tag:blogger.com,1999:blog-27932979987301860392024-02-20T13:23:01.190-08:00Planning ArticlesCraig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.comBlogger33125tag:blogger.com,1999:blog-2793297998730186039.post-39544350768888625232020-02-27T09:07:00.000-08:002020-02-16T17:24:05.947-08:00Façade Improvement Programs<div dir="ltr" style="text-align: left;" trbidi="on">
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<b><span style="font-variant: small-caps;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">Getting the Private Sector Involved in </span></span></span></b><b><span style="font-variant: small-caps;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">Downtown Revitalization</span></span></span></b></div>
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<b><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">Authors: Craig Hullinger, AICP and Diane Gormely-Barnes, AIC</span></span></b><b><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">P</span></span></b></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">A Facade Improvement Program can be a cost effective method of encouraging private sector reinvestment in older commercial areas. A program will usually provide partial funding for appropriate facade improvements that both enhance the appearance of the building and contribute to the overall character of an historic commercial area or central business district (CBD), most often as part of a larger improvement program.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">The Village of Tinley Park, Illinois undertook a transit-oriented development (TOD) plan in 1998 that was sponsored by the Regional Transportation Authority of Northeastern Illinois (RTA). The RTA’s Regional Transportation Assistance Program (RTAP) provided matching funds for the development of the plan. The TOD plan was essentially a downtown improvement plan, focusing on enhancements to the train station area within the historic commercial core of the community. The community planning process, led by the Chicago-based planning firm of Camiros, Ltd., resulted in recommendations to enhance the appearance and viability of the “Old Town” area along Oak Park Avenue, adjacent to the Metra station.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="clear: left; display: inline; float: none; font-family: "times new roman"; font-size: small; margin-bottom: 1em; margin-right: 1em;"></span><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">Train stations were the focus of many communities when rail transport was king. The CBD of Tinley Park developed around the train station, a stop on the famous Rock Island Line. Most businesses and homes were within easy walking distance of the train station. As the town grew and the auto became dominant, wider modern roads diverted traffic away from the historic commercial buildings adjacent to the train tracks. The station area declined in importance and became a minor center relative to the large commercial centers developed at the intersections of major roads elsewhere in Tinley Park. The Village became concerned about the deterioration of “Old Town” and also recognized that some of the buildings no longer exhibited a character appropriate for an historic area, due to modern era renovations.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">The TOD plan included numerous proposed improvements to Metra facilities, and also many landscaping, streetscaping and marketing enhancements. The Village and Metra have moved aggressively to implement the public sector initiatives of the plan, and a number of improvements have been made or are underway. These include the removal of an unsightly water tower near the tracks, parking lot and sidewalk upgrades, installation of a plaza near the station to serve as a community gathering space and CBD focal point, and the ongoing construction of a new Metra station. A new mixed-use building containing retail space and condominiums is also under construction on a key site in the area.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">A very important and effective part of the plan was the development of Façade Improvement Guidelines, and the preparation of several specific facade improvement concepts for high visibility buildings in the area. The Guidelines address three specific development types found in the station area: traditional commercial facades built up to the sidewalk, auto-oriented buildings set back from the street, and older residences that have been converted to business use. Each façade improvement concept included a detailed illustration of the potential future appearance of the façade, juxtaposed with a photograph of the existing condition of the building. The sketches provided an improvement recommendation that each building owner could pursue with an architect or directly with a general contractor, depending upon the scope of the proposed façade changes.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">The Village of Tinley Park then developed and marketed a Façade Improvement Program for buildings in the CBD, beginning with building owners for whom the Village had proactively funded improvement concepts. Under the Program, the building owner hires an architect acceptable to the Village to design (or in these cases refine) a façade concept and estimate the cost of the improvements. Drawings are then submitted to the Village. If approved, the Village reimburses the building owner for up to 50% of the cost of the façade improvements.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">A picture is worth a thousand words. Village staff used the facade improvement concepts in meetings with property owners, the business community, and developers. The sketches were very effective in developing interest in building improvements by the private sector. Several buildings in the immediate area of the train station have been attractively renovated and house thriving restaurants that are highly visible to passing Metra commuters, providing outdoor dining areas and substantial new downtown activity, jobs, and sales tax revenue.</span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">A Facade Improvement Program is a low cost and effective way to attract quality investment to a community. The facade improvement concepts were a very important outgrowth of the TOD plan. They encouraged the active involvement of the private sector in area improvements. The improvements generated by the TOD plan and Facade Improvement Program jump-started a successful effort toward community revitalization.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">The authors:<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">Craig Hullinger, AICP is a city planning consultant. He can be reached at: </span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;"><a href="mailto:craighullinger@gmail.com" style="color: #888888; text-decoration: none;">craighullinger@gmail.com</a></span></span></div>
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<u><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;"><a href="http://craighullinger.com/" style="color: #888888; text-decoration: none;">http://craighullinger.com</a></span></span></u></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">Diane Gormely-Barnes, AICP, AIA, LEED AP </span></span></div>
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</span><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">is currently a Principal Planner with HNTB Corporation in Chicago, Illinois. She was formerly a Senior Associate at Camiros, Ltd. She can be reached at </span></span><u><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;"><a href="mailto:dcbarnes@hntb.com" style="color: #888888; text-decoration: none;">dcbarnes@hntb.com</a></span></span></u><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: large;">For more information on Tinley Park’s Façade Improvement Program and other “Old Town” initiatives, contact: Director of Planning for Tinley Park, IL at 708 444 5000.</span></span></div>
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Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-72906219176028043582020-01-16T13:56:00.000-08:002020-02-16T20:35:20.042-08:00The Heart of the Heartland<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-large;"><br />If the Midwest is the Heartland of America, then Peoria and Central Illinois are the “Heart of the Heartland”. Our region is midway between Chicago and St. Louis. We are smaller and less congested. Our rush hour is the "Rush Minute", compared to our larger neighbors.<br /><br />We have a high quality workforce. We are served by miles of free uncongested interstate highways and major railroads. We welcome new developments and industries. You can drive to destinations anywhere in the United States without traffic jams and their cost and aggravation.<br /><br />We are easy to work with and offer a pleasant atmosphere in which to conduct business. In many cases you can meet directly with the Mayor and City Council to discuss your development and needs.<br /><br />This region is the Heart of America’s Heartland. Our crime rate is low and we offer great school systems, low taxes, and affordable housing for your employees. For those seeking higher education, the region offers several universities and colleges.</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-large;">We offer numerous economic development incentives, including Tax Increment Financing, Enterprise Zones, Port Districts, HUB Zones, Foreign Free Trade Zones, low interest loans, and many other incentive programs.<br /><br />All of this makes the “Heart of the Heartland” a wonderful place to live and conduct business.<br /><br />Contact the City of Peoria Economic Development Department at:<br /><br />419 Fulton Street Suite 402</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-large;">Peoria, IL 61602</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-large;">Phone; 309-494-8640 Fax: 309-494-8650</span></div>
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Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-41650588475006667262019-12-10T11:27:00.000-08:002020-02-16T20:35:58.417-08:00Sustainable "Green" Economic Development<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-large;">Sustainable “Green” Economic Development combines environmental improvement and traditional economic development into one discipline. Traditional economic development can be employed to increase employment while improving our environment. Economic Development and “Green” Development should be synergistic, improving our overall quality of life.</span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Sustainable Development – Definitions</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">"Development that meets the needs of the present without compromising the ability of future generations to meet their own needs." United Nations</span></span></span><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><a href="http://sustainableeconomicdevelopment.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> http://www.un.org/esa/sustdev/csd/review.htm</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">"We believe sustainable development begins at home and is supported by effective domestic policies, and international partnerships. Self-governing people prepared to participate in an open world marketplace are the very foundation of sustainable development." </span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">US State Department </span></span></span><a href="http://www.state.gov/g/oes/sus/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://www.state.gov/g/oes/sus/</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">"We pledge to transmit this city not only not less, but far greater and more beautiful than it was transmitted to us." Oath written by Pericles. From 594 to 404 B.C., literature, science, philosophy, and the arts flourished in Athens. The birthplace of democracy had its golden age during the rule of statesman Pericles (c. 495-429 B.C.), who made sweeping political reforms and actively supported the arts. Pericles is credited with the Athenian oath of fealty.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">"Leave your campground better than you found it." Scouting Principle.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: italic; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">“Leave your community better than you found it.” </span></span></span><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Our Principle.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Traditional Economic Development</span></span></span><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The ongoing growth and improvement of the economy is critical for any community. Government and the private sector work to enhance and expand business, jobs, and tax base. This is especially important now during the "Great Recession" currently underway. A quality community requires full employment - the opportunity for all citizens to earn a living while contributing to the entire society.</span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Economic development is the increase in the amount of people in a nation's population with sustained growth from a simple, low-income economy to a modern, high-income economy. Its scope includes the process and policies by which a nation improves the economic, political, and social well-being of its people. </span></span></span><a href="http://en.wikipedia.org/wiki/Economic_development" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #7c93a1; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://en.wikipedia.org/wiki/Economic_development</span></span></span></a></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Gonçalo L Fonsesca at the New School for Social Research defines economic development as "the analysis of the economic development of nations. </span></span></span><a href="http://www.newschool.edu/nssr/het/contact.htm" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://www.newschool.edu/nssr/het/contact.htm</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The University of Iowa's Center for International Finance and Development states that: "'Economic development' or 'development' is a term that economists, politicians, and others have used frequently in the 20th century. The concept, however, has been in existence in the West for centuries. Modernization, Westernization, and especially Industrialization are other terms people have used when discussing economic development. Although no one is sure when the concept originated, most people agree that development is closely bound up with the evolution of capitalism and the demise of feudalism. </span></span></span><a href="http://www.uiowa.edu/ifdebook/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://www.uiowa.edu/ifdebook/</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The Canadian Center for Community Renewal</span></span></span><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> defines “</span></span></span><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Community Economic Development as the process by which local people build organizations and partnerships that interconnect profitable business with other interests and values - for example, skills and education, health, housing, and the environment. In CED a lot more people get involved, describing how the community should change. A lot more organizations look for ways to make their actions and investments reinforce the wishes and intentions of the whole community. Business becomes a means to accumulate wealth and to make the local way of life more creative, inclusive, and sustainable - now and 20 or 30 years from now.” </span></span></span><a href="http://www.cedworks.com/CEDdefinition.html" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://www.cedworks.com/CEDdefinition.html</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Sustainable Economic Development</span></span></span><a href="http://www.cedworks.com/CEDdefinition.html" style="color: #249fa3; text-decoration: none;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #249fa3; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></a></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-align: center;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">KISS (Keep it Sweet and Simple) </span></span></span><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Our simple rule set and acronym for sustainable economic development:</span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-align: center; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: italic; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">KEEP</span></span></span><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: italic; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">K</span></span></span><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">eep the businesses and jobs that you have</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">E</span></span></span><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">xpand the businesses you have</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">E</span></span></span><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">nhance your community to attract new businesses</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">P</span></span></span><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">rotect and continuously improve the environment</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Sustainable Economic Development is the art of keeping and expanding your businesses while continually improving the Environment. As economic developers we provide information and assistance to companies who create new jobs. We create the policies and incentives to retain our existing businesses and support expansion. A good economic development office strives to have the most comprehensive and current information available on the following subject matter areas:</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">• Local demographics</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">• Quality of life</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">• Public infrastructure</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">• Business assistance</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">• Real estate</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">• Taxes, fees, regulations</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">• Market the community to targeted business industries</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Both successful economic development and continuing improvement to the environment are a hallmark of a quality community. Some people still think that economic development is chasing smokestacks and that economic development hurts the environment.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">But that view is outdated. Working intelligently, business and government can expand the economy and retain and attract quality jobs while enhancing and improving the environment.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-align: center;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Sustainable Economic Development Strategy</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-align: center;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Feel free to use this adapt this brief strategy to your own local situation.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">VISION</span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Our communities will provide quality jobs at good wages while improving our environment.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Mission Statement</span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">We are committed to providing an environment in which our natural resources, our people, and our economy are balanced. We will not compromise the future by focusing solely on the needs of today. We aspire to make our communities regional leaders who develop, promotes, and improves the quality of our community through sustainable practices.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Mission Statement</span></span></span><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The following are our recommended improvements to "Green" our communities that we will pursue that are aimed at retaining and expanding our businesses and jobs:</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· We will retain our existing businesses and jobs</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· We will help our existing businesses expand</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· We will attract new businesses</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Energy efficiency in all businesses is encouraged</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Developers are encouraged to create green buildings</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Mixed use development will be emphasized</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Historic buildings will be adaptively reused</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Walk ability of the city will be encouraged</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Incentives will be employed to support improvements</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Energy efficient buildings will be required</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Sedimentation and erosion controls will be enforced</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· The ecology of waters edge areas will be enhanced</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Bike trails and racks will be emphasized</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Transit will be maintained</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Trees and natural landscaping will be planted</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Renewable energy sources will be sought</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Recycling will be supported</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· Air and water quality will be improved</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· We will ensure a just and fair society</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">· We will seek to provide jobs for all of our citizens</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">We will follow the principles below:</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Promote efficient buildings</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Use recycled material in buildings</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Recycle building material waste</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Encourage rain harvesting and irrigation</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Use passive solar orientation of buildings</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Encourage solar and wind energy systems</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Employ green roofs</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Support the use of natural landscaping</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Improve municipal staff knowledge of “green” techniques</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Support quality construction for long lived buildings</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Encourage mixed use development</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Support walk to work programs</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Encourage development that supports transit</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Support efforts to redevelop older communities</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Permit Live / Work Space development</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Support natural open space and parks</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Use open surface natural drainage where feasible</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Design wetlands, drainageways and retention into parks</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Support the local production of “green” technology equipment</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Incorporate bikeways and pedestrian path</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Minimize pavement widths & cost & material</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Update codes to encourage “green” development</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Encourage geothermal energy</span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Require street trees</span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Sustainable Land Use Planning</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Smart Growth</span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Growth presents a tremendous opportunity for progress and change. Communities around the country are looking for methods to optimize development and to amend zoning rules that make it difficult to place workplaces, homes, and services closer together. Citizens are faced with economic pressures and seek ways to save on car and gas use and on commuting time.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">To address these challenges we must make a commitment to sustainable land use planning, often called "smart growth." Taking steps such as preserving open space, providing a variety of transportation choices, encouraging compact building designs and creating walk able communities will help the city choose smart growth strategies that encourage social, cultural and physical activity. Smart growth is a way to offer more choices to citizens in terms of deciding where to live, how to get around, and will protect the environment while stimulating economic growth.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Sustainable Economic Development operates within a social and economic context. Smart growth also strongly supports the revitalization and/or redevelopment of established and emerging urban neighborhoods. It promotes neighborhood-centric activity centers that employ a smart growth development template that integrates a mix of uses, multi-modal circulation options, public spaces and other elements.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Environmental sustainability is a part of this operation and is best achieved when integrated with other components. A sustainable economic development organization seeks to participate within its community, integrate economic development with environmental protection, and minimize the impacts of development on the community. Through seeking balance, an organization will take into account the needs of future generations.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">With financial difficulties and environmental concerns facing the global and national economy, we will place a high priority on sustainable economic development, energy efficiency, and responsible growth management.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">CONCLUSION</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Sustainable Economic Development will be the standard for future economic development and “green” environmental improvement efforts. We can and will improve our environment while providing jobs and tax base for our community.</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">This Article Can Be Found At:</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://sustainableeconomicdevelopment.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://sustainableeconomicdevelopment.blogspot.com</span></span></span></a></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">References</span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://greencitydevelopment.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://greencitydevelopment.blogspot.com</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://sustainableeasternwillcounty.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://sustainableeasternwillcounty.blogspot.com</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://riverssedgeredevelopmentiniative.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://riverssedgeredevelopmentiniative.blogspot.com</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://rivertraildrive.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://rivertraildrive.blogspot.com</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://greenpeoria.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://greenpeoria.blogspot.com</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://sustainablepeoria.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://sustainablepeoria.blogspot.com/</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://greencitydevelopment.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://greencitydevelopment.blogspot.com/</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
<div style="margin-bottom: 0pt; margin-top: 0pt; text-indent: 36pt;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://en.wikipedia.org/wiki/Sustainable_development" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://en.wikipedia.org/wiki/Sustainable_development</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://sustainablepeoria.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://sustainablepeoria.blogspot.com/</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://greencitydevelopment.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://greencitydevelopment.blogspot.com/</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://peoriastrategy.blogspot.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://peoriastrategy.blogspot.com/</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://www.renaissanceparkpeoria.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://www.renaissanceparkpeoria.com/</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://www.ilapa.org/news/2010/Apr10/greeninf.html" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://www.ilapa.org/news/2010/Apr10/greeninf.html</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: #222222; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: bold; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">About the authors –</span></span></span><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span></span></div>
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Dr. Amir Al-Khafaji is a Professor and Chairman of the Department of Civil Engineering and Construction at Bradley University Dr. Al-Khafaji is the only active faculty member on the Bradley University campus to have won both the Putnam Award for Teaching Excellence and the Rothberg Award for Research Excellence. He is Chairman of the City of Peoria Commission on Sustainability and Green Technology.</span></span></span></span><br />
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><a href="http://www.bradley.edu/academics/eng/Civil/Html/Faculty/A_Al-Khafaji.htm" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://www.bradley.edu/academics/eng/Civil/Html/Faculty/A_Al-Khafaji.htm</span></span></span></a><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"></span></span></span></span><br />
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<h1 style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; position: relative;">
<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Chuck Eckenstahler is 35 year veteran of municipal planning, economic development and real estate consultant serving clients in Illinois, Indiana and Michigan, and a past contributor to the Illinois Municipal Review. He teaches economic development subjects in the Graduate School of Business at Purdue North Central, Westville, Indiana and serves on the faculty of the Lowell Stahl Center for Commercial Real Estate Studies at Lewis University, Oakbrook Illinois. Find out more about him at </span></span></span><a href="http://www.linkedin.com/in/chuckeckenstahler" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: blue; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://www.linkedin.com/in/chuckeckenstahler</span></span></span></a><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> He can be contacted at </span></span></span><span style="background-color: transparent; color: blue; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">pctecken@comcast.net</span></span></span><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> or by phone at 219-861-2077.</span></span></span></span></h1>
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<span class="Apple-style-span" style="border-collapse: separate; color: black; font-family: "times new roman"; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; text-indent: 0px; text-transform: none; white-space: normal; word-spacing: 0px;"><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Craig Hullinger AICP has 35 years of experience in economic development, city planning, and transportation planning. He is a Partner in the consulting firm Ruyle Hullinger and Associates. He was the Economic Development Director of the City of Peoria, Illinois, and a member of the American Institute of Certified Planners and Lamda Alpha. He was formerly Planning Director of Will County. He publishes a number of blogs on economic development, planning, and sustainability which can be found at </span></span></span><a href="http://craighullinger.com/" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">http://craighullinger.com/</span></span></span></a><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">. He can be contacted at </span></span></span><a href="mailto:craighullinger@gmail.com" style="color: #249fa3; text-decoration: none;"><span style="background-color: transparent; color: #000099; font-style: normal; font-weight: normal; text-decoration: underline; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">craighullinger@gmail.com</span></span></span></a><span style="background-color: transparent; color: black; font-style: normal; font-weight: normal; text-decoration: none; vertical-align: baseline; white-space: pre-wrap;"><span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> or by phone at 309-634-5557.</span></span></span></span></h1>
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Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com1tag:blogger.com,1999:blog-2793297998730186039.post-59540621939972562532019-11-30T12:08:00.000-08:002020-02-16T20:36:22.529-08:00The Mayor’s Leadership Role in Economic Development<div dir="ltr" style="text-align: left;" trbidi="on">
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The Mayor’s Leadership Role in Economic Development<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: small;">Originally Published by the Illinois Municipal League</span><o:p></o:p></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Making something happen or just let anything happen!<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">INTRODUCTION<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">In the “big picture” of community economic development, a Mayor can make things happen! The Mayor is ultimately responsible for the community’s economic development strategy. The Mayor as the chief elected officer of the community must combine public and private interests to complete projects that result in better community - in other words, to implement the community’s economic development strategy.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">A community economic development strategy is essentially developed in two ways, - strategically or haphazardly. Too often in small communities, Mayors, staff and other elected officials are too busy reacting to citizen problems and complaints to consider the serious importance of a formal written community economic development strategy.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">This article describes how Mayors find themselves trapped into a reactionary haphazard community economic development strategy. The authors advocate that it is the responsibility of the Mayor working with other elected officials and staff to defend against these haphazard traps and provide necessary leadership to facilitate a strategically focused community economic development strategy.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">COMMON ECONOMIC DEVELOPMENT STRATEGY TRAPS<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">#1 - WHY PLAN, WHEN YOU CAN REACT?<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The old adage “why plan, when you can react” especially applies to local government economic development. Today, most Mayors feel overwhelmed with the day-to-day government services that need to be provided with limited and decreasing revenues. Almost every Mayor has at one time or another lamented the difficulty of getting things done. In addition to working full times jobs themselves, they must now face increased citizen demand for services and uncertain revenues.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">In times like this it is hard to focus community leadership towards future planning when there are so many daily problems to solve. How can long-term creative ideas for the future seriously be considered when government administration is totally involved in meeting daily service needs? The result is reaction to any (if there is any) economic development in a haphazard, uncoordinated fashion.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"># 2 - ANY ROAD WILL DO WHEN YOU DON’T KNOW WHERE YOU ARE GOING.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The “squeaky wheel fix” is another common trap. This typically occurs when citizens complain loudly. The government then takes action to correct the problem with little, if any, forethought of how it “fits” into the larger scheme of economic development for the community. The result is often disconnected projects having no relationships. They do not set the framework for future economic development projects.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">#3 - GIVE ME DEVELOPMENT - ANY DEVELOPMENT THAT INCREASES TAX BASE!<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">If your community is a “hot growth spot”, the desperation for new tax base may not be as great as older communities or communities affected by recent job losses. However, in many communities any development is welcome even if might jeopardize a desired long-term position of the community. Again, the result is often development not related to any plan for the future.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">#4 - SIT BACK AND JUST LET IT HAPPEN!<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Another strategy may be simply to wait until developers come forward with projects. You then react to their proposals. Like above, the result is often development not related to any plan for the future<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">WINNING FRIENDS WHILE BUILDING YOUR STRATEGY<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">To avoid the above traps, you want to influence the long-term economic future of your community. The Mayor must be pro active and facilitate the preparation of a community economic development strategy. This strategy will illustrate the long range vision of the community and identify specific projects necessary to achieve this vision. The Mayor must initiate the community economic development strategy planning process.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">An exercise must be completed that identifies specific projects that are necessary to the economic goals of the community. The community must prioritize the projects and determine their cost. The community then builds the priority projects that are financially prudent.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The community does this over a number of years. The priority may be modified because the community faces a major change, but for the most part the community continues its long term vision and funds the next priority and not today’s hot topic. The overall community economic development strategy must be built on the consensus of elected officials, private business interests and the majority of citizens. Mayoral leadership fosters a process that develops a community-wide consensus about projects resulting in implementation of an economic vision.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">STEPS IN PREPARING THE ECONOMIC DEVELOPMENT STRATEGY<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">#1 - DEFINE THE COMMUNITY ECONOMIC DEVELOPMENT VISION OR GOAL<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Our experience is that residents and business owners within any community have many ideas about economic and community development improvements needed for the community. The Mayor and community leadership need to hear these ideas at the very beginning of the process. There are a number of ways to solicit these ideas. The most popular process is to hold a community meeting, send out a mail return questionnaire, and/or solicit ideas through a survey undertaken by a professional firm or listed on your web page.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The community meetings works only when it is properly directed. Our experience is that it is beneficial have a disinterested third party facilitator experienced in community goal setting techniques conduct the meeting.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Another technique is to have a community open house with a number of concepts aired for citizens to see and react to at specific stations. Based on this input the Mayor leads the other elected officials in forming a vision for the overall future for the community. The community then communicates this vision both graphically and in writing. An implementation strategy accompanies this vision which contains creative proposals to improve the community and the process to implement the proposals. <o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">#2 - IDENTIFYING AND PRIORITIZING PROJECTS<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Others are identified by staff, consultants, business leaders, citizens, other elected officials or bodies and developers that would like to invest in the community. You can simply sit down with these individuals and identify needed and required projects. Similar processes are needed here as with the development of the overall strategy.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Ultimately the Mayor and elected officials must develop priorities. They must then work with staff to make the plan feasible. They then develop an implementation schedule of the community economic development plan. The Mayor will serve as the facilitator for its implementation. The Mayor will meet and interact with or direct staff to undertake this role with developers, grant agencies, development approval bodies, other elected officials and the citizens of the community.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">CONCLUSIONS<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Mayors can make things happen. A Mayor can lead the community economic development strategy that will seek to implement specific actions and projects or react to initiatives brought about by others. It takes vision, leadership, and courage to step out front and lead community economic development. History has proven that Mayoral leadership, energizing the political and economic leadership of a community, has success in achieving the community’s desired economic development vision.<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">About the Authors<o:p></o:p></span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Chuck Eckenstahler earned his CED certification in 1984 and is now semi retired. He is a 35 year veteran real estate and municipal planning and economic development consultant who helped originate and taught economic development subjects in the Certificate in Economic Development Program offered by the Graduate School of Business at Purdue North Central, Westville, Indiana and serves on the faculty of the Lowell Stahl Center for Commercial Real Estate Studies at Lewis University, Oakbrook Illinois. He can be contacted at <a href="mailto:pctecken@comcast.ne">pctecken@comcast.ne</a>t or by phone at 219-861-2077. More info at:</span></span></div>
