TAX INCREMENT FINANCING REDEVELOPMENT PLAN & PROJECT August 16, 2016

The City of CARMI, IL Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

TABLE OF CONTENTS

SECTION PAGE

I. Introduction ...... 2

II. Eligibility Findings for the Area ...... 3

III. Findings of Need for Tax Increment Financing ...... 17

IV. Redevelopment Plan ...... 19

V. Implementation Strategy...... 22

VI. Amending the TIF Plan...... 28

VII. Reporting and Meeting ...... 29

EXHIBITS

Exhibit A Boundary Map...... Following Page 4

Exhibit B Existing Land Use Map ...... Following Page 8

Exhibit C Undermined Area...... Following Page 14

Exhibit D Floodplain Area...... Following Page 14

Exhibit E Future Land Use Map ...... Following Page 20

FIGURES

Figure A Total Population...... 10

TABLES

Table A Developed Area EAV Growth Rates ...... 11

Table B Undeveloped Area EAV Growth Rates...... 12

Table C Blighting Factors Matrix...... 15

Table D Estimated Budget for Redevelopment Project Costs...... 25

APPENDICES

Appendix A Legal Description ...... 33

Appendix B Parcel ID Numbers...... 39

Page 1 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

SECTION I. INTRODUCTION

On August 16, 2016, the Eligibility Study for the Tax Increment Financing (“TIF”) Area was presented to the City Council. The Eligibility Study outlined the qualifying factors found in the Area, and this information is referenced within this Redevelopment Plan (“Plan”). At their meeting on August 16, 2016, the City Council approved motions to continue the TIF process and to complete this document, the Redevelopment Plan for the Area.

The City of Carmi intends to use tax increment financing, as well as other financing programs, if available, and development tools, to ameliorate the blighting conditions of the proposed Redevelopment Project Area and to stimulate private investment. The proposed Redevelopment Project Area as a whole has not been subject to economic growth and will not likely develop without the implementation of a tax increment financing program.

The Plan outlines the anticipated projects and includes the following activities:

i. General upgrades of utilities and infrastructure, including repair/replace aging portions of water and sanitary sewer systems, and improving the storm water drainage system;

ii. Provide utilities and infrastructure to accommodate future development, including construction of new lines and increasing the size of existing systems;

iii. Rehabilitation of aging and deteriorated structures, and demolition where necessary;

iv. Street, curb and sidewalk rehabilitation and construction;

v. Land assembly and marketing of properties;

vi. Development of industrial and commercial businesses; vii. Riverfront improvements, including general cleanup, the facilitation of the FEMA grant buyout program, and development of recreational areas; viii. Recruitment of new businesses;

Tax Increment Financing is permitted by the Illinois Tax Increment Allocation Redevelopment Act (the “Act” or the “TIF Act”), which is found at 65 ILCS 5/11-74.4-1 et. seq. The Act sets forth the requirements and procedures for establishing the Area and the Plan. The Area is identified on various exhibits and descriptions in the following sections. It also should be noted at this time that this Plan does not constitute a suggestion of every allocation of TIF Revenue, nor does it represent or constitute an inference as to the content of any “Redevelopment Agreements” that may be negotiated between the City and any developer.

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SECTION II. ELIGIBILITY FINDINGS FOR THE AREA

A. Introduction In order to establish tax increment financing properties slated for inclusion in the TIF Area must be found to be eligible. The following sections report on the eligibility of these parcels.

B. Statutory Requirements According to the Act, in order for a municipality to qualify properties for tax increment financing, a finding must be made that conditions exist which allow the Area to be classified as a blighted area, a conservation area, a combination of both blighted and conservation areas, or an industrial park conservation area. A map of the area of study (the “Area” or the “Proposed Area”) has been attached as Exhibit A – Boundary Map. Moran Economic Development conducted an evaluation of the physical conditions in the Area, and the findings of this evaluation are outlined below.

The definitions used for qualifying this Area, as defined in the Act, follows:

“Conservation Area” means any improved area within the boundaries of a redevelopment project area located within the territorial limits of the municipality in which 50% or more of the structures in the area have an age of 35 years or more. Such an area is not yet a blighted area but because of a combination of three or more of the following factors is detrimental to the public safety, health, morals or welfare, and such an area may become a blighted area:

1. 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.

2. Obsolescence - The condition or process of falling into disuse. Structures have become ill-suited for the original use.

3. 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.

4. 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.

5. Illegal use of individual structures - The use of structures in violation of applicable federal, State, or local laws, exclusive of those applicable to the presence of structures below minimum code standards.

Page 3 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

6. Excessive vacancies - 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.

7. 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 or inadequacy 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.

8. 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.

9. 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: the presence 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 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.

10. 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.

11. 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 standards, or other evidence demonstrating an absence of effective community planning.

12. 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,

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1 EXHIBIT A - BOUNDARY MAP TIF DISTRICT II Carmi, IL O Miles 0 0.175 0.35 0.7 1.05 1.4 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

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.

13. The total equalized assessed value of the Proposed Redevelopment Project Area has declined for 3 of the last 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 3 of the last 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 3 of the last 5 calendar years prior to the year in which the redevelopment project area is designated.

“Blighted Area” means any improved or vacant area within the boundaries of a redevelopment project area located within the territorial limits of the municipality where, if vacant, the sound growth of the redevelopment project area is impaired by a combination of 2 or more of the following factors, each of which is (i) present, with that presence documented, to a meaningful extent so that a municipality may reasonably find that the factor is clearly present within the intent of the Act and (ii) reasonably distributed throughout the vacant part of the redevelopment project area to which it pertains:

1. Obsolete platting of vacant land - that results in 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-way 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.

2. Diversity of ownership - of parcels of vacant land sufficient in number to retard or impede the ability to assemble the land for development.

3. Tax and special assessment delinquencies - exist or the property has been the subject of tax sales under the Property Tax Code within the last 5 years.

4. Deterioration of structures or site improvements in neighboring areas adjacent to the vacant land.

5. 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 remediation costs constitute a material impediment to the development or redevelopment of the redevelopment project area.

6. The total equalized assessed value of the proposed redevelopment project area has declined for 3 of the last 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 3 of the last 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

Page 5 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

Department of Labor or successor agency for 3 of the last 5 calendar years prior to the year in which the redevelopment project area is designated.

Or, if vacant, the sound growth of the redevelopment areas is impaired by one of the following factors that (i) is present, with that presence documented, to a meaningful extent so that a municipality may reasonably find that the factor is clearly present with the intent of the Act and (ii) is reasonably distributed throughout the vacant part of the redevelopment project area to which it pertains:

1. The area consists of one or more unused quarries, mines, or strip mine ponds.

2. The area consists of an unused rail yards, rail tracks or railroad rights-of-way.

3. The area, prior to its designation, is subject to chronic flooding which adversely impacts on real property in the area as certified by a registered professional engineer or appropriate regulatory agency.

4. The area consists of an unused or illegal disposal site containing earth, stone, building debris, or similar materials that were removed from construction, demolition, excavation, or dredge sites.

5. Prior to November 1, 1999, the area is not less than 50 nor more than 100 acres and 75% of which is vacant (notwithstanding that the area has been used for commercial agricultural purposes within 5 years prior to the designation of the redevelopment project area), and the area meets at least one of the factors itemized in paragraph (1) of this subsection, the area has been designated as a town or City center by ordinance or comprehensive plan adopted prior to January 1, 1982, and the area has not been developed for that designated purpose.

6. The area qualified as a blighted improved area immediately prior to becoming vacant, unless there has been substantial private investment in the immediately surrounding area.

C. Methodology of Investigation Various techniques and methods of research and field surveys were utilized in determining the eligibility of the properties in question, including:

. On-site field examination of the Proposed Area by experienced property inspectors on the staff of Moran Economic Development. These personnel are trained in techniques and procedures of determining conditions of properties, buildings, streets, utilities, etc. and the subsequent use and analysis of this research to determine TIF eligibility.

. Contacts with City officials and other individuals knowledgeable about conditions and history in and of the Proposed Area, the age and condition of buildings and site improvements, development patterns, real estate matters, and related items.

. Use of definitions contained in the Act.

. Examination of maps, aerial photographs, and historic data related to the Proposed Area including White County real property tax assessment records.

Page 6 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

. Use of Illinois State Geological Survey (ISGS) data in determining the presence of undermining within the Proposed Area.

. Use of Federal Emergency Management Agency (FEMA) information and data to document flooding issues and floodplain locations within the Proposed Area.

. Adherence to basic findings of need as established by the Illinois General Assembly in establishing tax increment financing, which became effective on January 10, 1977 and has been subsequently amended.

D. Eligibility Findings for the Area In making the determination of eligibility for an Area, it is not required that each and every property and/or building individually qualify, but it is the Area as a whole that must be determined to be eligible. An analysis of the physical conditions and presence of qualifying factors within the Area was performed. In addition to the analysis an inventory of existing land use was determined and outlined on the attached Exhibit B – Existing Land Use Map.

