was less than the annual Consumer Price Index (CPI) for All Urban Consumers for three of the last five calendar years. The growth in equalized assessed valuation of the proposed Area satisfies (2) and (3) above since it increased at an annual rate which was less than both the annual growth in EAV of the balance of the City and the annual growth in CPI in 2006, 2008, 2009 and 2010, or four (4) of the last five (5) years (Figure 5). Pursuant to the Act, the equalized assessed valuation of the Redevelopment ProjectAreaassists in qualifying the proposed Canton 2 - Rt. 9/Chestnut St. TIF District as a combination of "Blighted" and "Conservation" Areas. Canton 2 - Rt. 9/Chestnut St. TIF District Percentage Change in E.A.V., 2006-2010 6.00% - -- - _ 4.00% 2.00% - -0.00%, - -2.00°io - _ -4.00% -~- ~ ~ - -~- ~_ 2006 2007 2008 2009 2010 Change in TIF Area EAV [~ Change in Balance of City EAV ^ Change in Annual CPI t+~igure 5. Source: Fulton Couni3~ Clerk's Office. Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 11 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. SUMMARY OF QUALIFICATION FINDINGS The following is a summary of relevant qualification findings as it relates to the potential designation of the Proposed Redevelopment Project Area (Area) by the City as a Tax Increment Financing (TIF) District. The findings herein pertain to the Proposed Redevelopment Project Area: 1. Pursuant to the Act, the proposed Redevelopment Project Area (Area) includes only those contiguous parcels of real property and improvements thereon which would be substantially benefitted by a redevelopment project; and the Area is greater thanl'/z acres in size. 2. The Proposed Redevelopment Project Area qualifies as a combination of "Blighted" and "Conservation" Areas and, in part, an "Industrial Park Conservation Area". The factors present throughout the Proposed Redevelopment Project Area as documented herein are present to a meaningful extent and axe evenly distributed throughout the Proposed Redevelopment Project Area as follows: a. Within the proposed Canton 2 - Rt. 9/Chestnut St. TIF District there were 684 parcels surveyed as vacant ox improved, 79.8% of which qualify under the TIF Act as a combination of Blighted [improved/vacant] and Conservation [improved] Areas and, in part, an Industrial Park Conservation Area [vacant]. b. The applicable characteristics of Blight and Conservation were found reasonably distributed throughout the proposed TIF District as a whole. Of the tota1593 improved parcels surveyed, 76.7% qualify as Blighted and/or Conservation Areas. c. There were 91 vacant parcels surveyed within the proposed Canton 2 - Rt. 9/Chestnut St. TIF District, 100.0% of which qualify as a Blighted Area or an Industrial Park Conservation Area, pursuant to the TIF Act. d. The growth in equalized assessed valuation of the Redevelopment Project Area assists in qualifying the proposed Canton 2 - Rt. 9/Chestnut St. TIF District as a combination of Blighted and Conservation Areas. The proposed Redevelopment Project Area has not benefitted from coordinated planning efforts by either the public or private sectors. There is a need to focus on redevelopment efforts relating to infrastructure, property reuse, and the improvement of existing buildings. The Proposed Redevelopment Project Area would not be subject to redevelopment without the investment of public funds, including tax increments. 4. All property in the proposed Redevelopment Project Area would substantially benefit by a series of proposed redevelopment projects (public and private). Page 12 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. 5. Portions of the Redevelopment Project Area may be suitable for redevelopment (public and private) for modern and more intensive mixed use if funding is established to acquire and clear necessary properties, and put in place appropriate incentives to overcome market impediments. Public Redevelopment Projects The City plans to address the conditions which qualify the Redevelopment Project Area as a combination of Blighted and Conservation Areas and, in part, an Industrial Park Conservation Area. The Redevelopment Project Axea has infrastructure inadequacies and will require improvements throughout the life of the TIF District as projected below. The City expects that the implementation of the public projects provided herein will help address current needs and attract new private investment within the Redevelopment Project Area. The Designated and Anticipated TIF Eligible Public Project Costs are as follows: 1. Public works or improvements, repairs and resurfacing of streets, roads, alleys, parking lots and sidewalks including labor, equipment and materials ..... $22,000,000 2. Public works or improvements to sanitary sewer lines, lift stations, treatment and related facilities including labor, equipment and materials ............... . $2,500,000 3. Public works or improvements/repairs to water mains and related lines, storage and treatment facilities including labor, equipment and materials ...... $11,000,000 4. Storm Sewer drainage infrastructure, including retention ponds and detention basins, including labor, equipment and materials .................. . $1,000,000 5. Public works or improvements related to utilities, including, but not limited to, gas, electric, cable and telecommunication infrastructure including labor, equipment and materials ................................ . $1,000,000 6. Public Property Assembly costs relating to acquisition of land and buildings, demolition, site improvements and clearing & grading of land ...... . $3,000,000 7. Rehabilitation, Construction/Reconstruction, Repairs and Maintenance of Public Facilities including labor, equipment and materials ................... . $1,500,000 8. Removal and xemediation of environmental contaminants and physical impediments ............................................ . $1,000,000 9. Marketing/Signage/Website/Lighting .................................. .. $800,000 10. Public Parks, Trails, Green Space and Urban Forestry Improvements ......... .. $200,000 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 13 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. 11. Rehabilitation and Revitalization of Commercial Corridors Program including, but not limited to, loans, grants and combinations thereof .......... $1,000,000 12. Neighborhood Rehabilitation and Redevelopment Projects including, but not limited to, loans, grants and combinations thereof .......... . $500,000 13. Staff and professional service including, but not limited to engineering, architectural, planning (including updates of City's Comprehensive Plan), legal, financial, accounting, marketing, training, continued education, economic development services and public administration related to implementation of the TIF Redevelopment Plan and Projects ................ $1,000,000 14. Public Safety/Emergency Services training, facilities, equipment and personnel necessary to promote and protect the health, safety, morals and welfare of the public within the Redevelopment Project Area ............. . $500,000 15. Public Infrastructure within contiguous TIF Districts ....................... . $500,000 16. Capital Costs/reimbursements to other taxing districts ...................... $5,000,000 TOTAL DESIGNATED & ANTICIPATED PUBLIC PROJECT COSTS ..... $52,500,000 Private Redevelopment Projects As previously stated, the City plans to address the conditions which qualify the Project Redevelopment Area as a combination of Blighted and Conservation Areas and, in part, an Industrial Park Conservation Area. The City expects that the implementation of the TIF District Redevelopment Plan will attract new private investment within the project area. The City believes the redevelopment project area will not be developed without the use of tax increment financing. Therefore, the City plans to offer incentives to potential Developers in order to encourage commitments for new private investment during the life of the proposed TIF District. Desisrnated and Anticiuated Private Redevelopment Projects include the following: 1. Commercial Project I: This project consists of a new building or the rehabilitation or renovation of an existing commercial building within the Canton 2 - Rt.9/Chestnut St. TIF District Redevelopment Area for use as a retail merchandise facility requiring an approximate total investment of $50,000, including $50,000 of TIF eligible project costs. 2. Commercial Project II: This project consists of a new building or the rehabilitation or renovation of an existing commercial building within the Canton 2 - Rt.9/Chestnut St. TIF District Redevelopment Area for use as a retail merchandise facility requiring an approximate total investment of $250,000, including $250,000 of TIF eligible project costs. Page 14 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. 3. Commercial Project III: This project consists of a new building or the rehabilitation or renovation of an existing commercial building within the Canton 2 - Rt.9/Chestnut St. TIF District Redevelopment Area for use as a retail merchandise facility requiring an approximate total investment of $750,000, including $750,000 of TIF eligible project costs. 