2013-37 APPROVING THE GRAND AVENUE TAX INCREMENT REDEVELOPMENT PLAN

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a� facilities, hot water and kitchens, and structural inadequacies pc�eventing ingress Cand egress to and from all rooms and units within a building. CL (8) Inadequate utilities. Underground and overhead utilities such as �torrii sewers and 9 storm drainage, sanitary sewers. water lines, and gas, telephon�, 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) tacking within the predevelopment project area. 0 (9) Excessive land coverage and overcrowding of structures and comunity facilities. The over-intensive use of property and the crowding of buildin s and accessory facilities onto a site. Examples of problem conditions warrantin the designation of an area as one exhibiting excessive land coverage are: the pres nee of buildings either improperly situated on parcels or located on parcels of ina equate size and shape in relation to present-day standards of development for �alth and safety and the presence of multiple buildings on a single parcel. F there to be a finding of excessive land coverage, these parcels must exhibit on . or more of the following conditions: insufficient provision for light and air v�ithin or around buildings, increased threat of spread of fire due to the clo e 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, or 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 pity plan. This means that the development occurred prior to the adoption by th municipality of a comprehensive or other community plan or that the plan was no followed at the time of the area's development. This factor must be documente by evidence of adverse or incompatible land-use relationships, inadequate street ayout, improper subdivision, parcels of inadequate shape and size to mee contemporary development standards, or other evidence demonstrating an abs nee of effective community planning. (12) The area has incurred Illinois Environmental Protection Agencyr United States Environmental Protection Agency remediation costs for, or a stu y conducted by an independent consultant recognized as having expertise i environmental remediation has determined a need for, the clean-up of h zardous waste, hazardous substances, or underground storage tanks required by State or federal law, provided that the remediation costs constitute a material im ediment to the development or redevelopment of the redevelopment project area. 6