HomeMy WebLinkAboutWPA-97-1CITY COUNCIL MINUTES: September 8, 1997 Page -2-
Rick Eskeldson, 7220 West 48th Avenue, spoke in favor of speed bumps on 48th Avenue.
John Kellow, 4740 Parfet Street, wanted to bring to Council's attention that the City is
dumping storm water in a ditch that belongs to the Bayou Ditch Company; City is not paying
their fair share.
Jack Hurst, Chief of Police, read a statement regarding an article in the Jefferson Sentinel,
with the headline "Victim's mom says police killed her son". Chief Hurst has personally
reviewed all the details of this case and held discussions with officers directly involved in this
case, he is satisfied that police response was appropriate, thorough and effective.
Bob Middaugh stated that he has reviewed this matter with Chief Hurst and supports him
and Officer Berkowitz. This is absolute irresponsible journalism and he stands behind the
Chief and the department on this.
LOCAL LIQUOR LICENSING AUTHORITY MATTERS
Item 1. . Modification of Premises for Applejack Liquors, Inc.
Item 1 was introduced by Mr. DiTullio; title and summary read by the Clerk.
James Shpall, applicant, was present to answer questions.
Motion by Mr. DiTullio to approve the modification of premises for Applejack Assoc. Inc., dba
"Applejack Liquors Inc.", 3320 Youngfield Street, Wheat Ridge, Colorado, and authorize the
Mayor and City Clerk to sign the application; seconded by Mr. Solano; carried 7-0.
PUBLIC HEARINGS AND ORDINANCES ON SECOND READING
Item 2. Council Bills No. 32, 33, 34, 37, 27, 28, 38, 31, 30, and 29, making
amendments to the City's Code of Laws regarding residential density and
density limitations and an amendment to the City's Comprehensive Plan
corresponding to the various density changes made by the Council Bills.
Item 2 was introduced by Mr. DiTullio. Motion by Mr. DiTullio to suspend the Council Rules
for this item only and allow Councilmembers to speak more than twice; seconded by Mr.
Solano; carried 6-1 with Mrs. Worth voting no.
Motion by Mr. Siler to allow the Clerk to read three letters into the record; seconded by Mr.
Solano; carried 7-0.
CITY COUNCIL MINUTES: September 8, 1997 Page -3-
City Clerk, Wanda Sang, read a letter from Wheat Ridge United Neighborhoods, Inc., which
was in favor of the Ordinances and asked that Council support their passage. The second
letter was from Tom Shoup, who asked that 1. all the Ordinances be withdrawn; 2. all
property owners be notified by certified mail of zoning changes. The third letter was from
Kathy Hass and Georgia Hass, who expressed their displeasure at the lack of proper
notification to property owners; they asked that Council include an amendment that excludes
existing duplex and multi-family units from the density requirements.
Mr. Middaugh and Mr. Dahl explained the background and reason for these Ordinances.
This is a legislative issue, not a zoning matter.
The following speakers were swom in by the Mayor:
Avis Cheryl Compton, 4630-40 Pierce Street, stated that she and her mother own a six-unit
property, that is zoned R-3, which is one of the two types of structures that were not
exempted in the first reading. If anything happened, she could probably only rebuild four of
these units; they are facing about 1/3 loss in the value of their property, they can't afford that.
Her other concern was insurance, how would that be covered? She also feels that
insufficient notice was given to homeowners.
Ron Selstad, 23461 Morning Rose, Evergreen, made his comments as a Real Estate
Broker, appraiser, owner of Wheat Ridge rental property, and former Wheat Ridge
Councilmember. The proposed changes affect 6-700 existing properties; no matter how you
phrase it, this is a rezoning process and you have given no notice to the owners of these
properties. He asked that this be tabled indefinitely; he would support passage of Council
Bills 30 and 31.
Harold Smethills, 15669 West Maple Drive, owns multi-family units in the City; does not
understand the animosity toward people who rent; most of us have been renters in our life; if
1/2 of the residents of Wheat Ridge are renters, have they been considered in this process?
Density is not Wheat Ridge's problem, it is the age of its housing; it is old and getting older.
This proposal is misguided and unfair; the effect will be to deprive people of new, affordable
quality housing in Wheat Ridge and will take significant property value away from the very
people who have built so much of this City.
Jack Squire, 3270 Allison Street, duplex owner, didn't receive notice until he got one of the
cards that the Realtors sent out; his property is a lifetime investment; feels that
grandfathering in existing properties is a must and anything less is unconstitutional.
Harold Lofgren, 4655 Everett Street, duplex owner, feels they should be grandfathered in.
He would like to be notified next time a change is proposed.
CITY COUNCIL MINUTES: September 8, 1997 Page -4-
Jimel Skaff, 4015 Ammons Street, duplex owner, asked to be grandfathered in
Tony Ficco, 12425 West 38th Avenue, is concerned about changing the square footage
allowed in the R-2 and R-3 of the remaining land that's left in the City. 94% of the City is
already developed; this requirement is being aimed at a few people, because of the 6% of
the land that's available to be developed, doesn't state that it's zoned R-2 or R-3, it could be
A-1, 1-1, C-2, etc. We are going at this like we are a new City. Where does this leave a
property owner who has held his property for years and now he may be finally in a position
to develop it and he can't develop it.
Lou Ficco, 11315 West 38th Avenue, asked that Council take more time to look into this and
not rush into anything.
Dan Boyce, 3433 Wadsworth Blvd., owns 1 acre with 3 houses on it; might want to develop
that into apartment houses at some point; asked that his property also be exempted.
Bob Fischer, 5055 West 33rd Avenue, owns 5-unit apartment in Wheat Ridge, wants R-3
exempted.
Nancy Snow, 11155 West 40th Avenue, Chairperson of the Comprehensive Plan Committee,
gave background as to how they came to make the recommendations. This City has a really
strange zoning system, called pyramid zoning; the gripes are that you can have an
apartment building right next door to a single family neighborhood; if we don't do something,
people are going to tear down our many, many, small homes and put in apartments and
people don't want that. She encouraged Council to pass this tonight.
Boyd Adsit, 3245 Moore Street, President of Wheat Ridge Alliance for Progress, asked that
any further action be postponed until after specific notification of effected property owners
has been made and public hearings have been held. The Transcript has a very poor
circulation; it is published on Friday, he gets his the next Thursday.
Deanna Leino, has owned property in Wheat Ridge for 30 years; would appreciate being
notified by mail if anything like this comes up; asked that exception be passed.
Terry O'Neill, asked that this be postponed, but pass the exemptions so that property
owners are protected.
Nancy Werkmeister, 2996 Reed Street, homeowner in Wheat Ridge, spoke in favor of the
density plan; a lot of time, effort, thought, and communication has gone into this plan. With
lower density you have more stability in your population; is in favor of-grandfathering in
existing properties; asked that this plan be passed tonight.
CITY COUNCIL MINUTES: September 8, 1997 Page -5-
Dave Bandimere, invited anybody present to come to 32nd and Benton and look at the
quality of their apartments compared to the immediate neighborhood; the property has been
in his family since 1937.
Rose Moore, owns property in Wheat Ridge, asked for exemption for R-3 zoning.
Edgar Gregory, 6710-20 West 47th Avenue, owns property with his grandmother; had a lot
of questions that weren't answered, thinks this should be postponed.
Roberta Thomas, 6595 West 32nd Avenue, has a hard time understanding the reasoning for
these changes; she hasn't seen much building going or, or much change; the people who
live in Wheat Ridge were either born here, or moved here for the unique quality of the City.
She has R-3 property; was given no notification; please rethink this.
Gail Vichiola, 6601 West 32nd Avenue, doesn't understand the need for these Ordinances,
only understands the need for grandfathering.
Andrew Loushin, 4635 and 4610 Field Street property owner, (doesn't live in Wheat Ridge)
wished they had bought their property elsewhere after hearing about these Ordinances;
would appreciate the R-3's being grandfathered in.
Catherine Dunlop, 7160 West 30th Avenue, stated that the City of Wheat Ridge does not
have the funds to notify everyone about every issue; people have a responsibility to keep
informed about issues they are concerned about; meetings have been held by the
Comprehensive Plan Committee with each District; Planning Commission held public
meetings and Council had public input at the first reading. Comprehensive Plan has been
developed with input from a lot of citizens all over the City of Wheat Ridge; people are
concerned about unrestricted growth, increasing density and protecting the character of their
neighborhoods. City has the right and a responsibility to provide guidelines for future
development of the City. The previous guidelines are very old. She urged Council to pass
these Ordinances.
Margaret Parry, 3060 Teller Street, her family owns several duplexes and a fourplex in
Wheat Ridge, spoke in favor of the density ordinances.
Martin Borose, 7200 West 31st Place, firmly supports this particular Comprehensive Plan;
wants to have a residential area without a multi-family unit sitting square in the middle of it.
CITY COUNCIL MINUTES: September 8, 1997 Page -6-
Louise Turner, 11256 West 38th Avenue, is a firm supporter of low density and has watched
for 28 years as the low density districts in Wheat Ridge have been whittled away by
rezonings; however, there is a basic flaw among the ordinances in this group which violate
the longstanding assumption and belief that we have a right to rely on our zoning; our rights
in any zone district are clearly spelled out in the zoning law and she doesn't care if it's her
right to have a horse, or her neighbors right to put a given number of units on a given sized
lot; if it is spelled out in the existing zoning, it is a use by right. Asked that Council make a
commitment not to take low density land and rezone it for high density development.
Motion by Mrs. Worth to go past 11:00 p.m. and finish this Item and Item 6 and continue the
rest of the Agenda to next Monday, September 15, 1997 at 6:00 p.m. and continue until we
finish our Agenda at that time; seconded by Mr. Solano; carried 7-0.
Kim Stewart, 11700 West 46th Avenue, owns and occupies along with her mother a duplex
there; was very happy when moratorium occurred; grandfathering in existing property is
important; supports what the Council has done; asked that all current existing things be
grandfathered, including those properties that are currently zoned to be built upon.