The Area that is proposed for tax increment financing encompasses 677 parcels of property and rights-of-way in the City of Carmi. Generally, this Area encompasses parcels adjacent to Main St and the downtown portion of the City, extending to the northeastern portion of the corporate boundary. Beginning south of the fairgrounds the area takes in adjacent parcels to Main St/Hwy 1 and continues northeast, taking in parcels south of Main St. Upon reaching Jessup St the Area extends northwest and takes in the downtown portion of the City, bounded on the east by Sixth St, on the northwest by the railroad lines and Fackney St, and on the northeast by Locust St. From Locust St the area takes in adjacent parcels and continues northeast. Near St. Louis Ave the area takes in parcels south of Main St/Hwy 1 until reaching Council St and Rose Bud St, where adjacent parcels are taken in. In the northeastern corner of the corporate boundary parcels south of Hwy 1 are taken in, which make up the northeastern portion of the Area’s boundary.

The boundary map for the Area has been attached as Exhibit A.

The findings of this analysis, outlined and detailed below, demonstrate that the Area is found to be a combination “blighted area” and “conservation area” as defined within the Act. While the Area was reviewed for all of the factors listed above in Section B, the following summarizes only the factors that have a noteworthy presence within the Area:

QUALIFICATIONS OF THE DEVELOPED PORTION OF THE AREA

. Age of Structures Continuous use and exposure to the elements (varied temperatures, moisture, etc.) over an extended period of time adversely affects structures both aesthetically and structurally. Additionally, older buildings tend not to be ideal for modern-day uses as they often fail to meet contemporary development standards; a result of being constructed prior to the emergence of more rigorous guidelines.

As stated, 50% or more of the structures must have an age of 35 years or greater for a developed area to qualify as a “conservation area.” City and County records, photographs, and aerials were all used to document the presence of this factor. Additionally, field investigations were performed by Moran Economic Development.

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There are 592 structures in the Area, 529 of which are 35 years of age or greater (89%). Thus, the developed portion of the Area may be reviewed for its compliance with the “conservation” criteria.

The qualifying factors for developed land found in the Act were researched to determine eligibility for these properties. The following is the review of existing factors in the Area that would qualify it as a “Conservation Area.”

. Obsolescence The Act defines this eligibility criterion as the condition or process of falling into disuse, in that structures become functionally obsolete when they contain characteristics or deficiencies which limit the use and marketability of those buildings after the original intended use ceases. Buildings can also become economically obsolete, demonstrated by stagnant or declining assessed valuation and lack of viable tenants for commercial space. The economic disadvantage of these buildings can often be a result of their functional obsolescence, as the buildings cannot compete in the market without some intervention or correction of the factors which caused it to be obsolete.

It has been determined that 156 of the developed parcels (27%) exhibit some form of obsolescence, particularly economic obsolescence. Since 2010, these parcels combined have lost over $500,000 in equalized assessed value (EAV). Other structures are functionally obsolete due to their deteriorated (and in some cases, dilapidated) conditions. This eligibility factor is discussed below.

The present conditions in the Area are not conducive to EAV growth, which has negative impacts on local taxing bodies. One goal of the Redevelopment Plan is to improve the conditions in the Area through infrastructure and utility upgrades, which in turn will accommodate new investment from developers as well as reinvestment from existing property owners.

With over 150 of the developed parcels exhibiting obsolescence of some form, the developed portion of the Area qualifies for this eligibility criterion.

. Deterioration Deteriorated conditions were present in 384 of the 592 structures in the Area (65%), and in 414 of the 580 developed parcels (71%). The field survey of main building conditions in the Area found 384 buildings to have notable defects in the secondary structural components, including roofs, windows, foundations, and fascia materials. Examples of this factor could be found throughout the Area, both geographically and within the various land uses. In particular this factor had a concentration in the north/northeastern portion of the Area, in the City’s downtown properties and adjacent to the river. Although not prevalent enough to qualify on its own, it is worth noting that nearly 50 of these structures were deteriorated to a degree to be considered dilapidated. City officials indicated a goal of the Redevelopment Project is to remediate the dilapidated structures, through either rehabilitation or demolition. This is not uncommon in areas with this many buildings over the age of thirty-five, with their continued use and exposure to the elements over time.

Of the 580 parcels that make up the developed portion of the Area, 414 exhibited some sort of surface deterioration. Common forms of this type of deterioration are cracking sidewalks, unkempt gravel areas, cracked and deteriorated roadway surfacing, and grass or weed growth in some of the surface improvements. In other portions of the proposed district

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1 EXHIBIT B - EXISTING LAND USE TIF DISTRICT II Carmi, IL O Miles 0 0.175 0.35 0.7 1.05 1.4 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

parking lots, entry ways, and driveways lack proper pavement and exhibit clear signs of deterioration.

Overall, deteriorated conditions were present in the majority of the developed parcels (71%) in the Area, thus qualifying for this criterion.

. Inadequate Utilities The Area is affected by inadequate utilities, primarily due to general age of the systems. The water system ranges in age from 30 – 100 years old. While some of the lines are PVC, much of the system consists of cast iron and transite lines, which are more susceptible to breakage. The City confirmed there are issues with breakage in these lines, primarily due to their age and ground shift. Additionally many of the lines are undersized, and are in need of increased capacity. Much of the downtown portion of the Area and the portions adjacent to the river have aged lines, with the properties on the southern side of Main having both aged and undersized lines. The properties in the northeastern portion of the Area have newer lines, but are undersized for the industrial and commercial development which is being served.

Although the water treatment plant is over 20 years old, it is in good condition. There are some needs, however, such as filter media needing changed and replacement of pump stations. As far as the water towers, the west tower, constructed in 1984, is in need of repainting and upgrades. The east tower, constructed in 1997, is in need of some interior painting.

City officials indicated there were fire protection concerns with the water system. Recent upgrades have been undertaken, such as mapping old hydrants and flow testing, but there are still issues. In addition to the replacement of undersized mains in the Area, the City indicated that there are several aging hydrants that are need of replacement, but budget restraints make these upgrades difficult.

Much like the water system, the sanitary sewer system is aged and has issues. These lines consist of PVC, clay tile, and concrete. The clay tile lines in particular are frequently requiring patching and repairing in order to cease the infiltration of storm water that occurs due to breakages. Nearly the entire area is said to be old tile and in constant need of repair.

Storm water in the Area is collected through storm drains, natural creeks, ditches, and the river. The stormwater infrastructure that is in place is aged and in need of upgrades. The current drain system is in need of both repairs and extension in order to adequately serve the Area.

The majority of the developed parcels (92%) in the Area are affected by some form of the inadequate utilities detailed in the prior paragraphs. Thus, the Area qualifies for this factor.

. Deleterious Land Use or Layout Incompatible land-use relationships typically occur when the function of one land use negatively impacts the adjacent land uses. Hours of operation, vehicular traffic, noise, security lighting, truck delivery traffic, and utilizing the public right-of-way as part of a loading zone or parking lot are all factors that can negatively impact adjacent lots of different land uses.

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In many instances there are residential land uses in areas where the highest and best use of the property is for commercial or industrial purposes. The neighboring commercial and industrial uses are encroaching on the residential uses as the Area has developed over time, which can have a noxious effect on what are primarily single-family homes.

Ultimately, this factor was found in 372 (64%) of the developed parcels, and thus the Area does qualify for this criteria. Additionally, this factor contributes to a lack of community planning, an eligibility factor discussed below.

. Lack of Community Planning The majority of the Area (75%) exhibits conditions indicative of a lack of community planning. One example of this factor, detailed previously, is the deleterious land use or layout found in the Area.

Another indication of the lack of community planning is that the subdivision of the property over time has created parcels of inadequate shapes and sizes throughout the Area. These parcels do not meet modern development guidelines, and would have to be reconfigured through splits or combinations.

The City’s comprehensive plan was adopted in 1966, and later updated in 1988. Figure A details the total population from 1920 through 2014. It’s clear that the City’s largest period of growth occurred without the guidance of a comprehensive plan, which accounts for some of the land use and parcel issues. Further, the most recent comprehensive plan update occurred nearly 30 years ago, so any recent development or growth has been in accordance with a plan that is considered out of date by City officials.

FIGURE A - TOTAL POPULATION 6,500

6,000

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4,500 COMPREHENSIVE PLAN 4,000 UPDATE

3,500 COMPREHENSIVE PLAN 3,000 ADOPTION

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Source: US Census Bureau, 1920-2010 Decennial Census, 2014 American Community Survey

As a result, the Area qualifies for this factor.

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. Stagnant or Declining Property Values Equalized assessed valuation (EAV) information was reviewed by the staff of Moran Economic Development to determine whether or not the Area qualifies for this factor. Table A depicts annual growth rates both for the developed parcels in the Area and the balance of the City, which is the total EAV of Carmi minus the EAV of the developed parcels in the project Area, dating back to assessment year 2010.

