TIF Eligibility Studies and Plans

City of Chicago, IL

SB Friedman is one of the firms under contract to provide assistance to the City of Chicago’s Department of Planning and Development (formerly the Department of Housing and Economic Development) with regard to its Tax Increment Financing (TIF) program. Since 1996, the firm has prepared eligibility studies and plans for districts on the North, South, West and Near West Sides of Chicago, including both project-specific and area-wide TIF districts.

These assignments include detailed field surveys of all the tax parcels within the proposed TIF district to establish eligibility and to demonstrate that the required tests of “lack of growth and development” and “but for...” are met. The redevelopment plan and budget are then prepared and documentation is provided for the review and approval process. Detailed financial projections for the TIF districts are prepared to establish the budget; these projections may be based on planned projects, transfer revenues from adjacent TIF districts, and/or general growth patterns in the district.

We then participate in the community review process and the formal public approval process before the Community Development Commission and the Chicago City Council.

To date, we have completed the eligibility studies and plans for the following TIF districts:

69th and Ashland. The 69th and Ashland TIF District is located along Ashland Avenue between 69th and 71st Streets and Justine and Marshfield. The major goals of the redevelopment plan are to facilitate the preparation of the CTA bus barn site for commercial redevelopment, facilitate the redevelopment of a variety of vacant and underutilized sites for commercial and residential development, and promote new residential development in the area. Adopted November 2004.

Lakeside/Clarendon. The Lakeside/Clarendon TIF District is located in the Uptown neighborhood of Chicago. It is located between Clarendon and Sheridan Roads and Leland Avenue and Lakeside Place. The major goals of the redevelopment plan include facilitating the redevelopment of the Charter Barclay Hospital and associated structures, promoting new residential development and enhancing infrastructure in the area. Adopted summer 2004.

Devon/Sheridan. The Devon/Sheridan TIF District includes areas of both the Edgewater and Rogers Park Community Areas. The approximate boundaries of the district are, along Devon Avenue, Lake Michigan to the east and Clark Street to the west. Along Broadway the boundaries are approximately Rosemont Avenue to the south and Farwell Avenue to the north. The major goals of the redevelopment plan are to encourage a mix of new commercial, institutional and residential development, facilitate the development, redevelopment and rehabilitation of architecturally significant and/or historic buildings, and enhance pedestrian and transit access. Adopted March 2004.

Edgewater/Ashland. The Edgewater/Ashland TIF District is located in the Edgewater Community area of Chicago. The district is located roughly between Ashland and Hermitage Avenues and Victoria Street and Hollywood Avenue. The primary goals of the redevelopment plan are to facilitate the redevelopment of the former Edgewater Medical Center, encourage new residential and small scale commercial development, and make other infrastructure and parking improvements to the area in order to drive redevelopment. Adopted October 2003.

87th/Cottage Grove. The 87th/Cottage Grove TIF District is located within the Chatham and Greater Grand Crossing Community Areas. The boundaries of the TIF District extend generally along the east and west sides of Cottage Grove Avenue between 71st Street and 95th Street. Several blocks east and west of Cottage Grove Avenue are included at the primary retail nodes of 79th Street and 87th Street. While surrounded by sound residential neighborhoods, Cottage Grove Avenue represents a deteriorating mixed-use corridor, in critical need of rehabilitation and redevelopment. The creation of the TIF District is intended to support the implementation of the Cottage Grove Avenue Corridor Plan (City of Chicago Planning Now Study) the integration of new development within the existing community by providing resources for public improvements and for commercial and residential rehabilitation. The 87th/Cottage Grove TIF District was designated a conservation area. Adopted November 2002.

67th and Cicero. The 67th and Cicero TIF District is located in the West Lawn community area. It is located on the southeast corner of Cicero Avenue and 67th Street. The primary goals of the redevelopment plan are to facilitate the assembly, preparation and marketing of vacant and underutilized land for residential development, create a physical environment conducive to residential development and enhance recreational and other institutional facilities in the area. Adopted October 2002.

Avalon Park/South Shore. The Avalon Park/South Shore TIF District is located on the City=s South Side and is concentrated primarily along the 79th Street commercial corridor. The area, once a prominent retail strip, is now characterized by vacant, underutilized, and deteriorated buildings. Key strategies include developing vacant and underutilized buildings, concentrating retail development at key nodes while encouraging residential and institutional uses in between, and updating outdated infrastructure. Adopted July 2002.

Wilson Yard. The Wilson Yard TIF District was created in summer 2001 in the Uptown Neighborhood within the area generally bounded by Lawrence Avenue on the north, Montrose Avenue on the south, Malden Street on the west, and Clarendon Avenue on the east. The primary purpose of the TIF district is to facilitate the redevelopment of the Chicago Transit Authority (CTA) owned five-acre site, which had historically been used as its center for maintenance and north side operations. Other key objectives include encouraging rehabilitation and/or redevelopment of retail and commercial buildings along Broadway Street, and supporting the preservation and construction of housing, including mixed income and affordable for-sale and rental units to retain the economic and cultural diversity of the neighborhood. Adopted June 2001.

