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TO: Mayor Thomas J. Weisner
FROM: Bill Wiet, Chief Development Services Officer
DATE: January 7, 2016
SUBJECT:
To provide for Public Notice and a calling of a Joint Review Board (JRB) meeting in order to do add territory to the East Farnsworth Tax Increment Financing District No. 8.
PURPOSE:
To request that the city-owned property at 2065 Bilter Road be added to TIF District No. 8, making acquisition reimbursement and future development on the site TIF eligible expenses.
BACKGROUND:
The City recently acquired the five acre parcel north of the Chicago Premium Outlet Mall. Due to the malls recent expansion, future plans show another easterly access point from Bilter Road into the eastern parking lot of the mall. If this parcel is ultimately improved as an access drive, it would provide visitors other options in which to access the mall, especially from Eola Road.
DISCUSSION:
In order to add territory to an existing TIF District, an amendment to the existing TIF Plan must be approved, by way of a recommendation of the Joint Review Board, a committee made up of the taxing bodies involved in the geographical location of the parcel. These are the initial steps in the process, and that is what is up for discussion.
IMPACT STATEMENT:
The inclusion of this parcel into TIF 8 allows for any improvements, including acquisition reimbursement, to become a TIF eligible expense and come from increment generated from TIF 8 as a whole.
RECOMMENDATIONS:
It is recommended that the ordinance be approved.
cc: Alderman O’Connor, Chairman
Alderman Mervine
Alderman Bohman
Alderman Mesiacos, Alternate
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
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An Ordinance Calling for a Public Hearing and a Joint Review Board Meeting to Consider the Expansion of the Redevelopment Project Area for the East Farnsworth Tax Increment Financing District (TIF District No. 8) and an Amended Redevelopment Plan and Project for the East Farnsworth Tax Increment Financing District (TIF District No. 8) in Relation Thereto
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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, pursuant to the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1 et seq. (hereinafter referred to as the “TIF Act”) and Ordinance Numbers 011-062, 011-063 and 011-064 adopted on November 11, 2011, the City of Aurora (hereinafter referred to as the “City”) previously approved a tax increment redevelopment plan and project (hereinafter referred to as the “TIF Plan”), designated the tax increment redevelopment project area (hereinafter referred to as the “Redevelopment Project Area”), and adopted tax increment financing relative to the City's East Farnsworth area Tax Increment Financing District (hereinafter referred to as "TIF District No. 8" as described in Exhibit 1 and as depicted in Exhibit 2 to Exhibit B to this ordinance); and
WHEREAS, the City is considering the approval of amendments to the TIF Plan for TIF District No. 8 (hereinafter referred to as the “Amendment”); and
WHEREAS, pursuant to the provisions of Section 5/11-74.4-5(c) of TIF Act, prior to the adoption of the ordinance approving the Amendment to the TIF Plan for TIF District No. 8, the City must fix a time and place for a public hearing; and
WHEREAS, pursuant to the provisions of Section 5/11-74.4-5(b) of the TIF Act, prior to the adoption of the ordinance approving the Amendment to the TIF Plan for TIF District No. 8, the City must convene a meeting of the Joint Review Board (hereinafter referred to as the "JRB") to consider the proposal; and
WHEREAS, it is the desire of the Mayor and City Council of the City to conduct such public hearing and to convene said meeting of the JRB;
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
SECTION 1: That pursuant to the provisions of the TIF Act, the Mayor and City Council hereby designate the date of Tuesday, March 22, 2016, at the hour of 6:00 p.m. at the Aurora City Hall, Council Chambers (Second Floor), 44 East Downer Place, Aurora, Illinois, for the purpose of conducting a public hearing to hear from any interested persons, taxpayers or affected taxing districts regarding the proposed Amendment to the TIF Plan for TIF District No. 8.
SECTION 2: That a copy of the proposed Amendment to the TIF Plan for TIF District No. 8 has been on file in the office of the City Clerk, and has been available for public inspection during regular City business hours, since January 2, 2016.
SECTION 3: That prior to and at the public hearing, any interested person, taxpayer or affected taxing district may file with the City Clerk written comments and/or objections to, and may be heard orally with respect to, any issues embodied in the notice of public hearing attached hereto.
SECTION 4: That the JRB for TIF District No. 8, as previously established, shall meet on Wednesday, February 17, 2016, at 3:00 p.m. at the Aurora City Hall, Council Chambers (Second Floor), 44 East Downer Place, Aurora, Illinois. The JRB shall review the public record, planning documents and proposed Amendment to the TIF Plan for TIF District No. 8. 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 amending the TIF Plan for TIF District No. 8 in accordance with the Amendment. 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 5/11-74.4-5(b) of the TIF Act, the JRB consists of one (1) representative from each of the following taxing districts: the Waubonsee Community College District No. 516, Batavia School District No. 101, the Fox Valley Park District, the County of Kane, Aurora Township, the City of Aurora, and a public member.
SECTION 5: That the City of Aurora's representative on the JRB is hereby reconfirmed as William Wiet, or his designee.
SECTION 6: That a notice setting forth the availability of the Amendment to the TIF Plan for TIF District No. 8, and how to obtain a copy thereof, shall be sent by mail to all residential addresses within seven hundred fifty (750) feet of the boundaries of TIF District No. 8 and to all persons who have registered on the City's TIF Interested Parties Registry, within a reasonable time after the adoption of this Ordinance, as required by Section 5/11-74.4-5(a) of the TIF Act, with said notice being substantially in the form attached hereto as EXHIBIT A and made part hereof.
SECTION 7: That a notice of the public hearing and the JRB meeting shall be sent by certified mail, return receipt requested, and a notice of the public hearing shall be given by publication, certified mail, return receipt requested, and by first class U.S. Mail, all as required by Sections 5/11-74.4-5(b) and 5/11-74.4-6(a), (b) and (c) of the TIF Act, with said notices being substantially in the form attached hereto as EXHIBIT B and made part hereof.
SECTION 8: That this Ordinance shall be in full force and effect from and after its adoption and approval as provided by law.