2013-37 APPROVING THE GRAND AVENUE TAX INCREMENT REDEVELOPMENT PLAN

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V On and after November 1, 1999, "conservation area" means any impr ved area within rti the boundaries of a redevelopment project area located within the territorial limits of the 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 corlbination of 3 or 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: s o (1) Dilapidation. An advanced state of disrepair or neglect of necessary repairs to the o primary structural components of buildings or improvements 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 t iat 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, bul not limited to, major defects in the secondary building components such as oors, windows, porches, gutters and downspouts, and fascia. With res ect to surface improvements, that the condition of roadways, alleys; curbs; gutters, sidewalks, off-street parking, and surface storage areas evidence deterioratio , including, but not limited to, surface cracking, crumbling, potholes, depressions, loose paving material, and weeds protruding through paved surfaces. (4) Presence of structures below minimum code standards. All structures that do not meet the standards of zoning, subdivision, building, tire, and other govenUnental codes applicable to property, but not including housing and property maintenance codes. (5) Illegal use of individual structures. The use of structures in violation of applicable federal, State, or local laws, exclusive of those a plicable to the presence of structures below minimum code standards. (6) Excessive vacancies. The presence of buildings that are unocc pied 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 absen e of adequate ventilation 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 materials. Inadequate natural light and ventilation means the absence ol inadequacy of skylights 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 enol sure, bathroom i I 5