4. Commercial Project IV: This project consists of a new building or the rehabilitation or renovation of an existing commercial building within the Canton 2 - Rt.9/Chestnut St. TIF District Redevelopment Area for use as a commercial facility requiring an approximate total investment of $1,000,000, including up to $1,000,000 of TIF eligible project costs. Commercial Project V: This project consists of a new building or the rehabilitation or renovation of an existing commercial building within the Canton 2 - Rt.9/Chestnut St. TIF District Redevelopment Area for use as a commercial facility requiring an approximate total investment of $3,000,000, including up to $3,000,000 of TIF eligible project costs. 6. Commercial General Merchandise Project I: This project consists of a new general merchandise retail facility requiring an investment of $500,000, including $150,000 of TIF eligible project costs. 7. Commercial General Merchandise Project II: This project consists of a new general merchandise retail facility requiring an investment of $1 million, including $300,000 of TIF eligible project costs. 8. Commercial General Merchandise Project III: This project consists of a new general merchandise retail facility requiring an approximate total investment of $3 million, including $1.25 million of TIF eligible project costs. 9. Commercial General Merchandise Project IV: This project consists of a new general merchandise facility requiring aan approximate total investment of $3 million, including $1.25 million of TIF eligible project costs (Figure 6). 10. Commercial Convenience Store/Restaurant I: This facility is expected to be related to a chain of convenience store/fast food facilities common to interstate highway interchanges. The restaurant is expected to employ at least tree supervisory employees and 50-60 food service workers. The project is estimated to require an approximate total investment of $800,000 to construct, including $150,000 of TIF eligible project costs. 11. Commercial Restaurant II: A restaurant is projected to be constructed (or renovated within an existing building) within the Canton 2 - Rt. 9/Chestnut St. TIF District. The restaurant is expected to employ approximately two supervisory employees and 30-40 food and food service workers. The project is projected to require an investment of $600,000 to construct, including $100,000 of TIF eligible project costs. Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 15 of 58 Figure 6. The City of Canton intends to use Tax Increment Financing to attract new commercial development to the community. Jacob & Klein, Ltd. • The Economic Development Group, Ltd. 12. Commercial Restaurant III: A third restaurant is projected to be constructed (or renovated within an existing building) within the Canton 2 - Rt. 9/Chestnut St. TIF District. The restaurant is expected to employ approximately two supervisory employees and 30-40 food and food service workers. The project is projected to require an investment of $600,000 to construct, including $100,000 of TIF eligible project costs. 13. Commercial/Retail Strip Development: This project consists of a row of individual outlets offering retail products and services. Approximate total investment is projected to be $3.5 million, including $600,000 of TIF eligible project costs. 14. Commercial Motel/Hotel Project: This project consists of a 100+ room hotel including small meeting facilities. The hotel is estimated to employ approximately 34 persons and will require a total investment of approximately $8 million, including $2.5 million of TIF eligible project costs. 15. Commercial Rehabilitation/Renovation Projects: The equivalent of twenty (20) projects involving facade renovations, structural rehabilitation/expansion and other repairs to existing buildings and facilities within the proposed Redevelopment Project Area are anticipated. Each project is valued at approximately $250,000 and projected to be completed between 2013 and 2023. The cumulative result of these projects will increase total equalized assessed valuation within the Canton 2 - Rt. 9/Chestnut St. TIF District by more than $1.6 million when completed. 16. Light Industrial Project I: The construction of a 5,000 square foot manufacturing facility (or expansion of an existing facility) employing more than 10 people and requiring a total private investment of approximately $600,000, including $80,000 of TIF eligible project costs. 17. Light Industrial Project II: The construction of a second 5,000 square foot manufacturing facility (or expansion of an existing facility) employing more than 10 people and requiring a total private investment of approximately $600,000, including $80,000 of TIF eligible project costs. 18. Light Industrial Project III: A 35,000 square foot manufacturing facility employing more than 50 people and requiring a total private investment of approximately $4 million, including $400,000 of TIF eligible project costs. 19. Light Industrial Project IV: distribution facility employing more than 75 people and requiring a total private investment of approximately $10 million, including $1,500,000 of TIF eligible project costs (Figure 7). A large 100,000 square foot manufacturing/warehouse Page 16 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Figure 7. The City of Canton intends to use Tax Increment Financing to attract new industrial development to the community. Jacob & Klein, Ltd. • The Economic Development Group, Ltd. 20. Residential Townhouse/Apartment Complex I: This project consists of a 40+ unit townhouse/apartment facility with average fair market values of $150,000. Total investment is projected at $6 million, including $1.5 million of TIF eligible project costs. 21. Residential Townhouse/Apartment Complex II: This project consists of a second 20+ unit townhouse/apartment facility with average fair market values of $150,000. Total investment is projected at $3 million, including $500,000 of TIF eligible project costs. 22. Residential Single-Family Housing Development Project: This project consists of approximately twenty-five (25) single family homes on parcels located within Canton 2 - Rt.9/Chestnut St. TIF District. Phased in over a period of six (6) years, the development is projected to offer homes with average market values of $200,000. Total investment is projected to exceed $5 million, including approximately $1.75 million of TIF eligible project costs. 23. Residential Duplex Project: This project consists of twenty (20) duplex units with average fair market values of $120,000. Total investment is projected at $2.4 million, including $800,000 of TIF eligible project costs. 24. Senior Development Project: This project consists of approximately 65 senior housing units and facilities on parcels located within the proposed Canton 2 - Rt. 9/Chestnut St. TIF District. Phased over a period of ten (10) years, the development is projected to offer homes with average market values of $155,000. Total investment is projected to exceed $10 million, including $1.5 million of TIF eligible project costs. 25. Elderly Assisted/Supportive Living Facility: The demand for senior housing often exists for elderly residents with low, fixed incomes. A facility located on approximately six acres with projected capacity for 10 private pay and 10 government subsidized units in Canton is projected to require an investment of $4.5 million, including $750,000 of TIF eligible project costs (Figure 8). 26. Residential Rehabilitation/Renovation Projects: The equivalent of thirty-two (32) projects involving exterior siding, roof or other structural repairs to existing residential buildings within the proposed Redevelopment Project Area are anticipated. Each project is valued at approximately $75,000 and projected to be completed between 2014 and 2030. Total investment is projected at $2.4 million, including $2.4 million of TIF eligible project costs. TOTAL DESIGNATED & ANTICIPATED PRIVATE PROJECT COSTS .... $27,710,000 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 17 of 58 Figure 8. Assisted/independent living facilities within Canton Rt.9/Chestnut St. TIF District will be considered in order to accommodate anticipated future demand for senior housing in the area. Jacob & Klein, Ltd. • The Economic Development Group, Ltd. Sources ofFunds to Pay TIFEligible Project Costs The City plans to enter into Redevelopment Agreements with Developers through which the City can utilize a portion of the Real Estate Tax Increments generated from these projects to reimburse Developers for a portion or all of their eligible project costs as provided in the Act [Section 65 ILCS 5/11-74.4-3 (c~]. The City further plans to use a portion of any Real Estate Tax Increment generated for TIF eligible public project costs as well. The City may also use Municipal Sales Taxes or any other sources of funds it may lawfully pledge. Project Description Years Completed Total Projected Investment Projected Cumulative Real Estate Tax Increment Anticipated TIF Eligible Project Costs Commercial Project I 2012 $50,000 $46,345 $50,000 Commercial Project II 2013 $250,000 $218,682 $250,000 Commercial Project III 2013 $750,000 $656,045 $750,000 Commercial Project IV 2014 $1,000,000 $823,825 $1,000,000 Commercial Project V 2014 $3,000,000 $2,471,476 $3,000,000 Commercial General Merchandise I 2014 $500,000 $411,913 $150,000 Commercial General