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HomeMy WebLinkAbout10/15/2001. AGENDA CITY OF WHEAT RIDGE URBAN RENEWAL AUTHORITY Monday, October 15, 2001 5:30 p.m. Notice is hereby given of a Public Meeting to be held by the City of Wheat Ridge Urban Renewal Authority on October 15, 2001, at 5:30 p.m., at the Senior Community Center, 6363 West 35"' Avenue, Wheat Ridge, Colorado. 1. Call The Meeting to Order 2. Roll Cail of Members 3. Approval of Minutes - September 10, 2001 4. Public Forum (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 5. New Business A. Public Hearina - Amended 2001 Budeet B. Consideration of Redevelopment Plans: Wadsworth Corridor, 38th Avenue Corridor & Ward Road/West 44`h Avenue. 6. Old Business 7. Other Matters 8. Adjournment CAICathy\Ura\.9GENDAS\01101 S.wpd \ MINUTESOF WHEAT RIDGE URBAN RENEWAL AUTHORITY September 10, 2001 5:30 p.m. 1. CALL THE MEETING TO ORDER The Wheat Ridge Urban Renewal Authority meeting was called to order by Chair Matthews at 530 p.m. 2. ROLL CALL OF MEMBERS Sandra Collins Vance Edwazds Marilynn Force Jnn Goddazd Elwyn Kiplinger Dick Matthews Kandi McKay Margy Platter (left meeting at 6:10 p.m.) Commissioners absent: Rae Jean Behm Norm Burkpile Janet Leo Also attending: Alan White, Planning Director Jim Windholz, Urban Renewal Attorney Ann Lazzeri, Secretary Dean Gokey, City Council (arrived at 6:18 p.m.) Jerry DiTullio, City Council (anived at 638 p.m.) 3. APPROVAL OF MINUTES The minutes of the regular meeting of August 13, 2001 were presented for consideration. It was moved by Vance Edwards and seconded by Elwyn Kiplinger to approve the minutes of August 13, 2001 as presented. The motion passed unanimously. 4. PUBLIC FORUM There were none present to address the Authority. 5. OLD BUSINESS A. Public Meeting of August 30, 2001- There was discussion of this public meeting to update Authority members who were not present at that meeting. Another meeting to receive public input is scheduled for October 15, 2001. This meeting will replace the previousiy scheduled WRLJItA meeting on October 8. Alan White stated that written notices of the WRLJRA Minutes 09-10-01 Page 1 meeting will be sent to all landowners and tenants within the urban renewal area. The location of this meeting is tentatively planned for the Community center. The urban renewal plan, which will be general in nature, will then go before the City Council on October 22, 2001. B. Open Space Advisory Committee - Vance Edwazds reported that he spoke with Dan Kimble, Wheat Ridge representative for the Open Space Advisory Committee and learned that $200,000 fund'mg from the first round of money set aside for Wheat Ridge will be used towazd acquisition of the TCBY property. 6. NEW BUSINESS A. Intergovernmental Agreement with City - Jnn Windholz reviewed the draft intergovernmental agreement which would supersede other intergovernmentai agreements. It acknowledges that WRURA is a sepazate entity from City Council and would function under the urban renewal plan to be adopted by City Council. It was moved by Eiwyn Kiplinger and seconded by Sandra Collins that the Authority forward a recommendation of approval of this intergovernmental agreement to City Council. The motion passed unanimously. It was moved by Vance Edwards and seconded by Elwyn Kiplinger that the Authority supports any necessary changes to the Code in order to implement and conform with the intergovernmental agreement. The motion passed unanimously. B. Financial Status Report - Alan White reviewed the Authority's fmancial report for August 2001 as well as the Wheat Ridge Town Center report for August 2001. 7. OTHER MATTERS There were no other matters to come before the Authority. 8. EXECUTIVE SESSION It was moved by Vance Edwards and seconded by Marilynn Force to adjourn to an executive session under CRS 24-6-402(4)(a) and (e) for the purpose of developing negotiation strategies for the acquisition of property and instructing negotiators. The motion passed unanimously. The regular meeting was adjourned to executive session at 6:15 p.m. ~ WRURA Minutes Page 2 09-10-01 It was moved by Vance Edwards and seconded by Sandra Collins to adjourn the executive session at 6:45 p.m. The motion passed unanimously. 9. ADJOURNMENT It was moved by Margy Platter and seconded by Elwyn Kiplinger to adjourn the meeting at 6:46 p.m. Dick Matthews, Chair Ann Lazzeri, Recording Secretary WRURA Minutes Page 3 09-10-01 oF WHEqJ City of Wheat Ridge ~ Po Planning and Development Department Memorandum TO: Urban Renewal Authority Board Members FROM: Alan White, Planning and Development Director Rw SUBJECT: Amended 2001 Budget DATE: October 12, 2001 Attached is a Resolution approving a supplemental budget and appropriation for the Urban Renewal Authority for 2001. The supplemental budget and appropriafion is necessary due the cost of consultants we have hired to perform certain work and the payment to the City to acquire properiy at 38I/Ames. I have budgeted for all of the consultant fees this year. Some consultant fees may or may not be incuxred this year, such as the financial advisor. I have included $50,000.00 in "Unallocated" so in case we have any other expenses not foreseen at this time, they can be taken care of with a budget transfer rather than a supplemental budget. The actual fund balance may be larger. Staff recommends adoption of Resolution 07. C:VblyFiles\WPFiles\URAN2001 budget amend memo.wpd WHEAT RIDGE URBAN RENEWAL AUTHORITY RESOLUTION NO. 07 Series of 2001 TITLE: A RESOLUTION ENACTING A SUPPLEMENTAL BUDGET AND APPROPRIATION FOR THE YEAR 2001. WHEREAS, C.R.S. 29-1-103 (1) of the "Local Government Budget Law of Colorado"requires certain local govemmental entities to prepaze and adopt an annual budget; and WEMREAS, the Attomey for the Authority has opined, by memorandum dated August 29, 2001, that the provisions of the Budget Law do apply to the authority; and WHEREAS, C.R.S. 29-1-109 enables the Authority to make changes to an adopted budget upon approva] of a resolution complying with the norice provisions of C.R.S. 29-1-106; and WHEREAS, notice of adoption of this supplemental budget and appropriation was given by the Urban Renewal Authority in compliance with C.R.S. 29-1-106; and WFIEREAS, in compliance with the provisions of the Budget Law regazding notice, objecrions, and hearing, a public heazing was held on this Supplemental Budget and Appropriation for 2001 by the Authority on October 15, 2001. THEREFORE, BE IT RESOLVED by the Wheat Ridge Urban Renewal Authority as follows: Section 1. A supplemen[al budget and appropriation of the Wheat Ridge Urban Renewal Authority 2001 Budget is hereby approved. The purpose of the supplemental budget is to transfer funds from the fund balance to the professional services account in the amount of $160,500.00 in order to reimburse consultants for various work performed on behalf of the Authority and, in accordance with C.R.S. 31-25-107 (9) (a) II of the "Urban Renewal Law," to transfer to the City of Wheat Ridge $275,000.00 of excess municipal sales tax incremental revenues for the purpose of paying for some of the costs of the 38' Avenue Streetscape Pilot Project. Section 2. The moneys are being transferred from the fund balance. The source of the fund balance is property and sales tax incremental revenues generated in the urban renewal area and the interest on banking and Colotrust accounts. Section 3. A certified copy of this resolution shall be filed with the Division of Local Govemment. ADOPTED the day of , 2001. WHEAT RIDGE URBAN RENEWAL AUTHORITY Chairman ATTEST: Secretary to the Commission C:4blyFi1es\WPFi1es\URA@00lsupbudgetres.wpd I\- URBAN RENEWALBUDGET 2001 SUPPLEMENTAL BUDGET AND APPROPRIATION ACTUAL2000 BEGINNING FUND BALANCE $439,321 Revenues 37-500-00-501 Property Tax Increment $238,000 37-500-00-504 Sales Tax increment $100,000 37-580-00-581 Interest 2 000 TOTAL REVENUE $802,321 FUND 37 BUDGET 2001 REV. 2001 $515,051 $515,051 $240,000 $256,300 $100,000 $100,000 25 000 22 000 $880,051 $893,351 Personnel 37-120-600-602 Salaries $0 $0 $0 37-120-600-625 FICA $0 $0 0 Total Personnel $0 $0 $0 Supplies 37-120-650-651 Office Supplies $300 $500 $200 37-120-650-654 Printing & Photocopying $500 $3,000 $2,000 37-120-650-655 Postage 200 600 600 Total Supplies $1,000 $4,100 $2,800 ~:NICQS 120-700-702 Conference & Meetings $1,000 $2,000 $350 0/-120-700-706 Dues, Books, Sub $3,200 $3,200 $3,200 37-120-700-740 Mileage $0 $300 $0 37-120-700-750 Professional Services $51,370 $105,000 $265,500 37-120-700-758 City Reimbursement $5,000 $5,000 $7,500 37-120-700-799 Misc. 200 200 200 Total Services $60,770 $115,700 $276,750 Capital 37-120-800-801 Acquisition & Relocate $0 $0 $0 37-120-800-872 Site Improvements $35,000 $17,500 $17,500 Loan Payments $0 $0 $0 37-120-800-872 PTI - Marketplace $136,000 $165,000 $144,300 Transfer to Parks 54 500 $66,749 Transfer to City $280,000 37-120-800-899 Unallocated 50 000 Total Capital $225,500 $182,500 $558,549 TOTAL EXPENDITURES $287,270 $302,300 $838,099 ENDING FUND BALANCE $515,051 $577,751 $55,252 City of Wheat Ridge Planning and Development Department Memorandum TO: Urban Renewal Authority Board Members FROM: Alan White, Planuing and Development Directorov SUBJECT: Urban Renewal Plans DATE: October 12, 2001 4\NH.1 Attached aze the Urban Renewal (Redevelopment) Plans for 38' Avenue, Wadsworth, and 44'/Ward. They have been reviewed by staff and IJRA attorney and are recommended far approval. Approval will require adoption of the appropriate resolution. CAhiyFiles\WPFiles\URA\URA plan adopt memo.wpd WHEAT RIDGE URBAN RENEWAL AUTHORITY RESOLUTION NO. 04 Series of 2001 TITLE: A RESOLUTION APPROVING A PROPOSED REDEVELOPMENT PLAN FOR 38T$ AVENUE BETWEEN SHERIDAN BOULEVARD AND WADSWORTH BOULEVARD, AND TRANSNIITTING THE SAIVIE TO THE WHEAT RIDGE CITY COUNCIL. WHEREAS, the Wheat Ridge Urban Renewal Authority is authorized under C.R.S. 31- 25-105(i) to prepaze a plan for redevelopment for certain areas of the City of Wheat Ridge, Colorado; and WHEREAS, the Wheat Ridge City Council, upon recommendarion of the Wheat Ridge Urban Renewal Authority, did on Apri123, 2001 make a finding of the presence of blight in the area included in the redevelopment plan; and WHEREAS, the Wheat Ridge Urban Renewal Authority held a public meeting for the purpose of receiving comment on the redevelopment plan; NOW THEREFORE BE IT RESOLVED by the Wheat Ridge Urban Renewal Authority of the City of Wheat Ridge, Colorado, as follows: Section 1. The proposed redevelopment plan attached hereto as Exhibit 1 be, and hereby is, approved by the Authority. Section 2. The Authority hereby transxnits the proposed 38' Avenue Redevelopment Plan to the City Council with the request that the City Council hold a public hearing to formally adopt the redevelopment plan. DONE AND RESOLVED THIS day of October, 2001. WIIEAT RIDGE URBAN RENEWAL AUTHORITY By: Chauman ATTEST: Secretary to the Authority C:VvlyFiles\WPFiles\URA\ura Res 38tM1 Ave [JRP.wpd WHEAT RIDGE URBAN RENEWAL AUTAORITY RESOLUTION NO.OS Series of 2001 TITLE: A RESOLUTION APPROVING A PROPOSED REDEVELO.PMENT PLAN FOR WADSWORTH BOULEVARD BETWEEN 35Tg AVENUE AND 45T$ AVENUE, AND TRANSNIITTING THE SAME TO THE WHEAT RIDGE CITY COUNCIL. WHEREAS, the Wheat Ridge Urban Renewal Authority is authorized under C.R.S. 31- 25-105(i) to prepare a plan for redevelopment for certain azeas of the City of Wheat Ridge, Colorado; and WHEREAS, the Wheat Ridge City Council, upon recommendation of the Wheat Ridge Urban Renewal Authority, did on Apri123, 2001 make a finding of the presence. of blight in the area included in the redevelopment plan; and WHEREAS, the Wheat Ridge Urban Renewal Authority held a public meeting for the purpose of receiving comment on the redevelopment plan; NOW THEREFORE BE IT RESOLVED by the Wheat Ridge Urban Renewal Authority of the City of Wheat Ridge, Colorado, as follows:, Section 1. The proposed redevelopment plan attached hereto as Exhibit 1 be, and hereby is, approved by the Authority. Section 2. The Authority hereby transmits the proposed 38' Avenue Redevelopment Plan to the City Council with the request that the City Council hold a public hearing to formally adopt the redevelopment plan. DONE AND RESOLVED THIS day of October, 2001. WIIEAT RIDGE URBAN RENEWAL AUTHORITY By: Chauman ATTEST: Secretary to the Authority CAIvlyFilu\WPFilu\URA\URA Res 44th Ave i1RP.wpd WHEAT RIDGE URBAN RENEWAL AUTHORITY RESOLUTION NO. 06 Series of 2001 TITLE: A RESOLUTION APPROVING A PROPOSED REDEVELOPMENT PLAN FOR 44Tg AVENUE BETWEEN TABOR STREET AND YOUNGFIELD STREET, AND TRANSMITTING THE SAME TO THE WHEAT RIDGE CITY COUNCIL. WHEREAS, the Wheat Ridge Urban Renewal Authority is authorized under C.R.S. 31- 25-105(i) to prepare a plan for redevelopment for certain areas of the City of Wheat Ridge, Colorado;and WHEREAS, the Wheat Ridge City Council, upon recommendation of the Wheat Ridge Urban Renewal Authority, did on July 23, 2001 make a finding of the presence of blight in the area included in the redevelopment plan; and WHEREAS, the Wheat Ridge Urban Renewal Authority held a public meeting for the purpose of receiving comment on the redevelopment plan; NOW THEREFORE BE IT RESOLVED by the Wheat Ridge Urban Renewal Authority of the City of Wheat Ridge, Colorado; as follows: Section 1. The proposed redevelopment plan attached hereto as Exhibit 1 be, and hereby is, approved by the Authority. Section 2: The Authority hereby transmits the proposed 441 Avenue between Tabor Street and Youngfield Street Redevelopment Plan to the City Council with the request that the City Council hold a public hearing to forxnally adopt the redevelopment plan. DONE AND RESOLVED THIS day of October, 2001. WHEAT RIDGE URBAN RENEWAL AUTHORITY By: Chauman ATTEST: Secretary to the Authority ~ C:\MyFiles\WPFiles\URA\URA Ru 44th WardilRP.wpd West 44th Avenue W ard Ro ad Redevelopment Plan City of Wheat Ridge October 2001 Prepazed by: Arthur L. Anderson and Associates, Inc. Waterton Planning Group West 44th Avenue/Ward Road Redevelopment Plan Table of Contents Preface 1 I. Plan Area 1 H. Plan Purpose 1 IIL Plans Relationship to Local Objectives 4 N. Project Plan 6 A. OverallRedevelopmentPlan 6 B. Land Acquisition 8 C. Land