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

Home Browse Search

Central TIF Redevelopment Plan and Project Area Decatur, Illinois E. Illegal use of individual structures.The use of structures in violation of appli- cable federal,State,or local laws,exclusive of those applicable to the presence of structures below minimum code standards. F. Excessive vacancies.The presence of buildings that are unoccupied or under- utilized and that represent an adverse influence on the area because of the frequency, extent,or duration of the vacancies. G. Lack of ventilation light,or sanitary facilities.The absence of adequate venti- lation for light or air circulation in spaces or rooms without windows, or that require the removal of dust, odor, gas, smoke, or other noxious airborne ma- terials. Inadequate natural light and ventilation means the absence of sky- lights or windows for interior spaces or rooms and improper window sizes and amounts by room area to window area ratios. Inadequate sanitary facilities refers to the absence or inadequacy of garbage storage and enclosure, bath- room facilities, hot water and kitchens, and structural inadequacies prevent- ing ingress and egress to and from all rooms and units within a building. H. Inadequate utilities.Underground and overhead utilities such as storm sewers and storm drainage,sanitary sewers,water lines,and gas,telephone,and elec- trical services that are shown to be inadequate. Inadequate utilities are those that are:(i)of insufficient capacity to serve the uses in the redevelopment pro- ject area, (ii) deteriorated, antiquated,obsolete,or in disrepair,or(iii) lacking within the redevelopment project area. I. Excessive land coverage and overcrowding of structures and community facil- ities. The over-intensive use of property and the crowding of buildings and accessory facilities onto a site.Examples of problem conditions warranting the designation of an area as one exhibiting excessive land coverage are: (i) the presence of buildings either improperly situated on parcels or located on par- cels of inadequate size and shape in relation to present-day standards of de- velopment for health and safety,and(ii)the presence of multiple buildings on a single parcel.For there to be a finding of excessive land coverage,these par- cels must exhibit one or more of the following conditions: insufficient provi- sion for light and air within or around buildings,increased threat of spread of fire due to the proximity of buildings, lack of adequate or proper access to a public right-of-way, lack of reasonably required off-street parking, or inade- quate provision for loading and service. J. Deleterious land use or layout. The existence of incompatible land-use rela- tionships,buildings occupied by inappropriate mixed-uses,or uses considered to be noxious,offensive,or unsuitable for the surrounding area. K. Environmental clean-up. The proposed redevelopment project area has in- curred Illinois Environmental Protection Agency or United States Environ- mental Protection Agency remediation costs for, or a study conducted by an independent consultant recognized as having expertise in environmental 5