Merchandise II 2015 $1,000,000 $774,165 $300,000 Commercial General Merchandise III 2016 $3,000,000 $2,177,147 $1,250,000 Commercial General Merchandise IV 2017 $3,000,000 $2,035,344 $1,250,000 Commercial Convenience Store/ Restaurant I 2017 $800,000 $542,759 $150,000 Commercial Restaurant II 2015 $600,000 $464,499 $100,000 Commercial Restaurant III 2016 $600,000 $435,429 $100,000 Commercial/Retail Strip Development 2017 $3,500,000 $2,374,569 $600,000 Commercial Motel/Hotel Project 2016 $8,000,000 $5,805,725 $2,500,000 Commercial Rehabilitation/Renovation Projects 2013-2022 $5,000,000 $3,299,745 $5,000,000 Light Industrial Project I 2013 $600,000 $524,836 $80,000 Light Industrial Project II 2014 $600,000 $494,295 $80,000 Light Industrial Project III 2015 $4,000,000 $3,096,660 $400,000 Light Industrial Project It' 2019 $10,000,000 $5,873,436 $1,500,000 Residential Townhouse/Apartment Complex I 2013 $6,000,000 $4,618,560 $1,500,000 Residential Townhouse/.lpartment Complex II 2014 $3,000,000 $2,174,899 $500,000 Page 18 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. Total Projected Anticipated Project Description Years Completed Projected Cumulative Real Estate Tax TIF Eligible Investment Increment Project Costs Residential Single-Family Housing Development Project 2014-2019 $5,000,000 $3,180,390 $1,750,000 Residential Duplex Project 2017 $2,400,000 $1,384,034 $800,000 Senior Development Project 2015 $10,075,000 $6,290,090 $1,500,000 Elderly assisted/Supportive Living Facility 2016 $4,500,000 $1,959,432 $750,000 Residential Rehabilitation/Renovation Projects 2014-2029 $2,400,000 $793,059 $2,400,000 TOTALS: $79,625,000 $52,927,360 $27,710,000 NOTE: See Exhibit 5for Examples of TIF District Projections relating to these projects. TIFFinancvig Summary Total Desi~tlated & Anticipated TIF Eligible Public Project Costs within the Proposed Redevelopment Project Area ......................... $52,500,000 Total Designated & Anticipated TIF Eligible Private Project Costs within the Proposed Redevelopment Project Area ......................... $27.710,000 Total Designated & Anticipated TIF Eligible Project Costs (Public & Private) ........ $80,210,000 Designated & Anticipated Annual TIF Administration Fee (plus CPI and Costs) .......... $6,500 Fees and costs of annual administration o f the redevelopment project wi!! be paid ~y in part Gy the Developers on a proportionate ~a,ri.r a.r increment is generated. Such fees and costs will be paid first from the increment before the Developers receive their reimbursements. All project cost estimates are in year 2012 dollars. In addition to the public and private project costs listed above, any bonds issued to finance a Project may include an amount sufficient to pay customary and reasonable charges associated with the issuance of such obligations as well as to provide fox capitalized interest and reserves as may be reasonably required. Adjustments to the designated and anticipated line item (public and private) costs provided in this Redevelopment Plan are expected. Each individual project cost and the resulting tax revenues will be re-evaluated as each project is considered fox public financing under provisions of the Act. The totals of line items set forth in this Redevelopment Plan are not intended to place a total limit on the described expenditures or intended to preclude payment of other eligible redevelopment project costs in connection with the redevelopment of the Area, provided the total amount of payment for all eligible redevelopment project costs, public and private, shall not exceed the amount set forth herein or as adjusted. Adjustments may be made to the designated and anticipated line items within the total, either increasing or decreasing line item costs for redevelopment. By adoption of this Plan, the City may Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 19 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. without further formal statutory approval increase the total limit or any line item by the increase in the Consumer Price Index (currently All Urban Consumers, Chicago-Gary-Kenosha), plus 5%. The potential developments included herein are not assured to occur but are reasonable expectations. The actual reimbursements may be for other projects and costs not anticipated in this list. Types of projects, investments and eligible project costs may be re-allocated from time to time by the City Council upon adoption of Redevelopment Agreements with private developers. Present and Projected Tax Increment The projected increases in equalized assessed valuation (EAV) for the Canton 2 - Rt. 9/Chestnut St. TIF District are as follows: 1. Total Projected Private Investment .................................. $79,625,000 2. Projected Cumulative Real Estate Tax Increment Generated Over 23 years ..................................... $52,927,360 3. Base Year (2010) EAV of Proposed Redevelopment Area ~ fog e~e~~~on.~~ ...... $16,340,510 4. Estimated Potential Increase in EAV ................................. $24,661.667 5. Total Estimated EAV of Redevelopment Project Area after Redevelopment Projects are Completed (line 3 plus line 4) ....... $41,002,177 Surplus Funds Stipulation: Pursuant to an Intergovernmental Agreement by and between the City of Canton and Canton Union School District No. 66 executed on December 6, 2011, the City shall declare twenty percent (20%) of the total gross real estate tax increment generated annually within the Canton 2 - Rt9/Chestnut Street TIF District as surplus funds. Such surplus funds shall be distributed annually from the City's Special Tax Allocation Fund no later than 180 days after the close of the City's fiscal year as provided in Section 65 ILLS 5/11-74.4-7 of the Act. For a portion of the Canton 2 - Rt. 9/Chestnut Street TIF District Redevelopment Project Area defined as a Special SurplusArea in Exhibit 6 the City shall, in lieu of the preceding paragraph, declare as surplus funds one hundred percent (100%) of gross real estate tax increment generated annually from the "natural growth" of the Special Surplus Area. "Natural growth" is hereby defined as that portion of the annual real estate tax increment, if any, of real estate taxes which are attributable to the increase in the current equalized assessed valuation of each taxable lot, block or tract or parcel of real property within the Special SurplusArea over and above the initial equalized assessed value of each property (per Section 74.4-8) in the Special SurplusArea. In the event any parcel within the Special Surplus Area is included in a Private Redevelopment Agreement any time during the life of the TIF District, that parcel shall become exempt from this Special SurplusArea provision. This Special SurplusArea provision shall be null and void and no declaration shall be made by the City in any year during the life of the TIF District in which Page 20 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. the establishment or annual administration of the TIF District is, in any manner, being challenged in a court of law. Assessment ofFinar~cial Impact New economic development is not expected to occur within the Redevelopment Project Area without the creation of the Canton 2 - Rt. 9/Chestnut St. TIF District. Without tax increment financing, the overlapping taxing districts are not expected to experience any significant increase in real estate tax revenue from the proposed area. Using real estate tax rates from tax year 2010 payable 2011 and assuming an increase in real estate development of $300,000 or a X100,000 increase in equalized assessed valuation, the projected annual financial impact on the taxing bodies which levy taxes in the proposed TIF District are as follows: Taxing Districts Listed on Tax Bill 2010 Payable 2011 Real Estate Tax Rate Projected Annual Impact (Dollars) for each $100,000 Increase in EAV Fulton County 1.3336% $1,336 Canton Township 0.2489% $249 Canton Twp Rd & Bridge 0.3312% $331 Spoon River Jr College #534 0.5723% $572 Canton CUSD #66 3.9310% $3,931 Fulton County ambulance 0.1229% $123 Canton Park District 0.7906% $791 City of Canton 1.7614% $1,761 All taxing districts affected by the Canton 2 - Rt. 9/Chestnut St. TIF District would continue to receive a proportionate share of real estate tax revenue derived from the initial equalized assessed value of the parcels within the redevelopment project area as provided in Section 65 ILLS 5/11-74.4-8 (a) of the Act as follows: That portion of taxer levied upon each taxable lot, block, tract or parcel of real property which is attributable to the lower of the current equalised assessed value or the initial equalised assessed value of each such taxable lot, block, tract orparcel of real property in the redevelopment project area shall be allocated to and when collected shall be paid by the county collector to the respective a~ected taxing districts in the manner required by law in the absence of the adoption of tax increment allocation financing. As the Canton 2 - Rt. 9/Chestnut St. TIF District relates to the School District, the actual impact to Canton Unit School District #66 is less than the perceived loss, as the TIF Act contains a clause which requires the Illinois State Board of Education to ignore increases in assessed valuation within Tax Increment Financing Districts when calculating the School State Aid Formula. Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 21 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. The excerpt from [65 ILCS 5/ 11-74.4-8] Tax Increment Allocation Financing in reference to the impact on Schools states: No part of the current equalized assessed valuation of each property in the redevelopment project area attributable to any increase above the total initial equalised assessed value, or the total initial equalised assessed value as adjusted, of such properties shall be used in calculating the general State school aid formula, provided for in Section 78-8 of the School Code, until such time as all redevelopment project costs have been paid as provided for in this Section. The City may enter into Intergovernmental Agreements with taxing districts if there is any additional impact resulting from development within the redevelopment project area. If some portion of TIF funds axe used to pay for additional capital costs the taxing districts incur because of the Canton 2 - Rt. 9/Chestnut St. TIF District, the taxing districts will be required to provide the City with a list of future projected capital costs as part of an ongoing impact analysis. The City will notify all of the overlapping taxing districts of any proposed enlargement or amendments of the Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Project Area, Plan and Projects as required by the Act. Pursuant to Section 5/ 11-74.4-5 (e) of the Act, the Joint Review Board will review the effectiveness and the status of the redevelopment project area following the end of each of the City's fiscal years during the life of the Canton 2 - Rt. 9/Chestnut St. TIF District. The Joint Review Board includes representatives ofthe taxing districts that have the authority to directly levy taxes on the property within the redevelopment project area at the time the TIF District is approved. 4 - Other Statutory Requirements General Land Uses. The general uses of the land within the Canton 2 - Rt. 9/Chestnut St. TIF District conform to the existing and land uses as well as current zoning and subdivision codes. Certification ofNo Displacement ofResidential Units. The City of Canton hereby certifies that the Redevelopment Plan will not result in the displacement of residents from ten or more inhabited residential units. However, the proposed Area does contain more than 75 inhabited residential units. Eminent Domain. The City of Canton hereby declares that the qualifying characteristics of blighted and conservation areas as provided herein for the purpose of establishing the Canton 2 - Rt.9/Chestnut St. TIF Redevelopment Project Area as a combination of "Blighted" and "Conservation" Area and, in part, an "Industrial Park Conservation Area" pursuant to the Tax Increment Allocation Redevelopment Act (65 ILCS 5/11-74.4 et. seq.), shall not be used by the City for the purpose of exercising its authority under the Eminent Domain Act (735 ILCS 30/1-1-1 et. ,req.), if such authority is ever exercised. Commitment to FairEmployment. The City of Canton will comply with fair employment practices and an Affirmative Action Plan in the implementation of this Redevelopment Plan and Projects. Page 22 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. Provisions for Amending the Canton 2 - Rt. 9/Chestnut St. Redevelopment Plan. The Redevelopment Plan may be amended in accordance with the Tax Increment Allocation Redevelopment Act and other applicable City Ordinances. Changes Relating to the Establishment of the TIF District: Pursuant to Section 5/11-74.4-5 of the Act, the City may make changes in the Redevelopment Plan any time prior to the adoption by the City of an ordinance approving the Redevelopment Plan. Prior to the adoption of such ordinance, the City will: 1) complete the annexation of any parcels within the proposed redevelopment project area that are not already within the City of Canton; and 2) exclude from the redevelopment project area any parcels for which any member of the corporate authority, or an employee or consultant of the City involved in the planning and preparation of the Redevelopment Plan or Project for the proposed Redevelopment Project Area directly or indirectly owns or controls an interest -unless said individual chooses to disclose such an interest and refrain from any further official involvement in regard to the redevelopment plan, projects and Area pursuant to Section 5/11-74.4-4(n) of the Act. Upon establishment of the Canton 2 - Rt. 9/Chestnut Street TIF District, the City shall also proceed within a reasonable time to amend the Canton 1 -Downtown/5th Avenue TIF District Redevelopment Project Area to exclude from that redevelopment project area any parcel that is included in the Canton 2 - Rt. 9/Chestnut Street Redevelopment Project Area. Term ofthe Canton 2 - Rt. 9/Chestnut St. TIFDistrict Redevelopment Plan and Projects. The Redevelopment Plan and District shall be completed no later than December 31 or the year in which the payment to the County Treasurer is made with respect to ad valorem taxes levied in the 23"' calendar year after the year in which the ordinances approving the Redevelopment Plan and Projects Area are adopted by the City Council. The City intends to utilize the incremental revenues generated in the 23"' year of the TIF District and received by the City the following year for those projects included in the Plan. Nature and Term ofBonds orNotes. The City may utilize a "pay-as-you-go" approach to financing private eligible project costs. The City may issue bonds or other obligations to fund public infrastructure or other eligible project costs. Such obligations would not exceed 20 years in length or the term of the District, whichever is less. The City may also issue revenue bonds, notes or other obligations to fund private eligible project costs as well which would also be limited to 20 years in length. The repayment of debt service of these obligations would be limited to the increments generated as permitted by the Act or other pledged funds authorized by the City. Contiguous Redevelopment Project Areas. The Canton 2 - Rt. 9/Chestnut St. TIF District is contiguous to the Canton 1 -Downtown/5th Avenue TIF District. Subsequent to the creation of the Canton 2 - Rt. 9/Chestnut St. TIF District, the City may also create other TIF Districts which are contiguous to the Canton 2 - Rt. 9/Chestnut St. TIF District. It is hereby contemplated that in any such contiguous TIF Districts eligible redevelopment project costs may be paid or reimbursed from increment generated within the Canton 2 - Rt. 9 /Chestnut St. TIF District and that increment generated within any such contiguous TIF Districts maybe used to pay or reimburse eligible project costs within the Canton 2 - Rt. 9/Chestnut St. TIF District. Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 23 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. 5 -Conclusion The City of Canton has determined that in order to promote the health, safety, morals, and welfare of the public, blighted conditions need to be eradicated, conservation measures instituted, and that redevelopment within the proposed Canton 2 - Rt. 9/Chestnut St. TIF District should be undertaken. In order to remove and alleviate adverse conditions, it is necessary to encourage private investment and restore and enhance the tax base of the taxing districts by the development or redevelopment of the redevelopment project area. The Mayor and City Council hereby conclude that it is in the best interest of the City and that the citizens of Canton will benefit by the adoption of this Canton 2 - Rt. 9/Chestnut St. Tax Increment Financing District Redevelopment Area, Plan and Projects. CITY OF CANTON, ILLINOIS By: ~ Date ~ / ~ / 201 ayor Attest: ~ Date a / ~ / 20 l ~. City Clerk Page 24 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. 6 -EXHIBITS Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 25 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. ~T bi.r page intentionally blank.) Page 26 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. EXHIBIT 1. CANTON 2 - RT. 9/CHESTNUT ST. TIF DISTRICT BOUNDARY MAP Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 27 of 58 Jacob & Klein, Ltd. • 'the Economic Development Group, Ltd. [This page intentionally blank.) Page 28 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. EXHIBIT 2. CANTON 2 - RT. 9/CHESTNUT ST. TIF DISTRICT LEGAL DESCRIPTION A part of Sections 22,25,26,27,28,29 and 32 all in Township 7 North, Range 4 East of the Fourth Principal Meridian, Fulton County, Illinois, further described as follows: Beginning at a point being the intersection of the southerly right-of--way line of East Chestnut Street and the westerly right-of--way line of North Second Avenue; Thence southerly along the westerly right-of--way line of North Second Avenue to a point being the intersection of the northerly right-of--way line of East Elm Street and the westerly right-of--way line of North Second Avenue; Thence easterly along the northerly right-of--way line of East Elm Street to a point being the intersection of the northerly right-of--way line of East Elm Street and the westerly right-of--way line of North Fourth Avenue; Thence northerly along the westerly right-of--way line of North