TABLE A - DEVELOPED AREA EAV GROWTH RATES YEAR CARMI1 DEVELOPED PARCELS2 % BALANCE3 % 2015 $65,980,427 $9,776,113 0.13% $56,204,314 4.91% 2014 $63,336,863 $9,762,981 2.92% $53,573,882 5.70% 2013 $60,170,526 $9,486,442 -0.21% $50,684,084 3.13% 2012 $58,653,485 $9,506,823 4.52% $49,146,662 5.89% 2011 $55,509,675 $9,095,747 3.04% $46,413,928 2.94% 2010 $53,917,070 $8,827,319 N/A $45,089,751 N/A 1Total City Equalized Assessed Value (EAV). Source: White County Supervisor of Assessments 2Total EAV of the Developed Parcels in the Project Area. Source: White County Supervisor of Assessments 3Total City EAV Minus the EAV of the Developed Parcels in the Project Area

This illustrates that the developed portion of the Area has had lower annual EAV growth rates than the balance of the City for four of the previous five years. Thus, the developed portion of the Area qualifies for this blighting factor.

QUALIFICATIONS OF THE VACANT PORTIONS OF THE AREA

In addition to the developed parcels, the qualifying factors for undeveloped land found in the Act were researched to determine eligibility for these properties.

The first step towards establishing eligibility in an undeveloped portion of a municipality is to determine whether or not such undeveloped property is considered vacant. “Vacant land” is defined in the Act (also Sec. 11-74.4-2) as follows:

…any parcel or combination of parcels of real property without industrial, commercial, and residential buildings which has not been used for commercial agricultural purposes within 5 years prior to the designation of the redevelopment area, unless the parcel is included in an industrial park conservation area or the parcel has been subdivided; provided that if the parcel was part of a larger tract that has been divided into 3 or more smaller tracts that were accepted for recording during the period from 1950-1990, then the parcel shall be deemed to have been subdivided, and all proceedings and actions of the municipality taken in that connection with respect to any previously approved or designed redevelopment project area or amended redevelopment project area are hereby validated and hereby declared to be legally sufficient for all purposes of this Act. For the purposes of this Section and only for land subject to the subdivision requirements of the Plat Act, land is subdivided when the original plat of the proposed Redevelopment Project Area or relevant portion thereof has been properly certified, acknowledged, approved, and recorded or filed in accordance with the Plat Act and a preliminary plat, if any, for any subsequent phases of the proposed Redevelopment Project Area or relevant portion thereof has been property approved and filed in accordance with the applicable ordinance of the municipality.

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Once undeveloped property is found to be “vacant,” such vacant area may be found to be a blighted area based on certain factors. Researching various records using the White County Assessment and Tax Information System, it has been determined that there are 97 parcels of land found to be vacant. Of the 97 vacant parcels, 96 are real property without industrial, commercial, or residential buildings. One of the vacant parcels has been used for commercial agricultural purposes within the five year period preceding this redevelopment plan. This parcel has been subdivided in accordance with the Plat Act, however, and as such can be considered vacant land.

Since the Area was found to be vacant, the qualifying factors for vacant land found in the Act were researched to determine eligibility for these properties. The following is the review of qualifying factors in this portion of the Area.

. Obsolete Platting Approximately 32% of the undeveloped parcels exhibit obsolete platting. In their current state, these parcels are unlikely to be utilized properly due to their incompatibility with contemporary standards and requirements for development. Lack of community planning, a factor discussed previously for the developed portion of the Area, also contributes to the obsolete platting that many of the undeveloped parcels exhibit. Future parcel reconfigurations may alleviate the obsolete platting issues found in the undeveloped portion of the Area, but in its current state the Area qualifies for this factor.

. Deterioration of Structures or Site Improvements in Neighboring Areas Deterioration was evident during field investigations of the neighboring areas adjacent to the undeveloped properties in the proposed Area. The deteriorating building and surface conditions noted above (developed portion) affect the undeveloped portion of the Area as well, as many of the undeveloped parcels are adjacent to developed parcels exhibiting deterioration in some form. This condition affects 82% of the parcels in the undeveloped portion of the Area.

As a result of these conditions, the Area could qualify for this blighting factor.

. Stagnant or Declining Property Values Equalized assessed valuation (EAV) information was reviewed by the staff of Moran Economic Development to determine whether or not the Area qualifies for this factor. Table B depicts annual growth rates both for the undeveloped parcels in the Area and the balance of the City, which is the total EAV of Carmi minus the EAV of the undeveloped parcels in the project Area, dating back to assessment year 2010.

TABLE B - UNDEVELOPED AREA EAV GROWTH RATES YEAR CARMI1 UNDEVELOPED PARCELS2 % BALANCE3 % 2015 $65,980,427 $149,695 -2.49% $65,830,732 4.19% 2014 $63,336,863 $153,525 5.09% $63,183,338 5.26% 2013 $60,170,526 $146,087 -1.26% $60,024,439 2.60% 2012 $58,653,485 $147,951 4.95% $58,505,534 5.67% 2011 $55,509,675 $140,978 -0.27% $55,368,697 2.96% 2010 $53,917,070 $141,355 N/A $53,775,715 N/A 1Total City Equalized Assessed Value (EAV). Source: White County Supervisor of Assessments 2Total EAV of the Undeveloped Parcels in the Project Area. Source: White County Supervisor of Assessments 3Total City EAV Minus the EAV of the Undeveloped Parcels in the Project Area

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This analysis shows that the undeveloped portion of the Area has had lower annual EAV growth rates than the balance of the City every year dating back to 2010. Thus, the undeveloped portion of the Area qualifies for this blighting factor.

DETERMINATION OF STAND ALONE FACTORS IN VACANT PORTIONS OF THE AREA

In addition to the above qualifications for vacant property, the Act finds that if the sound growth of the redevelopment Area is impaired by a factor that is present (with that presence documented to a meaningful extent) and reasonably distributed throughout the vacant part of the redevelopment project Area it may qualify under an additional set of eligibility criteria.

. The Area Consists of One or More Unused Quarries, Mines, or Strip Mine Ponds The Illinois State Geological Survey (ISGS) maintains records of active and abandoned coal mines in the state. Data from the ISGS was utilized in creating Exhibit C, which shows portions of the Area that are undermined. The mined area is shown in addition to two proximity zones, per the ISGS. Zone 1 includes the land over or adjacent to the mines that, on the basis of the mapped extent and general depth of the mine, could be affected by subsidence. Zone 2 surrounds Zone 1, and represents additional land that could be affected due to uncertainty about the exact location of the mine and the extent of its workings. These conditions pose a potential barrier to future development, as mine subsidence could threaten any structural improvements over undermined areas.

. The area, prior to its designation, is subject to chronic flooding which adversely impacts on real property in the area as certified by a registered professional engineer or appropriate regulatory agency. Exhibit D illustrates the Little Wabash River floodplain in the Redevelopment Project Area, per the Federal Emergency Management Agency (FEMA). This area is subject to chronic flooding, and the City has worked with FEMA on a series of grant programs regarding buyouts of property in order to mitigate the loss of life and property. As part of the program in 2014 the City acquired and demolished 22 residential structures and purchased seven flood prone vacant lots located in the floodplain, with the purpose of designating the properties as permanent open space.

E. Summary of Factors It is found that the developed portion of the Area contains conditions that qualify it as a Conservation Area; the number of buildings that are 35 years or older exceeds the statutory threshold of 50%, with 529 of the 592 structures (89%) being at least 35 years old; and the Area contains an incidence of at least nine qualifying factors, six of which are present to a qualifying degree. The factors which cause the Area to qualify are present to a meaningful extent and are distributed throughout the Area. The following summarizes those factors:

Obsolescence – 27% of the parcels exhibit some form of obsolescence. Those parcels exhibiting economic obsolescence have combined to lose over $500,000 in EAV since 2010.

Deterioration – 71% of the parcels and 65% of the structures exhibit some form of deterioration.

Inadequate Utilities – 92% of the parcels exhibit inadequate utilities in some form.

Page 13 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

Deleterious Land Use – 64% of the parcels are found to exhibit deleterious land use.

Lack of Community Planning – 75% of the Area is affected by a lack of community planning.

Stagnant or Declining Property Values – The developed portion of the Area had lower annual EAV growth rates than the balance of the City for four of the previous five years.

It is found that the undeveloped portion of the Area contains conditions that qualify it as a Blighted Area. It exhibits a relatively high incidence of three qualifying factors. These qualifying factors are present to a meaningful extent and are distributed throughout the Area. The following summarizes those factors:

Obsolete Platting – 32% of the undeveloped parcels exhibit obsolete platting.

Deterioration of Adjacent Parcels – 82% of the undeveloped parcels are adjacent to deteriorated parcels.

Stagnant or Declining Property Values – The undeveloped portion of the Area has had lower annual EAV growth rates than the balance of the City for the last five years.

Additionally, there are stand-alone factors in vacant portions of the Area.

The Area Consists of Unused Mines – A portion of the undeveloped properties in the Area are undermined.

The Area is Subject to Chronic Flooding – The Area is in the Little Wabash River floodplain, and is part of the project with FEMA to mitigate flood-related hazards.

All of the qualifying factors are presented in Table C.

