HomeMy WebLinkAboutURP-97-1PUBLIC HEARING SPEAKERS' LIST
CASE NO: URP-97-1 DATE: Septemeber 18, 1997
REQUEST: A request for determination that an amendment to the Wheat Ridge Town Center Urban
Renewal Plan is consistent with the City's Comprehensive Plan.
PUBLIC FORUM ROSTER
THIS IS THE TIME FOR ANYONE TO SPEAK ON ANY SUBJECT NOT APPEARING UNDER
ITEM 6. OF THE PUBLIC HEARING SECTION OF THE AGENDA.
Please print name, address and phone number.
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GROWN HILL
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• SITE PLAN
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REZONINSS AND 5PEMAL LEE- PERHITS
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ENCLAVES
WITH
ANNEXATION POTENTIAL
FOR THE
CITY OF
WHEAT RIDGE
Legend
21 Enclave and Reference Name
City of Wheat Ridge
Other Municipality
Unincorporated Jefferson County
Municipal Boundary
Street`
R1ver, #ream, Creek, or Canal
0
EnW e Acreage and Road Mileage
ESIZE ROADS ENCLAVE SIZE ROADS
NUN1aER (ACRES) (MILES) NUMBER (ACRES) (MILES]
'5T 11.7 0.1 54 0.8 0
52 26.7 0.7 55 473 1
53 114 2
TOTALS FOR WHEAT RIDGE: ENCLAVES ACRES ROAD
MILES
5 626.2 3.8
2500 FEET 2500 REPRESENTATIVE
FRACTION:
1 0 1 1: 30,000
INCHES
ONE INCH ON THE MAP REPRESENTS APPROXIMATELY 2500 FEET ON THE GROUND.
JEFFERSON COUNTY GIS DEPARTMENT
JUNE 25,1996
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On April 28, 1997, the City Council directed ED ARC to prepare all necessary documents to
include Vern and Marge Vs shka's real property into the Wheat Ridge Town Center urban
rene%�� area in order to facilitate some of the infrastructure improvements necessary for the
commercial redevelopment • this parcel,
A public hearing has been set for consideration of the proposed amendment to the Wheat Ridge
Town Center Urban Renewal Plan. State law requires that the Planning Commission review the
Urban.Renewal Plan, mid all subsequent amendments to determine whether the Plan, as modified,
'I is in conformance with the City's adopted Comprehensive Plan,
Attached is a copy of the modified urban renewal plan, approved by EDARC at their August 28,
1997 meeting,
The proposed revisions are indicated by italics or bold while deletions are 9"1 stfike
highlighted. In summary, the modifications are as follows: I
The boundary of the Urban Renewal Area is expanded to include the North West
comer of West 44 Avenue and Wadsworth Boulevard,
III III illilli iiiiiiiijiliiiiiiiiiiiiiiiiiiiliiiiillllI 11111111111!7 " III 1111 11 111� III III 1 II: 11�� III I
9 "I
• Me Comprenensive future
Land Use Map. Current zoning on the property is Commercial-One. No zone changes are
required for the proposed redevelopment, However, a plat submittal will be forthcoming.
Staff has reviewed the proposal and has concluded it is consistent with the goals and policies •
the City's Comprehensive Plan, A recommendation 4 f approval is given.
RE!COMMPINDED MOILQN,-!j.
Option A. " I move that Case No. URP-97- 1, a request for determination that the amendment to
the Wheat Ridge Town Center Urban Renewal Plan is in conformance with the Wheat Rid
Comprehensive Plan be APPROVED for the following reasons:
I . It is consistent with the Comprehensive Plan,
2. EDARC and Staff recommend approval."
Option B: " I move that Case No. URP-97- 1, a request for determination that the amendment to
the Wheat Ridge Town Center Urban Renewal Plan is in conformance with the Wheat Ridge
Comprehensive Plan be DENIED for the following reasons:
1.
2,11
81311'97 WHEAT RIDGE TOWN CENTER
MODIFIED URBAN RENEWAL PLAN
Phase-" ) of the Project, provided that the Authority -*41 followed the Project
Elements and Purposes that af* were achievable, consistent with the commercial
retail market.