Fourth Avenue to a point being the intersection of the southerly right-of--way line of East Chestnut Street and the westerly right-of--way line of North Fourth Avenue; Thence easterly along the southerly right-of--way line of East Chestnut Street to a point being the intersection of the southerly right-of--way line of East Chestnut Street and the westerly right-of--way line of North Fifth Avenue; Thence southerly along the westerly right-of--way line of North Fifth Avenue 129 feet more or less; Thence easterly across North Fifth Avenue, to a point in the east right-of--way line of North Fifth Avenue, said point being 129 feet more or less south of the intersection of the southerly right-of--way line of East Chestnut Street and the easterly right-of--way line of North Fifth Avenue; Thence continuing easterly 194 feet more or less; Thence southerly 96 feet more or less; Thence easterly 53.5 feet more or less; Thence northerly 100 feet more or less; Thence easterly 165 feet more or less; Thence southerly 61 feet more or less; Thence easterly 110 feet more or less; Thence northerly 55 feet more or less; Thence easterly 53 feet more or less; Thence northerly 20 feet more or less; Thence easterly 125 feet more or less to a point being on the westerly right-of--way line of North Seventh Avenue; Thence southerly along the westerly right-of--way line of North Seventh Avenue 8 feet more or less; Thence easterly across North Seventh Avenue, to a point in the east right-of--way line of North Seventh North Avenue being 112 feet more or less south of the intersection of the southerly right-of--way line of East Chestnut Street and the easterly right-of--way line of North Seventh Avenue; Thence continuing easterly 157 feet more or less to a point 110 feet south of south right-of--way line of East Chestnut Street; Thence southerly 27 feet more or less; Thence easterly 160 feet more or less to a point in the westerly right-of--way line of North Eighth Avenue; Thence continuing easterly to a point in the easterly right-of--way line of North Eighth Avenue said point being 137 feet more or less south of the intersection of the south right-of--way line of East Chestnut Street and the east right-of--way line of North Eighth Avenue; Thence continuing easterly 160 feet more or less to a point 137 feet more or less south of the south right-of--way line of East Chestnut Street; Thence southerly 137 feet more or less; Thence easterly 132 feet more or less; Thence northerly 91 feet more or less ;Thence easterly, across North Ninth Avenue and along the southerly right-of--way line of the alley between East Chestnut Street and East Elm Street, 465 feet more or less, to a point being at the intersection of the westerly right-of--way line of North Tenth Avenue And the southerly right-of--way line of the alley between East Chestnut Street and East Elm Street; Thence southerly, along the westerly right-of--way line of North Tenth Avenue, 27 feet more or less; Thence easterly, including crossing North Tenth Avenue, 63 feet more or less; Thence northerly 64 feet more or less; Thence easterly 239 feet more or less to a point being on the westerly right-of-way line of North Eleventh Avenue; Thence southerly along the westerly Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 29 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. right-of--way line of North Eleventh Avenue 10 feet more or less; Thence easterly, including crossing North Eleventh Avenue and North Twelfth Avenue, 671 feet more or less; Thence southerly 103 feet more or less; Thence easterly 100 feet more or less; Thence northerly 16.5 feet more or less; Thence easterly 100 feet more or less; Thence southerly 170 feet more or less to a point in the northerly right-of--way line of East Elm Street; Thence easterly along the northerly right-of--way line of East Elm Street 167 feet more or less; Thence northerly 203 feet more or less; Thence easterly, including crossing North Thirteenth Avenue, 200 feet more or less to a point in the easterly right-of--way line of North Thirteenth Avenue; Thence southerly, along the easterly right-of--way line of North Thirteenth Avenue, 10 feet more or less; Thence easterly 102 feet more or less; Thence southerly 48 feet more or less; Thence easterly 66 feet more or less; Thence northerly 102 feet more or less; Thence easterly 165 feet more or less; Thence northerly 25 feet more or less; Thence easterly 198 feet more or less; 'Thence southerly 168.75 feet more or less; Thence easterly 1,152 feet more or less; Thence southerly 330 feet more or less; Thence easterly 264 feet more or less; 'Thence northerly 538 feet more or less; Thence easterly, including crossing South Seventeenth Avenue, 266 feet more or less; Thence southerly 216 feet more or less; Thence easterly 537 feet more or less; Thence southerly 310 feet more or less; Thence easterly 100 feet more or less; Thence northerly 300 feet more or less; Thence easterly 132 feet more or less; Thence northerly, including crossing East Chestnut Street, 352 feet more or less to a point in the northerly right-of--way of line of East Chestnut Street; Thence westerly, along the northerly right-of--way line of East Chestnut Street,112 feet more or less; Thence northerly 391 feet more or less; Thence easterly 112 feet more or less; Thence northerly 121 feet more or less; Thence easterly 158 feet more or less; Thence southerly 519 feet more or less to a point in the northerly right-of--way line of East Chestnut Street; Thence easterly, along the northerly right-of--way line of East Chestnut Street, 312 feet more or less; Thence northerly 549 feet more or less; Thence easterly 410 feet more or less; Thence northerly 135 feet more or less; Thence easterly, including crossing Twentieth Street, 256 feet more or less to a point in the easterly right-of--way line of Twentieth Street; Thence northerly, along the easterly right-of--way of Twentieth Street 739 feet more or less to a point being the intersection of the northerly right-of--way line of East Ash Street and the easterly right-of--way of Twentieth Street; Thence westerly, including crossing Twentieth Street and continuing along the northerly right-of--way line of East Ash Street, 1,355 feet more or less; Thence southerly, including crossing East Ash Street 498 feet more or less; Thence westerly 933 feet more or less; 'Thence southerly 215 feet more or less; Thence westerly, including crossing North Sixteenth Avenue, 200 feet more or less to a point in the westerly right-of--way line of North Sixteenth Avenue; Thence southerly, along the westerly right-of--way line of North Sixteenth Avenue, 230 feet more or less; Thence westerly 200 feet more or less; Thence southerly 292 feet more or less; Thence westerly, including crossing North Fifteenth Avenue and North Fourteenth Avenue, 1,309 feet more or less; Thence northerly 208 feet to a point in the southerly right-of--way line of East Locust Street; Thence westerly, along the southerly right-of--way line of East Locust Street, 66 feet more or less; Thence southerly 164 feet more or less; Thence westerly 391 feet more or less; Thence southerly 23 feet more or less; Thence westerly 130 feet more or less; Thence southerly 6 feet more or less; Thence westerly, including crossing North Eleventh Avenue, 530 feet more or less to a point in the westerly right-of--way line of North Eleventh Avenue; Thence northerly, along the westerly right-of--way line of North Eleventh Avenue, 42 feet more or less to a point at the intersection of the westerly right-of--way line of North Eleventh Avenue and the northerly right-of--way line of the alley between East Locust Street and East Chestnut Street; Thence westerly, along the northerly right-of--way line of the alley between East Locust Street and East Chestnut Street and crossing North Eighth Avenue and North Seventh Avenue, 1,772 feet more or less to a point at the intersection of the easterly Page 30 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. right-of--way line of North Sixth Avenue and the northerly right-of--way line of the alley between East Locust Street and East Chestnut Street; Thence northerly, along the easterly right-of--way line of North Sixth Avenue and crossing East Locust Street, 374 feet more or less; Thence westerly, crossing North Sixth Avenue and along the south right-of--way line of a 12 feet wide alley running in an east-west direction to the northeast corner of Lot 1 Block 2 in P.Y. Custer Addition to the City of Canton; Thence northerly across the alley and along the east line of Lot 7 Block 2 of P.Y. Custer Addition and across Custer Place to a point in the north right-of--way line of Custer Place; Thence westerly along the north right-of--way line of Custer Place and across North Fifth Avenue to a point in the west right-of--way line of North Fifth Avenue; Thence southerly along the west right-of--way line of North Fifth Avenue to a point 125 feet,more or less, north of the intersection of the westright-of--way line of North Fifth Avenue and the north right-of--way line of East Locust Street; Thence westerly, parallel to the north right-of--way line of East Locust Street 360 feet more or less to a point in the eastright-of--way line of North Fourth Avenue; Thence northerly, along the easterly right-of--way line of North Fourth