Diane Simmons, 7160 West 29th Place, voiced her support for the proposed density
ordinances because they provide a proper and fair means of assuring that Wheat Ridge will
retain the quiet, safe, country atmosphere which attracted us all here in the first place; this
will protect our City from becoming just another victim of uncontrolled urban sprawl; urged
Council to pass the Ordinances.
Jerry Roach, 7805 West 41st Avenue, was concerned about people in a single family home
on R-2 property that eventually wanted to build a duplex and couldn't do it under the new
Ordinance. He feels this constitutes downzoning by Ordinance.
Roger Loecher, 4599 Carr Street, people are happy with their zonings, they don't want to
change and face the uncertainty of what can happen.
Sandy Collins, 3415 Teller Street, duplex owner, applauded Council and staff for moving
density ordinances forward; this will protect the integrity of neighborhoods for all residents;
plenty of notice was given by the City.
Tom Slattery, 6869 West 32nd Avenue, Vice Chairperson of the Comprehensive Plan
Review Committee, clarified some issues that have come up tonight. He disagreed with the
Committee to increase the lot area for duplexes; feels the 12,500 square foot requirement is
plenty.
CITY COUNCIL MINUTES: September 8, 1997 Page -7-
Ron Patera, member of the Comprehensive Plan Review Committee, explained how they
based their decisions and recommendations on input from citizens who attended the public
meetings. What Council has in their hands tonight reflects the sentiments and concerns of
the community. He also recommended that Council grandfather the existing structures. He
believes in the 15,000 square foot requirement for duplexes.
Susan Seeds, 6147 West 35th Avenue, asked that Council pass their decision on quality of
life for all Wheat Ridge citizens rather than money; asked that these Ordinances be passed
with the appropriate amendments.
Jim Homburger, 5509 West 26th Avenue, owns R-3 property; doesn't think it's fair to
devalue people's property; quality of life here hasn't changed; he is angry about it.
LaVonne Holden, 3321 Yarrow Street, duplex owner, feels the current lot size for duplexes
is more than adequate, we don't need 15,000.
A. Council Bill 32 - An Ordinance concerning residential density limitations upon two-
family dwelling units in the R-2 District.
Motion by Mr. DiTullio for approval of Council Bill 32 (Ordinance 1087); 1 further move to
delete the words (2) redevelopment of a property where reconstruction of a structure is only
part of such redevelopment; seconded by Mrs. Shaver.
Motion by Mr. Siler to amend the Council Bill to change the 15,000 square feet back to the
12,500; seconded by Mr. Solano; failed 2-5 with Councilmembers Siler and Solano voting
yes.
Motion by Mr. Solano to amend the Council Bill to exempt existing R-2 property owners that
do not have an existing structure from this; seconded by Mr. Siler; failed 2-5 with
Councilmembers Solano and Siler voting yes.
Original Motion carried 6-1 with Mr. Siler voting no.
B. Council Bill 33 - An Ordinance concerning residential density limitations upon two-
family dwelling units in the R-2A District.
Motion by Mr. DiTullio for approval of Council Bill 33 (Ordinance 1088); 1 further move to
delete the words (2) redevelopment of a property where reconstruction of a structure is only
part of such redevelopment; seconded by Mrs. Worth. -
CITY COUNCIL MINUTES: September 8, 1997 Page -8-
Motion by Mr. Solano to amend the Council Bill to exempt existing R-2 A property owners
that do not have an existing structure from this; seconded by Mr. Siler; failed 2-5 with
Councilmembers Solano and Siler voting yes.
Original Motion carried 6-1 with Mr. Slier voting no.
C. Council Bill 34 - An Ordinance concerning residential density limitations upon multi-
family dwelling units in the R-2A District.
Motion by Mr. DiTullio for approval of Council Bill 34 (Ordinance 1089); 1 further move to
delete the words (2) redevelopment of a property where reconstruction of a structure is only
part of such redevelopment; seconded by Mrs. Worth.
Motion by Mr. Solano to amend the Council Bill to exempt existing R-2 A property owners
that do not have an existing structure from this; seconded by Mr. Siler; failed 2-5 with
Councilmembers Solano, and Slier voting yes.
Original Motion carried 6-1 with Mr. Slier voting no.
D. Council Bill 37 - An Ordinance concerning residential density limitations upon multi-
family dwelling units in the R-3 District.
Motion by Mr. DiTullio for approval of Council Bill 37 (Ordinance 1090); seconded by Mrs.
Shaver.
Mrs. Shaver asked for a friendly amendment to add the grandfathering clause to this Council
Bill. This was accepted.
Motion by Mr. Siler for an amendment to grandfather in current property owners to be able to
develop land that they presently own; seconded by Mr. Solano; failed 2-5 with Mr. Solano
and Mr. Siler voting yes.
Original Motion carried 6-1 with Mr. Siler voting no.
E. Council Bill 27 - An Ordinance concerning residential density limitations upon
multifamily dwelling units in the R-3A District.
Motion by Mr. DiTullio for approval of Council Bill 27 (Ordinance 1091); 1 further move to
delete the words (2) redevelopment of a property where reconstruction of a structure is only
part of such redevelopment; seconded by Mrs. Fields. _
CITY COUNCIL MINUTES: September 8, 1997 Page -9-
Motion by Mr. Solano to amend the Council Bill to exempt existing R-3 A property owners
that do not have an existing structure from this; seconded by Mr. Siler; failed 2-5 with
Councilmembers Solano, and Slier voting yes.
Original Motion carried 6-1 with Mr. Siler voting no.
F. Council Bill 28 - An Ordinance concerning residential density limitations in Planned
Residential Developments in the PRD District.
Motion by Mr. DiTullio for approval of Council Bill 28 (Ordinance 1092); seconded by Mrs.
Shaver.
Mrs. Shaver asked for a friendly amendment to add the grandfathering clause to this Council
Bill. The grandfather clause will be a new subsection (1) which reads: the requirements of
this subsection 26-25(IV)(B)(1) shall not applyf_o impose a density requirement of less than
twenty-one units per acre with respect to the reconstruction of residential dwellings in the
PRD district, where such structures and their reconstruction meet all of the following
requirements This was accepted.
Motion carried 6-1 with Mr. Siler voting no.
G. Council Bill 38 An Ordinance concerning residential density limitations in the PCD
District.
Motion by Mr. DiTullio for approval of Council Bill 38 (Ordinance 1093); seconded by Mrs.
Dalbec; carried 6-1 with Mr. Siler voting no.
H. Council Bill 31 - An Ordinance amending Section 26-30(c)(4)(d) of the Wheat Ridge
Code of Laws, concerning Planned Building Groups.
Motion by Mr. DiTullio for approval of Council Bill 31 (Ordinance 1094); seconded by Mrs.
Fields; carried 7-0.
Council Bill 30 - An Ordinance amending Section 26-30(D) of the Wheat Ridge Code
of Laws concerning Consolidation Plats.
Motion by Mr. DiTullio for approval of Council Bill 30 (Ordinance 1095); seconded by Mrs.
Fields; carried 7-0.
CITY COUNCIL MINUTES: September 8, 1997 Page -10-
J. Council Bill 29 - An Ordinance amending Section 26-25(IV)(B)(1) of the Wheat Ridge
Code of Laws, concerning site development requirements for Planned Residential
Developments.
Motion by Mrs. Dalbec to postpone Council Bill 29 indefinitely until a revision has been
brought forward until hearings have been held by the Comprehensive Plan Review
Committee and Planning Commission; seconded by Mr. Siler.
Motion by Mr. Solano to amend the motion to postpone this to September 22, 1997;
seconded by Mrs. Worth. Mrs. Shaver asked that the changes be published in the
newspaper. Mr. Solano and second accepted this as a friendly amendment; carried 5-2 with
Mr. Siler and Mrs. Dalbec voting no.
K. Motion amending the Comprehensive Plan of development adopting a text change for
residential land uses.
Motion by Mr. DiTullio that the text in the Comprehensive Plan describing residential land use
be amended to read as follows: Residential. This category includes all structures or
establishments for permanent residence, including private household units, both owner and
renter occupied, grouped according to the number of family units in the residence; group
quarters or residential institutions for permanent, non-family occupancy in which lodging
accommodations are provided with or without meals; mobile home parks of a permanent
nature.
A. Agricultural estate, one unit per acre.
B. rural estate residential, a minimum of one-half unit per acre.
C. Single family residential, one-five units per acre.
D. Single family residential, six-nine units per acre.
E. Single family/duplex residential, four-seven units per acre.
F. Multi-family residential, ten-twelve units per acre.
G. Apartments and condominiums, a maximum sixteen units per acre.
seconded by Mrs. Worth; carried 6-1 with Mr. Siler voting no.
L. Motion to amend the Comprehensive Plan by adopting a new interim residential land
use map.
Motion by Mr. DiTullio that the interim future residential land use map, dated August 20,
1997, illustrating interim residential land use categories for the Comprehensive Plan of
Development of the City of Wheat Ridge be approved; seconded by Mrs. Worth; carried 7-0.
CITY COUNCIL MINUTES: September 8, 1997 Page -11-
Mayor Wilde stated that he will veto Items A B C D E F and G; he will provide a letter.
Item 6. Resolution 1623 - referring a ballot question to the voters of the City at the
November 4, 1997, General Municipal Election, concerning revenue in excess
of constitutional limitations received in the fiscal year ending December 31,
1996.
Resolution 1623 was introduced by Mrs. Worth; title read by the Clerk.
Motion by Mrs. Worth for approval of Resolution 1623; seconded by Mr. Solano.
Motion by Mr. Solano to amend to add "or the Teen Center"; seconded by Mr. DiTullio;
carried 7-0.
Original Motion as amended carried 6-1 with Mrs. Dalbec voting no.
Meeting adjourned at 12:12 a.m.
September 15, 1997 - Continued Meeting from September 8, 1997.
Mayor Wilde called the continued meeting to order at 6:00 p.m. Councilmembers present:
Teri Dalbec (arrived at 6:05 p.m.), Jerry DiTullio, Don Eafanti, Jean Fields, Janelle Shaver,
Ken Siler (arrived at 6:09 p.m.), Tony Solano, and Claudia Worth. Also present: City Clerk,
Wanda Sang; City Treasurer, Jim Malone; Acting City Manager, Bob Goebel; City Attorney,
Gerald Dahl; Director of Parks, Gary Wardle; staff; and interested citizens.