Phase 4 of the Pr(#ect expands the urban renewal area to include a parcel at the
Northwest corner of West 44' Avenue and Wadsworth Boide vard to allow for
infrastnicture improvements. All of the Project Objectives, Project Activities,
adopted tit Phase 2 and Phase 3 of the Plan are extended to the E xpansion Area,
as shown in F!.xhibit B.
I'M =T'rFTMY'=t I V1711 TIMTUMM7774174' as 71777valment ff.) anu incorpor
herein by reference,
M�
-C- FfNAN NG PLAN
Phase I was financed by with the utilization ee4eetion-of sales tax increment and
real property tax increment, All project elements were undertaken and paid for as
the tax increments was were collected.
Until the effective date of abolishment of the Authority, no tax increment or other
funds in the possession • the Authority shall be expended or otherwise distributed
except upon projects, • pursuant to contracts, ♦ pursuant to budgets, which have
been approved by a majority of the members of the Wheat Ridge City Council
present and voting at a regular or special city council meeting,
9
8
11. INTRODUCTION AND 'BACKGROUND OF PHASE 2 (1987), AND PHASE 3 ) ( 1992),
AND PHASE 4 (1997).
B. Pr rC!J!Zgt Qb_jgr.Ji4 g5.
L The Authority may acquire property as identified in Exhibit A'and Exhibit
B, assemble the property and sell it to a private developer t. new
development, rehabilitation or redevelopment which is consistent with and
promotes the concepts and goals and objectives • the Urban Renewal
Plan. The terms of the sale and redevelopment shall be controlled by an
9
8 3197
Agreement between the Authority and a
developer,
2. The Authority may rehabilitate existing structures, -or parking lots, or other
itifra.lUructure improvemetilv, provided that the property owners are
willing to cooperate financially.
4 The Authority may beautify the Project Area through increased intem
landscaping, perimeter landscaping, ef improved public amenities or
improveil itiframnicture. i
C Rigiggi Advilio.
The project activities shall be to participate and assist in the new development,
redevelopment or rehabilitation of the Wheat Ridge Town Center, which by way of
illustration by atid not by limitation may include the following:
#
2. Acquire by lease, negotiated agreement or exercise of the power of eminent
domain the right to fee simple interest or any other interest in real property
and personal property; and/or
I Assist qualified businesses, tenants and occupants with moving and othe
relocation expenses associated with redevelopment or rehabilitation in th
project area. These benefits shall be defined more explicitly by a
Relocation Handbook which shall be adopted by the Authority pursuant
the Urban Renewal Plan; and/or I
4. Complete site preparation of proposed redevelopment projects within the
redevelopment area which may include but not be limited to, demolition
and clearance of buildings, structures, pavements and all other types of
improvements, and relocation or provision of public and other utilities;
and/or
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8 3191
6. Provide financial assistance in the design and construction of private
development, redevelopment or rehabilitation project wich may include
grants, services-in-kind or loans atid other meatis offitiaticial assistatice,
and/or
7, Assist in the overall beautification of the Wheat Ridge Town Center, which
may include various improvements and landscaping.
1). Zlq.�e LVF-rtx7itsioiidrea
Phase I V E'rlwtisiott A rea, which is shown oti Exhibit B which is attached and
incorporated herein by reference, is the Northwest canter of West 44' A venue atid
Wad,NworlhBotdei This area is included in the urbatt rettewal area to
encourage the sigifificatit itifrastructure imlirovemelits necessary or
redevelol)ment. Mese include, but art tiot limited to, the ititersectiott
OREM
redevelopment, the right -of- qv expansion, the utilio relocation and the utility
upgrade to current building and fire codes.
0
elimination of conditions constituting b-Wht which are detrirneiak-* tffl,
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Encouragement • increased patronage of businesses within the Urban
Renewal Area and ad�acent areas by 2� si
access, attractiveness, eftifieetion synergy and recognition of the
commercial center.
