91-92 APPROVING THE TAX INCREMENT REDEVELOPMENT PLAN AND PROJECT

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' , � fAr such payment is made, surplus real property tax increment will be distributed to the taxing districts which have real � � property in the Redevelopment Project Area. Al1 taxing districts . ' . are, therefore, the beneficiaries of the redevelopment. The in- � crease in the project area tax base also helps to minimize the real property tax burden on the homeowners in the City. IV. REDEVELOPMENT PROJECT AREA DESCRIPTION The Redevelopment Project Area is defined by the legal descrip- tion set forth in Appendix A hereto and depicted on the Map at- tached hereto as Figure 1. Base year existing land uses in the Redevelopment Project Area are shown on the map attached hereto as Figure 2 . V. QUALIFYING CONDITIONS EXISTING IN THE REDEVELOPMENT PROJECT AREA Findincts The Redevelopment Project Area was studied, surveyed and assessed by personnel from the City of Decatur, Department of Community Development, along with its tax increment consultant, the law firm of �Ceck, Mahin & Cate, to determine its qualification for tax increment redevelopment under the Act. It was determined that the Redevelopment Project Area as a whole qualifies as blighted improved, blighted vacant, and a conservation area�. The improved area, located north of Mound Road, between the Illinois Terminal Railroad and the Illinois Central Railroad rights of way, north to just north of Maryland Heights road extended, qualifies both as a blighted and conservation area because more than 50 percent of the structures are over 35 years of age and the area contains the following nine blighting conditions, which are detrimental to the public health, safety, and welfare of the residents of Decatur. A. A�e_ The structures and surface improvements in general are in excess of 35 years in age. B. Dilapidation. Approximately 50 percent of the struc- tures show outward signs of advancing dilapidation and disrepair. C. Obsolescence. Numerous structures and surface improve- ments are structurally obsolete. D. Deterioration . There are numerous physical deficiencies and improvement disrepairs. E. Illeqal Use . Most of the improved properties had structures, businesses, parked vehicles, debris, etc. , on site in violation of City codes and ordinances. F. Below Minimum Code. The physical deficiencies, areas of disrepair, illegal uses, etc. , were determined by -2-