Use 8 D. Prizaxelmpromnents 8 E. Publiclmprauements 8 V. Planning and Design Standards 9 VL Procedures for Implementation 11 A. Project Activities 11 B. RedevelopmentAgreements 11 VIL Financing 13 A. PublicFinancingMechanisms 13 B. TaxlncremmtBonds 14 C. Tax Increment Reimbursement 14 D. Capital Improvement Program 14 E. Other Financing Mechanisms 14 F. Authorization 16 G. TIFDetails 16 H. Alternative Utilization of TIF 18 VIZI. Relocation 19 A. Objectives 19 B. Relocation Plans 19 IX. Reasonable Variations 19 Wheat Ridge West 44' Ave/Ward Road Redevelopment Plan Preface This plan has been prepared pursuant to the provisions of the Urban Renewal Law of Colorado, Part 1 of Article 25, of Title 31, C.R.S., as amended (Act). The adnunistration and the enforcement of this plan, including preparation and execution of any documents and actions implementing it, shall be performed by the Wheat Ridge Urban Renewal Authority (Authority). I. Plan Area The Urban Renewal Area (Area) is roughly defined by the following boundaries: Tabor Street to the east, Interstate 70 to the north, Youngfield Street to the west, and an irregular line to the south of West 44th Avenue. Figure 1 shows the configuration of the Plan area. A legal description of the Area is found in Appendix A. IL Plan Purpose The Urban Redevelopment Plan (I'lan) for the Area located in the vicinity of West 44Lh Avenue and Ward Road has been developed to achieve, by illustration, the following purposes: A. To eliminate the existing blighted conditions (delineated in WardRoad/West 44th AvenueArea Blight Survey, dated June 2001, prepared by Arthur L. Anderson and Associates, Appendix B) in their various forms within the Area, which constitute a serious and growing problem; are injurious to the health, safety and well-being of the community; constitute economic liabilities for the City; and adversely affect the sound growth of the City. B. To implement the 2000 Wheat Ridge Comprehensive Plan, to ensure orderly growth of the City of Wheat Ridge. C. To stimulate the redevelopment of underutilized commercial land in the Area. D. To improve conditions and correct problems in the Area related to vehicular and pedestrian access, traffic, pedestrian and bicycie circulation, public utilities, drainage, environmental contamination, public safety, and public amenities. E. To develop an implementation strategy that encourages private developers to follow an approved development master plan and design guidelines and work with the Authority to redevelop the Area. F. To assist in developing the economic potential of this Area, through the attraction of capital investment, retention and expansion of existing business and maintaining a competitive regional position thereby providing employment and strengthening the City's economic base. G. Afford the private sector full opportunities to participate in the development/redevelopment of the Area. Page 1 Wheat Ridge West 44' Ave/Ward Road Redevelopment Plan H. To ensure that existing and proposed development is sensitive to surrounding residential neighborhoods. I. To develop projects which reflect an image of quality development, through good landscaping and design. J. Provide a fair and equitable relocation plan for existing businesses. K. To eliminate blight and prevent the spread of blight by developing/redeveloping the Area in compliance with the Act. Page 2 Whea[ Ridge VG%st 44"' Ave./Ward Road Urban Renewal Plan .C~ 4.0 ia 0 4 ~ ~ s. "I 8 o, 8 Page 3 Figurel: Plan Area - Ward Road/West 44"' Avenue Wheat Ridge West 44" Ave/Ward Road Redevelopment Plan III. Plans Relationship to Local Objectives The Urban Renewal Plan is in conformance with the 2000 Comprehensive Plan. The Wheat Ridge 2000 Comprehensive Plan, has identified some of the following goals for the community: • Commit to quality development and redevelopment of land within the City of Wheat Ridge. • Preserve and enhance Wheat Ridge's neighborhoods. • Recognize that parks and open space in the City of Wheat Ridge are valuable, limited resources that should be preserved for the enjoyment of all citizens. • Encourage intergovernmental cooperation on issues with regional impacts and nurture interaction between all members of the community. • Continue to provide quality community services, facilities, and amenities in Wheat Ridge. • Encourage alternative transportation opportunities. • Make every effon to make pedestrians and bicyclists feel safe and comfortable throughout the City of Wheat Ridge. • Continue to provide opportunities for meaningful public involvement in decisions that affect the quality of life in Wheat Ridge and encourage involvement. • Limit industry to the development of light industry that wiil add to the tax base and provide jobs for local residents. • Improve and upgrade the quality of infrastructure in the City. • Promote and foster quality small businesses in Wheat Ridge. Additionally, the Comprehensive Plan has identified goals related to future land use, commercial development, quality housing, and environmental sensitivity. The Plan places emphasis on the following goals: • New development or redevelopment shall be so designed as to be a positive contribution to the community and compatible with surrounding uses. • Provide conveniently located and attractive commercial, office and service uses that meet the needs of the City and are compatible yet well buffered from surrounding areas. • All new commercial development or redeveloped commercial areas shall be designed to minimize effects on nearby residential areas. • Any development or redevelopment site, whether public or private, shall be reviewed with attention to: siting, orientation, scale, mix and compatibility of uses, and relationship to on- and off-site community amenities and design elements to make citizens feei more comfortable and safe in and around the development parcel. Page 4 Wheat Ridge West 441 Ave/Ward Road Redevelopment Plan IV. Development Plan A. Overall Redevelopment Plan This Plan assumes the relocation of the eastbound I-70 access ramp by the Colorado Department of Transportation (CDO`1). That relocation will create the opportunity for the development of new retail and supporting commercial uses in this blighted area. Discussion in this Plan assumes the movement of the eastbound on/off ramps to I-70. If the I-70 ramp is not relocated, the area of the proposed ramp location would be combined with the parcel of land to the west and uses in this Plan are still valid. The Ward Road/West 44th Avenue Area is a gateway to Wheat Ridge that has visibility from West 44th Avenue, a major arterial, and I-70, the major east-west route through Colorado. Because of that visibility, redevelopment should be sensitive to the visual impression that will be created by any project in this Area. The existing traffic movements will be modified by the relocation of the eastbound I- 70 entry/exit ramps. The existing ramps will be abandoned and new ramps will be constructed, approximately 1,000 feet to the east. This should create the opportunity for a large development parcel that is unique in size, location and visibility. The recommended development concept is a community commercial center that serves residents and non-residents, and also includes a mix of commercial, office and municipal sales tax generating retail uses. Development along the edges of the Plan Area will be used to buffer the commercial area from the adjacent residential neighborhoods. This location serves as the western entrance to Wheat Ridge. A mix of commercial uses and an inviting streetscape should provide a sense of arrival into Wheat Ridge. The following is a description of the Plan found in Figure 2. Located north of West 44Ch Avenue, the community commercial center may include the following: "Large Format Commercial" - Within the project area is a large unique parcel of land, of approximately 20 acres in size. There are few parcels of this size available along the 1-70 corridor within the metropolitan region, therefore making such a parcel suitable for a potential large format development. This site will be situated next to the I-70 eastbound ramps, making easy access for eastbound traffic. Westbound traffic will continue to access West 44th Avenue via Ward Road. Traff c counts along Interstate 70 during an average weekday were 106,350 vehicles in 1998. Traffic counts along West 44th Avenue during an average weekday were 12,150 vehicles in 1997. This site could accommodate a commercial building in the range of 100,000 to 150,000 square feet. Page 5 Wheat Ridge West 44`hAve/Ward Road Redevelopment Plan •"Small Scale Commercial" - To the west of the large commercial site, a cluster of smaller commercial shops and services is proposed. These businesses provide a variety of services for residents and non-residents, such as restaurants, convenience stores and gas stations. • The original I-70 access ramps could be used as access to the potential large format retail property and the smaller retail property. This will allow for safe access to the retail sites, using existing traffic flow patterns. Combined access to both development parcels will allow for one traffic signal and allow the greatest flexibility for future site development. • Access to each site will be determined as part of the redevelopment project or pro)ects. •"Neighborhood Office" - Development along Tabor Street should be defined as neighborhood office. These uses will generate less traffic demands than those uses along West 44th Avenue and provide a sound and visibility buffer between the residential neighborhood on the east side of Tabor Street and the proposed I-70 ramps. Located south of West 44ffi Avenue, a proposed community commercial center may include the following uses: "Community Commercial" - The Plan encourages commercial development and redevelopment along the south side of West 44th Avenue. Most of the area is currently used as commercial. The Plan encourages the redevelopment of sites to maximize utilization of the land. Several large parcels of land are located on the south side of West 44th Avenue and provide flexibility for different development opportunities. All development south of West 44th Avenue adjacent to Tabor Lake should incorporate pedestrian amenities allowing use and enjoyment of the adjacent open space. A landscape buffer should screen the back of all buildings from public view. Located at the intersection of West 44th Avenue and Ward Road and Youngfield, the area may include the following uses: •"Neighborhood Commercial" -'I`he western end of the Area has a large volume of through traffic, from Youngfield and Ward Roads to I-70. This is area should be designated as neighborhood commercial to encourage development of services, such as coffee shops, restaurants, dry cleaners, flower shops and other like uses. Page 6 Al Wheat Ridge West 44`h Ave/Ward Road Redevelopment Plan S. Land and Improvements Acquisition The Authority will encourage the private redevelopment of property within the Plan Area and strive to work with the private sector to achieve such goal. It is likely that all of the existing land and improvements in the area may have to be acquired and demolished to redevelop the area. Few structures may be rehabilitated: The Authority shall have the legal power of eminent domain. If necessary, the Authority will use the power of eminent domain if private negotiations for acquisition of land and improvements, and land assemblage are unsuccessfixl. Negotiating for land acquisition for the relocation of the access ramps for I-70 is the responsibility of CDOT. C. Land Use The proposed land use is consistent with the Future Land Use Map of the Comprehensive Plan. The prunary land uses should be community commercial, buffered by neighborhood municipal sales taY generating retail and office on the areas bordering the residential neighborhoods. The west end of West 44th Avenue between Youngfield and Ward Roads is designated as a retail/service area. West 44th Avenue has been designated as a collector street. This will encourage auto- oriented uses. However, the plan also requires that safe pedestrian access be provided to all new development. Therefore, sidewalks and crosswalks should be provided with each new development or redevelopment of property, as detailed below in accordance with the Streetscape and Architectural Design Manual. D. Private Improvements The Authority should encourage the improvement of private property throughout the Plan Area by the private sector and property owners. Each new development in the Plan area will be required to comply with the Wheat Ridge Comprehensive Plan, the Streetscapeand Architectural Design Manual and this Plan. All new development and redevelopment shall be reviewed to insure that development is in conformance with this Plan. The Authority is authorized to allow or effect changes to land uses if such uses are in conformance with the intent of this Plan and may place such covenants, restrictions and controls on land uses in the Area as it deems appropriate. E. Public Improvements Significant public improvements will be undertaken by the Colorado Department of Transportation (CDO'1) in the relocation of the eastbound on and off ramps to Interstate 70. City of Wheat Ridge capital improvements should be concentrated in areas of general community wide benefits. These should include, by illustration only, transportation improvements on West 44th Avenue, development of city entry statements at the intersections of Youngfield Street and West 44th Avenue and Ward Road and West 44tb Avenue, flood management and drainage improvements. Public improvements should also include public and municipal amenities and utilities in locations and to such extent as necessary to accommodate development/redevelopment projects to be undertaken in this entire Plan Area. RTD should be consulted concerning location of transit stops as the area redevelops. Page 8 Wheat Ridge West 44' Ave/Ward Road Redevelopment Plan V. Design Standards The Ciry of Wheat Ridge Streetscape andArchitectural DesignManual describes standards for the Arterial Commercial Streetscape of West 44th Avenue with the following design elements in