Page 14 «¬1

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Legend TIF District II Boundary TIF District II Parcels Undermined Area Proximity Zone 1 Proximity Zone 2

EXHIBIT C - UNDERMINED AREA TIF DISTRICT II Carmi, IL O Miles 0 0.175 0.35 0.7 1.05 1.4 Legend Status

Effective

Cross-Sections

Base Flood Elevations

Flood Hazard Boundaries

Other Boundaries

Line Type

Limit Lines

SFHA / Flood Zone Boundary

Flood Hazard Zones Zone Type

1% Annual Chance Flood Hazard

Regulatory Floodway «¬1 Special Floodway

Area of Undetermined Flood Hazard

0.2% Annual Chance Flood Hazard

Future Conditions 1% Annual Chance Flood Hazard

Area with Reduced Risk Due to Levee

TIF District II Boundary TIF District II Parcels

«¬14

EXHIBIT D - FLOODPLAIN AREA TIF DISTRICT II Carmi, IL O Miles 0 0.175 0.35 0.7 1.05 1.4 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

TABLE C - QUALIFCATION FACTORS MATRICES TOTAL PARCELS IN TIF DISTRICT 677

Developed Land Number of Parcels 580 Number of Structures 592 Buildings Over 35 Years of Age 529 89% Dilapidation 48 8% Obsolescence 156 27% Structure Deterioration 384 65% Surface Deterioration 414 71% Total Deterioration 414 71% Structures below minimum code Not Determined Illegal Use of Structures Not Determined Excessive Vacancies 47 8% Lack of Ventilation, Light, or Sanitary Facilities 0 0% Inadequate Utilities 536 92% Excessive Land Coverage 97 17% Deleterious Land Use or Layout 372 64% Lack of Community Planning 435 75% EPA Remediation Costs NO Low EAV Growth for 3 of the Last 5 Years YES Total # of Factors Existing 9 Factors Existing to a Qualifying Extent 6 50% or More of Area has 3 or More Factors Plus Age YES

Undeveloped Land Number of Vacant Parcels 97 Obsolete Platting YES Diversity of Ownership NO Tax Delinquent NO Deterioration in Adjacent Areas YES EPA Remediation Costs NO Low EAV Growth for 3 of the Last 5 Years YES 2 of the 6 Preceding Factors YES

Page 15 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

TABLE C - QUALIFCATION FACTORS MATRICES (CONT.) Stand Alone Factors Unused Quarries, Mines, or Strip Mine Ponds YES Unused Rail Yards, Rail Tracks, or Railroad Rights-of-Way NO Area, Prior to its Designation, is Subject to Chronic Flooding YES Illegal Disposal Site NO Between 50-100 Acres Undeveloped for Designated Purpose NO Qualified as Blighted Improved Area NO 1 of the 6 Preceding Factors YES

F. Conclusion The developed portion of the Area is impacted by nine blighting factors, plus age. Six of those factors are reasonably distributed and present to a meaningful extent. As such, the developed portion of the Area is found to be a “conservation area”.

The undeveloped portion of the Area is impacted by three of six blighting factors. All three of those factors are reasonably distributed and are present to a meaningful extent. Additionally, the Area is impacted by the presence of unused mines and is subject to chronic flooding, both stand-alone eligibility factors. As such, the undeveloped portion of the Area is found to be a “blighted area”.

It is, therefore, found that the Redevelopment Project Area contains conditions that qualify it as a “combination area,” and that these parcels will continue to exhibit conditions that will worsen without a program of intervention to induce private and public investment in the area. The conditions that exist are detrimental to the Area as a whole, to the long term interests of the City, and to the other taxing districts. This tax increment program should serve to reduce or eliminate the factors which cause the Area to qualify under the TIF Act.

Therefore, after a thorough review of the factors present, the conclusion of this report is that the Proposed Area qualifies for tax increment financing. The City Council should review this analysis and, if satisfied, proceed with the recognition of these findings, the adoption of the Redevelopment Plan, and the establishment of the Carmi TIF II Redevelopment Area.

Page 16 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

SECTION III. FINDINGS OF NEED FOR TAX INCREMENT FINANCING

The above study determined that the Area qualifies for tax increment financing as a combination of a “blighted area” and “conservation area.” In addition to this determination, the Act requires that additional criteria be met before adopting a Redevelopment Plan. These additional findings follow.

A. The Redevelopment Area Exceeds the Statutory Minimum Size The Area proposed for tax increment financing encompasses 677 parcels of developed and undeveloped property, rights-of-way, and City and County property totaling approximately 265 acres. The City, therefore, meets this requirement, as the Area contains more than the required 1 ½-acre minimum as defined in the Act. The full description of the Area is written in Appendix A – Legal Description.

B. The Redevelopment Project Area is Contiguous The Carmi TIF II Redevelopment Area is contiguous and contained within a single perimeter boundary. Therefore, the City meets this requirement. The Area as is fully described in the attached Legal Description – Appendix A.

C. All Properties Included will Substantially Benefit The City believes that the implementation of tax increment financing will substantially benefit all properties included in the Redevelopment Project Area.

D. The Area, on the Whole, is not Subject to Growth The Area has declined in growth in real property taxes and there has been insignificant private investment in the Area, as a whole, to enhance the tax base of the City or of the other affected taxing districts. The parcels in the Area, combined, have an average annual growth rate 2.5% lower than the balance of the City. These parcels cannot reasonably be anticipated to further redevelop without the adoption of tax increment financing. Therefore this requirement is met.

E. The TIF Plan and Project Conform with the City’s Community Plan The City has determined that this Redevelopment Plan is consistent with the goals and objectives of the comprehensive plan. All future development in the Redevelopment Project Area will conform to applicable codes and ordinances as may be in effect at that time.

F. The Redevelopment Plan Meets the Statutory Timeframe The estimated date for the completion of the Redevelopment Plan shall be no later than twenty- three (23) years after the year in which the adoption of the Redevelopment Project Area by the City occurs. If available and deemed appropriate by the City, obligations incurred to finance improvements in the Area will be repaid by incremental revenues, which may be supplemented with funds from other sources such as local taxes, State or Federal loans or grants.

G. The Area Would not be Developed But For Tax Increment Financing The City finds that the Area has not currently, nor would reasonably be, developed without the use of tax increment revenues. The City pledges that such incremental revenues will be obligated for the development and revitalization of the Redevelopment Area as provided in the Act. The positions of those expressed in the private sector indicate that the activities outlined for the Area cannot be expected to occur “but for” assistance from tax increment financing.

Page 17 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

H. The Assessment of Financial Impacts on Taxing Districts is Outlined The City of Carmi will find that the financial impact or increased demand for facilities or services resulting from the implementation of the Redevelopment Project on local taxing districts is minimal. Potential negative impact upon local taxing districts due to the proposed area is expected to be minimal since this Plan does not include high-service uses, and due to the fact that the Area is not now creating significant incremental revenue compared to the City. New Developments would, potentially, create jobs and sales tax and would contribute to the local economy in ways far beyond simple incremental increases.

Negative effects upon said districts will also be minimized through the inclusion of projects that will benefit them. Utility, roadway, and access improvements will be beneficial to emergency service providers, as well as the general public in and around the Redevelopment Project Area. Without development in the Area, which is currently minimal, local taxing districts fail to benefit from tax revenues generated by new development, or from any future redevelopment projects.

Once this Plan and related projects have been implemented, and the anticipated future development has occurred, the resulting EAV increases will generate a far higher level of property tax revenues to the local taxing districts than would otherwise have occurred.

The City, to the extent that surplus revenues become available, will distribute such revenues on a pro-rata basis to local taxing bodies whenever possible.

Page 18 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

SECTION IV. REDEVELOPMENT PLAN

A. Introduction This section presents the Redevelopment Plan for the Carmi TIF II Redevelopment Project Area. Pursuant to the Tax Increment Allocation Redevelopment Act, when the finding is made that an Area qualifies as either a conservation area, a blighted area, a combination of both conservation and blighted areas, or an industrial park conservation area, a Redevelopment Plan must be prepared. A Redevelopment Plan is defined in the Act in the following manner:

…the comprehensive program of the municipality for development or redevelopment intended by the payment of redevelopment project costs to reduce or eliminate those conditions the existence of which qualified the redevelopment project area as a blighted area or conservation area or combination thereof or industrial park conservation area, and thereby to enhance the tax bases of the taxing districts which extend into the Redevelopment Project Area.

B. Future Land Use Plan The Future Land Use Plan for the Redevelopment Project Area is shown in Exhibit E. All Redevelopment Projects shall be subject to the provisions of the City’s ordinances and other applicable codes as may be in existence and may be amended from time to time.

C. Objectives The objectives of the Redevelopment Plan are to:

1. Reduce or eliminate those conditions that qualify the Redevelopment Area as eligible for tax increment financing;

2. Prevent the recurrence of those qualifying conditions which exist within the Area;

3. Enhance the real estate tax base for the City of Carmi and all other taxing districts which extend into the Area;

4. Encourage and assist private development within the Redevelopment Project Area through the provision of financial assistance for new development as permitted by the Act. This will provide for expanded employment opportunities that will strengthen the economic base of the City and surrounding areas;

5. Complete all public and private actions required in this Redevelopment Plan in an expeditious manner so as to maximize TIF opportunities.

D. Policies Appropriate policies have been, or will be, developed by the City of Carmi in regards to this Redevelopment Plan and Project. These policies include, but are not limited to, the following:

1. Use TIF-derived revenues to accomplish the specific public-side activities and actions outlined in the Implementation Strategy of the Plan.

