2020-07-20 - Ordinance 2020-056 - APPROVING A TAX INCREMENT REDEVELOPMENT PLAN AND REDEVELOPMENT PROJECT FOR THE 2020 BUFFALO GROVE LAKE COOK ROAD TIF DISTRICT REDEVELOPMENT PROJECT AREA ORDINANCE 2020 - 056
AN ORDINANCE OF THE VILLAGE OF BUFFALO GROVE, ILLINOIS, COOK AND
LAKE COUNTIES, ILLINOIS, APPROVING A TAX INCREMENT REDEVELOPMENT
PLAN AND REDEVELOPMENT PROJECT FOR THE 2020 BUFFALO GROVE LAKE
COOK ROAD TIF DISTRICT REDEVELOPMENT PROJECT AREA.
WHEREAS, it is desirable and for the best interest of the citizens of the Village of
Buffalo Grove, Cook and Lake Counties, Illinois, ("Buffalo Grove"), for Buffalo Grove to
implement tax increment allocation financing pursuant to the Tax Increment Allocation
Redevelopment Act, Division 74.4 of Article 11 of the Illinois Municipal Code, as
amended (the "Act"), for a proposed redevelopment plan and redevelopment project
(Plan and Project) within the municipal boundaries of Buffalo Grove and within a
proposed redevelopment project area ("Area") described in Section 1 (a) of this
ordinance, which Area consists in the aggregate of more than one and one-half acres;
and
WHEREAS, pursuant to Section 11-74.4-5 of the Act, the President and Board of
Trustees of Buffalo Grove called a public hearing relative to the Plan and Project and
the designation of the Area as a redevelopment project area under the act for June 22,
2020 at the Buffalo Grove Village Hall, 50 Raupp Boulevard, Buffalo Grove, Illinois; and
WHEREAS, due notice in respect to such hearing was given pursuant to Section 11-
74.4-5 of the Act, said notice being given to taxing districts and to the Illinois
Department of Commerce and Economic Opportunity by certified mail on May 6, 2020,
by publication on May 30, 2020 and again on June 18, 2020 and by certified mail to
taxpayers within the area on June 4, 2020; and
WHEREAS, Buffalo Grove has heretofore convened a joint review board as required by
and in all respects in compliance with the provisions of the Act;
WHEREAS, the Plan and Project set forth the factors that caused the proposed Area to
be blighted, and the Corporate Authorities have reviewed the information concerning
such factors presented at the public hearing and have reviewed other studies and are
generally informed of the conditions in the proposed Area that caused the area to be a
"blighted area" as defined in the Act; and
WHEREAS, the Corporate Authorities have reviewed the conditions pertaining to lack of
private investment in the proposed Area to determine whether private development
would take place in the proposed Area as a whole without the adoption of the proposed
Plan; and
WHEREAS, the Corporate Authorities have reviewed the conditions pertaining to real
property in the proposed Area to determine whether contiguous parcels of real property
and improvements thereon in the proposed Area would be substantially benefited by the
proposed Project Improvements; and
WHEREAS, the Corporate Authorities have reviewed the proposed Plan and Project
and also the existing Comprehensive Plan for development of Buffalo Grove as a whole
to determine whether the proposed Plan and Project conform to the Comprehensive
Plan of Buffalo Grove;
NOW THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE
COUNTIES, ILLINOIS AS FOLLOWS:
Section 1. Findings. The Corporate Authorities hereby make the following findings:
a. The Area, street location (as near as practicable) for the Area and the map are
described and depicted in Exhibit A attached hereto and incorporated herein as if
set forth in full by this reference.
b. There exist conditions that cause the Area to be subject to designation as a
redevelopment project area under the Act and to be classified as a blighted area
as defined in Section 11-74.4-3(a) of the Act.
c. The proposed 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 Plan.
d. The Plan and Project conform to the Comprehensive Plan for the development of
Buffalo Grove as a whole.
e. As set forth in the Plan, the estimated date of completion of the Project is 23
years, and the estimated date of retirement of all obligation incurred to finance
redevelopment project costs as defined in the Plan is not be later than December
31 st of the year in which the payment to the Village Treasurer pursuant to the Act
is to be made with respect to ad valorem taxes levied in the 23rd calendar year in
which the ordinance approving the redevelopment project area is adopted.
f. The parcels of real property in the proposed Area are contiguous, and only those
contiguous parcels of real property and improvements thereon that will be
substantially benefited by the proposed Project improvements are included in the
proposed Area.
Section 2. Exhibits incorporated by reference. The Plans and Project, which were the
subject matter of the public hearing held June 22, 2020 are hereby adopted and
approved. A copy of the Plan and Project is set forth in Exhibit B attached hereto and
incorporated herein as if set forth in full by this reference.
Section 3. Invalidity of any Section. If any section, paragraph, or provision of this
ordinance shall be held to be invalid or unenforceable for any reason, the invalidity or
unenforceability of such section, paragraph, or provisions shall not affect any of the
remaining provisions of this ordinance.
Section 4. Superseder and Effective Date. All ordinances, resolutions, motions or
orders in conflict herewith shall be and the same hereby are, repealed to the extent of
such conflict, and this ordinance shall be in full force and effect immediately upon its
passage by the Corporate Authorities and approval as provided by law.
AYES: 6—Stein Ottenheimer, Weidenfeld Johnson Smith., Pike
NAYES: 0 - None
ABSENT: 0 - None
PASSED: July 20, 2020
APPROVED: July 20, 2020
APPROVED-
Beverly Sus n, Village President
ATTEST:
uan S' aban, Village Clerk
Exhibit A
THE 2020 BUFFALO GROVE LAKE COOK ROAD TIF DISTRICT REDEVELOPMENT
PROJECT AREA
LAKE AND COOK COUNTY
THAT PART OF SECTION 31, 32 AND 33,TOWNSHIP 43 NORTH, RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN LAKE COUNTY, ILLINOIS AND SECTIONS 4, 5 AND 6,TOWNSHIP 42
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS,
DESCRIBED AS FOLLOWS: BEGINNING ATTHE INTERSECTION OF THE SOUTH LINE OF SAID
SECTION 31 AND THE WEST LINE OF ARLINGTON HEIGHTS ROAD EXTENDED SOUTH; THENCE
NORTH ALONG THE WEST LINE OF ARLINGTON HEIGHTS ROAD TO THE WEST EXTENSION OF
THE NORTH LINE OF LOT 1 IN BUFFALO GROVE BUSINESS PARK RESUBDIVISION NO. 1
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 2459114; THENCE EAST ALONG
LAST SAID NORTH LINE TO THE EAST LINE OF SAID ARLINGTON HEIGHTS ROAD; THENCE SOUTH
ALONG LAST SAID EAST LINE TO THE SOUTHWEST CORNER OF SAID LOT 1;THENCE EAST ALONG
THE SOUTH LINE OF LOT 1 AND 2 IN BUFFALO GROVE BUSINESS PARK RESUBDIVISION NO. 1
AND THE SOUTH LINE OF LOT 2 IN BUFFALO GROVE BUSINESS PARK UNIT 5 ACCORDING TO THE
PLAT THEREOF RECORDED AS DOCUMENT 2367217 TO THE SOUTHEAST CORNER OF LOT 2 IN
SAID BUFFALO GROVE BUSINESS PARK UNIT 5; THENCE NORTH TO THE NORTHEAST CORNER OF
LOT 2 IN SAID BUFFALO GROVE BUSINESS PARK UNIT 5; THENCE EAST ALONG THE NORTH LINE
OF LOT 1 IN SAID BUFFALO GROVE BUSINESS PARK UNIT 5 TO THE EAST LINE OF THE WEST
HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 32;THENCE NORTH ALONG THE EAST
LINE OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 32 TO THE
SOUTHEAST CORNER OF LOT 2 IN LEXINGTON GLEN SUBDIVISION ACCORDING TO THE PLAT
THEREOF RECORDED AS DOCUMENT 2190927; THENCE WESTERLY ALONG THE SOUTH LINE
(LINES) OF LOT 2 IN SAID LEXINGTON GLEN SUBDIVISION AND THE WESTERLY EXTENSION OF
SAID SOUTH LINE OF LOT 2 TO THE WEST LINE OF ARLINGTON HEIGHTS ROAD;THENCE NORTH
ALONG THE WEST LINE OF ARLINGTON HEIGHTS ROAD TO THE WESTERLY EXTENSION OF THE
NORTH LINE OF CHECKER ROAD IN SAID SECTION 32;THENCE EASTERLY ALONG THE NORTH
LINE OF CHECKER ROAD TO THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION 32;THENCE SOUTH ALONG THE EAST LINE OF THE NORTHWEST
QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 32 TO THE SOUTHWEST CORNER OF
LOT 1 IN ROSEGLEN SUBDIVISION PHASE 2 ACCORDING TO THE PLAT THEREOF RECORDED AS
DOCUMENT 3594386;THENCE EASTERLY ALONG THE SOUTH LINE OF SAID ROSEGLEN
SUBDIVISION PHASE 2 TO THE SOUTHEAST CORNER OF OUTLOT A IN SAID ROSEGLEN
SUBDIVISION PHASE 2;THENCE NORTHEASTERLY TO THE COMMON CORNER OF SAID
ROSEGLEN SUBDIVISION PHASE 2 AND ROSEGLEN SUBDIVISION PHASE 1 ACCORDING TO THE
PLAT THEREOF RECORDED AS DOCUMENT 3594385;THENCE SOUTHEAST, EAST AND
NORTHEAST ALONG THE SOUTHERLY LINE OF SAID ROSEGLEN SUBDIVISION PHASE 1 TO THE
MOST EASTERLY CORNER OF SAID ROSEGLEN SUBDIVISION PHASE 1,SAID CORNER BEING AT
THE CENTERLINE OF CHECKER ROAD; THENCE NORTHERLY ALONG LINE PERPENDICULAR TO
THE NORTH LINE OF CHECKER ROAD TO THE NORTH LINE OF CHECKER ROAD;THENCE
EASTERLY ALONG THE NORTH LINE OF CHECKER ROAD TO THE MOST SOUTHERLY SOUTHEAST
CORNER OF LOT 61 IN VINTAGE OF BUFFALO GROVE SUBDIVISION ACCORDING TO THE PLAT
THEREOF RECORDED AS DOCUMENT 2451381; THENCE SOUTHERLY ALONG A LINE THAT IS
PERPENDICULAR TO THE NORTH LINE OF CHECKER ROAD FOR 250 FEET;THENCE EASTERLY
ALONG A LINE PARALLEL WITH THE NORTH LINE OF CHECKER ROAD TO THE WEST LINE OF
MANCHESTER GREENS PHASE I SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS
DOCUMENT 2858473;THENCE SOUTHERLY AND EASTERLY ALONG THE EXTERIOR BOUNDARY
OF SAID MANCHESTER GREENS PHASE I AND MANCHESTER GREENS PHASE II SUBDIVISION
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 3404864 TO A POINT ON THE
EAST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 32, SAID POINT BEING AT THE
NORTH LINE OF CHURCH ROAD; THENCE NORTHEASTERLY ALONG THE NORTH LINE OF CHURCH
ROAD AS DEDICATED PER DOCUMENT 1396884 TO THE SOUTHWEST CORNER OF LOT 5 IN
WEIDNER'S RESUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT
1396884;THENCE NORTHERLY ALONG THE WEST (REAR) LINES OF LOTS 5, 4 AND 3 IN SAID
WEIDNER'S RESUBDIVISION TO THE NORTHWEST CORNER OF LAST SAID LOT 3; THENCE
NORTHEASTERLY TO THE NORTHEAST CORNER OF LOT 3 IN SAID WEIDNER'S RESUBDIVISION,
BEING AT THE WEST LINE OF BUFFALO GROVE ROAD;THENCE NORTH ALONG THE WEST LINE
OF BUFFALO GROVE ROAD TO THE WESTERLY EXTENSION OF THE NORTH LINE OF BUFFALO
GROVE TOWN CENTER UNIT 3 SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS
DOCUMENT 2898129;THENCE EAST ALONG THE NORTH LINE OF SAID BUFFALO GROVE TOWN
CENTER UNIT 3 SUBDIVISION TO THE NORTHEAST CORNER OF LOT 5 IN SAID BUFFALO GROVE
TOWN CENTER UNIT 3 SUBDIVISION;THENCE NORTH, EAST AND NORTHEAST ALONG THE
EXTERIOR BOUNDARY OF BUFFALO GROVE TOWN CENTER UNIT 8 SUBDIVISION ACCORDING TO
THE PLATTHEREOF RECORDED AS DOCUMENT 4173676 TO THE MOST NORTHERLY NORTHEAST
CORNER OF LOT 3 IN SAID BUFFALO GROVE TOWN CENTER UNIT 8 SUBDIVISION, SAID CORNER
BEING ON THE WESTERLY LINE OF ILLINOIS ROUTE 83;THENCE NORTHEASTERLY ALONG A LINE
THAT IS RADIAL TO THE CENTERLINE CURVE OF ILLINOIS ROUTE 83 TO THE EAST LINE OF
ILLINOIS ROUTE 83;THENCE SOUTHERLY ALONG THE EAST LINE OF ILLINOIS ROUTE 83 TO THE
NORTH LINE OF BANK LANE AS DEDICATED PER DOCUMENT 2814414;THENCE EAST ALONG
THE NORTH LINE OF SAID BANK LANE TO THE NORTHEAST CORNER OF SAID BANK LANE AS
DEDICATED;THENCE SOUTH ALONG THE EAST LINE OF SAID BANK LANE AS DEDICATED TO THE
NORTH LINE OF LOT 3 IN SEIGLE'S RESUBDIVISION ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 2814414;THENCE EAST TO THE NORTHEAST CORNER OF LAST SAID
LOT 3;THENCE SOUTH TO SOUTHEAST CORNER OF LAST SAID LOT 3; THENCE WEST TO THE
EAST LINE OF A 49.00 FOOT WIDE PUBLIC INGRESS AND EGRESS EASEMENT PER DOCUMENT
2814414;THENCE SOUTH ALONG THE EAST LINE OF LAST SAID 49.00 FOOT WIDE PUBLIC
INGRESS AND EGRESS EASEMENT AND SOUTHERLY EXTENTION TO THE EASTLERY EXTENSION
OF THE SOUTH LINE OF A PUBLIC INGRESS AND EGRESS EASEMENT PER DOCUMENT 2961461;
THENCE WEST ALONG THE SOUTH LINE OF SAID PUBLIC INGRESS AND EGRESS EASEMENT PER
DOCUMENT 2961461 TO THE EAST LINE OF ILLINOIS ROUTE 83;THENCE SOUTHERLY ALONG
THE EAST LINE OF ILLINOIS ROUTE 83 TO THE NORTH LINE OF LOT 1 IN BUFFALO GROVE
CENTER SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 2166162;
THENCE EAST TO THE NORTHEAST CORNER OF LAST SAID LOT 1; THENCE SOUTHERLY ALONG
THE EAST LINE OF LAST SAID LOT 1 TO THE NORTH LINE OF LAKE-COOK ROAD; THENCE
EASTERLY ALONG THE NORTH LINE OF LAKE-COOK ROAD, BEING A CURVE CONCAVE
SOUTHERLY HAVING A RADIUS OF 2,356.83 FEET TO A LINE THAT IS RADIAL AND EMINATING
FROM A POINT THAT IS AT THE INTERSECTION OF THE SOUTH LINE OF LAKE-COOK ROAD AND
THE EAST LINE OF WEILAND ROAD, SAID POINT BEING 16.41 FEET EASTERLY OF (AS MEASURED
ON THE ARC OF A 2,226.83 FOOT RADIUS CURVE) THE MOST NORTHERLY NORTHWEST CORNER
OF LOT 2 IN SCHWIND SUBDIVISION ACCORING TO THE PLAT THEREOF RECORDED AS
DOCUMENT 3039568 IN LAKE COUNTY, ILLINOIS;THENCE SOUTHERLY ALONG LAST SAID
RADIAL LINE TO THE SAID INTERSECTION OF THE EAST LINE OF WEILAND ROAD AND THE
SOUTH LINE OF LAKE-COOK ROAD; THENCE SOUTHERLY ALONG THE EAST LINE OF WEILAND
ROAD TO THE SOUTH LINE OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF
SAID SECTION 33, BEING ALSO THE NORTH LINE OF THE NORTHEAST QUARTER OF SECTION 4,
TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, SAID LINE BEING
THE COMMON LINE BETWEEN LAKE AND COOK COUNTY, ILLINOIS;THENCE WEST ALONG THE
SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 33 TO THE SOUTHEAST CORNER
OF THE SOUTHWEST QUARTER OF SAID SECTION 33,THENCE WEST ALONG THE SOUTH LINE OF
THE SOUTHWEST QUARTER OF SAID SECTION 33 FOR 326.10 FEET TO THE WESTERLY LINE OF
WARRANTY DEED RECORDED AUGUST 10, 1999 AS DOCUMENT NUMBER 99759241, IN COOK
COUNTY, ILLINOIS;THENCE SOUTHWESTERLY ALONG THE WESTERLY LINE OF LAST SAID
WARRANTY DEED AND EXTENSION THEREOF TO THE SOUTHWESTERLY LINE OF ILLINOIS ROUTE
83;THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF ILLINOIS ROUTE 83 TO THE
NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 4,TOWNSHIP 42 NORTH, RANGE 11
EAST OF THE THIRD PRINCIPAL MERIDIAN SAID LINE BEING THE COMMON LINE BETWEEN LAKE
AND COOK COUNTY, ILLINOIS; THENCE CONTINUING NORTHWESTERLY ALONG THE WESTERLY
LINE OF ILLINOIS ROUTE 83 TO THE SOUTH LINE OF LAKE-COOK ROAD;THENCE WESTERLY AND
SOUTHWESTERLY ALONG THE SOUTH LINE OF LAKE-COOK ROAD TO A SOUTHEASTERLY JOG IN
SAID SOUTH LINE OF LAKE-COOK ROAD;THENCE SOUTHEASTERLY ALONG A LINE
PERPENDICULAR TO THE CENTERLINE OF LAKE-COOK ROAD FOR 1.55 FEET, MORE OR LESS,TO
THE NORTH LINE OF THE NORTHWEST QUARTER OF SECTION 4,TOWNSHIP 42 NORTH, RANGE
11 EAST OF THE THIRD PRINCIPAL MERIDIAN SAID LINE BEING THE COMMON LINE BETWEEN
LAKE AND COOK COUNTY, ILLINOIS;THENCE CONTINUING SOUTHEASTERLY ALONG A LINE
PERPENDICULAR TO THE CENTERLINE OF LAKE-COOK ROAD FOR 5.46 FEET, MORE OR LESS,TO
A BEND IN SAID SOUTH LINE OF LAKE-COOK ROAD;THENCE WESTERLY AND SOUTHWESTERLY
ALONG THE SOUTH LINE OF LAKE-COOK ROAD TO THE WEST LINE OF LOT 1 IN STAMELO'S
SUBDIVISION ACCORDING TO PLAT THEREOF RECORDED AS DOCUMENT 98735799, IN COOK
COUNTY, ILLINOIS;THENCE SOUTHERLY 30.39 FEET, MORE OR LESS, TO THE BOUNDARY OF
LAND'S DESCRIBED IN TRUSTEE'S DEED RECORDED AS DOCUMENT 99868810, IN COOK
COUNTY, ILLINOIS;THENCE SOUTHEASTERLY 63.00 FEET, MORE OR LESS, TO A BEND IN LAST
SAID DEED LINE;THENCE EASTERLY TO THE INTERSECTION OF THE NORTHWESTERLY
PROLONGATION OF THE SOUTHWESTERLY LINE OF WARRANTY DEED AS DOCUMENT
90052284;THENCE SOUTHEASTERLY ALONG LAST SAID WARRANTY DEED LINE TO THE
INTERSECTION OF THE SOUTHEASTERLY DEED LINE AS DOCUMENT 99868810; THENCE
SOUTHWESTERLY ALONG THE SOUTHEASTERLY LINE OF SAID DEED LINE PER DOCUMENT
99868810, AND THE SOUTHWESTERLY EXTENSION, TO THE WEST LINE OF BUFFALO GROVE
ROAD;THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF BUFFALO GROVE ROAD TO A
BEND IN THE WESTERLY LINE OF BUFFALO GROVE ROAD; THENCE NORTHWESTERLY ALONG
THE WESTERLY LINE OF BUFFALO GROVE ROAD, 40.16 FEET, MORE OR LESS,TO THE
SOUTHERLY LINE OF LAKE-COOK ROAD;THENCE WESTERLY ALONG THE SOUTHERLY LINE OF
LAKE-COOK ROAD, 88.65 FEET, MORE OR LESS,TO THE MOST NORTHERLY CORNER OF BUFFALO
CREEK CONDOMINIUMS ACCORDING TO DOCUMENT 0817216000;THENCE SOUTHWESTERLY
AND SOUTHEASTERLY ALONG THE EXTERIOR BOUNDARY OF LAST SAID BUFFALO CREEK
CONDOMINIUMS TO THE NORTHEASTERLY EXTENSION OF THE NORTHWESTERLY (REAR) LINE
OF LOTS 10 THROUGH 18 IN BUFFALO GROVE UNIT NO. 1 ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 16862056, IN COOK COUNTY, ILLINOIS;THENCE SOUTHWESTERLY
ALONG LAST SAID NORTHWESTERLY (REAR) LINE OF LOTS 10 THROUGH 18, TO THE NORTHEAST
CORNER OF LOT 75 IN BUFFALO GROVE UNIT NO. 2 ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 17251866, IN COOK COUNTY, ILLINOIS;THENCE SOUTHWESTERLY
TO THE NORTHWEST CORNER OF LAST SAID LOT 75;THENCE WESTERLY TO THE NORTHEAST
CORNER OF LOT 83 IN SAID BUFFALO GROVE UNIT NO. 2; THENCE SOUTHWESTERLY TO THE
NORTHWEST CORNER OF LAST SAID LOT 83; THENCE SOUTHERLY ALONG THE WEST (REAR) LINE
OF LOTS 83 THROUGH 88 IN SAID BUFFALO GROVE UNIT NO. 2,TO THE SOUTHWEST CORNER
OF LOT 88 IN SAID BUFFALO GROVE UNIT NO. 2;THENCE WEST, NORTHWEST AND NORTH
ALONG THE REAR LOT LINES OF LOT 90 THROUGH 114 IN SAID BUFFALO GROVE UNIT NO. 2, TO
THE SOUTH LINE OF LAKE-COOK ROAD;THENCE WEST ALONG THE SOUTH LINE OF LAKE-COOK
ROAD TO THE SOUTHERLY EXTENSION OF THE EAST LINE OF LOT 1 IN BUFFALO GROVE
BUSINESS PARK UNIT 11 ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT
89160156, IN COOK COUNTY, ILLINOIS;THENCE NORTHERLY TO THE MOST EASTERLY
NORTHEAST CORNER OF LAST SAID LOT 1 IN BUFFALO GROVE BUSINESS PARK UNIT 11;THENCE
NORTHWESTERLY ALONG THE NORTHEASTERLY LINE OF SAID BUFFALO GROVE BUSINESS PARK
UNIT 11 TO THE MOST NORTHERLY CORNER OF SAID BUFFALO GROVE BUSINESS PARK UNIT 11,
BEING THE MOST EASTERLY CORNER OF BUFFALO GROVE BUSINESS PARK UNIT 9, ACCORDING
TO THE PLAT THEREOF RECORDED AS DOCUMENT 88504177, IN COOK COUNTY, ILLINOIS;
THENCE NORTHWESTERLY ALONG THE NORTHEAST LINE OF LOT 2 TO THE COMMON CORNER
OF LOT 1 AND 2 IN SAID BUFFALO GROVE BUSINESS PARK UNIT 9, BEING THE COMMON LINE
BETWEEN LAKE AND COOK COUNTY, ILLINOIS; THENCE NORTHWESTERLY ALONG THE
NORTHEAST LINE OF LOT 1 TO THE MOST NORTHERLY CORNER OF SAID BUFFALO GROVE
BUSINESS PARK UNIT 9;THENCE SOUTHWESTERLY ALONG THE NORTHWEST LINE OF LOT 1 IN
SAID BUFFALO GROVE BUSINESS PARK UNIT 9 AND EXTENSION THEREOF TO THE SOUTHERLY
LINE OF WEIDNER ROAD;THENCE WESTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF
WEIDNER ROAD TO THE WEST LINE OF THE SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION 32;THENCE SOUTH ALONG THE WEST LINE OF THE SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 32 AND THE SOUTHERLY
EXTENSION THEREOF, ACROSS THE COMMON LINE BETWEEN LAKE AND COOK COUNTY,
ILLINOIS;TO THE SOUTH LINE OF LAKE-COOK ROAD; THENCE WEST ALONG THE SOUTH LINE OF
LAKE-COOK ROAD TO THE NORTHEAST CORNER OF LOT 1 IN HARRIS RESUBDIVISION
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 24799203, IN COOK COUNTY,
ILLINOIS;THENCE SOUTH TO THE MOST EASTERLY SOUTHEAST CORNER OF LOT 2 IN BURDEEN'S
RESUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 1233139116, IN
COOK COUNTY, ILLINOIS;THENCE WESTERLY ALONG THE SOUTH LINE OF LAST SAID LOT 2 TO
THE SOUTHWEST CORNER OF LOT 2 IN SAID BURDEEN'S RESUBDIVISION;THENCE WEST ALONG
A LINE PERPENDICULAR TO THE WEST LINE OF LAST SAID LOT 2 TO THE WEST LINE OF
ARLINGTON HEIGHTS ROAD;THENCE NORTH ALONG THE WEST LINE OF ARLINGTON HEIGHTS
ROAD TO THE SOUTH LINE OF LAKE-COOK ROAD; THENCE NORTHERLY TO THE POINT OF
BEGINNING, IN LAKE COUNTY, ILLINOIS, EXCEPT THE FOLLOWING 2 EXCEPTIONS (EXCEPT
THEREFROM THE FOLLOWING: LOT 1 IN MAIORIELLO'S SUBDIVISION ACCORDING TO THE PLAT
THEREOF RECORDED JUNE 28, 1995 AS DOCUMENT 3688967 IN LAKE COUNTY, ILLINOIS AND
ALSO EXCEPT ALL THAT PART OF TURNBERRY OF BUFFALO GROVE CONDOMINIUM, AS
DELINEATED ON A SURVEY OF THE FOLLOWING DESCRIBED TRACT OF LAND: PART OF LOT 1 IN
TURNBERRY, BEING A SUBDIVISION IN THE SOUTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 33, TOWNSHIP 43 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN LAKE COUNTY, ILLINOIS, WHICH SURVEY IS ATTACHED AS EXHIBIT "C"TO THE
DECLARATION OF CONDOMINIUM OWNERSHIP FOR TURNBERRY OF BUFFALO GROVE
CONDOMINIUM, RECORDED NOVEMBER 18, 2004 IN LAKE COUNTY, ILLINOIS AS DOCUMENT
NUMBER 5685372)ALSO (EXCEPT LOT 1 IN BURDEEN'S RESUBDIVISION ACCORDING TO THE
PLAT THEREOF RECORDED AS DOCUMENT 1233139116, IN COOK COUNTY, ILLINOIS).
COMMON BOUNDARY DESCRIPTION
Generally described as follows:Arlington Heights Road on the west.
McHenry Road to the east, Old Checker Road to the north, and Lake Cook Road to the south
Property Index Numbers (PINS)
1532300003 1533300106 1533304267
1532300006 1533300107 1533304268
1532300007 1533301023 1533305002
1532300015 1533301025 1533305003
1532300016 1533301039 1533309003
1532308001 1533301076 1533309004
1532308002 1533301077 1533309005
1532308004 1533301079 0304100025
1532308007 1533301148 0305201041
1532308017 1533301170 0305201042
1532308018 1533301171 0305201038
1532308019 1533301172 0304100011
1532308020 1533301173 0304102004
1532308021 1533301174 0304100001
1532309001 1533301175 0304100024
1532310003 1533301177 0304101003
1532310004 1533301178 0305200009
1532400007 1533301179 0304100006
1532400008 1533301180 0305201037
1532400016 1533302013 0305122045
1532405001 1533302014 0305122042
1533300051 1533302015 0304100015
1533300053 1533302017 0304100020
1533300057 1533302019 0304102003
1533300063 1533303001 0304101004
1533300065 1533304001
1533300067 1533304003
1533300087 1533304028
1533300088 1533304029
1533300089 1533304088
1533300091 1533304113
1533300092 1533304114
1533300095 1533304115
1533300096 1533304117
1533300097 1533304160
1533300098 1533304161
1533300099 1533304162
1533300100 1533304164
1533300101 1533304165
1533300103 1533304209
1533300104 1533304212
1533300105 1533304223
M
u, .t
aARLINGMN HEIGHTS RD ww ..m . a
g m
An tlaew3}a C
W% Gl
D p � W00,114
ry
r �.11,9E RD
.n�.
C?'PMAUUM)01
n
h rT
O a "
'04.RD Q
her-
UNCOLN TER O�7C �
�mm tlO M31AMPI > m
y
hop, ��, N�a�vlrtiA c "a
bQ bOaYW
r
102.
��III@i.���iilu�l
w
oa F O101
_vOOJM � A
M �
Ni
10
Exhibit B
THE 2020 BUFFALO GROVE LAKE COOK ROAD TIF DISTRICT
REDEVELOPMENT PROJECT PLAN
11
BUFFALO GROVE, IL
2020 BUFFALO GROVE LAKE COOK ROAD
TIF DISTRICT
Redevelopment Project Area
Tax Increment Financing District
Eligibility Study and Redevelopment Plan and Project
March 5, 2020
S. B. FRIEDMAN &COMPANY
221 N. LaSalle St. Suite 820 Chicago, IL 60601
T: 312.424.4250 F: 312.424.4262 E: info@sbfriedman.com
Contact: Geoff Dickinson
T: 312-384-2404 E: gdickinson@sbfriedman.com
SII3 11Friiedi nan IDevellolpirreint Advisors
BUFFALO GROVE, IL
2020 Buffalo Grove Lake Cook Road TIF District Redevelopment Project Area
Tax Increment Financing District
Eligibility Study and Redevelopment Plan and Project
Il allolle of Coiriteir"As
SECTION PAGE
1. Introduction....................................................................................................................................................................................1
2. Eligibility Analysis.........................................................................................................................................................................9
3. Redevelopment Plan and Project.........................................................................................................................................27
Appendix 1: Limitations of the Eligibility Study and Consultant Responsibilities........................................................38
Appendix2: Glossary.....................................................................................................................................................................39
Appendix 3: Lake Cook Road RPA Boundary Legal Description......................................................................................42
Appendix 4: List of PINS in Lake Cook Road RPA.................................................................................................................48
LIST OF MAPS PAGE
Map1: Community Context..........................................................................................................................................................5
Map2: RPA Boundary.....................................................................................................................................................................6
Map3: Vacant and Improved Land............................................................................................................................................7
Map4: Existing Land Use...............................................................................................................................................................8
Maps 5A to 5C: Vacant Eligibility Factors (One-Factor and Two-Factor)................................................................18-20
Map6: Age of Structures.............................................................................................................................................................21
Maps 7A to 7E: Summary of Improved Eligibility Factors Present to a Major Extent ........................................22-26
Map8: Proposed Future Land Use...........................................................................................................................................29
S. B. FRIEDMAN & COMPANY
221 N. LaSalle St. Suite 820 Chicago, IL 60601
T: 312.424.4250 F: 312.424.4262 E: info@sbfriedman.com
www.sbfriedrrnan.corrn
SII311FriiedinainIDevellolpirreint Advisors J
1. Introduction
The Village of Buffalo Grove (the"Village") seeks to establish a Tax Increment Financing ("TIF") district to serve
as an economic development tool and promote the revitalization of a portion of the Village including the Town
Center area, Chase Plaza and other nearby properties. The Village engaged SB Friedman Development
Advisors ("SB Friedman") to conduct a TIF District Eligibility Study (the "Eligibility Study") and prepare a
Redevelopment Plan and Project (the "Redevelopment Plan").
This document serves as the Eligibility Study and Redevelopment Plan (the "Report") for the proposed 2020
Buffalo Grove Lake Cook Road TIF District Redevelopment Project Area ("Lake Cook Road RPA" or the "RPA").
Section 2 of the Report, the Eligibility Study, details the eligibility factors found within the proposed RPA in
support of its designation as a "blighted area" for vacant land and a "blighted area"for improved land, within
the definitions set forth in the Illinois Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1 et seq.,
as amended (the"Act").Section 3 of this Report,the Redevelopment Plan,outlines the comprehensive program
to revitalize the RPA, as required by the Act.
�°I l oj e c t A it e a
The proposed Lake Cook Road RPA is located within the Village of Buffalo Grove, with portions in both Lake
and Cook Counties (the "Counties"), as shown on Map 1. The proposed Lake Cook Road RPA consists of
approximately 109 tax parcels (58 improved parcels, 8 vacant parcels and 43 prescriptive right-of-way and
utility parcels) and 38 buildings. It comprises approximately 330 acres of land,of which approximately 141 acres
are vacant, 135 acres are improved, and approximately 53 acres are right-of-way or utilities. The parcels
included in the proposed RPA are roughly bounded by Arlington Heights Road to the west, McHenry Road to
the east, Old Checker Road to the north and Lake Cook Road to the south, as illustrated in Map 2. SB
Friedman's analysis was completed for both vacant parcels and improved parcels, as shown in Map 3. Based
upon SB Friedman's research,the RPA currently consists of a mix of commercial, residential, public institutional,
park/open space, and vacant land uses, as shown in Map 4.