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<span class="Apple-style-span" style="font-family: "arial" , "helvetica" , sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="background-color: white;">Craig </span><span class="Apple-style-span" style="background-color: white;">Hullinger</span><span class="Apple-style-span" style="background-color: white;"> </span><span class="Apple-style-span" style="background-color: white;">AICP</span><span class="Apple-style-span" style="background-color: white;"> has 35 years of experience in economic development, city planning, and transportation planning. He is a Partner in the consulting firm of </span><span class="Apple-style-span" style="background-color: white;">Ruyle</span><span class="Apple-style-span" style="background-color: white;"> </span><span class="Apple-style-span" style="background-color: white;">Hullinger</span><span class="Apple-style-span" style="background-color: white;"> and Associates. He was formerly the Economic Development Director of Peoria, the Director of Land Use for Will County, and the Village Manager of Olympia Fields, </span><span class="Apple-style-span" style="background-color: white;">Minooka</span><span class="Apple-style-span" style="background-color: white;">, and University Park. He is member of the American Institute of Certified Planners, a Vietnam Veteran, and is a retired Colonel in the Marine Corps Reserve. He can be contacted at </span><a href="mailto:Craighullinger@gmail.com"><span class="Apple-style-span" style="background-color: white;">Craighullinger</span><span class="Apple-style-span" style="background-color: white;">@</span><span class="Apple-style-span" style="background-color: white;">gmail</span><span class="Apple-style-span" style="background-color: white;">.</span><span class="Apple-style-span" style="background-color: white;">com</span></a><span class="Apple-style-span" style="background-color: white;"> or by phone at 309 634 5557. More info at:</span></span></span></div>
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Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-73976443116845971022019-10-30T08:43:00.000-07:002020-02-16T20:36:47.750-08:00Urban Revitalization - The Peoria Warehouse District<div dir="ltr" style="text-align: left;" trbidi="on">
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<a href="https://1.bp.blogspot.com/-Cbj-yufiIcQ/XkmN-ClChRI/AAAAAAAFQi4/SXfcPln6d2A4NQYG6WuIt_ENtv9vsixIQCLcBGAsYHQ/s1600/Warehouse%2BDistict.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="414" data-original-width="640" src="https://1.bp.blogspot.com/-Cbj-yufiIcQ/XkmN-ClChRI/AAAAAAAFQi4/SXfcPln6d2A4NQYG6WuIt_ENtv9vsixIQCLcBGAsYHQ/s1600/Warehouse%2BDistict.jpg" /></a></div>
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The area just south of downtown Peoria was a decaying mix of old industrial lofts, one story industrial buildings, and vacant lots. The City developed a plan to transition this area to a vibrant mixed - use residential and commercial neighborhood. Some of the old industrial lofts are being converted into condominiums. The street level space will become viable commercial areas as residents are attracted to the area.<br /> <br /> The conversion of this area to a great urban neighborhood will take place as a result of market demand and the strong incentives the City has created. The area is in a TIF and Enterprise Zone. The City will use 50% of new property taxes generated for City improvements, and 50% allocated to developers to finance environmental clean up, public safety improvements, and rehabilitation to uses permitted in the new Form Based Code. This will lead to very rapid redevelopment. The incentive would be for buildings started in the first five years – after that taxes from new buildings would flow directly to the taxing bodies.<br /> <br /> The consulting firm Ferrill-Madden projects that the Warehouse District can support 180 dwelling units per year, with a total of 3,600 new homes by 2025. The consultant also projects 220,000 square feet of commercial space developed over the next 20 years. Land owners and developers are encouraged to redevelop their property. The City will provide a draft development agreement. TIF studies should be complete in July 2007.<br /> <br /> This plan will implement the Heart of Peoria Plan, improving our beautiful downtown and Riverfront with converted lofts, new housing, offices and retail businesses. The area will become the hot new neighborhood in Peoria. Property owners and developers are encouraged to help make this great neighborhood happen now.<br /> <br /> The City of Peoria is mounting an aggressive effort to attract new investment to our vibrant community. Our unemployment rate is very low. We have redeveloped our beautiful waterfront. Our hospitals and clinics are adding numerous highly paid employees, many of whom want to live in or near downtown.<br /> <br /> INCENTIVES<br /> <br /> The District is currently in an Enterprise Zone. Building materials are tax exempt.<br /> <br /> Structures built before 1936 are qualified for a 10 to 20% Federal historic tax credit.<br /><br />The City has worked with the State to create a 20% State tax credit, which has not yet been approved.<br /> <br /> The TIF was adopted on June 24, 2007, and will provide incentives for 23 years.<br /> <br /> The City has applied for numerous grants to assist in this redevelopment effort.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: large;">Craig Hullinger was the Economic Development Director for the City of Peoria from 2005 to 2009 can be contacted at <br /><br /><a href="http://total%20investment%20in%20the%20buildings%20will%20be%20approximately%20%24178%2C000%2C000%2C%20creating%20over%201%2C000%20jobs.%20%20%20this%20during%20the%20%E2%80%9Cgreat%20recession%E2%80%9D.%20and%20there%20are%20many%20more%20buildings%20in%20the%20works.%20%20%2A%20buildings%20completed%20%2A%20%20warehouse%20tif%20%20laville%20de%20maillet%2C%20l.l.c.%20%2A%20%20jp%20riverfront%20development%20comp%2C%20inc.%20%28sullivan%29%20sealtest%20%20iron%20front%2C%20l.l.c.%2C%20%28huber%29%20408%20washington%20%20iron%20front%2C%20l.l.c.%2C%20%28huber%29%20412%20washington%20%20iron%20front%2C%20l.l.c.%2C%20%28huber%29%20420%20washington%20%20edgewater%20building%20%28huber%29%20river%20%20fastenal%20company%20%2A%20%20drumheller%20properties%20l.l.c%20%2A%20%20d%20%26%20b%20developers%2C%20l.l.c.%20%28waterstreet%20solutions%29%20%20b%20%26%20l%20sales%20%2A%20%20southtown%20tif%20%20illinois%20medical%20clinic%20%2A%20-%20long%20term%20acute%20health%20care%20facility%20cullinan%20%2A%20%20%20hiz%20tif%20%20hiz%20pere%20marquette%20mariott%20hotel%20%20eagleview%20%20behr%20peoria%2C%20inc.%20%2A%20%20martco%2C%20ltd%20%28laser%20electric%29%20%2A%20-%20pulaski%20express/Adams%20Street%20Supermarket%20*%20%20JWE%20Properties/Engler%20Meier%20&%20Justice%20(Westmont)%20*%20-%20Printable%20Version%20%20-%20Email%20This%20BlogThis!%20Share%20to%20Twitter%20Share%20to%20Facebook%20Share%20to%20Pinterest">craighullinger@gmail.com </a><br /><br /><br />309 634 5557</span><br />
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Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-62068302228556175202019-09-28T05:22:00.000-07:002020-02-16T20:37:09.272-08:00TIF Works - Tax Increment Financing<div dir="ltr" style="text-align: left;" trbidi="on">
<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-large;"><b>TIF Works</b></span><br />
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<a href="http://1.bp.blogspot.com/_PpQmQ9kiZwU/SvCGxpkYMsI/AAAAAAAAEZE/MlnCSs6fYP8/s1600-h/Westmont.JPG" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" src="https://1.bp.blogspot.com/_PpQmQ9kiZwU/SvCGxpkYMsI/AAAAAAAAEZE/MlnCSs6fYP8/s400/Westmont.JPG" /></a><span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-large;"><b>Tax Increment Financing<br /><a href="http://peoriatif.blogspot.com/2008/03/tif-is-not-four-letter-word.html">TIF is Not a Four Letter Word</a></b><br /><br />Tax Increment Financing is a very effective but controversial method to help redevelop older areas within a city. It is poorly understood and often unfairly criticized. TIF is not a four letter word.<br /><b><br />What is Tax Increment Financing?</b><br /><br />The Illinois Tax Increment Financing Association <a href="http://draft.blogger.com/goog_981640724">http://www.illinois-tif.com/</a> provides an excellent explanation of TIF. Tax Increment Financing helps communities revitalize older and declining neighborhoods. A District is created following the requirements of the law. The new property tax generated in the new District can be used to assist development in the district, helping the area revitalize.<br /><br /><b>Case Studies</b><br /><br />The City of Peoria has developed 10 TIF Districts. The value of these areas was initially very low. The TIF helped these areas redevelop, and the value of these areas has gone up on average 23% each year, much faster than the city as a whole. Nearby areas without the TIF have had little improvement in value. And of course the redeveloped areas created jobs and vitality.<br /><br />Depending on the rate of taxation, taxes paid by the new development may be as much as or more than one half of the fair market value of new and redeveloped buildings over the 23 year life of the TIF. The city can provide some or all of that increment back to the developer to help make the project a reality.<br /><br />TIF Districts incent redevelopers, spurring revitalization of older neighborhoods and increasing jobs. Cities have stimulated substantial new investment through public/private partnerships.<br /><br />The Illinois Medical Clinic to the right received a 4 million dollar TIF incentive to construct in downtown. The funds helped the developer pay for a parking deck. But for the TIF incentive, this great job and tax producing building would have gone to suburban areas. Instead it helps to revitalize the older central city.<br /><br />Tax Increment Financing is controversial. But there is no question that it is a great way to build tax base and jobs. The Southtown TIF is the oldest TIF in the City of Peoria and one of the oldest in Illinois. The graph shows that the value of real estate within the TIF grew much faster than the City and School District 150. In 2013, the TIF will be completed, and the tax revenues will go to all the local governments.<br /><br />The City of Peoria created two new TIF’s in 2007. The areas were very blighted, and growth of jobs and tax base in the areas lagged far behind the remainder of the city.<br /><br />The chart and graph shows the performance of the two new TIF’s compared to the entire city and the school district. The two new TIF’s have grown much faster than their parent taxing bodies.<br /><br /><b>Village of Saunemon</b><br /><br />TIF is effective in large cities and small villages. The Village of Saunemon created a TIF to assist the development of a gas station and convenience mart. Residents had previously needed to travel a substantial distance to purchase gas and convenience items. The TIF enabled the Village to recruit a developer to bring these needed services to the community,<br /><br />We believe these numbers support the continued use of Tax Increment Financing. We want our older neighborhoods to thrive and improve, and TIF is one of the best ways to help that process.<br /><br /><b>More info at:</b><br />Illinois Tax Increment Financing Association <a href="http://www.illinois-tif.com/">http://www.illinois-tif.com/</a><br /><br /><br />TIF Illinois <a href="http://www.tifillinois.blogspot.com/">http://www.tifillinois.blogspot.com/</a><br /><br /><br />City of Peoria <a href="http://peoriatif.blogspot.com/">http://peoriatif.blogspot.com/</a><br /><br />Warehouse District <a href="http://warehousedistrict.blogspot.com/">http://warehousedistrict.blogspot.com/</a><br /><br /><br /><br /><br />Beth Ruyle is a partner in the planning and economic development consulting firm Ruyle Hullinger and Associates. She was the Executive Vice President of Ehlers and Associates, Executive Director of the South Suburban Mayors and Managers Association for 22 years, and a City Planner with the Atlanta Regional Commission. She can be contacted at <br /><br /><br />309 966 1616 <br /><br /><a href="http://Bethruyle@gmail.com/">Bethruyle@gmail.com </a><br /><br /><br /><a href="http://bethruyle.com/">http://Bethruyle.com</a><br /><br /><br />Craig Hullinger AICP is a partner in the planning and economic development consulting firm Ruyle Hullinger and Associates. He was formerly the Director of Economic Development for Peoria, Village Manager of Olympia Fields, University Park and Minooka, Planning Director for Will County, and a Colonel in the Marine Corps Reserve. He can be reached at <br /><br /><br />309 634 5557 <br /><a href="http://craighullinger@gmail.com/">craighullinger@gmail.com </a><br /><br /><a href="http://craighullinger.com/">http://craighullinger.com</a><br /><br /><br /><br /><br /><br /><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgKyYZnsGmJJKfcpAZ3rdoDSP3PuGBuv3uj8qOijgluCvdEB-UKrW1nYuT-4BtK-TiTMLzBY1WT3JFXAYkyC5trJ6_Blpj5WJsGDF2GswAggoI_TjGyGoIrEjq1gKUbm0RYSI9VITGZbsM/s1600/Medical_on_Main.JPG"><img border="0" height="481" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgKyYZnsGmJJKfcpAZ3rdoDSP3PuGBuv3uj8qOijgluCvdEB-UKrW1nYuT-4BtK-TiTMLzBY1WT3JFXAYkyC5trJ6_Blpj5WJsGDF2GswAggoI_TjGyGoIrEjq1gKUbm0RYSI9VITGZbsM/s640/Medical_on_Main.JPG" width="640" /></a><br />TIF (Tax Increment Financing) Works<br /><br /><br /><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhbtAiWmqJYKmvwmr7G3rsO2uqhYiXWtxytclYsxZ4nwTo6CLAaM-vNcU8xQZa_nEwTU9Z639CKERV6HIOZ22m7ZqoFsf01m37bqHOogoz1VGe9ZnUVdgsvBcvUNwmskK7ghfmHjrv9Itc/s1600-h/Barrel_Roof_building.png"><img border="0" height="428" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhbtAiWmqJYKmvwmr7G3rsO2uqhYiXWtxytclYsxZ4nwTo6CLAaM-vNcU8xQZa_nEwTU9Z639CKERV6HIOZ22m7ZqoFsf01m37bqHOogoz1VGe9ZnUVdgsvBcvUNwmskK7ghfmHjrv9Itc/s640/Barrel_Roof_building.png" width="640" /></a><br /><br /><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgHUZlqQNk7kGHs10vhoG9Bw4d6mP5oA_KEM3L0711j_VnDZOqBsSkScTVFwg-bUuUPM79_ozTi_Hfdnb5HuxZKfIW0A8l3ZA0wGR1qcL9teEsNLiBu885dgG9BVnVe50l56US6oIHJnYo/s1600/401Bridge-01h_0000b.jpg"><img border="0" height="428" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgHUZlqQNk7kGHs10vhoG9Bw4d6mP5oA_KEM3L0711j_VnDZOqBsSkScTVFwg-bUuUPM79_ozTi_Hfdnb5HuxZKfIW0A8l3ZA0wGR1qcL9teEsNLiBu885dgG9BVnVe50l56US6oIHJnYo/s640/401Bridge-01h_0000b.jpg" width="640" /></a></span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-large;">The Partners of Ruyle Hullinger have completed over 50 Redevelopment Plans with Tax Increment Finance (TIF) Districts and District Amendments.<br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /> <br /><br /><br /><br /><br /><br /><br /><a href="http://ruhu12.com/"></a><a href="http://ruhu12.com/">http://ruhu12.com/</a><br /><br /><br /><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiOUrFuWeJndJIFAiesgBqENpu6CNmW_qBCAKA9NMOIaSB6wiP7c4mlHCPvW1zOCyMHWtdwfKRutSJDj8MuvvYaR3IkmP-IPyKItYfLotiXI1X9FxSC5Bz2y7AZ8URNNkx2NhM_KHxP7rM/s1600/Long+Term+Health+Care.JPG"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiOUrFuWeJndJIFAiesgBqENpu6CNmW_qBCAKA9NMOIaSB6wiP7c4mlHCPvW1zOCyMHWtdwfKRutSJDj8MuvvYaR3IkmP-IPyKItYfLotiXI1X9FxSC5Bz2y7AZ8URNNkx2NhM_KHxP7rM/s400/Long+Term+Health+Care.JPG" /></a><br /> <br /><br /><br />EXAMPLES<br /><br /><br /><br /><br /><a href="http://cityofpeoria.blogspot.com/2009/11/tif-works-tax-increment-financing-plays.html">TIF PLAYS IN PEORIA</a></span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-large;">The photos show existing and proposed redevelopments in TIF's in Peoria that took place in the past three years. <a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiOUrFuWeJndJIFAiesgBqENpu6CNmW_qBCAKA9NMOIaSB6wiP7c4mlHCPvW1zOCyMHWtdwfKRutSJDj8MuvvYaR3IkmP-IPyKItYfLotiXI1X9FxSC5Bz2y7AZ8URNNkx2NhM_KHxP7rM/s1600-h/Long+Term+Health+Care.JPG">The consulting team worked with City staff, Camiros, and the City Council to iniate and complete the redevelopment plans for three tax increment financing districts approved in 2007-2008. A total of eighteen (18) buildings have been approved for development or redevelopment in the three new and one existing TIF’s.</a> <br /><br /><br /><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhyGaSCfleSPflk_udiDxwA7hIw5B-6Usln_ZnZcD3Jz7h3h-J_xMVlmwx-p8nUzalJ_dKR9yjY4rNLzSzbSNGiihezLcoybwfbGW21n1xeAvgI12b8Xk4E4PVaSX7RQHdawnsjKwJKdlE/s1600-h/Dennis+Slape.JPG"><img border="0" height="481" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhyGaSCfleSPflk_udiDxwA7hIw5B-6Usln_ZnZcD3Jz7h3h-J_xMVlmwx-p8nUzalJ_dKR9yjY4rNLzSzbSNGiihezLcoybwfbGW21n1xeAvgI12b8Xk4E4PVaSX7RQHdawnsjKwJKdlE/s640/Dennis+Slape.JPG" width="640" /></a><br /> <br /><br /><br />Total investment in the buildings will be approximately $178,000,000, creating over 1,000 jobs. <br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /> <br /><br /><br />This during the “Great Recession”.<br /><br /><br /><br /> <br /><br /><br /><br /><br /><br /><br /><br />And there are many more buildings in the works.<br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><a href="http://tifillinois.blogspot.com/2009/11/tif-works-ruyle-hullinger-and.html#comments">0 comments</a><br /><br /><br /><br /><br /><a href="https://draft.blogger.com/blogger.g?blogID=2793297998730186039"></a><br /><a href="http://tifillinois.blogspot.com/2009/11/hotel-and-convention-center-tifs_29.html">Hotel and Convention Center TIFs</a><br /><br /><br /><br /><br /> <br /><br /><br /><br /><a href="http://2.bp.blogspot.com/_Ntp-8Tf4oso/SxHeGj7gWjI/AAAAAAAAANM/SWAu096_Mg0/s1600/Daytime.jpg"><img border="0" src="https://2.bp.blogspot.com/_Ntp-8Tf4oso/SxHeGj7gWjI/AAAAAAAAANM/SWAu096_Mg0/s640/Daytime.jpg" /></a>The consulting team worked with city staff and consultants to initiate and complete redevelopment plans to bring new convention center hotels to the communities of Peoria and Tinley Park. The cities used the TIF to pay for improvements to incent the redevelopment of the hotel and convention center. The consultants also initiated successful developer recruitment efforts, and helped the city negotiate the complex agreements required to complete the hotels.<br /><br /><br /><a href="http://4.bp.blogspot.com/_Ntp-8Tf4oso/SxHeOX1H4EI/AAAAAAAAANU/NSr2VEpcBb4/s1600/Pere-15(Marriott-Night)(med).jpg"><img border="0" src="https://4.bp.blogspot.com/_Ntp-8Tf4oso/SxHeOX1H4EI/AAAAAAAAANU/NSr2VEpcBb4/s640/Pere-15(Marriott-Night)(med).jpg" /></a><br /><br /><br /><a href="http://2.bp.blogspot.com/_Ntp-8Tf4oso/SxHatPC67pI/AAAAAAAAAM8/SdS_3-lVMs4/s1600/HIZ+Map+with+Aerial.jpg"><img border="0" src="https://2.bp.blogspot.com/_Ntp-8Tf4oso/SxHatPC67pI/AAAAAAAAAM8/SdS_3-lVMs4/s640/HIZ+Map+with+Aerial.jpg" /></a>Downtown hotels and other hospitality industry business struggle to compete with quality new developments. A City can choose to compete or not to compete. A Tax Increment Financing District can assist existing and new businesses invest, improve, and expand.<br /><br /><a href="http://1.bp.blogspot.com/_Ntp-8Tf4oso/SxHazLGl8WI/AAAAAAAAANE/SNGkodsS0tc/s1600/HIZ_TIF.JPG"><img border="0" src="https://1.bp.blogspot.com/_Ntp-8Tf4oso/SxHazLGl8WI/AAAAAAAAANE/SNGkodsS0tc/s640/HIZ_TIF.JPG" /></a><br /> <br /><br />Hospitality Improvement Zone Peoria Illinois (HIZ) TIF<br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /><br /> <br /><br /><br />The City of Peoria has a quality convention center. But a new attached hotel is a requirement for the convention center to compete for conferences and conventions. <br /><br /><br /><br /> <br /><br /><br /><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh9x-FixDrhfFMAcxJu7we7zAyY_jvedDKklt7b3KdOY6M5sRo41uaxNliKzQAYdFxChRL_zxwFuS4acShVAciROBHgwlDjhi4Uvq4YBZQ3r0lGvJGsPFLvIxdL8p5ydCiKeq0dbNquSaA/s1600/Skywalk.jpg"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh9x-FixDrhfFMAcxJu7we7zAyY_jvedDKklt7b3KdOY6M5sRo41uaxNliKzQAYdFxChRL_zxwFuS4acShVAciROBHgwlDjhi4Uvq4YBZQ3r0lGvJGsPFLvIxdL8p5ydCiKeq0dbNquSaA/s640/Skywalk.jpg" /></a><br /><br />In 2008 the City created a Hospitality Improvement Zone (HIZ) Tax Increment Financing District (TIF) and a Business Development District (BDD). City staff worked with Camiros to conduct the property and building surveys that determined that the area qualified for the TIF and BDD. The TIF captures the new property tax that will be generated by the new hotel improvements over the next 23 years, and puts part of those funds back into the development. The BDD enables the City to pass a new hotel tax and a new sales tax of up to 1% to put back into the redevelopment. The maps below show the boundaries of the TIF and BDD, and the illustrations depict the proposed hotel improvement.<br /><br /><br /> <br /><br />More info at:<br /><br /><br /><br /> <br /><br /><br /><a href="http://hospitalityimprovementzone.blogspot.com/">http://hospitalityimprovementzone.blogspot.com/</a><br /><br /><br /><br /><br /><br /> <br /><br /><br /><a href="http://peoriatif.blogspot.com/">http://peoriatif.blogspot.com/</a><br /><br /><br /> <br /><br /><a href="http://hotelpeoria.blogspot.com/">http://hotelpeoria.blogspot.com/</a><br /><br /><br /><br /> <br /><br /><br /><br /> <br /><br /><br /><br /><br /><br /><br /><br /> <br /><br /><br /><br /><br /><br /><br /> <br /><br /><br /><br /><br /><br /><br /><br /> <br /><br /><br /><br /><br /><br />Hotel and Convention Center Redevelopment Tinley Park, Illinois<br /><br /><br /><br /> <br /><br /><br /><br /><br /><br /><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj3szCzm3XziNOxtR1HK1VfD1ZWyGvQ44DO-Ma5ts606-uEy7Lm1_w0klOJb257jT2G7aAHQDDiiL9NY04wSxblLuUZanwfmNdoGbZuS_2ZZAHpa9XfjKWWXvZ4auoZfxZZ52hyETSsoO0/s1600/holidayinn.jpg"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj3szCzm3XziNOxtR1HK1VfD1ZWyGvQ44DO-Ma5ts606-uEy7Lm1_w0klOJb257jT2G7aAHQDDiiL9NY04wSxblLuUZanwfmNdoGbZuS_2ZZAHpa9XfjKWWXvZ4auoZfxZZ52hyETSsoO0/s320/holidayinn.jpg" /></a><br /><br /><br /><br /><br />Tinley Park, Illinois<br /><br /><br /><br /><br /><a href="http://1.bp.blogspot.com/_Ntp-8Tf4oso/SxHZ-Jg1VoI/AAAAAAAAAM0/wwYURoLTHwM/s1600/tinley+convention+center.jpg"><img border="0" src="https://1.bp.blogspot.com/_Ntp-8Tf4oso/SxHZ-Jg1VoI/AAAAAAAAAM0/wwYURoLTHwM/s640/tinley+convention+center.jpg" /></a><br /><br /><br /><br /> <br /><br />The consulting team worked with the Village of Tinley Park to create the incentive programs for the development. The consulting team recruited the successful developer and helped negotiate the complex redevelopment agreement. The TIF paid for the land acquisition, infrastructure, and construction of the Convention Center. This incentive made it possible for the developer to construct the hotel. The development has been very successful, and is located at I-80 and Harlem (Route 43) in Tinley Park, Illinois.</span></div>
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Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-37482023673804959612010-07-28T05:21:00.001-07:002010-07-28T05:38:28.267-07:00Preparing an Economic Development Strategy<span class="Apple-style-span" style="color: #222222;"><span class="Apple-style-span" style="color: black;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<div align="CENTER" class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">PREPARING An ECONOMIC DEVELOPMENT STRATEGY</span></b></div><div align="CENTER" class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">IN</span></b></div><div align="CENTER" class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-weight: bold;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </span></div><div align="CENTER" class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">TEN EASY STEPS</span></b></div><div align="CENTER" class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div align="CENTER" class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">By</span></b></div><div align="CENTER" class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Chuck Eckenstahler and Craig Hullinger</span></b></div><div align="CENTER" class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div align="CENTER" class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">3/6/2009</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Introduction</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Every local governmental official is now challenged with the need to promote jobs and new investment in their community. The question asked is “How does our community accomplish this task?”</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">This question is often answered by chamber of commerce members, government employed professional economic developers, and/or an assembled group of academics. These individuals usually work with a large group of interested individuals offering their opinions of what programs and activities should be undertaken by businesses and government to stimulate the local economy.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">The recommendations might include an improved effort to retain existing businesses or an effort to attract new businesses. Tasks could also include developing a business park or improving education to provide more skilled employees. It may also include efforts to improve our neighborhoods and downtown business districts to attract young well-educated adults who wish to live and work in an attractive and exciting community.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">The responses differ, typically having as many variations as there are people discussing what should be done. To the lay person preparing the community economic development strategy can be an overwhelming and complex task; being something “best left to the professionals.”</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">The truth is that strategic economic development planning is rather simple. It is not rocket science. This article seeks to demystify preparation of an economic development strategy, simplifying the process into ten easy tasks. By answering simple, easily understood questions, a group of people can prepare a strategic plan organizing an economic development program for their community.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 1 - Who are we?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">A simple question! Yes, we know we are a community of, for example, 5,000 people. That’s correct, but what do we know about ourselves? How many people do we have in the workforce and what are their ages? What jobs do they do and how much and what type of education do they have? How many are unemployed or underemployed? How many kids are in school, when will they graduate, how many will go on to college and how many will obtain other advanced technical training?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Many of these questions can be answered by data obtained primarily from the US Census. This information can provide a narrative and quantified description of who we are and who makes up the workforce. It can also identity their education and job skills. According to business site locators, available workforce is one of the top criteria of any firm seeking to expand or locate a new business operation.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 2 - What is our economy?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">It is usually simple to identify the major employers. This typically includes school district and hospital. The city or county government and a few major businesses are also major employers. They account for a substantial number of jobs located in the community. However, there is a large segment (some estimate 80%) of jobs that are provided by smaller business that often times are overlooked in this simple tabulation and small businesses are the primary generator of new jobs.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Data from the US Census, US Department of Commerce and state employment agency can be useful in providing a narrative and quantified description of the number and type of jobs in the community. This data allows examination of the number of jobs and wage scale of the current jobs in the community. It can also help identify the growth (or decline) of these jobs over time, which is important to know to determine what specific jobs the community currently has and what types of jobs that the community would like to attract.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 3 - What are our problems and opportunities?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">This is a more difficult question answered by a detached unemotional critical evaluation of “community competitiveness”.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">One way to answer this question is to complete what researchers call a “SWOT” analysis. To complete a SWOT analysis, the community lists its economic Strengths, Weaknesses, Opportunities and Threats.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">The completed list provides information identifying unique opportunities for existing business expansion and opportunities for recruiting new businesses. It also identifies weaknesses and future threats which may discourage business expansion and new business location, which may be remedied by specific community action.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">For example, the SWOT analysis might disclose that the workforce has a concentration of skilled computer operated machine tool makers. This workforce can be offered to prospective businesses needing such workers. It may also disclose that the farmland designated for industrial development has no water and sewer and is not “shovel ready” for a business to immediately begin construction.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 4 - What are our strengths?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Like a well trained prize fighter, who patiently waits to use his “best punch” to win the fight, an economic development strategy must identify the community’s economic development “best punch”. Completing the SWOT analysis helps identify unique economic strengths that can define the “economic development knock-out punch” for use in the fight to create new employment opportunities in the competitive global environment.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Identifying the “knock out punch” is sometimes easy. It might be a unique geographic location affording superior logistic transportation amenities. Or it might be proximity to a nationally rated university. Or perhaps it might be a young highly educated available workforce. It could be an attractive recreational or small town residential lifestyle that the community offers to new residents. Regardless of the type of strengths identified, analysis of community strengths is necessary to select those specific opportunities that can be used to create new jobs within the community.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 5 - What do we want to be - our future vision?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Of the ten questions, this question is the most difficult to answer - what do we want to be?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">This question is most often answered by a carefully worded vision statement, prepared by the consensus of interests that places into words a mental image of what the desired future should be. The phrase “</span><b><span class="Apple-style-span" style="font-size: x-large;">Our Future Vision is that our community will be the premier regional location for business investment in 2015</span></b><span class="Apple-style-span" style="font-size: x-large;">” is an example of a vision statement.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">This statement tells a big story. It proposes that the community will be the premier location for new business investment when compared surrounding areas. It also provides a means to measure comparative success by measuring economic indicators such as 1) increased jobs, 2) an increase in number of businesses and 3) and an increase in business tax base within the community. It also gives a time period to measure success.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 6 - How do we get there?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">With an understanding of our strengths, weaknesses and opportunities plus a vision of what the community wants to be in the future, answering this question may become clear. The answers become a list of specific actions that must be completed to either eliminate defined weaknesses, or maximize identified strengths to capitalize on identified opportunities.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">For example, the lack of “shovel ready” sites can be remedied by investment in utilities, roads, and governmental approvals necessary to have the site ready for construction immediately upon receipt of a building permit. Another action may be a Tax Increment Financing District or a Business Development District or a Special Service Area to provide incentives for business investment. Other actions may include completion of community appearance projects, securing worker skill training programs for laid-off workers, or conducting a national marketing program to recruit new businesses to locate in the community.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 7 - What resources do we have and need?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Every community has resources, typically scattered among a large number of separate organizations. Key to answering this question is identifying these resources and involving them in developing the economic development strategic plan with agreements to “take-on” and fund specific work tasks.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">A chart can be prepared listing the specific work task identifying the person or organization that is responsible for the task, when the work is to be completed and how it will be funded. Preparing this chart early in the strategic planning process also identifies work tasks that do not yet have a sponsor or funding.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">In our example, a work task to install infrastructure for a “shovel ready site” may be assigned to the city public works department. Obtaining necessary planning and zoning approvals would be a task for the city Planning Department. The City Council could be assigned responsibility to begin city council sponsorship of a TIF district for a future business using tool making machinery equipment. The Community College could be asked to sponsor a workforce retaining effort with the chamber of commerce assigned the task of developing and implementing a marketing program.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">The chart may also identify the need to involve other organizations or recommend formation of new entities to carry out specific works tasks. We might need a downtown development organization to sponsor a downtown redevelopment plan or a neighborhood redevelopment organization to sponsor redevelopment programs.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 8 - Who is responsible?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">The key to successful implementation requires gaining commitments from specific individuals to complete work tasks. This “buy-in” of responsibility is critical to success.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">In our model economic development strategy, the Mayor, Public Works Director, City Planner, Economic Development Director, President of the Community College and Chamber of Commerce Director would be named as “responsible parties” and charged with the duty to complete one or more specific work tasks.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 9 - How much does it cost?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Undertaking an economic development program costs money, typically more that any single organization has within their budget. Answering this question establishes a budget for each work task and identifies who is to provide the funding for the task.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Question 10 - How do we know when we get there?</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">In every successful economic development program the progress towards completion of each work task is periodically reported. It gives the opportunity to celebrate success and to modify the tasks if necessary to assure successful accomplishment.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Measurement tools to gage progress are critical. Useful milestones to measure success should be included as part of the Strategic Plan.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Some strategies break the process down into a number of separate categories, such as logistics, health care, energy, agri-business, retail, etc. Other approaches include a much quicker and simpler process, with the development of a on page strategy. This approach can sometimes be used as an interim until a full blown strategy can be developed.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">On Line Examples</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">The following web pages show examples of recent Economic Development Strategies. Each effort is somewhat different, but most of them follow most of the ten items.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="font-size: x-large;">One Page </span><span style="color: blue;"><u><a href="http://peoriastrategy.blogspot.com/" style="color: #888888; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">http://peoriastrategy.blogspot.com/</span></a></u></span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="color: blue; text-decoration: underline;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="font-size: x-large;">Neighborhood </span><span style="color: blue;"><u><a href="http://www.renaissanceparkpeoria.com/" style="color: #888888; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">http://www.renaissanceparkpeoria.com/</span></a></u></span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="color: blue; text-decoration: underline;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="font-size: x-large;">Regional </span><span style="color: blue;"><u><a href="http://www.edc.centralillinois.org/content/about-edc-central-illinois" style="color: #2288bb; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">http://www.edc.centralillinois.org/content/about-edc-central-illinois</span></a></u></span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-weight: bold;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><b><span class="Apple-style-span" style="font-size: x-large;">Conclusion</span></b></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Preparation of an economic development strategic plan is not an overly complex process and can be accomplished by answering ten questions to define a Vision for an economically improved community. Specific answers lead to identification of weaknesses that need to be remedied. The process also identifies strengths and specific opportunities with can serve as the base for a job expansion and business investment program. It provides a mechanism to identify specific work tasks, determine their cost and assign responsibility for their completion and means to measure incremental progress.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">There are numerous resources to help communities prepare economic development strategies, including regional planning organizations and private consultants. While use of outside assistance brings technical skills and greater experience to the process, community representatives are still required to answer all ten questions, develop the vision and work tasks, and accept responsibilities to complete each work task.</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: xx-large;"><br />