2. Utilize City staff and consultants to undertake those actions necessary to accomplish the specific public-side activities as outlined in the Implementation Strategy of the Plan.

3. Actively market the Redevelopment Project Area to private-side developers.

Page 19 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

4. Provide financial assistance, as permitted by the Act, to encourage private-side developers to complete those certain private actions and activities as outlined in this Plan.

5. Seek out additional sources of revenue to help “kick start” development and redevelopment activities in the Redevelopment Project Area.

6. Monitor the public and private actions and activities occurring within the Area.

7. Complete the specified actions and activities in an expeditious manner, striving to minimize the length of the existence of the Area.

These policies may be additionally amended from time to time as determined by the City.

E. Redevelopment Project To achieve the objectives of the TIF redevelopment project, a number of activities will need to be undertaken. An essential element of the Redevelopment Plan is a combination of private developments in conjunction with public investments and infrastructure improvements. Improvements and activities necessary to implement the Redevelopment Plan may include, but are not limited to, the following:

1. Private Redevelopment Activities

The private activities proposed for the Carmi TIF II Redevelopment Project Area may include, but are not limited to:

. On-site infrastructure upgrades including water system, sewer system, storm sewer system, and other utility upgrades;

. On-site infrastructure upgrades related to the street network improvements;

. Recruitment of new commercial and industrial development to the City;

. Repairing, remodeling, and site improvements to existing buildings in the Redevelopment Project Area;

2. Public Redevelopment Activities

Public improvements and support activities will be used to induce and complement private investment. These may include, but are not limited to:

. Costs of engineering, architectural, or professional studies related to economic development of the Area;

. Land assembly, site preparation, and building demolition where necessary;

. General utility improvements, including repair/replacement of the aging portions of water and sanitary sewer systems;

Page 20

E

5

2 1

Legend 1 TIF District II Boundary Residential Commercial Industrial Institutional

F I Undeveloped F T

H

Railroad S

T

LEROY

S T A L E Y S T

SYCAMORE ST. «¬1

T

S

S

I

T

O

S

N

I

D

L

R

L

I

I

H

T

STEWART ST

IN A T M S N O S T IN S B O

H R

T

5

OAK

T

S

L T L S E 14 B B R «¬ E

R W

U B

P L U M S T F A IR G R O U

N T D S R

D H C R U H

C

.

D

V

L

B

E

G

E

L

L O

E C

5

7

1

1 EXHIBIT E - FUTURE LAND USE TIF DISTRICT II Carmi, IL O Miles 0 0.175 0.35 0.7 1.05 1.4 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

. General street improvements, sidewalk and pedestrian walkway construction/repair/replacement; upgrades of the existing street network;

. Costs of rehabilitation, reconstruction or repair or remodeling of existing public or private buildings;

. Costs of demolition of public or private buildings;

. Costs related to flood hazard mitigation projects;

. Marketing of properties within the TIF District Area for recruitment of business purposes;

. Financing costs, including those related to the issuance of obligations; Interest cost incurred by a redeveloper related to the construction, renovation or rehabilitation of a redevelopment project;

. Relocation costs, to the extent that a municipality determines that relocation costs shall be paid, or is required to make payment of relocation costs by federal or state law;

Page 21 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

SECTION V. IMPLEMENTATION STRATEGY

A. Introduction The development and follow-through of a well-devised implementation strategy is an essential element in the success of any Redevelopment Plan. In order to maximize program efficiency, take advantage of both current and future interest in the Area, and with full consideration of available funds, a phased implementation strategy will be employed. This will allow the City to better manage public expenditures used to spur development within the Area by addressing public concerns.

In order to maintain an appropriate balance between private investment and public improvements, the City will work to adopt the Redevelopment Plan. Once the Plan is adopted, the City will negotiate redevelopment agreements with private developers who will propose the use of tax increment funds to facilitate a Redevelopment Project.

B. Estimated Redevelopment Project Costs Costs that may be incurred by the City as a result of implementing a Redevelopment Plan may include, without limitation, project costs and expenses and any other costs that are eligible under the Act. Such itemized costs include the following:

1. The costs of studies, surveys, development of plans, and specifications, 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.

2. The cost of marketing sites within the Redevelopment Project Area 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 interest therein, demolition of buildings, site preparations, 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.

4. Costs of rehabilitation, reconstruction or repair or remodeling of existing public or private buildings, fixtures, and leasehold improvements; and the cost 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. Cost of construction of public works or improvements, not to include the cost of constructing a new municipal building principally used to provide offices, storage space, or conference facilities or vehicle storage, maintenance, or repair for administrative, public safety, or public works personnel and that is not intended to replace an existing public building unless the municipality makes a reasonable determination in the Redevelopment Plan, supported by information that provides the basis for that determination, that the new municipal building is required to meet an increase in the need for public safety purposes anticipated to result from the implementation of the Redevelopment Plan.

Page 22 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

6. Cost of job training and retraining projects, including the cost of “welfare to work” programs implemented by businesses located within the Redevelopment Project Area.

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 there under accruing during the estimated period of construction of any Redevelopment Project for which such obligations are issued and for not exceeding thirty-six (36) months thereafter, and including reasonable reserves related thereto.

8. To the extent the municipality by written agreement 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 the Redevelopment Plan and Project.

9. An elementary, secondary, or unit school district’s increased costs attributable to assisted housing units located within the Area for which the developer or redeveloper receives financial assistance through an agreement with the municipality or because the municipality incurs the cost of necessary infrastructure improvements within the boundaries of the assisted housing sites necessary for the completion of that housing.

10. Relocation costs to the extent that a municipality determines that relocation costs shall be paid or is required to make payment of relocation costs by federal or state law.

11. Payments in lieu of taxes.

12. 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, provided that such costs (i.) are related to the establishment and maintenance of additional job training, advanced vocational education or career education programs for persons employed or to be employed by employers located in a Redevelopment Project Area; and (ii.) when incurred by a taxing district or taxing districts other than the municipality, are set forth in a written agreement by or among the municipality and the taxing district or taxing districts, which agreement describes the program to be undertaken, including but not limited to the number of employees to be trained, a description of the training and services to be provided, the number and type of positions available or to be available, itemized costs of the program and sources of funds to pay for the same, and the term of the agreement. Such costs include, specifically, the payment by community college districts of costs pursuant to Sections 3-37, 3-38, 3-40 and 3-40.1 of the Public Community College Act and by school districts of costs pursuant to Sections 10-22.20a and 10-23.3a of the School Code.

13. Interest cost incurred by a redeveloper related to the construction, renovation or rehabilitation of a Redevelopment Project provided that:

Page 23 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

i. Such costs are to be paid directly from the special tax allocation fund established pursuant to this Act;

ii. Such payments in any one-year may not exceed 30% of the annual interest costs incurred by the redeveloper with regard to the Redevelopment Project during that year;

iii. If there are not sufficient funds available in the special tax allocation fund to make the payment pursuant to this paragraph then the amounts so due shall accrue and be payable when sufficient funds are available in the special tax allocation fund;

iv. The total of such interest payments paid pursuant to this Act may not exceed 30% of the total (i) cost paid or incurred by the redeveloper for the Redevelopment Project plus (ii) Redevelopment Project costs excluding any property assembly costs and any relocation costs incurred by a municipality pursuant to this Act;

14. Unless explicitly stated within the Act, the cost of construction of new privately- owned buildings shall not be an eligible Redevelopment Project cost.

15. None of the Redevelopment Project costs enumerated above shall be eligible redevelopment costs if those costs would provide direct financial support to a retail entity initiating operations in the Redevelopment Project Area while terminating operations at another Illinois location within 10 miles of the Redevelopment Project Area but outside the boundaries of the Redevelopment Project Area municipality.

C. Estimated Budget for Redevelopment Project Costs The estimated costs associated with the eligible public redevelopment activities are presented in Table D. This estimate includes reasonable and necessary costs incurred or estimated to be incurred during the implementation of the Plan. The estimated costs are subject to change as specific plans and designs are themselves subject to change.

Page 24 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

TABLE D - ESTIMATED BUDGET FOR REDEVELOPMENT PROJECT ESTIMATED DESCRIPTION COST Costs of studies, surveys, development of plans and specifications, including staff and professional service costs for architectural, engineering, legal, environmental, $675,000 marketing, or other services; Property assembly costs; including acquisition of land and other property, real or personal; demolition of structures, site preparation, mine remediation, and the $1,650,000 clearing and grading of land; Costs of rehabilitation, reconstruction, repair, or remodeling of existing public or $2,325,000 private buildings, fixtures, or leasehold improvements; Costs of the construction of public works or improvements (construction or reconstruction of rights of way, additional safety barriers, streets, roadways, curbs $2,675,000 and gutters, street lighting, sidewalks, bicycle pathways, and public utilities, including storm and sanitary sewers, and lift stations); Financing costs; including those related to the issuance of obligations; interest cost incurred by a redeveloper related to the construction, renovation, or rehabilitation of a $1,650,000 redevelopment project; Relocation costs to the extent that the municipality determines that these costs shall $225,000 be paid, or is required to make payment of relocation costs by federal or state law; TOTAL ESTIMATED BUDGET $9,200,000 Expenditures in individual categories may differ from those shown above; however, the total amount of the Estimated Redevelopment Project Costs will not exceed $9,200,000 plus any additional interest and financing costs as may be required.