Of I� II ii ii II
This report concludes that the proposed Lake Cook Road RPA is eligible for designation as a "blighted area"
for vacant land and as a "blighted area"for improved land, per the Act.Vacant land is any real property without
industrial, commercial or residential structures, and has not been used for commercial agricultural purposes in
the past five years. For the purposes of analysis, in a previously developed area, parcels that include side yards,
detention ponds or parking lots related to an adjacent building are considered improved.
VACANT PARCELS: BLIGHTED AREA FINDINGS
Per SB Friedman's analysis, the vacant portion of the RPA is eligible as a "blighted area" under both the one-
factor and two-factor tests as outlined in the Act. For both one-factor and two-factor findings, these factors are
defined under the Act at 65 ILCS 5/11-74.4-3 (a) and (b) and are more fully described in Appendix 2.
SB FRIEDMAN I DEVELOPMENT ADVISORS 1 www.sbfriedman.com
Village of Buffalo Grove Lake Cook Road RPA—Eligibility Study and Redevelopment Plan
One-Factor Eligibility
The Village engaged Gewalt Hamilton Associates ("GHA") to evaluate the flooding or contribution to
flooding within the watershed of the vacant parcels in the RPA. GHA determined that 36% of the
vacant land, including a majority of the acreage within the golf course, is within the 100-year floodplain
with 16% of the area in the Regulatory Floodway. GHA also determined that runoff from the entire
RPA drains into Buffalo Creek and contributes to flooding within the Buffalo Creek and Wheeling
Drainage Ditch watersheds. Thus, the vacant land is eligible as a "blighted area" using the one-factor
test.
Two-Factor Eligibility
Further, SB Friedman's analysis indicated that the following two factors have been found to be present
to a meaningful extent and reasonably distributed throughout the RPA:
1. Lack of Growth in Equalized Assessed Value ("EAV"); and
2. Obsolete Platting.
Thus, the vacant parcels in the RPA satisfy both the one-factor and two-factor tests and are found to
be blighted.
IMPROVED PARCELS: BLIGHTED AREA FINDINGS
For the improved land within the RPA, SB Friedman's analysis indicated that at least 52% of primary structures
are aged 35 years or older and the following six (6) eligibility factors have been found to be present to a
meaningful extent and reasonably distributed throughout the RPA:
1. Lack of Growth in Equalized Assessed Value ("EAV");
2. Deterioration;
3. Excessive Vacancy;
4. Presence of Structures below Minimum Code Standards;
5. Inadequate Utilities; and
6. Lack of Community Planning.
These factors are defined under the Act at 65 ILCS 5/11-74.4-3 (a) and (b) and are more fully described in
Appendix 2.
Based on the presence of six (6) eligibility factors, the improved parcels in the RPA qualify under a blighted
area finding (at least five eligibility factors).
SUMMARY OF ELIGIBILITY FINDINGS
SB Friedman has found that the vacant portion of the RPA qualifies to be designated as a "blighted area" using
the one- and two-factor tests, and the improved portion of the RPA qualifies as a "blighted area," with six (6)
of the thirteen (13) eligibility factors present to a meaningful extent within the RPA.
SII3 11Friiedi nain IDevellolpinneint Advisors 2
Village
These conditions hinder the potential to redevelop the area and capitalize on its unique attributes. The RPA
will benefit from a strategy that addresses the conditions of aged buildings, flood-prone parcels, and
associated infrastructure while improving its overall physical condition.
GoaU/ arid Sbrateg'es
GOAL.The overall goa| oftheRedeveopmentP|anandProec isto reduce or eliminate conditions that qualify
the proposed RPA as a blighted area and to provide the direction and mechanisms necessary to redevelop the
RPA. Redevelopment of the RPA is intended to revitalize the area, strengthen the economic base, and enhance
the Village's overall quality oflife.
OBJECTIVES.The following six (6) objectives support the overall goal of revitalization of the RPA:
1. Facilitate the physical improvement and/or rehabilitation of existing structures and fa�ades within
the RPA' and encourage the construction of new commercial, residential, civic/cultural and
recreational development, where appropriate;
Z. Foster the replacement, repair, construction and/or improvement ofpublic infrastructure, where
needed, to create an environment conducive to private investment;
3. Facilitate the renovation or construction of stormmeter management systems and flood control
within the RPA;
4. Provide resources for streetscaping, landscaping and signage to improve the image,attractiveness
and accessibility of the RPA, create a cohesive identity for the RPA and surrounding area, and
provide, where appropriate' for buffering between different land uses and screening of
unattractive service facilities such as parking lots and loading areas;
S. Facilitate the assembly and preparation' including demolition and environmental dean'up' where
necessary, and marketing of available sites in the RPA for redevelopment and new development
by providing resources as allowed by the Act; and
6. Support the goals and objectives of other overlapping plans, including the Lake Cook Corridor
Market Study and Plan, published in 2018 and coordinate available federal, state and local
resources to further the goals of this Redevelopment Plan and Project.
STRATEGIES. Rehabilitation, development and redevelopment of the RPA is to be achieved through an
integrated and comprehensive strategy that leverages public resources to stimulate additional private
investment.The underlying strategy is to use TIF, as well as other funding sources, to reinforce and encourage
further private investment.
�,"'ri�a ri�c'a U Ua ri�
ELIGIBLE COSTS. The Act outlines several categories of expenditures that can be funded using incremental
property taxes. These expenditures, referred to as eligible redevelopment project costs' include all reasonable
or necessary costs incurred or estimated to be incurred, and any such costs incidental to this Redevelopment
Plan pursuant to the Act.
S113FriedmmnDeve|opmentAdvisors 3
Village of Buffalo Grove Lake Cook Road RPA-Eligibility Study and Redevelopment Plan
ESTIMATED REDEVELOPMENT PROJECT COSTS.The estimated eligible costs of this Redevelopment Plan are
$96 million. The total of eligible redevelopment costs provides an upper limit on expenditures that are to be
funded using tax increment revenues, exclusive of capitalized interest, issuance costs, interest and other
financing costs.
EQUALIZED ASSESSED VALUE OF PROPERTIES IN THE RPA. The 2018 EAV (the most recent year in which
assessed values and the equalization factor were available) of all taxable parcels in the RPA is $18,637,291. By
tax year 2043 (collection year 2044), the total taxable EAV for the RPA is anticipated to be approximately $80
million.
`,',e q u I r,e1. Fes"is aIIriVd � IIIriVdIIIIllg
The required conditions for the adoption of this Redevelopment Plan and Project are found to be present
within the Lake Cook Road RPA:
1. The RPA is approximately 330 acres in size and thus satisfies the requirement that it be at least 1.5
acres;
2. Limited private investment has occurred in the Lake Cook Road RPA over the last five years;
3. Without the support of public resources, the redevelopment objectives for the RPA would most
likely not be realized. Accordingly, "but for'the designation of a TIF district, these projects would
be unlikely to occur on their own;
4. The Lake Cook Road RPA includes only those contiguous parcels of real property that are expected
to benefit substantially from the proposed Redevelopment Plan and Project;
5. The Redevelopment Plan conforms to and proposes land uses that are consistent with the 2009
Comprehensive Plan, as amended by the 2018 Lake Cook Corridor Market Study and Plan;
6. The Village certifies that no residential displacement will occur as a result of activities pursuant to
this Redevelopment Plan.Therefore, a Housing Impact Study is not required under the Act; and
7. The Redevelopment Plan is estimated be completed, and all obligations issued to finance
redevelopment costs (if applicable) shall be retired no later than December 31, 2044 if the
ordinances establishing the RPA are adopted during 2020.
SII3 11Friiedinnain IDevellolpinneint Advisors S.
//N age Of IBg/f O/ Ireve Lake Cook IRoad VkllPA
Ma 1: Context Ma
.....„., m ^ CpfE
CPS
hAKE �
pp s�om�o�a�
C)ar ��
Ns'
',,A 5 nwp/ � w
vreOW"',......
,.,,w„..
Text
),aiiii
53
68
1 Mile
Proposed RPA
Viillage of Buffalo Grove
Source: Esri,SB Friedman,Village of Buffalo Grove
SB FRIEDMAN I DEVELOPMENT ADVISORS 5 www.sbfriedman.com
E
O
E
0 v
W
Q
W
ap
Cr
c::;
(Z
D �..�
'r r
wo
.y I
poo
0 ti
0 ap
x:
� � k
°k
�A lA
p.4.-.o Y r to kd e.➢t^°
n
W
� k y�W Iy�� I
" br Y u�
49
I
O
Q
M �
co O
M � r ' . f
e.�
Y.4; M.I��'"M "� � ..`arm_.. :� ,• U H
w
(10
¢ 9 k r
t� F
i
j ...a ' N
A N
4"Y "C IS- �u,M ul ,; r� m ..au N w
¢ �, 0
73
d S
,, ire en�rra��nsad���✓�a� "^ .2 0 Q
GMt �F 1M GW�gWC1dtWdpPki
4:7 Wcc
Ifr1.. U
VOi LL
Vt
c E
� o
E E
Q -0
O °1
v
> -Q
v
Cu
cr-
-6
w :r
cr
NPIA d," m "m actry4 CaR +dY9
�
O C3 b
O 0
0
w"�m CD
a, 1'C)'4L'Gd c IMi a u�l
Pd� Comm �uPmuuo� �,ui„imw'
a 64 4tf2 0hdOCT"^ "d r
i00
L h.
a WlY^C'Y d^�"iV' N
r'+(/AKPNt,.lN DR
R h4100Vrl I'V
(lop, 0
73
.li / r, I.G ItrvY ✓r O
H (}Q
k1'd'8 17CL
�P tB
co
CL
v
73
4a SlH913H NO3.9NMAt, - w °o
w- v W
m t W
0
W
C::;
(Z
G�x •N�
Sp42v t
C' 0
-. um U$
i rt ci CO
n.,
r �gprypRCYVE flL7
f C5
C J' � �a
fC � ^i
e" uq
OR z
"r.
r DR
N Ix1)x+Y f"G
126,
Q0„ O
w� >41 (.7mu
co
er
Su 0
gr
o
—0w ci� „�m" r;:. ICY
IzMlld
Ck
U)
c
i
K,a q.M1k�E,+ii, .,,,,,,,,,,,,,,,,,,, a*..11x f � \'ITV / IIIp,III�III..IIIyICIIItlIII O >
�4�t,4 !/I ,,o"y
G
Lij
E, O mCt
W r4.;V".,J �o,��,�..... '9
UN S1H ;t3H Ati➢OIDNdJUll � ? w 00 vpj
My r~ v
o�
� 0vp
~� Eligibility �� ����U��o�^o�
~~. ~~..��"�~""" �� " ". .~=".� ="=
This report concludes that the proposed Lake Cook Road RPAis eligible for designation as "blighted area"
for vacant land and asa "blighted area"for improved land, per the Act.
�Ilrov' 3'OIls Of t[,�eUUU'lr16s ~�ax, kUUocaflolri� F,`,',�ed eve Uo r0e ri�"t Act
Under the Act two (2) primary avenues exist to establish eligibility for an area to permit the use ofT|F for
redevelopment: declaring an area as "blighted area"and/or a "conservation area.""Blighted areas"are those
improved or vacant areas with blighting influences that are impacting the public safety, health, morals, or
welfare of the community, and are substantially impairing the growth of the tax base in the area."Conservation
areas" are those improved areas that are deteriorating and declining and soon may become blighted if the
deterioration is not abated.A description of the statutory provisions of the Act is provided below.
�actolrs far, Vacal-itUa ri�d
According to the Act, there are two ways by which vacant land can be designated as "blighted."One way is to
find that at least two (2) of six (6) factors from the ^Two'FactorTest^ are present to a meaningful extent and
reasonably distributed throughout the RPA.The second way is to find at least one(1)of the six(6)factors under
the ^Dne'Factor Test" ispresent toa meaningful extent and reasonably distributed throughout the RPA.
ONE-FACTOR TEST
Under the provisions of the"blighted area"section of the Act,if the land is vacant,an area qualifies as"blighted"
if one (1) or more of the following factors is found to be present to a meaningful extent.
* The area contains unused quarries, strip mines or strip mine ponds;
* The area contains unused rail yards' rail track, or railroad rights-of-way;
* The area, prior to its designation' is subject to or contributes to chronic flooding;
* The area contains unused or illegal dumping sites;
* The area was designated as a town center prior to January 1' 1982' is between SU and 100 acres' and
is7S%vacant land; or
* The area qualified as blighted prior to becoming vacant.
TWO-FACTOR TEST
Under the provisions of the"blighted area"section of the Act,if the land is vacant,an area qualifies as"blighted'
if a combination of two (Z) or more of the following factors may be identified' which combine to impact the
sound growth of the RPA.
* Obsolete Platting of Vacant Land
* Diversity ofOwnership
* Tax and Special Assessment Delinquencies
* Deterioration of Structures or Site Improvements in Neighboring Areas adjacent to the Vacant Land
SBFR|EQK04N I DEVELOPMENT ADVISORS 9 wvvw.sbfriedman.com
\/Nage of BUNIO(_jrove LakeCookRoa(JRFIA
* Environmental Contamination
* Lack ofGrowth in EAV
�,"'actolrs far, U�rq,,,),Iroved Alreas
According to the Act "blighted areas" for improved land must demonstrate at least five (5) of the following
eligibility factors, which threaten the health, safety, morals or welfare of the proposed district. "Conservation
areas" must have a minimum of 50Y6 of the total structures within the area aged 35 years or older, plus a
combination of three (3) or more additional eligibility factors that are detrimental to the public safety, health,
morals or welfare, and that could result in such an area becoming a "blighted area."The following are eligibility
factors for improved areas:
* Dilapidation * Inadequate Utilities
* Obsolescence * Excessive Land Coverage and
* Deterioration Overcrowding of Structures and
* Presence of Structures below Minimum Community Facilities
Code Standards * Deleterious Land Use orLayout
* Illegal Use ofIndividual Structures * Environmental Clean-Up
* Excessive Vacancies * Lack of Community Planning
* Lack ofVentilation, Light or Sanitary * Lack ofGrowth in EAV
Facilities
A definition of each factor is provided in Appendix 2.
�NAet[mddbgy ������'�&�
SD Friedman conducted the following analysis to determine whether the proposed RPA qualifies forT|F
designation:
* Parcel-by-parcel field observations and photography documenting external property conditions;
* Analysis of historical EAV trends for the last six years (five year-to-year periods) for which data are
available and final (2013-2018) from the Cook and Lake County Assessor's Offices;
* Review ofbuilding age data from the Cook and Lake County Assessor's Offices, supplemented by
discussions with and review ofdata provided by Village Community Development Department staff,
* Review ofparcel-level G|S shape0e data provided by Cook and Lake Counties;
* Review of municipal and county codes, building permit records(2015-2019),and code violation records
(2015'2019);
* Review of utility data provided by the Village regarding present service locations, and ages and
conditions of water, stormmeter and sanitary sewer infrastructure;
* Interviews with Village staff regarding the presence ofbuilding code violations;
* Interviews with the Village's engineering consultant regarding the condition of existing utilities; and
* Review of current and prior comprehensive plans and official maps provided by the Village (from 1973,
1981, and the current plan from 2009, as amended by the 2018 Lake Cook Corridor Market Study and
Plan (the ^ZU18 Lake Cook Corridor P|anl).
S113 Friedman Deve|opment4dvisors 10
fNllage of lifuuUo Cvrove Lake C:oolk IRoa(J Ii FIA E IIu fquf ulli°iq.y SSuu iy un i VSe�.ieve�ol: u Feu oq:II II u o
SB Friedman examined all properties for qualification factors consistent with requirements of the Act.
SB Friedman calculated the number of eligibility factors present on a building-by-building and/or parcel-by-
parcel basis, and analyzed the spatial distribution of the eligibility factors.The information was then plotted on
a parcel map of the RPA to establish the distribution of eligibility factors, and to determine which factors were
present to a meaningful extent and reasonably distributed throughout the RPA.
AIlea I� illryldlllligs `af.alrit �'Iallcdls
Per SB Friedman's analysis, the vacant portion of the RPA is eligible as a "blighted area" per both the one-
factor and two-factor findings. These two designations are detailed below and shown in Maps 5A to 5C at
the end of this eligibility section.
ONE-FACTOR BLIGHTED FINDING
The Village engaged Gewalt Hamilton Associates ("GHA") to evaluate the flooding or contribution to flooding
within the watershed of the vacant parcels in the RPA. GHA determined that 36%of the vacant land, including
a majority of the acreage within the golf course, is within the 100-year floodplain with 16% of the area in the
Regulatory Floodway. GHA also determined that runoff from the entire RPA drains into Buffalo Creek and
contributes to flooding within the Buffalo Creek and Wheeling Drainage Ditch watersheds. Thus, the vacant
land is eligible as a "blighted area" using the one-factor test.