4 Provision of a stronger, more balanced tax base through new development
• rehabilitation of existing properties resulting in increased commercial
activity,
5. Encouragement of rehabilitation of properties that have a potential to
function more compatibly with new development.
6, Increase the ttse utilization of the area by the public and private sectors
through additional public facilities and/or enhancement ♦ existing public
areas,
7. Create a Town Center with a main street type area for the community of
Wheat Ridge.
D. LAND USE REGULATIONS, BUILDING REQUIREMENTS AND
VOLUNTARY REHABILITATION,
q1I I rip 1111111115 1 11! 11 1111
I I I Liz r! if [f ort 1 gign Kull al h-.W# DWI N IM01#1 I It I H
N
E. P ACIMBES.
emytra Ik Authodw
Except as provided, or as limited herein, the Economic Development and
I Tregilng, Me Autnonty s a exercise each or any ot
the powers set forth in this Section IILE, Subsection I through 6 inclusive,
only upon the prior approval by a majority • those members of the Wheat
Ridge City Council present and voting at a regular or special city council
meeting.
91
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During the time that acquired property is owned • the Authority, such
may be rented, or leased, or controlled in any legal Manner, pending its
disposition for redevelopment.
Relocation benefits will be available only to businesses functio •
residents living within the Project Area occupyingprol)erlies de,-vignaled
for acquisition as • the date of the Authority's Notice of Intent to Acquire
Property under the laws related to the power of eminent domain. to4he
businesses-and-re&ident,&.
The Relocation Handbook shall include, but not be limited to, the
following:
a. The procedures for applying for relocation benefits from the
Authority;
b. The manner in which the Authority shall pay such relocation
expenses,
El
8-3197
C, The moving expenses and related expenses for which the Authority
shall pay the relocatee,
EM
5 Costs • constructing • moving real property
4 PrQufaly Agauisitiol,
The Authority may sell, lease, • otherwise transfer real property or any
interest therein acquired by it as a part • an urban renewal project for
residential, recreational, commercial, industrial, or any other legal uses
otftermses ordance with the Urban Renewal Law •
the State of Colorado, Section 31-25-106(l), C.R.S. as amended or aiiy
other applicable laws.
uffi •
o pnor apipri e majoray it,
TMTFTM I
City Council present and voting at a regular • special city council meeting, the
Authority may utilize any, all, or a combination of the following financing
mechanisms in implementing the Project as herein defined.
MOM
2. Iax Incr
The project initiated to implement the Plan are to be financed by the
Authority under the tax increment allocation financing provisions of the
Urban Renewal Law of the State of Colorado. The general provisions of
the financing method are set forth below.�!�����
V "TM
12
The following information describes the division of funds necessary to
# # # # - - I
This description relates to all property taxes and municipal sales taxes
generated within the urban renewal area.
A The Authority has established a tax increment revenue fund for the
deposit of all funds generated pursuant to the division of property
and municipal sales tax revenue described in this section regarding
financing and any other funds so designated by the Authority,
A The property and municipal sales tax shall be divided according to
Colorado law, for a period of 25 years from the effective date •
M
.e The division of municipal sales taxes generated and collected from
within the Project Area after December 31, 198 1, shall be:
I MWr dMICILF11F I � ne putpert on Exffl*671
A shall be paid into the funds of the City annually
commencing on January 1, 198 1, and the first day of
January of each year thereafter.
4 All interest earned on the deposit or investment of funds
allocated to the tax increment fund shall be paid into the tax
increment fund
• the Authority.
Me City has entered itito a separate agreement with the
redeveloj)er of the real prolwrty located in the Northwest
[El
M�
corner of West 44' A i, and Wadsworlh Boulevard for
the utilization of sales tax incremental funds for the
infrastruclure improvements requiredfor redeiielol,)ment.
The division of ad valorem property taxes for the project area shall
be divided and paid to the Authority by the Jefferson County
Treasurer as provided • Colorado law,
15
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BLIQUI S_QR�LEY— PHASE, IV EXEANNSM AM
Under Colorado Law, the term"blight"' describes a wide array • urban problems which
can range from physical deterioration of buildings and the environment to the health and social
and economic problems in a particular area. Before remedial action can be taken, C.R.S. Section
3
101 et seq, Requires a finding of blighted conditions within the City by the governing body.