paragraph 13.6.3 of the Manual. A. Design Elements • Pedestrian safety and connectivity • Planted medians and street edges • All commercial areas should provide for pedestrian scale • Strong entrance features which relate to the character of the city • Strong streetscape features along the way continue the character of the city • Transit features and access • Coordinated signage • Detached sidewalks where feasible • Screening of parking All proposed plans submitted for redevelopment of the Area must address these elements. B. Streetscape Requirements In general the streetscape should consider and/or incorporate the following improvements in the Manual. • Typical arterial commercial streets will have a required streetscape easement along the traveled way. This will consist of a 4 to 6-foot landscaped area, a minimum six- foot width sidewalk and a seven-foot amenity area along the travel lanes. • All crosswalks should be enhanced, therefore more visible to vehicular traffic with the use of scored concrete and concrete pavers to define the intersections. • The use of street trees to carry the visual image from the residential portions of West 44th Avenue through this area is important. Street trees provide the pedestrian scale and esthetic appearance that is necessary at this gateway into Wheat Ridge. • Screening of parked vehicles adjacent to the pedestrian streetscape will be important in this portion of West 44th Avenue. The use of fencing combined with low walls will provide a unique effect along this portion of the roadway. Page 9 Wheat Ridge West 44' Ave/Ward Road Redevelopment Plan Parking lots associated with large retail establishments must include between each parking bay landscaped medians including street trees with irrigation. Parking lots shall have defined pedestrian walkways from parking to the building entrance. To reduce pedestrian/auto conflicts, the major traffic flow from the arterial street into parking or building entry should not pass between parking areas and the front building facade or building entry. C. Architectural Guidelines The Architectural Design Guidelines provide guidance for redevelopment of this Area. The following elements should be considered when proposed projects are reviewed: • Enhance pedestrian oriented activity by providing a consistent edge to the street and sidewalk to create a pedestrian scale and access to business. • Provide convenient pedestrian access from the public right-of-way to each business and utilize pedestrian friendly site and building design features. • Minimize automobile parking along the corridor edge to limit the auditory and visual impacts of parked automobiles along the corridor. Provide visual interest and human scale through the use of architectural elements such as mass, bulk, height, entry features, and articulation of walls, materials, texture, detail and color. • Transition of land uses must be considered. Larger buildings should be located adjacent to commercial corridors and transition to smaller buildings closer to residential neighborhoods. Landscape and architectural treatments such as screen walls should be used as edge buffers. • Pedestrian entries into buildings should face the street whenever possible. All facades of building facing any street or open space should provide a level of finished architectural quality appropriate to the area. • The design of the roof and other related elements should be an integral and balanced part of the architecture. All rooftop mechanical equipment shall be completely screened from ground level and I-70 corridor. • Provide elements that provide human scale to the facades, such as, arcades, display windows, entry areas, awnings or such other features along no less than sisty percent of their horizontal length. • Building facades must include detail features such as, color change; texture change; and material module change. • Predominant exterior building materials shall be high quality materials, including, but not limited to, brick sandstone, or other native stone and tinted/textured concrete masonry units. Page 10 Wheat Ridge West 44' Ave/Ward Road Redevelopment Plan VI. Procedures for Implementation A. Project Activities The Authority may exercise all legal powers, without limitation, to implement this Plan. These include all powers defined in the Act, such as but not limited to: • acquisition of property and improvements, or any interest in property and improvements, by any lawful methods, including the use of eminent domun; • management of property; • demolition and clearance of property; • effect the furnishing or repair of public streets, utilities or other public improvements; • conveyance and/or disposal of property or any interest in property; and • issuance of bonds, debt or incurrence of financial obligations; • enter into contracts with private parties for redevelopment of property; • utilization of tasc increment. The sequence of projects will be determined by the actions of the private sector. The large commercial format will probably be the catalyst for redevelopment of the Area. The Authority is encouraged to seek a user for this unique site as the first priority. Future redevelopment should follow this action. The City of Wheat Ridge and the Wheat Ridge Urban Renewal Authority recognize that a cooperative effort between the entities is required in order to carry out this Plan. To further this effort, the City and the Authority have entered into an agreement to assist each other in redevelopment efforts. B. Redevelopment Agreements Some of the legal mechanisms which the Authority can utilize to afford private enterprise maximum opportunities for rehabilitation or redevelopment of the Area, consistent with the needs of Wheat Ridge, include: 1. Public/Private Partnerships The development and implementation of public/private partnerships in many and varied forms can be a key to the success of this Redevelopment Plan. There are many public investments which will be necessary in order to implement elements of this Plan such as: acquisition, demolition, relocation and assemblage of land; I-70 access relocation; West 44th Avenue improvements; drainage and street improvements; and sidewalks and gateway statements. There must, however, be Page 11 Wheat Ridge West 44`h Ave/Ward Road Redevelopment Plan reciprocal efforts of private improvements made in order for the redevelopment project to be both physically and fiscally successful. 2. Disposition and Development Agreements (DDA) A form of private/public partnerships that could be used in the implementation of the Plan is that of Disposition and Development Agreements. Assuming property is acquired by the Authority, under a DDA, the Urban Renewal Authority conveys property, which has been assembled to a"Redeveloper". The agreement of conveyance has certain performance criteria, covenants, and requirements, which both parties must meet in order for title to transfer to the Redeveloper. DDAs between redevelopers as well as other governmental bodies (e.g. City of Wheat Ridge and the Urban Renewal Authority), will specifically establish the responsibility of each party regarding various commitments, and the timetable for construction of public and private improvements. 3. Owner Participation Agreements Another technique that can be used to implement this Plan will be owner participation agreements. Under terms of these agreements, certain public investments will be made on and/or around private properties and in return certain private reinvestment or new investments are to occur. 4. Intergovernmental Agreements The Act allows governmental entities to enter into agreements with the Authority to provide all necessary services, planning, public improvements, financing, land uses and all other government/public related amenities, facilities, agreements and services to effect redevelopment of the Area. 5. Enforcement of Codes, Law and Regulations The Act addresses authorization for the elimination and prevention of blight by voluntary plans of the private sector and governmental enforcement and utilization of programs and plans for the clean-up, rehabilitation and redevelopment of the Area in compliance with and by adherence to applicable codes, laws, regulations and plans addressing the purposes of the Act. 6. Other Legal Arrangements The Authority can participate in any legal arrangement to effect the implementation of this Plan. Page 12 Wheat Ridge West 44"' Ave/Ward Road Redevelopment Plan VII. Financing A. Public Financing Mechanisms Tas Increment Financing (TIF) is a financial vehicle for fiznding debt and form of financial obligation that support redevelopment projects by utilizing the increased revenues in property taxes and/or sales taxes caused by redevelopment. In the case of sales tax increment, only the city's portion of the sales tax is committed. All or a portion of these funds may be used by the Authority for financial activities and fiscal obligations which relate to the elimination of blight and redevelopment of the Area, such as site acquisition, site clearance, construction and/or reconstruction of streets, utilities, or other public infrastructure or the removal of hazardous materials or conditions. Urban renewal authorities can use TIF. Because authorities do not possess the power to levy taxes, they enter into cooperation agreements with the cities and counties. These cooperation agreements arrange for the taxing bodies to collect the incremental tax revenues and transfer them to special accounts of the urban renewal authorities, which in turn use them to pay for the financial obligations of the authorities in carrying out urban renewal plans. The geographic boundaries of an urban renewal area also serve as the boundaries of the tax increment area. Tax increment areas may comprise smaller areas within an urban renewal area. The Act allows that upon adoption or amendment of an urban renewal plan, property and sales taxes are "frozen" at their current level. Thereafter, all ad valorem property taxing bodies, or the city in the case of sales tas, continue to receive tax revenue calculated from that existing "frozen base" which is established based on the level from the previous twelve months. The urban renewal authority thereafter receives all property and/or sales tases, which are generated above that "frozen base". To finance the issuance of bonds, reimburse developers for public improvement costs, and pay off financial obligations and other debts incurred in the administration of an urban renewal plan, an authority may use these incremental revenues. TIF is not an additional sales tax or property tax levy on property owners, but rather a portion of the established tases collected by the county and/or city on behalf of the urban renewal authority. Sales tax may also be subject to tax increment financing and may be utilized alone or in conjunction with property tax increments. The collection and use of sales tax increment follows the same process as property tax increments. The urban renewal authority receives only the city's share of the sales tax, which is collected from the urban renewal area in excess of the "frozen" base level. The city may elect to commit all or a portion of the sales tax increment for urban renewal financial obligations. Page 13 Wheat Ridge West 44`" Ave/Ward Road Redevelopment Plan B. Tax Increment Bonds The Authority may issue bonds to finance the administration of the Plan. The Authority may use tazc increment revenue to pay the principal, interest, and issuance costs of the financing. Bonds supported by TIF are not required to be guaranteed by the city or any other governmental entity. C. Tax Increment Reimbursement In accordance with a DDA, tax increment revenues may also be used to reimburse a developer for costs incurred for certain improvements in support of a project (i.e., life safety systems, environmental remediation, other public improvements). In such a reimbursement scenario, the risk falls upon the developer, due to the fact that any incremental increase in tax revenues is wholly dependent on the success of the project. For both the bond and reimbursement scenarios, tax increment revenues can be paid to an urban renewal authority until the TIF bonds are retired or until the terms of developer reimbursement have been satisfied as set foreh in a DDA. Tax incremental revenues can only be utilized by an urban renewal authority for a maximum of twenty- five years from the date of establishment. However, there are some legal opinions that utilization of sales tax incremental revenues may be utilized for a period of time as agreed by a city and an urban renewal authority. Further legal advice about this matter should be sought by the Authority in relation to this Plan. D. Capital Improvement Program One of the ways the City can show its commitment to the West 44th Avenue corridor revitalization is through its capital improvement program. Capital improvements may be concentrated in areas of general community wide benefits. These could include transportation improvements on West 44th Avenue, development of city entry statements at the Youngfield/West 44th Ave intersection and Ward Road/West 44th Avenue intersection, flood management and drainage improvements. E. Other Financing Mechanisms The following are illustrative of some of the financing mechanisms available to the City of Wheat Ridge to finance this Plan, subject to constitutional restraints or requirements. • Page 14 Wheat Ridge West 44`h Ave/Ward Road Redevelopment Plan Financing Description Applicability Advantages Requirements Mechanism to Area 'Ql1NTT1C GeneralV - issued by - any public - backed by - municipal vote Obligation City improvement City's full faith requirement Bonds - requires - should be and credit municipal vote used for projects - payable by of community general fund wide benefit or ad valonun mill le Special -City or - usually specific - does not - may require Improvement property projects not require city majority vote of District Bonds owners create covered by wide vote property owners district for general - City or in district special improvement property improvements districts owners initiate -majority vote - special public of property