TWO-FACTOR BLIGHTED FINDING
The following two factors were found to be present:
1. LACK OF GROWTH IN EAV
The Act defines lack of growth in EAV as having the total EAV of the portion of the RPA under evaluation
(improved or vacant parcels) either decline for at least three (3) of the last five (5) years; or increase at an
annual rate that was less than the balance of the Village for at least three (3) of the past five (5) years; or
increase at an annual rate that was less than the Consumer Price Index for at least three (3) of the past five (5)
years. A full definition is provided in Appendix 2.
SB Friedman tabulated the EAV history of all vacant tax parcels in the RPA for the previous six years (five year-
to-year periods) using EAV data provided by the Cook and Lake County Assessors. The most recent year for
which final information was available was 2018. SB Friedman's analysis identified a lack of EAV growth within
the vacant portion of the RPA in accordance to the following criteria, as defined in the Act:
1. The total EAV of the vacant parcels has decline for four (4) of the last five (5) year-to-year periods;
2. The EAV growth rate of the vacant parcels has been less than the growth rate of the balance of the
Village for all five (5) of the last five (5) year-to-year periods; and
3. The EAV growth rate has been less than the growth rate of the Consumer Price Index for four (4)
of the last five (5) year-to-year periods.
This eligibility factor is present to a meaningful extent and assessed area-wide on vacant land throughout the
Lake Cook Road RPA. A summary of SB Friedman's findings is presented in Table 1.
SII3 11Friiedi nain IlDevellolpi rreint Advisors 11
\/Nage of BUUO Cirove LakeCookRoa(JRFIA
Table 1 Percentage Change in Annual EAV, 2013 2O18
Parcels EAV
Study Area Parcels - --- NO
Decline in EAV
RPA Parcels
Less Vacant RPA Parcels
Vacant RPA Parcels
Growth Less Than Village
Vacant RPA Parcels --- NO
Growth Less Than CPI IMEM=1
0 Consumer Price Index for all urban consumers and all items, in the Chicago-Napcm|le-Elgin, |L|NVV| metropolitan area, not
seasonally adjusted.
Source:Cook County Assessor; Lake County Assessor, 58 Fhcdman;U.5. Bureau of Labor Statistics[P| data for Chicago-NapcmiUc-
8gin' |L|NVV| metropolitan area
2. OBSOLETE PLATTING
In the T|F Act obsolete platting includes parcels of limited or narrow size or configurations of parcels of
irregular size or shape that would be difficult to develop on a planned basis and in a manner compatible with
contemporary standards and requirements, or platting that failed to create hghts'of+ways for streets or alleys
orthatcreatedinadequateright'of-meywidthsforstreets' aUeysorotherpub|icrights'of-mey, orthatomitted
easements for public utilities.
Obsolete platting was found to be present to a meaningful extent and reasonably distributed in vacant land
throughout the RPA. Out of the 8 vacant parcels in the RPA^ 7 parcels (88%) are of irregular size and shape
that make contemporary development difficult.These 7 parcels account for 99%of the vacant land in the RPA.
As currently platted, the golf course is large, irregularly shaped and includes no rights of way, street or alleys.
Smaller vacant parcels also are irregularly shaped and lack access. SD Friedman therefore concludes that these
parcels have been platted in an obsolete fashion and would be difficult to developed in a manner compatible
with contemporary standards and requirements' making it more difficult to attract new development and
businesses.This factor was found to be meaningfully present and reasonably distributed throughout the RPA.
�U'g-li"t e d A r,e a �`,"'rild'ril g s rn p r,o v e d a r,c e U s
SD Friedman found that the improved parcels within the RPA meet the eligibility requirements of the Act as a
"blighted area" based upon the conditions found within the RPAat the completion ofSBFhedman'sresearch.
Of the 38 buildings in the RPA^ at least ZU buildings (SZ%) are 35 years of age or older. Map G shows the
location of buildings that are 35 years or older. SB Fhedman's research indicates that the following six (6)
factors are present to a meaningful extent and reasonably distributed throughout the RPA:
1. Lack of Growth inEAV
S113 Friedman Deve|opment4dvisors 12
fMllage of lBUffalO Cvrove Lake C:oolk IRoa(J Ii FIA E IIu fquf ulli°iq.y SSuu iy un i VSe�.ieve�ol: u Feu oq:II II u o
2. Deterioration
3. Excessive Vacancy
4. Presence of Structures below Minimum Code Standards
5. Inadequate Utilities
6. Lack of Community Planning
Maps 7A through 7E illustrate the distribution of eligibility factors found within the RPA by highlighting each
parcel or building where the respective factors are present to a meaningful extent and reasonably distributed
throughout the RPA. Each eligibility factor that is present to a meaningful extent and reasonably distributed is
summarized below.
1. LACK OF GROWTH IN EAV
The Act defines lack of growth in EAV as having the values of the portion of the RPA under evaluation
(improved or vacant parcels) either decline for at least three (3) of the last five (5) years; or were increasing at
an annual rate that was less than the balance of the Village for at least three (3) of the past five (5) years; or
were increasing at an annual rate that was less than the Consumer Price Index for at least three (3) of the past
five (5) years. A full definition is provided in Appendix 2.
SB Friedman tabulated the EAV history of all improved RPA tax parcels for the previous six years (five year-to-
year periods) using EAV data provided by the Cook and Lake County Assessors.The most recent year for which
final information was available was 2018. SB Friedman's analysis identified a lack of EAV growth within the RPA
in accordance to the following criteria, as defined in the Act:
1. The total EAV of the improved parcels has declined for three (3) of the last five (5) year-to-year
periods;
2. The EAV growth rate of the improved parcels has been less than the growth rate of the balance of
the Village for all five (5) of the last five (5) year-to-year periods; and
3. The EAV growth rate has been less than the growth rate of the Consumer Price Index for four (4)
of the last five (5) year-to-year periods.
This eligibility factor is present to a meaningful extent and assessed area-wide throughout the Lake Cook Road
RPA. A summary of SB Friedman's findings is presented in Table 2.
SII3 11Friiedi nain IlDeveelolpi rreint Advisors 13
\/Nage of BUffalO Cirove LakeCookRoa(JRFIA
Table2 Change in Annual
Parcels EAV
Improved Study Area --- NO NO
Parcels - Decline in EAV
Village EAV Less Improved
Less Improved RPA Parcels
Improved RPA Parcels
Growth Less Than Village
Improved RPA Parcels --- NO
Growth Less Than CPI
[1]Consumer Price Index for all urban consumers and all items,in the Chicago-Napervil le-Elgin, L-IN-WI area,not seasonally adjusted.
Source: Cook County Assessor; Lake County Assessor, 58 Fhcdman;U.5. Bureau of Labor Statistics[P| data for Chicago-NapcmiUc-
8gin' |L|NVV| metropolitan area
2. DETERIORATION
The Act defines deterioration as defects including, but not limited to, major defects in the secondary building
components such as doors, windows porches, gutters and downspouts, and fascia. With respect to surface
improvements' that the condition of roadways, alleys, curbs' gutters' sidewalks, off-street parking' and surface
storage areas evidence deterioration including but not limited to, surface cracking, crumbling, potholes,
depressions, loose paving material, and weeds protruding through paved surfaces.
Deterioration was found to be present to meaningful extent and reasonably distributed throughout the RPA.
Physical deterioration was observed on 51 parcels ofS8 improved parcels (88%of improved parce|s).The most
common form of deterioration was on surface improvements, including streets, parking lots and alleys.
Catalogued surface improvement deterioration included cracks in infrastructure, aUigatoring of pavement, and
potholes. Building deterioration included stairstepping in brick and cinderblock and cracked foundations. Due
to the deteriorated condition of Lake Cook and McHenry Roads' all parcels fronting those streets were found
to exhibit surface deterioration. Deterioration of buildings and surface improvements can make it appear as
though the RPA |acks investment and can make it more difficult to attract new businesses or consumers. This
factor was found to be meaningfully present and reasonably distributed throughout the RPA.
3. EXCESSIVE VACANCY
The Act defines excessive vacancies as the presence of buildings that are unoccupied or under-utilized and
that represent an adverse influence on the area because of the frequency, extent, or duration of the vacancies.
Excessive vacancy was found to be present to meaningful extent and reasonably distributed throughout the
RPA. Both the retail and office vacancy rates were found to be significantly higher than averages for
comparable properties in the Chicago northwest suburban market. Using CoStardata' SD Friedman compared
vacancy rates of retail and office property within the RPAto non-mall retail and Class D office vacancy rates in
S113 Friedman Deve|opment4dvisors 14
fNllage of lBUffalO Cvrove Lake C:oolk IRoa(J Ii FIA E IIu fquf ulli°iq.y SSuu iy un i VSe�.leve�ol: u Feu oq:II II u o
the northwest suburbs. Over the past five (5) years, retail vacancy within the RPA averaged 18% as compared
to 8% in the broader market, and office vacancy within the RPA averaged 23% as compared to 10% in the
broader market. The retail and office vacancy within the RPA includes a vacant anchor grocery space on the
western edge and multiple vacant storefronts in Town Center.When combined with widespread deterioration,
vacant properties can have spillover effects on adjacent properties, hampering efforts to develop properties
nearby and attracting economic activity to the area. The excessive vacancy was therefore found to represent
an adverse influence on the RPA as a whole. This factor was therefore found to be meaningfully present and
reasonably distributed throughout the RPA.
4. PRESENCE OF STRUCTURES BELOW MINIMUM CODE STANDARDS
Per the Act, structures below minimum code standards are those that do not meet applicable standards of
zoning, subdivision, building, fire and other governmental codes. The principal purpose of such codes is to
protect the health and safety of the public as to uphold the health and safety of building occupants,
pedestrians, or occupants of neighboring structures.
According to a review of building age data and interviews with the Village's Community Development
Department, all of the structures in the RPA were constructed prior to the adoption of the Village's current
Building Code. Although the development of these properties predates current codes and standards of the
Village, the buildings may not be in direct violation of all ordinances, as they may have been "grandfathered
in" or received a sufficient level of upgrades and improvements since being constructed.
However, a review of building permit data indicates that, of the 38 buildings in the RPA, only 2 buildings (5%)
made substantial improvements over the last five years (2015-2019). In the event of building rehabilitation
and/or redevelopment, substantial upgrades will be required to bring obsolete buildings up to modern
standards. The presence of structures below minimum code standards, and the cost to upgrade
11grandfathered" structures to meet modern codes may also reduce the overall competitiveness and economic
viability of the area. Based on information provided by the Village, this factor is present to a meaningful extent
and is reasonably distributed throughout the RPA.
5. INADEQUATE UTILITIES
The Act defines inadequate utilities as underground and overhead utilities, such as storm sewers and storm
drainage, sanitary sewers, water lines, and gas, telephone and electrical services, which are:
1. Of insufficient capacity to serve the uses in the RPA;
2. Deteriorated, antiquated, obsolete, or in disrepair; or
3. Lacking within the redevelopment project area.
Based on information provided by the Village's Public Works Department,the current stormwater management
infrastructure within the RPA is not compliant with current adopted standards in either Cook or Lake counties.
The Village adopted Cook County's 2014 watershed management ordinance, which was updated with more
restrictive requirements in 2019. All of the RPA structures within Cook County were constructed prior to 2014.
Thus, the stormwater infrastructure within Cook County does not meet current requirements and is therefore
found to be inadequate. The Village adopted Lake County's stormwater management ordinance in 1992,which
was more restrictive than the Village's own stormwater management ordinance that was in use prior to 1992.
70% of RPA structures within Lake County were constructed prior to 1992. Thus, a majority of RPA stormwater
SII3 11Friiedi nain IlDevellolpi rreint Advisors 1
//adage of lBUffalO Cvrove Lake C:oolk IRoa(J Ii FIA E IIu fquf ulli°iq.y S/uu iy un i Vke�.leve�ol: u Feu oq:II II u o
infrastructure within Lake County does not meet modern requirements and is therefore found to be
inadequate. Based on these conditions, the inadequate utilities factor was found to be present to a meaningful
extent and reasonably distributed throughout the improved parcels in the RPA.
6. LACK OF COMMUNITY PLANNING
Lack of community planning within the RPA is an area-wide factor not necessarily attributable to any one
parcel. The Act provides that "Lack of Community Planning" can be found in areas that have been developed
without the benefit of a comprehensive plan, and as a result, have seen negative consequences. Examples of
negative consequences include: incompatible land use relationships, inadequate street layout, improper
subdivision, parcels of inadequate shape and size to meet contemporary development standards, or other
related conditions.
The Village's first comprehensive plan was completed in 1961, and was generally updated every five years
through 1992; the most recent comprehensive plan was completed in 2009. The first Village comprehensive
plan to include all parcels within the RPA was completed in 1973,which recommended that Village Town Center
be developed as a unifying feature for the community. The 1981 plan cited a 1976 Village Center Study that
recommended a development plan for the Town Center area, as follows:
"The study recommended that the [Town Center] be developed with multiple uses including
commercial, office, residential, and public and that it be constructed in a unified fashion. The
consultants recommended a general road pattern as well as a series of subdistricts to
accommodate the suggested land uses. In addition,they highly recommended that the center
be pedestrian-oriented to help effectively create a focal point for the community."
Most of the Village Town Center was developed in the early 1990s, after the release of the 1976 Village Center
Plan and 1981 comprehensive plan. The main Town Center buildings — the southern building that includes
Buffalo Grove Theater and Advocate Medical Group offices and the northern building that includes Giordano's
— were constructed in 1990 and 1994, respectively. Both buildings are almost exclusively occupied by retail
tenants, and each building development follows an automobile-oriented retail style that features large
expanses of surface parking and long, uninterrupted buildings that restrict pedestrian access.Though the 1976
Village Center Study and 1981 and 1986 comprehensive plans specified that Town Center should be developed
with a mix of uses and a general, pedestrian-oriented road pattern that serves as the focal point for the Village,
the actual Town Center was developed mainly as an automobile-oriented retail center.
The 2018 Lake Cook Corridor Market Study and Plan recommends a similar strategy as the earlier plans for the
Town Center. The 2018 plan accommodates a range of uses and achieves a pedestrian-friendly vision for the
Town Center by creating a new street grid that runs through Town Center. Because the 2018 Lake Cook Corridor
plan largely repeats the same recommendations from the 1976 and 1981 plans, it is therefore found that the
Town Center development did not occur in accordance with previous comprehensive plans. The automobile-
oriented retail center that was developed was insufficient to serve as a true focal point of the Village, which
has weakened the overall vitality of the RPA.
This factor is evaluated area-wide and is found to be present to a meaningful extent throughout the RPA.
SII3 11Friiedi nain IlDevellolpi rreint Advisors 16
\/Nage of BUMO Cirove LakeCookRoa(JRFIA
S u rn rn a rym f �,"'ri�d'ri�g s
SD Friedman has found that the RPA qualifies to be designated as a "blighted area" for vacant land and as a
"blighted area" for improved land. The vacant land is eligible under one'factzrtest due to flooding and
contribution to flooding in the RPA, and is eligible under a two-factor test due to a lack of growth in EAV and
obsolete platting. The improved land is eligible as a "blighted area", with six (6) of the thirteen (13) eligibility
factors present toa meaningful extent and reasonably distributed within the RPA.
S113 Friedman Deve|opment4dvisors 17
C::;
O..
C::;
W
E
�py:tl
0
.0
CIP
4!J
rv.:w
;mow
c+
C'P as ON
CL
Ror
GROVE RD
c
a'
w J
4
gFa1PY tMM4,
vom
O
e,mMhw u'a t F¢
NIMNII
C I F It 4lNVvx,.'(,vs v cs'OG'
o
Oy
," M
�j
w
!� M NWC1dtWdpU� 0
6n ' ,
V0 MVO
C:;
C:;
W
E
�py:tl
0
'ZI
CIP
4!J
-�J
Yl
1:
11 prY kI I.J �� 7yp�
-z
fiucv
GROVE RD
0
cc
r WE
Ln
Ln
Ln
Ln
31
LLJ
co
g 9U aJ
® .\:'" ///////// �� i ew 1''�✓IF�INV 9'�' '"J �', In
v
o .>
4.1 DN S.LY 9UH 1+ICT.LDF1r1IJIV 2 1
tCl :1AV
E
4lJ' 6!1 ryb aj C1J
C'51
t� i p, Lo
oLo
C::;
C::;
W
E
�py:tl
0
.0
CIP
4!J
;mow
Yl
1:
NY kI I.J ICJ 7yp�
-z
GROVE RD
tt:
Qo
14
j
31
CL
Ln
j dr a
O V
YC
lJ :IAV
4lJ' 6f1 ryb aj CR,)
C5P
C
oLo
C::;
o..
