2013-58 APPROVING THE SOUTHSIDE TAX INCREMENT REDEVELOPMENT PLAN

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A T CO d facilities, hot water and kitchens, and structural inadequacies I reventing ingress Cand egress to and from all rooms and units within a building. CL (8) Inadequate utilities. Underground and overhead utilities such as storm sewers and Cu storm drainage, sanitary sewers, water lines, and gas, telepho e, and electrical services that are shown to be inadequate. Inadequate utilities are those that are: (i) of insufficient capacity to serve the uses in the redevelopment project area, (ii) deteriorated, antiquated, obsolete, or in disrepair, or (iii) la king within the predevelopment project area. 0 (9) Excessive land coverage and overcrowding of structures and corr munity facilities. The over-intensive use of property and the crowding of buildi s and accessory facilities onto a site. Examples of problem conditions warrantina the designation of an area as one exhibiting excessive land coverage are: the pre nce of buildings either improperly situated on parcels or located on parcels of inz dequate size and shape in relation to present-day standards of development for health and safety and the presence of multiple buildings on a single parcel. For there to be a finding of excessive land coverage, these parcels must exhibit olie or more of the following conditions: insufficient provision 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 inadequate provision for loading and service. (10) Deleterious land use or layout. The existence of incom atible land-use relationships, buildings occupied by inappropriate mixed-uses, ol uses considered to be noxious, offensive, or unsuitable for the surrounding area. (11) Lack of community planning. The proposed redevelopment roject area was developed prior to or without the benefit or guidance of a comm inity plan. This means that the development occurred prior to the adoption by the municipality 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 documented by evidence of adverse or incompatible land-use relationships, inadequate street ayout, improper subdivision, parcels of inadequate shape and size to meet contemporary development standards, or other evidence demonstrating an abstrice of effective community planning. (12) The area has incurred Illinois Environmental Protection Agency r United States Environmental Protection Agency remediation costs for, or a stu y conducted by an independent consultant recognized as having expertise in environmental remediation has determined a need for, the clean-up of hazardous waste, hazardous 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. 6