Item 3. Council Bill 39 - An Ordinance providing for the approval of rezoning from
Commercial-One to Planned Industrial Development District and for approval of
an Outline Development Plan on land located at 9500 West 49th Avenue, City
of Wheat Ridge, County of Jefferson, State of Colorado.
(Case No. WZ-97-10) (Pacifica Holding Company LLC)
Council Bill 39 was introduced on second reading by Mrs. Worth; title read by the Clerk;
Ordinance No. 1096 assigned.
NOTICE OF PUBLIC HEARING
Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge City
Council on September 8, 1997, at 7:00 p.m. at 7500 West 29th Avenue, Wheat Ridge, Colorado.
All interested citizens are invited to speak at the Public Hearing or submit written comments.
The following petitions shall be heard:
Case No. WZ-97-10: An application by Pacifica Holding Company, L.L.C., for Pacifica
Development Properties, II, LLC, for approval of a Planned Industrial Development final
development plan and plat with a a variance. Said property is located at 9500 West 49th
Avenue and is legally described as follows:
Lots 1, 2, 3, and 4 of 70 Executive Center Amended Subdivision, City of Wheat Ridge,
County of Jefferson, State of Colorado.
2. Case No. ZOA-97-8: An application by the City of Wheat Ridge to consider a proposed
amendment to the Wheat Ridge Code of Laws, Chapter 26, Zoning Code relating to
residential densities and development standards.
3. Case No. WPA-97-1: An application by the City of Wheat Ridge to consider proposed
amendments to the City of Wheat Ridge Comprehensive Development Plan relating to
residential densities and development standards and the Future Land Use Map for
residential development.
Jenifer Riche;/A$sistant Secretary
ATTEST:
Wanda Sang, City Clerk
To be Published: August 29, 1997
Transcript
Meeting minutes
August 1.4,1997
I.CALL THE MEETING TO ORDER: The meeting was called to order by Commissioner
CERVENY upon the adjournment of the joint CPRC/Planning Commission meeting, on August 1
1997 in the Council Chambers of the municipal Building, 7500 West 29th Avenue, Wheat Ridge,
Colorado. I
MEMBERS PRESENT: Nancy Snow
'-,---
Carl Cerveny
Anne Brinkman
181mligmt =I
STAFF PRESENT: Meredith Reckert
Barb COLE
Gerald Dahl
Jenifer Roche
The following is the copy of Planning Commission minutes for the Public Hearing of August 14, 1997.
A copy of these minutes is retained both in the office of the City Clerk and in the Department of
Planning and Development of the City of Wheat Ridge.
Barb Cole stated that the for future residential Land Use is required to support density changes in the
Zoning Ordinance. The map is required for the Zoning Ordinance to be equally defendable. She
pointed out the corrections that were already noted. She stated that the Northwest side of Tabor shoul(?
be SF, (1-5). Further map revisions were continued and discussed.
Commissioner SNOW asked if the Agricultural Estate was left as I acre? She inquired if on the new
map do the new acreage numbers show up?
Ms. Cole made recornmendations that the estate residential change to agricultural estate. She stated
this would be all of the agricultural land on the Map. one-half acre.
August 14,1997
[*'age 2
She then stated that there would be a new district named Estate Residential which equals one unit p
one-half acre, i
Commissioner THOMPSON noted that Boyd's Crossing Park is not shown. Also, that Apel Bacher and
LouiseTurner Park needs
• be added to the map.
W 1 NE 9 1 Ud 1 W 1V I hIN 10
some areas will overlap,
motion wa Nimmissioneir'SIVIT, seconV7r6rC, Tne
City of Wheat Ridge Comprehensive Plan and Future Land Use Map be amended with respect to
Residential Land Uses as shown on the Draft map dated July 2, 1997 and that said Amendment •
forwarded to the City Council pursuant to code of Laws, section 2-60 with corrections discussed this
evening.
Motion carried 5-1, Commissioner CERVENY voting no. It was noted by Gerry Dahl that corrections
can still occur to the map.
Meredith Reckert and Gerry Dahl, City Attorney, did a presentation regarding what City Council passed
on, first reading to lower density. Further discussion continued with input from Planning Commission
and the City Attorney. Commissioner CERVENY and Commissioner SNOW continued discussion.
A motion was made Commissioner SNOW, seconded by Commissioner THOMPSON to approve
amendment # 2 on the CMI memo dated August 13, 1997 attached as exhibit 'A' with the
an exclusion
• driveways and access to parking area from the definition of maximum density.
Milk 1110TIMIM;
A motion was made by Commissioner SNOW, seconded by Shockley to approve Amendment I on CMI
Memo dated August 13,1997 attached as exhibit 'A'
Meeting Minutes
August 14, 1997
Page 3
Ms. Cole explained the thought process behind that statement(P. 1,bullet # 2); that is there are closer
neighborhood retail service uses, you are less likely to drive further. She stated an example in relation to
Boulder County where the service provided in certain areas will help decrease longer commutes across
town. Continued discussion on the issue.
Commissioner CERVENY agreed with Commissioner Thompson that this is contradictory to the
recommendations for commercial hubs.
Commissioner CERVENY discussed the paragraph reading to "The Gross Density..." He wondered
where the numbers came from?
Commissioner BRINKMAN commented she did not come to the meeting to attack the CPRC's work bi
would like more attention on trees, handicap accessability, affordable housing. Discussion on these
issues continued.
Commissioner CERVENY stated that we could try to have a combined mix of
residential and commercial areas such as in the "Highlands" neighborhood in Denver.
Ms. COLE stated to "encourage" rather then "ensure" in regards to the commercial development or
redevelopment to meet four basic standards.
Commissioner THOMPSON discussed concerns with affordable housing and the type of social
environment involved.
Commissioner SEEDS stated if you give kids a place to go, this will in return alleviate areas-
She stated that community center is an option.
I I iI 1111 KI 1! 11 901=1 i 6 4
Commissioner CERVENY and Commissioner SNOW had a discussion on the preservation of land in
urban and rural settings.
Commissioner THOMPSON stated that the street trees needed to be defined clearly. She stated concern
with the placement of street trees under overhead utility lines.
Commissioner BRINKMAN stated that she would like references to ADA standards. That these
standard should be "required" instead of "encouraged."
Commissioner SLATTERY and Commissioner SNOW debate the ADA issue. Discussion continued on
Nationally recognized codes and standards.
M-ri =1
August 14, 1997
Page 4
Commissioner SNOW stated that the most important comments are those in reference to the ordinance
to be voted on.
Commissioner SEEDS'stated on page 4, last paragraph she would like "community spaces"
added.
Commissioner BRINKMAN pointed out that the City's commercial and industrial codes are
antiquated. The Comprehensive Plan needs to to recognize new technologies and staff should strive to
keep these standards current.
MEMO
Commissioner SNOW stated on page 13 and top of page 14 she would like a specific paragraph on
utilities.
Commissioner THOMPSON stated in regards to National or State highways, there needs to be stronger
partnerships with the City (inter-goverm cooperation). Ms. COLE concurred.
Commissioner CERVENY discussed his concerns with page 5 in regards to the issues of all new and
existing landscaping shall be maintained. He also requested another study session.
Commissioner SNOW stated that the City cannot continue to spend money on the consultant and the
City needs to finish the project soon. She stated The CPRC members can participate as citizens and
,-ive inyut throu the Camgehensive Plan o P
yublic hearin rocesses in front f lamin mission
gyr --5 Corn
and City Council.
CASE NO: WPA-97-1 LOCATION: City of Wheat Ridge
AWtAnw oy
Wheat Ridge Comprehensive Development Plan relating to residential densities and development
standards.
with the above request, and said list of factors is attached hereto and incorporated herein by reference,
and made a part hereof, and
'4rNj5A=, Tnere Was testimony receiv at a pu icnearingt5y iTe
testimony provided additional facts.
NOW, THEREFORE, based upon the facts presented and conclusions reached, the following motions
were made as stated regarding Case No. WPA-97-1, an application by the City of Wheat Ridge to
consider roiosed amendments to the Citi of Wheat Ridge Comnrehensive DevelODment Plan relating to
WOUr-1111r. laf
I " I 77N I "1 11 1 IfIT
the City of Wheat Ridge Comprehensive Plan and Future Land Use Map be amended with respect to
Residential Land Uses as shown on the Draft Map dated July 2, 1997 and that said Amendment be
forwarded to the City Council pursuant to Code of Laws, section 2-60 with corrections discussed this
evening.
VOTE: YES: 5
NO: I (Commissioner CERVENY)
1, Jenifer Roche, Assistant Secretary to the City of Wheat Ridge Planning Commission, do hereby and
,#,ressen�,?A tfwi?
regular meeting held in the Council Chambers of the Municipal Building, Wheat Ridge, Colorado, on the
14 day of August, 1997.
110rom
PUBLIC HEARING SPEAKERS' LIST
CASE NO: WPA-97-1
DATE: August 7, 1997
REQUEST: A public hearing to consider an amendment to the Wheat Ridge Comprehensive
Development PLATTER relating to residential densities and development standards.
Items 43 and #4 shall be considered in the same public hearing.
MEMORANDUM of wHear
P
o
To: Planning Commission m
From: Meredith Reckert, Senior Planner
Re: ZOA-97-8 and WPA-97-1
Date: August 1, 1997
Attached please find two memorandums prepared by Community Matters, Inc., regarding density
recommendations and residential moratorium. In addition you will find eleven (11) ordinances
as written by the City Attorney.
Recommended motions:
Option A: "I move that Case No. ZOA-97-8, a request by the City of Wheat Ridge to
consider a proposed amendment to the Wheat Ridge Code of Laws, Chapter 26, Zoning Code
relating to residential densities and development standards be Approved for the following
reasons:
1.
