2013-37 APPROVING THE GRAND AVENUE TAX INCREMENT REDEVELOPMENT PLAN

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i co m (L) Lack of community planning. The proposed redevelopment project area tl was developed prior to or without the benefit or guidance of a corm nity plan. 'this means that the development occurred prior to the adoption by the n unicipality of a comprehensive or other community plan or that the plan was not follow d at the time of Mthe areas development. This factor must be documented by evidenc of adverse or incompatible land-use relationships, inadequate street layout, impro er subdivision, parcels of inadequate shape and size to meet contemporary devetopm nt standards, or pother evidence demonstrating an absence of effective community planning. 0 (M) The total equalized assessed value of the proposed redev4lopment project area has declined for 3 of the last 5 calendar years prior to the year in which the redevelopment project area is designated or is increasing at an annual rate that is less than the balance of the municipality for 3 of the last 5 calendar years for whih information is available or is increasing at an annual rate that is less than the Consume Price Index for All Urban Consumers published by the United States Department of Laor or successor agency for 3 of the last 5 calendar years prior to the year in which th redevelopment project area is designated. (2) If vacant, the sound growth of the redevelopment project area i� impaired by a combination of'2 or more of the following factors, each of which is (i) pesent, with that presence documented, to a meaningful extent so that a municipality mayl reasonably find that the factor is clearly present within the intent of the Act and (ii) reaso6ably distributed throughout the vacant part of the redevelopment project area to which it p�nains: (A) Obsolete platting of vacant land that results in parcels of li cited or narrow size or configurations of parcels of irregular size or shape that woul qhe difficult to develop on a planned basis and in a manner compatible with contempora y standards and requirements, or platting that failed to create rights-of-ways for streets r alleys or that created inadequate right-of-way widths for streets, alleys, or other public -ights-of-way or that omitted easements for public utilities. (B) Diversity of ownership of parcels of vacant land sufficient in number to retard or impede the ability to assemble the land for development. (C) Tax and special assessment delinquencies exist or the pr�perty has been the subject of tax sales under the Property Tax Code [35 ILCS 200/1 et seq.] within the last 5 years. i (D) Deterioration of structures or site improvements in ne ghboring 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 study conducted by an independent consultant recognized as having expertise in enviromne tal remediation has determined a need for, the clean-up of hazardous waste, hazardou substances, or 9 I