</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="font-size: x-large;">___________________</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Economic Development Strategy Questions</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">1. Who are we?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">2. What makes up our economy?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">3. What are our problems and opportunities?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">4. What are our strengths?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">5. What do we want to be - our future vision?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">6. How do we get there?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">7. What resources do we have and need?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">8. Who is responsible?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">9. How much does it cost?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">10. How do we know when we get there?</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; page-break-before: always;"><span class="Apple-style-span" style="font-size: x-large;">EXAMPLE STRATEGIC PLAN WORK TASK CHART</span></div><div class="western" style="color: #222222; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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</div><div class="western" style="color: #222222; font-size: 16px; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;">Easy to Print Link Below:</div><div class="western" style="color: #222222; font-size: 16px; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><br />
</div><div class="western" style="color: #222222; font-size: 16px; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><a href="http://docs.google.com/Doc?id=dgp5tpcd_118pjfvkng6&btr=EmailImport" style="color: #2288bb; text-decoration: none;">http://docs.google.com/Doc?id=dgp5tpcd_118pjfvkng6&btr=EmailImport</a><br />
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<div style="text-align: left;"><span class="Apple-style-span" style="font-size: medium;"><b><span class="Apple-style-span" style="font-size: x-large;">About the authors -</span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: medium;"><b><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></b></span></div><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"></span></span></span></span></span><br />
<span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><div class="western" style="color: #222222; font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: left;"><span class="Apple-style-span" style="font-size: x-large;">Chuck Eckenstahler is 35 year veteran of municipal planning, economic development and real estate consultant serving clients in Illinois, Indiana and Michigan, and a past contributor to the Illinois Municipal Review. He teaches economic development subjects in the Graduate School of Business at Purdue North Central, Westville, Indiana and serves on the faculty of the Lowell Stahl Center for Commercial Real Estate Studies at Lewis University, Oakbrook Illinois. He can be contacted at </span><span style="color: blue;"><u><a href="mailto:pctecken@comcast.net" style="color: #2288bb; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">pctecken@comcast.net</span></a></u></span><span class="Apple-style-span" style="font-size: x-large;"> or by phone at 219-861-2077.</span></div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-size: 16px;"></span></span></div><span class="Apple-style-span" style="font-size: x-large;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"></span></span></span></span></span></div><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><a href="http://www.linkedin.com/in/chuckeckenstahler" style="text-decoration: none;"><span class="Apple-style-span" style="color: blue;"> http://www.linkedin.com/in/chuckeckenstahler</span></a></div></div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="color: blue;"><br />
</span></div></div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: 'Times New Roman';"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span></span></div></div></span></span></span></span></span></span></div><div class="western" style="color: #222222; font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: left;"><span class="Apple-style-span" style="font-size: x-large;">Craig Hullinger AICP has 35 years of experience in economic development, city planning, and transportation planning. He is a Economic Development and City Planning Consultant. He was the Economic Development Director of the City of Peoria, Illinois, and a member of the American Institute of Certified Planners and Lamda Alpha. He was formerly Planning Director of Will County. He publishes a number of blogs on economic development</span><span class="Apple-style-span" style="font-size: x-large;">. He can be contacted at <a href="mailto:craigullinger@gmail.com">craigullinger@gmail.com</a> or by phone at 309-634 5557.</span></div></div><div class="western" style="color: #222222; font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><a href="http://craighullinger.com/">http://craighullinger.com/</a></span></div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
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</div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-47160755596429097792010-07-27T15:39:00.001-07:002010-07-29T09:58:54.110-07:00Façade Improvement Programs<div align="center" class="MsoNormal" style="text-align: center;"><a href="http://3.bp.blogspot.com/_Ntp-8Tf4oso/TFGvBNFnjhI/AAAAAAAAEMc/5itNFNXFtIU/s1600/Figure2.jpg" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" height="212" src="http://3.bp.blogspot.com/_Ntp-8Tf4oso/TFGvBNFnjhI/AAAAAAAAEMc/5itNFNXFtIU/s320/Figure2.jpg" width="320" /></a><b><span style="font-variant: small-caps;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Façade Improvement Programs:</span></span></span></b></div><div align="center" class="MsoNormal" style="text-align: center;"><div style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><b><span style="font-variant: small-caps;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Getting the Private Sector Involved in </span></span></span></b><b><span style="font-variant: small-caps;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Downtown Revitalization</span></span></span></b></div></div><div align="center" class="MsoNormal" style="text-align: center;"><br />
</div><div align="center" class="MsoNormal" style="text-align: center;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Authors: Craig Hullinger, AICP and Diane Gormely-Barnes, AIC</span></span></b><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">P</span></span></b><br />
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</div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">A Facade Improvement Program can be a cost effective method of encouraging private sector reinvestment in older commercial areas. A program will usually provide partial funding for appropriate facade improvements that both enhance the appearance of the building and contribute to the overall character of an historic commercial area or central business district (CBD), most often as part of a larger improvement program.<o:p></o:p></span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The Village of Tinley Park, Illinois undertook a transit-oriented development (TOD) plan in 1998 that was sponsored by the Regional Transportation Authority of Northeastern Illinois (RTA). The RTA’s Regional Transportation Assistance Program (RTAP) provided matching funds for the development of the plan. The TOD plan was essentially a downtown improvement plan, focusing on enhancements to the train station area within the historic commercial core of the community. The community planning process, led by the Chicago-based planning firm of Camiros, Ltd., resulted in recommendations to enhance the appearance and viability of the “Old Town” area along Oak Park Avenue, adjacent to the Metra station.<o:p></o:p></span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="clear: left; float: left; font-family: 'Times New Roman'; font-size: medium; margin-bottom: 1em; margin-right: 1em;"><img height="212" src="http://1.bp.blogspot.com/_Ntp-8Tf4oso/TFGutqXvzhI/AAAAAAAAEMU/jxWcz8woMPU/s320/Figure3.jpg" width="320" /></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Train stations were the focus of many communities when rail transport was king. The CBD of Tinley Park developed around the train station, a stop on the famous Rock Island Line. Most businesses and homes were within easy walking distance of the train station. As the town grew and the auto became dominant, wider modern roads diverted traffic away from the historic commercial buildings adjacent to the train tracks. The station area declined in importance and became a minor center relative to the large commercial centers developed at the intersections of major roads elsewhere in Tinley Park. The Village became concerned about the deterioration of “Old Town” and also recognized that some of the buildings no longer exhibited a character appropriate for an historic area, due to modern era renovations.<o:p></o:p></span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The TOD plan included numerous proposed improvements to Metra facilities, and also many landscaping, streetscaping and marketing enhancements. The Village and Metra have moved aggressively to implement the public sector initiatives of the plan, and a number of improvements have been made or are underway. These include the removal of an unsightly water tower near the tracks, parking lot and sidewalk upgrades, installation of a plaza near the station to serve as a community gathering space and CBD focal point, and the ongoing construction of a new Metra station. A new mixed-use building containing retail space and condominiums is also under construction on a key site in the area.<o:p></o:p></span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">A very important and effective part of the plan was the development of Façade Improvement Guidelines, and the preparation of several specific facade improvement concepts for high visibility buildings in the area. The Guidelines address three specific development types found in the station area: traditional commercial facades built up to the sidewalk, auto-oriented buildings set back from the street, and older residences that have been converted to business use. Each façade improvement concept included a detailed illustration of the potential future appearance of the façade, juxtaposed with a photograph of the existing condition of the building. The sketches provided an improvement recommendation that each building owner could pursue with an architect or directly with a general contractor, depending upon the scope of the proposed façade changes.<o:p></o:p></span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="tab-stops: 114.75pt; text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The Village of Tinley Park then developed and marketed a Façade Improvement Program for buildings in the CBD, beginning with building owners for whom the Village had proactively funded improvement concepts. Under the Program, the building owner hires an architect acceptable to the Village to design (or in these cases refine) a façade concept and estimate the cost of the improvements. Drawings are then submitted to the Village. If approved, the Village reimburses the building owner for up to 50% of the cost of the façade improvements.<o:p></o:p></span></span></div><div class="MsoNormal" style="tab-stops: 114.75pt; text-align: justify;"><br />
</div><div class="MsoBodyText" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">A picture is worth a thousand words. Village staff used the facade improvement concepts in meetings with property owners, the business community, and developers. The sketches were very effective in developing interest in building improvements by the private sector. Several buildings in the immediate area of the train station have been attractively renovated and house thriving restaurants that are highly visible to passing Metra commuters, providing outdoor dining areas and substantial new downtown activity, jobs, and sales tax revenue.</span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">A Facade Improvement Program is a low cost and effective way to attract quality investment to a community. The facade improvement concepts were a very important outgrowth of the TOD plan. They encouraged the active involvement of the private sector in area improvements. The improvements generated by the TOD plan and Facade Improvement Program jump-started a successful effort toward community revitalization.<o:p></o:p></span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The authors:<o:p></o:p></span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Craig Hullinger, AICP is a city planning consultant. He can be reached at: </span></span><br />
<div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><a href="mailto:craighullinger@gmail.com">craighullinger@gmail.com</a></span></span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="text-align: center;"><u><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><a href="http://craighullinger.com/">http://craighullinger.com</a></span></span></u></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Diane Gormely-Barnes, AICP, AIA, LEED AP </span></span><br />
<span class="Apple-style-span" style="border-collapse: collapse; font-family: Tahoma; font-size: 13px;"><div class="im" style="color: #500050;"><div><span style="font-family: tahoma; font-size: x-small;"></span> </div></div></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">is currently a Principal Planner with HNTB Corporation in Chicago, Illinois. She was formerly a Senior Associate at Camiros, Ltd. She can be reached at </span></span><u><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><a href="mailto:dcbarnes@hntb.com">dcbarnes@hntb.com</a></span></span></u><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">.<o:p></o:p></span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="text-align: justify;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">For more information on Tinley Park’s Façade Improvement Program and other “Old Town” initiatives, contact: Director of Planning for Tinley Park, IL at 708 444 5000.</span></span><br />
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<div style="clear: both; text-align: right;"><div style="text-align: right;"><a href="http://picasa.google.com/blogger/" style="color: #999999; text-decoration: none;" target="ext"><img align="middle" alt="Posted by Picasa" border="0" src="http://photos1.blogger.com/pbp.gif" style="background-attachment: scroll; background-clip: initial; background-color: transparent; background-image: none; background-origin: initial; background-position: 0% 50%; background-repeat: repeat repeat; border-bottom-style: none; border-bottom-width: 0px; border-color: initial; border-left-style: none; border-left-width: 0px; border-right-style: none; border-right-width: 0px; border-top-style: none; border-top-width: 0px; padding-bottom: 0px; padding-left: 0px; padding-right: 0px; padding-top: 0px;" /></a></div></div><div style="clear: both; text-align: right;"><div class="MsoNormal" style="border-bottom-style: none; border-color: initial; border-left-style: none; border-right-style: none; border-top-style: none; border-width: initial; font-family: 'Times New Roman'; font-size: medium; padding-bottom: 0in; padding-left: 0in; padding-right: 0in; padding-top: 0in; text-align: justify;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><div style="text-align: right;"><div style="text-align: left;"><span style="font-size: 11pt;">The façade improvements at Ed and Joe’s Pizzeria were also based on historic photographs. The decorative wooden façade and signage replaced dark, diagonal wood siding that had been installed in recent decades.</span></div></div></div></div></div><div style="clear: both; text-align: right;"><div style="text-align: right;"><br />
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<div style="clear: both; text-align: right;"><div style="text-align: right;"><a href="http://picasa.google.com/blogger/" style="color: #999999; text-decoration: none;" target="ext"><img align="middle" alt="Posted by Picasa" border="0" src="http://photos1.blogger.com/pbp.gif" style="background-attachment: scroll; background-clip: initial; background-color: transparent; background-image: none; background-origin: initial; background-position: 0% 50%; background-repeat: repeat repeat; border-bottom-style: none; border-bottom-width: 0px; border-color: initial; border-left-style: none; border-left-width: 0px; border-right-style: none; border-right-width: 0px; border-top-style: none; border-top-width: 0px; padding-bottom: 0px; padding-left: 0px; padding-right: 0px; padding-top: 0px;" /></a></div></div></div></div></div><div class="post-outer"><div class="post hentry" style="padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content"><div style="text-align: right;"><div style="text-align: left;"><span class="Apple-style-span" style="font-family: 'Times New Roman'; font-size: 15px;">Teehan’s Tavern was upgraded with ground floor storefront improvements and new siding and trim above. A raised outdoor seating area was also added to enliven the street.</span></div></div></div><div class="post-body entry-content"><div style="text-align: right;"><br />
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</div></div><div class="post-body entry-content"><a href="http://2.bp.blogspot.com/_Ntp-8Tf4oso/TFGuf0fTySI/AAAAAAAAEMM/W6uYqELR2t0/s1600/Figure1.jpg" style="color: #5588aa; text-decoration: none;"><img alt="" border="0" height="214" src="http://2.bp.blogspot.com/_Ntp-8Tf4oso/TFGuf0fTySI/AAAAAAAAEMM/W6uYqELR2t0/s320/Figure1.jpg" style="border-bottom-width: 0px; border-left-width: 0px; border-right-width: 0px; border-top-width: 0px; clear: both; float: right; margin-bottom: 10px; margin-left: 10px; margin-right: 0px; margin-top: 0px; text-align: right;" width="320" /></a><br />
<div style="clear: both; text-align: right;"><div style="text-align: right;"><a href="http://picasa.google.com/blogger/" style="color: #999999; text-decoration: none;" target="ext"><img align="middle" alt="Posted by Picasa" border="0" src="http://photos1.blogger.com/pbp.gif" style="background-attachment: scroll; background-clip: initial; background-color: transparent; background-image: none; background-origin: initial; background-position: 0% 50%; background-repeat: repeat repeat; border-bottom-style: none; border-bottom-width: 0px; border-color: initial; border-left-style: none; border-left-width: 0px; border-right-style: none; border-right-width: 0px; border-top-style: none; border-top-width: 0px; padding-bottom: 0px; padding-left: 0px; padding-right: 0px; padding-top: 0px;" /></a></div></div><div style="clear: both; text-align: right;"><div style="text-align: right;"><span class="Apple-style-span" style="font-family: 'Times New Roman'; font-size: medium;"><span class="Apple-style-span" style="font-size: 15px;"><span class="Apple-style-span" style="font-family: Georgia, serif; font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></span></div></div><div style="clear: both; text-align: right;"><div class="MsoBodyText2" style="border-bottom-style: none; border-color: initial; border-left-style: none; border-right-style: none; border-top-style: none; border-width: initial; font-family: 'Times New Roman'; font-size: medium; padding-bottom: 0in; padding-left: 0in; padding-right: 0in; padding-top: 0in;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: left;"><div style="text-align: left;">Façade improvements proposed for the Holstein’s Saloon building were based directly on photographic evidence of its historic appearance in the early 1900s. The new façade replaced a plain brick front that had been installed over the original ornate wooden façade. A raised outdoor dining area was also created.</div></div></div></div><div style="clear: both; text-align: right;"><div style="text-align: right;"><br />
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</div></div></div></div></div></div></div></div></div></div></div></span></span></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-82168366874402940402010-07-25T11:49:00.000-07:002010-07-25T11:49:49.625-07:00"Just Outside Chicago, There's a Place Called illinois<div align="center" class="MsoNormal" style="text-align: center;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">“Just Outside Chicago, There’s a Place Called Illinois”<o:p></o:p></span></span></b></div><div class="MsoNormal"><br />
</div><div align="center" class="MsoNormal" style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Move your business and home to downstate<o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">“Just outside Chicago, there’s a place called Illinois.” The State of Illinois developed this catchy slogan for it’s tourism marketing program to encourage Chicago-area residents to visit the Illinois south and west of Chicago, instead of visiting Wisconsin and Michigan. The strategy aimed to keep tourism and the dollars it generates in Illinois.<o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The strategy need not stop at tourism, though. Communities in downstate Illinois should employ a similar strategy when attracting businesses and economic development. Outside of the Chicago metropolitan area, the cost of home ownership and renting is tremendously cheaper. The cost of doing business is also much less. Congestion, often cited as a quality-of-life issue, is virtually non-existent: “rush hour” in smaller communities is often the “rush minute”.<o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Demographic trends indicate that the problem is only going to get worse in Northeast Illinois. Of Illinois’ population of 12 million people, 8 million citizens live in or around Chicago. By 2030, Illinois is projected to grow over 15%, but of the 2 million more people living here, most will be living in or near metro Chicago.<o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">While growth is encouraging, it also comes with associated costs. Both Chicago and Illinois would be better off if some of the projected growth occurred in other Illinois communities. The addition of two million more people to the Chicago area will create more traffic congestion and air pollution. This will require increased capital expenditure at the federal, state and local levels as the transportation, protective and educational infrastructures swell to accommodate this growth. The increase in taxes need to manage this growth is rarely appreciated by citizens.<o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Illinois communities outside of Chicagoland could accommodate and welcome this growth. Many communities are at best experiencing moderate growth, while many more are losing population. These smaller communities often have housing stock, roads, schools, and other infrastructure that have capacity sufficient to the task.<o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">This potential is illustrated by comparing two large metropolitan areas in Illinois. The moderately-growing Peoria metropolitan area is the second largest metro area in Illinois. However, as the following table demonstrates, there are significant advantages to locating or relocating “downstate”: <o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><table border="1" cellpadding="0" cellspacing="0" class="MsoTableGrid" style="border-collapse: collapse; border: none; mso-border-alt: solid windowtext .5pt; mso-padding-alt: 0in 5.4pt 0in 5.4pt; mso-yfti-tbllook: 480;"><tbody>
<tr> <td style="border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 198.9pt;" valign="top" width="332"> <div class="MsoNormal"><br />
</div></td> <td style="border-left: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 99.0pt;" valign="top" width="165"> <div class="MsoNormal"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Chicago<o:p></o:p></span></span></b></div></td> <td style="border-left: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 103.5pt;" valign="top" width="173"> <div class="MsoNormal"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Peoria<o:p></o:p></span></span></b></div></td> </tr>
<tr> <td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 198.9pt;" valign="top" width="332"> <div class="MsoNormal"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Median Home Price</span></span><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftn1" name="_ftnref1" title=""><span class="MsoFootnoteReference"><span class="MsoFootnoteReference"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">[1]</span></span></b></span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><o:p></o:p></span></span></b></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 99.0pt;" valign="top" width="165"> <div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">$274,700<o:p></o:p></span></span></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 103.5pt;" valign="top" width="173"> <div class="MsoNormal"><span style="color: black;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">$114,900</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><o:p></o:p></span></span></div></td> </tr>
<tr> <td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 198.9pt;" valign="top" width="332"> <div class="MsoNormal"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Average Commute Time (2000)</span></span><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftn2" name="_ftnref2" title=""><span class="MsoFootnoteReference"><span class="MsoFootnoteReference"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">[2]</span></span></b></span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><o:p></o:p></span></span></b></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 99.0pt;" valign="top" width="165"> <div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">35 minutes<o:p></o:p></span></span></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 103.5pt;" valign="top" width="173"> <div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">20 minutes<o:p></o:p></span></span></div></td> </tr>
<tr> <td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 198.9pt;" valign="top" width="332"> <div class="MsoNormal"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">“Cost of Doing Business” Rank</span></span><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftn3" name="_ftnref3" title=""><span class="MsoFootnoteReference"><span class="MsoFootnoteReference"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">[3]</span></span></b></span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><o:p></o:p></span></span></b></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 99.0pt;" valign="top" width="165"> <div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">90</span></span><sup><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">th</span></span></sup><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><o:p></o:p></span></span></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 103.5pt;" valign="top" width="173"> <div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">47th<o:p></o:p></span></span></div></td> </tr>
<tr> <td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 198.9pt;" valign="top" width="332"> <div class="MsoNormal"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Cost of Living Index Composite</span></span><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftn4" name="_ftnref4" title=""><span class="MsoFootnoteReference"><span class="MsoFootnoteReference"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">[4]</span></span></b></span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><o:p></o:p></span></span></b></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 99.0pt;" valign="top" width="165"> <div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">103.9<o:p></o:p></span></span></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 103.5pt;" valign="top" width="173"> <div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">96.9<o:p></o:p></span></span></div></td> </tr>
<tr> <td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 198.9pt;" valign="top" width="332"> <div class="MsoNormal"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Student-Teacher Ratio</span></span><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftn5" name="_ftnref5" title=""><span class="MsoFootnoteReference"><span class="MsoFootnoteReference"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">[5]</span></span></b></span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><o:p></o:p></span></span></b></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 99.0pt;" valign="top" width="165"> <div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">16.40<o:p></o:p></span></span></div></td> <td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 103.5pt;" valign="top" width="173"> <div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">14.40<o:p></o:p></span></span></div></td> </tr>
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</div><div class="MsoNormal"><b><u><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Relocating Businesses and Employees Downstate<o:p></o:p></span></span></u></b></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">More and more people are controlling their own job location. The Internet permits more people to work remotely. Telecommuting allows mobile professionals to flee large, congested metro areas and work and live in a pleasant environment. Free lance writers, advertising executives, entrepreneurs, artists, computer experts and even salespeople are typical of employees who often have control of their work location. Jack Manahan is a perfect example. Manahan left the Chicago suburbs for Peoria. As a home-based computer consultant to government, he simply drives 10 minutes to the airport when he needs to visit a client. "I saved half the cost of my auto insurance and got a much nicer home in Peoria when I left Chicago. And the rush hour is much less than in Chicago. Peoria is a pleasant place to live and work, without the hassle of a really big city. " <o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Long gone is the requirement for manufacturers, agencies, sales forces and consulting companies to be located in a large metropolitan area. In fact, the cost of doing so might well outweigh the benefits. The same connectivity that permits telecommuting allows business leaders the flexibility to move their entire company to smaller, more attractive communities where both the quality of life and the cost of doing business are better. The marketplace is no longer local – it is global and requires little more than a strong technology and transportation infrastructure. This trend is accelerating and will likely continue to be popular, especially as congestion increases.<o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><b><u><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Attracting a Retiree Migration South<o:p></o:p></span></span></u></b></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Moving to a downstate community can also be an excellent retirement strategy. Retirees can achieve substantial savings from the sale of their homes. With Chicago’s real estate market rocketing skyward, retirees can often turn the sale of one home into the purchase of two: A home in a moderately-sized downstate community that offers proximity to family and friends and offers all the amenities of city life, and possibly a second home for the winter months in the Sun Belt. This move is especially appealing to those individuals who grew up downstate but moved to larger metropolitan areas for work reasons.<o:p></o:p></span></span></div><div class="MsoNormal"><br />
</div><div class="MsoNormal"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">One budding strategy in attracting retirees is to build housing communities in conjunction with universities and colleges. The housing can be privately developed, with alumni and faculty targeted as purchasers. The partnership is a win-win situation: Alumni bring a love of the institution and serve as natural source of volunteers, donors, event boosters and even students in continuing education. The city gets more homeowners and consumers in the local economy, but does not need to concern itself with these new citizens taking high-paying jobs or additionally taxing the local public school system.<o:p></o:p></span></span></div><div style="border-bottom: solid windowtext 1.0pt; border: none; mso-border-bottom-alt: solid windowtext .75pt; mso-element: para-border-div; padding: 0in 0in 1.0pt 0in;"> <div class="MsoNormal" style="border: none; mso-border-bottom-alt: solid windowtext .75pt; mso-padding-alt: 0in 0in 1.0pt 0in; padding: 0in;"><br />
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</div><div class="MsoNormal" style="text-align: justify;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Craig Harlan Hullinger,</span></span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">AICP</span></span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">, is a City Planning Consultant and the Economic Development Director for the City of Peoria. Craig has a BA Degree in Public Administration, a Master s Degree in Environmental Planning. Contact him at (309) 634-5557 or <a href="mailto:craighullinger@gmail.com">craighullinger@gmail.com</a> <a href="http://craighullinger.com/">http://craighullinger.com</a></span></span></div><div class="MsoNormal" style="text-align: justify;"><br />
</div><div class="MsoNormal" style="text-align: justify;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Christopher Setti </span></span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">is an Economic Development Specialist with the Economic Development Department of the City of Peoria. Chris has a BA in Political Science and a Master’s Degree in Public Administration. Contact him at (309) 494-8618 or </span></span><a href="mailto:csetti@ci.peoria.il.us"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">csetti@ci.peoria.il.us</span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">.</span></span><o:p></o:p></div><div class="MsoNormal"><br />
</div><div style="mso-element: footnote-list;"><br clear="all" /> <hr align="left" size="1" width="33%" /> <div id="ftn1" style="mso-element: footnote;"> <div class="MsoFootnoteText"><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftnref1" name="_ftn1" style="mso-footnote-id: ftn1;" title=""><span class="MsoFootnoteReference"><span style="mso-special-character: footnote;"><span class="MsoFootnoteReference"><span style="font-family: "Times New Roman","serif"; font-size: 10.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "Times New Roman"; mso-fareast-language: EN-US;">[1]</span></span></span></span></a> National Association of Realtors: http://money.cnn.com/pf/features/lists/nar_3q05/price.html#table</div></div><div id="ftn2" style="mso-element: footnote;"> <div class="MsoFootnoteText"><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftnref2" name="_ftn2" style="mso-footnote-id: ftn2;" title=""><span class="MsoFootnoteReference"><span style="mso-special-character: footnote;"><span class="MsoFootnoteReference"><span style="font-family: "Times New Roman","serif"; font-size: 10.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "Times New Roman"; mso-fareast-language: EN-US;">[2]</span></span></span></span></a> Arbitron “Average Travel Time to Work Comparison.” www.arbitron.com/outdoor_companies/travel_result.asp</div></div><div id="ftn3" style="mso-element: footnote;"> <div class="MsoFootnoteText"><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftnref3" name="_ftn3" style="mso-footnote-id: ftn3;" title=""><span class="MsoFootnoteReference"><span style="mso-special-character: footnote;"><span class="MsoFootnoteReference"><span style="font-family: "Times New Roman","serif"; font-size: 10.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "Times New Roman"; mso-fareast-language: EN-US;">[3]</span></span></span></span></a> Forbes Magazine, “Best Places for Business and Careers.” May 5, 2005.</div></div><div id="ftn4" style="mso-element: footnote;"> <div class="MsoFootnoteText"><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftnref4" name="_ftn4" style="mso-footnote-id: ftn4;" title=""><span class="MsoFootnoteReference"><span style="mso-special-character: footnote;"><span class="MsoFootnoteReference"><span style="font-family: "Times New Roman","serif"; font-size: 10.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "Times New Roman"; mso-fareast-language: EN-US;">[4]</span></span></span></span></a> ACCRA Cost of Living Index, 2nd Quarter 2005</div></div><div id="ftn5" style="mso-element: footnote;"> <div class="MsoFootnoteText"><a href="file:///C:/1/Articles/Article%20-%20Moving%20from%20Chicago%20to%20downstate.rtf#_ftnref5" name="_ftn5" style="mso-footnote-id: ftn5;" title=""><span class="MsoFootnoteReference"><span style="mso-special-character: footnote;"><span class="MsoFootnoteReference"><span style="font-family: "Times New Roman","serif"; font-size: 10.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "Times New Roman"; mso-fareast-language: EN-US;">[5]</span></span></span></span></a> www.money.cnn.com. “Best Places to Live 2005.”</div></div></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-11975377806672912382010-07-25T11:47:00.000-07:002010-07-25T15:18:47.156-07:00Survey Tells Developers “If You Build It They Will Come”<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Survey Tells Developers “If You Build It They Will Come”</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Peoria is part of the second largest metropolitan area in Illinois, and boasts the second most intensely developed downtown. The downtown is a vibrant and successful commercial district, and boasts a very attractive riverfront, beautiful buildings, and a strong and growing employment base. Like many older cities, however, it is in need of new housing and retail in and near the downtown core. The City boasts numerous quality industrial buildings that could be redeveloped into quality housing and retail areas. Some vacant tracts could welcome new construction of single-family homes and townhouses.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Real estate developers who were contacted about building in these areas wanted to see market data demonstrating the interest level among people in new or renovated housing and commercial development around downtown Peoria. In conjunction with a number of city stakeholders, Peoria’s Department of Economic Development created a brief paper survey that gauged people’s interest in three distinct areas: Downtown Peoria, the warehouse district directly south of Downtown, and “Renaissance Park,” an area of older, single-family homes just outside of Downtown. The survey also gathered some demographic information about age, marital status, etc. </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Initially, the survey was hand distributed to a limited audience to refine the questions and get initial feedback. The interest level of those respondents were so positive that the City decided to release the survey more widely. Contracting with iceCentric, a Peoria-based technology company, the survey was made available on line from January 10 – February 10, 2006. Through the Chamber of Commerce and other local entities, employers were requested to ask their employees via email to complete the survey. </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">In one month, the survey generated 1,545 responses. According to iceCentric, the response rate exceeded the industry standard by 10%. Even better, the results themselves validated the City’s desire to have increased focus on these areas. Among respondents, 31.2% were interested in Downtown, 30.2% were interested in Renaissance Park, and 29.6% were interested in the warehouse district. Some respondents indicated an interest in one area but not others; in total, 42.8% of respondents expressed interest in one of the three.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The survey also yielded useful data about what types of people were most interested in these areas. Generally speaking, interested individuals were more likely to be single and have less children living at home than those not interested. (In fact, 68% of all those expressing interest had no children living with them.) There seemed to be an equal distribution among education levels and income, with interested individuals trending as slightly younger than their counterparts. These demographics are important when talking to developers about what to build and who to market.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Lofts </span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">25%</span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">New </span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">Construction </span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">24%</span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Previously </span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">owned - needs </span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">renovation </span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">12%</span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Previously </span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">owned - </span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">renovated </span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">39%</span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">An important feature of the survey was determining what people’s ideal price range was. These figures below show the housing price range of people interested in these areas, as well as the types of property they are looking to buy:</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">One very important output of the survey was that people who were interested in living in one of the target areas were able to leave their email address on the site. The City now has 250 email addresses of those interested. Those email addresses will be provided to developers when they are considering a development. Under this scenario, the developer could get an option on a building, email all those interested, and invite them to visit the building. At very little expense or effort, the developer could get a quick response from prospective buyers or renters. </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">This housing survey was an excellent and low cost way to develop valuable market research. For less than $1,000, Peoria now has some proof to show developers that these specific areas are worthwhile investments. </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Craig Harlan Hullinger, AICP, is a Consultant and the Economic Development Director for the City of Peoria. Craig has a BA Degree in Public Administration and a Master’s Degree in Environmental Planning. Contact him at <a href="mailto:craighullinger@gmail.com">craighullinger@gmail.com</a> or (309) 634 5557. </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Lou Schendl is a Co-Founder of iceCentric, a digital communication and market research firm based in Peoria. Lou received a BS from Iowa State University. Contact him at Lou@icecentric.com or (309) 685-7900. www.icecentric.com </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Christopher Setti is the Senior Development Specialist with the Economic Development Department of the City of Peoria. Chris has a BA in Political Science and a Master's Degree in Public Administration. Contact him at csetti@ci.peoria.il.us or (309) 494-8618.</span></span><br />