A finding of blight in an area is not confined to a single matter, but rather it is a cumulati
conclusion attributable to physical, environmental, social and economic factors, No single facto
can be authoritatively cited as a cause of blight. C.R.S. section 3 1-25-103(2) defines "blighted
area" as follows: I
In recognition of this, this survey has measured a wide range of physical, environmental and
socio-economic factors based on field survey work and interviews conducted with various city
and special district agencies. Data has been gathered and evaluated in the following general areas
1. Land Use.
2. Utilities
3. Traffic
4. Public Streets
5. Access
6 Site Conditions
7. Building Conditions
& General Health and Safety,
Wimp
depicted in graphic form to show the geographic inci ence of various blighting factors, Maps
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191011
73197
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The Phase IV expansion area consists of five buildings and a Public Service Co natural g
pressure control station, This parcel is located in the northwest comer • W. 44 Avenue and
Wadsworth Boulevard. I
To the east and south of the subject parcel is a commercial area. Approximately three-
quarters northem boundary is adjacent to a commercial use. The remaining area is
adjacent to a multi-family area. The western boundary is adjacent to commercially zoned areas as
well, The properties adjacent to the west area are currently being used as office and a personal
residence.
�Mv �
Numerous interviews were conducted with various City and District Departments and
other employees of the City in order to obtain the latest relevant information, the most current
plan
• the various departments and exl)ert opinions regarding the survey area, Persons providing
input for the Blight survey include:
19
Ju y 31, 1997
After the agency interviews and field surveys were completed, a series of 6 exhibits was
prepared to document the various blight factors. These exhibits consist of a base map designation
of the survey area boundaries with symbolic indication of each of the blighting factors noted, A
description of each of the six exhibits is as follows:
Et<bihit 2: Jjfit&L The public infrastructure to serve the area is inadequate, Building #1,
which is currently being used as a restaurant is served • a one- half inch water
line. A minimum of a one inch water line is required. Building #2, when used
it
att auction house, also had inadequate restrooms due to the size of the water fil
Overhead power lines are within the setback of West 44 Avenue. They also
contribute to a very unjilea.-.ant and unacwhetic sen.ve of the entire area.,
9
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73197
water damage. Building #5 does not appear to have doors and is in a state of
deterioration,
Buildings 9 2, IMI 3, and ##5 were demoliAed during the first week of Jutte, 199 7.
An analysis of the various conditions found in the Phase 11 Expansion Area leads to the
conclusion that blight as defined by the Colorado State Statutes, does exist. No single factor w
considered as in itself"blighting" but rather the presence of numerous factors which are
cumulative in effect. I
If there is a single factor that stands out as "Blight" it is the encroachment • the buildings
onto the right-of-way resulting in a dangerous intersection.
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Wheat R. dge Police Department
Calls for Service At 7685 W. 4Mh Ave.
Type of Call
1993
1994
1995
1996
1997
Assist
2
Disturbance
Harassment
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Juvenile Trouble
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jVoise Disturbance
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Private Property Accident
1
1
2
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Univanted Person
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Exhibit 1-A
DOCUIME NTATION OF BLIGHT.
PHASE I
The term "Blighted Area" s neat necessarily synonymous with
11 i o
slum", as in the context of early renewal project and the
terms should not be confused with regard to the findings herein.
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potential. These streets have been relegated largely to a status
of commercial access, which is incompatible with their arterial
classification, their regional importance and their primary
.r,function of pumping high volumes of traffic trough the area.
According to Department of Highways counts, Wadsworth Blvd. has
tradonally carried the heaviest north-south traffic volumes in
the City, while 44th Avenue carries the heaviest east-west
volume, and 38th Avenue next second to W. 44th Ave in east-west
traffic vol
The Colorado Division of Highway Safety report for 1977 compares
accident frequency with other suburban cities of the Denver
region.