Option B: "I move that Case No. ZOA-97-8, a request by the City of Wheat Ridge to
consider a proposed amendment to the Wheat Ridge Code of Laws, Chapter 26, Zoning Code
relating to residential densities and development standards be Denied for the following reasons:
1.
2. "
Option A: "I move that Case No. WPA-97-1, a request by the City of Wheat Ridge to
consider a proposed amendment to the City of Wheat Ridge Comprehensive Development Plan
relating to residential densities and development standards be Approved for the following
reasons:
1.
2.
Option B: "I move that Case No. WPA-97-1, a request by the City of Wheat Ridge to
consider a proposed amendment to the City of Wheat Ridge Comprehensive Development Plan
relating to residential densities and development standards be Denied for the following reasons:
1.
2.
NOTICE OF PUBLIC HEARING
Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge
PLANNING COMMISSION on August 21, 1997, at 7:30 p.m. at 7500 West 29th Avenue,
Wheat Ridge, Colorado. All interested citizens are invited to speak at the Public Hearing or
submit written comments. The following petitions shall be heard:
The following items shall be added to the agenda items as previously published for the August
21, 1997, Planning Commission meeting:
4. Case No. ZOA-97-8: An application by the City of Wheat Ridge to consider a proposed
amendment to the Wheat Ridge Code of Laws, Chapter 26, Zoning Code relating to
residential densities and development standards.
5. Case N6. WPA-97-1.- An application by the City of Wheat Ridge to consider proposed
amendments to the City of Wheat Ridge Comprehensive Development Plan relating to
residential densities and development standards and the Future Land Us for
residential development. \
Secretary
ATTEST:
Wanda Sang, City Clerk
To be Published: August 14, 1997
Transcript
wheat Hldr T18.1 ianacffl 7t3955'87
Published Juty 997
NOTICE OF PUBLIC HEARING
Notice is hereb Ivan that a Puttyybli
Wheat gRidge is to The LANNING COMMIS
SION on August 7, 1997, at 7:30 p.R
at 7500 West 29th Avenue, Whey
Ridge, Colorado. All interested chizer
are invited to speak at the Public Has
ing or submit written comments. Th.
following petitions shall be heard:
1 raga NQ MS-97-2: An aPPplicatic
by Diana Whitfield for Ioula Daddis t:
approval of a two-lot subdivision f;
pproperty zoned Residential-Two or
Midential-Three. Said property
located at 44,45 Parfet and 11050 We
45th Avenue and is legally described
follows:
That part of East '/2 Northwest, '/a Se
tion 21, Township 3 South, Range E
West described as: Beginning at
point on the West line of Parfet Stre
at intersection of said West line wi
South line of West 45th Avenue, se
Mirth being 1444.95 feet South of V
North line of said East 1/2 Northwest
and 578.5 feet west of said Part
Street, 550 feet, more or less, to No
line of West 44th Avenue; Thence WE
along the said North line of said WE
44th Avenue,! 201.7 feet; Thence No
more line of
and Street; 50 West
~
or less
Parfet
the South line of said West 44
Avenue; Thence East along South 1i
of said more or les45th Avenue, 201.7 s, to point of beg nnr
feet
EXCEPT the
and EXCEPT thehEas ~2500tfeel
the North 150.00 feet thereof, Count
Jefferson, State of Colorado. Conta
1.34 acres, more or less. licat
2 rage U9 7OA-97-5: An app
by the City of Wheat Ridge to consi
a proposed amendment to the Wh
Ridge Code of Laws, Chapter 26, Z
ing Code, relating to Group Homes.
3, a e 'o 7o6-q7&,,. An appli
tion by the City of Wheat idge to c
sider a proposed amendment to
Wheat Ridge Code of Laws, Char
26, Zoning Code relating to resider
densities and development standard
q ry-gag No WPA-97-1: An appl
tion by the City of Whoat Ridge to c
sider proposed amendments to the
of Wheat Ridge Comprehensive De
opment Plan relating to residential c
shies and development standai
Items #3 and #4 shall be considere
the same public hearing.
Manivn • rnn
n Gunn, Recording Secre
Marily
ATTEST:
~•~^^a~ . ana
Wanda Sang, City Clerk
Wheat Ridge Transcopt 3956-97
Published July 18 1997
MEMORANDUM
TO: Planning Commission
FROM 'Meredith Reckert
DATE: September 8, 1997
RE: Wheat Ridge Town Center Urban Renewal Plan Amendment
On April 28, 1997, the City Council directed EDARC to prepare all necessary documents to
include Vern and Marge Vohoshka's real property into the Wheat Ridge Town Center urban
renewal area in order to facilitate some of the infrastructure improvements necessary for the
commercial redevelopment of 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, and all subsequent amendments to determine whether the Plan, as modified,
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 w,er st6k-e or
highlighted. In summary, the modifications are as follows:
The boundary of the Urban Renewal Area is expanded to include the North West
corner of West 44' Avenue and Wadsworth Boulevard.
2. Redefining the property tax increment collection to reflect the expanded area.
3. Minor language changes to reflect the expanded area.
CONCLUSION
The proposed site is designated as Commercial Activity Center on the Comprehensive 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 of
the City's Comprehensive Plan. A recommendation of approval is given.
RECOMMENDED MOTIONS
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 Ridge
Comprehensive Plan be APPROVED for the following reasons:
1. 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."
i
8.31197 WHEAT RIDGE TOWN CENTER
MODIFIED URBAN RENEWAL PLAN
1. THE PROJECT- GOALS, OBJECTIVES, GENERALIZED CONCEPT AND FINANCING
OF THE WHEAT RIDGE TOWN CENTER PROJECT AND URBAN RENEWAL PLAN.
This Plan is a modification of the Wadsworth Town Center Project and Urban Renewal Plan
adopted by the City Council of the City of Wheat Ridge on December 14, 1981 and modified on
October 12, 1987, which in part renamed the Plan the Wheat Ridge Town Center Project, and
September 13, 1992. This Plan, as modified, is adopted for the implementation of Phase 2,
Phase 3, and Phase 4 of the Urban Renewal Project.
A. THE CONCEPT
During Phase 1 of the Project, the goals and objectives stated in the
AGOtfl~ehensive Plan-and Master Plan, which is attached as Attachment 95, were
attempted through limited intervention, which by illustration only, included the
construction of a connector drive, the construction of a park, the construction of
acceleration/deceleration lanes and the encouragement of property owners to
improve landscaping by means of a contribution by the Authority. Although
consistent efforts were made by the Authority to fulfill the above stated goals and
objectives of the City of Wheat Ridge, minimal participation from existing tenants
and/or modest achievement of the goals and objectives had been attained by the
end of 1986. During Phase 2 of the Project, the Authority took a more aggressive
approach towards the redevelopment of the Project by seeking developers for the
redevelopment. Due to the depressed market conditions, no redevelopment
occurred.
Phase 3 of the Project, provided that the Authority vMl followed the Project
Elements and Purposes that ape were achievable, consistent with the commercial
retail market.
Phase # of the Project expands the urban renewal area to include a parcel at the
Northwest corner of West 44' Avenue and Wadsworth Boulevard to allow for
infrastructure improvements. All of the Project Objectives, Project Activities,
adopted in Phase 2 and Phase 3 of the Plan are extended to the Expansion Area,
as shown in Exhibit B.
B. GOALS AND OBJECTIVES.
The goals and objectives of the Wheat Ridge Town Center Project are described in
the Wheat Ridge Master Plan which is attached as Attachment #5 and incorporated
herein by reference.
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8X3 119 7
C. FINANCING PLAN
Phase 1 was financed by with the utilization eelleetien-of sales tax increment and
real property tax increment. All project elements were undertaken and paid for as
the tax increments was were collected.
The Authority anticipated financing all or a part of Phase 2 through the issuance of
tax increment bonds. A basic financing structure was will be developed
contemporaneous with the execution of a disposition and development agreement
with a preferred developer. The City Council sl a approved-said this financing
structure. The Authority anticipated for Phase 3 of the Plan that it shall utilize any,
all, or a combination of the financing mechanisms stated in Section III.F. of the
Wheat Ridge Town Center Plan, provided that no mechanism shall be used unless
there is prior approval by a majority of the members of the Wheat Ridge City
Council present and voting at a regular or special City Council meeting. If the
selected financing mechanism involves the issuance of debt or a multi year fiscal
obligation, the appropriate voters shall approve such action pursuant to the
Colorado Constitution, Section X)U..
Until the effective date of abolishment of the Authority, no tax increment or other
funds in the possession of the Authority shall be expended or otherwise distributed
except upon projects, or pursuant to contracts, or 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.
D. PROJECT AREA.
The Project Area is shown as a cross-hatched area on Exhibit A annd Exhibit B.
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8/31,97
H. INTRODUCTION AND BACKGROUND OF PHASE 2 (1987), AND PHASE 3 (1992),
AND PHASE 4 (1997).
A. Creating New Development and Retail Activity.
The goals and objectives stated in the Wheat Ridge Town Center Master Plan
remained largely unattained due to market conditions and title problems with the
property while the factors establishing blight remained unresolved. Inadequate
street layout, faulty lot layout in relation to size, multiple and absentee ownership
patterns, inadequate accessibility and therefore inadequate usefulness to
pedestrians, bicycles and automobiles continued. Undeveloped and underutilized
property remains a significant problem in achieving the unified retail shopping
center envisioned for the Project Area. gent Market conditions for retail
development prohibit exclusive private development to fully utilize the Project
Area. Competing new retail development in the area have been able to take full
advantage of the economies and attractiveness of contemporary shopping center
developments, while the multiplicity of ownership, insufficient lot size, leek o
shapping eeftiauity, difficulty of identity and business appearance whieh continue
to exist in the Project Area tend to prevent this area from competing successfully.