spaces or owners needed amenities - assessment based on relative benefit to property owner Revenue - City issues -public - payable solely - may require Bonds bonds payable improvements from backup for by revenue designated bonding revenues Sales and - bonds issued - public accommodates - short term- Property Tax by City improvements immediate subject to vote for Anticipation needs for extension beyond Bonds ublic ro'ects short term Lease Revenue - City or public - leasing City or public Bonds Authority improvements revenues entity such as owns property provide greater Authority must - leases to surety for become developer developer bonding than -rental fee is income used for bond revenues repayment Page 15 Wheat Ridge West 44" Ave/Ward Road Redevelopment Plan F. Authorization The Authority is authorized to finance the costs of implementing, administering and carrying out this Plan by any method authorized by the Act or any other applicable law, including without limitation, loans or advances from the City; federal loans and grants; state loans and grants; interest income; pay as you go arrangements; annual appropriation agreements; agreements with public and private parties or entities; issuing bonds, securities and other forms of debts; loans, advances and grants from any other available source; any and all financing methods legally available to the City andlor the Authority, any private developer, redeveloper or owner may be used to finance in whole or in part any and all costs, including without limitation, the cost of public improvements, described or anticipated in the Plan or in any manner related or incidental to the development of the Area. Such methods may be combined to finance all or any part of the Plan. Any financing method authorized by the Plan or by any applicable law, including without limitation, the Act, may be used to pay the principal of and interest on and to establish reserves for indebtedness (whether funded, refunded, assumed or otherwise) incurred by the Authority or the City to finance the Project in whole or in part. The Authority is authorized to issue notes, bonds or any other financing instruments or documents in amounts sufficient to finance all or part of the Project. The Authority is authorized to borrow funds and to create indebtness in carrying out this Plan. The principal, interest and any premiums due on or in connection with such indebtness may be paid from tax increments or any other funds available to the Authority. The Project may be financed by the Authority under the tax allocation financing provisions of the Act. Under the TIF allocation method of financing the Project, property tases levied after the effective date of the approval of this Plan, upon tazcable property in the Urban Renewal Area each year by or for the benefit of any public body or all or a portion of municipal sales taxes collected within the Urban Renewal Areas or both such taxes, shall be divided for a period not to exceed twenty-five (25) years after the effective date of the adoption of this tax allocation provision, as follows: G. TIF Details Section 31-25-107 of the Act, provides a description of funds necessary to implement this Plan. The description relates to all property and municipal sales taxes generated within the Area. 1. The effective date of this plan shall be October 22, 2001. The last date of certification of assessment of taxable property within the boundaries of the Plan Area was September 15, 2001. The base year for property tax valuation shall be 200L Page 16 Wheat Ridge West 44"` Ave/Ward Road Redevelopment Plan 2. The Authority shall establish, in the first calendar quarter of 2002, a tax increment revenue fund for the deposit of all funds generated pursuant to the division of property tax and municipal sales tax revenues as described herein. 3. Municipal sales tax revenue collected during the period ending on the last day of the month of the year 2001 shall be calculated and certified to the Authority prior to March 1, 2002. The twelve month period base year for the division of sales taxes shall be January 1 2001 through December 31, 2001. 4. The ad valorem property tax and City sales tax shall be divided according to such Section 31-25-107 (g) of the Act, for a period of twenty-five (25) years from the effective date of this Plan. 5. The division of City sales taac generated and collected from within the Plan Area shall be as follows: a. The base year amount shall be paid into the funds of the City annually commencing on January 1, 2002. with additional time to establish necessary accounting and record processing systems. b. One hundred percent (100%) of the incremental amount in excess of the base year shall be paid into the special tax increment fund of the Authority to be utilized for debts and all other expenses and financial obligations related to the carrying out this Plan. c. Payment of incremental revenues into the special tax increment revenue fund shall commence only after the base year amount has been collected and paid into the City. Thereafter, and until December 31, of each year, the incremental revenues in excess of the base amount shall be paid into the special tax increment revenue fund of the Wheat Ridge Urban Renewai Authority for the purpose described in 5b above. d. All interest earned on the deposit or investment of funds allocated to the tax increment revenue fixnd shall be paid into the tas increment revenue fund of the Authority. 6. All tax increment revenues described in this section regarding financing may be irrevocably pledged by the Authority for the payment of principal of, the interest on, and any premiums due in connection with the bonds, loans, advances, and indebtedness of the Authority related to its carrying out this Plan. Any and all funds paid into tax increment revenue fund prior to the issuance of bonds will be retained in the tas increment fund until such bonds, financial obligations, or debts have been issued or incurred. Page 17 Wheat Ridge West 44' Ave/Ward Road Redevelopment Plan In connection with the issuance of bonds, the Authority may establish such other funds and accounts as may be necessary to: a. Service the debt on bonds, loans, notes, financial obligations, debts and advances, and b. Create a debt service reserve to cover a portion of the debt service on such debts and financial obligations. H. Alternative Utilization of TIF Notwithstanding the provisions of this Section 7 regarding TIF and in relationship to the utilization of TIF under 31-25-107(9) of the Act, the City, upon adoption of this Plan, and as described in the Resolution approving this Plan, may authorize the utilization of TIF at such time or times, after the date of the initial adoption of this Plan, that a redevelopment project or projects is/are initiated under the provisions of this Plan within the Area. Such TIF inay be utilized in the entire Area or portions of the Area. Further, it is understood that under this provision, the utilization of TIF will necessitate a modification of/or to this Plan, and that the provisions of 31-25-107(7) of the Act shall be complied with by the City. Furthermore, the details of the utilization of TIF inay also be provided by agreement between the City and the Authority. Page 18 Wheat Ridge West 44`h Ave/Ward Road Redevelopment Plan VIII. Relocation A. Objectives The Authority realizes that in order for the redevelopment process to be a success the affected businesses and individuals in the Area may have to be relocated. It is the intent of the Authority to attempt to relocate all businesses, individuals, families and tenants to areas within Wheat Ridge, and to minimize hardship to such relocates. In accordance with this intent, the objectives of the Authority with respect to relocation are as follows: 1. To prepare, adopt and implement relocation policies and procedures in accordance with 31-25-105 of the Act. 2. To establish an information program to advise businesses and individuals to be relocated of property and facilities available for them. 3. To keep businesses and residents of the Area informed of the progress of the redevelopment. B. Relocation Plans The Authority shall prepare and implement relocation plans or policies before any business, family, tenant or individual is relocated. Such policies shall include but not be limited to the following provisions: 1. Methods for temporary relocations; 2. Relocation to areas not generally less desirable in regard to public utilities, public and commercial facilities, rents or access within the financial means of persons, and families; into equally decent and sanitary dwellings as available to such persons; and in places reasonably accessible to their employment. 3. To provide for reasonable relocation payments (as determined by the Authority) for moving expenses and actual losses of property directly related to relocation. 4. For businesses, to provide for losses of goodwill and profits that are reasonable and directly related to the relocation for which compensation is not otherwise provided. IX. Reasonable Variations The Authority shall have the abiliry to approve reasonable variations (as determined by the Authority) from the strict applieation of these Plan provisions, so long as such variations accommodate the intent and purpose of this Plan and the Act. Page 19 APPENDiX A Legal Description 44th Avenue Corridor A tract of land in the North-Half of Section 20, Township 3 South, Range 69 West of the 6`i' Principal Meridian, more particularly described as follows: Commencing at the Southwest Corner of the Northeast 1/4 of said Section 20, whence the Northwest Comer bears N00°15' 12"W, a distance of 2642.34 feet; Thence proceeding on a bearing of N44°51'11 "E a distance of 2834.25 feet, to a point on the East Right-Of-Way line of Tabor Street, said point being the True Point of . BellinninE. Thence S00°27'32"E a distance of 1288.58 feet, on and along the East Right-Of-Way line of Tabor Street, to a point on tlie North Right-Of-Way line of West 44ffi Avenue; Thence S05°28'23"W a distance of 96.77 feet to a point on the South Right-Of-Way line of West 44'i' Avenue, said point also being the Northwest corner of a parcel as recorded at the Reception Number F0877551 in the official records of said County of 7efferson, State of Colorado; Thence S00°27'35"E a distance of 514.60 feet, on and along the East Right-Of-Way line of Tabor Street; Thence S89°19'26"W a distance of 349.10 feet, on and along the South line of a parcel as recorded at the Reception Number F0712510 in the official records of said County of Jefferson, State of Colorado to a point, said point being on the East line of Westlake Park Subdivision, as recorded in the official records of said County of Jefferson, State of Colorado; Thence N00°15'12"W a distance of 217.12, on and along the East line of said Westlake Park Subdivision to a point, said point being the Southeast corner of a parcel as recorded at the Reception Number F0664188 in the official records of said County of Jefferson, State of Colorado; Thence S89°24'04"W a distance of 468.87 feet, on and along the South line of said parcel, to a point on the East line of a parcel as recorded at the Reception Number 93125444 in the official records of said County of Jefferson, State of Colorado; Thence S00°27'S9"E a distance of 63.87 feet, on and along said East line to fhe Southeast corner of said parcel; Thence S89°26'14"W a distance of 322.80 feet, on and along the South line of said parcel, also being the North line of Westlake Park Subdivision, to a point on the East Right-Of-Way line of Van Gordon Street: Thence S00°15'15"E a distance of 162.27 feet, on and along said East Right-Of-Way line; Thence N89°40'S7"W a distance of 45.11 feet; to a point on the West Right-Of=Way line of Van Gordon Street, said point also being the Northeast corner of a parcel as recorded at the Reception Number 91077580 in the official records of said County of Jefferson, State of Colorado; Thence S00°14'34"E a distance of 210.00 feet, on and along the East line of said parcel; Thence N89°41'11"W a distance of 259.54 feet,. on and along the South line of said parcel, said line also being the North line of Westlake Park Subdivision, as recorded in the official records of said County of Jefferson, State of Colorado; Thence NO0°15'13"W a distance 158.17 feet, on and along the West line of said parcel, also being the East line of Jensen Subdivision, as recorded in the official records of said County of Jefferson, State of Colorado; Thence N89°41'06"W a distance of 100.00 feet, on and along the North line of said Jensen Subdivision to a point, said point being the Southwest corner of a parcel as recorded at the Reception Number F0696261 in the official records of said County of Jefferson, State of Colorado; Thence NO0°15'13"W a distance of 400.00 feet, on and along the West line of said parcel, also being the East line of said Jensen Subdivision; Thence N89°41'15"W a distance of 214.49 feet, on and along the South line of a parcel as recorded at Book 1882 Page 759 in the official records of said County of Jefferson, State of Colorado, to a point on the West Right-Of-Way line of Vivian Street; Thence NO0°15'13"W a distance of 54.13 feet, on and along said West Right-Of-Way line; Thence N89°57'O1 "W a distance of 150.00, on and along the South line of a parcel as recorded at Book 2365 Page 310 in the official records of said County of Jefferson, State of Colorado; Thence N00°15'12"W a distance of 147.00 feet, on and along the West line of said paxcel, to a point on the South Right-Of-Way line of West 4e Avenue; Thence S89°49'39"W a distance of 196.12 feet, on and along said South Right-Of- Way line to a point, said point being the Northeast comer of a parcel as recorded at the Reception Number 84066140 in the official records of said County of Jefferson, State of Colorado; Thence S00°45'0 1 "E a distance of 206.21 feet, on and along the East line of said parcel; Thence S89°11'48"W a distance of 111.99 feet, on and along the South line of said parcel to a point on the West Right-Of-Way line of Wright Street; Thence NO0°44'S9"W a distance of 207.88 feet, on and along said West Right-Of- Way line