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

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a the parcel or located on parcels of inadequate size and/or shape in relation to present-day standards of development for health and safety; and multiple u buildings on a single parcel. The, resulting inadequate conditions include such factors as insufficient provision for light and air, increased threat of fire due to Ul close proximity to nearby buildings, lack of adequate or proper access to a I public right-of-way, lack of required off-street parking, and inadequate provision for loading or service. Excessive land coverage is presumed to have aan adverse or blighting effect on nearby development. 0 sx Overcrowding of structures and community facilities refers to utilization of public or private buildings, facilities, or properties beyond their reasonable or legally permitted capacity. Overcrowding is frequently found in buildings and improvements originally designed for a specific use and later converted to accommodate a more intensive use of activities without adequate provision for minimum floor area requirements, privacy, ingress and egress parking, loading and services, capacity of building systems,etc. Summary of Findings Regarding Excessive Land Coverage and Overcrowding of Structures and Community Facilities Information regarding the use of properties indicates that none of the properties exhibit characteristics of this factor. 11. Deleterious Land Use or Layout—Definition This factor includes all instances of incompatible land-use relationships, buildings occupied by inappropriate mixed uses, or uses which may be considered noxious, offensive or environmentally unsuitable. Summary of Findings Regarding Deleterious Land Use or Layout Information regarding the use of properties indicates that none of the properties exhibit characteristics of this factor. 12. Lack of Community Planning—Definition This may be counted as a factor if the proposed redevelopment area developed prior to or without the benefit or guidance of a community plan. This means that no community plan existed or it was considered inadequate,and/or was virtually ignored during the time of the area's development. This may be documented by establishing the date of adoption of the City's master plan(or other plans which may be relevant)and determining whether the area developed before or after that date. This finding may be amplified by other evidence which shows the deleterious results of the lack of community planning, including cross-referencing other factors cited in the blight finding. This may include, but is not limited to, adverse or incompatible land-use relationships, inadequate street layout, improper subdivision, and parcels of inadequate size or shape to meet contemporary development standards. 18