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 as a town or City center by ordinance or comprehensive plan adopted prior to J anuary 1, 1982,and the area has not been developed for that designated pur- pose. F. The area qualified as a blighted improved area immediately prior to becoming vacant, unless there has been substantial private investment in the immedi- ately surrounding area. Definition of a Conservation Area 1. "Conservation area"means any improved area within the boundaries of a redevel- opment project area located within the territorial limits of the municipality in which 50% or more of the structures in the area have an age of 35 years or more. Such an area is not yet a blighted area,but because of a combination of three or more of the following factors, the area is detrimental to the public safety,health, morals or wel- fare,and such an area may become a blighted 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. 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. 8