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TO: Mayor Richard C. Irvin
FROM: Trevor Dick, AICP, LEED AP, Director of Development Strategy and
Facilitation
DATE: July 21, 2020
SUBJECT:
An Ordinance Resetting the Dates for a Public Hearing and a Joint Review Board Meeting to Consider the Designation of a Redevelopment Project Area and the Approval of a Redevelopment Plan and Project for the City of Aurora (Lincoln and Weston Tax Increment Financing District).
PURPOSE:
The Ordinance resets the dates for a Joint Review Board meeting and a public hearing to consider the designation of a redevelopment project area and the approval of a redevelopment plan and project for the District for the Old Copley Hospital site, to be known as the "Lincoln and Weston TIF District".
BACKGROUND:
The creation of this TIF District is part of an existing RDA between the City of Aurora and a private developer for the highly-visible redevelopment of the Former Copley Hospital project.
DISCUSSION:
On February 25, 2020, the City approved ordinance O2020-015 setting the dates for a public hearing and a Joint Review Board (JRB) meeting to consider the referenced above redevelopment project area and the redevelopment plan and project of the Lincoln and Weston Tax Increment Financing District.
Due to Covid-19 outbreak such public hearing and JRB meeting could not take place. By approving the ordinance, the process restarts where it was left off.
The City approved a Redevelopment Agreement with Fox Valley Developers calling for the redevelopment of the former Copley Hospital. The Redevelopment Agreement calls for the City to provide financial incentives to the redevelopment project paid out of the creation of a new TIF District.
In order to create the TIF District, the City Council must first approve the Ordinance, which begins the process. Steps in the process of creating the TIF District include:
1. Adopting the Ordinance
2. Send notices of the Joint Review Board meeting
3. Send notices of the availability of the Eligibility Study and Redevelopment Plan and Project for the TIF District
4. Hold the Joint Review Board meeting
5. Publish and mail notices of the public hearing
6. Hold the public hearing
7. Approve the ordinances creating the TIF District
It is anticipated that the TIF District will be created in the fall of 2020.
IMPACT STATEMENT :
The Designation of a Redevelopment Project Area and the Approval of a Redevelopment Plan and Project for the City of Aurora (Lincoln and Weston Tax Increment Financing District) would support the redevelopment and, failure to create this District would mean needed financing for future development will not be created.
RECOMMENDATIONS:
City staff recommends the Ordinance be approved, so that the creation of the Lincoln and Weston TIF District moves forward.
ATTACHMENTS:
EXHIBIT A - Redevelopment Project Area Legal Description
EXHIBIT B - Notice of the Availability of the Eligibility Report and Redevelopment Plan and Project
EXHIBIT C - Notice of Public Hearing and Joint Review Board Meeting
EXHIBIT 1 - Common Boundaries, PINs and Legal Description
EXHIBIT 2 - Street Location Map
cc: Alderman Robert O’Connor, Chairperson
Alderman Edward J. Bugg, Vice Chairperson
Alderman Carl Franco
Alderwoman Scheketa Hart-Burns
Alderman Emmanuel Llamas
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Resetting the Dates for a Public Hearing and a Joint Review Board Meeting to Consider the Designation of a Redevelopment Project Area and the Approval of a Redevelopment Plan and Project for the City of Aurora (Lincoln and Weston Tax Increment Financing District).
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WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, the City of Aurora (“City”) is considering the designation of a redevelopment project area and the approval of a redevelopment plan and project within the corporate limits of the City, to be called the Lincoln and Weston Tax Increment Financing District (“Lincoln and Weston TIF District”), pursuant to the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1, et seq. (“TIF Act”); and
WHEREAS, on February 25, 2020, the City Council adopted Ordinance O20-015, entitled “An Ordinance Calling for a Public Hearing and a Joint Review Board Meeting to Consider the Designation of a Redevelopment Project Area and the Approval of a Redevelopment Plan and Project for the City of Aurora (Lincoln and Weston Tax Increment Financing District),” in which it set dates for a Joint Review Board (“JRB”) meeting and a public hearing relative to the proposed Lincoln and Weston TIF District, the redevelopment plan and project related thereto and the eligibility report related thereto addressing the tax increment financing eligibility of the area proposed for the redevelopment project area; and
WHEREAS, due to the coronavirus pandemic, the JRB meeting and public hearing called for in Ordinance O20-015 were cancelled; and
WHEREAS, it is the desire of the City Council to reset the dates for a JRB meeting and a public hearing relative to the Lincoln and Weston TIF District; and
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
SECTION 1: That Section 1 of Ordinance O20-015 is hereby amended to read as follows, with additions underlined and deletions struck through:
That, pursuant to the provisions of the TIF Act, the City Council hereby designates the date of Tuesday, September 22 April 28, 2020, at 5:00 6:00 p.m. at the Aurora City Hall, Council Chambers, 44 East Downer Place, Aurora, Illinois 60507, for the purpose of conducting a public hearing to hear from any interested persons, taxpayers or affected taxing districts regarding the Redevelopment Project Area and the TIF Plan for the proposed Lincoln and Weston TIF District.
SECTION 2: That Section 4 of Ordinance O20-015 is hereby amended to read as follows, with additions underlined and deletions struck through:
That the JRB for the proposed Lincoln and Weston TIF District shall meet on Wednesday August 19 Thursday, March 19, 2020, at 1:00 p.m. 10:00 a.m. at City Hall, 44 East Downer Place, 5th Floor, Conference Rooms 5A and 5B, Aurora, Illinois 60507. The JRB shall review the public record, planning documents, Eligibility Report, Redevelopment Project Area and the TIF Plan for the proposed Lincoln and Weston TIF District. The JRB shall make an advisory recommendation to the City within thirty (30) days after the convening of the JRB. A written report shall be issued by the JRB. The failure of the JRB to submit its report on a timely basis shall not be cause to delay the public hearing or any other step in the process of designating the Redevelopment Project Area and approving the TIF Plan for the proposed Lincoln and Weston TIF District. In the event the JRB does not file a report, it shall be presumed that the JRB has approved the matters before it. Pursuant to the provisions of Section 11-74.4-5(b) of the TIF Act, the JRB shall consist of one (1) public member and one (1) representative from each of the following taxing districts: Kane County, Waubonsee Community College No. 516, Aurora Township, Fox Valley Park District, East Aurora School District No. 131 and the City of Aurora.
SECTION 3: That Exhibit C to Ordinance O20-015 is hereby replaced in its entirety with Exhibit C attached hereto and made a part hereof.
SECTION 4: That all parts of Ordinance O20-015 not amended herein remain in full force and effect.
SECTION 5: That this Ordinance shall be in full force and effect from and after its adoption and approval as provided by law.
SECTION 6: That if any section, paragraph, clause or provision of this Ordinance shall be held invalid, the invalidity thereof shall not affect any of the other provisions of this Ordinance.
SECTION 7: That all ordinances or parts of ordinances in conflict with this Ordinance are, to the extent of such conflict, hereby repealed.