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</div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-49979304121312053952010-07-25T11:43:00.000-07:002010-07-25T15:19:22.826-07:00Is Comprehensive Planning Still Working?<div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">IS COMPREHENSIVE PLAN STILL WORKING?</span></span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">By</span></span></div><div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Charles Eckenstahler, AICP and Craig Hullinger, AICP</span></span></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><b>Introduction</b></span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">How do we know if our current Compensive Plan really helps guide land use decisions is a common questions raised by elected officials and planning staff. But it was of more recent concern to Bill Ernat, Community Development Director for the Village of Homewood. “The Board of Trustees, after several months of discussion finally authorized the update of our plan prepared in 1986. It was a difficult task to convenience the Board of Trustees and others, that the update was over due. At the root of their concern was the nagging problem of demonstrating the plan had helped guide past land use decisions and was in need of updating.”</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Ernat, as the first step in preparing an update to the plan wanted to know if elected and appointed officials plus village administrators viewed the current plan valid and whether it was recognized as influencing past and current decision making in the village.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">To gather information, the Village Planning Consultant was instructed to survey a roster of thirty key officials. Included in the roster were all elected officials; the members of the Plan Commission, and Zoning Board of Appeals; Chairs of several advisory committees and commissions, such as the Economic Development and Appearance Commissions; the Park District; as well as village management staff and department heads.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">THE SURVEY</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Data was collected on two primary issues. The first was to test whether the current plan (prepared in 1986) was valid for current use. Second, information concerning the respondees familiarity with the plan and whether they personally viewed the document as influential in decision making was requested.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">SURVEY FINDINGS</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Responses were returned by about one-half of the key village leaders. While the survey was not a true statistical sampling, the results were felt to represent a realistic portray of the attitudes of village leadership. The results of the survey, by question, follow:</span></span><br />
<span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Is the current plan valid?</span></span><br />
<span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">14% said yes, 29% said no and 57% said they didn’t know.</span></span><br />
<span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Is the current plan relevant for the future?</span></span><br />
<span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">14% said yes, 21% said no and 64% said they didn’t know.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><br />
<span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Have you read the plan?</span></span><br />
<span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">14% said yes, 71% said no and 14% had no opinion.</span></span><br />
<span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Has the plan provided guidance for decision making?</span></span><br />
<span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">36% indicated some and substantial, and 14% said little 50% said none.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">WHAT HOMEWOOD OFFICIALS REALIZED</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Village President, Richard Hofeld wasn’t surprised with the results of the survey, but a little disappointed, “we take pride in the process of local government decision making in Homewood. I am happy that over a third of the respondees indicate the plan influences our decision making process. What’s more disturbing is the uncertainty of whether the plan is a valid decision making tool now and in the future. These survey findings really confirm that we made the right decision to update the plan, now. The process of the update will provide the opportunity for the leadership and all residents to reacquaint themselves with the plan and our development goals for the future.” </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Ernat suggests their may be a number of reasons for the results including:</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">1.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">TIMELINESS OF THE PLAN</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">With the document being over 10 years old, it can easily be surmised that many of the leaders would view the document as out of date and not place a high priority to read the document.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">2.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">PERSONALIZATION AND COMMUNITY OWNERSHIP OF THE PLAN</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Another reason could be that the participants in the 1986 planning process, the authors of the plan, were no longer involved with decision making in the village. Thus, the knowledge and commitment towards use of the plan as a guidance tool is not as personal with the current village leadership.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">3.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">LACK OF VALIDITY</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">It can be surmised that the content of plan is out-of-date so Why bother to read it!</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">WHAT WAS LEARNED FROM THE SURVEY PROCESS</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Ernat summarizes what the village learned from the survey in a simple statement, “our plan failed the test of time. A plan has a useful shelf life. That time period is different in every community and is based on many factors. Most important is who participates in the process of preparing the plan, what issues are addressed and how the document is amended to remain current. Probably just as important is how the document is promoted by elected and appointed officials as a the village tool for decision making.”</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The process for the update of the Homewood Comprehensive Plan includes six neighborhood public input sessions, personal interviews with the key leaders and a wide variety of discussion sessions with advisory bodies and resident interest groups. The outcome, in addition to the traditional big report will be a public distribution brochure summarizing future development policies, future issues crucial to the village and a copy of the Future Land Use map of the village. This document will be used to promote the Comprehensive Plan Update as an easily recognized decision making tool for both government and private sector use.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">WHAT OTHER COMMUNITIES SHOULD KNOW</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Almost very elected official has heard the advise on how important a current plan is when defending legal challenges to land use decisions in court. However there are a number of other benefits, including:</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">1.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">To make a Comp Plan work, elected ans appointed officials must make a consensus effort to recognize the role of the plan and use it.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">2.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The preparation of the plan must include a wide range of interests and the maximum number of of participants to assure a broad spectrum of decisions makes and community leaders feel ownership with the plan.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">3.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The document must be published in a mass distribution format which is easily read by the general public.</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">4.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Elected officials and community leaders must take positive action to promote awareness of the Comp Plan and its use in decision making.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">5.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Staff should consider use of the Plan for influencing development decisions by distribution of the Plan as a statement of what the community like and dislikes in terms of new development within the community.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">6.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Elected officials and staff should always include reference to the Comp Plan in the approval and denial of development actions.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">7.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Annually, the test of current validity and the need for updating should be considered to retain high visibility, use and public recognition of the Comp Plan ands a guide for decision making.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">CONCLUSION</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Dave Niemeyer, Village Manager sums up the feelings of elected and appointed officials plus village administrative staff this way, “we will ask the same questions about a year after adoption of the Comprehensive Plan Update. I’ll bet the results of the survey will show opposite results. We intend to ask these questions annually, to determine when to update the plan next time. Homewood officials always have a vision for the future, our Comprehensive Plan Update will serve its intended purpose in the future.” </span></span><br />
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<a href="http://craighullinger.com/">http://craighullinger.com/</a></span></span><br />
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</div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-84635449563170919532010-07-25T11:40:00.000-07:002010-07-25T15:20:16.303-07:00Aligning Interstate Road Interests<div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">ALIGNING INTERSTATE ROAD INTERESTS</span></span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">EWCRPC LINKS TOGETHER ILLINOIS AND INDIANA COMMUNITIES</span></span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">FOR JOINT TRANSPORTATION PLANNING</span></span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">by</span></span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Craig Hullinger, AICP and Chuck Eckenstahler, AICP</span></span></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><b>BACKGROUND</b></span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">President Paul Lohmann of Beecher, Illinois summarizes the transportation conditions in one simple sentence, “it’s bad and getting worse.” What he describes is the increasing amount of cars and trucks using local east-west roads in their journey into or through Chicago. “This Indiana car and truck traffic is seeking faster and less congested alternatives to the I-65 and I-80/94 route from northern Indiana to downtown Chicago or the suburban interstate routes around Chicago,” according to Lohmann.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><b>INVOLVEMENT OF EWCRPC</b></span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">In 1994, nine Villages, Cities and Townships formed the Eastern Will County Regional Planning Council to address issues affecting member communities cooperatively. While the initial focus was on understanding the impact of the proposed new regional airport, these communities also identified several current non-airport problems needing intergovernmental solutions. Aligning streets and roads between Illinois and Indiana was an oblivious top priority.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Initial research quickly identified several important findings:</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">1.<span class="Apple-style-span" style="white-space: pre;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">There was little, if any, productive discussions between the two State Transportation Departments on this matter,</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">2.<span class="Apple-style-span" style="white-space: pre;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The respective local transportation planning agencies while recognizing the problem and promoting long range plans that include routes that would alleviate the problems, little or no short-term planning was underway which would alleviate the current problems.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">3.<span class="Apple-style-span" style="white-space: pre;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Local officials on both sides of the state line were expressing similar concern for action.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">4.<span class="Apple-style-span" style="white-space: pre;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">No organization for elected officials existed within the current transportation planning process that could coordinate solutions to transportation or other issues of concern between the two states.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The EWCRPC stepped into this void for its members’ filling the role of a facilitator for drawing together local officials along the 20-mile state line corridor from Lake Michigan south the Kankakee County. This 20-mile corridor has only six continuous “on-alignment“ roads connecting the two states and approximately twenty local roads between the two states with “offset’ alignments.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The objective of the EWCRPC study was simple, gain consensus for realignment of selected roads to serve as local road connectors between the two states. The EWCRPC believes a consensus between local government officials will show sufficient concern to prompt favorable actions by metropolitan transportation planning agencies and federal funding agencies.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Ken Kramer, Chair of the EWCRPC notes, “we have organized a local grass root’s effort to solve a serious traffic safety and congestion problem. Our goal of aligned interest of local governments from both stated in our area is a first. We believe we have started a process that will grow beyond this immediate issue and serve as an action body to address other issues of mutual concern in the future.”</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">For now Paul Lohmann waits, concerned about the traffic impact on Beecher since recently completed traffic count studies reported Route 1 traffic through the business district is greater than the traffic counts on divided four lane commercial roads serving other surrounding communities. Notes Lohmann, “besides our concern for safety, we worry that increased traffic will limit new commercial growth and seriously harm local business.” </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><div style="font-family: 'Times New Roman'; font-size: medium; text-align: center;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">IS COMPREHENSIVE PLAN STILL WORKING?</span></span></div></div><div style="font-family: 'Times New Roman'; font-size: medium; text-align: center;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div></div><div style="font-family: 'Times New Roman'; font-size: medium; text-align: center;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">By</span></span></div></div><div style="font-family: 'Times New Roman'; font-size: medium; text-align: center;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Charles Eckenstahler, AICP and Craig Hullinger, AICP</span></span></div></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><b>Introduction</b></span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">How do we know if our current Compensive Plan really helps guide land use decisions is a common questions raised by elected officials and planning staff. But it was of more recent concern to Bill Ernat, Community Development Director for the Village of Homewood. “The Board of Trustees, after several months of discussion finally authorized the update of our plan prepared in 1986. It was a difficult task to convenience the Board of Trustees and others, that the update was over due. At the root of their concern was the nagging problem of demonstrating the plan had helped guide past land use decisions and was in need of updating.”</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Ernat, as the first step in preparing an update to the plan wanted to know if elected and appointed officials plus village administrators viewed the current plan valid and whether it was recognized as influencing past and current decision making in the village.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">To gather information, the Village Planning Consultant was instructed to survey a roster of thirty key officials. Included in the roster were all elected officials; the members of the Plan Commission, and Zoning Board of Appeals; Chairs of several advisory committees and commissions, such as the Economic Development and Appearance Commissions; the Park District; as well as village management staff and department heads.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">THE SURVEY</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Data was collected on two primary issues. The first was to test whether the current plan (prepared in 1986) was valid for current use. Second, information concerning the respondees familiarity with the plan and whether they personally viewed the document as influential in decision making was requested.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">SURVEY FINDINGS</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Responses were returned by about one-half of the key village leaders. While the survey was not a true statistical sampling, the results were felt to represent a realistic portray of the attitudes of village leadership. The results of the survey, by question, follow:</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Is the current plan valid?</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">14% said yes, 29% said no and 57% said they didn’t know.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Is the current plan relevant for the future?</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">14% said yes, 21% said no and 64% said they didn’t know.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Have you read the plan?</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">14% said yes, 71% said no and 14% had no opinion.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Has the plan provided guidance for decision making?</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">36% indicated some and substantial, and 14% said little 50% said none.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">WHAT HOMEWOOD OFFICIALS REALIZED</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Village President, Richard Hofeld wasn’t surprised with the results of the survey, but a little disappointed, “we take pride in the process of local government decision making in Homewood. I am happy that over a third of the respondees indicate the plan influences our decision making process. What’s more disturbing is the uncertainty of whether the plan is a valid decision making tool now and in the future. These survey findings really confirm that we made the right decision to update the plan, now. The process of the update will provide the opportunity for the leadership and all residents to reacquaint themselves with the plan and our development goals for the future.” </span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Ernat suggests their may be a number of reasons for the results including:</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">1.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">TIMELINESS OF THE PLAN</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">With the document being over 10 years old, it can easily be surmised that many of the leaders would view the document as out of date and not place a high priority to read the document.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">2.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">PERSONALIZATION AND COMMUNITY OWNERSHIP OF THE PLAN</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Another reason could be that the participants in the 1986 planning process, the authors of the plan, were no longer involved with decision making in the village. Thus, the knowledge and commitment towards use of the plan as a guidance tool is not as personal with the current village leadership.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">3.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">LACK OF VALIDITY</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">It can be surmised that the content of plan is out-of-date so Why bother to read it!</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">WHAT WAS LEARNED FROM THE SURVEY PROCESS</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Ernat summarizes what the village learned from the survey in a simple statement, “our plan failed the test of time. A plan has a useful shelf life. That time period is different in every community and is based on many factors. Most important is who participates in the process of preparing the plan, what issues are addressed and how the document is amended to remain current. Probably just as important is how the document is promoted by elected and appointed officials as a the village tool for decision making.”</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The process for the update of the Homewood Comprehensive Plan includes six neighborhood public input sessions, personal interviews with the key leaders and a wide variety of discussion sessions with advisory bodies and resident interest groups. The outcome, in addition to the traditional big report will be a public distribution brochure summarizing future development policies, future issues crucial to the village and a copy of the Future Land Use map of the village. This document will be used to promote the Comprehensive Plan Update as an easily recognized decision making tool for both government and private sector use.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">WHAT OTHER COMMUNITIES SHOULD KNOW</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Almost very elected official has heard the advise on how important a current plan is when defending legal challenges to land use decisions in court. However there are a number of other benefits, including:</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">1.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">To make a Comp Plan work, elected ans appointed officials must make a consensus effort to recognize the role of the plan and use it.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">2.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The preparation of the plan must include a wide range of interests and the maximum number of of participants to assure a broad spectrum of decisions makes and community leaders feel ownership with the plan.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">3.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The document must be published in a mass distribution format which is easily read by the general public.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">4.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Elected officials and community leaders must take positive action to promote awareness of the Comp Plan and its use in decision making.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">5.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Staff should consider use of the Plan for influencing development decisions by distribution of the Plan as a statement of what the community like and dislikes in terms of new development within the community.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">6.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Elected officials and staff should always include reference to the Comp Plan in the approval and denial of development actions.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">7.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Annually, the test of current validity and the need for updating should be considered to retain high visibility, use and public recognition of the Comp Plan ands a guide for decision making.</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">CONCLUSION</span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Dave Niemeyer, Village Manager sums up the feelings of elected and appointed officials plus village administrative staff this way, “we will ask the same questions about a year after adoption of the Comprehensive Plan Update. I’ll bet the results of the survey will show opposite results. We intend to ask these questions annually, to determine when to update the plan next time. Homewood officials always have a vision for the future, our Comprehensive Plan Update will serve its intended purpose in the future.” </span></span></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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</span></span>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-13487106820767576452010-07-25T09:24:00.000-07:002010-07-25T15:20:40.202-07:00The Attorney - Planner Relationship<div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">THE ATTORNEY - PLANNER RELATIONSHIP</span></span></div><div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">‘KEY’ TO GOOD LOCAL ZONING</span></span></div><div style="text-align: center;"></div><div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">by</span></span></div><div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Craig Hullinger AICP and Chuck Eckenstahler AICP</span></span></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">INTRODUCTION</span></span></b><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Planners carry-out day-to-day zoning administration. The municipal attorney normally is involved in the zoning process through review of proposed ordinance language and with enforcement proceeding. </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">A positive working relationship between the planner and attorney is vital to successful zoning administration. This article examines the role of the planner and the municipal attorney in day-to-day administration of the planning and zoning process.</span></span><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">YOUR LAWYER - DON’T LEAVE HOME WITHOUT HIM</span></span></b><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Municipal planning and zoning today has become more complex and legalistic. Gone are the days when the planning commission, zoning board of appeals and elected officials could “sit back” and discuss the merits of a an applicants request and render a decision. Today the process of making the zoning decision requires strict adherence to procedures; public notification and decision making based on compliance with predetermined standards (typically contained in the local zoning ordinance).</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">In almost all cases the planner must be concerned with future litigation. The planner, planning commission, and Board must make decisions that will be upheld in court. Your lawyer is your expert, and the individual that you should rely on to ensure that your decisions will be fair.</span></span><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">MAKE FAIR AND LOGICAL DECISIONS BASED ON THE PLAN AND ORDINANCE</span></span></b><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Decision making by a planning commission and board should be fair and unbiased. If a project is turned down, the reasons for the denial should be clear. The decision should be documented. Ideally the public debate should be clearly summarized in the minutes of the Board meeting. </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The motion to approve or deny should include the reasons for denial. In practice this seldom happens. After an acrimonious debate a board member will often move to deny without summarizing the reasons for denial. This enables the attorney for the developer to summarize his opinion as to why the development was denied. The public will often vent against a project, and include testimony that is untrue or derogatory. It is important that the government explain clearly in writing why the request is denied.</span></span><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">FINDINGS OF FACT</span></span></b><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">A formal findings of fact prepared by the planner and attorney and adopted by the Board is the best protection against a law suit. The planner and attorney have time to prepare a logical summary of the legitimate reasons for denial of the project. The Board adopts the findings a month or two after the denial, with emotion out of the decision making.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">In practice most towns do not write and adopt a formal findings of fact. Alternately, they develop such a finding for major projects where litigation seems likely.</span></span><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">BE FAIR, OPEN AND HONEST</span></span></b><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The developer before the Board is usually a successful businessman who is often betting his life savings on his project. You must treat him fairly. If he is proposing an unpopular project citizens will speak out strongly against the proposal. At the public hearing the Chairman should keep order, and rule out of order testimony that is not pertinent to the case.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The planner has the most contact with the developer. The planner is often advising the developer, but must make sure that the planner is only an advisor to the Board. The Board makes the final decision. The planner owes both the developer and the Board his honest and open assessment of the project.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">When it becomes clear that a Board will deny a project the planner should work closely with the attorney to ensure that no procedural errors are made and that there is no case against the community. When it is clear to the attorney and planner that the local government has erred the Board should be advised. </span></span><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">THE COURTS AS A SUPER ZONING BOARD</span></span></b><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Most judges do not wish to become a super zoning board. They do not typically overturn a local denial that is based on law and sound judgement.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The Courts and the local government should ensure that they have logical and current Comprehensive Plans and Zoning Codes. The plan and code should be consistent. The goals and objectives of the plan and the purposes and intent of the zoning code should be consistent. A simple restatement of purposes and intent in the zoning code that is taken directly from the State enabling legislation ensures that at least the purposes of the code are consistent with State enabling legislation.</span></span><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">MAKING SURE THAT YOUR DECISION MATCHES CASE </span></span></b><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">LAW</span></span></b><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">In Illinois standards were established in the courts in two major cases. These standards will be considered by the courts in evaluating challenges to municipal zoning decisions. The planner and attorney should obviously consider these standards when making zoning decisions, and preferably state so in writing in the findings of fact.</span></span><br />
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<span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">LASALLE NATIONAL BANK v. COUNTY OF COOK (1957)</span></span></b><br />
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<span class="Apple-tab-span" style="white-space: pre;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></b></span><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">SINCLAIR PIPE LINE COMPANY v. RICHTON PARK (1960)</span></span></b><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">1.</span></span><span class="Apple-style-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The existing uses and zoning of nearby property</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">2.</span></span><span class="Apple-style-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The extent to which property values are diminished by the particular zoning restrictions</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">3.</span></span><span class="Apple-style-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The extent to which the destruction of plaintiff's property values promote the health, safety, morals, or general welfare of the public.</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">4.</span></span><span class="Apple-style-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Relative gain to the public compared to hardship imposed upon the individual </span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">property owner.</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">5.</span></span><span class="Apple-style-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The suitability of the subject property for the zoned purposes.</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">6.</span></span><span class="Apple-style-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The length of time the property has been vacant as zoned, considered in the context of land development in the vicinity:</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">7. Community need for the proposed land use.</span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">8. The care with which the community had undertaken to plan its land use development.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">A simple written statement with a paragraph explaining how your decision is consistent with these 8 standards is valuable.</span></span><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">THE TRACK RECORD OF YOUR COMMUNITY</span></span></b><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Does your community make logical decisions on land use, or are your decisions unreasonable, arbitrary, and capricious? Have your zoning decisions often been overturned, or are you usually upheld? </span></span><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">YOUR LAWYER IS YOUR PARTNER</span></span></b><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">It is important that your lawyer is your partner in working with your community. His training is different than yours, and he sees things in a different way. You need to work closely with him or her to ensure that you and your community make consistent, logical, and fair decisions based on law</span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: x-large;">.</span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: 'Times New Roman'; font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"></span></span></span></span></span></span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: auto;"><span class="Apple-style-span" style="color: blue;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><a href="http://www.linkedin.com/in/chuckeckenstahler"><span class="Apple-style-span" style="color: blue;">http://www.linkedin.com/in/chuckeckenstahler</span></a></div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="color: blue;"><br />
</span></div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><a href="http://craighullinger.com/"><span class="Apple-style-span" style="color: blue;">http://craighullinger.com/</span></a></div></span></span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"></div><div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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</span></span>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-42210533749672441552010-07-25T08:32:00.001-07:002010-07-25T15:21:05.097-07:00Administering the Zoning Ordinance - Do You Provide Good Customer Service?<div style="text-align: center;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </span> </b></div><div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></b></span><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">ADMINISTERING THE ZONING ORDINANCE</span></span></b></div><div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></b></span><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">DO YOU PROVIDE GOOD CUSTOMER SERVICE?</span></span></b></div><div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">by</span></span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </span> </div><div style="text-align: center;"><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Charles Eckenstahler AICP and Craig Hullinger AICP</span></span><br />
