2013-58 APPROVING THE SOUTHSIDE TAX INCREMENT REDEVELOPMENT PLAN

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On and after November 1, 1999, "conservation area" means any im roved area within CR 0 the boundaries of a redevelopment project area located within the terr torial limits of the CL 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 3 or CU M more of the following factors is detrimental to the public safety, health morals or welfare 4 and such an area may become a blighted area: o (1) Dilapidation. An advanced state of disrepair or neglect of nece sary repairs to the �p primary structural components of buildings or improventents 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. (2) Obsolescence. The condition or process of falling into disuse Structures have become ill suited for the original use. (3) Deterioration. With respect to buildings, defects including, b t not limited to, major defects in the secondary building components such as doors, windows, porches, gutters and downspouts, and fascia. With re pect to surface improvements, that the condition of roadways, alleys, curbs, tters, sidewalks, off-street parking, and surface storage areas evidence deteriorati n, including, but not limited to, surface cracking, crumbling, potholes, depressi ns, loose paving material, and weeds protruding through paved surfaces. (4) Presence of structures below minimum code standards. All stru tures that do not meet the standards of zoning, subdivision, building, fire, and of er governmental codes applicable to property, but not including housing and pro rty maintenance codes. (5) Illegal use of individual structures. The use of structures in violation of applicable federal, State, or local laws, exclusive of those plicable to the presence of structures below minimum code standards. (6) 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. (7) Lack of ventilation, light, or sanitary facilities. The abser ce of adequate ventilation for light or air circulation in spaces or rooms without Vindows, or that require the removal of dust, odor, gas, smoke, or other noxious ai borne materials. Inadequate natural light and ventilation means the absence o inadequacy of skylights or windows for interior spaces or rooms and improper indow sizes and amounts by room area to window area ratios. Inadequate sanitary facilities refers to the absence or inadequacy of garbage storage and encl sure, bathroom 5