C::;
W
E
�py:tl
0
.0
CIP
4!J
;mow
Yl
1:
ok'kr
F
" � t ®r/
I a �
fl b.. .a iil
4.ai'K.`. 1 A„CYGR4"d"E FtT)
(Z �j
tluw
0cc
w:a
4
Ile
,^
27
,7-
"�^�
� V
rt M+'V1�l CYkrxF E..N§ `'M1�hhf ''rt '�k
49M Il r O
O
75
`75
31
4J a. .,...
'Z!
«J C
o
W `r
a .,... ° J
0
IAV
7 57 �
Lo
C::;
O..
C::;
W
E
�py:tl
0
'ZI
CIP
4!J
-�J
;mow
Yl
1:
a-M1 Ok'kr kI I.J FliR).77�f,.v
J
/ p
rr
fiu , 4vR(}V".RD
4' �i/ rr ,ffi �yQY
Gicr:
0
1 / j 1�Y,
rliiiri%//� r//✓./r
�Y"1,'i16 2k 0.0 19_PP.Sh`,?
T/%l/rrrrriiiiiiiiiiiiiiiiiiiiiiii
Ln
Ln
Ln
co
1.ktl V.bE k.tW' �-
O
co
%rr a. s s�
LL
rtn�tnttr
re O
i m '
O
0
:lr'ltx�7
C,SY cs fl 4;� LL
� ^r✓rr �o�; t0
C::;
O..
C:;
W
E
�py:tl
0
.0
CIP
4NJ
;mow
cr`d t r a,r.,
�, c ty
rcQC1/,i / ;// w
Et0..R4,4 /ii //o� l/�/i// l 1 GROVE RD
G'5
fCi
4 %/oiio ii // 1 t 7 T u t
cc
OOOOi
R
v eVi.7 N J.P.'S�
� 7� vufsTCt`Ctin`.0
f tLhN.a:vtf. d tl
N'I0:ar,sr'K �
C/d,
4
41 k=I#Fr;"H"uJt..r
5
CL
`� rr
M
cr °�:.. Jir tlPuh L a m
�� r
L
.................. S.L H 9 p 3 H NW f.S19 NA'CH V 2 n. e;. O a't
lJ
I® a:8'
V"V
4:7
CIP
CIP
4!J'
;mow
r F
GROVE RD
L
4"D � d 'S
poo
vY rr. %a ,�� Vll�""•,.fop y i/ ''
s°- "'"y.. TMdhWvtfV� F
L7 � ..�'
0 A
li5 q ra ed e y't>e' �r�+
+ter ka.4go Ln YRj
wh
d O
E '. 0 4A 4.wa U� DR
r 5
O
cs w' E
0
CL
0LL
p �
0
ell
ra
O Q!tl'S1M' P WE f"�dC1d'" N'd'$p'p' i2qj
4!J, �
C:;
O..
C:;
W
E
�py:tl
0
.0
CIP
GROVE RD
4!J
;mow
S
cw -
4"Y, a d
poo
xa x:
/'.
'Ms
Yd OP �0/
%r pk ,iN 1 a
fivom
ho<M �u a
n
vlp'L PG h.N v %/ ,p�,S`�`
lip
ati w
O
r _
5
ua,, GS eta' IT o c
c�
14
E
Ij
r "uk,4k.C..PU
ao c `
O.
a
Ll vpj
0.�F S1M' G N4�d�C1$ tW'd"p P'p" 0 E
„ � �rt�* Gi 0 Lo
C5G B x„ `w
Lo
Y
G° vp
C:;
O..
C:;
W
E
�py:tl
0
.0
CIP
4!J
Yl
1:
J
/ p
rr
fiu • 4vR(}V".RD
c 4' �i/ rr ,ffi �yQY
Gtt:
0
j 1�a
Qo
fir*,/rii )4l v�v�yyyy,
r ri of
75
CL
�`` � / r✓ ��:�. `ar O
4..ktl V.bE k.tW'LL
ce y. O
rci O / /iiii /%%
E c @
x w� p � m*
�
S.LY 9UH NOJ.DNrIZIV a O rli
C5M 6"f C5 � LL
3. Redevelopment Plan and Project
This document describes the comprehensive redevelopment program proposed to be undertaken by the
Village to create an environment in which private investment can reasonably occur. The redevelopment
program will be implemented over the estimated 23-year life of the RPA. If a redevelopment project is
successful, various new projects will be undertaken that will assist in alleviating blighting conditions and
promoting rehabilitation and development in the RPA.
P,J e e ds of t II�e
Currently, the RPA is comprised of flood-prone vacant land and aging buildings that are characterized by a
lack of growth in property values, deterioration, excessive vacancies, failure to meet current code standards,
inadequate utilities and a lack of community planning. These conditions reduce the value of the properties in
the area and make the RPA less competitive, overall, with property in other communities, thus limiting local
area employment and development opportunities, and contributing to the lack of new investment in the RPA.
The existing conditions for the RPA suggest six (6) major redevelopment needs:
1. Capital improvements that further the objectives set forth in this Redevelopment Plan;
2. Site preparation, environmental remediation and stormwater management;
3. Redevelopment of underutilized parcels;
4. Streetscape and infrastructure improvements, including utilities;
5. Rehabilitation of existing buildings; and
6. Resources for commercial, residential, public/private institutional, community facility, park/open
space, and utility development.
The goals, objectives and strategies discussed below have been developed to address these needs and
facilitate the sustainable redevelopment of the RPA.
GOALS, OBJECTIVES AND STRATEGIES
Goals, objectives and strategies, designed to address the needs of the community, form the overall framework
of this Redevelopment Plan.
GOAL. The overall goal of the Redevelopment Plan is to reduce or eliminate conditions that qualify the
proposed RPA as a blighted area, and to provide the direction and mechanisms necessary to enhance the RPA.
Redevelopment of the RPA is intended to revitalize the area, strengthen the economic base, and enhance the
Village's overall quality of life.
OBJECTIVES.Six(6) objectives support the overall goal of area-wide revitalization of the RPA.These objectives
include:
1. Facilitate the physical improvement and/or rehabilitation of existing structures and facades within
the RPA, and encourage the construction of new commercial, civic/cultural and recreational
development, where appropriate;
SB FRIEDMAN I DEVELOPMENT ADVISORS 27 www.sbfriedman.com
Village of Buffalo Grove Lake Cook Road RPA—Eligibility Study and Redevelopment Plan
2. Foster the replacement, repair, construction and/or improvement of public infrastructure where
needed, including public utilities, public park and recreational facilities, sidewalks, streets, curbs,
gutters, underground water and sanitary systems, and stormwater detention of adequate capacity
to create an environment conducive to private investment;
3. Facilitate the renovation or construction of stormwater management systems and flood control
within the RPA;
4. Provide resources for streetscaping, landscaping and signage to improve the image,attractiveness
and accessibility of the RPA, create a cohesive identity for the RPA and surrounding area, and
provide, where appropriate, for buffering between different land uses and screening of
unattractive service facilities such as parking lots and loading areas;
5. Facilitate the assembly and preparation, including demolition and environmental clean-up, where
necessary, and marketing of available sites in the RPA for redevelopment and new development
by providing resources as allowed by the Act;
6. Support the goals and objectives of other overlapping plans, including the Village's 2009
Comprehensive Plan and 2018 Lake Cook Corridor Plan, and coordinate available federal, state
and local resources to further the goals of this Redevelopment Plan and Project;
STRATEGIES. Rehabilitation, development and redevelopment of the RPA is to be achieved through an
integrated and comprehensive strategy that leverages public resources to stimulate additional private
investment.The underlying strategy is to use TIF, as well as other funding sources, to reinforce and encourage
further private investment.
The proposed future land use of the RPA, as shown in Map 8, reflects the objectives of this Redevelopment
Plan. For the purposes of this plan,the mixed-use designation is meant to allow for a variety of uses throughout
the RPA, in a manner that is in conformance with the 2009 Comprehensive Plan, as amended by the 2018 Lake
Cook Corridor Plan.The mixed-use designation allows for the following land uses within the RPA:
• Commercial
• Residential
• Public/Private Institutional
• Park/Open Space/Recreation
• Community Facilities
• Utilities
• Right-of-Way
SII3 11Friiedi nain IDevellolpinneint Advisors 28
c
v
E
0-
0
v
v
v
°1 f>
4"
LL1 ,n7(7 91 y MCP l id.) ..,
f. t m .
a K :; M4�C7f5 PP,'4C?µ N
� I r �. C] O
GROVE RD
r .au.
pypqj�W Ilk
ll1 f .
mE
Cl,
-71
ci
or
m
Ln
Ln
m t]'?J'S1WH3'H HJ O r
sf rw u o vl
Village of Buffalo Grove Lake Cook Road RPA—Eligibility Study and Redevelopment Plan
aryl a ii ii c i a a ilriI
ELIGIBLE COSTS
The Act outlines several categories of expenditures that can be funded using tax increment revenues. These
expenditures, referred to as eligible redevelopment project costs, include all reasonable or necessary costs
incurred or estimated to be incurred, and any such costs incidental to this Redevelopment Plan pursuant to
the Act. The Village may also reimburse private entities for certain costs incurred in the development and/or
redevelopment process. Such costs may include, without limitation, the following:
1. Costs of studies, surveys, development of plans and specifications, and implementation and
administration of the Redevelopment Plan including, but not limited to, staff and professional service
costs for architectural, engineering, legal, financial, planning or other services (excluding lobbying
expenses), provided that no charges for professional services are based on a percentage of the tax
increment collected, as more fully set forth in 65 ILCS 5/11-74.4-3(q)(1).
2. The costs of marketing sites within the RPA to prospective businesses, developers and investors.
3. Property assembly costs, including but not limited to, acquisition of land and other property, real or
personal, or rights or interests therein, demolition of buildings, site preparation, site improvements
that serve as an engineered barrier addressing ground-level or below-ground environmental
contamination, including, but not limited to parking lots and other concrete or asphalt barriers, and
the clearing and grading of land as more fully set forth in 65 ILCS 5/11-74.4-3(q)(2).
4. Costs of rehabilitation, reconstruction, or repair or remodeling of existing public or private buildings,
fixtures and leasehold improvements, as more fully set forth in 65 ILCS 5/11-74.4-3(q)(3); and the costs
of replacing an existing public building if pursuant to the implementation of a redevelopment project,
the existing public building is to be demolished to use the site for private investment or devoted to a
different use requiring private investment.
5. Costs of the construction of public works or improvements, subject to the limitations in Section 11-
74.4-3(q)(4) of the Act.
6. Costs of job training and retraining projects, including the costs of "welfare to work" programs
implemented by businesses located within the RPA, as more fully set forth in 65 ILCS 5/11-74.4-3(q)(5).
7. Financing costs, including but not limited to all necessary and incidental expenses related to the
issuance of obligations and which may include payment of interest on any obligations issued
hereunder including interest accruing during the estimated period of construction of any
redevelopment project for which such obligations are issued and for not exceeding 36 months
thereafter and including reasonable reserves related thereto.
8. To the extent the municipality by written agreement accepts and approves the same, all or a portion
of a taxing district's capital costs resulting from the redevelopment project necessarily incurred or to
be incurred within a taxing district in furtherance of the objectives of this Redevelopment Plan.
SB FRIEDMAN I DEVELOPMENT ADVISORS 30 www.sbfriedman.com
Village of Buffalo Grove Lake Cook Road RPA—Eligibility Study and Redevelopment Plan
9. An elementary, secondary or unit school district's increased per pupil tuition costs attributable to net
new pupils added to the district living in assisted housing units will be reimbursed, as further defined
in the Act.
10. A library district's increased per patron costs attributable to net new persons eligible to obtain a library
card living in assisted housing units, as further defined in the Act.
11. Relocation costs to the extent that the municipality determines that relocation costs shall be paid or is
required to make payment of relocation costs by federal or state law, or by Section 11-74.4-3(n)(7) of
the Act.
12. Payment in lieu of taxes, as defined in the Act.
13. Costs of job training, retraining, advanced vocational education or career education, including, but
not limited to, courses in occupational, semi-technical or technical fields leading directly to
employment, incurred by one or more taxing districts, as more fully set forth in 65 ILCS 5/11-74.4-
3(q)(10).
14. Interest costs incurred by a developer, as more fully set forth in 65 ILCS 5/11-74.4-3(q)(11), related to
the construction, renovation or rehabilitation of a redevelopment project provided that:
a. Such costs are to be paid directly from the special tax allocation fund established, pursuant
to the Act;
b. Such payments in any one year may not exceed thirty percent (30%) of the annual interest
costs incurred by the developer with regard to the development project during that year;
C. If there are not sufficient funds available in the special tax allocation fund to make the payment
pursuant to this provision, then the amounts so due shall accrue and be payable when
sufficient funds are available in the special tax allocation fund;
d. The total of such interest payments paid, pursuant to the Act, may not exceed thirty percent
(30%) of the total of: (i) cost paid or incurred by the developer for the redevelopment project;
and (ii) redevelopment project costs excluding any property assembly costs and any
relocation costs incurred by the municipality, pursuant to the Act;
e. For the financing of rehabilitated or new housing for low-income households and very low-
income households, as defined in Section 3 of the Illinois Affordable Housing Act, the
percentage of seventy-five percent (75%) shall be substituted for thirty percent (30%) in
subparagraphs 12b and 12d above; and
f. Instead of the interest costs described above in paragraphs 12b and 12d, a municipality may
pay from tax incremental revenues up to fifty percent (50%) of the cost of construction,
renovation and rehabilitation of new housing units (for ownership or rental) to be occupied
by low-income households and very low-income households, as defined in Section 3 of the
Illinois Affordable Housing Act, as more fully described in the Act. If the units are part of a
residential redevelopment project that includes units not affordable to low- and very low-
SII3 11Friiedi nain 1Devellolpinneint Advisors 31
Village of Buffalo Grove Lake Cook Road RPA—Eligibility Study and Redevelopment Plan
income households, only the low- and very low-income units shall be eligible for this benefit
under the Act.
Unless explicitly provided in the Act, the cost of construction of new privately-owned buildings shall not be an
eligible redevelopment project cost.
If a Special Service Area is established pursuant to the Special Service Area Tax Act, 35 ILCS 235/0.01 et seg.,
then any tax increment revenues derived from the tax imposed pursuant to the Special Service Area Tax Act
may be used within the RPA for the purposes permitted by the Special Service Area Tax Act as well as the
purposes permitted by the Act.
ESTIMATED REDEVELOPMENT PROJECT COSTS
The total eligible redevelopment project costs define an upper expenditure limit that may be funded using tax
increment revenues, exclusive of capitalized interest, issuance costs, interest, and other financing costs. The
totals of line items are not intended to place a limit on the described expenditures. Adjustments to the
estimated line item costs are expected and may be made by the Village without amendment to this
Redevelopment Plan, either increasing or decreasing line item costs because of changed redevelopment costs
and needs. Each individual project cost will be re-evaluated in light of projected private development and
resulting incremental tax revenues as it is considered for public financing under the provisions of the Act. The
estimated eligible costs of this Redevelopment Plan are shown in Table 3.
Additional funding in the form of state and federal grants, private developer contributions, and other outside
sources may be pursued by the Village as a means of financing improvements and facilities within the RPA.
Table 3: Estimated TIF-Eligible Redevelopment Project Costs
"r .R mi a qa d
Administration and Professional Service Costs $1,000,000
Site Marketing Costs $1,000,000
Property Assembly and Site Preparation Costs $38,500,000
Costs of Building Rehabilitation $2,000,000
Costs of Construction of Public Works or Improvements $44,000,000
Costs of Job Training or Retraining (Businesses) $500,000
Financing Costs $1,000,000
Taxing District Capital Costs $6,000,000
Relocation Costs $800,000
Payments in Lieu of Taxes $400,000
Costs of Job Training (Community College) 1 $400,000
Interest Costs (Developer or Property Owner) $400,000
TOTAL REDEVELOPMENT PROJECT COSTS [2] [3] [4] $96,000,000
[1] Described in more detail in Eligible Costs Section.
[2]Total Redevelopment Project Costs exclude any additional financing costs, including any interest expense, capitalized interest,
costs of issuance,and costs associated with optional redemptions.These costs are subject to prevailing market conditions and are
in addition to Total Redevelopment Project Costs.
[3] The amount of the Total Redevelopment Project Costs that can be incurred in the RPA may be reduced by the amount of
redevelopment project costs incurred in contiguous RPAs,or those separated from the RPA only by a public right-of-way,that are
permitted under the Act to be paid,and are paid,from incremental property taxes generated in the RPA, but may not be reduced
SI113 11Firiedi nain IIDevellolpi rreint Advisors 32
Village
by the amount of redevelopment project costs incurred in the RPA that are paid from incremental property taxesgenerated in
contiguous KPAsor those separated from the RPA only bya public hghtofway.
