2024-60 Ordinance Approving the Tax Increment Redevelopment Plan and Project for the Central TIF Redevelopment Project Area

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Central TIF Redevelopment Plan and Project Area Decatur, Illinois remediation has determined a need for,the clean-up of hazardous waste,haz- ardous substances,or underground storage tanks required by State or federal law,provided that the remediation costs constitute a material impediment to the development or redevelopment of the redevelopment project area. L. Lack of community planning. The proposed redevelopment project area was developed prior to or without the benefit or guidance of a community plan. This means that the development occurred prior to the adoption by the 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(3) of the last five(5) calendar years prior to the year in which the redevelopment project area is designated, or is increasing at an an- nual rate that is less than the balance of the municipality for three (3) of the last five (5) calendar years for which information is available, or is increasing at an annual rate that is less than the Consumer Price Index for All Urban Consumers published by the United States Department of Labor or successor agency for three(3)of the last five(5) calendar years prior to the year in which the redevelopment project area is designated. 1. If vacant,the sound growth of the Redevelopment Project Area is impaired by a com- bination of two(2) or more of the following factors,each of which is (i)present,with that presence documented, to a meaningful extent, so that a municipality may rea- sonably find that the factor is clearly present within the intent of the Act and(ii)rea- sonably distributed throughout the vacant part of the redevelopment project area to which it pertains: A. Obsolete platting of vacant land that results in parcels of limited or narrow size,or configurations of parcels of irregular size or shape that would be diffi- cult to develop on a planned basis and in a manner compatible with contem- porary standards and requirements,or platting that failed to create rights-of- ways for streets or alleys, or that created inadequate right-of-way widths for streets, alleys, or other public rights-of-way or that omitted easements for public utilities. B. Diversity of ownership of parcels of vacant land sufficient in number to retard or impede the ability to assemble the land for development. C. Tax and special assessment delinquencies exist, or the property has been the subject of tax sales under the Property Tax Code within the last five(5) years. D. Deterioration of structures or site improvements in neighboring areas adja- cent to the vacant land. 6