Avenue and crossing Howard Place, 74 feet more or less to a point being the intersection of the easterly right-of--way line of North Fourth Avenue And the northerly right-of--way line of Howard Place; Thence westerly, along the northerly right-of--way line of Howard Place and crossing North Fourth Avenue and North Third Avenue, 889 feet more or less to a point at the intersection of the easterly right-of--way line of North Second Avenue and the northerly right-of--way line of Howard Place; Thence northerly, along the easterly right-of--way line of North Second Avenue, 22 feet more or less; Thence westerly, including crossing Second Avenue, 251 feet more or less; Thence northerly 26 feet more or less; Thence westerly 113 feet more or less to a point in the easterly right-of--way line of North First Avenue; Thence northerly, along the easterly right-of--way line of North First Avenue, 123 feet more or less to a point being the intersection of the southerly right-of--way line of East Spruce Street and the easterly right-of--way line of North First Avenue; Thence easterly, along the southerly right-of--way line of East Spruce Street, 182 feet more or less; Thence northerly, including crossing East Spruce Street, 314 feet more or less; Thence westerly 182 feet more or less to a point in the easterly right-of--way line of North First Avenue; Thence northerly, along the easterly right-of--way line of North First Avenue and crossing East Ash Street, East Olive Street, East Vine Street, East Myrtle Street, and East Birch Street 1,890 feet more or less; Thence easterly crossing North Second Avenue, 1,336 feet more or less to a point being on the easterly right-of--way line of North Fourth Avenue; Thence northerly, along the easterly right-of--way line of North Fourth Avenue and crossing East Sycamore Street, Corporation Street, and Linden Street, 1,632 feet more or less to a point being at the intersection of the easterly right-of--way line of North Fourth Avenue and the northerly right-of--way line of Linden Street; Thence westerly, along the northerly right-of--way line of Linden Street and crossing North First Avenue, Lawrence Drive, and Main Street, 2,168 feet more or less to a point being at the intersection of the westerly right-of--way line of Main Street and the northerly right-of--way line of Linden Street; Thence southerly, along the westerly right-of--way line of Main Street and crossing Sycamore Terrace,1,398 feet more or less; Thence westerly 198 feet more or less; Thence southerly, 158 feet more or less to a point in the northerly right-of--way line of West Birch Street; Thence continuing southerly, 50 feet, crossing West Birch Street to a point being the intersection of the southerly right-of--way line of West Birch Street and the westerly right-of--way line of the alley between North Avenue A and Main Street; Thence southerly, along the westerly right-of--way line of the alley between North Avenue A and Main Street, 446 feet more or less to a point being the intersection of the northerly right-of--way line of West Myrtle Street and the westerly right-of--way line of the alley between North Avenue A and Main Street; Thence westerly, along the northerly right-of--way line of West Myrtle Street and crossing North Avenue A, 204 feet more or less; Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 31 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. Thence southerly, 223 feet more or less, crossing West Myrtle Street, to a point being on the southerly right-of--way line of the alley between West Myrtle Street and West Vine Street; Thence easterly, along the southerly right-of--way line of the alley between West Myrtle Street and West Vine Street, 77 feet more or less; Thence southerly, 156 feet more or less to a point in the northerly right-of--way line of West Vine Street; Thence westerly, along the northerly right-of--way line of West Vine Street 122 feet more or less to a point being the intersection of the northerly right-of--way line of West Vine Street and the extended westerly right-of--way line of North Avenue A; Thence southerly, along the extended westerly right-of--way line of North Avenue A and crossing West Vine Street, West Olive Street, Fairview Place, West Ash Street, and West Spruce Street, 1,365 feet more or less to a point being the intersection of the southerly right-of--way line of West Spruce Street and the westerly right-of--way line of North Avenue A; Thence easterly, along the southerly right-of--way West Spruce Street and crossing North Avenue A, 267 feet more or less; Thence southerly, 211 feet more or less; Thence westerly, 115 feet more or less; Thence southerly, 48 feet more or less; Thence westerly, crossing North Avenue A and North Avenue B, 580 feet more or less to a point being on the westerly right-of--way line of North Avenue B; Thence northerly, along the westerly right-of--way line of North Avenue B, 53 feet more or less; Thence westerly, 165 feet more or less; Thence southerly, 12 feet more or less; Thence westerly, 186 feet more or less; Thence northerly, 6 feet more or less; Thence westerly, 378 feet more or less to a point being on the easterly right-of--way line of North Avenue C; Thence northerly, along the easterly right-of--way line of North Avenue C, 3 feet more or less; Thence westerly, crossing North Avenue C 340 feet more or less to a point being on the easterly right-of--way line of the alley between North Avenue C and North Avenue D ;Thence northerly, along the easterly right-of--way line of the alley between North Avenue C and North Avenue D , 3 feet more or less to a point being the intersection of the easterly right-of--way line of the alley between North Avenue C and North Avenue D and the northerly right-of--way line of the alley between Spruce Street and Locust Street; Thence westerly, crossing the alley between North Avenue C and North Avenue D then along the northerly right-of--way line of the alley between Spruce Street and Locust Street and then across North Avenue D , 635 feet more or less to a point being on the westerly right-of--way line of North Avenue D ;Thence southerly, along the westerly right-of--way line of North Avenue D 32 feet more or less to a point being the intersection of the westerly right-of--way line of North Avenue D and the northerly right-of--way line of Mill Street; Thence westerly, along the northerly right-of--way line of Mill Street 885 feet more or less to a point being on the easterly right-of--way line of North Avenue F; Thence northerly, along the easterly right-of--way line of North Avenue F 588 feet more or less; Thence westerly, crossing the right-of--way line of North Avenue F 788 feet more or less; Thence southwesterly, 680 feet more or less to a point being on the northerly right-of--way line of West Locust Street; Thence northwesterly, along the northerly right-of--way line of West Locust Street, 1,683 feet more or less; Thence westerly, along the northerly right-of--way line of Old Locust Street and Illinois State Route 9, crossing Avenue I, Robinhood Drive, and Enterprise Lane, 6,359 feet more or less; Thence southerly, crossing the right-of--way of Illinois State Route 9, a distance of 2,761 feet more or less to a point in the southwesterly right-of--way line of County Highway 22; Thence southeasterly then southerly, along the southwesterly right-of--way line of Old County Highway 22, crossing Enterprise Lane,1,576 feet more or less; Thence easterly, crossing the right-of--way of County Highway 22 a distance of 2,771 feet more or less; Thence northerly, 1,321 feet more or less; Thence easterly, 2,309 feet more or less; Thence northerly, 507 feet more or less; Thence westerly, 83 feet more or less; Thence northerly, 1,228 feet more or less; Thence easterly, crossing the right-of--way line of North Avenue I, a distance of 468 feet more or less to a point being on the easterly right-of--way line of North Avenue I; Thence northerly, Page 32 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. along the easterly right-of--way line of North Avenue I, a distance of 34 feet more or less; Thence easterly, 206 feet more or less; Thence northeasterly, 215 feet more or less; Thence southeasterly, 106 feet more or less; Thence easterly, to a point being on the southerly right-of--way line of Illinois State Route 9 a distance of 473 feet more or less; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 1,134 feet more or less; Thence southerly, along the southerly right-of--way line of Illinois State Route 9 a distance of 25 feet more or less; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 73 feet more or less; Thence northeasterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 63 feet more or less; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 45 feet more or less; Thence southerly, 177 feet more or less; Thence westerly, 184 feet more or less; Thence southwesterly, to a point being on the southerly right-of--way line of West Chestnut Street, 270 feet more or less; Thence easterly, along the southerly right-of--way line of West Chestnut to a point being the intersection of the easterly right-of--way line of North Avenue F and the southerly right-of--way line of West Chestnut, 683 feet more or less; Thence northerly, along the easterly right-of--way line of North Avenue F , 256 feet more or less; Thence easterly, 889 feet more or less to a point being on the westerly right-of--way line of North Avenue D ;Thence southerly, along the westerly right-of--way line of North Avenue D , 13 feet more or less; 'T'hence easterly, crossing the right-of--way of North Avenue D and along the southerly right-of--way of line of the alley between West Locust Street and West Chestnut Street, 688 feet more or less; Thence northerly, along the easterly right-of--way line of the alley between West Locust Street and West Chestnut Street, 12 feet more or less; Thence easterly, along the southerly right-of--way line of the alley between Locust Street and Chestnut Street, crossing North Avenue C a distance of 820 feet more or less; Thence northerly, 20 feet more or less; Thence easterly, 66 feet more or less; Thence northerly, 55 feet more or less; Thence easterly, 133 feet more or less to a point being in the westerly right-of--way line of North Avenue B; Thence southerly, 327 feet more or less to a point being the intersection of the westerly right-of--way line of North Avenue B and the southerly right-of--way line of West Chestnut Street; Thence easterly, along the southerly right-of--way line of West Chestnut Street, 165 feet more or less; Thence northerly, crossing the right-of-way of Chestnut Street 253 feet more or less; Thence easterly, 91 feet more or less; Thence northerly, 51 feet more or less; Thence easterly, 269 feet more or less to a point being in the easterly right-of--way line of North Avenue A; Thence northerly, along the easterly right-of--way line of North Avenue A, 12 feet more or less to a point being the intersection of the easterly right-of-way line of North Avenue A and the southerly right-of--way line of the alley between West Locust Street and West Chestnut Street; Thence easterly, along the southerly right-of--way line of the alley between West Locust Street and West Chestnut Street, 165 feet more or less to a point being on the westerly right-of--way line of Market Court; Thence northerly, along the westerly right-of--way line of Market Court, 78 feet more or less; Thence northwesterly, along the westerly right-of--way line of Market Court, 25 feet more or less to a point being the intersection of the westerly right-of--way line of Market Court and the southerly right-of--way line of West Locust Street; Thence easterly, along the southerly right-of--way line of West Locust Street 188 feet more or less; Thence southeasterly, along the southerly right-of--way line of West Locust Street 49 feet more or less to a point being on the westerly right-of--way of Main Street; Thence southerly, along the westerly right-of--way of Main Street 210 feet more or less; Thence easterly, crossing the right-of--way of Main Street and continuing 439 feet more or less to a point being on the westerly right-of--way line of North First Avenue; Thence southerly, along the westerlyright-of--way line of North First Avenue, 189 feet more or less to a point being the intersection of the westerly right-of--way line of North First Avenue and the southerly right-of--way line of East Chestnut Street; Thence easterly, Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 33 of 58 Jacob & Klein, Ltd. • The Economic Development Uroup, Ltd. crossing the right-of--way of North First Avenue and along the southerly right-of--way line of East Chestnut Street, 454 feet more or less to the point of beginning. EXCEPTING THEREFROM THE FOLLOWING AREAS: AREA 1 (High-Ra:re Apartment Building on 7J' Ave): Beginning at a point being the intersection of the northerly right-of--way line of East Ash Street and the westerly right-of--way line of North First Avenue; Thence northerly, along the westerly right-of--way line of North First Avenue, 300 feet more or less; Thence westerly 188 feet more or less; Thence southerly 300 feet more or less to a point being on the northerly right-of--way line of East Ash Street; Thence easterly, along the northerly right-of--way line of East Ash Street, 188 feet more or less to the point of beginning. AREA 2 (OnvigAutobody): Commencing at a point being the intersection of the southerly right-of--way line of Illinois State Route 9 and the westerly right-of--way line of Enterprise Drive; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 1,169 feet more or less to the point of beginning; Thence southerly 600 feet more or less; 'T'hence easterly 200 feet more or less; Thence northerly 600 feet more or less; Thence westerly 200 feet more or less to the point of beginning. AREA 3 (McCui.rtion/Pollitt): Commencing at a point being the intersection of the northerly right-of--way line of West Chestnut Street and the westerly right-of--way line of North Avenue F; Thence westerly, along the northerly right-of--way line of West Chestnut Street, 150 feet more or less to the point of beginning; Thence northerly 199 feet more or less; Thence westerly 112 feet more or less; Thence southerly 199 feet more or less; Thence easterly 112 feet more or less to the point of beginning. AREA 4 (Schenck): Commencing at a point being the intersection of the northerly right-of--way line of East Chestnut Street and the westerly right-of--way line of North Eighth Avenue; Thence westerly, along the northerly right-of--way line of East Chestnut Street, 156 feet more or less to the point of beginning; Thence northerly 163 feet more or less; Thence westerly 52 feet more or less; Thence southerly 163 feet more or less; Thence easterly 52 feet more or less to the point of beginning. AREA 5 (AFSME and adjacentparcel): Commencing at a point being the intersection of the southerly right-of--way line of Illinois State Route 9 and the westerly right-of--way line of Enterprise Drive; Thence easterly, along the southerly right-of--way line of Illinois State Route 9 a distance of 2,404 feet more or less to the point of beginning; Thence southerly 720 feet more or less; Thence easterly 433 feet more or less; Thence northerly 296 feet more or less; Thence westerly 75 feet more or less; Thence northerly 128 feet more or less; Thence westerly 200 feet more or less; Thence northerly to a point being on the southerly right-of--way line of Illinois State Route 9 a distance of 270 feet more or less; Thence westerly, along the southerly right-of--way line of Illinois State Route 9 a distance of 163 feet more or less to the point of beginning. Canton I~z9/Chestnut St. TIF District Legal Description prepared ora~anuary 27, 2012 by: Mauer-Stutti Stutz Inc., 761 S N Harker Dr., Peoria, IL 61615 Page 34 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The economic Development Group, Ltd. EXHIBIT 3. ILLINOIS DEPARTMENT OF EMPLOYMENT SECURITY UNEMPLOYMENT REPORT: DECEMBER, 2011 Illinois Unemployment Rate by County December, 2011 -Not Seasonally Adjusted 11. Dept. of Employm~tEt S~cutity, Economic Information i Analysis Division Unemployment Rates Not Seasonally Seasonaty Adjusted Adjusted ID ILU ti0i5 pE. ,,~.,-....~ ~. FM PI OEM FNT SFCI)RITY wvew.ides.illinois.yov United States : 8.3% 8.5% Illinois: 9.3% 9.8°k Unemployment Rate <= 5.0% 5.1 % - 6.5°k t3.6Mo - 8.0% ® >=8.1% Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Page 35 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. [This page intentionally blank.] Page 36 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan Jacob & Klein, Ltd. • The Economic Development Group, Ltd. EXHIBIT 4. CERTIFIED ENGINEER'S OPINION DRAINAGE AND FLOODING CONDITIONS OF VACANT LANDS Canton 2 - Rt. 9/Chestnut St. TIN District Redevelopment Plan Page 37 of 58 Jacob & Klein, Ltd. • The Economic Development Group, Ltd. [T'hi.r page intentionally blank.) Page 38 of 58 Canton 2 - Rt. 9/Chestnut St. TIF District Redevelopment Plan MAURER. STUTZ, INC. ENGINEERS SURVEYORS 1670 East Ash Street TEL 309-647-7831 Canton, fflfnals 61520 FAX 309-647-6155 October 10, 2011 Mr. Steven Kline President/CE0 The Economic Development Group, Ltd. 1701 Clearwater Avenue Bloomington, IL 5l 704 Re: Canton Rt. 9/Chestnut Street TIF MSI Project No. 24111003.00 Dear Mr. Kline, Proposed Canton 2 - Rt9/Chestnut Street Tlf District Redevelopment Plan & Projects EXHIBIT 4. Certified Engineer's Opinion, Drainage and Flooding Conditions of Vacant Lands The City of Canton has requested that Maurer-Stutz, lnc. provide aflooding/drainage opinion for vacant land that is being considered under the proposed Canton Route 9/Chestnut Street T1F. Enclosed are two maps showing portions of the proposed TIF for which an opinion is sought and on these maps, we have highlighted the major drainage areas being studied. We have also enclosed the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM) which covers the City of Canton and adjacent property in Fulton County. Drainage Area #I consists of vacant farm ground and one commercial property located west of Canton off of Illinois Route 9/Locust Street. The property is south of Illinois Route 9 and from the topographic information that is available, the drainage from the northern portion of this property flows to the north and east. The west central part of the property drains to the west in to a creek that eventually enters an area noted on the FIRM maps as in a Zone A (Area of l 00-year flood) area and ultimately flows to Big Creek. The southern portion of the property drains south