D. Most Recent Equalized Assessed Valuation The most recent total equalized assessed valuation for the Redevelopment Project Area is approximately $9,925,808. The County Clerk of White County will verify the Base EAV amount upon the adoption of the City ordinances approving tax increment financing, creating the Redevelopment Project Area, and approving the Carmi TIF II Redevelopment Plan and Project. A list of all parcels within the Area is attached as Appendix B – Parcel ID Numbers.

E. Redevelopment Valuation Contingent on the adoption of the Carmi TIF II Redevelopment Plan and Project, and commitment by the City to the Redevelopment Program, it is anticipated that private developments and/or improvements will occur within the Redevelopment Project Area.

After discussions with the City, it has been estimated that private investment will increase the equalized assessed valuation (EAV) by approximately $8,500,000. This figure is in present day dollars, and takes into account only the investment driven valuation increase. Therefore, after redevelopment, the total estimated EAV, in present day dollars, will be approximately $18,500,000.

F. Source of Funds The primary source of funds to pay for Redevelopment Project costs associated with implementing the Redevelopment Plan shall be funds collected pursuant to tax increment allocation financing to be adopted by the City. Under such financing, tax increment revenue, in the form of increases in the equalized assessed value (EAV) of property in the Redevelopment Project Area, shall be allocated to a special fund each year (the "Special Tax Allocation Fund").

Page 25 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

The assets of the Special Tax Allocation Fund shall be used to pay Redevelopment Project Costs within the entire Area, and retire any obligations incurred to finance Redevelopment Project Costs.

In order to expedite the implementation of the Redevelopment Plan and construction of the public improvements, the City of Carmi, pursuant to the authority granted to it under the Act, may issue bonds or other obligations to pay for eligible Redevelopment Project Costs. These obligations may be secured by future revenues to be collected and allocated to the Special Tax Allocation Fund.

If available, revenues from other public and private economic development funding sources will be utilized. These may include state and federal programs, local retail sales tax, land disposition proceeds from the sale of land in the Area, and applicable revenues from any abutting tax increment financing areas in the City. In turn, this tax increment financing Area may also provide monies to abutting tax increment financing areas in the City.

G. Nature and Term of Obligation The principal source of funding for the Redevelopment Project will be the deposits into the Special Tax Allocation Fund of monies received from taxes on the increased value of real property in the Area.

In order to expedite the implementation of the Redevelopment Plan, the City of Carmi, pursuant to the authority granted to it under the Act, may issue obligations to pay for the Redevelopment Project Costs. These obligations may be secured by future amounts to be collected and allocated to the Special Allocation Fund. Such obligations may take the form of any loan instruments authorized by the Act. Such loans or obligations may be issued pursuant to this Redevelopment Plan, for a term not to exceed 20 years, bearing an annual interest rate as permitted by law.

Revenues received in excess of 100% of funds necessary for the payment of principal and interest on the obligations, and not earmarked for other Redevelopment Project Costs or early retirement of such obligations, may be declared as surplus and become available for pro rata distribution annually to the taxing bodies to the extent that this distribution of surplus does not impair the financial viability of the Redevelopment Project.

H. Fair Employment Practices and Affirmative Action The City of Carmi will insure that all public and private redevelopment activities are constructed in accordance with fair employment practices and affirmative action. The City will additionally insure that all recipients of tax increment financing assistance adhere to these policies.

I. Certifications The Illinois TIF statute declares that if a redevelopment project area contains 75 or more inhabited residential units then a municipality shall prepare a separate housing impact study. If, however, the municipality certifies that the redevelopment plan will not result in displacement of residents from 10 or more residential units then no housing impact study is required.

The City of Carmi hereby certifies that the Redevelopment Plan and Project will not result in the displacement of residents from 10 or more inhabited residential units. The City hereby certifies that this Plan will not result in the removal of inhabited housing units which contain households of low-income or very low-income persons as these terms are defined in the Illinois Affordable Housing Act. If the removal of inhabited housing units which contain households of low-income

Page 26 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois or very low-income persons were to occur, the City would first be required to prepare a separate housing impact study and provide affordable housing and relocation assistance not less than that which would be provided under the federal Uniform Relocation Assistance and Real Property Acquisition Act of 1970 and the regulations under the Act, including the eligibility criteria, as required by 65 ILCS 11-74.4-3(n)(7).

Page 27 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

SECTION VI. AMENDING THE TIF PLAN

The Carmi TIF II Redevelopment Plan and Project may be additionally amended in accordance with the provisions of the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-1, et. seq.

Page 28 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

SECTION VII. REPORTING AND MEETING

The City shall adhere to all reporting and meeting requirements as provided for in the Act.

Page 29 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

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Page 30 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois APPENDIX A LEGAL DESCRIPTION

Page 31 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

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Page 32 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

APPENDIX A – LEGAL DESCRIPTION

Beginning at the Northwest corner of a tract of land described in Deed Book 268, Page 675 in the White County Clerks’ Office; thence Easterly along the North line of said tract and Easterly projection thereof to the Northwesterly right-of-way line of Illinois Route 1; thence Northeasterly along said Northwesterly right-of-way line to the Northerly projection of the Westerly line of a tract of land described in Deed Book 2015, Page 15177 in said Clerks’ Office; thence Southerly along said Westerly line and Northerly projection thereof to the Northwest corner of Lot 19 of Mary B. Mead Subdivision; thence continuing Southerly 20 feet to the Southwest corner of the vacated alley; thence Easterly along the Southerly line of said vacated alley to the Southerly projection of the Easterly line of said tract described in Deed Book 2015, Page 15177; thence Northerly along the Easterly line of said tract and Southerly projection thereof to the Southeasterly right-of-way line of Illinois Route 1; thence Northeasterly along said Southeasterly right-of-way line to the centerline of April Avenue; thence Southerly along the centerline of April Avenue to the Westerly projection of the Southerly line of a tract of land described in Deed Book 2014-20503 in said Clerks’ Office; thence Easterly along said Southerly line to the Southeast corner of said tract; thence Northerly along the Easterly line of said tract to the Southeasterly right-of-way line of said Illinois Route 1; thence Northwesterly perpendicular to said Southeasterly right-of-way line to the Northwesterly right-of-way line of said Illinois Route 1; thence Northeasterly along said Northwesterly right-of-way line to the Southwesterly right-of-way line of Jessup Street; thence Northwesterly along said Southwesterly right-of-way line to the Southerly right-of-way line of Stewart Street; thence Westerly along said Southerly right-of-way line to the Southeasterly right-of-way line of the Evansville Western Railway; thence Northeasterly along said Southeasterly right-of-way line to the Westerly right-of-way line of Fifth Street; thence Easterly perpendicular to said Westerly right-of-way line to the Easterly right-of-way line of Fifth Street; thence Southerly along said Easterly right-of-way line to the Northwest corner of Lot 15 of Block 1 of Fackney’s Second Addition; thence Easterly along the North line of said Lot 15 and Easterly projection thereof to the Southwest corner of Lot 3 of said Block 1; thence Northerly along the Westerly line of said Lot 3 and Northerly projection thereof to the Southeasterly right-of-way line of said Evansville Western Railway; thence Northeasterly along said Southeasterly right-of-way line to the East line of said Fackney’s Second Addition; thence Northerly along said East line to the intersection of the Northerly right-of-way line of Fackney Street and the Westerly right-of-way line of Fourth Street; thence Easterly along said Northerly right-of-way line to the Westerly right-of-way line of First Street; thence Northerly along said Westerly right-of-way line to the Northwesterly right-of-way line of said Evansville Western Railway; thence Northeasterly along said Northwesterly right-of-way line to the Easterly right-of-way line of Oakland Avenue; thence Southeasterly perpendicular to said Northwesterly right-of-way line to the Southeasterly right-of-way line of said Evansville Western Railway; thence Northeasterly along said Southeasterly right-of-way line to the Southwesterly right-of-way line of Locust Street; thence Southeasterly along said Southwesterly right-of-way line to the Northwesterly line of the Original Town of Carmi; thence Northeasterly along said Northwesterly line and Northeasterly projection thereof to the Easterly bank of the Little Wabash River; thence Southerly along said Easterly bank to the Northwesterly right-of-way line of White Street; thence Northeasterly along said Northwesterly right-of- way line and Northeasterly projection thereof to the Northeasterly right-of-way line of Staley Street; thence Southeasterly along said Northeasterly right-of-way line to the Northwesterly right-of-way line of said Illinois Route 1; thence Northeasterly along the Northwesterly right-of-way line of said Illinois Route 1 to the Southwest corner of a tract of land described in Deed Book 2007, Page 10213 in said Clerks’ Office; thence Northwesterly along the Southwesterly line of said tract and Northwesterly projection thereof to the Southeasterly right-of-way line of the Norfolk-Southern Railway; thence Northeasterly along said Southeasterly right-of-way line to the Northwest corner of a tract of land described in Deed Book 2008-9800 in said Clerks’ Office; thence Southerly along the Westerly line of said tract to the South line of Section 7, Township 5 South, Range 10 East of the Third Principal Meridian, White County, Illinois; thence Easterly along said South line to the Northwesterly right-of-way line of said Illinois Route 1; thence Northeasterly along the Northwesterly right-of-way line of said Illinois Route 1 to the Southwest corner of a tract of land described in Deed Book 2010, Page 12872 in said Clerks’ Office; thence Northwesterly along the Southwesterly line of said tract to the Northwest corner of said tract; thence Northeasterly along said tract and along the Northeasterly projection thereof to the Southwesterly line of a tract of land described in Deed Book 2010-12677 in said Clerks’ Office; thence Northwesterly along the Southwesterly line of said tract to the Southeasterly right-of-way line of said Norfolk-Southern Railway; thence Northeasterly along said Southeasterly right-of-way line to the Northwesterly right-of-way line of said Illinois Route 1; thence Northeasterly along said Northwesterly right-of-way line to the Northerly projection of a tract of land described in Deed Book 2016-5292; thence Southerly along said Northerly projection to the Northeast corner of said tract; thence Southerly along the Easterly line of said tract and Southerly projection thereof to the Southeast corner of Lot 3 of a tract of land described in Deed Book 2016, Page 5296 in said Clerks’ Office; thence Westerly along the South line of said Lot 3 and Westerly projection thereof to the Easterly line of the alley at the Southwest corner of a tract of land described in Deed Book 355, Page 50 in said Clerks’ Office; thence Southerly along said Easterly line and Southerly projection thereof to the Southerly right-of-way line of County Road 1500 North; thence Westerly along said Southerly right-of-way line to the Northeast corner of a tract of land described as Parcel Number 1418127005 in the White County Assessors’ Office; thence Southerly along the East line of said tract to the Southeast corner of said tract; thence Westerly along the South line of said tract and Westerly projection thereof to the Easterly line of a tract of land described in Deed Book 415, Page 223 in said

