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21. ChrisHajer
    Member

    EricSundstrom said:

    Developers are already checking out Riverside's CBD. This is a FACT as I personally have been approached to sell my building. I know others in the CBD have been approached also. In ten years downtown riverside WILL...not maybe...not I don't hope so... will be vastly different that what we have today.

    If they are indeed checking out the CBD, why do we need a TIF to incent them? I have no problem with change in the downtown area, but why do we need to put a TIF in place to encourage the change? The TIF is the carrot to encourage them to build what we (someone, everyone) want?

    Posted Wednesday Feb 21, 2007 16:12 #

22. Catherine
    Member

    Correct. I have also been told that Riverside Foods has been approached multiple times over the years. THAT is exactly why Riverside does NOT meet the BUT FOR test required to qualify for a TIF and would not stand up to a court challenge, an option that I know for a FACT has not been ruled out, should push come to shove. And I am sure no one would want us to make use of a program that we are not in fact qualified for. I thank EricSundstrom for confirming this point about our downtown requiring no such incentives.

    Posted Wednesday Feb 21, 2007 16:15 #

23. spatny
    Member

    Eric - I couldn't have said it bettr. That is why I called for, in Vision Five, the Village to take Burlington and Quincy and create an Architectural Enterprise Zone and sponsor a Architectural Development or rejuvenation contest for that area, based on six logical "siperblocks" of property assemblages. While that was going on - say 24 months - the Village could get it's infrastructure in order, establish how it would approach sequential development of the superblocks so that there would be the least disruption, etc. hat would also enable the Village to revisit and update the B2 Zoning Code so as to prevent any further VCs from being built. Of course that assumes the Board has the will to change course, correct the zoning and follow what develops. We could end up with something wonderful, instead of more fake crap.

    So if a guy buys your lot for your price, and, under the existing code seeks to put a skinny little three or (with variance - "Hey, they got one, why can't I" ) four floor 6-8 unit overlooking the beautiful church and Riv Foods parking lots. Hooray for Riverside.
    Hey, maybe that's you that's opening up the new Ralty Office in town, over on Quincy?

    Posted Wednesday Feb 21, 2007 16:21 #

24. EricSundstrom
    Member

    We may or may not need a TIF, but how do you propose to encourage a builder to build what is good for this town? Chris was correct in saying a TIF might be the carrot we could use. Any other ways and I'm all ears. Aberdeens solution works for the south side of burlington but does not work on the north side of the road.

    Posted Wednesday Feb 21, 2007 16:28 #

25. Catherine
    Member

    And what exactly is to happen to people who own homes on Burlington and Quincy, some of them sold to them by Century 21 on Burlington?

    And if more property taxes come from homes than businesses, how does that fact that property eminent domained (for those who do not want to sell) for mixed retail/residential use must dedicate 20% of the space for low income housing result in more property taxes from new residences. I am sure someone has run the numbers on that.

    What ordinance will require or ensure that TIF-inspired building will be "better" for Riverside than the VC?

    Posted Wednesday Feb 21, 2007 16:44 #

26. TJS
    Member

    I was here 30 years ago, I don't recall a population of 12,000. I certainly don't remember 30 more businesses in the CBD. Where were they, we haven't torn down that many. I remember the Village Market, 31 Flavors with Mr. Doody, a bike shop, a music/clothes store on the 2nd floor of where the Chew Chew is, a children's clothing store and a few others. We don't have 30 vacant or torn down businesses. Regardless, times and shopping habits change. Remember when we had diagonal parking in the CBD? As Eric points out, development is happening. I applaud Eric for spending his money on a development and not using a subsidy/handout/TIF from the tax payer to make this happen.

    Posted Wednesday Feb 21, 2007 16:51 #

27. spatny
    Member

    It appears to me that we have quite enough development going on now to satisfy the market - without the TIF. Thimk about it: Condos on Ogden, Delaplaine, two places on Burlington, Forest and Pine. And Eris S says developers are coming to his door. So why don't we fix the flaws in the code, enforce it, keep our alleys until we get what we want, enforce the parking requirements and beef up the fee per car, repair the infrastructure and take a two year hiatus. What is the rush about? I keep wondering what is going down.

    Posted Wednesday Feb 21, 2007 17:32 #

28. MikeT
    Member

    Yes, TJS, the one 'funding source' missing in the chart yesterday was

    the market

    customers

    It seems from looking into this more, and talking with some developers and others more, I find that a lot of developers/biz operators look for some kind of handout before undertaking a project.

    We must remember, however, that riverside is different is unique. It has a 1930s scout cabin on the river in the middle of gritty cook county IL! It has a coffee shop named Grumpy's and a restaurant called the Chew Chew.

    all an n=1, not a chain.

    SO...

    They made it without a tif. If you asked them if they wanted free money, or a deal, I am sure they would take it.

    I say, if a developer does not 'get Riverside', they should not get Riverside. Go to clarendon hills or downers grove. and park. We'll keep the rest.

    a note to the admin and trustees - you HAVE responded to the NIU question - do something in the cbd. you stirred the drink; people will buy riverside, RIGHT, everyone!

    You can tell your executioner to stand down.

    Posted Wednesday Feb 21, 2007 17:41 #

29. Catherine
    Member

    Not only do we have enough development going on to satisfy the market - perhaps more than enough - we have also enough development going on to legally disqualify us for a TIF, as I read the plain meaning of the Pleasantdale decision and the cases it cites.

    Posted Wednesday Feb 21, 2007 17:45 #

30. MikeT
    Member

    spatny said--
    I keep wondering what is going down.

    me too.

    With no plan, all is permitted.

    It is probably not good, because if it were, they would trumpet it from the gables of the Arcade!

    But, since they are 'educated' about the Riverside's public, I bet they are keeping things or plans under wraps since it might be something someone might oppose.

    Posted Wednesday Feb 21, 2007 17:53 #

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