2010-04 APPROVING THE TAX INCREMENT PINES SHOPPING CENTER REDEVELOPMENT PLAN

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N u7 U1 CM ti ii. The eradication of blighted areas and the treatment of conservation CL areas by redevelopment projects are essential to the public interest. iii. These findings are made on the basis that the presence of blight or conditions which lead to blight is detrimental to the safety, health, •� welfare and morals of the public. .:1 0 iv. To ensure that the exercise of these powers is proper and in the public 14 interest, the Act also specifies certain requirements that must be met before a municipality can proceed with implementing a redevelopment project. One of these is that the municipality must demonstrate that the Area qualifies. A quantitative and qualitative investigation, as well as a statistical analysis of the physical conditions and the presence of blighting factors, was undertaken. The results and documentation of this effort is summarized in Exhibit B, entitled Blighting/Conservation Factors—Improved Lots. C. Analysis of Conditions in the Area—Improved Parcels In making the determination of eligibility it is not required that each and every property or building in the redevelopment project area be blighted or otherwise qualify. It is the area as a whole that must be determined to qualify. The boundary of the Area is generally that area as shown on the Pines Shopping Center Boundary Map (Exhibit A-1). The Existing Land Use Map (Exhibit C) shows utilization of property as of November 30, 2009. The current zoning for the Area is shown on Exhibit D entitled Existing Zoning Map. A detailed legal description is found in the Legal Description (Exhibit A-2) hereof. Below is a reporting on conditions in the Area which cause the Area to qualify under the Act as a conservation area: 1. Age of Structures—Definition Age presumes the existence of problems or limiting conditions resulting from normal and continuous use of structures and exposure to the elements over a period of many years. As a rule, older buildings typically exhibit more problems than buildings constructed in later years because of longer periods of active usage (wear and tear) and the impact of time, temperature and moisture. Additionally, older buildings may not to be ideally suited for modern-day uses, nor meet contemporary space and development standards. Age is a prerequisite factor in determining an Area's qualification as a "conservation area". As is clearly set forth in the Act, 50% or more of the structures must have an age of 35 years or greater. City staff was used to document the presence of this factor. Others familiar with building construction types and periods were utilized in the survey process. 13