It is in the public interest to prevent further deterioration of the Project Area by the
cooperation and coordination of Urban Renewal Authority intervention in the
private market through property acquisition, assemblage and resale for
development, redevelopment and/or rehabilitation, or by the Authority's financial
participation in similar endeavors by the private sector. The commercially zoned
areas east of Wadsworth between West 38' Avenue and West 446s Avenue to
Upham, as shown on Exhibit A, and the expansion area in the Northwest corner
of West 44' Avenue and Wadsworth Boulevard, as shown on Exhibit B, are
therefore identified for acquisition and private development to achieve the goals
and objectives of this Urban Renewal Plan and the Wheat Ridge Town Center
Master Plan. The Authority requested development or redevelopment proposals
from qualified commercial developers for all or for any part of the identified
property within the Urban Renewal Area as shown on Exhibit A, and selected a
preferred developer.
B. Proposed Project Objectives.
1. The Authority may acquire property as identified in Exhibit A and Exhibit
B, assemble the property and sell it to a private developer to achieve new
development, rehabilitation or redevelopment which is consistent with and
promotes the concepts and goals and objectives of the Urban Renewal
Plan. The terms of the sale and redevelopment shall be controlled by an
8131/97
Disposition and Del.,elapfflent Agreement between the Authority and a
developer.
2. The Authority may rehabilitate existing structures, -Of parking lots, or other
infrastnecture improvements, provided that the property owners are
willing to cooperate financially.
The Authority may participate financially in the design and/or construction
of private rehabilitation projects when requested by property owners and
where substantial progress towards meeting the goals of the Urban
Renewal Plan will occur. Financial participation my include by not be
limited to services-in-kind, grants, ev loans, and other means of financial
assistance.
4. The Authority may beautify the Project Area through increased internal
landscaping, perimeter landscaping, of improved public amenities or
improved infrastructure.
C. Project Activities.
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 and not by limitation may include the following:
Assist or cooperate with a developer, redeveloper or rehabilitator in the
completion of a development in the Wheat Ridge Town Center; and/or
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
3. Assist qualified businesses, tenants and occupants with moving and other
relocation expenses associated with redevelopment or rehabilitation in the
project area. These benefits shall be defined more explicitly by a
Relocation Handbook which shall be adopted by the Authority pursuant to
the Urban Renewal Plan; and/or
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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8131197
5. Provision of public improvements and facilities which may include but not
be limited to traffic control devices, street and traffic access improvements,
curbs and gutters, drives, sidewalks, parks and perimeter landscaping,
drainage and signage. The acquisition of necessary public right-of-way to
satisfy the classification of Wadsworth Boulevard as a "Major Regional
Arterial" according to the Wheat Ridge Comprehensive Plan and the
Colorado Department of Transportation (CDOT) , and the construction of
transportation improvements related thereto may also be included in such
projects; and/or
6. Provide financial assistance in the design and construction of private
development, redevelopment or rehabilitation project with may include
grants, services-in-kind or loans and other means of financial assistance,
and/or
Assist in the overall beautification of the Wheat Ridge Town Center, which
may include various improvements and landscaping.
These items may be commenced, as needed to cooperate with and assist a selected
(re) developer. If • ititif• there (3) years (September 1995) , wtie ; there is not a
(re)developer in actual discussion with the Authority or demonstrating good faith
interest in or concerning the (re) development of all or any portion of the Wheat
Ridge Town Center, date ii; , the Authority and the City Council
jointly shall determine the specific priorities of these project activities and may
commence construction thereof; subject however, to consideration of financial
feasibility, practical usefulness, market feasibility and contribution or assistance to
the community needs and public well-being and the necessity and feasibility of
fulfilling the purposes of the Urban Renewal Plan. The Authority may utilize all
legal means of financing the project activities, including by illustration property tax
incremental and sales tax incremental revenues methods, bond financing revenues,
grants, borrowed funds and other legal sources of funds and revenues.
D. Phase IV Expansion Area.
Phase IV Expansion Area, which is shown on Exhibit B which is attached and
incorporated herein by reference, is the Northwest corner of West 44`R Avenue and
Wadsworth Boulevard. This area is included in the urban renewal area to
encourage the significant infrastructure improvements necessaryfor
redevelopment. These include, but are not limited to, the intersection
8131/97
redevelopment, the right-of-way expansion, the utility relocation and the utility
upgrade to current building and fire codes.
8/31/97
III. URBAN RENEWAL PLAN
A. STATUTORY AUTHORITY
This Plan, as modified herein, has been approved by the Wheat Ridge City Council
to provide direction for the Wheat Ridge Urban Renewal Authority, which is now
known as the Economic Development and Revitalization Commission, herein after
referred to as "Authority", pursuant to the provisions to the Urban Renewal Law
of the State of Colorado, Part I of Article 25 of Title 31, CRS. The Wheat Ridge
Urban Renewal Authority was renamed the Wheat Ridge Economic Development
and Revitalization Commission on January 16, 1987, see Exhibit F. The City
Council of the City of Wheat Ridge determined that blight existed within the
Project Areas described below and established the Authority on September 28,
1981. This Plan is adopted as the urban renewal plan for the Wheat Ridge Town
Center Project. The administration of the project and the enforcement of this Plan,
including the preparation and execution of any documents implementing it, shall be
performed by the Authority, as provided herein and allowed by Colorado law.
B. THE URBAN RENEWAL AREA AND THE PROJECT.
The Urban Renewal Area is the entire area described as the Wheat Ridge Town
Center, sometimes referred to as the Hub, also referred to as the "Project Area"
herein. The Project Area is bounded by West 38s' Avenue, Wadsworth Boulevard,
West 44'h Avenue and Upham Street, excluding the currently zoned residential
properties on Upham Street. The Expansion Area includes the parcel of
property at the northwest corner of Wadsworth Boulevard and West 44'
Avenue, as shown on Exhibit B. Also included in the Urban Renewal area are the
street rights-of-way of the street intersections at the corners of the above described
area. The legal descriptions of the boundaries of the urban renewal area is
attached as Exhibit 3. The Project Area is shown on Exhibit A and Exhibit B.
The "Project" describes the sum total of all Project Elements and Project Purposes
previously described in Section II and Attachment 4 and described in this Section
III.
C. PROJECT PURPOSES.
The purposes of this project redevelopment include the improvement or
elimination of conditions constituting blight which are detrimental to the
Project Area, adjacent neighborhoods and facilities, and to the City as a
whole. Spesi€ic Elements of blight include, but are not limited to, the
8131/97
inability of Wadsworth Boulevard to function as an arterial road under
current and anticipated traffic volumes, the peak-time backup of traffic at
major intersections, the location of the buildings to the right of way
resulting in increased auto accidents, the accumulation of famk and debris,
difficulty of ingress and egress with the internal Project Area and inefficient
use and underutilization of land within the Project Area as well as title
problems with parcels of property and multiplicity of ownership and
buildings and land which are vacant and underutilized resulting in a low
economic return for the centers and the City.
2. Redevelopment of the Project Area in a manner compatible with and
complimentary to existing development and uses in the general area,
including adjacent and nearby residential neighborhoods, office,
commercial and recreational development thereby increasing the Project
Areas' ability to compete with retail centers in the one, three and five mile
radius of the Area.
3. Encouragement of increased patronage of businesses within the Urban
Renewal Area and adjacent areas by improving signage, traffic circulation
access, attractiveness, mHieation synergy and recognition of the
commercial center.
4. Provision of a stronger, more balanced tax base through new development
or 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 these utilization of the area by the public and private sectors
through additional public facilities and/or enhancement of 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.
Within Project Area. This Plan and any modification hereto shall control
the land area, land use, design, building requirements, timing and procedure
8131197
within the Project Area. The Authority may impose additional covenants
and controls it considers necessary to implement the intent and purposes of
this Plan. Such controls may be contained in a Disposition and
Development Agreement with a developer, a document transferring
ownership of real property or any other appropriate document. Such
controls shall provide for the cohesive and planned redevelopment of the
entire urban renewal area. Any proposed plans for development within the
Project Area must be approved initially by the Authority. Such plans must
also be approved by the City and comply with the City of Wheat Ridge
regulations and ordinances. Provided However, the City may determine to
allow an exception of the application of any City ordinance or regulation in
order to meet the intents and purposes of the urban renewal law and this
Plan.
2. Within Community. The City shall continue its efforts to enforce diligently
its building code, housing and occupancy codes and standards as well as
the zoning code and other applicable municipal codes in order to prevent
the spread of blight and deterioration throughout Wheat Ridge. Although
redevelopment of the Project Area may be effected with a single developer
through public-private cooperation as described herein, financial and
development incentive programs and policies may be considered by the
Authority and the City to encourage and effect rehabilitation and
redevelopment of other properties within the project area and the
community. These efforts are to prevent the spread of blight within the
City and encourage redevelopment by setting established guidelines for
redevelopment and use of properties by private owners.
E. PROJECT ACTIVITIES.
Powers of the Authority.
Except as provided, or as limited herein, the Economic Development and
Revitalization Commission shall have all the powers granted to an urban
renewal authority under the provisions of the Urban Renewal Law of the
State of Colorado, Part 1 of Article 25 of Title 31, Colorado Revised
Statutes and all other applicable laws.
Notwithstanding the foregoing, the Authority shall exercise each or any of
the powers set forth in this Section III.E, Subsection 1 through 6 inclusive,
only upon the prior approval by a majority of those members of the Wheat
Ridge City Council present and voting at a regular or special city council
meeting.
8131,!97
2. Property Management
During the time that acquired property is owned by the Authority, such
property shall be under the management and control of the Authority and
may be rented, or leased, or controlled in any legal manner, pending its
disposition for redevelopment.
Relocation.
The Authority shall assist business and residence occupants with moving
and relocation expenses as required by law. The Authority shall pay the
moving expenses and actual direct losses of personal property as a result
of relocation from the project area. However, because an urban renewal
authority is not allowed to pay for certain matters by Colorado law, the
Authority shall not pay for items such as loss of goodwill, or loss of profit
of any business, or any costs for which the business receives reimbursement
or compensation from other sources.
Relocation benefits will be available only to businesses functioning and
residents living within the Project Area occupying properties designated
for acquisition as of the date of the Authority's Notice of Intent to Acquire
Property under the laws related to the power of eminent domain. tiD e
business --s-and-fesidents.
To implement this relocation policy, the Authority shall adopt a Relocation
Handbook. The Authority may designate a person to be responsible for
negotiating the relocation benefits with the property owners and tenants.
