2013-58 APPROVING THE SOUTHSIDE TAX INCREMENT REDEVELOPMENT PLAN

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CU CU 10 (L) Lack of community planning. The proposed redevelo ment project area Mwas developed prior to or without the benefit or guidance of a com unity plan. This means that the development occurred prior to the adoption by the municipality of a *A comprehensive or other community plan or that the plan was not folio Ned at the time of Mthe areas development. This factor must be documented by evide ce of adverse or 4 incompatible land-use relationships, inadequate street layout, imp per subdivision, ,. parcels of inadequate shape and size to meet contemporary develop ent standards, or 0 other evidence demonstrating an absence of effective community plann' g. 0 (M) The total equalized assessed value of the proposed rede elopment project area has declined for 3 of the last 5 calendar years prior to the ar in which the redevelopment project area is designated or is increasing at an annual r e that is less than the balance of the municipality for 3 of the last 5 calendar years for wh ch information is available or is increasing at an annual rate that is less than the Consum r Price Index for All Urban Consumers published by the United States Department of L bor or successor agency for 3 of the last 5 calendar years prior to the year in which t e redevelopment project area is designated. (2) If vacant, the sound growth of the redevelopment project area is impaired by a combination of 2 or more of the following factors, each of which is (i) resent, with that presence documented, to a meaningful extent so that a municipality ma reasonably find that the factor is clearly present within the intent of the Act and (ii) reas nably distributed throughout the vacant part of the redevelopment project area to which it ertains: (A) Obsolete platting of vacant land that results in parcels of imited or narrow size or configurations of parcels of irregular size or shape that woul be difficult to develop on a planned basis and in a manner compatible with contemporc ry 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 suffici nt in number to retard or impede the ability to assemble the land for development. (C) Tax and special assessment delinquencies exist or the p operty has been the subject of tax sales under the Property Tax Code [35 ILCS 200/1 et seq.] within the last 5 years. (D) Deterioration of structures or site improvements in neighboring areas adjacent to the vacant land. (E) The area has incurred Illinois Environmental Protection A ency or United States Environmental Protection Agency remediation costs for, or a stu y conducted by an independent consultant recognized as having expertise in environme tal remediation has determined a need for, the clean-up of hazardous waste, hazardou substances, or 9