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 SECTION II - BASIS FOR ELIGIBILITY OF THE AREA A Redevelopment Project Area, according to the Act,is that area designated by a munici- pality in which the finding is made that there exist conditions that cause the area to be classified as a blighted area,a conservation area,a combination of blighted and conserva- tion areas,or an industrial park conservation area.The criteria and the individual factors defining each of these categories of eligibility are defined in the Act. This section docu- ments the relevant statutory requirements and how the Area meets the eligibility criteria as a combination of blighted and conservation areas. Definition of a Blighted Area The TIF Act states that a`blighted area"means any improved or vacant area within the boundaries of a redevelopment project area located within the territorial limits of the municipality where:" 1. If improved,industrial, commercial, and residential buildings or improvements are detrimental to the public safety, health, or welfare because of a combination of five (5) or more of the following factors, each of which is (i) present, with that presence documented to a meaningful extent, so that a municipality may reasonably find that the factor is clearly present within the intent of the Act, and(ii) reasonably distrib- uted throughout the improved part of the Redevelopment Project Area: A. Dilapidation.An advanced state of disrepair or neglect of necessary repairs to the primary structural components of buildings, or improvements in such a combination that a documented building condition analysis determines that major repair is required or the defects are so serious and so extensive that the buildings must be removed. B. Obsolescence.The condition or process of falling into disuse. Structures have become ill-suited for the original use. C. Deterioration.With respect to buildings,defects including,but not limited to, major defects in the secondary building components such as doors,windows, porches, gutters, and downspouts, and fascia. With respect to surface im- provements,that the condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking,and surface storage areas evidence deterioration,including, but not limited to, surface cracking, crumbling, potholes, depressions, loose paving material,and weeds protruding through paved surfaces. D. Presence of structures below minimum code standards.All structures that do not meet the standards of zoning, subdivision, building, fire, and other gov- ernmental codes applicable to property,but not including housing and prop- erty maintenance codes. 4