Such person shall negotiate in strict conformance with the provisions of the
handbook and the direction of the Authority. The Authority may also
establish a Relocation Committee to assist the negotiator with the
application of this Plan and the Handbook. The Relocation Committee
shall serve as directed by the Authority.
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;
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C. The moving expenses and related expenses for which the Authority
shall pay the relocatee;
d. The method for appealing a determination of the relocation
negotiator or Relocation Committee to the Board of
Commissioners of the Authority; and
e. The expenses for which the Authority cannot/ shall not pay
relocation benefits, including but not limited to:
Loss of business profits;
2. Loss of goodwill;
Losses for which the relocatee shall receive reimbursement
or compensation from another source;
4. Legal fees and related costs;
5. Costs of constructing or moving real property
improvements; and
6.. The minimum benefits to which all eligible relocatees shall
be entitled shall be in accordance with the applicable
statutory and legal requirements.
4. Property Acquisition.
The Authority may sell, lease, or otherwise transfer real property or any
interest therein acquired by it as a part or an urban renewal project for
residential, recreational, commercial, industrial, or any other legal uses
in accordance with the Urban Renewal Law of
the State of Colorado, Section 31-25-106(1), C.R.S. as amended or any
other applicable laws.
5. Demolition Clearance and Site Preparation
Buildings, structures, pavements and other improvements may be
demolished and cleared from property which the Authority acquires, and
the property may be prepared for new improvements in accordance with
this Plan.
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6. Public Improvements and Facilities
The Authority may install and construct or cooperate as appropriate with .
other public or private agencies, in the installation and construction of such
public improvements, public facilities and utilities as are necessary to carry
out this Plan. Such improvements, facilities and utilities include, but are
not limited to, street widening, curbs and gutters, drives, sidewalks, open
space, drainage control, signs and landscaped areas.
F. PROJECT FINANCING.
Subject to prior approval by the majority of those members of the Wheat Ridge
City Council present and voting at a regular or 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.
Financing Method
The Authority is authorized to finance projects for the implementation of
this Plan with property tax increments, sales tax increments, interest
income, or any other legals sources of funds. Until the effective date of
abolishment of the Authority, no tax increment funds or other funds in the
possession of the Authority shall be expended or otherwise distributed
except upon projects, contracts or budgets which have been approved by a
majority or the members of the Wheat Ridge City Council present and
voting at a regular or special city council meeting.
2. Tax Increment
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
ei;niued to participate in ag ad
Vii.
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8131/97
3. Tax Allocation.
The following information describes the division of funds necessary to
implement the tax increment mechanism for the Authority under this Plan.
This description relates to all property taxes and municipal sales taxes
generated within the urban renewal area.
.a The effective date of the original Plan for tax increment financing
purposes for the initial urban renewal area, which is described on
Exhibit A was January 1, 1982, that date being subsequent to
September 15, 1980 the last date of certification of valuation for
assessment of taxable property within the boundaries of the area.
The base year for property tax valuation shall be 1981 for the
property described on Exhibit A.
b The effective date of the modified Plan for the expansion area
described in Exhibit B for tax increment financing purposes is
June 1, 1997, that date being subsequent to January 1, 1997,
the last date of certification of valuation for assessment of the
taxable property within the boundaries of the area. The base
year for property tax valuation shall be 1997 for the property
described on Exhibit B.
.c Municipal sales taxes are collected in the Urban Renewal Area
described in Exhibit A for the 12-month period ending on the last
day of the month (December 31, 1981) prior to the effective date of
the original Plan for sales tax increment financing (January 1, 1982)
has been calculated by the City Clerk and certified to the Authority.
The 12-month period base year for the division of sales taxes for
the property described on Exhibit A, shall be January 1, 1981 to
December 31, 1981. The sales tax base for such property is
$528,330.
d 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.
d The property and municipal sales tax shall be divided according to
Colorado law, for a period of 25 years from the effective date of
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8131/97
the adoption and establishment of each urban renewal area for the
property described on Exhibit A (January 1, 2007) and for the
property described on Exhibit B (June 1, 2022) unless the
Authority deems that all of the projects anticipated in this Plan have
been accomplished and all debts incurred to finance those projects
have been repaid of otherwise disposed of. In that event, the
Authority may declare the Plan implemented, and all taxes upon
taxable property, and total municipal sales tax collections derived
from the Project Area thereafter shall be paid into the funds of the
respective public bodies as provided by law.
The division of municipal sales taxes generated and collected from
within the Project Area after December 31, 1981, shall be:
The base year amount for the property described on Exhibit
A shall be paid into the funds of the City annually
commencing on January 1, 1981, and the first day of
January of each year thereafter.
2. Upon receipt by the City, 100% of the incremental amount
in excess of the base year amount set for the areas described
on Exhibit A shall be paid into the tax increment revenue
fund of the Authority as required for debt service or
pursuant to an Intergovernmental Agreement adopted
hetween the City and the Authority.
3. Payment of incremental funds into the tax increment
revenue fund shall commence only after the base year mount
has been collected and paid into the funds of the City.
Thereafter, and until the last day of December of each year
for the property described on Exhibit A the incremental
amount n excess of the base year amount shall be paid into
the tax increment revenue fund of the Authority.
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 of the Authority.
5. The City has entered into a separate agreement with the
redeveloper of the real property located in the Northwest
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9 31197
corner of West 4e Avenue and Wadsworth Boulevard for
the utilization of sales tax incremental funds for the
infrastructure improvements required for redevelopment.
f 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 by Colorado law.
.g Tax increment revenue described in this section regarding financing
will be irrevocably pledged by the Authority for the payment of the
principal of, the interest on and any premiums due in connection
with the bonds, loans, advances and indebtedness of the Authority
and the payment of any and all debts of the Authority.
G. CHANGES IN THE APPROVED PLAN.
This Plan may be modified as provided by the Colorado Urban Renewal Law.
H. MINOR VARIATIONS.
Where a literal enforcement of the provisions contained in this Plan would
constitute an unreasonable limitation beyond the intent and purpose of these
provisions, the Authority may in specific cases allow minor variations form these
provisions.
1. COOPERATION AGREEMENTS.
The Authority and the City may enter into cooperation agreements as allowed by
the home rule charter of the City of Wheat Ridge and Colorado Urban Renewal
Law to further implement this Plan. Such agreements may include, but not be
limited to: provisions for reimbursement to the City of funds expended since the
adoption of the plan in 1981 for staff, equipment, supplies, activities and expenses
of the Authority; grants projects made by the City; and defining the roles of the
Authority and the City in the development of the project area.
J. WHEAT RIDGE TOWN CENTER MASTER PLAN INCORPORATED
The Wheat Ridge Town Center Master Plan, which was adopted by City Council
on January 25, 1982, and amended on October 12, 1987, and September 14, 1992
as Section IX.A of the Wheat Ridge Comprehensive Plan is incorporated by
reference herein as Exhibit #5. The goals and objectives of that plan provide both
general and specific guidance for implementing this Urban Renewal Plan. The
Master Plan provides specific standards and criteria for implementing the approved
project elements.
15
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EXHIBIT C
CITY OF WHEAT RIDGE
COMPREHENSIVE PLAN
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INTRODUCED DY COUNCILMFFIDFR MERKL
OROINA4CE N0. _4_67
Series of 19tl1
TITLE: AN ORDINANCE FINDCING
Tf1E EXISTENCE Ob ❑LLGIITED
AAP.AS {lI'fIIIN THE
ITY, AND TiIE NEED FOR T11E
REDIiVELCLARINGOPMENTIT ANDREHAnII.I'fATION OF SAID AREAS,
DE TO BE IN TIIE PUBLIC INTEREST THAT AN
URDAN RENEWAL AUTHORITY BE ORCANIZED; ORGANIZING
AND FSTADLISHING THE WHEAT RIDGE URBAN RENEWAL
AUTHORITY PURSUANT TO STATE STATUTE; DIRECTING THE
MAYOR TO APPOIVT C014HISSIONERS TO SERVE ON SAID
AUTHORITY.
31-25- WHEnREASSe Colorado Revised Statutes 1977,
101, q•, provide for
establishment of an urban renewal atho uthorganization and
YI and
of eignatuWH"FAS, a Pstitlon bearing the requlaite number
re,
has been presented to
forth
that there Se tl,e City Clerk setting
A naed for An urban renewal authority to
function within the City of Wheat Ridgu; and
WHEREAS,
arena of the evidence has been presented that certain
e City are in a blighted condition, and are in
noed of redevelopment and'rehabilitacien; and
responsibl M1ERF.AS, such urban renewal authority mould be
e for and seek
rehabilitation to accompli
useful vl all the redavalopmant and
environ of blighted arena to provide n safer an and on.nant for their users and inhabitants, to
te more
promo
hazards improved traffic patterns and eliminata traffic '
economic ,thin the araaf end, to ensure sound social and
9rowch patterns within the City;
OF Till' CITY NOW, OF WHEAT THEREFORE, RIDGE, IT ORDAINED BY THE CITY COUNCIL
, COLORADO, 1'lUL
presented Sect 1. Dysad upon all of the evidence
duly published" at a Public hearing, notice of which
Physical and after considering we s condi seen factors as the
tion end
areas thn Cit aye of the buildings in particular
by Present y, the Aggravated traffic problems created
impairment Ofrsound a~outommesrciinal portion, of the City. and the growth portions
future of the City and their adverse otfecta upo
find a development of the City, the City Council hereby
s s follows; thin
(a) One or more blighted area. exist within the
City of Wheat Ridge; and,
(b) The acquisition, clearance, rehabilitation,
conservation, development, redav°lopmant, or a combination
thereof, of such arses is necessary in preserving and
ran idents Lof the Cilicty y of of health,
ifi Ih aafaty, and welfare of the
eat Ridge,
Section Z, Tha
it Is Ln City Council hereby declara■ that
Lilo public interest for an urban renewal authority,
created pursuant to Colorado Revised Statute.
