By TESA CULLI
CNHI
Mt. Vernon —
MT. VERNON — A schedule on the formation of two new tax increment finance districts in the city has been released.
“Timing is crucial on the (West TIF),” City Manager Ron Neibert said. “It’s crucial because of the statutory criteria under which we are qualifying for that area — an industrial park conservation area TIF. ... The only criteria for an industrial park conservation area is that unemployment of the county must be at least 6 percent, and the rate is higher than the national average, and is adjacent to an area that qualifies as a blighted or conservation area.”
The West TIF area is roughly located in the area south of Wal-Mart up to Sparrow Lane, then near Ambassador, with an east boundary of Interstate 57. Neibert said although the TIF could have been created on its own under the statutory criteria, the city council chose to also create the East TIF since it qualified as a blighted and conservation area under the TIF Act — the same criteria used to create the Downtown TIF.
“We had to make sure the area qualified as part of the criteria for the creation of the West TIF,” Neibert explained. “The council decided to create the East TIF area to allow help with those conditions.”
Some of the factors that qualify the East TIF area are insufficient infrastructure, vacant structures, dilapidated structures and age of structures. The East TIF area will be roughly located with a northern border near the Drury Inn, go down Mateer Drive, and include the western side of South 42nd Street and continue south towards the new interchange on Veterans Memorial Drive.
“Under the criteria, at least 50 percent of the structures have to be at least 35 years of age or older,” Neibert said. “There are some areas we had to exclude and really specify the boundaries of the East TIF. The West TIF was much easier to qualify.”
The draft redevelopment plans for both proposed TIF areas are available to the public and on file in the City Clerk’s office at City Hall. On Monday, the council set the hearing date and times for each TIF on Sept. 20. This week, notices of the hearing have been mailed to all taxing bodies affected in the districts and to all those who own property within the boundaries and within 750 feet of the boundaries of the districts.
“A joint review board meeting is scheduled to be held on Aug. 26,” Neibert said. “The Joint Review Board is responsible during the formation of a TIF district to review draft redevelopment plans and make a determination whether or not the district qualifies for TIF certification under the guidelines of the TIF statute. They are advisory only.”
The joint review board is made up of representatives from certain taxing bodies which have jurisdiction within the proposed boundaries of a TIF. Representatives from the Rend Lake Conservancy District, Mt. Vernon City Schools, Mt. Vernon Township High School, Shiloh Township, C. E. Brehm Memorial Library, Jefferson County, Mt. Vernon, and Rend Lake College will be on the JRB for the East TIF. Representatives from RLCD, Mt. Vernon City Schools, Mt. Vernon Township High School, Woodlawn Grade School, McClellan Township, Shiloh Township, Jefferson County, Mt. Vernon, Rend Lake College, C.E. Brehm Library and Jefferson Fire Protection District will be on the West TIF joint review board.
After a TIF is formed, the JRB meets annually after audits of TIF funds are completed to review the activity within the district and ensure the redevelopment plan is being adhered to through the projects approved, Neibert said.
The JRB report is expected to be completed between Aug. 26 and Sept. 25 — in time for the public hearings which have been scheduled. Under scheduled plans, the City Council will introduce ordinances to adopt the TIF plan and redevelopment project, designate the TIF area and adopt tax increment financing for the areas no sooner than Oct. 4 and no later than Dec. 19.
“We’re moving forward quickly now,” Mayor Mary Jane Chesley said. “We have a plan, we’re following it, and things are beginning to gain momentum.”