Wheat Ridge
Golden
Lakewood
Aurora
Arvada
N
Accidents R �jr 1000 p2RHlation ,
70.6
52x2
43 5
34 8
30.8
In Private Parking lots across Wadsworth and 44th from the
Project Area, there were nine accidents. Undoubtedly, many minor
accidents go unreported.
It is difficult and unsafe for pedestrians and bicycle riders to
negotiate street crossings and there is a lack • facilities for
pedestrians and cyclists throughout the Project Area.
iff- Me It
Siting of buildings and activities fronting on periphery streets
detracts from visibility and recognition of the internal retail
establishments.
There are six auto oriented businesses, eight eatin
establishments, "Our nonconsumer type businesses and tw
financial •
instit-. plus other businesses fronting on th
street while interior businesses generally suffer from lower tha
normal sales.
N
The Project Area is made up • fragmented ownerships and
leaseholds with some lots having inefficient configurations; too
'Ilk narrow and deep to use as siies for commercial buildings.
Although there has been some recent consolidation of lots, the
site remains fragmented and difficult to develop.
The Land Utilization element of blight, in this instance, is also
related to auto traffic problems.
The lack of overall site planning and piecemeal development has
resulted in poor internal circulation with no connection between
the north and south nodes of the Project Area. Unif ication of
the two halves would benefit most businesses and greatly improve
traffic circulation and safetv.
4
interest, while the backs present an unpleasant view to adjacent
PrODerties. Architecturai design, be a matter of changing
tastes, should be considered in discussions of blight only when
or ugly as to detract from marketability or retard
development.
There are three pockets with classic signs of early deterioration
in the Project Area.
Behind Jack on Wadsworth is an old, long single-story
building of several modest apartments, showing some
deterioration. Nonmatching, patchy roofing detracts from the
appearance. Some old sheds, lacking paint, are on the property.
Fire trucks access would be difficult because of a narrow
entrance lane with two adjacent •• degree turns.
Immediately to the South behind Etta's Place is an old house
converted to offices. Exterior materials are cracking stucco a&4
siding in need of paint. Access is through the restaurant
parking lot.
At the southeast corner • the Project Area are five houses in
fair condition of which four are quite old. They have a
combination of residential, commercial, and home occupation uses
and vacancy, and are flaked by service stations.
9
heavi populated area, the Project Area has failed to realize
its full potential for profitable enterprise, or as a generator
of tax revenue for the City.
�iere, is a co=ercial area that can be greatly improved through
private and public cooperation.
0
EM1101T 42
AVERAGE ANNUAL WMDAY-TRAFFIC
Source: Colorado DOtj
RTH I BLVD.
( 1 71) 11, Boo *
('71)
14
/ 0 75? 13 900
('75)
17,600
0 7 9) 14"800
('79)
16,41
W.3fth Av.
('71)
33,200
C753
33,300
( 1 79)
36,000
Peak
Hour; 9%
of the above.
EXHIBIT 2
♦ lFewtv
A park, landscaping and street improvements were financed •
participation • property owners and through tax increment, paid
out of taxes generated within the project area. No additional
taxes were assessed to the owners or to the general public. This
constitutes a private-public partnership for revitalization.
The following steps were taken to reach this point of action:
IIIIIIIIIIn
I 1 11 1� 1111 111 1 111 1 11 11;�
551 • •
loam ?= ORELOORM1110 ♦ 0 * i
In May of 1978, the city council authorized the Community
Development Department Staff to hire an architect for the purpose
• implementing the concepts of the Comprehensive Plan to create
a unified commercial center at the Wadsworth Commercial Activity
Center.
UNIFIED SHOPPING CENTER PROJECT - L2�-8
1 Facilitate the acquisition or dedication of
easements for a north/south major connector drive
between West 38th Avenue and West 44th Avenue at
the front of the Park-n-Shop and Time Square main
buildings.
7. Develop a
main entrance to Park-n-Shop Center to
include
a new traffic signal at 39th Avenue and
entrance
improvements such as new curb radii,
medians,
landscaping and lighting.
