2013-37 APPROVING THE GRAND AVENUE TAX INCREMENT REDEVELOPMENT PLAN

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ti t0 W 3. Area Would Have Qualified as Blighted Improf°ed Before Be c ming Vacant M If the vacant area qualified as a blighted improved area imm diately prior to OL becoming vacant, unless there has been substantial private in estment in the immediately surrounding area then vacant land would qualify asbNighted. %T Summar}) of Findings Regarding Qualified as Blighted I zproved Before Becoming Vacant s The three vacant parcels previously contained structures that . ere deteriorated G and dilapidated to the point that they required demolition. These structures also W were below minimum code, were in an area with inadequate utilities, lacked community planning and lagged in EAV. Therefore they would have qualified as blighted improved. E. Conclusion of Investigation of Blighting Factors for the Area The Area is impacted by a number of blighting factors. It was de ermined in the Investigation and Analysis of Blighting Factors in the Area that the imp oved portion of the Area qualifies as a combination of a blighted and a conservation area. One Hundred (100%) percent of the buildings are 35 years of age or older. Only three 3lighting factors are required to exist in the Area in order to meet statutory requirements as a conservation area. Five (5) blighting factors were found to exist in the improved portion of the Area with all of them being present to a meaningful extent and reason bly distributed throughout the Area. These are Deterioration, Below Minimum C de, Inadequate Utilities, Lack of Planning and Lagging EAV. :Moreover, all of t ese factors are reasonably distributed throughout the area to a meaningful extent. hose qualifying factors that were detennined to exist in the Area are summarized in Exhibit B-1. entitled Blighting/ Factors For Improved and Vacant Parcels. They are lso depicted in Exhibit B-2 which reflects a representative sample of existing blighting onditions. The Vacant Area also qualifies as blighted vacant. The vacant parcel are adjacent to neighboring areas that contain deteriorating structures or site improver nts. In addition, there exists the blighting factor of lagging EAV. These two factors one qualify the vacant parcels as blighted. However, a third standalone factor of reviously being blighted improved before the parcels became vacant is sufficient to qualify the vacant parcels as blighted. SECTION VI THE "BUT FOR" TEST "The TIF Act's purpose is to eradicate blighted conditions and prevent new one from occurring. The intent of the Act is to redevelop blighted areas so as to prevent the furthel deterioration of the tax bases of these areas and to remove the threat to the health, safety, mora s and welfare of the public which blighted conditions present." Canton v. Crouch, 79 Ill 2d at 36 . Pursuant to Section 3 of the Act, this Redevelopment Plan cannot be adopted p rsuant to the Act unless it is found that the Area has not been subject to growth and development by private 21