[4] All costs are in 2020 dollars and may be increased by 5%after adjusting for annual inflation reflected in the Consumer Price
Index(CPI), published by the U.S. Department ofLabor. In addition to the above stated costs, each issue of obligations issued to
finance a phase of the Redevelopment Plan and Project may include an amount of proceeds sufficient to pay customary and
reasonable charges associated with the issuance of such obligations, including interest costs.
PHASING, SCHEDULING C]FTHE REDEVELOPMENT, AND ESTIMATED DATES C]FCOMPLETION
Each private project within the RPA receiving T|F benefits shall be governed by the terms of a written
redevelopment agreement entered into by designated developer and the Village. This Redevelopment Plan
is estimated to be completed, and all obligations issued to finance redevelopment costs are estimated to be
retired' no later than December 31 of the year in which the payment to the Village Finance Director provided
in the Act is to be made with respect to ad valorem taxes levied in the twenty-third calendar year following the
year in which the ordinance approving this RPA is adopted. This Redevelopment Plan is estimated to be
completed, and all obligations issued to finance redevelopment costs shall be retired no later than December
31' 2044 if the ordinances establishing the RPA are adopted during ZUZU.
SOURCES C]FFUNDS TO PAY COSTS
Funds necessary to pay for redevelopment project costs and/or municipal obligations, which may be issued or
incurred to pay for such costs, are to be derived principally from tax increment revenues and/or proceeds from
municipal obligations, which have as repayment source tax increment revenue. To secure the issuance of
these obligations and the developer's performance of redevelopment agreement obligations, the Village may
require the utilization of guarantees, deposits' reserves, and/or other forms of security made available by
private sector developers. The Village may incur redevelopment project costs that are paid from the funds of
the Village other than incremental taxes' and the Village then may be reimbursed for such costs from
incremental taxes.
The tax increment revenue' which will be used to fund tax increment obligations and eligible redevelopment
project costs' shall be the incremental real property tax revenues. Incremental real property tax revenue is
attributable to the increase of the current EAV of each taxable lot, block, tract, or parcel of real property in the
RPA over and above the certified initial EAVofeach such property.
Other sources of funds, which may be used to pay for development costs and associated obligations issued or
incurred' include land disposition proceeds' state and federal grants, investment income, private investor and
financial institution funds' and other sources of funds and revenues as the municipality and developer from
time to time may deem appropriate.
The RPA may be or become contiguous to, or be separated only by a public right-of-way from other
redevelopment areas created under the Act(65 ILCS 5/1174.4 4 et.seq.).The Village may utilize net incremental
property tax revenues received from the RPA to pay eligible redevelopment project costs,or obligations issued
to pay such costs' in other contiguous redevelopment project areas, or those separated only by public right-
of-way, and vice versa. The amount of revenue from the RPA made available to support such contiguous
redevelopment project areas' or those separated only by public right'of'mey, when added to all amounts
used to pay eligible redevelopment project costs within the RPA' shall not at any time exceed the Total
Redevelopment Project Costs described in Table 3 of this Redevelopment Plan.
S113FriedmmnDeve|opmentAdvisors 33
Village of Buffalo Grove Lake Cook Road RPA—Eligibility Study and Redevelopment Plan
ISSUANCE OF OBLIGATIONS
To finance project costs, the Village may issue bonds or obligations secured by the anticipated tax increment
revenue generated within the RPA,or such other bonds or obligations as the Village may deem as appropriate.
The Village may require the utilization of guarantees, deposits or other forms of security made available by
private sector developers to secure such obligations. In addition, the Village may provide other legally
permissible credit enhancements to any obligations issued pursuant to the Act.
All obligations issued by the Village pursuant to this Redevelopment Plan and the Act shall be retired within
the timeframe described under"Phasing and Scheduling of the Redevelopment"above.Also,the final maturity
date of any such obligations that are issued may not be later than 20 years from their respective dates of issue.
One or more of a series of obligations may be sold at one or more times in order to implement this
Redevelopment Plan. The amounts payable in any year as principal and interest on all obligations issued by
the Village shall not exceed the amounts available from tax increment revenues, or other sources of funds, if
any, as may be provided by ordinance. Obligations may be of parity or senior/junior lien nature. Obligations
issued may be serial or term maturities, and may or may not be subject to mandatory, sinking fund or optional
redemptions.
In addition to paying redevelopment project costs, tax increment revenues may be used for the scheduled
and/or early retirement of obligations, and for reserves and bond sinking funds.
MOST RECENT EQUALIZED ASSESSED VALUE OF PROPERTIES IN THE RPA
The purpose of identifying the most recent EAV of the RPA is to provide an estimate of the initial EAV for the
purpose of annually calculating the incremental EAV and incremental property taxes of the RPA.The 2018 EAV
(the most recent year in which final assessed values and the equalizer were available) of all taxable parcels in
the RPA is $18,637,291. This total EAV amount by PIN is summarized in Appendix 4. The EAV is subject to
verification by the Cook and Lake County Assessor's Offices.After verification, the final figure shall be certified
by the Cook and Lake County Clerks, and shall become the "Certified Initial EAV" from which all incremental
property taxes in the RPA will be calculated by the Counties.
ANTICIPATED EQUALIZED ASSESSED VALUE
By tax year 2043 (collection year 2044), the total taxable EAV for the RPA is anticipated to be approximately
$80 million.
�Ihr :,),a c t of t Il it e
This Redevelopment Plan is expected to have short- and long-term financial impacts on the affected taxing
districts. During the period when TIF is utilized, real estate tax increment revenues from the increases in EAV
over and above the Certified Initial EAV (established at the time of adoption of this document) may be used
to pay eligible redevelopment project costs for the RPA. To the extent that real property tax increment is not
required for such purposes, revenues shall be declared surplus and become available for distribution annually
to area taxing districts in the manner provided by the Act. At the time when the RPA is no longer in place
under the Act, the real estate tax revenues resulting from the redevelopment of the RPA will be distributed to
all taxing district levying taxes against property located in the RPA. These revenues will then be available for
use by the affected taxing districts.
SII3 11Friiedi nain 1Devellolpinneint Advisors 33.
Village of Buffalo Grove Lake Cook Road RPA-Eligibility Study and Redevelopment Plan
DEMAND ON TAXING DISTRICT SERVICES AND PROGRAM TO ADDRESS FINANCIAL AND SERVICE
IMPACT
In 1994, the Act was amended to require an assessment of any financial impact of a redevelopment project
area on, or any increased demand for service from, any taxing district affected by the redevelopment plan, and
a description of any program to address such financial impacts or increased demand.
Development and/or redevelopment may result in additional demands on services and facilities provided by
the districts. Given the preliminary nature of this Redevelopment Plan, specific fiscal impacts on the taxing
districts and increases in demand for services provided by those districts cannot accurately be assessed within
the scope of this Plan. At this time, no special programs are proposed for these taxing districts. The Village
intends to monitor development in the area and should demand increase, the Village intends to work with the
affected taxing districts to determine what, if any, program is necessary to provide adequate services.
The following major taxing districts presently levy taxes on properties within the RPA:
• Cook County
• Lake County
• Wheeling Township
• Wheeling Township General Assistance
• Wheeling Township Road
• Village of Buffalo Grove
• Buffalo Grove Park District
• Wheeling Park District
• Indian Trails Public Library District
• Vernon Area Public Library District
• Wheeling Community Consolidated School District 21
• Kildeer Countryside Consolidated School District 96
• Aptakisic Tripp Consolidated School District 102
• Stevenson High School District 125
• Arlington Heights Township High School District 214
• Harper Community College District 512
• College of Lake County District 532
• Cook County Forest Preserve
• Metropolitan Water Reclamation District of Greater Chicago
• Northwest Mosquito Abatement District
• Cook County Consolidated Elections District
e q u II r,e 1. Fe s"t s a IIriV d riV d II II it ga
In order to establish the RPA as a TIF district, the municipality must comply with all of the following
requirements:
FINDING 1: LACK OF GROWTH AND DEVELOPMENT THROUGH PRIVATE INVESTMENT
The Village is required to evaluate whether or not the RPA has been subject to growth and development
through private investment and must substantiate a finding of lack of such investment prior to establishing a
SII3 11Friiedi nain 1Devellolpinneint Advisors 35
Village of Buffalo Grove Lake Cook Road RPA—Eligibility Study and Redevelopment Plan
TIF district. Limited private investment has occurred in the Lake Cook Road RPA, as demonstrated by the
following:
• Lack of growth in EAV. In order to assess whether the proposed RPA has been subject to growth and
private investment, SB Friedman analyzed growth in property taxable value in the rest of the Village
and compared that growth to the trends within the proposed RPA. Between 2013 and 2018, EAV
decreased 3.9% across all properties within the proposed RPA. Within the Village, excluding the
proposed RPA, values increased by 19.3% over the same time period. Thus, based on this data, the
proposed RPA has significantly lagged behind the rest of the Village and has not been subject to
substantial growth and private investment.
• Limited construction-related permit activity. Building permit data provided by the Village indicates
that there h only been about $4.3 million in investment of commercial improvements over the past
five years from 2015 to 2019.This investment has only included the interior remodeling of commercial
spaces, parking lot repavement projects and other building improvements. Furthermore, despite the
value of all improvements, the investment has neither been substantial enough to result in increased
EAV on those parcels receiving building permits in the last five years, nor to reverse the overall trend
of declining EAV in the RPA.Thus, the RPA has not been subject to growth and development through
investment by private enterprise.
Finding: The RPA on the whole has not been subject to growth and development through investment by private
enterprise and would not reasonably be anticipated to be developed without the adoption of this Redevelopment
Plan.
FINDING 2: "BUT FOR..." REQUIREMENT
The Village is required to find that, but for the designation of the TIF district and the use of TIF, the Lake Cook
Road RPA is not reasonably anticipated to be developed.
Without the support of public resources, the redevelopment objectives for the RPA would most likely not be
realized. The investments required to update and maintain buildings exhibiting deterioration, excessive
vacancy, inadequate utilities, a lack of planning, and that are below minimum code throughout the Lake Cook
Road RPA are extensive and costly, and the private market, on its own, has shown little ability to absorb all of
these costs. Public resources to assist with public improvements and project-specific development costs are
essential to leverage private investment and facilitate area-wide redevelopment.
Finding: But for the adoption of this Redevelopment Plan, critical resources will be lacking to support the
redevelopment of the RPA, and the RPA would not reasonably be anticipated to be developed.
FINDING 3: CONTIGUITY
No RPA can be designated unless a plan and project are approved prior to the designation of the area; and
the area can only include those contiguous parcels that are to be substantially benefited by the proposed
redevelopment project improvements.
Finding: The RPA includes only those contiguous parcels of real property that are expected to benefit substantially
from the proposed Redevelopment Plan and Project.
SII3 11Friiedi nain IDevellolpinneint Advisors S6
Village of Buffalo Grove Lake Cook Road RPA—Eligibility Study and Redevelopment Plan
FINDING 4: CONFORMANCE TO THE PLANS OF THE VILLAGE
The Redevelopment Plan and Project must conform to the comprehensive plan for the development of the
municipality as a whole.
The 2018 Lake Cook Corridor Market Study and Plan, which was approved as an update to the 2009
Comprehensive Plan identifies the RPA as one of the key assets for the Village.The study and plan recommends
that the Village encourage pedestrian-oriented, mixed-use development within the RPA. All aspects of this
Redevelopment Plan are in agreement with, but subservient to, plans made in the Village's Lake Cook Corridor
Market Study and Plan.
Finding: The Lake Cook Road RPA Redevelopment Plan conforms to and proposes predominant land uses that
are consistent with the 2078 Lake Cook Corridor Plan.
FINDING 5: HOUSING IMPACT AND RELATED MATTERS
As set forth in the Act, if a redevelopment plan for a redevelopment project area would result in the
displacement of residents from 10 or more inhabited residential units, or if the redevelopment project area
contains 75 or more inhabited residential units and a municipality is unable to certify that no displacement will
occur, the municipality must prepare a Housing Impact Study and incorporate the study into the
Redevelopment Plan and Project document.
Finding: SB Friedman found that there are approximately 4 housing units within the RPA. The Village hereby
certifies that no displacement will occur as a result of activities pursuant to this Redevelopment Plan. Therefore,
a Housing Impact Study is not required under the Act.
FINDING 6: ESTIMATED DATES OF COMPLETION
As set forth in the Act, the redevelopment plan must establish the estimated dates of completion of the
redevelopment project and retirement of obligations issued to finance redevelopment project costs.
Finding: The estimated dates of completion of the project and retirement of obligations are described in "Phasing
and Scheduling of the Redevelopment" above. This Redevelopment Plan is estimated be completed, and all
obligations issued to finance redevelopment costs shall be retired no later than December 37, 2044, if the
ordinances establishing the RPA are adopted during 2020.
II ov II 3 II O II l s far, kre eI i d it II i g Acflaril
This Redevelopment Plan and Project document may be amended pursuant to the provisions of the Act.
"to I� a hr, �"II a cfl c�„s arid d A ffit II II'n a.��it v e cfl arl� a Irll
The Village of Buffalo Grove hereby affirms its commitment to fair employment practices and an affirmative
action plan.
SII3 11Friiedi nain IDevellolpinneint Advisors S7
Appendix 1: Limitations of the Eligibility Study and
Consultant Responsibilities
The Eligibility Study covers events and conditions that were determined to support the designation of the RPA
as a "blighted area"under the Act at the completion of our field research in November 2019 and not thereafter.
These events or conditions include, without limitation, governmental actions and additional developments.
This Eligibility Study and Redevelopment Plan and Project document (the "Report") summarizes the analysis
and findings of the consultant's work,which, unless otherwise noted, is solely the responsibility of SB Friedman.
The Village is entitled to rely on the findings and conclusions of the Report in designating the RPA as a
redevelopment project area under the Act. SB Friedman has prepared the Report with the understanding that
the Village would rely: (1) on the findings and conclusions of this Redevelopment Plan in proceeding with the
designation of RPA and the adoption and implementation of this Redevelopment Plan;and (2) on the fact that
SB Friedman has obtained the necessary information including, without limitation, information relating to the
equalized assessed value of parcels comprising the RPA, so that the Report will comply with the Act and that
the RPA can be designated as a redevelopment project area in compliance with the Act.
The Report is based on estimates, assumptions, and other information developed from research of the market,
knowledge of the industry, and meetings during which we obtained certain information. The sources of
information and bases of the estimates and assumptions are stated in the Report.Some assumptions inevitably
will not materialize, and unanticipated events and circumstances may occur.Therefore, actual results achieved
will necessarily vary from those described in our Report, and the variations may be material.
The terms of this engagement are such that we have no obligation to revise the Report to reflect events or
conditions which occur subsequent to the date of the Report. These events or conditions include, without
limitation,economic growth trends,governmental actions,additional competitive developments, interest rates,
and other market factors. However, we will be available to discuss the necessity for revision in view of changes
in economic or market factors.
Preliminary Tax Increment Financing (TIF) projections were prepared for the purpose of estimating the
approximate level of increment that could be generated by proposed projects and other properties within the
proposed TIF district boundary and from inflationary increases in value. These projections were intended to
provide an estimate of the final equalized assessed value (EAV) of the TIF district.
As such, our report and the preliminary projections prepared under this engagement are intended solely for
your information, for the purpose of establishing a TIF district.These projections should not be relied upon for
purposes of evaluating potential debt obligations or by any other person, firm or corporation, or for any other
purposes. Neither the Report nor its contents, nor any reference to our Firm, may be included or quoted in
any offering circular or registration statement, appraisal, sales brochure, prospectus, loan, or other agreement
or document intended for use in obtaining funds from individual investors, without prior written consent.
SB FRIEDMAN I DEVELOPMENT ADVISORS 38 www.sbfriedman.com
Appendix 2: Glossary
a c It o r,s f o Ir Va d.,a II iV"t a IriV d � a:a d.,YI"o IV" [e s t
Under the provisions of the"blighted area"section of the Act,if the land is vacant,an area qualifies as"blighted"
if one (1) or more of the following factors is found to be present to a meaningful extent.
• The area contains unused quarries, strip mines or strip mine ponds;
• The area contains unused rail yards, rail track, or railroad rights-of-way;
• The area, prior to its designation, is subject to or contributes to chronic flooding;
• The area contains unused or illegal dumping sites;
• The area was designated as a town center prior to January 1, 1982, is between 50 and 100 acres, and
is 75%vacant land; or
• The area qualified as blighted prior to becoming vacant.
