I guess I am trying to figure out what exactly it means for a property to be in the demo list, vs a property in the tif that is not in the demo list.
In both cases, the village *might* want to acquire the property.
miket
Riverside Info » About Riverside
EDC Resolution from Jan 4 Mtg
(50 posts)-
Posted Monday Jan 8, 2007 17:45 #
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To serve the TIF, the government cannot acquire a property against the owner's will that is not on the possible displacement list. That is the point of the list. It may try to do so under a separate power of eminent domain, but the hurdles it would have to overcome would be much higher, and there would remain the issue of their authority to do so for the intended purpose involved.
Posted Monday Jan 8, 2007 18:49 # -
Ok. I might be getting it. So, to recap:
If a property is on the displacment list, then there is a possible exercise of e.d. against the property - subject to the protections afforded private properties that you pointed me to.... and to the whim or or the discretion of the village. In Riverside's case, they have SAID they will not exercise e.d..
If a property in the tif is not on that list, and the village wanted it, the village would make an offer like a free market transaction.
Mr Mckenna and the village did not tease out these nuances of 'property acquisition' for me.
I expect them to explicitly confirm this reading in writing.
mike
Posted Monday Jan 8, 2007 19:16 # -
A couple of clarifications. Just because a property is on the properties of interest list does not mean that the Village will acquire that property or that it has to acquire it via ED. Also, to be fair and completely above board, there is one more clarification. Even if the property is not on the properties of interest list but is within the TIF boundaries, it could be acquired by the Village using eminent domain. What would be required is a material amendment to the TIF redevelopment Plan, which implies that the Village would have to re-initiate the whole process (i.e. hold public hearings, convene the joint review board etc... ). Obviously a very cumbersome process and one that the Village would probably want to avoid at all costs.
On the theoretical acquisition of the Arcade by the Village, they would be able to acquire this building by securing a mortgage loan and therefore would not have to wait until they have accumulated $3 million in TIF funds to move forward with the transaction. The mortgage would be repaid using the funds received after selling the Arcade building to the selected re-developer.
Posted Monday Jan 8, 2007 22:07 # -
How could the village government take out a mortgage to repay with TIF funds when we don't have a TIF and may never have one? That does not seem financially responsible. Still, one would hate to see the Arcade go to some slumlord or philistine.
Well, if they are going to materially amend the TIF plan, they could take the opportunity to expand the TIF area.
Mike, is your house in the B2 district?
Posted Monday Jan 8, 2007 22:16 # -
Catherine, The forgoing stmts, including corbi's, are assuming that there IS a tif. I believe corbi was saying that we MIGHT be able to save the Arcade and hav better control over it with the use of tif funds - assuming wexford wanted out.
I did not think that I was in the B2 district, but there is a lot I did not know such as my house to be demolished 'notionally'. I know I heard that stmt tonight at the jan B meeting from JW I believe where it was said that the tif boundaries covered the B2 area.
can someone point us to a document or map that specifies the B2 area? Chris, a little help, please? :)
mike
Posted Monday Jan 8, 2007 23:18 # -
Frankly Mike, all versions of those maps are hard to read. I had to call Kathleen Rush to find out where on my street the CBD ended. I suggest that. The TIF boundaries include the B2 and then cover yet more area. I think it would go better if the TIF were contracted to the B2 area (provided you're not in it, of course!)
Yes, I know this is Corbi's assumption. But if the Arcade needed to be held now, it could not be done so dependent on money that might never come. And, we have heard how strained the Village budget is. If we cannot make police payroll or maintain our trees, it will be a hard argument we should buy the Arcade. I don't understand why it could not be well and widely marketed before we did that.
Posted Tuesday Jan 9, 2007 05:29 # -
Mike T., that is exactly what I meant. I think we have some time with the Arcade. The first option in my mind is to work with Wexford to initiate their original plan.
Posted Tuesday Jan 9, 2007 07:37 # -
We need to know what the "real" deal is with Wexford. I asked, in writing, several weeks ago, to see these papers and never got a response. Now we find the deal has gone sour. We need to know what else may have transpired here, not just what Katie said at the EDC.
Posted Tuesday Jan 9, 2007 08:27 # -
How will EDC VOTE TODAY?
Posted 3 months ago #
DougPollock
MemberPending the posting of the Resolution (perhaps it will be on the Village website), as I understand it, the EDC Resolution supporting the TIF included the following conditions:
- There should be no use of eminent domain for residential properties;
- Central School and Hauser Jr High should be added to the TIF District;
- Any expenditure on Swan pond should be limited to repairing the wall and steps and to drainage improvements.
- The Board should clarify the priorities of the TOD plan.I understand and support the condition to add the schools to the TIF so that TIF revenues can be spent on the schools. They have also recommended that the TIF not be approved without the support of the Joint Review Board. This is significant in that I believe the Village legally can do the TIF without the support of the Joint Review Board. So if this Resolution is agreed to by the Village Board, this clause will give the school districts full control to make sure they get whatever they need. If the Board agrees, any concerns about the impact on the schools should be directed to the school board rather than the Village Board. If the school board supports TIF unconditionally and then comes back to the taxpayers for more money, they would have some explaining to do.
The wild card right now seems to be the last bullet point in the EDC Resolution - The Plan. Given the purview of the EDC it is appropriate for them to limit their recommendation to a general recommendation rather than make specific recommendations on what the plan should contain. The plan as written has a very good "menu of items" but needs to clarify its priorities and to specify redevelopment areas. I think there would be broad agreement on which properties the Village would consider for replacement, which properties would be suitable for restoration, and which properties should be preserved. I see no reason not to specify this in the plan.
In regards to priorities, the Action Matrix in Section 6 of the TOD plan appears to be the primary concern. I get the impression that the priorities listed in this matrix are not commonly shared by the community. I for one do not agree with some of these priorities and would like the opportunity to argue for some changes.
Posted 3 months ago #
*So, it is official, the board of trustees ignores the EDC recommendations as well. At least the board is consistent. I wonder how the EDC will vote today on the TIF now that their recommendations will not be followed, ie. ED, "make schools whole", remove Swan Pond, etc.
What I find unbelievable, is that the board ignores the volunteer group (with TIF professionals, bankers on it) and chooses to listen to the paid (for profit) consultant instead.
Posted Tuesday Apr 17, 2007 08:36 #
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