31-25-101 at esq., to function 1977, Rldgu and to exerci within the City of Wheat
se the powers provided a City of
Srctl on 3. Pursuant to Colorado Revised Statutes
Au?hu;i 3 cyI-25-1U1 cc seq., the Wheat Ridge Urban Renv.,a1
is herehy organized and ustahlt hed. Said
Auchocliy i, l,ereoy vented with all of the rights contained,
and is authorized to carry out all of the .lucies and
functions ad provided, in C. .S 1971, 31-25-LO1 at seq „
ie new r:ynLS or as a,ec •
In the future.
EXHIBIT
,
by a court of competent jurisdiction invalid, such judgment.shall
not affect application to other persons or circumstances.
Section 3. Safetv Clause. The City Council hereby finds,
T' determines, and declares that this ordinance is promulgated under
the general police power of the City of Wheat Ridge, that it is
promulgated for the health, safety, and welfare of the public,
and that this ordinance is necessary for the preservation of
health and safety and for the protection of public convenience
and welfare. The City Council further determines that the
ordinance bears a rational relation to the proper legislative
object sought to be attained.
Section 4. This ordinance shall take effect one (1) day
after final publication.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of
7 to 1 on this 22nd day of December , 1986,
ordered published in full in -a newspaper of general circulation
in the City of Wheat Ridge and Public Hearing and consideration
on final passage 'set for January 12 , 1987, at
7:30 o'clock p.m., in the Council Chambers, 7500 West 29th
Avenue, Wheat Ridge, Colorado
READ, ADOPTED, AND ORDERED PUBLISHED on second and final
reading by a vote of 7 to 1 this 12th day of Januarv
1987,
198 7SIGNED by the Mayor on this 13th day of Januarv
.
ru e- 1 Mayor pr
for Frank Stites, Mayor///
ATTEST:
Wanda Sang, City
1st Publication: 1/1/1987
2nd Publication: 1/15/1987
Wheat Ridge Sentinel:
Effective Date: 1/16/1987
731,W
BLIGHT SURVEY- PHASE IV EXPANSION AREA
Under Colorado Law, the term"blight" describes a wide array of 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
31-25-101 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 cumulative
conclusion attributable to physical, environmental, social and economic factors. No single factor
can be authoritatively cited as a cause of blight. C.R.S. section 31-25-103(2) defines "blighted
area" as follows:
"Blighted area means an area which by reason of the presence of a substantial number of
slum, deteriorated or deteriorating structures, predominance of defective or inadequate
street layout, faulty lot lay out in relation to size, adequacy, accessibility or usefulness,
unsanitary or unsafe conditions, deterioration of site or other improvements, unusual
topography, defective or unusual conditions of title rendering the title nonmarketable, or
the existence of conditions which endanger life or property by fire and other causes, or any
combination of such factors, substantially impairs or arrests the sound growth of the
municipality, retards the provision of housing accommodations or constitutes an economic
or social liability, and is a menace to the public health, safety, morals or welfare in its
present condition and use."
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
8. General Health and Safety.
Because the presence of blight is a cumulative findings, the aforementioned factors have been
depicted in graphic form to show the geographic incidence of various blighting factors. Maps
have been prepared for each factor which graphically demonstrate the physical distribution of
blight.
731,197
2.0 BACKGROUND
The Phase IV expansion area consists of five buildings and a Public Service Co natural gas
pressure control station. This parcel is located in the northwest comer of W. 44m Avenue and
Wadsworth Boulevard.
All five buildings currently are zoned Commercial. Building #1 currently is occupied by
Vern's Bar and Restaurant and Jet Liquors. Building #2 was Bruhn's Auction House. The
original rise of this building appears to be agricultural, due to the existence of an empty chicken
coop. Building 43 is a small building which was primarily used for storage. Building #4 and
Building 95 were garages that did not generate retail traffic and storage areas. Buildings #2, #3,
#4, and s5 were demolished during the first week of June, 1997.
To the east and south of the subject parcel is a commercial area. Approximately three-
quarters (3/4) of the northern 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.
Building #3 is immediately adjacent to the sidewalk of West 44' Avenue with less than 10
feet separation from the traveled portion of the street and the building. Building #1 is within 10
feet from southbound traffic from Wadsworth Boulevard and within 17 feet of West 44'
Avenue. This intersection is not constructed to accommodate the Wadsworth Boulevard
"Regional Arterial" classification pursuant to the City of Wheat Ridge Street Standards and the
Colorado Department of Transportation Classification..
3.0 SURVEY METHODOLOGY
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 of the various departments and expert opinions regarding the survey area. Persons providing
input for the Blight survey include:
Glen Gidley, Director of Planning
Bob Goebel, Director of Public Works
Steve Ngyuen, Traffic Engineer
John Eckert, Building Inspector
Dave Roberts, Fire Marshall
Walt Pettit, Wheat Ridge Water District
July 31, 1997
In addition to the interview, a physical field survey of conditions occurred. Attempts
were made to measure the area of Building 94 and Building #5 but were not successfid due to the
inability to access the rear portions thereof. This survey was conducted on foot between March
7, 1997 and May 19, 1997.
4.0 STUDY DOCUMENTATION
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:
Exhibit 1: Land Use: One of the most obvious and predominant blighting factors in the area
is the non-conformance to the City's zoning ordinance in setback and landscaping
requirements. Building #1 is located within the sight distance triangle, thereby
obstructing the southbound driver approaching West 44' Avenue. The location
of the building in relation to the state highway, the lack of
acceleratiwz'deceleration lanes or turn lanes, and substandard lane width were
factors in the occurrence of more accidents occurring at the intersection of West
44th Avenue and Wadsworth Boulevard than any other location in the City of
Wheat Ridge during 1996. This intersection consistently is within the top five
worst locations for accidents within the City.
Public Service utility poles are located within 2 feet of the roadway on West 44m
Avenue. Building #3 is immediately adjacent to the sidewalk on West 44'
Avenue. The Public Service Company natural gas pressure regulator (which is a
15 foot by 7 foot building) is located approximately 15 feet from the roadway on
West 44ih Avenue. This building has natural gas flowing into in at high pressure,
so its adjacency to the roadway is of concern.
Exhibit 2 ili i • The public infrastructure to serve the area is inadequate. Building #1,
which is currently being used as a restaurant is served by a one- half inch water
line. A minimum of a one inch water line is required. Building #2, when used as
an auction house, also had inadequate restrooms due to the size of the water line.
Overhead power lines are within the setback of West 44'h Avenue. They also
contribute to a visually cluttered and unkempt appearance over the entire area and
contribute to a very unpleasant and unaesthetic sense of the entire area..
7131197
Exhibit 3: Traffic: The major traffic problem in the area is that the West 40' Avenue and
Wadsworth Boulevard intersection is inadequate to support the traffic flow. It has
substandard lane widths, inadequate turn lanes, limited acceleration/deceleration
land and is not adequately sidewalked. It is currently rated at a "D" level of
service by the Colorado Department of Transportation, which means that
motorists experience short delays during peak times. Wadsworth's ability to
continue to serve the increased traffic will likely deteriorate, according to
DRCOG. Reconstruction of this intersection is hampered by the lack of dedicated
right-of way. Current City and State standards provide that intersections should
be 130 feet wide, with additional sidewalk and signage easements. The location of
Building 91 and Building #3 significantly increase the cost of purchasing the
necessary right of way. Therefore redevelopment must occur in order for
additional right of way to be received by the City of Wheat Ridge and the State of
Colorado.
Exhibit 4: Streets: Besides the traffic concerns, the actual streets suffer from damaged curbs
and gutters. Pedestrian safety hazard is particularly acute along Wadsworth
Boulevard where sidewalks are not available thereby forcing pedestrians to walk
next to vehicular traffic lanes. The surveyed parcel appears to be a major
pedestrian route between the residences north of West 441, Avenue and the Wheat
Ridge Middle School at West 38'h Avenue and Upham and the Wilmore Davis
Elementary School at West 41 st Avenue and Allison.
Exhibit 5: Access: One of the major design flaws of the intersection is the location of the
access points onto the roadway. They are located within 35 feet of the
intersection, without provision for acceleration/deceleration lanes. They also
violate the width and spacing requirements of the City and the State Access Code.
Exhibit & Site Conditions: Site conditions include the non-structural conditions of private
property. Inadequate site conditions shown on Exhibit 6 include poor site
maintenance with the proliferation of junk and debris, thereby resulting in City
zoning and code violations.. These observations were made during the field survey
of the area. Approximately 50% of the total western portion of the parcel was
used for the parking of junked inoperable vehicles and the collection of junk or
debris. The paved parking lot is in poor condition with deteriorating pavement
and numerous potholes.. The frequent parking of trailers as outside storage for
the auction house previously occupying Building #2 contributed to the
deterioration of the parking surface.
4
7/31,97
Exhibit T Building Conditions: Structural deterioration is a significant blighting influence on
the area. Building #2 was of the greatest concern when used as an auction house.
It does not have a sprinkler system nor an adequate number of exits for its use.
The exits were frequently blocked with large pieces of furniture while auctions
were being held. Frequently, flammable liquids used in conjunction with the
auction house were stored improperly due to inadequate ventilation. According to
the City's Building Inspector, now that it has been vacated, it is likely that it
would be more cost effective to demolish and rebuild rather than remodel and
attempt to bring the existing structure to comply with the current building code.
The bathrooms are inadequate, numerous ceiling tiles need to be replaced, and the
roof needs replacement.
Building #3 has numerous broken windows and appears to have suffered from
water damage. Building #5 does not appear to have doors and is in a state of
deterioration.
Buildings #2, #3, and #5 were demolished during the first week of June, 1997.
Exhibit 8: General Health and Safetk This exhibit generally summarizes the police activity
and other unsafe or unsanitary conditions in the area. Information was obtained
from the Wheat Ridge Police Department and field survey. Police activity is
separated into two categories: Traffic Control, the number of accidents; and
Criminal Activity, including the number of calls made and number of criminal
offenses.
5.0 STUDY CONCLUSIONS
An analysis of the various conditions found in the Phase II Expansion Area leads to the
conclusion that blight as defined by the Colorado State Statutes, does exist. No single factor was
considered as in itself 'blighting" but rather the presence of numerous factors which are
cumulative in effect.
