CICERO/STEVENSON

TIF DESIGNATION
JOINT REVIEW BOARD

March 3, 2022
Agenda
• Purpose for the Designation
• Cicero/Stevenson TIF District Designation
• Boundary
• Eligibility Criteria
• Goals and Objectives
• Proposed Future Land Use
• Potential Project
• Budget
• Questions

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Purpose for the Designation
• Designate the TIF for a 24-year term to spur redevelopment of the
former LeClaire Courts Chicago Housing Authority development in
order to complete substantial buildout of land within the Project
Area.

• Designate the district for a term to expire Dec. 31, 2046

• Establish redevelopment budget
• Establish land use map to account for future development
• Ensure TIF district designation is completed in accordance with the IL TIF Act.

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Cicero/Stevenson
o Designation will be as a
Vacant Blighted TIF
o 65 acres
o 19 parcels
o Former LeClaire Courts
development and
LeClaire-Hearst Park

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Eligibility Findings
• State TIF Act Requires
• 2 Factors for a Vacant Blighted Area
• This Area qualifies under the State TIF Act
• Area exhibits 3 Vacant Blighted Area factors
• Obsolete Platting
• Environmental Remediation Costs
• Blighted Improved Prior to Becoming Vacant

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Obsolete Platting
• Parcels with irregular
shapes, difficult to develop

• One parcel has no road

access

• Six parcels are split by the

street

• Laporte Avenue is narrow

and lies within a parcel (no
right-of-way provided)

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Environmental Contamination
• Prior to demolition of residential buildings, comprehensive
evaluation found presence of:
• Asbestos
• Lead paint
• Extensive mold
• All asbestos, lead, and mold was removed in the demolition and
clearance process according to U.S. and Illinois EPA requirements

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Blighted Area Prior to Vacancy
• An improved area must exhibit 5 of 13 factors to be considered
“blighted”. Project Area has 6 factors present:
• Dilapidation
• Obsolescence
• Deterioration
• Structure below Building Code Standards
• Excessive Vacancies
• Environmental Cleanup Costs Incurred

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Cicero/Stevenson TIF: Goals and Objectives
• Promote the development of a mixed-income residential
community with a range of housing options
• Encourage commercial amenities like grocery and other retail
• Maximize private investment and public benefit
• Improve infrastructure and parks
Land Use Map
Proposed
Development

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Proposed
Development
Cicero/Stevenson TIF:udget
B
ESTIMATED
ELIGIBLE EXPENSE CATEGORY REDEVELOPMENT
PROJECT COST
Analysis, Administration, and Studies $2,000,000
Property Assembly $4,000,000
Rehabilitation of Existing Buildings, Affordable Housing Construction $30,500,000
Public Works and Improvements $20,000,000
Relocation Costs $1,500,000
Job Training $7,000,000
Interest Subsidy $10,000,000
Day Care Services $5,000,000
TOTAL REDEVELOPMENT PROJECT COSTS $80,000,000

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Next Steps
• CDC Public Hearing* – April 5, 2022 at 1pm
• City Council Introduction – May, 2022 – TBD
• Finance Committee* – June, 2022 – TBD
• City Council Approval – June, 2022 – TBD

* Allows for Public Comment

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CICERO/STEVENSON
TIF DESIGNATION
JRB MEETING

March 3, 2022
Former LeClaire
Courts

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Former LeClaire
Courts

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Former LeClaire
Courts

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Former LeClaire
Courts

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