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</span></span></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">INTRODUCTION</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Many planning and zoning practitioners have found that good zoning enforcement starts with helping applicants understand the goals of the community, ordinance provisions, and application procedures. Surveys indicate that almost ninety percent of residents recognize that the use of land and building construction is governed by local ordinances. These surveys show that less than twenty percent of residents ever read or process an action before the plan commission or zone board of appeals.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">It is easy to realize that most applicants have limited knowledge of the ordinance and procedures for requesting consideration of a zoning ordinance amendment or the approval of a variance, special use or any other decision rendered by the plan commission or zone board of appeals. How a community administers the ordinance, including assisting an applicant to complete the application and prepare for any presentations, is viewed as an important duty of the zoning and/or planning staff.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">SURVEYING CUSTOMER SATISFACTION</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Bill Ernat, Community Development Director for the Village of Homewood, was interested in determining the level of satisfaction applicants felt for action before the Plan Commission and Zoning Board of Appeals over the past two years. “We recently completed an update to our Comprehensive Plan and are scheduled to begin an update of our zoning ordinance. We wanted to assess how well our application and staff procedures work so we could make changes if necessary.”</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">A nine question survey was prepared and sent to over 70 individuals who sought zoning action. Twenty-nine were returned for a 40.3 percent response rate.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The survey was designed to collect several specific items of information, including the type of action requested by the applicant, how complex was the application process, appropriateness of comments from the Plan Commission (or ZBA), and their satisfaction rating of the overall process.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">MAJOR FINDINGS</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">1.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Almost 65 percent of the applicants sought approval for a zoning variance or special use permit, with over 24 percent to locate an accessory structure on their property.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">2.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Over 75 percent of the applicants stated they had little or no difficulty in completing the application paperwork.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">3.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Almost 90 percent stated staff was helpful and assisted in gathering information for the application.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">4.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Over 96 percent stated the paperwork reasonable and, in their opinion, satisfactory for the process.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">5.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Over 72 percent stated they were very prepared, with help from staff, for the oral presentation.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">6.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">That 63 percent said they understood all of the procedures and another 33 percent most of the procedures.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">7.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">While 46 percent noted that some questions and comments made during the oral presentation were inappropriate, 54 percent noted that question and comments were appropriate.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">8.</span></span><span class="Apple-tab-span" style="white-space: pre;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">That 96 percent indicated satisfaction with the application and process procedures.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">WHAT THE SURVEY SHOWS</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Overall, the Village earned a satisfaction rating of 3.3 on a rating scale of 1 to 4; with four being an excellent rating. In comparison to other communities, this is significantly better than similar communities surveyed by the authors. </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">The results indicate that staff consults with the applicant, educates them and helps them through the process. The applicant most often receives a positive response to their request, in part due to staff providing guidance and advice concerning what is allowable under the terms of the ordinance, desired by Village policy, and what has been approved in the past. This administrative assistance reduces the number of applications for variances and/or special uses. This guidance leads to a higher approval rate and ultimately greater customer satisfaction.</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">CONCLUSION</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">Mayor Richard Hofeld was especially interested in the last survey question. Over 80 percent indicated support for the statement that “Strict Zoning Ordinance provisions and careful administration by the Plan Commission, Zone Board of Appeals, and Village Board of Trustees has contributed to the high quality development for which the Village of Homewood is noted.” </span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;">According to Hofeld, “We are delighted with the results of the survey. Customer service ans satisfaction is just as important in the public sector as in the private. The Trustees and I are pleased that Village staff does a good job helping applicants through the process. We intend to used the results of the survey to improve our ordinance and the approval process as we complete the zoning ordinance update.”</span></span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><b><span class="Apple-style-span" style="font-size: x-large;">About the authors</span></b></span><br />
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<span class="Apple-style-span" style="font-size: x-large;">Chuck Eckenstahler is 35 year veteran of municipal planning, economic development and real estate consultant serving clients in Illinois, Indiana and Michigan, and a past contributor to the Illinois Municipal Review. He teaches economic development subjects in the Graduate School of Business at Purdue North Central, Westville, Indiana and serves on the faculty of the Lowell Stahl Center for Commercial Real Estate Studies at Lewis University, Oakbrook Illinois. He can be contacted at:</span></div><div class="western" style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<span class="Apple-style-span"><div class="western" style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><u><a href="mailto:pctecken@comcast.net" style="text-decoration: none;"><span class="Apple-style-span" style="color: blue;"><span class="Apple-style-span" style="font-size: x-large;">pctecken@comcast.net</span></span></a></u><span class="Apple-style-span" style="color: blue;"><span class="Apple-style-span" style="font-size: x-large;"> </span></span></div></span><br />
<div style="text-align: center;"><span class="Apple-style-span" style="font-size: x-large;">219-861-2077 </span></div></div><div class="western" style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="color: blue;"><a href="http://www.linkedin.com/in/chuckeckenstahler"><span class="Apple-style-span" style="font-size: x-large;">http://www.linkedin.com/in/chuckeckenstahler</span></a></span></div><div class="western" style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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</span> </div><div class="western" style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;">Craig Hullinger AICP has 35 years of experience in economic development, city planning, and transportation planning. He is a Partner in the consulting firm Ruyle Hullinger and Associates. He was formerly the Economic Development Director of the City of Peoria, Illinois, the Planning Director of Will County, and the Village Manager of Olympia Fields, Minook, and University Park. He is a member of the American Institute of Certified Planners and Lamda Alpha. He can be contacted at:</span></div><div class="western" style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span> </div><div class="western" style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="font-size: x-large;">craigullinger@gmail.com </span></div><div class="western" style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="font-size: x-large;">309-634 5557</span></div><div class="western" style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><a href="http://craighullinger.com/" style="text-decoration: none;"><span class="Apple-style-span" style="color: blue;"><span class="Apple-style-span" style="font-size: x-large;">http://craighullinger.com/</span></span></a></div></span><br />
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</span>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-23944050216786273572010-07-25T08:08:00.000-07:002010-07-25T15:23:35.686-07:00Smart Growth - It's More than Ag Preservation and Stopping Urban Sprawl<span class="Apple-style-span" style="font-family: Arial; font-size: small;"></span><br />
<span class="Apple-style-span" style="font-family: Arial; font-size: small;"><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Georgia, serif;"><span class="Apple-style-span" style="font-size: large;"><b><span class="Apple-style-span" style="font-family: Arial; font-size: small;"><span class="Apple-style-span" style="font-size: 13px;"><br />
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<b><div style="text-align: center;"><span class="Apple-style-span" style="font-size: large; font-weight: normal;"><b>SMART GROWTH IT'S MORE THAN AG PRESERVATION AND STOPPING URBAN SPRAWL </b></span></div></b></div><div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px; text-align: center;"><span class="Apple-style-span" style="font-size: large;"><b>by</b></span></div><div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px; text-align: center;"><span style="font-size: large;"><b><br />
</b></span></div><div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px;"><div style="text-align: center;"><span class="Apple-style-span" style="font-size: large;"><b>CRAIG HULLINGER AICP, CHUCK ECKENSTAHLER AICP and BETH RUYLE </b></span></div><span style="font-size: large;"><br />
</span><span style="font-size: large;">Introduction </span><span style="font-size: large;"><br />
</span><span style="font-size: large;"><br />
</span><span style="font-size: large;">Smart Growth is the latest buzz word in the planning media. During 1999, there were over 100 various ballot initiatives concerning urban sprawl, growth management, open space and smart growth placed before the voters across the United States. Even candidates for the presidency of the United States discuss the concept of offering different federal funding strategies to assist states and local governments to reduce sprawl. </span><span style="font-size: large;"><br />
</span><span style="font-size: large;"><br />
</span><span style="font-size: large;">In Illinois local officials are reviewing their plans to incorporate smart growth land use goals in response to national and statewide attention toward smarter land use planning. Nevertheless, what is smart growth? How will governments determine if their local plans are smart growth oriented? Do we need to make changes so that our plans are smart growth oriented and ,if, so what changes do we need? The intent of this article is to answer these questions. </span><span style="font-size: large;"><br />
</span><span style="font-size: large;"><br />
</span><span style="font-size: large;">Smart growth means different things to different people. Some proponents think that any infrastructure improvements, such as new road, especially interstates, in suburban areas promote sprawl, or in their minds "unsmart growth." They believe that we should target federal and state resources to rebuild older central cities, whether or not these cities lack vitality. Obviously, this approach also has opposition. </span><span style="font-size: large;"><br />
</span><span style="font-size: large;"><br />
</span><span style="font-size: large;">Some developers feel that smart growth means higher density development on smaller lots, which may provide for greater profits. Others feel that governments should purchase land to save it from development pressures. It becomes open space or could even continue to be farmed. Not since the environmental movement of the 1970's have we seen such a public emphasis on land use and land regulation. </span><span style="font-size: large;"><br />
</span><span style="font-size: large;"><br />
</span><span style="font-size: large;">The $10 billion Clinton Administration "Livability Agenda" which calls for the control of urban sprawl through preservation of open space and protection of water supply is only the beginning. The current attention to the issue of urban sprawl and wise management of our resources could result in new legislation and state policies addressing future new development. The concern for preservation of open space and protection of our resources has resulted in new resources and may initiate new legislation and state policies concerning land use controls. Background and a </span><span style="font-size: large;"><br />
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</span><span style="font-size: large;">Definition Smart growth has grown from the anti sprawl development movement. In part, smart growth seeks to prevent leapfrog developments that are not contiguous to existing communities. A primary goal of smart growth is to save our most valuable natural resources and direct new development to areas where infrastructure is already in place, thus saving the expense of building new infrastructure and converting undeveloped land for urban uses. </span><span style="font-size: large;"><br />
</span><span style="font-size: large;"><br />
</span><span style="font-size: large;">The State of Maryland has enacted a "Smart Growth and Neighborhood Conservation" initiative, which they intended "to reverse the inefficient and often costly pattern of development that has been the standard in this country for the past half century." </span><span style="font-size: large;"><br />
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</span><span style="font-size: large;">According to the Maryland model, smart growth has three straightforward goals: </span><span style="font-size: large;"><br />
</span><span style="font-size: large;"><br />
</span><span style="font-size: large;">To save our most valuable remaining natural resources before they are forever lost; </span><span style="font-size: large;"><br />
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</span><span style="font-size: large;">To support existing communities and neighborhoods by targeting state resources to support development in areas where the infrastructure is already in place (or is planned) to support it; and </span><span style="font-size: large;"><br />
</span><span style="font-size: large;"><br />
</span><span style="font-size: large;">To save taxpayers millions of dollars in the unnecessary cost of building the infrastructure required to support sprawl. </span><span style="font-size: large;"><br />
</span><span style="font-size: large;"><br />
</span><span style="font-size: large;">Many supporters of smart growth in Illinois identify with the Maryland goals. These goals support logically planned infrastructure and development. Who's Doing What? In Illinois, the smart growth movement is expanding rapidly. Besides supporters of wise infrastructure development, the movement has grown to encompass many diverse groups including open space preservationists, transportation planners, pro growth advocates, economic developers who seek the location of jobs closer to home and citizens seeking additional and higher levels of government services. Each group brings a specific agenda and view concerning the pattern of future land use. In Northern Illinois, a quick inventory of interested groups would include the Metropolitan Chicago Mayors Caucus, the Northern Illinois Planning Commission, the Metropolitan Planning Council, Openlands Project and the State among others. </span><br />
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</div><div><span style="font-size: large;">County and multi-jurisdictional planning bodies will also become involved with smart growth initiatives as needs to plan for both redevelopment within existing communities and for expansion of the urban areas beyond local governmental jurisdictions become necessary. Various research studies and, more recently, policies and recommendations for better land use management have been published by many of these groups. These studies are designed to provide information and simulate local officials to action, recognizing, in Illinois, land use planning and development regulations are administered by local government. </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">As the collective mayoral voice of municipalities in the Chicago region, the Metropolitan Chicago Mayors Caucus established the following vision and principles related to smart growth: Vision The Chicago metropolitan region will be a place where all residents enjoy a high quality of life characterized by access to jobs, economic opportunity, quality housing, educational opportunity, an effective transportation system, and a safe environment. </span></div><div><br />
</div><div><span style="font-size: large;">The mayors adopted the following principles to support their vision: </span></div><div><br />
</div><div><span style="font-size: large;">1. Regional growth and development policies, programs, and projects should respect local decision making authority.<br />
<span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">2. Policies to guide the region's growth and development should be developed by the region. </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">3. Regional growth and development initiatives should promote balanced economic development throughout the Region. </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">4. Initiatives to promote the region's growth and development should employ positive incentives, not mandates or penalties. </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">5. Regional growth and development initiatives should respect personal and economic choice and the diversity of the Region's communities. The most recent Smart Growth Vision was released by the Metropolitan Planning Council in December. "Building Stronger Communities" represents a year long effort to build consensus concerning smart growth for the greater Chicago region and the whole state. </span></div><div><span style="font-size: large;"><br />
The study identified five goals which embody smart growth; </span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;">1. Protect open space, </span></div><div><br />
</div><div><span style="font-size: large;">2. Coordinate transportation with development, </span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;">3. Improve water quality, </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">4. Expand housing for workers, and </span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;">5. Coordinate and expand state support to local communities. </span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;">Smart Growth Graduates to Sensible or Sustainable Growth Almost daily the local newspaper contains a report about future land development, whether it be titled smart growth, sustainable growth, sensible development or anti sprawl development. Usually the media summarize a state or local effort to achieve one or more of the goals stated above. In Illinois Governor Ryan and the Illinois General Assembly have established the Illinois Growth Task Force to study smart growth and establish state policy and investment guidelines. </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">Many local governments are reviewing their plans and testing whether their current plans fulfill smart growth standards and provide for sensible and sustainable future development. One such group is the Eastern Will County Regional Council, an intergovernmental agency created for joint planning by the local governments in that area. According to Ken Kramer, Chair of the Council and a Park Forest Trustee, "Eastern Will County is truly a microcosm of the State. In terms of smart growth, we represent older cities as well as fast growing rural communities. We need to improve existing roads. We need new roads built as well as better public transit to job centers. </span></div><div><br />
</div><div><span style="font-size: large;">In the future we will be one of the fastest growing Illinois county and we must consider our need to house this expanding workforce." "The goal of the Smart Growth Strategy for Eastern Will County will be to draw together our local governments to assure we have a land use plan which conserves resources and supports our ability to grow in the future. We also need to increase the number of jobs in our area, to reduce long commute times for our workers." Kramer believes the Eastern Will County Regional Council is a proper vehicle for the study of smart growth since the council represents a group of communities which, while independent, must base their future planning on several common growth and development issues including transportation improvements and location of new employment opportunities. </span></div><div><span style="font-size: large;"><br />
"Ultimately, the character of Eastern Will County will be shaped by the individual decisions made by each local government. Collective future planning will provide a chance to address quality of life issues, reduction of traffic congestion, increasing available jobs and reducing impact to our schools rather than reacting to new as it happens." Testing The Local Plan For Smart Growth Consistency Local officials should determine whether their community plan is a Smart Growth Plan. </span></div><div><span style="font-size: large;"><br />
</span></div><div><span style="font-size: large;">Below is a series of questions which can be used to test as to whether the plan could be considered a Smart Growth Plan. </span></div><div><span style="font-size: large;"><br />
1. Does the plan provide for increased land for new development adjoining the current developed area? </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">2. Does the plan call for developing vacant land within the existing pattern of development? </span></div><div><span style="font-size: large;"><br />
</span></div><div><span style="font-size: large;">3. Does the plan promote the building or improving of new roads which will expand the pattern of development to vacant or existing agricultural land areas? </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">4. Does the plan specify land which should be preserved from development? </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">5. Does the plan require the installation of additional water and sewer lines, using state grants or loans, while current capacity remains unused? </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-size: 16px;"><br />
</span></span></span></div><div><span style="font-size: large;">6. Does the plan seek to decrease the average single family home lot size? </span></div><div><span style="font-size: large;"><br />
7. Does the plan consider more pedestrian pathways within the community including shopping/entertainment areas, schools, government buildings, etc. and have you considered road width and sidewalk requirements in new subdivisions. </span></div><div><span style="font-size: large;"><br />
8. Does the plan promote coordination of the pattern of land use with abutting neighbors? </span></div><div><span style="font-size: large;"><br />
9. Does the plan explore mass transportation for workers to reach their places of employment? </span></div><div><span style="font-size: large;"><br />
10. Does the plan include housing for families employed in jobs located in the community? </span></div><div><span style="font-size: large;"><br />
Fortunately, there is no correct answer nor wrong answer to these test questions. These questions form the basis for discussion and determination, by local officials, whether their plan meets their definition of smart growth. What to Do with this Information Citizens and the media will call upon individual communities in the next several years to test whether their community plans fulfill requirements for smart growth. </span></div><div><span style="font-size: large;"><br />
It is possible that coordination with surrounding comminutes will be necessary. It is also possible that coordination with county, regional and state agencies will be required to assure that investment in roads and other infrastructure correspond with state and local established smart growth policies. The long established land use planning rules are beginning to change with increasing demand on local governments to limit urban sprawl, to provide for more open space, to preserve agricultural land, and to lessen the dependance on the auto as the principal means of transportation. A review of the local plan today may identify changes necessary to reach conformance with forthcoming statewide smart growth policies. Careful attention should be given to Illinois Growth Task Force deliberations as the outcomes of the task force may indicate new statewide goals and possibly legislative initiatives which will shape the role of local government planning in the future. </span></div><div><span style="font-size: large;"><br />
About the Authors </span></div><div><span style="font-size: large;"><br />
Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, Michigan planning consulting firm engaged by the Villages of Beecher, Sauk Village and Homewood to serve as their consulting planner. He holds two Masters' Degrees, one from Governors State University and the other form the University of Notre Dame. He is an active writer, having more than 100 articles published on various economic development, land use planning and real estate development topics. He can be contacted at 219-879-1012, or E-mail at pctecken@netnitco.net. </span><br />
<div style="font-family: 'Times New Roman'; font-size: medium; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: 'Times New Roman'; font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"></span></span></span></span></span></div><span class="Apple-style-span" style="font-family: 'Times New Roman'; font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;"><span class="Apple-style-span" style="color: blue;"><br />
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</span></span></span></span></div><div><span style="font-size: large;"> Craig Harlan Hullinger AICP is a consultant. He has served as the Will County Director of Land Use and Planning where he supervised planning, zoning, engineering, and building functions. Craig has a BA Degree in Public Administration and a Master's Degree in Environmental Planning. He can be contacted at 309 634 5557 or E-mail <a href="mailto:Craighullinger@gmail.com">Craighullinger@gmail.com</a></span></div><div><a href="http://craighullinger.com/">http://craighullinger.com/</a></div><div><span style="font-size: large;"><br />
Beth Ruyle is a Financial Advisor with Ehlers and Associates. She recently served as the Director of the South Suburban Mayors and Managers Association. For over twenty years she lead this thirty eight municipalities in this Council of Governments in the development of plans and programs. At Ehlers and Associates she is undertaking a myriad of projects in fiscal strategic planning, economic development, intergovernmental programs and public finance. Ruyle has her Master Degree in Public Administration from the University of Georgia. Contact Ruyle at 309 966 1616 or at E-mail Bethruyle@gmail.com. </span><br />
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<div style="text-align: center;"><span style="font-size: large;"></span><a href="http://bethruyle.com/">bethruyle.com/</a></div></div><div><span style="font-size: large;"><br />
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</span></div></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-37269052032374903102010-07-25T08:02:00.000-07:002010-07-25T08:02:25.494-07:00“Just outside Chicago, there’s a place called Illinois.”<span class="Apple-style-span" style="font-family: Georgia, serif; font-size: 16px; font-weight: bold;"><div style="text-align: center;">“Just outside Chicago, there’s a place called Illinois.”</div></span><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Georgia, serif; font-size: large; font-weight: bold;"><br />
</span></div><div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Georgia, serif; font-size: large; font-weight: bold;">Move your business and home to downstate</span></div><br />
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</div><div style="text-align: center;">By</div><div style="text-align: center;">Chris Setti and Craig Hullinger AICP</div><span style="font-size: large;"><br />
“Just outside Chicago, there’s a place called Illinois.” The State of Illinois developed this catchy slogan for it’s tourism marketing program to encourage Chicago-area residents to visit the Illinois south and west of Chicago, instead of visiting Wisconsin and Michigan. The strategy aimed to keep tourism and the dollars it generates in Illinois.<br />
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The strategy need not stop at tourism, though. Communities in downstate Illinois should employ a similar strategy when attracting businesses and economic development. Outside of the Chicago metropolitan area, the cost of home ownership and renting is tremendously cheaper. The cost of doing business is also much less. Congestion, often cited as a quality-of-life issue, is virtually non-existent: “rush hour” in smaller communities is often the “rush minute”.<br />
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Demographic trends indicate that the problem is only going to get worse in Northeast Illinois. Of Illinois’ population of 12 million people, 8 million citizens live in or around Chicago. By 2030, Illinois is projected to grow over 15%, but of the 2 million more people living here, most will be living in or near metro Chicago.<br />
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While growth is encouraging, it also comes with associated costs. Both Chicago and Illinois would be better off if some of the projected growth occurred in other Illinois communities. The addition of two million more people to the Chicago area will create more traffic congestion and air pollution. This will require increased capital expenditure at the federal, state and local levels as the transportation, protective and educational infrastructures swell to accommodate this growth. The increase in taxes need to manage this growth is rarely appreciated by citizens.<br />
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Illinois communities outside of Chicagoland could accommodate and welcome this growth. Many communities are at best experiencing moderate growth, while many more are losing population. These smaller communities often have housing stock, roads, schools, and other infrastructure that have capacity sufficient to the task.<br />
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This potential is illustrated by comparing two large metropolitan areas in Illinois. The moderately-growing Peoria metropolitan area is the second largest metro area in Illinois. However, as the following table demonstrates, there are significant advantages to locating or relocating “downstate”:<br />
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Chicago / Peoria<br />
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Median Home Price</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftn1" name="_ftnref1" title=""><span style="font-size: large;">[1]</span></a><span style="font-size: large;"><br />
$ 274,700 / $ 114,900<br />
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Average Commute Time (2000)</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftn2" name="_ftnref2" title=""><span style="font-size: large;">[2]</span></a><span style="font-size: large;"><br />
35 minutes / 20 minutes<br />
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“Cost of Doing Business” Rank</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftn3" name="_ftnref3" title=""><span style="font-size: large;">[3]</span></a><span style="font-size: large;"><br />
90th / 47th<br />
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Cost of Living Index Composite</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftn4" name="_ftnref4" title=""><span style="font-size: large;">[4]</span></a><span style="font-size: large;"><br />
103.9 / 96.9<br />
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Student-Teacher Ratio</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftn5" name="_ftnref5" title=""><span style="font-size: large;">[5]</span></a><span style="font-size: large;"><br />
16.40 / 14.40<br />
</span><span style="font-weight: bold;"><span style="font-size: large;">Relocating Businesses and Employees Downstate</span></span><span style="font-size: large;"><br />
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More and more people are controlling their own job location. The Internet permits more people to work remotely. Telecommuting allows mobile professionals to flee large, congested metro areas and work and live in a pleasant environment. Free lance writers, advertising executives, entrepreneurs, artists, computer experts and even salespeople are typical of employees who often have control of their work location. Jack Manahan is a perfect example. Manahan left the Chicago suburbs for Peoria. As a home-based computer consultant to government, he simply drives 10 minutes to the airport when he needs to visit a client. "I saved half the cost of my auto insurance and got a much nicer home in Peoria when I left Chicago. And the rush hour is much less than in Chicago. Peoria is a pleasant place to live and work, without the hassle of a really big city. "<br />
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Long gone is the requirement for manufacturers, agencies, sales forces and consulting companies to be located in a large metropolitan area. In fact, the cost of doing so might well outweigh the benefits. The same connectivity that permits telecommuting allows business leaders the flexibility to move their entire company to smaller, more attractive communities where both the quality of life and the cost of doing business are better. The marketplace is no longer local – it is global and requires little more than a strong technology and transportation infrastructure. This trend is accelerating and will likely continue to be popular, especially as congestion increases.<br />
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Attracting a Retiree Migration South<br />
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Moving to a downstate community can also be an excellent retirement strategy. Retirees can achieve substantial savings from the sale of their homes. With Chicago’s real estate market rocketing skyward, retirees can often turn the sale of one home into the purchase of two: A home in a moderately-sized downstate community that offers proximity to family and friends and offers all the amenities of city life, and possibly a second home for the winter months in the Sun Belt. This move is especially appealing to those individuals who grew up downstate but moved to larger metropolitan areas for work reasons.<br />
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One budding strategy in attracting retirees is to build housing communities in conjunction with universities and colleges. The housing can be privately developed, with alumni and faculty targeted as purchasers. The partnership is a win-win situation: Alumni bring a love of the institution and serve as natural source of volunteers, donors, event boosters and even students in continuing education. The city gets more homeowners and consumers in the local economy, but does not need to concern itself with these new citizens taking high-paying jobs or additionally taxing the local public school system.<br />
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Craig Harlan Hullinger AICP is Partner in the consulting firm Ruyle Hullinger and Associates. He was formerly the Economic Develpoment Director for the City of Peoria. Craig has a BA Degree in Public Administration, a Master s Degree in Environmental Planning. Contact him at (309) 634-5557 or </span><span style="font-size: large;"><a href="mailto:craighullinger@gmail.com">craighullinger@gmail.com</a></span></div><div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px;"><span style="font-size: large;"></span><span style="font-size: large;"><a href="http://craighullinger.com/">http://craighullinger.com</a></span></div><div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px;"><span style="font-size: large;"><br />
</span></div><div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px;"><span style="font-size: large;"><br />
Christopher Setti is an Economic Development Specialist with the Economic Development Department of the City of Peoria. Chris has a BA in Political Science and a Master’s Degree in Public Administration. Contact him at (309) 494-8618 or </span><a href="mailto:csetti@ci.peoria.il.us"><span style="font-size: large;">csetti@ci.peoria.il.us</span></a><span style="font-size: large;">.<br />
</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftnref1" name="_ftn1" title=""><span style="font-size: large;">[1]</span></a><span style="font-size: large;"> National Association of Realtors: http://money.cnn.com/pf/features/lists/nar_3q05/price.html#table</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftnref2" name="_ftn2" title=""><span style="font-size: large;">[2]</span></a><span style="font-size: large;"> Arbitron “Average Travel Time to Work Comparison.” www.arbitron.com/outdoor_companies/travel_result.asp</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftnref3" name="_ftn3" title=""><span style="font-size: large;">[3]</span></a><span style="font-size: large;"> Forbes Magazine, “Best Places for Business and Careers.” May 5, 2005.</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftnref4" name="_ftn4" title=""><span style="font-size: large;">[4]</span></a><span style="font-size: large;"> ACCRA Cost of Living Index, 2nd Quarter 2005</span><a href="http://www.blogger.com/post-create.g?blogID=9156459394938655417#_ftnref5" name="_ftn5" title=""><span style="font-size: large;">[5]</span></a><span style="font-size: large;"> www.money.cnn.com. “Best Places to Live 2005.”</span><br />
