2013-58 APPROVING THE SOUTHSIDE TAX INCREMENT REDEVELOPMENT PLAN

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i ) CU M 10 subdivision, and parcels of inadequate size or shape to m et contemporary �+ development standards. m ro a ,.4 Summary of Findings Regarding Community Planning N The lack of or inadequate community planning exists for all of t e Area in the M t Area. The configuration of the existing parcels does not lend itself to comprehensive development of the Area. Existing access for ve icular traffic s again is not conducive to maximizing the development of the Ar a. There would pbe extensive conflicts between heavy trucks and automobiles, w iich would inhibit G4 the future development of the Area. As noted above their does not exist adequate utilities for the development of the undeveloped areas.. No detai ed planning appears to have existed at the time of the development of the Ar a. 13. Environmental—Definition The question is whether the area has incurred Illinois Environ ental Protection Agency or United States Environmental Protection Agency remdiation costs for, or a study conducted by an independent consultant recognized a 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 rede elopment project area. Summary of Findings Regarding Environmental No studies have been found that address the environmental con litions within the Area 14. Declining Equalized Assessed Value—Definition If the total equalized assessed value of the proposed redevelop ent project area has declined for three of the last five calendar years for which information is available or is increasing at an annual rate that is less than the balance of the municipality for three of the last five calendar years for which information is available or is increasing at an annual rate that is less than the Consumer Price Index for All Urban Consumers published by the United Stats Department of Labor or successor agency for three of the last five calendar years for which information is available, then this is considered as evidence of lack of development and maintenance in the Area. Summary of Findings Regarding Declining Equalized Assesse Value The Assessed Value for the Area has increased over the last fiv years by 3.51% or an average of 0.72% per year. The growth of the balance of the Assessed Value for the City of Decatur, outside the Area over the same Feriod was 5.83% or an average of 1.16% per year, (see Exhibit E (5 Year Assessed Value Analysis and Comparison)). In four (4) of the past five (5) years from 2007 to 2011, the rate of growth of the Equalized Assessed Value of the area of the City 19