For the purpose of this chapter, the words and phrases defined in the sections hereunder shall have the meanings therein respectively ascribed to them, unless a different meaning is clearly indicated by the context. The singular shall include the plural and the masculine shall include the feminine and neuter genders.
BLIGHTED AREA. An area within the village in which are found the conditions defined in divisions (1) and/or (2) herein.
(1) At least 50 percent of the total number of structures and vacant parcels, reasonably distributed throughout the area, meet the following criteria:
A. For structures, the presence in the structure, in its accessory outbuildings, in the parcel on which the structure is located, or in relationship to surrounding properties of two or more of the following factors or the presence of any one or two factors to an excessive degree:
1. Age in excess of 40 years;
2. Obsolescence (either functional or economic), including but not limited to inadequate ventilation, light, or sanitary facilities;
3. Dilapidation or deterioration;
4. Abandonment, vacancy exceeding 33 percent, or extensive adaption of space for storage;
5. Faulty arrangement or lot layout, including, but not limited to, lack of required off-street parking or loading space; overcrowding; or land coverage exceeding zoning requirements;
6. Deleterious land use, unsafe or environmentally hazardous conditions, unsuitable or unstable soil conditions, unmaintained grounds, or a mixture of incompatible uses;
7. Periodic flooding or location in a designated area of special flood hazard;
8. Inadequate or deteriorated public facilities or rights-of-way, or outmoded or defective layout of streets and alleys;
9. Diversity of ownership or defective or unusual conditions of title (including but not limited to substantial tax or assessment delinquencies) rendering private assemblage for redevelopment unlikely and/or impractical;
10. Illegal use of structures, or conditions or uses not permitted by current building, fire, health or zoning codes except as pre-existing uses; or
11. Other factors inhibiting sound private development or otherwise detrimental to the public health, safety, morals and general welfare;
B. For vacant parcels (including parking lots with no structure on the same parcel) the presence in the parcel or in relationship to surrounding properties, of two or more of the following factors or the presence of any one factor to an excessive degree:
1. Diversity of ownership or defective or unusual conditions of title (including but not limited to substantial tax or assessment delinquencies) rendering private assemblage for redevelopment unlikely and/or impractical;
2. Illegal use, or conditions or uses not permitted by current Building, Fire, Health or Zoning Codes except as pre-existing uses;
3. Faulty arrangement or lot layout;
4. Inadequate or deteriorated public facilities or rights-of-way, or outmoded or defective layout of streets and alleys;
5. Unsafe or environmentally hazardous conditions, unsuitable or unstable soil conditions, failure to maintain grounds, or deleterious land use;
6. Periodic flooding or location in a designated area of special flood hazard;
7. Abandonment, or vacancy for a period of five or more years;
8. Other factors inhibiting sound private development or otherwise detrimental to the public health, safety, morals and general welfare; or
C. For a parcel, whether or not it has a structure on it, the presence of any one of the following factors:
1. A railyard or railroad right-of- way, abandoned or unused for three or more years;
2. A gasoline service station or motor vehicle service garage, abandoned or unused for three or more years; or
3. A junkyard or solid waste disposal or landfill site.
(2) Additionally, at least 25 percent of the structures, reasonably distributed throughout the area, are deteriorated or deteriorating; or the public improvements are in a general state of deterioration.
DETERIORATING AREA. An area within the village in which:
(1) At least 25 percent but fewer than 50 percent of the total number of structures and vacant parcels, reasonably distributed throughout the area, meet the criteria and factors specified in division (1) of the definition of
BLIGHTED AREA; and
(2) At least 20 of the structures, reasonably distributed throughout the area, are deteriorated or deteriorating; or the public improvements are in a general state of deterioration.
PARCEL. A parcel as designated by the Hamilton County Auditor’s office, provided that two or more adjoining parcels under single ownership shall be considered one parcel; provided further that an unused portion of an otherwise developed parcel, appropriate for sale as a separate development tract, may be considered and counted as a separate VACANT PARCEL; and provided that for purposes of counting parcels a vacant parcel in excess of 100,000 square feet in area shall be counted as that number of parcels which is the result of dividing the total parcel area in square feet by 100,000, rounded to the next highest whole number.
PROJECT AREA. A blighted or deteriorating area for which an urban renewal plan has been prepared. A PROJECT AREA shall consist of or be located within one or more urban renewal areas.
PROJECT IMPROVEMENTS. Public improvements within or serving the project area which are necessary for carrying out the urban renewal objectives provided for in the urban renewal plan or Council-approved design plans.
REDEVELOPMENT. The acquisition of property in a blighted or deteriorating area, the demolition of the structures thereon, if any, site preparation, the making of project improvements or the disposition of such property for use in accordance with an urban renewal plan.
REHABILITATION. The restoration, rehabilitation or conservation of a deteriorating or blighted area by:
(1) Formulating and carrying out a plan for a program of voluntary improvement, modernization, repair or rehabilitation of privately owned structures;
(2) The acquisition of real estate and the demolition or removal of buildings thereon, if any, where necessary to eliminate unhealthful, unsanitary or unsafe conditions, lessen density, and/or eliminate conditions of blight or deterioration or incompatible land uses detrimental to the public health and welfare;
(3) Otherwise removing or preventing the spread of blight or deterioration;
(4) Constructing or reconstructing necessary streets, playgrounds, utilities, parks and other public improvements;
(5) Acquiring and clearing land for development of privately owned community facilities;
(6) Disposing, for uses in accordance with the urban renewal plan, of property acquired;
(7) Purchasing, repairing and rehabilitating for guidance purposes and disposition of buildings which are located in the urban renewal area; or
(8) Use of federal or state funding programs for rehabilitation of properties and elimination of blight.
STRUCTURE. A structure of at least 250 square feet floor area; for purposes of counting, multiple structures on one parcel shall be counted separately; accessory outbuildings shall not be counted as separate STRUCTURES.
URBAN RENEWAL. The redevelopment or the rehabilitation of a deteriorating or blighted area or areas, or a combination thereof, by actions including but not limited to the acquisition of real estate, and the demolition or removal of buildings, the installation of public improvements and supporting facilities, and the disposition of such property to public or private agencies for redevelopment or rehabilitation in accordance with an urban renewal plan.
URBAN RENEWAL AREA. An area defined by an urban renewal plan approved by Council pursuant to this chapter and consisting of a blighted or deteriorating area or areas.
URBAN RENEWAL PLAN. A plan approved by Council pursuant to this chapter for the urban renewal of an urban renewal area or a project area, whether denominated URBAN RENEWAL PLAN or URBAN DESIGN PLAN.
VACANT PARCEL. A parcel containing no structure.
(Ord. 96-32, passed 5-21-1996)