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</span></div></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-36266741978953462642010-07-25T07:58:00.000-07:002010-07-25T07:58:11.357-07:00Transit Oriented Development - Development Oriented Transit<h3 class="post-title entry-title" style="font: normal normal normal 22px/normal Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 16px; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0.75em; position: relative; text-align: center;"><a href="http://economicdevelopmentnews.blogspot.com/2010/07/transit-oriented-development.html" style="text-decoration: none;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Transit Oriented Development - Development Oriented Transit</span></span></span></a></h3><h3 class="post-title entry-title" style="font: normal normal normal 22px/normal Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 16px; margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0.75em; position: relative; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">By</span></span></h3><div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; line-height: 22px;">John De Laurentis and Craig Harlan Hullinger AICP </span></div><span class="Apple-style-span" style="line-height: 22px;"><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span></div></span></div><div class="post-body entry-content" style="color: #222222; font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; font-size: 16px; line-height: 1.4; position: relative; width: 840px;"><div class="blogPost" style="padding-left: 65px; padding-right: 131px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">As communities increasingly seek to strengthen the viability of their traditional downtowns, a new awareness of the value of commuter rail service and stations has emerged. Formerly viewed as the sole responsibility of the operating entities, many towns have begun to view their commuter rail assets as downtown redevelopment engines. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Over the last decade, this new awareness termed -- Transit Oriented Development (TOD) by the New Urbanism Movement has been used to describe a number of related activities-- principally designed to encourage residential and commercial development near transit facilities. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">More recently, planners have realized that not every station area redevelopment project fits completely under the TOD designation. A new operational project category inversely termed-- Development Oriented Transit (DOT) takes a more direct approach to achieving the same objective-- beneficial development spurred by fixed rail-transit assets. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">In both cases, whether TOD or DOT, community vision is essential. This includes a clear understanding of local values regarding community character, aesthetics and of course, business attraction and retention. Consistent with the "Transit Village" principles of the New Urbanism, both approaches emphasize improved public safety, pedestrian and bike access, and shopping opportunities for commuters. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">The difference lies in the project role taken by a sponsoring community. In a TOD effort, it is the developers who refocus a renewed interest or “orientation” towards transit as a previously overlooked or less than lucrative business opportunity. Aware of the market potential of these sites, developers typically provide the financial impetus, the development pressure and the investment appeals to the public agencies. Hence, a typical TOD projects requires a local community to act as a facilitator between related interests such as the rail operator, landowners, commuters, merchants, and developers. With an eye towards beneficial improvement-- an overarching goal for both the public and private sectors, the community’s primary objective is to assist, motivate, and support activities that enhance the attractiveness of its transit assets. In this model, initial public sector investment centered on the immediate station area is critical, but from that point onward to implementation, the principal drivers of redevelopment come from the private sector. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">With some exceptions, this TOD pattern most often occurs in turn-of-the-century suburbs (Oak Park, Tinley Park) and large satellite towns (Aurora, Joliet) with traditional historic town centers or established industrial service sites along existing commuter rail lines. We call these traditional TOD type cases "rail stations in search of a community". </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Conversely, with DOT type projects, the communities are primarily-- project protagonists. We call these DOT types "communities in search of a rail station"--because of their ability to spur development. Most often driven by Baby Boom Auto Oriented Suburbs and Super Towns or Edge Cities (Naperville, Orland, Schaumburg), they are also attractive strategies for economically depressed communities. Nonetheless, most often associated with greenfield expansion or new rail lines-- DOTs require substantial public sector investment of local, state and federal funds. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">There are several examples in the region. The proposed southeast commuter rail line along the Illinois Indiana border is one example, where the transit improvement is oriented towards complimentary development. Some of the communities have already begun initial land acquisition in preparation for a major new rail line. In Manhattan, Illinois the village board recently passed an ordinance to borrow $6.5 million for new water and sewer projects in addition to ongoing infrastructure improvements--in anticipation of expected community development concurrent with Metra's Southwest Service Expansion. The funds would be recaptured by the village as developers pay fees. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">In many areas, TOD neighborhoods are older communities in need of redevelopment. TOD tools can be especially effective in urban redevelopment. And in general, these areas do not redevelop easily on their own - governmental leadership and incentives are required. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Through its Regional Technical Assistance Program (RTAP), the Northeastern Illinois Regional Transportation Authority (RTA) has been a leader in TOD, typically providing 50% of the funding for the TOD study, with local government providing the balance. The program encourages communities to undertake a balanced, coordinated and integrated approach to community and transportation planning. This is accomplished, in part, through technical and financial assistance provided by the RTA to the various levels of local governments. A hallmark of the program is its emphasis on providing communities with the tools to identify their vision and a plan to attain it. The TOD Planning process itself is similar to traditional downtown redevelopment planning efforts. The process includes the assessment of the existing situation, extensive citizen participation, and an analysis of how much increased density is acceptable and desirable. An aggressive implementation effort follows the completion of the TOD study, with property acquisition, demolition, and redevelopment. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Projects in the program fall into four general categories; Station Area Planning Studies, County Transit Plans, Corridor Studies, and Technology Initiatives. Station Area Planning projects have been designed to address local conditions and meet varying community objectives. For example, the Olympia Fields and University Park station areas are located in Greenfield sites, and accordingly, the studies produced plans to guide new development in their station areas. Morton Grove and Hazel Crest, alternatively, developed plans to promote and direct redevelopment of their station areas. Regardless of the location, the basic tenets of transit supportive development, mixed uses, higher densities, and pedestrian friendly environments are encouraged, often resulting in complimentary improvements and enhancements to the community’s transit facilities. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">A typical successful RTA funded TOD effort was undertaken by the Village of Tinley. The Village hired the Chicago-based planning and design firm of Camiros, Ltd. to lead a community planning process that resulted in recommendations to enhance the appearance and viability of the "Old Town" area along Oak Park Avenue, adjacent to the Metra station, and for the new METRA station two miles from the Oak Park Station. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">The older downtown area of Tinley Park had deteriorated as new commercial areas developed on main State highways away from the historic business district. This deterioration caused considerable concern among residents and local officials. Mayor Zabrocki noted that "this historic Oak Park Avenue area is the soul of the community." The early history and self image of the community was tied to the historic area. Trustee Pat Rea said, "don't rebuild it the way it was, rebuild it the way it should have been built." </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">The new station area was a clear canvas, with little development close to the new station. The Village zoned and approved a commercial center adjacent to the station. The Village constructed bike paths to the station. The Village also acquired a large parcel of land next to the station, and envisions an aggressive improvement effort to construct buildings that will support and enhance transit access. The Village is constructing a new public library adjacent to the new station. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Higher density is usually desirable in TOD development or redevelopment. Higher densities increase transit ridership that helps to justify frequent service. It also can create active street life and commercial activities, such as convenience stores, restaurants and coffee shops, within convenient walking distance of homes and worksites. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">TOD also includes many other </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">improvements, including enhanced landscaping, lighting, facade improvements, and parking enhancements. The development of small parks and plazas, fountains, sculpture, and attractive focal points are an attractive amenity for TOD. The removal of unsightly old industrial uses, and the redevelopment of this land into transit oriented uses is also a fundamental part of the process. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">A synergistic use that has developed in Tinley Park are restaurants. Five new restaurants have opened or expanded since the initial TOD plan was developed, in part because of the improvements and "sizzle" engendered by the TOD improvements. Minimal new parking for these restaurants is needed, since they peak in the evening after the commuters have returned home. So the large parking lots around the train station are not wasted in the evenings but have a second use. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Like all planning efforts, implementation is the key. A colorful plan that is not implemented is simply attractive wall paper. A key to successful implementation is the involvement of the decision makers. The Village government and local businessmen have to be convinced to make the investments necessary to implement the plan. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Transit Oriented Development can be an effective tool to rebuild an older transit community while increasing the use of transit. </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">About the Authors </span></span></span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"></span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; font-size: 16px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">John De Laurentis is the Planning Director of the Northeastern Illinois Regional Transportation Authority. He can be reached at 312 913 3237, Email at </span></span></span><a href="mailto:Delaurentiisj@rtachicago.org" style="text-decoration: none;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Delaurentiisj@rtachicago.org</span></span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">, </span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">web </span></span></span><a href="http://www.rtachicago.com/" style="text-decoration: none;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">http://www.rtachicago.com/</span></span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"> </span></span></span></span></span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">Craig Harlan Hullinger AICP has 35 years of experience in transportation planning and economic development. He has developed numerous economic development strategies and redevelopment projects. He can be contacted at </span></span></span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
</span></span></span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;">309 634 5557</span></span></span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><a href="mailto:CraigHullinger@gmail.com">CraigHullinger@gmail.com</a></span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"> </span></span></span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px;"><div style="text-align: center;"><span class="Apple-style-span" style="color: black; font-family: Arial, Helvetica, sans-serif; font-size: medium;"><a href="http://craighullinger.com/">http://craighullinger.com</a></span></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"><br />
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</span></span></div></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-21708616320883245432010-07-25T07:53:00.000-07:002010-07-25T07:53:10.207-07:00Illinois Chapter Leads Tornado Recovery Plan Charrette<div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px;"><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial; font-size: 13px;"><br />
</span></div><h2 style="margin-bottom: 0px; text-align: center;"><span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">Illinois Chapter Leads Tornado Recovery Plan Charrette</span></span></h2><div style="text-align: center;"><span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;"><br />
</span></span></div><div style="text-align: center;"><i><span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">By Grace Bazylewski and Craig Harlan Hullinger, AICP</span></span></i></div><br />
<span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">The Village of North Utica, Illinois was hit by a tornado on April 20, 2004, that killed nine people and destroyed the north end of the historic village. The Village Hall, Township Hall, Ambulance Building, and 56 other homes and structures were destroyed.</span></span><br />
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<span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">The village, FEMA, and other governments and citizens produced the Utica United Recovery Plan, a document that called for the expenditure of about $20 million dollars to restore the town and to construct a number of improvements to the community. Some of the major improvements called for were the rerouting of a state highway through the downtown, the removal of the downtown from a floodplain, the enhancement of the historic Illinois and Michigan Canal, improvements to the local economy and tourism, and the reconstruction and beautification of the historic town.</span></span><br />
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<span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">The Pro Bono Committee of the American Planning Association's Illinois Chapter led a planning charrette to assist the citizens in developing the plan. The committee has helped numerous communities over the last eight years on a variety of issues and planning programs. A "charrette" is a design session held over a short time period and designed to produce quick results. Assisted by the Illinois Association of Landscape Architects, the Pro Bono Committee led a five-hour charrette on September 25, 2004.</span></span><br />
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<span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">The charrette was a success.</span></span><br />
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<span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">About 110 people attended the event that began at the fire station directly across from the area destroyed by the tornado. Mayor Fred Esmond introduced the participants, who gave a short introduction to the town, the disaster, and the recovery plan. Smaller groups were created for walking tours of the town, then those groups were broken down into 10-person teams charged with researching and expanding the recovery plan findings and recommendations. </span></span><br />
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<span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">The findings of each group were presented to the larger group at the end of the session. These findings will be incorporated into the downtown improvement plan, tourism plan, and economic development strategy currently under development by the North Central Illinois Council of Governments. Grants have been or will be provided by the Federal Emergency Management Agency, Illinois Emergency Management Agency, Economic Develoment Administration, Illinois Department of Commerce and Economic Opportunity, and the U.S. Department of Agriculture.</span></span><br />
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<span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">The Charette also served as the initial public participation portion of the planning program. Work of the teams included downtown improvement plan physical improvements, facade improvement recommendations, economic development strategy, tourism development marketing work, park improvements, etc. Interesting recommendations included the proposed development of the Illini Native American Village, riverfront parks, a marina, the development of a quarry into a lake, and numerous other positive ideas and proposals for the community. </span></span><br />
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<span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;">Long term success and implementation of the projects identified in the charrette depend on the local participants. Local government and individuals must now sort out proposals and decide which ones to implement. Local leaders will have to take ownership of the plan, and develop a consensus to successfully implement it.</span></span></div><div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px;"><span style="font-size: large;"><span style="font-family: Arial, Helvetica, sans-serif;"><br />
</span></span></div><div class="blogPost" style="font-family: Georgia, serif; padding-left: 65px; padding-right: 131px; text-align: center;"><span style="font-family: Arial, Helvetica, sans-serif;">Grace Bazelewski</span></div><div class="blogPost" style="font-family: Georgia, serif; padding-left: 65px; padding-right: 131px; text-align: center;"><span style="font-family: Arial, Helvetica, sans-serif;">Community Development Director</span></div><div class="blogPost" style="font-family: Georgia, serif; padding-left: 65px; padding-right: 131px; text-align: center;"><span style="font-family: Arial, Helvetica, sans-serif;">City of Lansing</span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">"Grace Bazylewski" <gbazylewski@yahoo.com>, </gbazylewski@yahoo.com></span></div><div class="blogPost" style="font-family: Georgia, serif; padding-left: 65px; padding-right: 131px; text-align: center;"><span style="font-family: Arial, Helvetica, sans-serif;"><br />
</span></div><div class="blogPost" style="font-family: Georgia, serif; padding-left: 65px; padding-right: 131px; text-align: center;"><span style="font-family: Arial, Helvetica, sans-serif;">Craig Hullinger</span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Craighullinger@gmail.com </span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><a href="http://craighullinger.com/">http://craighullinger.com/</a></span></div><div class="blogPost" style="padding-left: 65px; padding-right: 131px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
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</span></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-46296910336805690422010-07-25T07:45:00.000-07:002010-07-25T07:46:56.346-07:00<div style="line-height: 22px; text-align: center;"><div style="text-align: left;"><div style="text-align: center;"><strong><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Illinois Business District Law (BD) Amended:</span></strong></div></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><strong></strong></span><br />
<strong><div style="text-align: left;"><div style="text-align: center;"><strong><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">New Sales and Hotel/ Motel $$’s are available for Redevelopment</span></strong></div></div><div style="text-align: left;"><div style="text-align: center;"><strong><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </strong></div><div style="text-align: center;"><strong><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">By</span></strong></div></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
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<div style="text-align: left;"><div style="text-align: center;"><strong><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Beth Ruyle, Partner Ruyle Hullinger and Associates</span></strong></div></div></strong></div><div style="line-height: 22px; text-align: left;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
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<div style="text-align: left;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">The Business District is not a new economic development tool in Illinois, but with legislative amendment in 2004, it is a tool worth exploring. Like Tax Increment Financing (TIF), the BD allows communities to pledge tax revenues toward redevelopment in a blighted area. However, unlike TIF, this tool allows communities to increase sales and/or hotel motel tax within the boundaries of the Business District as that revenue. Previously the Business District was used for the powers it provided a community as opposed to a real revenue source to help with development or redevelopment. Now, the BD can generate its own revenues or be used in conjunction with TIF to generate additional revenues for projects.</span></b></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">The Business District also deals only with municipal revenues so there is no concern on the part of the other taxing bodies. If additional property tax dollars are generated, all districts receive the new share of those property taxes.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">The Illinois Business District law now authorizes municipalities to levy an additional sales tax of up to 1.00% in .25 increments on retail goods and hotels in a designated commercial area. (Certain sales are exempt as drugs, medicines, handicap/disability equipment, etc.) If you are an Illinois community of any size or population, and you are seeking additional revenue to help finance economic development and redevelopment in your community, you should consider implementing the Illinois Business District law (P.A. 093-1053)</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">The law requires that a municipality make a formal finding that the area is blighted. The “blight” definition is similar to that of TIF, but not exact. In cases of a BD that overlays a TIF, eligibility of both could be concurrently established.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Other requirements similar to TIF are the “but for” provisions, the requirement of a Redevelopment Plan, a required budget, required contiguity of parcels in the District, and required agreement between the BD plan and the comprehensive plan. The time period of 23 years is also the same as TIF.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">The Illinois Department of Revenue (IDOR) collects the retail tax. The State Treasurer disburses checks for sales taxes to municipalities on or before the 25th day of each calendar month. IDOR retains 2% of the amount for their administrative costs associated with the collection and disbursement of the business district sales tax revenues. You must file your ordinances with IDOR by April and October 1st for July and January 1 collection startups.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">The municipality must collect the hotel portion of the tax.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Adoption of the BD is much easier than that of a TIF. The law only requires that the municipality hold a minimum of two public hearings at least one week before designation. However, communities should undertake an information plan for its residents and businesses and seek support of the affected business community prior to the designation of the BD.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Some questions to consider before using this financing tool:</span></b><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Question 1.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">When would a community consider using a Business District?</span></b><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </b></div><div style="line-height: 22px; text-align: left;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Answer.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Two possibilities have already been mentioned—when there is opposition by the taxing districts to a TIF that cannot be surmounted or when additional revenues beyond TIF are needed to make the project work. Other times when a BD might apply are when property tax revenues are already committed and cannot be used, when there is agreement from the retail community that they are willing to participate in the renovations of the area or when a hotel project may be the center piece to the development. These and other reasons are rationale to look at this tool.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Question 2.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Will the imposition of an added sales tax for a retail development located in one part of your community and impact existing retail in other parts of the community? Will this tax drive customers away?</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Answer:</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">In other states that use this financing tool, like Missouri, the experience shows that the payment of the added sales tax is not an issue with consumers, particularly if the retailers in the Business District are new to the community, and provide a greater variety of goods and services to customers that they cannot get elsewhere.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Question 3.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Should we create the district so that we include retailers of high cost items?</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Answer:</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">We would advise that you carefully analyze the impacts of imposing the tax on retailers of expensive items and major retail purchases. You may want to begin with a smaller increment of additional sales tax on those types of high - end retail purchases in order to gauge consumer response to the additional tax.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Question 4.</span></b><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </b></div><div style="line-height: 22px; text-align: left;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Is there opposition or resistance to these added taxes by existing retailers?</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Answer:</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Some retailers (most notably Wal-Mart) have opposed the business district taxes. There is no evidence though to prove that these retailers have lost sales revenue as a result of the additional tax.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Question 5.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">If we have an existing TIF, can we still get the Business District and will it require any additional documentation?</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Answer:</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">You can set up a Business District with an existing TIF. At this point, you must complete additional documentation because the qualifying criteria for blight differ in the separate Acts. However, this documentation will be much less extensive than the TIF and can use portions of TIF documents as part of the designation. Such items as the plan and the “but for” evidence will be there from the TIF. Documentation of the criteria will be different or modified.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
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<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Question 6.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">If we have a Business District can we just impose this tax?</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Answer:</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Only if you have made a formal finding that the area is a blighted area based on the criteria in the Act. You should also assure your plan conforms to the specifications in the Act. Then, you can pass the ordinances imposing the tax (es).</span></b><br />
<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"></span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><b><br />
</b></span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Question 7.</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">How complicated is it to create a Business District Redevelopment Plan.?</span></b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> <b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Answer:</span></b></div><div style="line-height: 22px; text-align: left;"><div style="text-align: left;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </b></div><div style="text-align: left;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Establishing eligibility still carries with it the need to justify the basis for blight in the BD. Likewise, you must establish that “but for” the Business District development or redevelopment will not occur. The plan must document these items and also provide goals and objectives for the BD, a review of the existing Comprehensive Plan to assure conformity, a budget for the project, and a set of powers and, most importantly, the rate of sales tax or hotel/motel tax that will be imposed.</span></b></div></div><div style="color: blue; font-family: Georgia, serif; font-size: 16px; line-height: 22px; text-align: left;"><span class="Apple-style-span" style="color: black;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> </span></span><span class="Apple-style-span" style="color: black;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> </span></span><br />
<div style="text-align: left;"><b><span class="Apple-style-span" style="color: black;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">Beth Ruyle has extensive experience in local government coordination, management, planning and economic development. Prior to founding Ruyle Hullinger and Associates, Beth was an Executive Vice President of Ehlers and Associates, the Executive Director of the South Suburban Mayors and Managers Association (Chicago) for 22 years, and a planner with the Atlanta Regional Planning Commission.</span></span></span></b></div><div style="text-align: left;"><b><span class="Apple-style-span" style="color: black;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> </span></span></b></div><div style="text-align: left;"><div style="text-align: center;"><b><span class="Apple-style-span" style="color: black;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">Ruyle Hullinger and Associates</span></span></span></b></div></div><div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> </span></div><div style="text-align: left;"><div style="text-align: center;"><b><a href="http://bethruyle.com/" style="color: #888888; text-decoration: none;"><span class="Apple-style-span" style="color: blue;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">bethruyle.com</span></span></span></a></b></div></div><div style="text-align: center;"><a href="mailto:---------------------Bethruyle@gmail.com" style="color: #5588aa; text-decoration: none;"><span style="color: blue;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">Bethruyle@gmail.com</span></span></span></a></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"></span></span><br />
<span style="font-size: 14px;"><div style="text-align: center;"><span class="Apple-style-span" style="color: purple;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">423 High Street</span></span></span><span class="Apple-style-span" style="color: purple;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"></span></span></span></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: blue;"></span></span></span><br />
<span class="Apple-style-span" style="color: blue; font-size: x-large;"><div style="text-align: center;"><span class="Apple-style-span" style="color: purple;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">Peoria, IL 61606</span></span></span></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: black;"></span></span></span><br />
<span class="Apple-style-span" style="color: black; font-size: 16px;"><div style="text-align: center;"><span class="Apple-style-span" style="color: purple;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">309 966 1616</span></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span style="color: blue;"></span></span></span></div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span style="color: blue;"></span></span></span><br />
<span style="color: blue;"><div style="text-align: left;"><div><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div></div></span></span></span></span></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-75180505933972625052010-07-25T07:39:00.000-07:002010-07-25T07:39:11.528-07:00Does Comprehensive Planning Work?<h2 style="font-family: Georgia, serif; margin-bottom: 0px; text-align: center;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></h2><h2 style="font-family: Georgia, serif; margin-bottom: 0px; text-align: center;"><span class="Apple-style-span" style="font-size: x-large;">Does Comprehensive Planning Work?</span></h2><div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px;"><div style="text-align: center;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><span><div style="text-align: center;"><span class="Apple-style-span" style="font-size: large;">By CHARLES ECKENSTAHLER, AICP and CRAIG HULLINGER, AICP</span></div></span><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Introduction</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Does our Comprehensive Plan function as it was intended? Does it guide land use decisions? Should it be updated or replaced?</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">These are common questions frequently raised by elected officials and planning staff. But it was of more recent concern to Bill Ernat, Community Development Director for the Village of Homewood. “ The Board of Trustees, after several months of discussion, authorized the update of our plan last updated in 1986,” said Ernat.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">“ The Trustees questioned whether the Plan was effective and worthwhile. They asked if it had helped guide past land use decisions, and was in need of updating.” As the first step in preparing an update to the plan, Ernat wanted to know if officials and village administrators thought that the current plan was valid. He also wanted to know whether the Plan had influenced past and current decision making in the village.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">To gather information, the Village Planning Consultant was instructed to survey thirty key officials. Included in the roster were all elected officials; the members of the Plan Commission and the Zoning Board of Appeals; chairmen of several advisory committees and commissions, such as the Economic Development Committee and Appearance Commission; the Park District; as well as village management staff and department heads.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">The Survey Data was collected on two primary issues. The first issue was to test whether the current plan (prepared in 1986) was still valid for current use. The second issue questioned the respondees’ familiarity with the plan and whether they personally viewed the document as influential in decision-making. Survey Findings Responses were returned by about one-half of the key village leaders. While the survey was not a true statistical sampling, the results were felt to represent a realistic portrayal of the attitudes of village leadership.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">The results of the survey, by question, follow:</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Is the current plan valid? 14% said yes, 29% said no and 57% said they didn’t know.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Is the current plan relevant for the future? 14% said yes, 21% said no and 64% said they didn’t know.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Have you read the plan? 14% said yes, 71% said no and 14% had no opinion.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Has the plan provided guidance for decision-making? 36% indicated some and substantial, 14% said little and 50% said none.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">What Homewood Officials Realized Village President Richard Hofeld wasn’t surprised with the results of the survey, but a little disappointed. “We take pride in the process of local government decision-making in Homewood,” said Hofeld. “I am happy that more than a third of the respondees indicate the plan influences our decision-making process. What’s more disturbing is the uncertainty of whether the plan is a valid decision-making tool now and in the future. These survey findings really confirm that we made the right decision to update the plan. The process of the update will provide the opportunity for the leadership and all residents to reacquaint themselves with the plan and our development goals for the future.”</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Ernat suggests there may be a number of reasons for the survey results, including:</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">1.Timeliness of the Plan The plan document was more than 10 years old. Many changes had occurred in the community since the plan was last updated. It can be surmised that many of the leaders would view the document as out of date. Many leaders had not bothered reading the document, assuming it was out of date.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">2.Personalization and Community Ownership of the Plan Another reason could be the existence of new participants in village planning and governmental administration, many who have specific ideas of what direction future planning should take.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">3.Lack of Validity It can be surmised that the content of the plan may be out-of-date, so why bother to read it! What Was Learned From The Survey Process? Ernat states that the village learned from the survey that, “Our plan was no longer an up-to-date document. A plan has a useful shelf life. That time period is different in every community and is based on many factors. Most important is who participates in the process of preparing the plan, what issues are addressed and how the document is amended to remain current. Probably just as important is how the document is promoted by elected and appointed officials as the village tool for decision making.”</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">The update process of the Homewood Comprehensive Plan included six neighborhood public input sessions, interviews with the key leaders, and a wide variety of discussion sessions with advisory bodies and resident interest groups. The outcome, in addition to the traditional big report, will be an Executive Summary “Brochure Plan” summarizing future development policies. The brochure will include a copy of the Future Land Use Map of the village.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">This document will be used to promote the updated Comprehensive Plan as an easily recognized decision making tool for both government and private sector use. What Other Communities Should Know Almost every elected official has heard the advice on how important it is to have a current plan when defending legal challenges to land use decisions in court. However, there are a number of other benefits, including:</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">1. </span></span><span class="Apple-style-span" style="font-size: large;">Elected and appointed officials are more likely to make a concerted effort to use the plan in making land use decisions if they were involved in its development and adoption. Listening to citizens’ input makes elected officials more aware and knowledgeable of the community.</span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">2. The preparation of the plan must include a wide range of interests and the maximum number of participants to assure “ownership” of the plan.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">3. The document must be widely distributed in a concise format which is easily read by the general public.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">4. Elected officials and community leaders must promote awareness of the Comprehensive Plan and its importance in decision making.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">5. Staff should consider use of the Plan for influencing development decisions by distribution of the Plan as a statement of what the community likes and dislikes in terms of new development within the community.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"> </span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">6. Elected officials and staff should always include reference to the Comprehensive Plan in the approval and denial of development actions.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">7. Annually, the test of current validity and the need for updating should be considered to retain high visibility, use and public recognition of the Comprehensive Plan as a guide for decision making.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">8. When the Board makes a decision that does not comply with the Plan, the Plan should be formally amended so that the Plan remains consistent with that decision.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">9. A large, full-color Land Use Plan Map, containing goals and objectives, and principal recommendations should be framed and mounted in the Village Board room.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Conclusion</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Village Manager Dave Niemeyer sums up the feelings of elected and appointed officials plus administrative staff this way. “We will ask the same questions about a year after adoption of the Comprehensive Plan Update. I’ll bet the results of the survey will show opposite results. We intend to ask these questions annually, to determine when to update the plan next. Homewood officials have a vision for the future. Our updated Comprehensive Plan will serve its intended purpose.”</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, MI, planning consulting firm engaged by the Illinois communities of Beecher, Sauk Village and Homewood to serve as their consulting planner.</span></span></div><div><span class="Apple-style-span" style="font-size: large;"><br />
