R2024-43 Resolution Scheduling Public Hearing to Consider the Redevelopment Plan and Project for the Central TIF Redevelopment Project Area

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Central TIF Redevelopment Plan and Project Area Decatur, Illinois This means that the development occurred prior to the adoption by the mu- nicipality of a comprehensive or other community plan, or that the plan was not followed at the time of the area's development.This factor must be docu- mented by evidence of adverse or incompatible land-use relationships,inade- quate street layout, improper subdivision, parcels of inadequate shape and size to meet contemporary development standards,or other evidence demon- strating an absence of effective community planning. M. The total equalized assessed value of the proposed redevelopment project area has declined for three of the last five calendar years prior to the year in which the redevelopment project area is designated,or is increasing at an annual rate that is less than the balance of the municipality for three of the last five cal- endar years for which information is available, or is increasing at an annual rate that is less than the Consumer Price Index for All Urban Consumers pub- lished by the United States Department of Labor or successor agency for three of the last five calendar years prior to the year in which the redevelopment project area is designated. Findings In determining if the Area meets the eligibility requirements of the Act,research and field surveys were conducted.These included: • Contacts with City officials knowledgeable about area conditions and history and age of buildings and site improvements. • On-site field examination of conditions within the Area on August 17-18 and 21- 22,September 7-8 and 10,and November 18,2023 by experienced staff of PGAV. These personnel are trained in techniques and procedures of documenting condi- tions of real property, streets, etc., and determination of eligibility of designated areas for tax increment financing. • Use of definitions contained in the Act. • Adherence to basic findings of need as established by the Illinois General Assem- bly in establishing tax increment financing which became effective on J anuary 10, 1977. • Examination of Macon County real property tax assessment records. Several days throughout the months of August, September, and November 2023,PGAV staff conducted field investigations to document existing conditions of the properties proposed for the Area. The following narrative summarizes the factors found to be pre- sent to a meaningful extent within the Area. Exhibit B on the following page displays the current land use of each lot in the Project Area. Exhibits C, D, E, and F show the reasonable distribution of factors throughout the Area, broken down into four distinct areas to better visualize the data:the Downtown District,the Residential Core,the Milli- kin University Area, and the Eastern Area. A more detailed summary of the conditions 10