Englewood Neighborhood. The Englewood Neighborhood TIF District consists of approximately 1,200 acres located on the South Side of Chicago. The mostly residential district contains a large amount of vacant land and also suffers from deteriorated buildings, code violations, excessive vacancies, and inadequate utilities. The primary objective of the TIF district is to facilitate the development of infill housing on vacant land and to provide assistance to neighborhood residents for rehabilitation of existing homes. Adopted June 2001. 53rd Street. The boundaries of this TIF District represent an area that is focused on 53rd Street, which serves as the Amain street@ of the Hyde Park community. The core of the RPA is the intersection of 53rd Street and Lake Park Avenue which serves in many ways as the gateway to the Hyde Park neighborhood. In order to remain a viable commercial and mixed-use corridor, it is critical that the appearance of these two major streets successfully blend with each other and with the neighboring residential areas and that a long-term parking strategy together with improved access to the retail district are implemented as called for in A Vision for the Hyde Park Retail District (City of Chicago Planning Now Study). The redevelopment plan will serve to strengthen the economic well-being of the 53rd Street RPA by providing resources for retail, commercial, mixed-use, and institutional rehabilitation and development. Adopted January 2001.

Western Avenue (North and South). Two TIF districts were established along Western Avenue on the North Side from Belmont Avenue on the south to Foster Avenue on the north. The TIF districts extend along the east-west commercial streets of Irving Park Road and Lawrence Avenue. The purpose of the TIF districts is to facilitate the improvement of the commercial uses along these streets. Western Avenue in particular includes many auto-related uses, while the east-west streets and business areas suffer from incompatible land uses and physical conflicts that inhibit their further development. Both the north and south districts were adopted in January 2000.

Central West. Located on the Near West Side of Chicago near the United Center, this district includes a significant number of scattered vacant lots and areas that have been used for replacement housing for the Chicago Housing Authority=s Henry Horner Homes. The area as a whole suffers from inadequate utilities, (most of the underground utility lines are 100 years old or more), as well as deterioration and code compliance issues. The TIF district excluded all property related to the United Center. Its primary objective was to replace public infrastructure, to add buffering, screening, and landscaping elements, and to facilitate the redevelopment of the vacant land. Adopted January 2000.

Clark-Ridge. This TIF district, which is located in the Edgewater neighborhood on the North Side, was established to help implement a concept plan to encourage the changing of land uses along Clark Street. The project area concept is to encourage a concentration of retail at the Clark/Ridge intersection, support connection to the healthy Andersonville commercial district to the south, and facilitate the transition from auto-commercial uses along Clark Street to a more residential boulevard with neighborhood retailing. The TIF district is expected to include funding for small business improvements. Adopted September 1999. Madison-Austin. Located on the West Side, this TIF district extends primarily along Madison Street from Garfield Park to the City Limits. The TIF district is intended to help facilitate the concentration of retail uses at certain key intersections such as Pulaski and Cicero, and to support infill development along the interior blocks that may include residential and institutional uses. The eligibility study and plan were completed in the spring of 1999. Adopted September 1999.

Woodlawn. The Woodlawn TIF District covers a large area from 62nd Street to 65th Street (Marquette Road) and from Stony Island Avenue to Cottage Grove Avenue to include almost 2,000 tax parcels. This TIF district is intended to help encourage residential rehabilitation; residential infill development on land that can no longer support commercial uses; and the creation of a revitalized commercial district centered on 63rd Street and Cottage Grove Avenue. This area is the first to be included in the City’s new TIF-NIF program (Tax Increment Financing Neighborhood Investment Fund) whereby TIF revenues will be used to repay housing rehabilitation costs of individual homeowners. Adopted January 1999.

71st Street and Stony Island Avenue. The 71st Street and Stony Island Avenue TIF District extends along 71st Street from South Shore Drive to Stony Island Avenue , and along Stony Island Avenue from 67th Street to 79th Street . This area-wide district was created to help implement the 71st Street Revitalization Strategy and encourage big-box commercial redevelopment along Stony Island Avenue. The revitalization strategy for 71st Street includes encouraging residential and institutional development while concentrating and rehabilitating neighborhood commercial centered on Jeffery Boulevard and 71st Street. Stony Island Avenue appears to have the potential to become a significant, modern big-box commercial center, which would build on existing Sears and Jewel stores to create the necessary critical mass to establish Stony Island Avenue as a major shopping destination for South Side residents. Adopted October 1998.

West Pullman Industrial Conservation. West Pullman TIF District was created under the Industrial Jobs Recovery Law. The site was highly polluted and the TIF district was created to help fund repayment of Department of Housing and Urban Development Section 108 Loans, which were taken out to fund environmental remediation. The City is pursuing a development strategy of creating a business park suitable for contemporary, larger industrial uses. This strategy takes advantage of the area’s location near I-57 and the relatively large development sites available. Adopted March 1998.

Homan-Arthington. This TIF district was established based in part on the fact that the area had been blighted prior to becoming vacant. The former Sears Roebuck Headquarters included the obsolete (but potentially historic) catalog building which had been demolished along with other structures. The TIF district helped support infrastructure for the redevelopment of the area including the Homan Square development. Adopted February 1998.

Bryn Mawr/Broadway. The Bryn Mawr/Broadway TIF District consists of properties on both sides of Bryn Mawr from Sheridan Road to Magnolia and along Broadway from approximately Bryn Mawr to Berwyn. The goal of the redevelopment plan is to support the rehabilitation of housing, revitalize the area as a mixed use business/residential/service district and enhance the identity of the Edgewater neighborhood. Adopted December 1996.

67th and Cicero. The 67th and Cicero TIF District is located in the West Lawn community area. It is located on the southeast corner of Cicero Avenue and 67th Street. The primary goals of the redevelopment plan are to facilitate the assembly, preparation and marketing of vacant and underutilized land for residential development, create a physical environment conducive to residential development and enhance recreational and other institutional facilities in the area. Adopted October 2002.