</span></div><div><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;">Craig Harlan Hullinger, AICP, is a governmental planning consultant and President of Planning Development Services. He recently reentered private practice after serving as the Assistant Village Manager for Tinley Park. He also has served as Will County Director of Land Use.</span></span><div></div></div></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-50957610179425845562010-07-25T07:33:00.000-07:002010-07-25T15:30:22.981-07:00Defining Accessory Uses A Three-Step Work Sheet<div style="font-family: arial; font-size: 16px; text-align: center;"><span style="font-size: 21px;"><span style="font-size: large;"></span></span><br />
<span style="font-size: 21px;"><span style="font-size: large;"><div>Defining Accessory Uses A Three-Step Work Sheet</div></span></span><span style="font-size: 21px;"><span style="font-size: large;"><span class="Apple-style-span" style="font-size: large;"></span></span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span><br />
<span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><div style="text-align: center;">By: CHARLES ECKENSTAHLER AICP and CRAIG H. HULLINGER AICP</div></span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">Introduction</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">Complaints about red tape in the processing of zoning requests are frequent. Developers and citizens are frequently frustrated by the time required to process simple requests. Local governments should streamline processes where possible.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">Accessory uses are incidental to the principal permitted use in zoning districts. Typical accessory uses include storage sheds in the rear yard of a residential lot. Home occupations are other examples of frequently requested accessory uses. Zoning ordinances often do not include a list of accessory uses. They seldom provide a guide in determining whether a specific proposal should be considered an accessory use.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">The determination of whether the application is an accessory use is usually delegated to the Zoning Officer who may or may not be empowered to grant approval. Some ordinances provide that the Zoning Board of Appeals determine accessory uses, some designate the Zoning Enforcement Officer and some are silent on the matter.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">This article seeks to establish a three-part test which can be used to determine accessory uses. A worksheet is provided which can be used to guide local government decision making. The article also seeks to streamline the approval process, and reduce time and frustration for applicants and enforcement personnel. An Example Situation</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">To illustrate a typical situation, consider the following. A local landscaping service has a retail sales and service yard located on a commercially zoned lot abutting the main commercial street in your community. Like a lot of landscaping businesses, it has expanded to do tree trimming, lawn mowing and other home maintenance chores throughout the community. With the expanded business, the service has hired more residents, especially high school and college kids, during the summer months.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">With a fleet of vehicles, it was a natural need to have a radio communication system to keep in contact with all the work teams circulating with within the community. Approval of a radio tower as an accessory use was granted to help the successful growth of the business, some time back.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">Today, an application for a cellular communication tower designed to replace the approved radio communications tower has been filed. The application states the new tower is an accessory use to the business, because it is needed to communicate over a larger service territory. It will also be leased by a cellular phone company to provide mobile phone communications services.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">Defining Customary And Incidental</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">The critical issue of this situation is defining whether the circumstances, the location of the tower for the use by the landscaping business, is customary and incidental to the landscaping business and secondly, whether the use of the tower as a cellular communications tower is customary and incidental to the landscaping business.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">To help answer the question, the following questions can be asked:</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">1.Is the accessory use to be conducted on the same lot as the principal permitted use? In this situation, the use of the tower for radio communications for the landscaping business is clearly accessory to the landscaping business operations. It can be concluded the use of the tower for cellular communications is not an accessory use because no other cellular business operations are located on the site.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">2.Is the proposed accessory use customarily found in connection with the principal permitted use? It is not unusual for a landscaping (or similar business) to have a radio tower for communications purposes and it can be concluded that the tower, when used in this manner, would be considered an accessory use. However, it is more difficult to find a communications tower jointly used by a landscaping business and a cellular communications business. Therefore, it can be concluded that the use of the tower for this purpose, because it is not commonly found and does not have any direct relationship with the landscaping business, would not pass the test as an accessory use incidental to principal use.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">3.Is there unity of ownership between the principal and accessory uses? For this question, clearly the ownership of the tower by the landscaping business for their use meets the guidelines and the leasehold interest of the communications company does not. Therefore, the tower would be an accessory use for the landscaping business but not the communications company.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">The Decision Use of the three questions provide guidelines for the analysis of this complex situation. Findings of fact gathered from the above analysis include:</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">1.The location of a radio communications tower for use by the landscaping business is an accessory use of the landscaping business. The tower is located on the same zoning lot as the business, a radio communication system is commonly found in use by other landscaping business and related type businesses and the tower is owned by the business.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">2.The use of the tower by a cellular communications company is not an accessory use. The tower is not on the same zoning lot as any principal communication company use, use of a tower for such purposes is not usually located with a landscaping business and the tower is not owned by the cellular communication company. </span></span><span class="Apple-style-span" style="font-size: large;">Therefore, the community would approve the tower for use by the landscaping business but prohibit the use of the tower for use as a cellular communications tower.</span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">A Simple Work Sheet The work sheet, displayed below, can be used to help evaluate accessory use applications and become part of the application file documentation. If answers to all three questions posed in the work sheet are yes, then there is substantiation for the claim that the proposed use is accessory to the principal permitted use.</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">ZONING BOARD OF APPEALS - PLANNING DEPARTMENT</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">Village of Sauk Village, Illinois</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">ACCESSORY USE DETERMINATION WORKSHEET</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">21701 Torrence Avenue Sauk Village, IL 60411 (708)758-3330 Fax: (708) 758-9044</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">Zoning Case:_____________________________________________</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">Date: ___________________________________________________</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">12/10/98 Commissioner:</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">___________________________________________</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">STANDARDS FOR REVIEW STANDARD APPLICABILITY COMMENTS</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">1. Is the accessory use to be conducted on the same lot as the principal permitted use? Yes No Uncertain</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">2. Is the proposed accessory use customarily found in connection with the principal permitted use? Yes No Uncertain</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">3. Is their unity of ownership between the principal and accessory uses? Yes No Uncertain</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">Conclusion</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;"><br />
</span></span></div><div style="font-family: arial; font-size: 16px;"><span style="font-size: 21px;"><span class="Apple-style-span" style="font-size: large;">More and more often plan commissions, zoning boards of appeals and zoning officials will be faced with the question of when to approve an apparent unrelated use as an accessory use on a single zoning lot. Along with the tower example other situations such as storage sheds for hobby (and retail sales) use, living units as part of commercial and industrial businesses, and manufacturing uses as part of a retail sales business have potential to be considered as accessory uses, depending on the construction of the language in the local zoning ordinance. Use of the work sheet allows the analysis of the individual circumstances of each application and uniform application of guidelines to help decision making.</span></span><br />
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</span></span></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-78647516695038730412010-07-25T07:26:00.000-07:002010-07-25T07:29:36.523-07:00Congratulations: You’re Our Newest Plan Commissioner.So Now What Do You Do?<div style="color: #222222; font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
Congratulations: You’re Our Newest Plan Commissioner.</span></b><br />
<b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span></b></div><div style="color: #222222; line-height: 18px; text-align: center;"><b><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">So Now What Do You Do?</span></b></div><div style="color: #222222; line-height: 18px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">By Charles Eckenstahler and Craig Hullinger</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Introduction</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Being appointed to a Plan Commission is an honor very few residents of a community ever receive. Where else can you serve your community where you need to have the wisdom of a seasoned judge, the patience of a saint, familiarity with the legalities of land use law, and a personal sense of doing what is right for the common good?</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Serving on a Plan Commission is not easy but it can be one of the most rewarding experiences of a person’s life. This article summarizes the basic functions of the Plan Commission and the everyday responsibilities of the Plan Commissioner. Duties Of The Plan Commission A Plan Commission, under Illinois law, is primarily an advisory body to the city council, village board of trustees or county board of commissioners.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">The jobs assigned to the Plan Commission are rather few, but significant: </span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">· to gather public input and recommend to the legislative body the adoption of a comprehensive Plan for the municipality; </span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">· to gather public input and recommend to the legislative body the adoption of a Zoning Ordinance for the municipality; </span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">· to review and/or approve new development - more specifically site development plans for specific projects; and </span><br />
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<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">· to review and/or approve plats of subdivision.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">In many areas of Illinois, planning and zoning programs have a long history. In others, communities are just beginning to develop a comprehensive plan and zoning ordinance. Whether you have been appointed to a new or seasoned Plan Commission, it will involve the same procedures and require a considerable amount of research and preparation.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">In Illinois, the Plan Commission prepares the Comprehensive Plan, holds the required public hearings and makes a recommendation to the legislative body regarding its adoption. The zoning ordinance follows a similar process, where the Plan Commission oversees the preparation of the ordinance, holds the required public hearing and recommends its adoption.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Once these documents are adopted, the Plan Commission assumes the duty of reviewing development proposals, development site plans and plats of subdivided land. Typically, the review is designed to assure that the proposed development is completed according to regulations and development standards established by the community. The Plan Commission may also decide whether or not certain types of development will be allowed as special uses or planned developments according to specific provisions of the zoning ordinance.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">The Plan Commission also functions as the “think-tank” and “community sounding board.” It provides a mechanism to publically introduce new ideas and concepts for a better community for evaluation, approval and implementation by the legislative body. Most often it is an individual commissioner, who researches the idea, presents the idea to the public for comment and then molds the idea into a specific plan for implementation. This process is not for the faint of heart since Plan Commissioners, even when provided professional staff, spend a large amount of personal time in order to be fully informed concerning decisions they will be recommending.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Responsibilities Of A Plan Commissioner Preparation of the Comprehensive Plan (or its amendment), zoning decisions and development review are significant responsibilities for which the lay commissioner must prepare him or herself. The process for becoming an effective Plan Commissioner is not found in any study course but is typically learned “on the job,” in six easy (or not so easy) lessons.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Lesson #1 - Attendance At Every Meeting This is probably the most important lesson. The Plan Commission represents a cross section of the community and each member’s viewpoint is important to the decision making process. When a Commissioner is absent, this portion of the community viewpoint may not be fully represented and the other Commissioners are not provided the valuable insights of the Commissioner. Much of the process of planning and zoning is learned “on the job” and faithful attendance allows the Commissioner to “learn the ropes” more quickly.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Lesson #2 - Study The Plan And Ordinance This is an obvious statement, but one often ignored. Every Commissioner should have an understanding of the major development goals, policies and objectives detailed in the Comprehensive Plan. He/she should have a casual working knowledge of the provisions of the zoning ordinance. Detailed and specific knowledge is not a prerequisite, but the ability to find information within the comprehensive plan and zoning ordinance is necessary to evaluate development proposals and make recommendations. It’s obvious some amount of home work is required to gain a casual working knowledge of the documents.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Lesson #3 - Meeting Preparation It is especially helpful for Commissioners to review those portions of the comprehensive plan and zoning ordinance which have a bearing on the issues being discussed at the meeting. Therefore, Commissioners should read the agenda and any supporting documentation to familiarize themselves with the specific issues to be considered prior to the meeting. Some Commissioners actually write out specific questions they want answered prior to the meeting. This personal preparation time makes the meeting proceed smoothly and efficiently and prevents endlessly long drawn-out meetings where little seems to be accomplished.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Lesson #4 - Tour the Community And Visit The Site Good Plan Commissioners routinely tour the community in order to be familiar with every portion of the community. This helps with the understanding of an applicant’s request and determining the impact of a recommendation made by the Plan Commission. Even if the Commissioner knows the neighborhood, it’s good practice to visit the site of any issue pending before the Plan Commission. It’s important to personally observe the current conditions of the site and the surrounding land uses. This provides an opportunity to personally evaluate and understand what changes a decision will have on the site and its surroundings. It allows the Commissioner to personally view critical site factors which site plans, aerial photograph and other information, provided by the developer and staff, may not show.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;">Lesson #5 - Prepare Questions And Personal Opinions While “home work” is important, Commissioners should not hastily form final opinions and recommendations before the meeting. Testimony from the applicant, staff reports, comments from the public and comments from fellow Commissioners should be taken into account in forming personal opinions and recommendations. It is important for Commissioners to “speak out” and ask questions to clarify issues. It’s the duty of each Commissioner to express an informed opinion and respond to specific inquires by fellow Commissioners. Many times the deliberations and public hearing procedures have a way of raising the “blood pressure” of participants. Plan Commissioners must remember to treat these situations with understanding, tact and courtesy. Remember reasonable people can, and do, disagree which leads to a fair and open-minded evaluation of the facts surrounding the issue and the issuance of a decision by the Plan Commission which represents the best situation for the community.</span></div><div style="color: #222222; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><br />
</span> </div><div style="color: #222222; font-family: Georgia, serif; font-size: 16px; line-height: 18px;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">Lesson #6 - Training, Training and More Training The one certainty in the planning and zoning process is change. As a result, each Commissioner should be committed to a long-ranged program of continual education. There are a number of excellent publications which can be reviewed. Additionally, universities and planning and zoning professional organizations sponsor seminars which can be attended for education and training. Summary Illinois planning and zoning laws leave final land use decisions in the hands of local citizens. The quality of the decisions and the professionalism of the procedures used to arrive at the decisions are entirely in the hands of the Plan Commissioners themselves. The personal investment of time to become fully knowledgeable about the planning and zoning process and local administrative procedures has a direct relationship to the level of personal satisfaction realized by each Commissioner. What is more important, the better Commissioners understand the duties required of them, the better the quality of the decision the Plan Commission, as a whole, will make. Better decisions will directly influence the quality of the community today and into the future. </span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> <span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="color: #222222; line-height: 18px;"></span></span></span><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"></span></span><br />
<span style="font-size: large;"><span class="Apple-style-span" style="font-size: x-large;"><div class="MsoPlainText"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">About the Authors<o:p></o:p></span></span></div><div class="MsoPlainText"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> </span></div><div class="MsoPlainText"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">Chuck Eckenstahler earned his CED certification in 1984 and is now semi retired. He is a 35 year veteran real estate and municipal planning and economic development consultant who helped originate and taught economic development subjects in the Certificate in Economic Development Program offered by the Graduate School of Business at Purdue North Central, Westville, Indiana and serves on the faculty of the Lowell Stahl Center for Commercial Real Estate Studies at Lewis University, Oakbrook Illinois. </span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">He can be contacted at </span></span><a href="mailto:pctecken@comcast.net" style="color: #2288bb; text-decoration: none;"><span class="Apple-style-span" style="color: blue;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">pctecken@comcast.net</span></span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"> or by phone at 219-861-2077. <o:p></o:p></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">More info at:</span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> <span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> </span></div><div class="MsoPlainText"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><div style="text-align: center;"><a href="http://www.linkedin.com/in/chuckeckenstahler" style="color: #888888; text-decoration: none;"><span class="Apple-style-span" style="color: blue;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">http://www.linkedin.com/in/chuckeckenstahler</span></span></span></a></div></div></div><div class="MsoPlainText"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> </span></div><div class="MsoPlainText"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">Craig Hullinger AICP has 35 years of experience in economic development, city planning, and transportation planning. He is a Partner in the consulting firm of Ruyle Hullinger and Associates. He was formerly the Economic Development Director of Peoria, the Director of Land Use for Will County, and the Village Manager of Olympia Fields, Minooka, and University Park. He is member of the American Institute of Certified Planners, a Vietnam Veteran, and is a retired Colonel in the Marine Corps Reserve. He can be contacted at </span></span><a href="mailto:Craighullinger@gmail.com" style="color: #2288bb; text-decoration: none;"><span class="Apple-style-span" style="color: blue;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">Craighullinger@gmail.com</span></span></span></a><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"> or by phone at 309 634 5557. </span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><o:p></o:p></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">More info at:</span></span></div><div class="MsoPlainText"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"><br />
</span></span><span class="Apple-style-span" style="font-size: medium;"> </span><br />
<div style="text-align: center;"><span class="Apple-style-span" style="font-size: medium;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"></span></span><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;"> </span></span><span class="Apple-style-span" style="color: blue;"><a href="http://craighullinger.com/" style="color: #888888; text-decoration: none;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: medium;">http://craighullinger.com</span></span></a></span></div><div><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></span></div></div></span></span></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-79160603871233676792010-07-25T07:24:00.000-07:002010-07-30T05:16:59.549-07:00Summary of Economic Development Programs<div class="MsoPlainText" style="color: #222222; font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: small;"><span class="Apple-style-span" style="font-size: 13px;"><span class="Apple-style-span" style="font-size: medium;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-size: 16px; font-weight: normal; line-height: normal;"></span></b></span></span></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: small;"><b></b></span><br />
<span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif; font-size: small;"><b><div class="blog-posts hfeed"><div class="date-outer"><div class="date-posts"><div class="post-outer"><div class="post hentry" style="padding-left: 62px; padding-right: 124px;"><h3 class="post-title entry-title" style="color: black;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></h3><h3 class="post-title entry-title" style="color: black;"><a href="http://bethruyle.blogspot.com/2008/01/summary-of-economic-development.html" style="color: #5588aa; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">Summary of Economic Development Programs</span></a></h3><div class="post-header"><div class="post-header-line-1"></div></div><div class="post-body entry-content"><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The following information is a cursory view of Economic Development Incentives that are available to municipalities in the State of Illinois. All incentives are, foremost, at the discretion of the municipality. Municipalities should have policies in place that describe when and under what circumstances they will award incentives. Incentives should always be granted for the public good and should only be granted to make the project work. Communities should assure that, “but for” the incentive the project is not financially possible. Many times this will mean that the community reviews the pro forma of the developer to determine the level of the incentive. The community should evaluate the amount of the incentive in proportion to the financial risk of the developer.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><strong></strong><br />
<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Tax Increment Financing—65ILCS, 5/11-74.4.1 et.seq.</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">TIF is perhaps the best-known incentive available to communities in Illinois. When a community institutes a TIF district it freezes the existing Equalized Assessed Valuation for all taxing districts for the next twenty-three years or until the TIF dissolved. Any increase in the EAV and its resulting property tax are applied toward development of the district.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Communities can use the increment to support a myriad of economic development activities; the most common is for the development of infrastructure. In addition, TIF can write down the purchase of the land, pay for preparation of the land (including grading for drainage and demolition), and pay for the following and other costs: partial interest costs, rehabilitiaion and lease hold improvement costs, relocation costs, and landscaping, etc.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><strong></strong><br />
<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Business District—65-ILCS 5/11-74.3-1</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">A Business District can be established for a particular site or series of parcels. The municipality then implements an additional sales or hotel motel tax to a maximum of 1%. The proceeds from this new sales tax are applied to costs of the development of the site. Eligible costs are similar to that of TIF.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><strong></strong><br />
<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Sales Tax Revenue Sharing</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Municipalities may enter into agreement to share or rebate any portion of any retailer’s occupation tax that is generated by the development for a finite period of years. The municipality must make findings related to the property and in general the abatement should serve a public purpose as creating development in adjacent areas or creating or retaining jobs, enhancing the tax base of the municipality.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><strong></strong><br />
<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Property Tax Abatement--35ILCS 200/18-165</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The community can provide a maximum of $4 million dollars in tax property tax abatement within a ten-year period for commercial and industrial development. The municipality may be joined by other taxing bodies in providing this abatement. Normally there is an agreement based on all or part of the property taxes being rebated over a number of years.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><strong></strong><br />
<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Special Services Area or Special Assessment</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">An area is created where a special assessment is placed against property to finance certain public improvements or services. This incentive has become popular in recent years to incent the development of housing. In this case the developer requests that public infrastructure (in the past, mostly financed by the developer) be financed by the community. The community publicly finances this infrastructure at a tax-exempt rate and applies an assessment to the property. These bonds incent development by removing the costs of infrastructure.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><strong></strong><br />
<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Enterprise Zones</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The Illinois Enterprise Zone Act creates a specific area jointly designated by the State and local government that allows various tax incentives and other benefits to stimulate economic activity and neighborhood revitalization.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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</span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The following are among the incentives that are available in an enterprise zone: Investment Tax Credit, construction material sales tax deduction, machinery and equipment sales tax exemption, utility tax exemption, jobs tax credit, tax abatement income tax deduction for financial institutions on loans for development in enterprise zone, corporate contribution deduction.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Revolving Loan Fund</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The municipality subsidizes private loans through a revolving loan fund.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">General Municipal Assistance </span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The municipality may provide a number of incentives for economic development in the general course of doing business. They may reduce or eliminate fees that apply toward development. They may work with the developer to minimize the time taken to process development.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">State Incentives</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Both the State and Urban Counties provide for Community Development Block Grant Funds or the CDAP program for the State. (See the Department of Commerce and Community Affairs Web site)</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The Department of Commerce and Economic Opportunity administers the EDGE Tax to reduce the cost of doing business in Illinois when compared with similar costs in other states allowing for tax credits.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The Environmental Protection State has a Brownfield clean up program that offers a variety of incentives.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The Illinois Department of Transportation is administers funds for roads to support economic development.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The Illinois Development Finance Authority provides Industrial Revenue Bonds.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The State of Illinois Web site provides access to all departments and their programs.</span></div></div></div></div></div></div></span></b></span></div><div style="clear: both;"></div></div><div class="post-footer" style="color: #555555;"><div class="post-footer-line post-footer-line-1"><span class="Apple-style-span" style="font-size: x-large;"><span class="post-icons"></span></span></div><div class="post-footer-line post-footer-line-2"></div><div class="post-footer-line post-footer-line-3"></div></div></div></div><div class="post-outer"><div class="post hentry" style="padding-left: 62px; padding-right: 124px;"><span class="Apple-style-span" style="font-size: x-large;"><a href="http://draft.blogger.com/post-edit.g?blogID=2793297998730186039&postID=7916060387123367679" name="7215021690990769565"></a></span><br />
<h3 class="post-title entry-title" style="color: black; text-align: left;"><a href="http://bethruyle.blogspot.com/2008/01/typical-low-interest-loan-programs.html" style="color: #5588aa; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">Typical Low Interest Loan Programs</span></a></h3><div class="post-header"><div class="post-header-line-1"></div></div><div class="post-body entry-content"><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Typical Low Interest Loan Programs</span></strong></div></div></div></div></div></div></span></b></span></div><strong></strong><br />
<strong><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Industrial Revenue Bonds</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Very large loans (must be greater that $1.5M) for significant manufacturing and industrial projects, used to acquire fixed assets. Can be issued by the City of Peoria. Can finance up to 100% of the total project costs at below-prime rates (fixed or variable terms). Call the City of Peoria's Department of Economic Development at (309) 494-8640 or get more info at </span><a href="http://www.il-fa.com/products/ind_irb.html" style="color: #5588aa; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">www.il-fa.com/products/ind_irb.html</span></a><span class="Apple-style-span" style="font-size: x-large;">.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Illinois Department of Commerce and Economic Opportunity</span></strong></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Enterprise Zone Participation Loan</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Works much like the IFA's Participation Loan, but is limited to businesses expanding or locating in an Enterprise Zone. Funds can be used for purchase and installation of machinery and equipment, working capital, purchase of land, construction or renovation of buildings. Cannot be used for debt refinancing or contingency. For DCEO's portion of the loan, the interest rate on variable-rate loans is 2% below indexed rate. Fixed and adjustable rates are similar to US Treasury notes, plus 0-1%. Borrower cannot employ more than 500 FTEs. More info:</span><a href="http://www.illinoisbiz.biz/dceo/Bureaus/Business_Development/Loan+Programs/ezp-plp.htm" style="color: #5588aa; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">www.illinoisbiz.biz/dceo/Bureaus/Business_Development/Loan+Programs/ezp-plp.htm</span></a><span class="Apple-style-span" style="font-size: x-large;">.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><strong></strong><br />
<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Revolving Line of Credit</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Allows businesses to borrow the amount of money needed to meet the demand and to repay the loan from the sales revenues. Line of credit established for between $10K and $750K, but not more that 25% of total project. Attractive interest rates, but all review and terms set by lead lender. Must not employ more than 500 FTEs. Three year maximum term. More info: www.illinoisbiz.biz/dceo/Bureaus/Business_Development/Loan+Programs/rloc.htm .</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Manufacturing Modernization Loan</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Secondary financing of between $10K and $750K for manufacturers who are retooling, upgrading machinery, or expanding. Must constitute 25% or less of total financing package. Sub-prime rates, maximum term of 10 years. More info:</span><a href="http://www.illinoisbiz.biz/dceo/Bureaus/Business_Development/Loan+Programs/mmlp.htm" style="color: #5588aa; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">www.illinoisbiz.biz/dceo/Bureaus/Business_Development/Loan+Programs/mmlp.htm</span></a><span class="Apple-style-span" style="font-size: x-large;">.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Illinois State Treasurer</span></strong></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">State Treasurer's Economic Program</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">The Treasurer will deposit up to $25K into the business' bank at below market rates for each full-time employee created or retained. That bank, in turn, can lend those funds to the business at below prevailing rates for a term of between 1 and 5 years. More info:</span><a href="http://www.state.il.us/treas/Programs/step.htm" style="color: #5588aa; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">www.state.il.us/treas/Programs/step.htm</span></a><span class="Apple-style-span" style="font-size: x-large;">.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Economic Recovery Loan Program</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Similar to the STEP program directly above, but the limit to be deposited is up to $50K per job created or retained. More info:</span><a href="http://www.state.il.us/treas/Programs/ER.htm" style="color: #5588aa; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">www.state.il.us/treas/Programs/ER.htm</span></a><span class="Apple-style-span" style="font-size: x-large;">.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">US Small Business Administration</span></strong></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">SBA 504 Loan</span></strong></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">Provides businesses with long-term, fixed-rate financing for major fixed assets, such as land and buildings, not to exceed 40% of total financing package. Requires 10% equity participation by business. For most businesses, the loan is $50,000 per job created, up to $1.5M. For "small manufacturers", the loan can be $100,000 per job created, up to $4M. Interest rate tied to 5- and 10-year US Treasury issues. Term is 10 or 20 years. More info: </span><a href="http://www.sba.gov/financing/sbaloan/cdc504.html" style="color: #5588aa; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">www.sba.gov/financing/sbaloan/cdc504.html</span></a><span class="Apple-style-span" style="font-size: x-large;">.</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><strong></strong><br />