and east and again enters swales that ultimately flow to an area that is denoted on the FIRM maps as in a Zone A area and ultimately flows to Big Creek. There is a sma!) area in the southeast corner of this drainage area that is labeled as Freshwater Emergent Wetland. Drainage Area #2 is a combination of existing commercial and residential development along with vacant ground. The drainage area is split in two by Big Creek and according to the FIRM map; a portion of this property is in a "Lone A area. '1'hc storm water runofi~ from Drainage Area #2 flows into this lone A area and adds to the level of flooding along Big Creek. PEORIA .CANTON Drainage Area #3 consists of one residential property and vacant farm ground located along Ash Street between 16`h Avenue and 20"' Avenue. The storm drainage runoff from Drainage Area #3 discharges to the east and north. These farm fields flood frequently due to the area being generally flat and roadway ditches in these areas being filled in and not adequate. The faun fields are also lower than the roadway in some cases. The owner of this property has also installed field tiles in the past to help with the drainagelflooding problems on this property. Attached are pictures showing the flooding of the farm field and roadway. Summary: Drainage area # 1 does not have any known drainage issues however the storm water runoff from this drainage area flows into a Zone A area and adds to the level of flooding along Big Creek. Drainage area #2 has a portion of the property that is included in the Zone A area and again the storm water runoff from this drainage area flows into a Zone A area and adds to the level of flooding along Big Creek. Drainage area #3 while it does not have any areas within the Zone A area, is does have ponding issues due to poor drainage from this property. It is our understanding that as areas within the proposed TIF District are developed; steps will be taken to help alleviate part of the current flooding conditions. The City of Canton has storm water detention requirements within their zoning code which require that as land is developed, the post-development rate of runoff is to be no greater than the pre- developed rate. Any development in the three drainage areas should also provide for drainage facilities that would reduce the runoff within this watershed. Methods of reducing runoff could include storm water retention, storm water detention or other methods of slowing down the runoff as it ]eaves the propased areas. If you have any questions, please do not hesitate to call. Sincerely, MAURER-STUTZ, INC. eith J. Piavec, P.E. Cnclosures ~~n~. srun, -~c. ~- f ; ~ .. ~ t '..~, •~,.~~........ f,:Drainage~Area #1 ~` ~ -`~~ ~" ~ ~ ~, . _ ~~;_ ~ ; _ ~ »! ,-0- . rr •, "" r~,~ ~_ °~9 'f £ r ,.~~ `~ r _ ,, `'~ .. ~ Legend ~~'~ Pares to AMKa US RM and'MdW Servip W-tlarN Clau%ka/m. K fra.tvaatar Pond {PUBf3n) K Fo.Iwal.rEmwarlttVAaana {PEMq K Fnahaab! FanNadlbh.uE VY~a.lq (PFOlA) $ '•~ .rM-r' I sty, ~ ~, :i'' ~r.r{ '~'t'r_ ` ~'.9+.r. ~3~ ~ ,r !'K~ rF ,r'f~'~ f~~F' ~ .~~*.f.,;~.ff „e'er. ,.'~~t .. 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`acres atl; zoo ~~d o~ spun3 ~o saaznos pug urez~ozd aq~ ~o s~soa pazttua~t `algT:IrenT; aq o~ zo alq~lren~ suor~tsod3o add puT: zaqumu aTl~ `paptnozd aq o~ saatnzas pug ~uturez; aTl; 30 uogduasap ~ `paurez~ aq o~ saa~iolduta }o zaqumu aTl~ o~ pa~tuttl ;ou ~nq ~utpnlaut `ua~IT;~zapun aq o~ urez~ozd atl; saquasap ~uautaaz~T: Tlatgm `s~atz~stp ~utxT:~ zo ~atz;stp $utxT:~ aTl~ pug ~Il~dtatunuT acl~ ~uoure zo ~q ~uautaaz$T: ua;~tzm ~ ut rpzo3 ;as azz `~tl~dtatunuT aTl~ uT;TI; zacpo s~atz;stp ~utx~ zo ~atz~stp ~utx~~ ~ ~q pazznaut uaTlm (tt) pug °~aze ~aafozd;uauadoianapaz ~ ut pa~~aol sza~olduta ~q pa~iolduta aq o; zo pa~olduza suoszad zoo surez~ozd uor~~anpa zaazT:a zo uou~anpa leuot;~aon paau~npz `~uturez~ qot IT=uot;tpp~3o aau~ua~ureuz pug ~uautgstlq~sa aq~ o~ pa~ejaz azT: (t) s~soa Tlans ~~Tl~ papinozd `s~atzastp ~utx~~ azout xo auo ~fq pazznaut `~uaut~olduta o; ~paaztp ~utpeal splar~ I~atTTTlaa~ zo leatugaa;-tunas `I~uoRzdnaao ut sasznoa o~ pa;tutu aou;nq •pt7 `dnoz~ ruauzdojanaQ anciouo~g a~~• . •pr7 `utajx ~g qo~~ j uejd ~uauxdojanaPa2I ;aT~srQ dI.L ';S ~nu~saTj~/6 •~2I - Z uo;u~~ 8S 3° 8'b a~~d `~urpnjaur `uoAezoua~ap aauaprna s~az~ a~~zo~s aae3zns pug `~ur~jz~d;aaz;s }30 `s~jjemaprs `sza~~n~ `sgzna `s~iajj~ `s~iempeoz~o uoRrpuoa arj~ ~~~ `s;uauranozdurr aaz3zns o~ aaadsaz q~t~ •~tase~ put `s~nodsumop put sza~~n~ `sarjazod `smopurm `stoop se rjans s;uauoduroa ~uTpjlnq ~fzepuoaas aq~ ur s~aa~ap zofeuz `off pa~rurt(~ou ~nq `~uTpnjaur s;aa}ap `s~urpjmq o~ ~aadsaz q~r~ •uoT;~zorza~aQ •~ •asn j~ur~uo aq~ zo3 palms-jjr auroaaq ane~j sazn~anzas •asnsrp our ~urjj~33o ssaaozd zo uoprpuoa arj~, •aauaasaiosgp •g •panouraz aq ~snuz s~urpjtnq arp ~~rp anTSUa~xa os pue snouas os ate s~aa~ap aq~ zo pazmbaz sr zr~daz zof~ur;~~ saur~uza~ap srs~i~uE uoArpuoa ~urpjrnq pa~uaumaop ~;erj; 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~aadsaz rprm uogaauuoa ;~rp ur ua~ju~ ~Tj~dratunur arj; 3o suoRa~ pine s~urpaaaozd jjz pug `paprnrpgns uaaq ansq o~ pauraap aq jj~rjs iaaz~d arj~ uaq; `0661 °; OS6l uzoz} porzad aTj~ ~urznp ~urpzoaaz zo3 pa~daaa~ azam;~q~ s~aez~ zajj~urs azouz zo ~ our paprnip uaaq s~rj;~rj; ~aez~ za~zzi z3o zed sum iaazzd arj~3r;~~ paprnozd `paprnrpgns uaaq setj iaaz~d arj~ zo gaze uoA~nzasuoa ~jz~d i~rz~snpur u~ ur papniaur sT iaazed aq~ ssaiun `eaz~;aafozd;uaurdoianapaz arp}o uoAeu$tsap arj~ o~ zorzd szsa~f c, urq;rm sasodznd iEZYuinatz~e i~tazauzrzroa zoo pasn uaaq you s~rj rjargm s~uTpjlnq ieRuapisaz pug `i~razauzuroa `ierz;snpur;norm ~zadozd i~az 3o siaaz~d 3o uoReurquzoa zo iaaz~d ~u~ :pu~Z iu~a~A •pu~i ~ueaen rjans o~ snon~t~uoa zazg uoRenzasuoa zo ~az~ pa;rj~Tjq ~ pug ~jz~d i~snpur u~ se asn zo3 aiq~ms puei tu~azn rpoq sapniaur ~az~ garrjm pug `~az~ ~aafozd ~uaurdoianapaz aq~ sa~eu~rsap aau~uTpzo ~q ~1;j~dratunur aq~ auru arp ~~ uzq~ za~$i ou i~etz~snpur s~ pauoz sr ~az~ rjargm `~tj~dranznur arj~ oa paxauu~ sr eaz~ arj~ ;r ~;jzdranmur snidzns zoq~i ~ sr ~~~ ~rjEdtatunuz a ;o s~rtutj j~uo;uza~ arp ;o sairtu z/i i urq~rm zo ~r[edratunuz snidzns zogei ~ sr ~erj~ ~tjedrarunur ~ 3o s;ruttj i~uo~uza; aq; urrj;tm pa~~aoi zaz~;aafozd;uauzdojanapaz ~;o sau~punoq atp urrprm eaz~ u~ :~as~ uor~~n~asuo~ ~;~d j~ix~snpuI •pt7 `dnoz~ ruautdojanaQ anzzouoag a~~, . •pt-I `uraj}I ~g goner 8S 3° 6~ a~e~ uet~j luautdotanapag ~atz~sTQ ~I.I, •;S;nu~sarl~/6 •;2I - Z uo~ue~ zo `antsua}}o `snoTxou aq o~ pazapisuoa sasn zo `sasn-paxTUT a~zTZdozddeuT ~q patdnaao s~uTptTnq `sdTTtsuoT;etaz asn-pint atgAeduto~uT }o aqua;sTxa aq1, •~no~et zo asn pint snoua~ataQ •r •aaTnzas pue ~uTpeot zo} uotsTnozd a;enbapeuT zo `~uT~tzed ~aaz;s 3}o pazmbaz ~itq~uoseaz }o ~a~t `~~m 3o-~rl~u attgnd ~ o~ ssaaae zadozd zo a;enbape }o ~aet `s~uTptTnq }o ~TUTTxozd asota aq; o~ anp azg }o peazds }o ~eazTp paseazauT `s~uTptTnq punoze zo uTTpTm zTe pine ~q~Tt zo} uotsTnozd ~uaTaT~}nsuT :suor~Tpuoa ~utmotto} atp }o azout zo auo ~TgTgxa ~snut staazed asarp `a~ezanoa puet antssaaxa }o ~u[puT3 e aq o~ azaga zoo •ta~zed at~uts ~ uo s~utptTnq atdAtnut}o aauasazd aq; (tT) pue ~a}~s pug q~t~arl zo} ~uautdotanap }o spzepueas ~fep-~uasazd o~ uopetaz uT adegs pue azTS a~enbapeuT }o staazed uo pa;eaot zo staazed uo pa;en~TS ~tzadozdutr zaTpta s~utptTnq }o aauasazd arp (t) :aze a~ezanoa pint antssaaxa $ugTgtTlxa auo se eaze ue }o uoT~eu~tsap atp ~uRuezzem suoT;Tpuoa uTatgozd }o satduzex~ •a;TS a o~uo saT~rttae} 6zossaaae pue s~utptTnq }o ~uTpmoza aTp pine ~zadozd }o asn antsua~ut -nano arty, •saRfiae} `4TLITlutLitO~ pue sazn~anz;s }o ~uTpmozazano pine a~ezanoa puet anTSSaax~ •I •eaze ~aafozd ~uauzdotanapaz arp uTrpim ~u~aet (tT) zo `zTedazsTp uT zo `a~atosgo `pa~~nbt;u~ `pa~szoua~ap (TT) `gaze ~aafozd;uauzdotanapaz a~ uT sasn arp anzas o~ ~.itaedea ~uaTat3}nsuT}o (T) :aze ~~Tp asoTp az~ sat;TtT~n a~~nbap~ul •a~~nbap~uT aq o~ umogs aze ~~~ saaTnzas t~aTZ~aata pue `auogdata; 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utq~tm ~uasazd ~ilzeala st zo;a~3 aq; ;~~ purl ~ilq~uoszaz ~~ut ~.itl~dtatunut ~ ;~~ os aua~xa In~~utueauz ~ o~ `pa~uaumaop aauasazd ~~~ ~tm `~uasazd (t) st gatzlm 3o tlaza `szo~a~3 utmollo~ atp 3o azout zo on~1 }o uort~utqutoa ~ ~q pazredutt st gaze aaafozd ~uautdolanapaz atl; 3o q~moz~ punos a~ `~u~a~n3l •pa~~u~TSap st ~az~ ~aafozd;uauxdoianapaz a~ gatgm ut z~a~ atl~ o~ zotzd szea~ z~pualea S ~sEl aq~ 30 £ zoo ~aua~~ zossaaans zo zoq~-Igo;uauz~z~daQ sa~~s pa;tun aq; ~q pa~lstlgnd szautnsuo~ usgzn ll~ zo3 xapul aaud zauznsuo~ atp u~~ ssaj st ~~~ a~zz lenuue u~ ~$ ~utseazaut st zo algelten~ st uot;~utzo3ut uatiZm zo3 sz~a~ zepual~a 5 ~s~l a~ }o £ zo3 ~tl~dtatunut atl~ 3o aauzl~q atl~ ueq~ ssaj st;~~ a;zz l~nuue u~ ~E ~utseazaut st zo pa~BU~tsap st ~az~;aafozd;uauxdojanapaz a~ ~latgm ut z~a~ atl~ o~ zotzd sz~a~ z~pual~a S ~s~l aq~ ~o £ zo3 pautlaap sou gaze ;aafozd ~uautdolanapaz aq~ ~o anlen passass~ paztl~nba loo; atl1, •y~l •~utuu~ld ~tunuttuoa anAaa~~a 3o aauasge uE ~ut;~z;suoutap aauaptna za~o zo `spzEpu~s ;uautdolanap dz~zoduxa;uoa ~aauz o~ azts pug ad~us a~~nbap~ut 3o slaazzd `uotstnlpgns zadozduzt `~no~iel ~aaz~s a~Enbapzut `sditlsuoA~laz asn-puel alqu~dutoaut zo aszanp~ }o aauaptna ~q pa~uautnaop aq ~snut zo~a~3 srgZ •~uautdolanap s ~az~ atp 3o autt~ a~ ~~ pamollo3 you sum weld aq; 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