to a point on the South Right-Of-Way line of West 44th Avenue; Thence S89°13'46"W a distance of 200.00 feet, on and along said South Right-Of- Way line to a point, said point being the Northeast corner of a parcel as recorded at the Reception Number F1200212 in the official records of said County of Jefferson, State of Colorado; Thence S00°45'24"E a distance of 165.07 feet, on and along the East line of said parcel; Thence S89°11'39"W a distance of 96.00 feet, on and along the South line of said parcel to a point on the East Right-Of-Way line of Xenon Street; Thence S00°45'03"E a distance of 82.42 feet, on and along said East Right-Of-Way line; Thence N89°56'S8"W a distance of 181.33 feet to a point, said point also being the Southwest corner of a parcel as recorded at the Reception Number F0836462 in the official records of said County of Jefferson, State of Colorado; Thence SO0°02'45"W a distance of 62.34 feet to a point, said point being the Southeast comer of Parcel #3 as recorded at the Reception Number F1227059 in the official records of said County of Jefferson, State of Colorado; Thence S89°53'23"E a distance of 5.20 feet to a point, said point being the Northwest comer of a parcel as recorded at Book 3025 Page 950 in the official recards of said County of Jefferson, State of Colorado; Thence S00°35'30"E a distance of 20336 feet, on and along the West line of said parcel to a poinf, said point being on the South line of Parcel #2 as recorded at the Reception Number F1227059 in tlie official records of said County of Jefferson, State of Colorado; Thence N89°56'S8"W a distance of 295.43 feet, on and along the South line of said parcel to a point on the Easterly Right-Of-Way line of the Colorado Department of Transportation (CDOT); Thence N28°24"28"E a distance of 231.13 feet, on and along said Easterly CDOT Right-0f-Way line; Thence N29°34'33 "E a distance of 104.64 feet, on and along said Easterly CDOT Right-Of-Way line; Thence N29°29'S5"E a distance of 128.64 feet, on and along said Easterly CDOT Right-Of-Way line; Thence N67°49'27"E a distance of 206.52 feet, on and along said Easterly CDOT Right-Of-Way line, also being the North line of a parcet as recorded at the Reception Number F0836462 in the official records of said County of Jefferson, State of Colorado, to a point on the West Right-Of-Way line of Xenon Street; Thence NO0°19'S6"W a distance of 32.67 feet, on and along said West Right-Of-Way line to a point on the South Right-Of-Way line of West 44h Avenue; Thence N36°26'32"E a distance of 149.21 feet, to a point on the North Right-Of- Way line of West 44h Avenue; Thence N48°34'43"E a distance of 177.30 feet, on and along said Easterly CDOT Right-Of-Way line, also being the West line of a parcel as recorded at the Reception Number F0991194 in the official records of said Courity of Jefferson, State of Colorado; Thence N64°55'O1 "E a distance of 324.74 feet, on and along the Northerly line of said parcel, and along the North line of a parcel as recorded at the Reception Number F0299509 in the official records of said County of Jefferson, State of Colorado, also being the Southeasterly CDOT Right-Of-Way line, to a point on the West Right-Of- Way line of Ward Road; Thence N61°38'S4"E a distance of 115.61 feet, to a point on the East Right-Of-Way line of Ward Road, also being the Northwest corner of Public Storage Amended Subdivision, as recorded in the official records of said County of Jefferson, State of Colorado; Thence N64°OS'39"E a distance of 184.60 feet, on and along the North line of said Public Storage Amended Subdivision, also being the Southerly CDOT Right-Of-Way line; Thence N72°44'09"E a distance, of 387.56 feet, to a point on said Southerly CDOT Right-Of-Way line, said point being the Northwest corner of a parcel recorded at the Reception Number 78117309 in the official records of said County of Jefferson, State of Colorado; Thence N52°40'25"E a distance of 223.10 feet, on and along the North line of said parcel, also being said Southerly CDOT Right-0f-Way line; Thence N64°22'38"E a distance of 607.18 feet, on and along the North line of said parcel, also being said Southerly CDOT Right-Of-Way line; Thence N00°15'39"W a distance of 17.57 feet, on and along said Southerly CDOT Right-Of-Way line; Thence N64°10'38"E a distance of 648.80 feet, to a point on the West Right-Of-Way line of Tabor Street, also being the Northeast corner of a parcel as recorded at the Reception Number F0811522 in the official records of said County of Jefferson, State of Colorado; Thence N65°43' 14"E a distance of 10832 feet, to the True Point of Beginning. The area described above contains 2,851,196 square feet (65.4545 acres), more or less. The drafter of this description is David F. Brossman, P.L.S., prepazed 10/11/01 on behalf of the Wheat Ridge Urban Renewal Authority, 7500 W. 29th Ave., Wheat Ridge, CO 80215- 6713, and is not to be construed as a monumented land survey. DRAFT October 2001 The Wadsworth Boulevard Corridor Redevelopment Plan An Urban Renewal Plan Prepared for: The City of Wheat Ridge & The Wheat Ridge Urban Renewal Authority Clarion Associates & HNTB Corporation 1.0 PREFACE r1ND BACKGROUND 1.1 Preface This proposed Wadsworth Boulevazd Corridor Redevelopment Plan (Corridor Redevelopment Plan), is an urban renewal plan ptepared for the Wheat Ridge Urban Renewal Authority (the Authority) and the City of Wheat Ridge (the City), pursuant to the provisions ofthe Colorado Urban Renewal Law, Colo. Rev. Stat. 31-25-101 et seq (Colorado Urban Renewal Law). This Corridor Redevelopment Ptan describes the framework for certain public undertakings constituting urban renewal projects and other authorized activities under Colorado statutes, as cited above, within the boundaries of the Wadswodh Boulevard Corridor Redevelopment Area (Redevelopment Area), located in the City of Wheat Ridge, Jefferson County. Except as may otherwise be provided, tUe administration of the urban renewal projects and the implementation and enforcement of this Conidor Redevelopment Plan, including without limitation the preparation and execution of any implementing documents, shall be performed by the Authority. This Corridor Redevelopment Plan has been prepazed for the Autliority and tlie City in recognition that the Redevelopment Area requires a comprehensive and integrated development strategy in order to accomplish the City's objectives for improving the viability of Wadswortlt Boulevard. Redevelopment activities within dte Redevelopment Area are anticipated to occur over a substantial period of time, perhaps up to ten to fifteen years. 2.0 FINDINGS 2.1 Finding of Blight Based on the evidence presented at a public hearing and in the Wadsworth Bou(evard Corridor Blight Study dated April 11, 2001, and prepared by HNTB Corporation (said Blight Study liaving been filed with the Jefferson County Clerk), flie City Council, by Resolution No. 11-2001, made a finding that the Wadsworth Boulevatd Redevelopment Area was "blighted" as defined by the Colorado Urban Rettewal Law, by the existence of the following factors: i) deteriorated or deteriorating structures and sites, (ii) defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefulness, (iii) unsanitary and unsafe conditions, (iv) defective or unusua] conditions of title rendering title non-marketable; (v) buildings that are unsafe or unhealthy for persons to live or work in because of building code violations, dilapidation, deterioration, or faulty or inadequate facilities; (vi) environmental contamination of properry; and (vii) inadequate public improvements or utilities.. The City Council also found that such blight ~ Wadsworth Boulevard Corridor Redevelopment Plan Page 1 Clarion Associates & HNTB 10/12/2001 substantially impairs the sound growth of the City, constitutes an economic and social liability, and is a menace to tUe public liealth, safety, and welfare of the community. 2.2 Preparation of the Wadsworth Boulevard Corridor Redevelopment Plan The findings and recommendations contained in this Corridor Redevelopment Plan were formulated, in part, from information collected from site inspections of the Redevelopment Area; interviews with developers, landowners, and business-owners; comments and suggestions received at a community meeting held on August 28, 2001; results from a questionnaire sent to aIl property-owners witltin tlae Redevelopment Area; interviews with various city staff; and a review of relevant public documents, including the Wheat Ridge Comprehensive Plan (adopted, Jan. 2000), the Wadsworth Boulevard Corridor Study (adopted, 1999), the zoning ordinance, and the Streetscape and Architectural Desig[t Manual. 2.3 Urban Renewal Projects Based on the existence of bligltt, the Redeve(opment Area is appropriate for one or more urban renewal projects and other authorized undertakings of the Authority, pursuant to the Colorado Urban Renewal Law. For the purposes of this Corridor Redevelopment Plan, urban renewal projects shall mean the undertakings and activities of the Authority, wliich may be accomplished in cooperation with other entities in the Corridor Redevelopment Area for the elimination and prevention or tlte development or spread of blight, as contemplated by and in couformance with the Colorado Urban Renewal Law. 3.0 CONFORMANCE 3.1 Colorado Urban Renewal Law This Corridor Redevelopment Plan is in confonnity with the applicable statutory requirements of the Colorado Urban Renewal Law. 3.2 The Wheat Ridge Comprehensive Plan The City amended and adopted its Comprehensive Plan in Juzuary 2000. The Comprehensive Plan includes desirable land use patterns, as well as general goals and objectives intended to guide future growth on Wadsworth Boulevard. Tlie land use pattern envisioned by the Comprehensive Plan for the Redevelopment Area is "Community Commercial Center" development, which recommends a mix of compatible retail and off'ice uses that primarily serve a regional market azea. The findings and recommendations of this Corridor Redevelopment Plan are consistent with the land use pattems, goals and objectives identified in the adopted Comprehensive Plan. Wadsworth 8oulevard Corridor Redevelopmen} Pian Page 2 ~Ciarion Associates & HNTB 10/72/2001 This Corridor Redevelopment Plan also supports the following goals and recommendations as contained in the Comprehensive Plan: Future Land Uses • Encourage Community Commercial Center development along Wadsworth Boulevard. Community Character • Complement and promote the City's image and identity through good urban design and open space buffering. Sustainable Economic Development • Maintain a healthy business climate for existing businesses by making revitalization a continuing priority. • Pursue liigh qualiTy redevelopment that minimizes impacts to residential ueighborhoods. 3.3 Consistency with the Wadsworth Boulevard Corridor Plan The Wadsworth Boulevard Corridor Plan was adopted by the City Council in 1999. The objective of the plan was to mitigate a vaziety of trafFic problems on Wadsworth Boulevard by relating traxisportation witli land use and design actions in a strategy for coordinated improvement. In doing so, the following key aspects and principles were developed during the planning process to guide the recommendations contained in that plan: Land Use Element Key Aspect: • Improve the market potential and physical emironment along Wadsworth Boulevazd. Principles: • Renovate and redevelop outdated and obsolete uses. • Improve retail quality. • Facilitate the development potential of large, singleownership sites. • Create a pedestrian friendly environment. Transportation Element Key Aspect: • Improve fmictionality and safeTy for vehicle and transit movement. - Wadsworth Boulevard Corridor Redevelopment Plan - Page 3 Clarion Associates & HNTB 10/12/2001 Principles: • Concentrate points of access. • Create uniform roadway sections. • Create a network of circulation. • Improve access to business properties. • Improve visibility of businesses. • Improve the functions of intersections. Urban Design Element Key Aspect: • Improve the physical appearance and amenities of Wadsworth Boulevard. Principles: • Break down the scale of bbcks. • Add streetscape and identity elemeuts. • Euhance the City's image with lazidscaping and streetscape elements. • Create a pedestrian access network. The findings and recommeudations of this Corridor Redevelopment Plan are consistent with tlte key aspects and principles of the Wadsworth Boulevard Corridor Plan. 3.4 Boundaries of the Wadsworth Boulevard Corridor Redevelopment Plan This Corridor Redevelopment Plan applies to a portion of the Redevelopment Area that is generally described as including all properties along Wadsworth Boulevard, beginning at 38th Avenue on the south, to 44th Avenue on the north. SEE: FIGURE 1, STUDYAREA BASE MAP. 3.5 Wadsworth Boulevard Corridor Redevelopment Plan Objectives The objectives of this Corridor Redevelopment Plan are as follows: • To provide a framework that encourages private development opportunities. • To encourage the development of uses that serve a regional market area as well as the continuation of uses that serve specific local market demands. Wadsworih Boulevard Corridor Redevelopment Plan Page 4 Clarion Associates & HNTB 10/12/2007 F-o.,Al.. F.,,.1 no~~o~~ti~n Q Q ~ ~ N WADSWORTh CORRIDOR URBAN RENEWAL BOUNDARY CITY OF WNEAT RIDGE VadSworth Blvd. Pep Boys Stage Stop Antiaue Mall Scale I" = 400' _ _ NORTII O 200 400 Legend Property Parcel Lines Street Right of Way nomm'ign Study Area • To improve vehicular circulation and pedestrian mowment. • To encourage new development and redevelopment with superior urban design features. • To eliminate and prevent the spread of blight tltroughout the Redevelopment Plan Area. • To engage in all redevelopment activities under the Colorado Urban Renewal Law to effect the elimination and spread of blight in the Redevelopment Area. 4.0 REDEVELOPMENT TECHNIQUES Public projects aze intended to stimulate private sector development in and azound tlie Redevelopment Area. The combination of public and private investment will assist in tlie redevelopment of the Redevelopment Area, consistent with the objectives of this