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a <br /> 41 <br /> bi <br /> (F) The area qualified as a blighted improved area immediately prior to <br /> `L becoming vacant, unless there has been substantial private investment in the immediately <br /> ^' surrounding area. <br /> N7 <br /> r� <br /> SECTION IV <br /> REDEVELOPMENT PROJECT AREA <br /> 0 <br /> X4A. Boundary Delineation <br /> There are a number of factors that were taken into consideration in establishing the boundary of the <br /> Tax Increment Financing Redevelopment Project Area. Planning guidelines and standards, as <br /> described herein, have been followed in the delineation of the Redevelopment Project Area <br /> boundary, as well as in the preparation of this Redevelopment Plan. In most cases these standards <br /> and guidelines exceed those minimum requirements established by the Act. <br /> Field investigations by Jack B. Teplitz & Associates were made of the Area in order to ascertain <br /> the existence and prevalence of blighting factors. Further, knowledgeable individuals who are very <br /> familiar with the properties in the Area have provided information as to history of the Area and <br /> building interior and exterior conditions. <br /> Based on these investigations and qualification requirements and the determination of needs and <br /> deficiencies in the Area,the qualification and the boundary of the Area were determined. <br /> The boundary is delineated on the enclosed A-1,entitled Boundary Map. <br /> B. Statutory Requirements/Findings <br /> The following findings are made with respect to establishing the Area: <br /> 1. The Area as a whole meets the statutory requirements as a conservation area. Further, <br /> the factors necessary to make this finding are present to a meaningful extent and are <br /> reasonably distributed throughout the Area (see Exhibit B, entitled <br /> Blighting/Conservation Factors—Improved Lots). <br /> 2. The Area exceeds the statutory minimum size of 1-1/2 acres. <br /> 3. The Area is contiguous, and is contained within a single perimeter boundary. <br /> 4. All properties included in the Area will substantially benefit from being included in <br /> the Area. <br /> 5. The Redevelopment Plan conforms with the Comprehensive Plan for the development <br /> of the municipality as a whole as determined by the City Council. <br /> 11 <br />