Page 33 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

Clerks’ Office; thence Southerly along said Easterly line to the Southeast corner of said tract; thence Westerly along the Southerly line of said tract to the Easterly line of a tract of land described in Deed Book 394, Page 110 in said Clerks’ Office; thence Southerly along said Easterly line to the Southeast corner of said tract; thence Westerly along the South line of said tract and Westerly projection thereof to the Southwest corner of a tract of land described in Deed Book 2014, Page 4914 in said Clerks’ Office; thence Northwesterly along the Southwesterly line of said tract to the Southeasterly right-of-way line of said Illinois Route 1; thence Southwesterly along said Southeasterly right-of- way line to the Northeast corner of a tract of land described in Deed Book 2015, Page 18152 in said Clerks’ Office; thence Southerly along the Easterly line of said tract to the Southeast corner of said tract; thence Westerly along the Southerly line of said tract to the Westerly line of said tract; thence Northerly along said Westerly line to the Northeast corner of a tract of land described in Deed Book 2011, Page 14002 in said Clerks’ Office; thence Westerly along the North line of said tract to the Southwest corner of a tract of land described in Deed Book 377, Page 44 in said Clerks’ Office; thence Southerly to the interior corner of a tract of land described in said Deed Book 2011, Page 14002; thence Southwesterly along the Northwesterly line of said tract to the Southwest corner of a tract of land described in Deed Book 2007, Page 9066 in said Clerks’ Office; thence Southeasterly to the Southeast corner of a tract of land described in Deed Book 2014, Page 21422 in said Clerks’ Office; thence Southwesterly along the Southeasterly of said tract to the Northeasterly right-of-way line of said Evansville-Western Railway; thence Southeasterly along said Northeasterly right-of-way line to the Northeasterly projection of the Southeasterly line of Harsha’s Addition; thence Southwesterly along said Northeasterly projection to the Southeast corner of said Harsha’s Addition; thence Southwesterly along the Southeast line of said Harsha’s Addition to the Northeasterly right-of-way line of St. Louis Street; thence Northwesterly along said Northeasterly right-of-way line to the Southeasterly right-of-way line of Hay Street; thence Southwesterly along the Southeasterly right-of-way line of Hay Street to the Northeasterly right-of-way line of Water Street; thence Southeasterly along said Northeasterly right-of-way line to the Northeasterly projection of the Southeasterly line of said Original Town of Carmi; thence Southwesterly along said Northeasterly projection to the Southeast corner of Lot 8 of said Original Town of Carmi; thence continuing along the Southeasterly line of said Original Town of Carmi to the Northeast corner of Kerney Street; thence Southeasterly along the Northeasterly line of Kerney Street to the Southeasterly right-of-way line of Kerney Street; thence Southwesterly along said Southeasterly right-of-way line to the Southeasterly projection of the Southwesterly right-of-way line of Jessup Street; thence Northwesterly along said Southwesterly right-of-way line and Southeasterly projection thereof to the Southeasterly right-of-way line of Robinson Street; thence Southwesterly along said Southeasterly right-of-way line and Southwesterly projection thereof to the Southwesterly right-of-way line of Plum Street; thence Northwesterly along said Southwesterly right-of-way line to the Northeast corner of Lot 5 of the Subdivision of the Southwest Quarter of Section 13, Township 5 South, Range 9 East lying South of Main Street and West of Plum Street; thence Southwesterly along the Northwesterly line of said Lot 5 to the Northeasterly line of a tract of land described in Deed Book 343, Page 40 in said Clerks’ Office; thence Southeasterly along said Northeasterly line to the Southeast corner of said tract; thence Southwesterly along the Southeast line of said tract to the Northeast corner of a tract of land described in Deed Book 2011, Page 7466 in said Clerks’ Office; thence Southeasterly along the Northeasterly line of said tract and Southeasterly projection thereof to the Northwesterly right-of-way line of Webb Street; thence Northeasterly along said Northwesterly right-of-way line and Northeasterly projection thereof to the Northeasterly right-of-way line of Plum Street; thence Southeasterly along said Northeasterly right-of-way line to the Northeasterly projection of the Southeasterly line of a tract of land described in Deed Book 2015, Page 15598 in said Clerks’ Office; thence Southwesterly along said Southeasterly line and Northeasterly projection thereof to the Easterly line of Lot 49 of Wilmar Subdivision; thence Southerly along said Easterly line to the Easterly projection of the Northerly line of Lot 29 of said Wilmar Subdivision; thence Westerly along said Northerly line and Easterly projection and Westerly projection thereof to the Southeast corner of Old Orchard Subdivision; thence Northwesterly along the Northeasterly line of said Old Orchard Subdivision to the Northeast corner of Lot 1 of said Old Orchard Subdivision; thence Southwesterly along the Northwesterly line of said Lot 1 to the Northerly right-of-way line of Renshaw Avenue; thence Southerly perpendicular to said Northerly right-of-way line to the Southerly right-of-way line of Renshaw Avenue; thence Westerly along said Southerly right-of-way line to the Easterly right-of-way line of College Boulevard; thence Southerly along said Easterly right-of-way line to the Southeasterly projection of the Northeasterly line of Lot 54 of Montgomery Circle Subdivision; thence Northwesterly along said Northeasterly line and Southeasterly projection and Northwesterly projection thereof to the North corner of Lot 55 of said Montgomery Circle Subdivision; thence Southwesterly along the Northwesterly line of said Lot 55 and Southwesterly projection thereof to the Northeast corner of Lot 16 of said Montgomery Circle Subdivision; thence Southeasterly along the Northeasterly line of said Lot 16 to the Westerly right-of-way line of Montgomery Circle; thence Southerly along said Westerly right-of-way line to the Southeast corner of said Lot 16; thence Westerly along the Southerly line of said Lot 16 to the Easterly line of said Mary B. Mead Subdivision; thence Southerly along said Easterly line to the Southeast corner of Lot 5 of said Mary B. Mead Subdivision; thence Westerly along the Southerly line of said Lot 5 to the Easterly right-of-way line of said April Avenue; thence Southerly along said Easterly right-of-way line to the Easterly projection of the Southerly right-of-way line of Jill Street; thence Westerly along said Southerly right-of-way line and Easterly projection thereof to the Easterly line of Lot 14 of Ernest Britt’s Second Addition; thence Northerly along said Easterly line to the Northeast corner of said Lot 14; thence Westerly along the Northerly line of said Lot 14 to the Easterly right-of-way line of Fairview Drive; thence Southerly along said Easterly right-of-way line to the Easterly projection of the Northerly line of

Page 34 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois

Lot 8 in said Ernest Britt’s Second Addition; thence Westerly along said Northerly line and Easterly projection thereof to the Northwest corner of said Lot 8; thence Southerly along the Westerly line of said Lot 8 to the Southeast corner of Lot 10 in said Ernest Britt’s Second Addition; thence Westerly along the South line of said Lot 10 to the Easterly right-of-way line of Neely Street; thence Southerly along said Easterly right-of-way line to the Easterly projection of the Southerly line of Lot 1 in said Ernest Britt’s Second Addition; thence Westerly along said Southerly line and Easterly projection thereof to the Southwest corner of said Lot 1; thence Northerly along the Westerly line of said Lot 1 to the Southeasterly right-of-way line of said Illinois Route 1; thence Northwesterly to the Southwest corner of a tract of land described in said Deed Book 268, Page 675; thence Northwesterly along the Southwesterly line of said tract to the point of beginning.