Corridor Redevelopment Plan and contribute to increased properry and sales tases for the City. 4.1 Redevelopment Techniques In undertaking all urban renewal projects pursuant to this Corridor Redevelopment Plan, the Authority may utilize any the following redevelopment techniques and activities as deemed appropriate for the elimination or prevention of the spread of blighted areas within the Redevelopments Area, pursuant to the Colorado Urbazi Renewal Law. a. Demolition. The Authority may provide for the demolition and clearance of buildings, structures and other improvements in the Redevelopment Area. b. Public Improvements. The Authority may cause, or finance, or facilitate the design, installation, construction and reconstruction of any public improvements in the Redevelopment Area. c. Land Acquisition. The Authority shall have the power to facilitate urban renewal activities in the Redevelopment Area by acquiring real property tluough condemnation proceeding pursuant to requirements and procedures established by the Colorado Urban Renewal Law, CRS §31-25-105(1)(e). The Authority sliall have the power to exercise its legal right to acquire rnl properly and improvements, and all interests therein, by eminent doinain. d. Redevelopment and Rehabilitation. Appropriate activities may include such undertakings and activities autliorized by the Colorado Urban Renewal Law or this Corridor Redevelopment Plan, including the redevelopment techniques identified in this section determined to be necessary or desirable. Wadsworth Boulevard Corridor RedevelopmenT Plan Page 6 Clarion Associafes & HNTB 10/12/2001 e. Relocation. Relocating individuals and families from the Redevelopment Area may be required to facilitate redevelopment activities contemplated by this Corridor Redevelopment Plan. All relocation activities require that the CiTy Council find a feasible method for the relocation of individuals and families who will be displaced by an urban renewal project (CRS §31-25-107(4)(a). Relocation Plans. The Authority shall prepaze and implement relocation ptans or policies before any business, family, tenant or individual is relocated. Such policies shall include but will not be limited to the following provisions: 1. Methods for temporazy relocations. 2. Relocation to areas not generally less desirable in regazd to public utilities; public and commercial facilities; at rents or prices within the financial means of such persons and families; into equally decent and sanitary dwellings as available to sucli persons; and in places reasonably accessible to their employment. 3. To provide for reasonable relocation payments (as determined by the Authority) for moving expenses and actual losses of property directly related to relocation. 4. For businesses, to provide for losses of goodwill and profits which are reasonably and directly related to relocation for which compensation is not otherwise provided. £ Other Techniques. Other redevelopment activities contemplated by this Corridor Redevelopment Plan may include changes to applicable zoning, land use and building code requirements. 5.0 PROJECT FINANCING TECHNIQUES Urban renewal projects may be financed in whole or in part by the Authority under the tax increment financing (TIF) provisions of CRS §31-25-107(9)(a), of the Colorado Urbau Renewal Law or by any other available source of fmancing authorized to be undertaken by the Authority under the Colorado Urban Renewal Law, CRS §31-25-105. 5.1 Financing Methods The Authority is authorized to fiuance the urban renewal projects within the Redevelopment Area with revenues from tlte properry and sales taac increments, interest income, federal loans or grants, or any other available source of revenues. The Authority is autliorized to issue bonds and incur otlier obligations contemplated by the Colorado Urban Renewal Law in an amount sufficient to finance all or any part of an urban renewal project within the Redevelopment Area. The Authority is authorized to borrow funds and create indebtedness in any autUorized form in cazrying out this Corridor Redevelopment Plan in Wadsworth Boulevard Corridor Redevelopment Plan Page 7 Clarion AssociaTes & HNTB 10/12/2001 the marmer contemplated by the Colorado Urban Renewal Law. Any principa( and interest on such indebtedness may be paid from property and sales tax increments, or any other funds, revenues, assets or properties legally available to the Authority. a. Tax Increment Financing (TIF) This Redevelopment Plan contemplates that one method by which the undertakings of flie Authority may be financed shall be the issuance of bonds or incurring other financial obligations payable from certain increments in sales and property tax revenues within the Redevelopment Area in the manner contemplated by the Colorado Urban Renewal Law. Subject to the provisions of the Colorado Urban Renewal Law, such TTF shall generally be implemented as follows: i. That portion of the property tax revenues which aze produced by the levy at flie rate fixed each yeaz by or for each public body upon tlie valuation for assessment of taxable property in the Redevelopment Area last certified prior to the effective date of approval of this Corridor Redevelopment Plan or, as to an urban renewal project or an area later added to tUe Redevelopment Area, tlie effective date of the amendment or modification of this Corridor Redevelopment Plan, and that portion of municipal sales tax revenues equal to the amount co(lected within the Redevelopment Area in the lwelve-month period ending on the last day of the month prior to the date of approval of this Corridor Redevelopment Plan, or as to an urban renewal project or azea later added to the Redevelopment Area, the efFective date of ameudment or modification of this Corridor Redevelopment Plan, shall be paid into the funds of each such public body as are all other tax revenues collected by or for such public body. ii. Except as the Authority may legally provide otherwise under the Colorado Urban Renewal Law, with respect to the Redevelopment Area, tltat portion of property tax revenues in excess of those described in pazagraph 5(a)(i) above and all or a portion of the municipal sales taxes in excess of those municipal sales tax revenues described in paragraph 5(a)(i) above shall be allocated to, and when collected, paid into a special fund of the Authority, and may be irrevocably pledged by the Authority for flie payment of the principal of, premium, if any, and interest on any bonds of, loans or advances to, or indebtedness (whether funded, refunded, assumed, or otlierwise) incurred by the Authority to finance or refinance, in whole or in part, the urban renewal projects; provided that the CiTy may retain a portion of the municipal sales tax revenues and property tax revenues geuerated in the Redevelopment Area in consideration for City services provided to the Redevelopment Area. Unless and until the total valuation for assessment of the taxable property in the Redevelopment Area exceeds the amount as provided in paragrapli 5(a)(i) above, all of the revenue attributable to property taxes levied upon the taxable property in the Redevelopment Area shall be paid into the funds of the respective public bodies. Unless and until the total municipal sales tax revenue collections in the Redevelopment Area exceed the base year municipal Wadsworth Boulevard Corridor Redevelopment Plan Page 8 Clarion Associates & HNTB 10/12/2001 sales tax revenue collection, as provided in paragraph 5(a)(i) above, all sucli sales tax revenue collections shall be paid into tlie funds of the City. VJhen such bonds, loans, advances and indebtedness, if any, including interest thereon and any . premiums due in connection tlterewith, ltave been paid, but in no event later than twenTy-five years following the efFective date of the approval of the Corridor Redevelopment Plan, ail property tax revenues upon the taxable properiy and the total municipal sales tax revenue collections in the Redevelopment Area shall be paid into the funds of the respective public bodies. iii. As used in tliis section, "property taYes" or "property tax revenues" shall include, without limitation, all levies to be made on an ad valorem basis upon real and personal property and all revenues atlsibutable to such levies. iv. In the event there is a general reassessment of tasable properiy valuations in the City including all or part of the Redevelopment Area or change in the sales tax percentage levied in the City including all or part of the Redevelopment Area, the portions of valuations for assessment or sales tax and revenues ariributable thereto uuder paragraphs 5(a)(i) and 5(a)(ii). shall be proportionately adjusted in accordance with such reassessment or chaztge. v. The Authority and the City shall, by agreement, provide for (1) the method by which property and sales tax increments sliall be allocated and paid to the Authority pursuant to the provisions of this Corridor Redevelopment Plan and the Colorado Urban Renewal Law; and (2) any timitation or condition on the Auttiority's issuance of bonds or incusing of oflier obligations secured by or payable from TIF and the urban renewal projects to be financed tliereby. b. Alternative Utilization of TIF In relationship to the utilizatiou of TIF under CRS §31-25-107(9), of the Colorado Urban Renewal Law, the City, upon adoption of this Corridor Redevelopment Plan, as described in the Resolution approving tliis Plan, may autliorize the utilization of TIF at such time, or times, after the date of the iuitial adoption of this Plan, that a redevelopment project or projects is/are initiated under the provisions of tltis Corridor Redevelopment Plan wiUiin the Redevelopment Area. Such TTF inay be utilized in the entire Redevelopment Area or portious of the Redevelopment Area. Further, it is understood that under this provision, the utilization of TIF will necessitate a modification of, or to this Corridor Redevelopment Plan, and tliat the provisions of CRS §31-25-107(7) of the Colorado Urban Renewal Law, shall be coinplied with by the City. The details of this utilization of TIF inay also be provided by agreement between the City aud the Authority. Wadsworth Boulevard Corridor Redevelopment Plan Page 9 Clarion Associates & HNTB 10/12/2001 6.0 LAND USE CONCEPT The general land use concept envisioned by this Co;ridor Redevelopment Plan for the Redevelopment Area is subject to further refinement and revision as future plans and/or projects are proposed for specific properties within the Redevelopment Area. SEE' FIGURE 2, YVADSWORTHBOULEVARD CORRIDOR CONCEPT PLAN. The land use concept envisioned by this Corridor Redevelopment Plan is to strengthen the market potential and identity of Wadsworth Boulevard as a regional, destination-oriented commercial center, by facilitating opportunities for developing additional regional-scaled projects, maintaining desirable community-oriented uses, and improving the physical environment of the Redevelopment Area. Several larger, existing properties present significant opportunities for increasing the intensity and continuity of destination-oriented commercial uses within tliis Redevelopment Area. It is anticipated that redevelopment of these larger sites will facilitate desirable redevelopment activity on smaller parcels more suitable for community-oriented uses. Over time, as this type of redevelopment activity increases, the City can use this opportunity to eliminate existing incompatible uses, consolidate fragmented parce]s for improved vehiculat movement, and improved pedestrian circulation witliin the Redevelopment Area. Tlie Wadsworth Boulevard Corridor Plan (1999) identifies three properties that aze suitable for major redevelopment opportunities at key locations within the Redevelopment Area. The physical and locational amibutes of flzese properties are most favorable to large-scale, cohesively planned developments. Tliese properties are also more likely to require additional efforts between the propertyowners and the City in order to facilitate redevelopment activity. The redevelopment activities contemplated by this Corridor Redevelopment Plan are intended to support these land use recommendations It is further recommended that redevelopment activities in these identified areas concentrate on municipal sales tax-generating commercial-retail uses. Tlie following is a description of the three major redevelopment properties, and a summary of tlie potential development opportunities for eacli of the properties as recommended by the Wadsworth Boulevard Corridor Plan. Time Square Shopping Center The Time Square Shopping Center area is located on tlie southeast corner of Wadswortli Blvd. and 44°i Avenue. This potential redevelopment area is approximately 14.5 acres, and extends from the sliopping center property north to 44"' Avenue (not including the bank parcel on the corner). The shopping center is approximately 120,000 square feet, and includes the Grocery Warehouse, Rite-Aid Drug, a U.S. Postal facility, and additional shops and pads. Given the size and scale of this area, it is underutilized by current zoning and development standards, and could reasonably support more intensive development including a regionaf "anchor" use. Wadsworth Boulevard Corridor Redevelopment Plan Page 70 Clarion Associates & HNTB 10/72/2001 44th WFST STDE I REpEVELpP] 1 ~ ~ TIME SQCFARE RETAIL CBNTER 3$th CHESROWN SITfi ~ MISCED-USE ~ coMMERctAL . cemho f NEwsuanu.r. 0 EXI371MG 8I1C-MHG M COAOAERCIALIRETAILf AESTAURpNi ■ OFFlCF1COMME2C7l,L QQ OpEN3PACE • (a lNffTITUi[UNALlPUBL1C 3TREE7SCLPE liiEATtE!!T ~ N0.fORDEVELOPAIFM OPPOfirUNRY Wadswarth Boulevard Land Use Concept Plan Modified from the'Wadsworth Boulevard Corridor:Transportation, Land Use & Design Plan', City of Wheatridge, Colorado May 1999 One feasible development option for this azea is a total redevelopment of the property, including a new grocery store as the "anchor" use, increased square footage for new retail uses, and additional pad sites. Alternatively, a less intensive proposal would also be feasible, such as a partial renovation and fagade improvements to the existing shopping center. "John Elway Auto Nation" Site This property