<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">7(a) Loan Loan guaranty</span></strong><span class="Apple-style-span" style="font-size: x-large;"> for prime lender. All financing is handled through the lender, with partial guaranty by SBA in case of failure to pay. Applicants must meet certain qualification set out by SBA. Maximum loan is $2M (75% guaranty). Terms: maximum of 25 years for real estate and equipment, 7 years for working capital. Interest rates may be fixed or variable and may not exceed the prime rate by a certain number of points (depends on size and term). More info: </span><a href="http://www.sba.gov/financing/sbaloan/7a.html" style="color: #5588aa; text-decoration: none;"><span class="Apple-style-span" style="font-size: x-large;">www.sba.gov/financing/sbaloan/7a.html</span></a></div></div></div></div></div></div></span></b></span></div></strong><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">Business Development Fund Secondary financing</span></strong><span class="Apple-style-span" style="font-size: x-large;">, not to exceed 33% of total financing package. Theremust be at least 10% equity participation from business. City will lend $10,000 per job created and/or retained, not to exceed $150,000. Fixed interest rate 4% below prime (but not lower than 4%). The term mirrors that of the primary lender.</span></div></div></div></div></div></div></span></b></span></div></strong><br />
<div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><span class="Apple-style-span" style="font-size: x-large;">More info: <a href="http://ci.peoria.il.us/services/depts/economicdev/2004%20BDF%20app.pdf">ci.peoria.il.us/services/depts/economicdev/2004%20BDF%20app.pdf</a> .</span></div></div></div></div></div></div></span></b></span></div><div style="text-align: left;"><span class="Apple-style-span" style="font-size: x-large;"><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
<span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"><div class="blog-posts hfeed" style="display: inline !important;"><div class="date-outer" style="display: inline !important;"><div class="date-posts" style="display: inline !important;"><div class="post-outer" style="display: inline !important;"><div class="post hentry" style="display: inline !important; padding-left: 62px; padding-right: 124px;"><div class="post-body entry-content" style="display: inline !important;"><strong><span class="Apple-style-span" style="font-size: x-large;">County G.A.P. Loans Secondary</span></strong><span class="Apple-style-span" style="font-size: x-large;"> financing, not to exceed 40% of total financing package. There must be at least 10% equity participation from business. County will lend $10,000 per job created or retained, not to exceed $150,000. Fixed interest rate 3% below prime (not lower than 3%). Term will be one year for each $15,000 loaned (7 years maximum for loans for inventory and working capital).</span></div></div></div></div></div></div></span></b></span></div></strong><br />
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<strong><div style="text-align: left;"><span class="Apple-style-span" style="color: #222222; font-family: Arial, Helvetica, sans-serif; font-weight: normal; line-height: 18px;"><b><span class="Apple-style-span" style="color: black; font-family: Georgia, serif; font-weight: normal; line-height: normal;"></span></b></span><br />
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</div><div style="text-align: center;"><span class="Apple-style-span" style="font-size: x-large;">Beth Ruyle is an Economic Development Consultant. She can be contacted at Bethruyle@gmail.com or 309 966-1616</span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-size: x-large;"><br />
</span></div><div style="text-align: center;"><span class="Apple-style-span" style="font-size: x-large;"><a href="http://bethruyle.com/">bethruyle.com/</a></span></div><div style="text-align: center;"><br />
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</div><div class="post-footer" style="color: #555555;"><div class="post-footer-line post-footer-line-1"><span class="post-icons"></span></div><div class="post-footer-line post-footer-line-2"></div><div class="post-footer-line post-footer-line-3"></div></div></div></div></div></div></div></b></span></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-62325173025781939692010-07-25T07:18:00.000-07:002010-07-25T07:22:39.955-07:00Retail Business Incubators - A Downtown Redevelopment Strategy<div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px;"><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><span class="Apple-style-span" style="font-family: Arial; font-size: small;"><span class="Apple-style-span" style="font-size: 13px;"><br />
</span></span></div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;">RETAIL BUSINESS INCUBATORS</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;">A DOWNTOWN REDEVELOPMENT STRATEGY</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;">by</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;">Charles Eckenstahler, Craig Hullinger and Jim Mooney</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px; text-align: center;">March 31, 2004</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">WHY AN INCUBATOR?</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">All across Michigan, mayors and managers seek the magic strategy to refill vacant downtown retail store buildings with viable businesses. Cities and villages construct streetscape beautification projects and establish incentive programs designed to attract customers and new businesses to the downtown central business district. Often these efforts do not achieve the goal of recruiting businesses to fill the vacant buildings with viable activities.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">A newer, albeit more risky strategy, is being tried by some communities designed to seed downtown buildings with locally formed new businesses. These communities feel that “growing their own businesses” will provide a continuous stream of new small businesses with ties to the local community. They require small low cost space to start-up and grow their new businesses. Their goal is to fill-up downtown retail buildings with these new businesses and use these new businesses to entice other businesses and revitalize the downtown.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">A pioneer of this strategy is Don Beavers, Manager of the Village of Constantine, Michigan. Constantine recently opened its retail mixed-use business incubator in a 30,000 square foot retail building anchoring the south edge of their downtown.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">According to Beavers, “the incubator concept has been under study for over 18-months. We believe that we can organize a business assistance system to provide needed guidance to local entrepreneurs giving them a better chance for business success. Housing these new start-up businesses in our downtown will fill vacant buildings, increase the downtown daytime population and begin to provide a market for more traditional downtown services.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">This article summarizes the process undertaken by the Village of Constantine Downtown Development Authority (DDA) as they studied the market for a retail incubator, decided how the incubator should be organized and managed and determined whether it would be financially feasible for the DDA to own and operate the incubator.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">STEP ONE - DETERMINING MARKET DEMAND</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">IS THERE A NEED FOR AN INCUBATOR?</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Reading economic news today illustrates the growing trend in entrepreneurialism. Analysis of the difference between federal employment and unemployment data discovered that many persons were not being reported as employed due to lack of tabulating self-employed persons. Historically, this difference was viewed as inconsequential. However, this trend has now been studied by unemployment analysts who have documented a substantial growth of the proportion of the employable population that is self-employed and previously not recognized in the federal employment data. A recent study completed by the US Small Business Administration estimates that home based businesses represent over 10% of the US economy. Small home based business are the most likely tenants in an incubator,</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">The idea of encouraging the starting of new businesses is not a new economic development strategy. Studies of entrepreneurialism abound in government agencies, universities and private research firms. Many of these agencies and firms also provide formal programs and counseling services to encourage new business formation with the goal of increasing their rate of success.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Study of who is the most likely candidate to start a business is the key to determining market support for a retail incubator. In the case of Constantine, research discovered that 1 in 12 Americans was actively trying to establish a new business in 1999 and 10% of males aged 18-64 years and 10% of females aged 25-54 sought to establish a new business in 2000. For the Constantine market study, 220 business owners registered with the county were surveyed. It was discovered that 78% of the businesses surveyed were headed by males aged 35-48 years with 65% having a minimum of some years of college education.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">With these profiles in hand, applying each specific entrepreneurial profile to the population characteristics of the market area yields the number of potential new businesses that could be formed in the market area. For Constantine, a 25-mile market area was chosen for analysis purposes. Population in the market area is projected to increase by almost 4% between 2002 and 2005. The data disclosed that there were approximately 26,000 males meeting the county entrpreneurial profile.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">The market study concluded using the three entrepreneurial profiles that the size of the entrpreneurial market ranged between 18,000 - 30,000 potential new businesses with the greatest confidence being about 26,000 new businesses based on the county profile determined from the county registration data.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Beavers noted that “this data confirmed our hunch that if we provided an incubator facility that we could generate enough interest from people living in the area that wanted to start a new business to fill the building with new businesses. Our concern was whether these new start-up businesses would have staying power, add full and part-time employment plus draw customers to our downtown to make a market to revitalize the downtown.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Estimating the staying power of newly formed businesses is most difficult. However, county registration data provides some indicators which on a countywide basis can be used to determine the longevity of registered small businesses. County data for the period of 1999 through 2002 was analyzed to identify the net increase in businesses registered. Additionally, US Census data for the period of 1995 through 1999 was also analyzed for firms having less than five employees.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">The data analysis disclosed that there are approximately 670 - 700 operating businesses having less than five employees and that on-the-average slightly more than 100 new businesses register with the county each year. In any single year, the annual growth in the number of new businesses could range between a loss of approximately 30 businesses to a growth of nearly 320 new businesses.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">To estimate the number of these businesses that would locate in the retail incubator, if developed by the DDA, the question was posed to current businesses owners as part of the survey of businesses registered with the county. Of the respondents, 27% indicated that they would locate their business in the downtown retail incubator if it was available.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">The consultant concluded on an annual basis that, of all new businesses started in the county each year between 2 and 29 new businesses would be candidates to locate in the retail incubator. According to Beavers, “the results of the analysis left the DDA with a degree of confidence that there was a market for the retail incubator and the DDA should proceed with the review of organization and management considerations.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">STEP TWO - OK THERE’S A NEED - HOW DO WE FORM AN INCUBATOR?</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">ORGANIZING AND OPERATING AN INCUBATOR</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
Incubators have been in operation since 1959. Credit for the first incubator is usually given to the real estate development firm Manucso & Sons who, having acquired the 850,000 square foot former Harvester/Massey Fergenson manufacturing plant constructed in 1882, sought ways to increase building occupancy. The developer divided the building into smaller rentable spaces and leased 30 spaces in the first year, some at reduced rates to subsidize the growth of newly organized businesses. One of the first tenants was an egg hatchery and incubator, a term that quicky became the common title for the building that housed several new start-up business operations.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Today there more then 1,200 formally recognized incubators in the US. These incubators can be categorized into one of five types:</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Industrial Building Owner Sponsored - these incubators focus on creating industrial jobs by organizing industrial businesses most typically housed in older industrial buildings with minimal or subsidized rent.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">University Sponsored - these incubators are usually organized by the research arms of colleges and universities and are designed to transfer business ideas from the academic world to a commercial business venture.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">For-Profit Ventures - these incubators are usually formed by financiers who hope to profit from the profits generated by the growth of the business housed in the incubator.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Corporate Venture - these incubators can be described as the new product development arms of major companies who seek to develop products that the company can produce.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Government / Not-for Profit Sponsored - These incubators typically are organized to develop jobs and investment in a community often using an existing building donated or purchased at a discount from the owner.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">The decision on how to organize the Constantine incubator was not easy according to Beavers. “First, the DDA did not own a building nor did it wish to purchase a building. Second, unlike many Michigan DDA’s, Constantine did not establish a tax increment financing district till 2002 and had no revenue to subsidize the operation of the incubator. Lastly, there was no specific state grant program that would assure state financial support for building purchase or start-up expenses. We needed to develop an operating form that was operationally and financially sensitive to our limited resources.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">“The DDA, almost by default decided to own and operate the incubator based on four goals: 1) encourage job creation by encouraging entrepreneuralism, 2) diversify the economic base of the community, 3) use vacant property and 4) create ‘good will’ in the community,” notes Beavers</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">INCUBATOR SUCCESS INGREDIENTS</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">There are four ingredients necessary for a successful incubator. These include:</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Land and building - the right building at the right price,</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Operating Knowledge - the right staff capacity,</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Capital - revenue for staffing and to operate the facility, and</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Tenants - initial and replacement tenants to retain full occupancy.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Beavers research identified four downtown buildings that could serve as the incubator. Each required substantial cost to remove code deficiencies and to renovate the space for occupancy by new businesses. “We spoke with each owner seeking an affordable solution to securing a building for the incubator. We offered to let a private owner operate the incubator as a landlord, to joint venture building ownership, to allow the owner to make a charitable donation of the building to the Village or to sell the building to the DDA.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">After several months of discussion with the property owners, a purchase agreement was reached with one building owner.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">STAFFING THE INCUBATOR</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Staffing of the incubator became even more complex according to Beavers. “We recognized the DDA would not have sufficient funds to employ a full time staff person to manage the facility and assist the tenants with their individual business management needs.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">To the credit of Beavers, he was able to secure partial financial assistance from the County Economic Development Corporation to provide part-time professional staffing of the facility and technical assistance from several small business service organizations and local university business students.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Services provided to tenants include visitor/customer reception, communications, copy/computer access, word processing, mail and package shipping and receiving. Services brought by others include professional business management assistance, business start-up clinics, business situation case studies, business planning workshops, individual business mentoring and introductions to business financing sources. Local professionals agreed to hold periodic workshops on legal, accounting, personnel, education/training and intellectual property business matters of concern to the tenants.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">SELECTING INCUBATOR TENANTS</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">A problem was identified early in the discussion of occupants of the incubator. The DDA members, several who were also downtown landlords, specified that the incubator should not compete with efforts of private building owners seeking tenants. In other words, according to Beavers, “we needed a selection process that would separate those new businesses that really need assistance to develop successfully from the businesses that might just be seeking cheap rental space.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">The DDA settled on six criteria that would be used to evaluate specific businesses, including that the business:</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
1. Must be proposing a new product or service not now available in the community,</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">2. Must demonstrate commercial viability within 3-years,</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">3. Must have a plan to exit the incubator within a 2 to 3 year period,</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">4. Must have a written business plan at the time the application is being made (or shortly thereafter) that also addresses topics 2 and 3 above,</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">5. Has potential to create jobs for residents, and</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">6. Has sufficient initial capitalization to pay start-up facility and service expenses.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Beavers also noted that the character of the owner is important in the selection process. “We want only individuals who can demonstrate certain personality traits, especially an individual with an entrepreneurial mind-set and has an intimate knowledge of their business plan, knowledge of the product and its market potential, who understands the need for a return on investment (profitability) and can verbalize a plan of execution. In our interview, we also need to assess whether the owner is a team player, a good listener and learner, their willingness to accept performance milestones, and especially their willingness to accept help.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">STEP THREE - CAN WE AFFORD TO OWN AND OPERATE AN INCUBATOR?</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">DETERMINING FINANCIAL FEASIBILITY</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Financial feasibility is an easy concept for most people to understand. Simply stated the operation of the retail incubator must generate enough revenue to pay all expenses. According to Beavers, “we needed an independent third-party assessment of the financial feasibility of our proposed incubator project to assure the DDA members, our Village Council and our citizens that there was a reasonable probability that the incubator would be self financing and not require a subsidy from the Village general fund.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">PROJECTING REVENUE FOR OPERATION</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">The principal source of revenue for any incubator is the monthly rent paid by tenants. Determining the total amount of rental revenue is a complex exercise that must consider the number of and size of each rentable space, the rental rates that are charged for other comparable buildings in the downtown area, the probability of not collecting 100% of total monthly rent (or not receiving the monthly rent on time), and whether all rental units will be occupied at all times.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">For Constantine, several assumptions were employed to project revenue. First, it was determined to have 5 tenant spaces, with lower-level business storage spaces and second floor residential dwelling. To account for late and non payment circumstances plus vacancies, the initial total monthly rental revenue was reduced by 40% and gradually increased to 5% to project the total rental revenue.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Another assumption made was that tenants would also be responsible for a portion of certain joint operating expenses, including telephone, janitorial services and possibly a portion of reception and clerical staffing available for use by any tenant. Lastly, it was assumed that there would be revenue for specific services and materials purchased by the tenants for such items as office supplies, copies, refreshments, etc. According to Beavers, “we were very concerned about the secondary sources of revenue. In our analysis this revenue was estimated to be about 10% of the gross revenue. We wanted to make sure that the rental revenue was more than sufficient to operate the facility and to retire any capital expenses we would incur for the purchase of the building, it’s improvements and all furnishings without relying on these variable sources of revenue.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">ESTIMATING OPERATING EXPENSES AND DEBT RETIREMENT</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">More difficult for Beavers was establishing assumptions concerning operating expenses. “We didn’t have a real good idea of what costs that we might incur. We figured that we would staff the incubator with a part-time manager and try to secure student or volunteer assistance to keep someone in the facility during business hours. We hoped that we could rely upon a state or other grant to help in furnishing the facility. We anticipated that with Village ownership of the building that the Village general fund would absorb any insurance costs for the incubator. We also figured that the assessor would treat the incubator as taxable commercial property and subject the incubator to real estate taxes.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Analysis of operating budgets of other incubators led the consultant to conclude that expenses would be approximately 75% of the net revenue. The remaining 25% would provide funds to pay principal and interest on any loans necessary for the building purchase and improvement and furnishings. Hopefully a small amount of revenue would remain to meet monthly operating cash needs.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Based on the pro forma financial statements prepared by the consultant, the concept of the proposed retail incubator was projected to be financially feasible using the assumptions employed. Net revenue after operations and debt service indicated that the incubator would provide sufficient cash flow to meet monthly cash obligations.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">STEP 4 -THE DECISION TO PROCEED AND GRAND OPENING</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">After reviewing the study and the risks involved a decision to proceed to purchase a downtown building and develop a retail incubator was made by the DDA with support of the Village Council. The decision to proceed was difficult according to Beavers, “while the market and feasibility study provided a strong indication that the retail incubator was financially feasible, there was no similar successful project that we could point to demonstrate success. We spent quite a while discussing the risks involved since the concept of a downtown retail incubator may be more risky than the traditional mixed-use subsidized incubators.”</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
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</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">About the Authors</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Chuck Eckenstahler’s career in municipal planning and economic development spans more than 30-years. He is owner of Public Consulting Team based in Benton Harbor and was responsible for the Constantine Retail Incubator Market and Financial Feasibility Study. He can be contacted at 219-861-2077 or pctecken@netnitco.net.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Craig Harlan Hullinger AICP has 30 years of experience in economic development. He has developed numerous economic development strategies and redevelopment projects. He can be contacted at 209 634 5557 or E-mail CraigHullinger@gmail.com.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">Jim Mooney is President of DeSco a economic development consulting firm based in Valparaiso, Indiana and principal author of Building the Base - The Business Incubator’s Role in Creating Jobs and Investment prepared for use in the Village of Constantine. Building the Base is a basic primer on the process of establishing a business incubator. He can be contacted at 219-548-9999 or jmooney.desco@verizon.net.</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;">For additional information about the Constantine project or to obtain a copy of Building the Base contact Don Beavers at 269-435-2085 or constantinemanager@voyager.net</div><div style="margin-bottom: 0px; margin-left: 0px; margin-right: 0px; margin-top: 0px;"><br />
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</div></div></div><div class="blogPost" style="font-family: Georgia, serif; font-size: 16px; padding-left: 65px; padding-right: 131px;"><div class="byline" style="color: #555555;"></div></div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0tag:blogger.com,1999:blog-2793297998730186039.post-35306241122749949872010-07-25T07:09:00.000-07:002010-07-25T15:28:06.304-07:00Approve This Rezoning - It's the Highest and Best Land Use!<div style="text-align: center;"><span class="Apple-style-span" style="font-family: Arial;"><br />
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<div class="blogPost" style="color: #222222; font-family: Georgia, serif; line-height: 18px; padding-left: 65px; padding-right: 131px;"><div style="text-align: center;">APPROVE THIS REZONING - IT’S THE HIGHEST AND BEST LAND USE!</div><div style="text-align: center;">By</div><div style="text-align: center;">Craig Hullinger, AICP and Chuck Eckenstahler, AICP</div><br />
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INTRODUCTION</div><div class="blogPost" style="color: #222222; font-family: Georgia, serif; line-height: 18px; padding-left: 65px; padding-right: 131px;"><br />
It is common in today’s zoning administration to hear someone call upon the plan commission to recommend the rezoning of a parcel because the proposed use will be the “highest and best use” of the parcel of land. Typically, the statement is made by the applicant, their attorney or their real estate agent, in an effort to persuade the plan commission to approve their request.<br />
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In the public hearing process, planners hear a lot about highest and best land use. In common usage, highest and best land use is nothing more than an individuals’ personal opinion concerning how a parcel of land should be used. However, in real estate law and real property appraisal practice, the concept of highest and best land use is a technical analysis which can be used to determine the best use of land, subject to certain assumptions.<br />
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This article is designed to review the technical process of determining highest and best land use, as viewed by the legal profession and real estate appraisers. This review will provide background for community planners and local zoning officials to separate a petitioner’s personal opinion from judgements based on factual technical analysis about the potential use of a specific parcel of property.<br />
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HIGHEST AND BEST LAND USE - A DEFINITION</div><div class="blogPost" style="color: #222222; font-family: Georgia, serif; line-height: 18px; padding-left: 65px; padding-right: 131px;">The concept of highest and best land use originates from the real estate appraisal field. Appraisers define of highest and best land use as:</div><div class="blogPost" style="color: #222222; font-family: Georgia, serif; line-height: 18px; padding-left: 65px; padding-right: 131px;">The use, from among reasonably probable and legal alternative uses, found to be physically possible, appropriately supported, financially feasible, that results in the highest land value.<br />
What this definition states is the highest and best land use is the use which meets a four part test demonstrating the use is (1) physically possible, (2) legally permissible, (3) financially feasible and (4) maximally productive.<br />
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Physically Possible - Not all parcels of land are created equal. In planning a use for the parcel of land, consideration must be given to the size of parcel, roadway access, subsurface conditions, presence of environmental concerns (wetland, endangered species) and even contamination from prior use or illegal dumping.<br />
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Many times the size of the parcel, physical shape, access or prior use prohibit the development or use of the parcel for specific uses. For example, a small parcel of land along a major roadway cannot be use for a fast food restaurant if it cannot obtain a “curb cut” allowing a safe driveway entry to the property.<br />
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Uses which pass this first test are the uses which in the judgement of the appraiser can be developed or built on the property. The appraiser may consult with a design team composed of land planners and engineers. More complicated cases can require the services of architects, land surveyors, traffic experts, geologists, and environmental consultants. Based on their combined expertise they can eliminate uses which cannot physically be developed on the parcel.<br />
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Legally Permissible - Local, state and federal government have laws and regulations which govern the use of land. In this test, the only permissible uses of the land are those which are permitted by these laws and regulations. In addition to local zoning, development of a parcel of land must adhere to stormwater management regulations, wetland protection, endangered species, “curb cut” access from roadways and many other rules. Each regulation may establish a rule which impacts what may or may not be legally permitted.<br />
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From the developers view, where the regulation prohibits development of the parcel of land as desired, an appeal to the local government or regulating agency to vary the strict terms of the regulations may be considered. The probability of receiving favorable consideration for the request must also be considered to determine whether the proposed use will pass this test.<br />
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Financially Feasible - With enough money you can develop any use on any site, assuming its size is adequate. With modern engineering techniques a developer can correct or mitigate many problems, including subsurface soil problems, wetlands and floodplain. The developer can construct parking garages to get more parking spaces per square foot of land area to meet applicable zoning regulations.<br />
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The test of financial feasibility, however, addresses the question of can a profit be made on the investment of funds in the development. Building a shopping center which requires rent of $12.00 per square foot of floor area in a market where shop keepers can only pay $7.00 per square foot would not be a financially feasible investment.<br />
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To pass this test, a proposed development is subjected to a financial feasibility analysis. This analysis projects the income generated from the development compared to the cost to develop the parcel of land. The profit (excess income) after payment for developing the parcel is compared to profit of comparative projects or other investments such as returns an investor would gain in a stock market portfolio. In the real world today, a developer of property seeks a 20-25% return on their invested funds for developing real estate.<br />
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Maximally Productive - Understanding this concept is rather easy. It suggests that a developer will seek to develop uses which provide the highest profit and largest amount of financial return.<br />
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DETERMINING HIGHEST AND BEST LAND USE</div><div class="blogPost" style="color: #222222; font-family: Georgia, serif; line-height: 18px; padding-left: 65px; padding-right: 131px;">Highest and Best Land Use, by definition, is much more than a personal opinion. The uses which pass the four part test are those which meet the needs and are allowable by the local government, are physically possible, have development costs which can be supported by rents or sales prices offered in the current or future market and provide for a market rate financial return to the developer.<br />
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Local governments share the duty of determining the highest and best land use in their communities with property owners, realtors, developers and others. The process of determining the highest and best land use is embodied in the process of preparing the Comprehensive Plan for the community. Community-wide highest and best land use decisions are made as part of the land use planning process (especially the physically possible and legally permissible criteria) and subsequently identified and regulated in the zoning ordinance. Implicit in the process of preparing the plan and zoning ordinance map is designation of which areas of the community should be used for residential, commercial and industrial uses.<br />
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RULES TO CONSIDER FOR ADJUSTING THE PLAN AND ZONING MAP<br />
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Developers often use Highest and Best Land Use as a reason to change the plan and rezone a parcel of land to another use. Recognizing the community planning process does not truly consider each of the four parts of the Highest and Best Land Use test, there is good reason to listen to the claim and adjust the community plan and zoning when appropriate. Below is a list of questions to ask yourself when faced with the claim, approve this rezoing - it’s the highest and best land use!<br />
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1. Who is making the statement; does the opinion come from a independent third party?</div><div class="blogPost" style="color: #222222; font-family: Georgia, serif; line-height: 18px; padding-left: 65px; padding-right: 131px;">2. Is the proposed use a complete change of use (residential to commercial) or a refinement to a designated use (single family residential to multi-family residential)?<br />
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3. Does the proposed use of the land conform to the intent of the community land use plan?<br />
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4. Is there other land easily available, designated in the community land use plan where this proposed use can be located?<br />
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5. Does the use physically “fit” the parcel of land?<br />
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6. Are the existing uses and zoning of abutting and nearby properties comparable with the proposed use?<br />
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7. Would a change of land use at this location have a detrimental impact on abutting properties?<br />
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8. What is the length of time the property has been vacant as currently zoned in context of land development in the immediate vicinity?<br />
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9. Is there a community need for the proposed land use?<br />
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10. How much care was taken by the community to identify the specific use of this property and the surrounding vicinity during preparation of the community land use plan?<br />
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CONCLUSIONS</div><div class="blogPost" style="color: #222222; font-family: Georgia, serif; line-height: 18px; padding-left: 65px; padding-right: 131px;">Local communities hold the “key” to the determination of the highest and best use of any property under their planning and zoning control, since they establish what is legally permissible. Typically, the comprehensive planning process analyzes the physically possibility for development of the land and may consider (although slightly) the financial feasibility of development.<br />
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Claims made by developers should be given due consideration, especially when the claim is based on technical information, data and analysis prepared by a professional development team organized by the developer using the four part test. When a claim is based on the four part Highest and Best Land Use test it will provide detailed information concerning the physical development of the parcel, an analysis of why it cannot/should not be developed under the terms of the current plan and zoning ordinance, and why it is necessary to change the plan and ordinance to meet current real estate development investment expectations.<br />
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Planners and local officials serve their communities best when they listen to all claims that a property should be rezoned because the proposed use it is the highest and best land use of the parcel of land. They serve the community well when they disregard the impassioned personal opinion plea and seriously consider the well prepared and documented claim substantiated by independent third parties, even if engaged by the applicant, based on the four part test.</div><div class="blogPost" style="color: #222222; font-family: Georgia, serif; line-height: 18px; padding-left: 65px; padding-right: 131px;"><span class="Apple-style-span" style="color: black; font-family: 'Times New Roman'; line-height: normal;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"><span class="Apple-style-span" style="font-family: Arial, Helvetica, sans-serif;"><span class="Apple-style-span" style="font-size: x-large;"></span></span></span></span></span><br />
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</div>Craig Hullingerhttp://www.blogger.com/profile/06023899563795271215noreply@blogger.com0