S. Work with
property owners within the Urban Renewal
area to
establish a public/private cooperative
project,
with an equitable sharing of costs, to
develop
the remaining portions of the major
Connector Drive between West 38th and West 44th as
shown on
Exhibit #"4, in order to achieve good
vehicular circulation and improved safety for both
vehicular and pedestrian traffic through the use
of landscaping and other design options.
In order to achieve these objectives, the City council approved
the following Project Elements:
2. Authorized staff to prepare the needed
official plans, legal procedures and
financial instruments for the project..
Assistance from a number of consultants.
$25,000 4/81
3. Urban Renewal Authority approved. 9/81
7, Authorized the Urban Renewal Authority to
9. construction of the connector drive including
demolition of the apartment building. Cost to
construct the drive estimated not to exceed $50,000.
Apartment building demolition is not to exceed
$10,000. 9/13/82
10. Cleanup and modest development on the park
to make it safe, attractive and well lighted.
The lights illuminate the connector drive
along with the park. Cost is estimated not to
exceed $10,000. 9/13/82
Transferred from the City to WRURA, contract
rights from Dunaway, Merat and the new park to
construct the connector on the properties and
construction easements. 9/13/82
0 1 1 111111 - • # # 2 •
EM
Authorized the Urban Renewal Authority to
work with the property owners in the
Town center to improve parking circulation and
beautify the Area by additional landscaping.
10/14/85
C. To provide a full range of retail shopping with
special emphasis upon increasing furniture,
clothing and dry goods sales.
D. To provide a pleasant shopping environment whicl
GOALS: (PAGE II-11)
B. To provide an aesthetic asset to the community and to
provide visual and psychological relief from the
effects of urbanizations.
C. To provide open space that functions as part of the
structural framework of the City.
D To provide diverse cultural facilities and activities.
(Page 11-11)
To include historic preservation effort: within the
Park program. (Page 11-12)
OBJECTIVES:
I
Z By acquiring parks and open space as a part of land
devillopment proposals. (Pace 11-12) '•
A. WHEAT RIDGE TOWN CENTER - Master Plan
I. D959. itan And pqrggsg
"SECTION II. GOALS & OBJECTIVES FOR THE CITY OF WHEAT
RIDGE.
OBJECTIVES:
By enacting performance standards for ;:;11
By beautifying the City, using methods such as
development of parkways, burying utility lines,
enforcement
• sign and building codes, and
requiring more landscaping • new projects.
(Page
GOALS: Commercial and Industrial
B. To provide psychological visual relief from
the effects • urbanization.
OBJECTIVES:
2. By encouraging the use of plazas, landscaped
areas, parkways, open space and buffer areas
within new developments and redevelopments. (Page
11-4)
TRANSPORTATION
GOALS: (Page II-6M
C. To provide a full range of retail shopping with
special emphasis upon increasing furniture,
clothing and dry goods sales.
D. To provide a pleasant shopping environment which
will make shopping in comfort, safety and
convenience possible.
To .-
. . .- visual and psychological relief from the
effects of urbanizations.
C. To provide open space that functions as part oZE the
structural framework of the City.
To provide diverse cultural facilities and acti•,rities.
(Page 11-11)
(31• To include historic preservation efforts within the
park program. Page 11-12)
OBJECTIVES:
4
A. To participate in the development of a well-
balanced regional transportation system to move
people and goods in a safe, expeditious and
economic manner.
C. To ensure public safety for pedestrians,
bicyclists and motorists.
G. To promote the development of community activity
centers which will decrease the use of the
automobile.
H. To increase the attractiveness of the City's
streets. (Page 11-6)
8. By improving and adding where necessary, traffic
controls and synchronized signs.
12. By encouraging screening of parking areas by use
of grade separation, landscaping or walls. (Page
11-7)
IV. ECONOMIC BASE (Page 11-9)
A. To encourage a strong diversified economic base,
which will enable the City to provide quality
servi.ces at a reasonable
B. To utilize the limited develcoable commercial
land in a responsible manner.