is approximately 15 acres, and includes the existing auto dealership parcel on the southwest corner of 38`b Avenue and Wadsworth Boulevard, and a large vacant pazcel to the south. Two acres of wetlands have been mitigated off=site, and one acre of wetland will need to be included in a concept plan for the site. Given the relativety small size of diis site (assuming the dealersliip remains on one of the two parcels), a range of small-scale development options are considered feasible, such as: • A commercial retail center • Pad uses, such as restaurants, gas stations, and auto-oriented services • Village retail (similar to the commercial retail center, but with more pedestrian- oriented design features including buildings located closer to the street, less visible parking, and a mix of compatible uses) • A single tenant retail or office use • A medical office or clinic Southwest Corner of 44"' Avenue and Wadsworth Blvd. This area includes a number of individually owued parcels, some with existing viable uses and others tliat are underutilized. The Wardel feed building is also located in this area and is currently being used as a recycling center. Given the multiple property ovmers associated with this area, the recommended redevelopment scenario is to treat the area as a cohesively planned subarea ratller 9ian a single redevelopment project, wliich woutd require potentially cost-prohibitive land assembly. The subarea plan would require the cooperation of several properry-owners, selective re-tenanting and redevelopment, fapade and site improvements, and cross easements (to open up the back of some of the properties). Appropriate future uses for the subazea could include: • Pad uses, such as restaurants, gas statious, and auto-oriented services. Wadsworih Boulevard Corridor Redevelopment Plan Page 12 Clarion Associates & HNTB 10/12/2001 • Village retail (retail center with pedestrian-oriented design features including, buildings close to the street, less visible parking, and a mix of compatible uses). • A single tenant retail or office use. • Specialty restaurants. The subazea plan would also require an internal circulafion plan, along with some compatible infill aud new construction. 7.0 LAND USE PLAN Land use within the Redevelopment Area shall conform to tliose uses (by right or otherwise) permitted by the City's adopted comprehensive plan, zoning code, and other applicable ordinances and regulations. 8.0 AMENDMENTS TO THE PLAN The approved Wadsworth Boulevazd Corridor Redevelopment Plan may be modified pursuant to CRS §31-25-107 oftlie Colorado Urban Renewal Law governing such modifications. 9.0 REASONABLE VARIATIONS Iu specific cases, where a literal enforcement of the provisions contained in the approved Wadsworth Boulevard Conidor Redevelopment Plan constitutes an unreasonable limitation beyond the intent and purpose of tlte Plan (as determined by the Authority), the Autliority may allow reasonable variances from these provisions. Wadsworth Boulevard Corridor Redevelopment Plan Page 13 Clarion Associates & HNTB 10/12/2001 DRAFT October 2001 The 38th Avenue Corridor Redevelopment Plan An Urban Renewal Plan Prepared for: The Ciry of Wheat Ridge & The Wheat Ridge Urban Renewal Authority Clarion Associates & HNTB Corporation TABLE OF CONTENTS 1.0 PREFACE AND BACKGROUND 1 1.1 Preface ..................................................................................................................1 2.0 FIlVDINGS ...............................................................................................................1 2.1 Finding of Blight 1 2.2 Preparation of this Corridor RedeveZopnaent Plan 2 2.3 Urban Renewal Projects 2 3.0 CO1VI'ORM4,NCE ........................................................................•••••••••.................2 3.1 CoZorado Ur-ban Renewal Law 2 3.2 The Wheat Ridge Comprehensive PZan 2 3.3 Boundaries af this Corridor Redevelopnaent Plan 3 3.4 Corridor Redevelopment Plan Objectives 3 4.0 REDEVELOPMENT TECFINIQUES 3 5.0 PROJECT FINANCING TECHNIQUES 6 5.1 FinancingMethods ...............................................................................................6 6.0 LAND USE CONCEPT 8 61 Subarea 1- Wadsworth BZvd. ta Pierce Street 10 6.2 Subarea 2- Pierce Street to Harlan Street 10 63 Subarea 3-Harlan Street to Sheridan Blvd 11 7.0 LAND USE PLAN 11 8.0 AMENDMENTS TO THE PLAN 11 9.0 REASONABLE VARIATIONS 11 The 38" Avenue Corridor Redevelopment Plan Clarion Associates & HNTB 10/12/2001 1.0 PREFACE AND BACKGROUND 1.1 Preface This proposed 38th Avenue Corridor Redevelopment Plan (Corridor Redevelopment Plan), is an urban renewal plan prepared for the Wheat Ridge Urban Renewal Authority (the Authority) and the City of Wheat Ridge (the City), pursuant to the provisions of the Colorado Urban Renewal Law, Colo. Rev. Stat. 31-25-101 et seq (Colorado Urban Renewal Law). This Corridor Redevelopment Plan describes the framework for certain public undertakings constituting urban renewal projects and other authorized activities under flie Colorado Urban Renewal Law, in 38`h Avenue Corridor Redevelopment Area (Redevelopment Area), located in the City of Wheat Ridge, .Tefferson County, Colorado. Except as may otherwise be provided, the adminishation of the urban renewal projects and the implementation and enforcement of this Corridor Redevelopment Plan, including without limitation the prepazation and execution of any implementing documents, shall be performed by the Authority. This Corridor Redevelopment Plan has been prepared for the Autliority and the City ui recognition that the Redevelopment Area requires a comprehensive and integrated development strategy in order to accomplisll tlie City's objectives for improving the viability of the 38'" Avenue corridor. Redevelopment of this Redevelopment Area is anticipated to occur over a substantial period of time, perhaps ten to fifteen yeazs. 2.0 FINDINGS 2.1 Finding of Blight Based on the evidence presented at a public hearing and in the 38"' Avenue Corridor Blight Study dated April 11, 2001and prepazed by HNTB Corporation (said Blight Study having been filed with the Jefferson County Clerk), the City Council, by Resolution No. 12-2001, made a finding tliat the Redevelopment Area was "blighted" as defined by the Colorado Urban Renewal Law, by the existence of the following factors: i) deteriorated or deteriorating structures aud sites, (ii) defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility or usefuhiess, (iii) unsanitazy and unsafe conditions, (iv) defective or unusual conditions of title renderiug title non-marketable; (v) buildings that aze unsafe or unhealtliy for persons to live or work in because of building code violations, dilapidation, deterioration, or faulty or inadequate facilities; (vi) environmental contamination of properry; and (vii) inadequate public improvements or utilities. The City Council also found that such blight substantially impairs the sound The 381h Avenue Corridor Redevelopment Plan Page 1 Clarion Associates & HNTB 10/12/2001 growth of the City, constitutes an economic and social liability, and is a menace to the public health, safety, and welfare of the community. 2.2 Preparation of this Corridor Redevelopment Plan The ftndings and recommendations contained herein were formulated, in part, from infonnation collected from site inspections of the Redevelopment Area; interviews with developers, landowners, and business-owners; comments and suggestions received at a community meeting held August 28, 2001; results from a questionnaire sent to all property-owners within the Redevelopment Area; interviews with vazious city staff; and a review of relevant public documents, including the Wheat Ridge Comprehensive Plan (adopted 7an.2000), tlte 38`1' Avenue Streetscape Plazi, tlie zoning ordinance, and the Streetscape and Architectural Design Mauual. 2.3 Urban Renewal Projects Tlie Redevelopment Area is appropriate for one or more urban renewal projects and other authorized undertakings of the Authority, pursuant to the Colorado Urban Renewal Law. For tlie purposes of this Corridor Redevelopment Plan, urban renewal projects shall mean the undertakings and activities of the Authoriry, which may be accomplished in cooperation with other entities in the Redevelopment Area for the elimination and prevention of the devetopment or spread of blight, as contemplated by, and in conformance with, tlie Colorado Urban Renewal Law. 3.0 CONFORMANCE 3.1 Colorado Urban Renewal Law This Corridor Redevelopment Plan is in conformity with the applicable statutory requirements of the Colorado Urban Renewal Law. 3.2 The Wheat Ridge Comprehensive Plan In January 2000, tlie City amended and adopted its Comprehensive Plan. Tlie Plan includes desirable land use patterns, as well as general goals and objectives intended to guide future growth along 38th Avenue. The land use pattern envisioned by the Comprehensive Plan for tlie Redevelopment Area is primarily neighborhood retail and services uses characterized by a pedestrian-scaled environment, superior urban design and streetscape, in a mixed-use development pattern with transitional residential development. The findings and recommendations of this Conidor Redevelopment Plan are consistent with the land use patterns, goals and objectives identified in the Comprehensive Plan. The Comprehensive Plan's primary objectives for future growth and development along the 38`h Avenue corridor, are as follows: The 38'h Avenue Corridor Redevelopment Plan Page 2 Clarion Associates & HNTB 10/12/2001 • To promote improvements to 38"' Avenue as a principal entrance or gateway into the City. • To create a pedestrian-friendly environment. • To restore the identity and character of 38°i Avenue as the City's originat "Main Street" 3.3 Boundaries of this Corridor Redevelopment Plan The boundary of the area to wliich this Corridor Redevelopment Plan applies is generally described as the properties along 38"' Avenue, from Wadsworth Boulevard on tlie west to Sheridan Boulevard on the east. SEE: FlGURE 1, STUDYAREABASEMAP. 3.4 Corridor Redevelopment Plan Objectives The stated objectives of tltis Corridor Redeveiopment Plan are as follows: • Strengthen the identiry of 38`h Avenue as the City's "Main Street", defined as being the center of cultural, entertainment and economic activiTy, accessible by vehicle, transit and pedestrian, and identified by the inclusion of certain urban design elements. • To promote a mixed-use development pattern designed to service the surrounding neigliborlioods and community, to include a balanced mix of residential, retail and service businesses. • To iinprove pedestrian and vehicular circulation and safety. • To minimize pedestrian and vehicular conflicts. • To encourage retention and enhancement of existing businesses wliile creating opportunities for new complimentary uses. • To encourage new development and redevelopment tliat is compatible in scale and design with the existing character of Ule Redevelopment Area. 4.0 REDEVELOPMENT TECHNIQUES Public projects are intended to stimulate private sector developmeut in and azound the Redevelopment Area. The combination of public and private investrnent will assist in the redevelopment of the Redevelopment Area, consistent with the objectives of this Corridor Redevelopment Plan, and contribute to increased property and sales taxes for the City. The 38'^ Avenue Corridor Redevelopmeni Plan Page 3 Clarion Associates & HNTB 10/12/2001 38Th AVENUE U RBAN REN EWAL BOUNDARY CITY OF WHEAT RIDGE ~ > m ~ 4-+ L O ~ -6 ca ~ 4~ ~ ~ t ~ D ~ U ~ ~ 6 ~ , > ~ U ~ cn N cn ~ L a 4-; ~ . ~ ~ O i.'-i 4; L o^ , . c6 U cl~ -,.s cn ~ 4-3 L cn N ~ c6 ~ ~ ~ O c~n O ~ u~ N ~ 75 ' CD ~ t Z ~ Scale I " = 500' hh.- NORTti 0 250 500 Legend Property Parcel Lines Street Rjght of Way om a Study Area 4. 1 Redevelopment Techniques In undertaking all urban renewal projects pursuant to this Corridor Redevelopment Plan, the Authority may utilize any the following redevelopment techniques and activities, as deemed appropriate for the elimination or prevention of blighted areas within the Redevelopment Area, pursuant to the Colorado Urban Renewal Law: a. Demolition. The Authority may provide for the demolition and cleazance of buildings, structutes and oflier improvements in t(ie Redevelopment Area. b. Public Improvements. The Authority may cause, or finance, or facilitate the design, installation, construction and reconstruction of any public improvements in the Redevelopment Area. c. Land Acquisition. The Authority shall have tlie power to facilitate urban reuewal activities in tlie Redevelopment Area by acquiring real property th?ough condemnation proceedings pursuant to requirements and procedures established by the Colorado Urban Renewal Law, CRS §31-25-105(1)(e). Tlie Authority shall have tlie power to exercise its legal right to acquire real property and improvements, and atl interests therein, by eminent domain. d. Redevelopment and Rehabilitation. Appropriate activities may include such undertakings and activities authorized by the Colorado Urban Renewal Law or this Corridor Redevelopment Plan, including those redevelopment techniques identified in this section determined to be necessary or desirable. e. Relocation. Relocatiug individuals and families from the Redevelopment Area may be required to facilitate redevelopment activities contemplated by this Corridor Redevelopment Plan. All relocation activities require that the City Council find a feasible method for tlie relocation of individuals and families who will be displaced by an urban renewal project (CRS §31-25107(4)(a)). Relocation Plans. The Authoriry shall prepare and implement relocation plans or policies before any business, family, tenant or individual is relocated. Such plans or policies shall include but will not limited to the following provisions: a. Mefliods for temporary relocations; Relocation to areas not generally less desirabte with regard to public utilities and public and commercial facilities; at rents or prices within the financial means of such persons and families; into equally decent and sanitary dwellings as available to such persons; and in places reasonably accessible to their employment; c. A reasonable relocation payment (as determined by the Authority) for moving expenses and actual losses of property directly related to relocation; 7he 38" Avenue Corridor Redevelopment Plan Page 5 Clarion Associates & HNTB 10/12/2001 d. For businesses, to provide for losses of goodwill and profits which are reasonably and directly related to relocation for which compensation is not otherwise provided. f. Other Techniques. Other redevelopment activities contemplated by this Corridor Redevelopment Plan may include changes to applicable zoning, land use and building code requirements. 