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Page 36 Carmi TIF II Redevelopment Plan and Project City of Carmi, Illinois APPENDIX B PARCEL ID LIST

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APPENDIX B - PARCEL ID NUMBERS 1313164001 1313183002 1313187010 1313190001 1313252009 1313164002 1313183003 1313187011 1313190003 1313252010 1313164003 1313184001 1313187012 1313190005 1313252011 1313164004 1313184003 1313187013 1313190006 1313252012 1313164005 1313184006 1313187014 1313190009 1313252013 1313164006 1313184007 1313187015 1313190010 1313252015 1313164007 1313184008 1313187016 1313190011 1313252016 1313164008 1313184009 1313188001 1313190012 1313252017 1313165001 1313184011 1313188002 1313190013 1313253001 1313165002 1313185001 1313188003 1313190014 1313253002 1313165003 1313185002 1313188004 1313190015 1313253003 1313165004 1313185003 1313188005 1313190016 1313253005 1313165005 1313185004 1313188006 1313190017 1313253006 1313165006 1313185005 1313188007 1313230001 1313253007 1313165007 1313185006 1313188008 1313230002 1313253008 1313165008 1313185011 1313188009 1313230003 1313253009 1313165009 1313185012 1313188010 1313230004 1313253010 1313165010 1313185013 1313188011 1313230005 1313253011 1313165011 1313185014 1313188012 1313230006 1313253012 1313165012 1313185015 1313188013 1313230007 1313253013 1313165013 1313185016 1313188014 1313230008 1313253014 1313180001 1313185017 1313188015 1313230009 1313253015 1313180002 1313185018 1313188016 1313230010 1313253017 1313181001 1313185019 1313189001 1313230011 1313253018 1313181002 1313185020 1313189002 1313230014 1313253019 1313181003 1313185021 1313189003 1313235001 1313253020 1313181004 1313185022 1313189004 1313235002 1313253021 1313181005 1313185023 1313189005 1313235003 1313254001 1313181006 1313185024 1313189006 1313235004 1313254002 1313181007 1313186001 1313189007 1313235005 1313254003 1313181008 1313186002 1313189008 1313235006 1313254004 1313181009 1313186005 1313189009 1313235007 1313254005 1313181010 1313186006 1313189010 1313235008 1313254006 1313181011 1313186007 1313189011 1313235009 1313254007 1313181012 1313186008 1313189012 1313251001 1313254008 1313181013 1313186009 1313189013 1313251002 1313254009 1313181014 1313186010 1313189014 1313251003 1313254010 1313181015 1313186011 1313189015 1313251004 1313254011 1313181018 1313186012 1313189016 1313251005 1313254012 1313181019 1313186013 1313189020 1313251006 1313254013 1313181020 1313187001 1313189021 1313251007 1313254014 1313181021 1313187002 1313189022 1313252001 1313254015 1313182001 1313187003 1313189023 1313252002 1313254016 1313182002 1313187004 1313189024 1313252003 1313254017 1313182003 1313187005 1313189025 1313252004 1313254018 1313182004 1313187006 1313189026 1313252005 1313254019 1313182005 1313187007 1313189028 1313252006 1313254020 1313182006 1313187008 1313189029 1313252007 1313254021 1313182007 1313187009 1313189030 1313252008 1313254022

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APPENDIX B - PARCEL ID NUMBERS (CONT.) 1313254023 1313258017 1313277004 1313283004 1313336002 1313254024 1313258018 1313278001 1313283005 1313336003 1313254025 1313258019 1313278002 1313283006 1313336004 1313255001 1313259001 1313278003 1313283007 1313336005 1313255002 1313259002 1313278004 1313283008 1313336006 1313255003 1313259003 1313278005 1313329001 1313336007 1313255004 1313259004 1313278006 1313329002 1313336008 1313255005 1313259005 1313278007 1313329003 1313336009 1313255006 1313259006 1313278008 1313329004 1313338001 1313255007 1313259007 1313278009 1313329005 1313338002 1313255008 1313259010 1313278010 1313329006 1313356001 1313255009 1313259013 1313278011 1313329007 1313356002 1313255010 1313259014 1313278012 1313329009 1313356003 1313255011 1313260001 1313278013 1313329010 1313356004 1313255012 1313260002 1313278014 1313329011 1313356005 1313255013 1313260004 1313278015 1313329012 1313356006 1313255014 1313260005 1313279001 1313330001 1313356007 1313255015 1313260006 1313279002 1313333001 1313356008 1313255016 1313260007 1313279003 1313333002 1313356009 1313255017 1313260009 1313279004 1313333003 1313356010 1313255018 1313260010 1313279005 1313333006 1313356011 1313255019 1313260011 1313279006 1313333007 1313356012 1313255020 1313260012 1313279007 1313333008 1313356015 1313255021 1313260013 1313279008 1313333009 1313357001 1313255022 1313260014 1313279009 1313333010 1313357002 1313255023 1313260015 1313280001 1313333011 1313357003 1313255024 1313260016 1313280002 1313333012 1313357005 1313255025 1313260017 1313280003 1313333013 1313357006 1313255029 1313261001 1313280004 1313333014 1313357007 1313255030 1313261002 1313280005 1313333015 1313358001 1313256009 1313261003 1313280006 1313333016 1313376001 1313256012 1313262001 1313280009 1313334001 1313376002 1313256013 1313262002 1313280010 1313334002 1313376003 1313256014 1313262003 1313280011 1313334003 1313376004 1313256015 1313262005 1313280012 1313334004 1313376005 1313256017 1313262006 1313280013 1313334005 1313376006 1313257004 1313262007 1313281001 1313334006 1313376007 1313258001 1313262010 1313281002 1313334007 1313376008 1313258002 1313262011 1313281003 1313334008 1313376009 1313258003 1313262012 1313281004 1313334009 1313376010 1313258004 1313262013 1313281005 1313334010 1313376011 1313258005 1313262014 1313281006 1313334011 1313385001 1313258006 1313263001 1313281007 1313335001 1313401002 1313258011 1313263002 1313281008 1313335002 1313401003 1313258012 1313263003 1313281009 1313335003 1313401010 1313258013 1313263004 1313281010 1313335004 1313401011 1313258014 1313277001 1313283001 1313335005 1313401012 1313258015 1313277002 1313283002 1313335006 1313401013 1313258016 1313277003 1313283003 1313336001 1313401014

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APPENDIX B - PARCEL ID NUMBERS (CONT.) 1313401015 1313404011 1313409003 1407377006 1313401016 1313404012 1313409004 1407377007 1313401017 1313404013 1314501002 1407377008 1313401018 1313406001 1323201003 1407378001 1313401019 1313406002 1323201004 1407378002 1313401020 1313406003 1323201005 1407378003 1313401021 1313406004 1323201006 1407378004 1313401022 1313406005 1323228002 1407378005 1313401023 1313406006 1323228004 1407378006 1313401024 1313406007 1323228005 1407400004 1313401025 1313406008 1323229001 1407400006 1313401026 1313406009 1323229002 1418101004 1313401027 1313406010 1323229003 1418101005 1313402001 1313406011 1323229004 1418102001 1313402003 1313406012 1323229005 1418104001 1313402006 1313406013 1323231001 1418105001 1313402007 1313406014 1323231002 1418105002 1313402008 1313406015 1323231003 1418105003 1313402009 1313406016 1323231004 1418106001 1313402010 1313407001 1323231005 1418106002 1313402011 1313407002 1323231006 1418106003 1313403001 1313407003 1323231007 1418106004 1313403002 1313407004 1323231008 1418107001 1313403003 1313407005 1323253001 1418107002 1313403004 1313407006 1323253010 1418107003 1313403006 1313407007 1323254009 1418107004 1313403007 1313407008 1323256001 1418107006 1313403010 1313407009 1323256002 1418126001 1313403011 1313407010 1323281004 1418126002 1313403012 1313407011 1323281005 1418127001 1313403013 1313407012 1323281006 1418127002 1313403014 1313407013 1323281007 1418127003 1313403015 1313407014 1323281008 1418127004 1313403016 1313407015 1323281022 1418127005 1313403017 1313407016 1324101001 1418127019 1313403018 1313408001 1324105011 1418127020 1313403019 1313408002 1324105012 1418153006 1313403020 1313408003 1407351001 1313403021 1313408004 1407351004 1313403022 1313408005 1407376001 1313404001 1313408006 1407376002 1313404002 1313408007 1407376004 1313404003 1313408008 1407376005 1313404004 1313408009 1407376006 1313404005 1313408010 1407376007 1313404006 1313408011 1407377001 1313404007 1313408012 1407377002 1313404008 1313408013 1407377003 1313404009 1313409001 1407377004 1313404010 1313409002 1407377005

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