2003-64 ADOPTING AND APPROVING THE NEAR NORTH REDEVELOPMENT PLAN

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' � Establishment of Necessar Conditions The Redevelopment Project Area's blight conditions documented in this section are based on tsurveys and analyses conducted by City staff. As set forth in the Act, the Redevelopment Project Area qualifies as a "blighted area". � During its physical survey of conditions, City staff determined that improved areas within the Redevelopment area exhibited 12 of the 13 required conditions and those conditions were � reasonably distributed throughout. The following 8 conditions were determined to be present throughout the Redevelopment Project Area: a. Dilapidation � b. Obsolescence c. Deterioration of buildings and surface improvements d. Structures below minimum code ' e. Inadequate utilities f. Deleterious land use/layout g. Lack of community planning � h. Declining eav City staff also determined the following 4 conditions were exhibited and reasonably distributed throughout the Redevelopment Project Area in vacant blocks: ' a. Deterioration of structures or site improvements in neighboring areas b. Declining eav c. Area consists of illegal dumping sites ' d. Area qualified as blighted immediately prior to becoming vacant. It was also noted that several lots/properties within the Redevelopment Project Area are � contaminated to a degree that will require environmental clean up. In light of the above, it was determined by City staff that all areas within the Redevelopment ' Project Area exhibit the necessary conditions to support a determination that the Redevelopment Project Area meets the "blighted area" standard as set forth in the Act., ' Method of Survev In order to make the determination described above, City staff used the following survey methods: 1. A visual survey of the condition and use of every structure within the Redevelopment ' Project Area. 2. A visual survey of the condition of every vacant blockJparcel within the Redevelopment Project Area. � 3. A field survey of the condition of every street, sidewalk, alley, and public right of way within the Redevelopment Project Area. 4. An analysis of the capacity of existing infrastructure within the Redevelopment Project ' Area, including water, sanitary sewer and storm sewer mains. 5. A review of the compatibility of adjacent land uses. ' 6. A review of the appropriateness of existing zoning classifications. 7. A review of previously prepared studies/data, including environmental reports. 8. A review of code enforcement activity within the Redevelopment Pro�ect Area, including ' photographs of illegal dumping sites and deteriorating structures/properties. r �