� actaIs far, n.acn.aIrit I� aIrild I'm I�"asctoIh [est
Obsolete Platting of Vacant Land. This includes parcels of limited or narrow size, or configurations of parcels
of irregular size or shape that would be difficult to develop on a planned basis and in a manner compatible
with contemporary standards and requirements, or platting that failed to create rights-of-ways for streets or
alleys or that created inadequate right-of-way widths for streets, alleys or other public rights-of-way, or that
omitted easements for public utilities.
Diversity of Ownership. Diversity of ownership is when adjacent properties are owned by multiple parties.
This factor applies when diversity of ownership of parcels of vacant land is sufficient in number to retard or
impede the ability to assemble the land for development.
Tax and Special Assessment Delinquencies. Tax and special assessment delinquencies exist or the property
has been the subject of tax sales under the Property Tax Code within the last five years.
Deterioration of Structures or Site Improvements in Neighboring Areas adjacent to the Vacant Land.
Evidence of structural deterioration and area disinvestment in blocks adjacent to the vacant land may
substantiate why new development had not previously occurred on the vacant parcels.
Environmental Contamination. The area has incurred Illinois Environmental Protection Agency or United
States Environmental Protection Agency remediation costs for, or a study conducted by an independent
consultant recognized as having expertise in environmental remediation, has determined a need for,the clean-
up of hazardous waste, hazardous substances, or underground storage tanks required by state or federal law,
provided that the remediation costs constitute a material impediment to the development or redevelopment
of the redevelopment project area.
Lack of Growth in Equalized Assessed Value. The total equalized assessed value ("EAW) of the proposed
redevelopment project area has declined for three (3) of the last five (5) calendar years prior to the year in
which the redevelopment project area is designated; or is increasing at an annual rate that is less than the
SII3 11Friiedi nain 1Devellolpirreint Advisors 39
balance of the municipality for three (3) of the last five (5) calendar years for which information is available; or
is increasing at an annual rate that is less than the Consumer Price Index for All Urban Consumers published
by the United States Department of Labor or successor agency for three (3) of the last five (5) calendar years
prior to the year in which the redevelopment project area is designated.
� actoII s far, I�Irrq',,),II oved I�� aIIild
Dilapidation. An advanced state of disrepair or neglect of necessary repairs to the primary structural
components of buildings or improvements in such a combination that a documented building condition
analysis determines that major repair is required or the defects are so serious and so extensive that the
buildings must be removed.
Obsolescence.The condition or process of falling into disuse.Structures have become ill-suited for the original
use.
Deterioration. With respect to buildings, defects including but not limited to, major defects in the secondary
building components such as doors, windows, porches, gutters and downspouts, and fascia. With respect to
surface improvements, that the condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking, and
surface storage areas evidence deterioration including but not limited to,surface cracking,crumbling, potholes,
depressions, loose paving material, and weeds protruding through paved surfaces.
Presence of Structures below Minimum Code Standards. All structures that do not meet the standards of
zoning, subdivision, building, fire, and other governmental codes applicable to property, but not including
housing and property maintenance codes.
Illegal Use of Individual Structures. The use of structures in violation of the applicable federal, state or local
laws, exclusive of those applicable to the Presence of Structures below Minimum Code Standards.
Excessive Vacancies. The presence of buildings that are unoccupied or underutilized and that represent an
adverse influence on the area because of the frequency, extent or duration of the vacancies.
Lack of Ventilation, Light or Sanitary Facilities.The absence of adequate ventilation for light or air circulation
in spaces or rooms without windows, or that require the removal of dust, odor, gas, smoke, or other noxious
airborne materials. Inadequate natural light and ventilation means the absence of skylights or windows for
interior spaces or rooms and improper window sizes and amounts by room area to window area ratios.
Inadequate sanitary facilities refers to the absence or inadequacy of garbage storage and enclosure, bathroom
facilities, hot water and kitchens, and structural inadequacies preventing ingress and egress to and from all
rooms and units within a building.
Inadequate Utilities. Underground and overhead utilities, such as storm sewers and storm drainage, sanitary
sewers, water lines, and gas, telephone, and electrical services that are shown to be inadequate. Inadequate
utilities are those that are: (i) of insufficient capacity to serve the uses in the redevelopment project area, (ii)
deteriorated, antiquated, obsolete, or in disrepair, or(iii) lacking within the redevelopment project area.
Excessive Land Coverage and Overcrowding of Structures and Community Facilities. The over-intensive
use of property and the crowding of buildings and accessory facilities onto a site. Examples of problem
conditions warranting the designation of an area as one exhibiting excessive land coverage are: (i)the presence
SII3 11Friiedi nan IDevellolpirreint Advisors 4.0
of buildings either improperly situated on parcels or located on parcels of inadequate size and shape in relation
to present-day standards of development for health and safety, and (ii) the presence of multiple buildings on
a single parcel. For there to be a finding of excessive land coverage, these parcels must exhibit one or more of
the following conditions: insufficient provision for light and air within or around buildings, increased threat of
spread of fire due to the close proximity of buildings, lack of adequate or proper access to a public right-of-
way, lack of reasonably required off-street parking, or inadequate provision for loading and service.
Deleterious Land Use or Layout.The existence of incompatible land use relationships, buildings occupied by
inappropriate mixed-uses, or uses considered to be noxious, offensive or unsuitable for the surrounding area.
Environmental Clean-Up. The proposed redevelopment project area has incurred Illinois Environmental
Protection Agency or United States Environmental Protection Agency remediation costs for, or a study
conducted by an independent consultant recognized as having expertise in environmental remediation has
determined a need for,the clean-up of hazardous waste, hazardous substances, or underground storage tanks
required by state or federal law, provided that the remediation costs constitute a material impediment to the
development or redevelopment of the redevelopment project area.
Lack of Community Planning. The proposed redevelopment project area was developed prior to or without
the benefit or guidance of a community plan.This means that the development occurred prior to the adoption
by the municipality of a comprehensive or other community plan, or that the plan was not followed at the time
of the area's development. This factor must be documented by evidence of adverse or incompatible land use
relationships, inadequate street layout, improper subdivision, parcels of inadequate shape and size to meet
contemporary development standards, or other evidence demonstrating an absence of effective community
planning.
Lack of Growth in Equalized Assessed Value. The total equalized assessed value of the proposed
redevelopment project area has declined for three (3) of the last five (5) calendar years prior to the year in
which the redevelopment project area is designated; or is increasing at an annual rate that is less than the
balance of the municipality for three (3) of the last five (5) calendar years for which information is available; or
is increasing at an annual rate that is less than the Consumer Price Index for All Urban Consumers published
by the United States Department of Labor or successor agency for three (3) of the last five (5) calendar years
prior to the year in which the redevelopment project area is designated.
SII3 11Friiedi nan IDevellolpirreint Advisors 4.1
Appendix 3: Lake Cook Road RPA Boundary Legal
Description
OF PROPERTY DESCRIBED AS:
LAKE AND COOK COUNTY
THAT PART OF SECTION 31, 32 AND 33, TOWNSHIP 43 NORTH, RANGE 11 EAST
OF THE THIRD PRINCIPAL MERIDIAN, IN LAKE COUNTY, ILLINOIS AND SECTIONS
4, 5 AND 6, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN COOK COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS: BEGINNING
AT THE INTERSECTION OF THE SOUTH LINE OF SAID SECTION 31 AND THE WEST
LINE OF ARLINGTON HEIGHTS ROAD EXTENDED SOUTH; THENCE NORTH
ALONG THE WEST LINE OF ARLINGTON HEIGHTS ROAD TO THE WEST
EXTENSION OF THE NORTH LINE OF LOT 1 IN BUFFALO GROVE BUSINESS PARK
RESUBDIVISION NO. 1 ACCORDING TO THE PLAT THEREOF RECORDED AS
DOCUMENT 2459114; THENCE EAST ALONG LAST SAID NORTH LINE TO THE
EAST LINE OF SAID ARLINGTON HEIGHTS ROAD; THENCE SOUTH ALONG LAST
SAID EAST LINE TO THE SOUTHWEST CORNER OF SAID LOT 1; THENCE EAST
ALONG THE SOUTH LINE OF LOT 1 AND 2 IN BUFFALO GROVE BUSINESS PARK
RESUBDIVISION NO. 1 AND THE SOUTH LINE OF LOT 2 IN BUFFALO GROVE
BUSINESS PARK UNIT 5 ACCORDING TO THE PLAT THEREOF RECORDED AS
DOCUMENT 2367217 TO THE SOUTHEAST CORNER OF LOT 2 IN SAID BUFFALO
GROVE BUSINESS PARK UNIT 5; THENCE NORTH TO THE NORTHEAST CORNER
OF LOT 2 IN SAID BUFFALO GROVE BUSINESS PARK UNIT 5; THENCE EAST
ALONG THE NORTH LINE OF LOT 1 IN SAID BUFFALO GROVE BUSINESS PARK
UNIT 5 TO THE EAST LINE OF THE WEST HALF OF THE SOUTHWEST QUARTER
OF SAID SECTION 32; THENCE NORTH ALONG THE EAST LINE OF THE WEST
HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 32 TO THE SOUTHEAST
CORNER OF LOT 2 IN LEXINGTON GLEN SUBDIVISION ACCORDING TO THE PLAT
THEREOF RECORDED AS DOCUMENT 2190927; THENCE WESTERLY ALONG THE
SOUTH LINE (LINES) OF LOT 2 IN SAID LEXINGTON GLEN SUBDIVISION AND THE
WESTERLY EXTENSION OF SAID SOUTH LINE OF LOT 2 TO THE WEST LINE OF
ARLINGTON HEIGHTS ROAD; THENCE NORTH ALONG THE WEST LINE OF
ARLINGTON HEIGHTS ROAD TO THE WESTERLY EXTENSION OF THE NORTH
LINE OF CHECKER ROAD IN SAID SECTION 32; THENCE EASTERLY ALONG THE
NORTH LINE OF CHECKER ROAD TO THE EAST LINE OF THE NORTHWEST
QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 32; THENCE SOUTH
ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SAID SECTION 32 TO THE SOUTHWEST CORNER OF LOT 1 IN
ROSEGLEN SUBDIVISION PHASE 2 ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 3594386; THENCE EASTERLY ALONG THE SOUTH
LINE OF SAID ROSEGLEN SUBDIVISION PHASE 2 TO THE SOUTHEAST CORNER
SII3 11Friiedinnain IDevellolpinneint Advisors 4.2
OF OUTLOT A IN SAID ROSEGLEN SUBDIVISION PHASE 2; THENCE
NORTHEASTERLY TO THE COMMON CORNER OF SAID ROSEGLEN SUBDIVISION
PHASE 2 AND ROSEGLEN SUBDIVISION PHASE 1 ACCORDING TO THE PLAT
THEREOF RECORDED AS DOCUMENT 3594385; THENCE SOUTHEAST, EAST AND
NORTHEAST ALONG THE SOUTHERLY LINE OF SAID ROSEGLEN SUBDIVISION
PHASE 1 TO THE MOST EASTERLY CORNER OF SAID ROSEGLEN SUBDIVISION
PHASE 1, SAID CORNER BEING AT THE CENTERLINE OF CHECKER ROAD;
THENCE NORTHERLY ALONG LINE PERPENDICULAR TO THE NORTH LINE OF
CHECKER ROAD TO THE NORTH LINE OF CHECKER ROAD; THENCE EASTERLY
ALONG THE NORTH LINE OF CHECKER ROAD TO THE MOST SOUTHERLY
SOUTHEAST CORNER OF LOT 61 IN VINTAGE OF BUFFALO GROVE SUBDIVISION
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 2451381;
THENCE SOUTHERLY ALONG A LINE THAT IS PERPENDICULAR TO THE NORTH
LINE OF CHECKER ROAD FOR 250 FEET; THENCE EASTERLY ALONG A LINE
PARALLEL WITH THE NORTH LINE OF CHECKER ROAD TO THE WEST LINE OF
MANCHESTER GREENS PHASE I SUBDIVISION ACCORDING TO THE PLAT
THEREOF RECORDED AS DOCUMENT 2858473; THENCE SOUTHERLY AND
EASTERLY ALONG THE EXTERIOR BOUNDARY OF SAID MANCHESTER GREENS
PHASE I AND MANCHESTER GREENS PHASE II SUBDIVISION ACCORDING TO THE
PLAT THEREOF RECORDED AS DOCUMENT 3404864 TO A POINT ON THE EAST
LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 32, SAID POINT BEING AT
THE NORTH LINE OF CHURCH ROAD; THENCE NORTHEASTERLY ALONG THE
NORTH LINE OF CHURCH ROAD AS DEDICATED PER DOCUMENT 1396884 TO THE
SOUTHWEST CORNER OF LOT 5 IN WEIDNER'S RESUBDIVISION ACCORDING TO
THE PLAT THEREOF RECORDED AS DOCUMENT 1396884; THENCE NORTHERLY
ALONG THE WEST (REAR) LINES OF LOTS 57 4 AND 3 IN SAID WEIDNER'S
RESUBDIVISION TO THE NORTHWEST CORNER OF LAST SAID LOT 3; THENCE
NORTHEASTERLY TO THE NORTHEAST CORNER OF LOT 3 IN SAID WEIDNER'S
RESUBDIVISION, BEING AT THE WEST LINE OF BUFFALO GROVE ROAD; THENCE
NORTH ALONG THE WEST LINE OF BUFFALO GROVE ROAD TO THE WESTERLY
EXTENSION OF THE NORTH LINE OF BUFFALO GROVE TOWN CENTER UNIT 3
SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT
2898129; THENCE EAST ALONG THE NORTH LINE OF SAID BUFFALO GROVE
TOWN CENTER UNIT 3 SUBDIVISION TO THE NORTHEAST CORNER OF LOT 5 IN
SAID BUFFALO GROVE TOWN CENTER UNIT 3 SUBDIVISION; THENCE NORTH,
EAST AND NORTHEAST ALONG THE EXTERIOR BOUNDARY OF BUFFALO GROVE
TOWN CENTER UNIT 8 SUBDIVISION ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 4173676 TO THE MOST NORTHERLY NORTHEAST
CORNER OF LOT 3 IN SAID BUFFALO GROVE TOWN CENTER UNIT 8
SUBDIVISION, SAID CORNER BEING ON THE WESTERLY LINE OF ILLINOIS ROUTE
83; THENCE NORTHEASTERLY ALONG A LINE THAT IS RADIAL TO THE
CENTERLINE CURVE OF ILLINOIS ROUTE 83 TO THE EAST LINE OF ILLINOIS
ROUTE 83; THENCE SOUTHERLY ALONG THE EAST LINE OF ILLINOIS ROUTE 83
TO THE NORTH LINE OF BANK LANE AS DEDICATED PER DOCUMENT 2814414;
THENCE EAST ALONG THE NORTH LINE OF SAID BANK LANE TO THE
SII3 11Friiedinnain IDevellolpinneint Advisors 4.3
NORTHEAST CORNER OF SAID BANK LANE AS DEDICATED; THENCE SOUTH
ALONG THE EAST LINE OF SAID BANK LANE AS DEDICATED TO THE NORTH LINE
OF LOT 3 IN SEIGLE'S RESUBDIVISION ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 2814414; THENCE EAST TO THE NORTHEAST
CORNER OF LAST SAID LOT 3, THENCE SOUTH TO SOUTHEAST CORNER OF
LAST SAID LOT 3; THENCE WEST TO THE EAST LINE OF A 49.00 FOOT WIDE
PUBLIC INGRESS AND EGRESS EASEMENT PER DOCUMENT 2814414; THENCE
SOUTH ALONG THE EAST LINE OF LAST SAID 49.00 FOOT WIDE PUBLIC INGRESS
AND EGRESS EASEMENT AND SOUTHERLY EXTENTION TO THE EASTEERY
EXTENSION OF THE SOUTH LINE OF A PUBLIC INGRESS AND EGRESS
EASEMENT PER DOCUMENT 2961461; THENCE WEST ALONG THE SOUTH LINE
OF SAID PUBLIC INGRESS AND EGRESS EASEMENT PER DOCUMENT 2961461 TO
THE EAST LINE OF ILLINOIS ROUTE 83; THENCE SOUTHERLY ALONG THE EAST
LINE OF ILLINOIS ROUTE 83 TO THE NORTH LINE OF LOT 1 IN BUFFALO GROVE
CENTER SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS
DOCUMENT 2166162; THENCE EAST TO THE NORTHEAST CORNER OF LAST SAID
LOT 1; THENCE SOUTHERLY ALONG THE EAST LINE OF LAST SAID LOT 1 TO THE
NORTH LINE OF LAKE-COOK ROAD; THENCE EASTERLY ALONG THE NORTH LINE
OF LAKE-COOK ROAD, BEING A CURVE CONCAVE SOUTHERLY HAVING A
RADIUS OF 2,356.83 FEET TO A LINE THAT IS RADIAL AND EMINATING FROM A
POINT THAT IS AT THE INTERSECTION OF THE SOUTH LINE OF LAKE-COOK
ROAD AND THE EAST LINE OF WEILAND ROAD, SAID POINT BEING 16.41 FEET
EASTERLY OF (AS MEASURED ON THE ARC OF A 27226.83 FOOT RADIUS CURVE)
THE MOST NORTHERLY NORTHWEST CORNER OF LOT 2 IN SCHWIND
SUBDIVISION ACCORING TO THE PLAT THEREOF RECORDED AS DOCUMENT
3039568 IN LAKE COUNTY, ILLINOIS- THENCE SOUTHERLY ALONG LAST SAID
RADIAL LINE TO THE SAID INTERSECTION OF THE EAST LINE OF WEILAND ROAD
AND THE SOUTH LINE OF LAKE-COOK ROAD; THENCE SOUTHERLY ALONG THE
EAST LINE OF WEILAND ROAD TO THE SOUTH LINE OF THE SOUTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 33, BEING ALSO THE
NORTH LINE OF THE NORTHEAST QUARTER OF SECTION 4, TOWNSHIP 42
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, SAID LINE BEING
THE COMMON LINE BETWEEN LAKE AND COOK COUNTY, ILLINOIS; THENCE
WEST ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION
33 TO THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID
SECTION 33, THENCE WEST ALONG THE SOUTH LINE OF THE SOUTHWEST
QUARTER OF SAID SECTION 33 FOR 326.10 FEET TO THE WESTERLY LINE OF
WARRANTY DEED RECORDED AUGUST 10, 1999 AS DOCUMENT NUMBER
997592417 IN COOK COUNTY, ILLINOIS; THENCE SOUTHWESTERLY ALONG THE
WESTERLY LINE OF LAST SAID WARRANTY DEED AND EXTENSION THEREOF TO
THE SOUTHWESTERLY LINE OF ILLINOIS ROUTE 83; THENCE NORTHWESTERLY
ALONG THE WESTERLY LINE OF ILLINOIS ROUTE 83 TO THE NORTH LINE OF THE
NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 42 NORTH, RANGE 11 EAST
OF THE THIRD PRINCIPAL MERIDIAN SAID LINE BEING THE COMMON LINE
BETWEEN LAKE AND COOK COUNTY, ILLINOIS; THENCE CONTINUING
SII3 11Friiedinnain IDevellolpinneint Advisors 4.4.