5.0 PROJECT FINANCING TECFINIQUES Urban renewal projects may be financed in whole or in part by the Autliority under flie tax increment financing (TIF) provisions of CRS §31-25-107(9)(a), of the Colorado Urban Renewal Law, or by any other available source of financing authorized to be undertaken by the Authority under the Colorado Urban Renewal Law, CRS §31-25-105. 5.1 Financing Methods The Authority is authorized to finance the urban renewal projects within the Redevelopment Area with revenues from property and sales taac increments, interest income, federal loans or grants, or any other available source of revenues. The Autliority is authorized to issue bonds and incur other obligations contemplated by the Colorado Urban Renewal Law in an amount sufficient to finance all or any part of an urban renewal project wifliin the Redevelopmeut Area. Tlte Autliority is authorized to borrow funds and create indebtedness in any authorized form in carrying out this Corridor Redevelopment Plan in the manner contemplated by the Colorado Urban Renewal Law. Any principal and interest ou such indebtedness may be paid from property and sales tas incremeuts, or any other funds, revenues, assets or properties legally available to the Authority. a. Tax Increment Financing (TIF) This Corridor Redevelopment Plan contemplates that one method by which the undertakings of tUe Autliority may be financed shall be the issuance of bonds or incurring other financial obligations payable from certain increments in sales and property tax revenues within the Redevelopment Area, in the manner contemplated by the Colorado Urban Renewal Law. Subject to the provisions of the Colorado Urban Renewal Law, such TIF sUall generalty be implemenYed as follows: i. That portion of the property tax revenues which are produced by the levy at tlie rate fixed each yeaz by or for each public body upon tlie valuation for assessment of tasable properiy in ttie Redevelopment Area last certified prior to the effective date of approval of this Conidor Redevelopment Plan or, as to azt urban renewal project or an area later added to tlie Redevelopment Area, the effective date of the amendment or modification of this Corridor Redevelopment Plan, and that portion of municipal sales tas revenues equal to the amount The 38'h Avenue Corridor Redevelopment Plan Page 6 Clarion Associates & HNTB 10/12/2001 collected within the Redevelopment Area in the twelve-month period ending on the last day of the month prior to the date of approvaf of this Conidor Redevelopment Plan, or as to an urban renewal project or area later added to the Redevelopment Area, the effective date of amendment or modification of this Corridor Redevelopment Plan, shall be paid into the funds of each such public body as are all other tax revenues collected by or for such public body. ii. Except as the Authority may legally provide otherwise under the Colaado Urban Renewal Law, with respect to the Redevelopment Area, that portion of property tax revenues in excess of those described in paragraph 5(a)(i) above and all or a portion of the municipal sales taxes in excess of those municipal sales tax revenues described in pazagraph 5(a)(i) above shall be allocated to, and when collected, paid into a special fund of the Authority, and may be irrevocably pledged by the Authority for the payment of the principal of, premium, if any, and interest on any bonds of, loans or advances to, or indebtedness (whether funded, refunded, assumed, or otherwise) incurred by the Authority to fmance or refinance, in whole or in part, the urban renewal projects; provided that the City may retain a portion of the municipal sales tax revenues and property tax revenues generated in the Redevelopment Area in consideration for City services provided to the Redevelopment Area. Unless and until the total valuation for assessment of the taxable property in the Redevelopment Area exceeds flte amount as provided in paragraph 5(a)(i) above, all of tlte revenue attributable to property tases levied upon the taxable property in the Redevelopment Area shall be paid into tlze funds of the respective public bodies. Unless and until the total municipal sales tax revenue collections in tlie Redevelopment Area exceed the base yeaz municipal sales tax revenue collection, as provided in paragraph 5(a)(i) above, all such sales tas revenue collections shall be paid into the fuuds of the City. When such bonds, loans, advances and indebtedness, if any, including interest thereon and any- premiums due in connection therewith, have been paid, but in no event later than twenty-five years following the effective date of the approval of the Corridor Redevelopment Plan, all property tax revenues upon the taxable property and the total municipal sales tax revenue collections iu the Redevelopment Area sliall be paid into the funds of the respective public bodies. iii. As used in this section, "property taxes" or "property tax revenues" shall include, without limitation, all levies to be made on an ad valorem basis upon rea( and personal property and all revenues attributable to sucli levies. iv. In the event there is a general reassessment of taxable property valuations in the City including all or part of the Redevelopment Area or a change in the sales tax percentage levied in the City iucluding all or part of ffie Redevelopment Area, flte portions of valuations for assessment or sales tax and revenues attributable thereto under paragraphs 5(a)(i) and 5(a)(ii) sliall be proportionately adjusted in accordance with such reassessment or change. The 38" Avenue Corridor Redevelopment Plan Page 7 Clarion Associates & HNTB 10/12/2001 v. The AuthoriTy and the City shall, by agreement, provide for (1) the method by which property and sales taac increments shall be allocated and paid to the Authority pursuant to the provisions of the Corridor Redevelopment Plan and the Colorado Urban Renewal Law; and (2) any limitation or condition on the Authority's issuance of bonds or incurring of other obligations secured by or payable from tax increment financing and the urban renewal projects to be financedthereby. b. Alternafive Utilization of TiF In relationship to the utilization of TIF under CRS §31-25-107(9), of the Colorado Urban Renewal Law, the City, upon adoption of this Corridor Redevelopment Plan, as described in the Resolution approving this Plan, may authorize the utilization of TIF at such time, or times, after the date of the initial adoption of this Plan, that a redevelopment project or projects is/are initiated under the provisions of this Corridor Redevelopment Plan within the Redevelopment Area. Sucli TIF inay be utilized in the entire Redevelopment Area or portions of the Redevelopment Area. Further, it is understood that under this provision, the utilization of TIF will uecessitate a modi£cation of, or to Uiis Corridor Redevelopment Plan, and that the City sliall comply with the provisions of CRS §31-25-107(7) of the Colorado Urban Renewal Law. The details of this utilization of TIF inay also be provided by agreement between the City and the Authority. 6.0 LAND USE CONCEPT The general land use concept envisioned by this Corridor Redevelopment Plan for the Redevelopment Area is subject to further refinement and revision as future plaus and/or projects aze proposed for specific properties within the Redevelopment Area. SEE: FIGURE2, 38r"AflENUECONCEPTPLAN. The general concept envisioned by this Plan is to enhance the existing neighborhood and community-oriented retail and service uses that aze currently located along 38°i Avenue, while maintaining resideutial housiug as an importaut compouent of the corridor's mixed- The 38'h Avenue Corridor Redevelopment Plan Page 8 Clarion Associates & HNTB 10/12/2007 Gateway/Entry Featu re ~ ~ ~ ~ ~ Gateway/Entry Feature __A L ~ t ~ s~ ~ ~ ~ 4-; Ln E ~ ~ ~ `v ~ Possible Civic Presence or ~ Activity„ 4.; 7~ U ct1 0 ~ z ighborhood Oriented Commercial Restaurants & Speciality Retail Pedestrian Scale ~ ~ ~ 43 z N L E ~ ~ ~ ~ s tn CL{ :E ~ ~ ~ C ~ a rn ~ ~ ~ ~ L~ lU ~ Proposed Mixed-Use - Development ~ ~ a~ ~ 81 ~ Mixture of Auto-Oriented Business & Residential Conversions & Uses Mixture of scales (auto & pedestrian) and land uses ~ NORTH 0 200 aoa 5cale i " = 400' Proposed - Streetscape Improvements u~ ~ at ~ o ~ ~ E ~ Strong Neighborhood Residential Oriented Focus Businesses Le~end I Pedestrian Scale Prape^ty Parccl ianes Street RaghL of LS+ay ~"}Ili~{3ri~ ~f30~JRS15J 5sudy r1rea . c ~ L ~ s (f) 38th Avenue Land Use Concept Plan Clarion Associates & KN.T.B use development pattern. Many of the existing properties along 38`h Avenue present significant opportunities for upgrading the image and function of existing and future activities and businesses in the Redevelopment Area. Initial efforts for development and redevelopment will likely be focused near Wadsworth and Sheridan Boulevazds, in the vicinity of the community commercial centers (Safeway and King Soopers) that anchor both ends of 38`b Avenue. Over time, it is anticipated that many of the existing auto- oriented uses, such as caz repair and sales facilities, will decrease as the pedestriazroriented environment is enhanced. Other opportunities that might contribute positively to the Redevelopment Area include civic uses, such as a library, post office, or recreation center, or transpottation facilities. For the purposes of presenting the recommendations of diis Corridor Redevelopment Plan, the Redevelopment Area has been divided into three distinct subareas along 38`1' Avenue. Each subarea is described by certain common characteristics, followed by a summary of potential redevelopment activities that aze intended to support the objectives of this Plan. 6.1 Subarea 1- Wadsworth Blvd. to Pierce Street Tlte Safeway Shopping Center located on the northeast corner of Wadsworth Boulevard and 38th Avenue anchors this end of the 38'11 Avenue conidor. Althougli this center is not within the boundaries of the Redevelopment Area, it is an important influencing factor. It establishes a high quality gateway and design character for the Redevelopment Area, and generates a significant amount of activity that could also benefit existing and future businesses along 38`" Avenue. Another major component of subazea 1 is the Wheat Ridge Cyclery, a specialty retail business that attracts clientele from the entire Denver region and beyond. The subarea also contains a number of popular restaurants that serve local and regional patrons. Potential developmeut activities in this subazea should build on the existing slrengths of the area by encouraging redevelopment and building improvements for additional neighborhood and regional-serving businesses that wilt foster more pedestrian activity. It may be appropriate to consider extending the Ciry's streetscape program, currently planned for the eastern end of 38t" Avenue, to the western end of the conidor, in order to enhance the urban enviromneirt for this subazea. 6.2 Subarea 2- Pierce Street to Harlan Street This subarea cotrtains a larger number of auto-oriented businesses. It also includes a siganificant number of single-family residential structures that have been converted to commercial uses. This Subarea also includes a significant amount of residential housing of varied density and quality. Potential development activities should encourage the retention and upgrading of the existing housin-, in the subarea, and promote redevelopment and building improvements for additional neighborhood and regional-serving businesses. The 386 Avenue Corridor Redevelopment Plan Page 10 Clarion Associates & HNTB 10/12/2001 6.3 Subarea 3- Harlan Street to Sheridan Blvd. The King Soopers Shopping Center located at the northwest comer of Sheridan Boulevard and 38th Avenue anchors this end of corridor. It also establishes a gateway and design chazacter for the eastern edge of the Redevelopment Area, and generates a significant amount of activity that could benefit existing and future businesses along this portion of 38d' Avenue. This subazea contains businesses and uses that are less pedestrian-oriented than those found in Subazea 1. The City is currently undertaking plans to improve the image and appeazance of this azea through a comprehensive streetscape improvement program. This program will improve the Redevelopment Area's image as well as encourage more pedestrian movement and activity. Development activities should build on the existing strengths of this subazea by encouraging redevelopment and building improvements for additional neighborhood and regional-serving businesses. Over time, as improvements occur, it may be appropriate for the auto-oriented businesses to relocate, allowing opportunities for businesses and uses that foster more pedestrian activity. 7.0 LAND USE PLAN Land use within the Redevelopment Area shall conform to those uses (by right or otherwise) permitted by the City's adopted comprehensive plan, zoning code, and other applicable ordinances and regulations. 8.0 AMENDMENTS TO THE PLAN The approved Corridor Redevelopment Plan may be modified pursuant to requirements and procedures set forth in CRS §31-25-107, of the Colorado Urban Renewal Law governnig such modifications. 9.0 REASONABLE VARIATIONS In specific cases, where a literal enforcement of the provisions contained in the approved Corridor Redevelopment Plan constitutes an unreasonable limitation beyond the intent and ~ purpose of the Plan (as determined by the Authority), the Authority may allow reasonable variances from these provisions. The 38" Avenue Corridor Redevelopment Plan Page 11 Clarion Associates & HNTB 10/12/2001