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protrusions of unfinished utility pipes, reinforcing rods, studs, and low overhanging electrical wires, etc. present iniuty and life-safety hazards. 5.6, 5.7, 5.1 I, 5.12, 5.13. econorrdc undemti]ization Pre-AVrii, 1999. The Obsolete Buildings were clearly not the highest and best use of the Area. They produced excessive vacancies, insufficient taxes for the community and insufficient income for increased capital investment in their aged condition. Post-April, 1999. Area is presently vacant, un-utilized, and unproductive due to economic factors beyond the control of the owners of the Area, including a local residential housing market that does not command sales prices or rental rates sufficient to offset the current high cost of labor and construction materials. See Section 6.0. retards the provision of housing accommodations The existence of the aforementioned factors hinders the provision of residential units within the Area. constitutes an economic or social liability Pre-Avril, 1999. The lack of economic activity, waste of space, and lack of taxes being generated within the Area constituted an economic and a social liability to the community. Post-April, 1999. The lack of economic activity, waste of space, and lack of taxes being generated within the Area constituted an economic and a social liability to the community. The unsightly nature of the unfinished Incomplete Facility, depresses property values, constitutes an economic detriment to neighboring property ox~-ners, and projects a poor image of the City to motorists on Delmar Boulevard. menace to the public health, safety, morals, or welfare The aforementioned insanitary and unsafe conditions in the Area present a menace to the public health and safety, constitute an eyesore and a nuisance, and are injurious to the physical and economic welfare of the Area's neighboring residents and to the community. 6 '1527131