NORTHWESTERLY ALONG THE WESTERLY LINE OF ILLINOIS ROUTE 83 TO THE
SOUTH LINE OF LAKE-COOK ROAD; THENCE WESTERLY AND SOUTHWESTERLY
ALONG THE SOUTH LINE OF LAKE-COOK ROAD TO A SOUTHEASTERLY JOG IN
SAID SOUTH LINE OF LAKE-COOK ROAD; THENCE SOUTHEASTERLY ALONG A
LINE PERPENDICULAR TO THE CENTERLINE OF LAKE-COOK ROAD FOR 1.55
FEET, MORE OR LESS, TO THE NORTH LINE OF THE NORTHWEST QUARTER OF
SECTION 4, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN SAID LINE BEING THE COMMON LINE BETWEEN LAKE AND COOK
COUNTY, ILLINOIS; THENCE CONTINUING SOUTHEASTERLY ALONG A LINE
PERPENDICULAR TO THE CENTERLINE OF LAKE-COOK ROAD FOR 5.46 FEET,
MORE OR LESS, TO A BEND IN SAID SOUTH LINE OF LAKE-COOK ROAD; THENCE
WESTERLY AND SOUTHWESTERLY ALONG THE SOUTH LINE OF LAKE-COOK
ROAD TO THE WEST LINE OF LOT 1 IN STAMELO'S SUBDIVISION ACCORDING TO
PLAT THEREOF RECORDED AS DOCUMENT 98735799, IN COOK COUNTY,
ILLINOIS; THENCE SOUTHERLY 30.39 FEET, MORE OR LESS, TO THE BOUNDARY
OF LAND'S DESCRIBED IN TRUSTEE'S DEED RECORDED AS DOCUMENT
998688107 IN COOK COUNTY, ILLINOIS- THENCE SOUTHEASTERLY 63.00 FEET,
MORE OR LESS, TO A BEND IN LAST SAID DEED LINE; THENCE EASTERLY TO
THE INTERSECTION OF THE NORTHWESTERLY PROLONGATION OF THE
SOUTHWESTERLY LINE OF WARRANTY DEED AS DOCUMENT 90052284; THENCE
SOUTHEASTERLY ALONG LAST SAID WARRANTY DEED LINE TO THE
INTERSECTION OF THE SOUTHEASTERLY DEED LINE AS DOCUMENT 99868810;
THENCE SOUTHWESTERLY ALONG THE SOUTHEASTERLY LINE OF SAID DEED
LINE PER DOCUMENT 99868810, AND THE SOUTHWESTERLY EXTENSION, TO
THE WEST LINE OF BUFFALO GROVE ROAD; THENCE NORTHWESTERLY ALONG
THE WESTERLY LINE OF BUFFALO GROVE ROAD TO A BEND IN THE WESTERLY
LINE OF BUFFALO GROVE ROAD; THENCE NORTHWESTERLY ALONG THE
WESTERLY LINE OF BUFFALO GROVE ROAD, 40.16 FEET, MORE OR LESS, TO
THE SOUTHERLY LINE OF LAKE-COOK ROAD; THENCE WESTERLY ALONG THE
SOUTHERLY LINE OF LAKE-COOK ROAD, 88.65 FEET, MORE OR LESS, TO THE
MOST NORTHERLY CORNER OF BUFFALO CREEK CONDOMINIUMS ACCORDING
TO DOCUMENT 0817216000 ; THENCE SOUTHWESTERLY AND SOUTHEASTERLY
ALONG THE EXTERIOR BOUNDARY OF LAST SAID BUFFALO CREEK
CONDOMINIUMS TO THE NORTHEASTERLY EXTENSION OF THE
NORTHWESTERLY (REAR) LINE OF LOTS 10 THROUGH 18 IN BUFFALO GROVE
UNIT NO. 1 ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT
168620567 IN COOK COUNTY, ILLINOIS; THENCE SOUTHWESTERLY ALONG LAST
SAID NORTHWESTERLY (REAR) LINE OF LOTS 10 THROUGH 18, TO THE
NORTHEAST CORNER OF LOT 75 IN BUFFALO GROVE UNIT NO. 2 ACCORDING
TO THE PLAT THEREOF RECORDED AS DOCUMENT 17251866, IN COOK COUNTY,
ILLINOIS; THENCE SOUTHWESTERLY TO THE NORTHWEST CORNER OF LAST
SAID LOT 75; THENCE WESTERLY TO THE NORTHEAST CORNER OF LOT 83 IN
SAID BUFFALO GROVE UNIT NO. 2; THENCE SOUTHWESTERLY TO THE
NORTHWEST CORNER OF LAST SAID LOT 83; THENCE SOUTHERLY ALONG THE
WEST (REAR) LINE OF LOTS 83 THROUGH 88 IN SAID BUFFALO GROVE UNIT NO.
SII3 11Friiedinnain IDevellolpinneint Advisors 4.5
2, TO THE SOUTHWEST CORNER OF LOT 88 IN SAID BUFFALO GROVE UNIT NO.
2; THENCE WEST, NORTHWEST AND NORTH ALONG THE REAR LOT LINES OF
LOT 90 THROUGH 114 IN SAID BUFFALO GROVE UNIT NO. 2, TO THE SOUTH LINE
OF LAKE-COOK ROAD; THENCE WEST ALONG THE SOUTH LINE OF LAKE-COOK
ROAD TO THE SOUTHERLY EXTENSION OF THE EAST LINE OF LOT 1 IN BUFFALO
GROVE BUSINESS PARK UNIT 11 ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 89160156, IN COOK COUNTY, ILLINOIS; THENCE
NORTHERLY TO THE MOST EASTERLY NORTHEAST CORNER OF LAST SAID LOT
1 IN BUFFALO GROVE BUSINESS PARK UNIT 11; THENCE NORTHWESTERLY
ALONG THE NORTHEASTERLY LINE OF SAID BUFFALO GROVE BUSINESS PARK
UNIT 11 TO THE MOST NORTHERLY CORNER OF SAID BUFFALO GROVE
BUSINESS PARK UNIT 11, BEING THE MOST EASTERLY CORNER OF BUFFALO
GROVE BUSINESS PARK UNIT 9, ACCORDING TO THE PLAT THEREOF
RECORDED AS DOCUMENT 88504177, IN COOK COUNTY, ILLINOIS; THENCE
NORTHWESTERLY ALONG THE NORTHEAST LINE OF LOT 2 TO THE COMMON
CORNER OF LOT 1 AND 2 IN SAID BUFFALO GROVE BUSINESS PARK UNIT 97
BEING THE COMMON LINE BETWEEN LAKE AND COOK COUNTY, ILLINOIS-
THENCE NORTHWESTERLY ALONG THE NORTHEAST LINE OF LOT 1 TO THE
MOST NORTHERLY CORNER OF SAID BUFFALO GROVE BUSINESS PARK UNIT 9.
THENCE SOUTHWESTERLY ALONG THE NORTHWEST LINE OF LOT 1 IN SAID
BUFFALO GROVE BUSINESS PARK UNIT 9 AND EXTENSION THEREOF TO THE
SOUTHERLY LINE OF WEIDNER ROAD; THENCE WESTERLY ALONG THE
SOUTHERLY RIGHT OF WAY LINE OF WEIDNER ROAD TO THE WEST LINE OF THE
SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 32;
THENCE SOUTH ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF SAID SECTION 32 AND THE SOUTHERLY EXTENSION
THEREOF, ACROSS THE COMMON LINE BETWEEN LAKE AND COOK COUNTY,
ILLINOIS; TO THE SOUTH LINE OF LAKE-COOK ROAD; THENCE WEST ALONG THE
SOUTH LINE OF LAKE-COOK ROAD TO THE NORTHEAST CORNER OF LOT 1 IN
HARRIS RESUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED AS
DOCUMENT 24799203, IN COOK COUNTY, ILLINOIS; THENCE SOUTH TO THE
MOST EASTERLY SOUTHEAST CORNER OF LOT 2 IN BURDEEN'S RESUBDIVISION
ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 1233139116, IN
COOK COUNTY, ILLINOIS; THENCE WESTERLY ALONG THE SOUTH LINE OF LAST
SAID LOT 2 TO THE SOUTHWEST CORNER OF LOT 2 IN SAID BURDEEN'S
RESUBDIVISION; THENCE WEST ALONG A LINE PERPENDICULAR TO THE WEST
LINE OF LAST SAID LOT 2 TO THE WEST LINE OF ARLINGTON HEIGHTS ROAD;
THENCE NORTH ALONG THE WEST LINE OF ARLINGTON HEIGHTS ROAD TO THE
SOUTH LINE OF LAKE-COOK ROAD; THENCE NORTHERLY TO THE POINT OF
BEGINNING, IN LAKE COUNTY, ILLINOIS, EXCEPT THE FOLLOWING 2
EXCEPTIONS (EXCEPT THEREFROM THE FOLLOWING: LOT 1 IN MAIORIELLO'S
SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED JUNE 287 1995 AS
DOCUMENT 3688967 IN LAKE COUNTY, ILLINOIS AND ALSO EXCEPT ALL THAT
PART OF TURNBERRY OF BUFFALO GROVE CONDOMINIUM, AS DELINEATED ON
A SURVEY OF THE FOLLOWING DESCRIBED TRACT OF LAND: PART OF LOT 1 IN
SII3 11Friiedinnain IDevellolpinneinrt Advisors 4.6
TURNBERRY, BEING A SUBDIVISION IN THE SOUTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 43 NORTH, RANGE 11 EAST
OF THE THIRD PRINCIPAL MERIDIAN, IN LAKE COUNTY, ILLINOIS, WHICH SURVEY
IS ATTACHED AS EXHIBIT "C" TO THE DECLARATION OF CONDOMINIUM
OWNERSHIP FOR TURNBERRY OF BUFFALO GROVE CONDOMINIUM, RECORDED
NOVEMBER 18, 2004 IN LAKE COUNTY, ILLINOIS AS DOCUMENT NUMBER
5685372) ALSO (EXCEPT LOT 1 IN BURDEEN'S RESUBDIVISION ACCORDING TO
THE PLAT THEREOF RECORDED AS DOCUMENT 1233139116, IN COOK COUNTY,
ILLINOIS).
SII3 11Friiedinnain IDevellolpinneint Advisors 4.7
Appendix 4: List of PINs in Lake Cook Road RPA
1 Cook 0304100001 $0
2 Cook 0304100006 $0
3 Cook 0304100011 $0
4 Cook 0304100015 $0
5 Cook 0304100020 $0
6 Cook 0304100024 $0
7 Cook 0304100025 $0
8 Cook 0304101003 $280,174
9 Cook 0304101004 $26,031
10 Cook 0304102003 $0
11 Cook 0304102004 $12,277
12 Cook 0305122042 $0
13 Cook 0305122045 $446,247
14 Cook 0305200009 $0
15 Cook 0305201037 $0
16 Cook 0305201038 $0
17 Cook 0305201041 $0
18 Cook 0305201042 $0
COOK COUNTY SUBTOTAL $764,729
1 Lake 1532300003 $0
2 Lake 1532300006 $0
3 Lake 1532300007 $0
4 Lake 1532300015 $0
5 Lake 1532300016 $0
6 Lake 1532308001 $606,408
7 Lake 1532308002 $1,568,358
8 Lake 1532308004 $59,435
9 Lake 1532308007 $2,281,962
10 Lake 1532308017 $447,423
11 Lake 1532308018 $396,924
12 Lake 1532308019 $1,092,050
13 Lake 1532308020 $473,998
14 Lake 1532308021 $84,355
15 Lake 1532309001 $0
16 Lake 1532310003 $1,042
S1113 11Firiiedi mini IDevellopi rneint Advisors 48
17 Lake 1532310004 $1,042
18 Lake 1532400007 $0
19 Lake 1532400008 $0
20 Lake 1532400016 [11 $0
21 Lake 1532405001 $0
22 Lake 1533300051 $0
23 Lake 1533300053 $0
24 Lake 1533300057 $0
25 Lake 1533300063 $0
26 Lake 1533300065 $0
27 Lake 1533300067 $0
28 Lake 1533300087 $0
29 Lake 1533300088 $0
30 Lake 1533300089 $10
31 Lake 1533300091 $0
32 Lake 1533300092 $137
33 Lake 1533300095 $0
34 Lake 1533300096 $0
35 Lake 1533300097 $0
36 Lake 1533300098 $0
37 Lake 1533300099 $10
38 Lake 1533300100 $10
39 Lake 1533300101 $0
40 Lake 1533300103 $0
41 Lake 1533300104 $0
42 Lake 1533300105 $0
43 Lake 1533300106 $0
44 Lake 1533300107 $0
45 Lake 1533301020 $373,572
46 Lake 1533301021 $1,541,385
47 Lake 1533301022 $344,709
48 Lake 1533301023 $0
49 Lake 1533301025 $0
50 Lake 1533301039 $502,926
51 Lake 1533301076 $0
52 Lake 1533301077 $426,630
53 Lake 1533301079 $0
54 Lake 1533301148 $114
55 Lake 1533301170 $0
S1113 11Firiiedi mini IDevellopi rneint Advisors 49
56 Lake 1533301171 $0
57 Lake 1533301172 $0
58 Lake 1533301173 $0
59 Lake 1533302013 $83,705
60 Lake 1533302014 $99,119
61 Lake 1533302015 $82,206
62 Lake 1533302017 $0
63 Lake 1533302019 $0
64 Lake 1533303001 $0
65 Lake 1533304001 $71,795
66 Lake 1533304003 $1,032
67 Lake 1533304028 $0
68 Lake 1533304029 $0
69 Lake 1533304088 $0
70 Lake 1533304113 $798
71 Lake 1533304114 $160
72 Lake 1533304115 $526,526
73 Lake 1533304117 $243,006
74 Lake 1533304160 $1,375
75 Lake 1533304161 $1,035,017
76 Lake 1533304162 $687,508
77 Lake 1533304164 $264,038
78 Lake 1533304165 $611,866
79 Lake 1533304209 $0
80 Lake 1533304212 $251,020
81 Lake 1533304223 $131,632
82 Lake 1533304267 $2,415,825
83 Lake 1533304268 $0
84 Lake 1533305001 $223,289
85 Lake 1533309001 $169,914
86 Lake 1533309002 $770,512
LAKE COUNTY SUBTOTAL $17,872,562
[1] Portion of parcel to be subdivided and excluded from RPA.
[2] 2018 parcel count does not match 2019 parcel count cited elsewhere in the Report due parcel changes in 2019.
Source:Cook County, Lake County,SB Friedman
SII3 11Firiiedi nain IlDevellolpi rreint Advisors 50