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 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 warrantingthe 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 close proximity of buildings,lack of adequate or proper access to a public right-of-way,lack of reasonably required off-street parking, or in- adequate 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-W. 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 re- mediation 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. 9