If there is a single factor that stands out as "Blight" it is the encroachment of the buildings
onto the right-of-way resulting in a dangerous intersection.
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Wheat Ridge Police Department
Calls for Service At 7685 W. 44th Ave.
Type of Call
1993
1994
1995
1996:
"s 1997
Assist
2
Disturbance
1
Harassnient
1
1
Juvenile Trouble
1
Noise Disturbance
1
Private Property Accident
1
1
2
Suspicious Person/Incident
2
3
1
1
TraJfrc
1
1
1
Unwanted Person
1
11
IN
c. .
M,
R
`1997 Total as of 051097
Total Calls for Service on the NW Corner of W. 44th Ave. & Wadsworth Blvd.
Year
1993
1994
1995
1996
1997
Total
24
32
35
56
5*
* 1997 Total as of 051097
CITY OF WHEAT RIDGE
INTERSECTION ACCIDENT REPORT - 1991
MIWON
WEIGHTED
RANKING
RANKING
TOTAL
NUMBER
NUMBER
AVERAGE
ENTERVEH
ACCIDENTS
ACCIDENT
ACCID./
LOCATION
ACCIDJ
MEV's
LOCATION OF ACCIDENT
ACCIDENTS
OF INJURY
OF FATAL
DAILY
PER YEAR
PER
PER
ACCIDENTS
ACCIDENTS
TRAFFIC
(MEV)
MEV
MEV
17
1
32ND AVE / PIERCE ST.
8
5
0
9650
3.52
2.27
7.95
1
2
E 170 AMP / KIPUNG
30
4
0
39600
14.45
2.08
3.18
2
3
W 170 AMP / KIPUNG
28
2
0
40600
14.82
1.89
2.43
4
4
/ 44TH AVE
WARD RD
21
3
0
30600
11.17
1.88
2.95
5
5
.
W 170 AMP / WARD RD.
19
2
0
27800
10.15
1.87
- 2.66
12
6
W 170 AMP / 32ND AVE
10
2
0
16300
5.95
1.68
3.03
28
7
35TH AVE / PIERCE
4
2
0
6750
2.46
1.62
4.87
7
8
E 170 AMP / 44TH AVE
14
2
0
28100
10.26
1.36
2.14
13
9
D/38TH AVE
YOUNGFIEL
9
4
0
18200
6.64
1.35
3.76
3
10
.
WADSWORTH f 38TH AVE
22
5
0
52800
19.27
1.14
2.18
37
11
29TH AVE / PIERCE ST.
3
2
- 0
7400
2.70
1.11
4.07
20
12
38TH AVE 1 PIERCE ST.
7
2
0
17400
6.35
1.10
2.36
23
13
44TH AVE / GARRISON ST
6
1
0
16700
6.10
0.98
1.64
18
14
E 170 AMP / HARLAN
8
1
0
25120
9.17
0.87
1.31
9
15
WADSWORTH / 29TH AVE
12
4
0
38000
13.87
0.87
2.02
10
16
KIPLING 149TH AVE (NFR)
11
4
0
35300
12.88
0.85
2.10
6
17
WADSWORTH/44TH AVE
17
3
0
57500
20.99
0.81
1.38
8
18
KIPUNG / 44TH AVE
13
4
0
44200
16.13
0.81
1.80
38
19
44TH AVE / TABOR ST.
3
O.
0
10200
3.72
0.81
0.81
29
20
44TH AVE / NEWLAND ST.
4
1
0
14000
5.11
0.78
1.57
30
21
44TH AVE / CARR
4
1
0
15200
5.55
0.72
1.44
11
22
KIPUNG /38TH AVE
11
6
0
42200
15.40
0.71
2.27
31
'23
44TH AVE / FIELD ST.
4
2
0
15400
5.62
0.71
2.13
14
24
YOUNGFIELD/32ND AVE
9
4
0
34740
12.68
0.71
1.97
32
25
44TH AVE / PIERCE ST.
4
2
0
15700
5.73
0.70
2.09
15
26 •
KIPUNG 132ND AVE
9
3
0
38300
13.98
0.64
1.50
51
27
29TH AVE / FENTON ST.
1
0
0
4700
1.72
0.58
0.58
21
28
KIPUNG / 48TH AVE (SFR)
7
2
0
33100
12.08
0.58
1.24
16
29
WADSWORTH/26TH AVE
9
1
0
42600
15.55
0.58
0.84
39
30
38TH / NEWLAND
3
0
0
14500
5.29
0.57
0.57
26
31
44TH AVE / HARLAN ST.
5
4
1
24400
8.91
0.56
3.59
40
32
38TH AVE / LUTHERAN PKY
3
0
0
14900
5.44
0.55
0.55
33
'33
E 170 AMP / YOUNGFIELD
4
1
0
20150
7.35
0.54
1.09
19
34
WADSWORTH/32ND AVE
8
3
0
41500
15.15
0.53
1.32
41
35
38TH / CHASE
3
0
0
16500
6.02
0.50
0.50
24
36
SHERIDAN/32ND AVE
6
2
0
34400
12.56
0.48
1.12
72
1
42
37
44TH AVE / YARROW
3
2
0
17500
6.39
0.47
.
22
38
SHERIDAN / 38TH AVE
7
4
0
41000
14.97
0.47
1.54
47
39
38TH AVE / DUDLEY/DOVER
2
0
0
. 12400
4.53
0.44
0.44
52
40
32ND AVE / HOLLAND ST.
1
0
0
6700
2.45
0.41
0.41
25
41
WADSWORTH / W 48TH -
6
' 0
0
46600
17.01
0.35
0.35
43
42
YOUNGFIELD / 35TH AVE
3
1
0
23600
8.61
0.35
0.81
34
43
KIPUNG/43RD AVE
4
0
0
32000
11.68
0.34
0.34
48
44
YOUNGFIELD/44TH AVE
2
0
0
16550
6.04
0.33
0.33
49
45
38TH AVE / VANCE ST.
2
0
0
17200
6.28
0.32
0.32
27
46
WADSWORTH / 3 ACRE LAN
5
0
0
45000
16.43
0.30
0.30
35
47
S 170 FAN / KIPLING
4
0
0
36800
13.43
0.30
0.30
44
48
KIPUNG / 50TH AVE
3
0
0
27700
10.11
0.30
0.30
45
49
SOTH / KIPUNG
3
0
0
28700
10.48
0.29
029
36
50
WADSWORTH 39TH AVE
4
1
0
43000
15.69
0.25
0.51
THESE LOCATIONS BORDER WITH OTHER CITIES SO THE TOTAL NUMBER OF ACCIDENTS MAY BE SOMEWHAT HIGHER
FIGURE 2: ACCIDENT RANKING BY RATE (ACCIDENTS PER MEWS)
Exhibit 1-A
PHASE I
A prerequisite to the establishment of an Urban Renewal Authoritv
is, pursuant to Section 31-25-104(1)(b) CRS, 1973, the finding by
the governing body that one or more blighted areas exist in the
municipality and that the acquisition, clearance, rehabilitation,
conservation, development or redevelopment, or combination
thereof, is in the public interest.
The term "Blighted Area" is not necessarily synonymous with
"slum", as in the context of early renewal projects, and the
terms should not be confused with regard to the findings herein.
Blighted Area is defined in Section 31-25-103(2) CRS 1973 as: "an
area which by reason of the presence of a substantial number of
slum, deteriorated or deteriorating structures, PREDOMINANCE OF
DEFECTIVE OR INADEQUATE STREET LAYOUT, FAULTY LOT LAYOUT IN
RELATION TO SIZE, ADEQUACY, ACCESSIBILITY OR USEFULNESS,
unsanitary or UNSAFE CONDITIONS, deterioration of site or other
improvements, unusual topography, defective or unusual conditions
of title rendering the title nonmarketable, or the existence of
conditions which endanger life or property by fire and other
causes, OR ANY COMBINATION OF SUCH FACTORS, SUBSTANTIALLY IMPAIRS
~,OR ARREST THE SOUND GROWTH OF THE MUNICIPALITY, RETARDS THE
PROVISION OF HOUSING ACCOMMODATIONS OR CONSTITUTES AN ECONOMIC or
social LIABILITY, and IS A MENACE TO THE PUBLIC health, SAFETY,
morals or welfare in its present condition and use."
Any one or more of the above conditions constitutes blight.
Although there may be examples of each factor of the blight
definition present in the Project Area, those items that are most
obvious, and which most seriously impede economic growth are
street la out (traffic congestion and accidents), lot lavout
(under-utilization, internal circulation, parking and accidents),
and deteriorating structures to a lesser degree.
STREETS
It is found that inadequate street layout exists surrounding the
Project Area, bounded by West 38th Avenue, Wadsworth Blvd., West
44th Avenue, and Upham Street; and in the intersections of
Wadsworth Blvd. with West 38th Avenue and West 44th Avenue.
Inadequate layout includes inadequate widths and intersections,
causing poor traffic flow and congestion during peak periods.
Currently there is an excasoive number of curb cuts (entrances to
the Project Area and adjacent commercial areas), encouraging
turning movements at many uncontrolled oointS, .as attempts are
made at ingress to, and egress from the Projec, Area. This
situation seriously retards the major arterial function of
Wadsworth Boulevard, West 38th Avenue and West 44th Avenue on
some of their heaviest traveled segments, and creates a collision
DOCUMENTATION OF BLIGHT.
1
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
,function of pumping high volumes of traffic trough the area.
One can observe on Wadsworth Boulevard an almost solid mass of
traffic, especially on Wednesdays and Fridays about 5:00 P.M.
extending from south of 38th Avenue to the City's northern
boundary. The situation is compounded by many turning movements
in and out of the Project Area, difficult left turns at
intersections, and drivers attempting to enter the Project Area
from southbound Wadsworth. The situation discourages shoppers.
According to Department of Highways counts, Wadsworth Blvd. has
traditionally 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 volume. .
For example, 39,000 vehicles pass the north leg of the Wadsworth-
West 44th intersection on an average weekday (1979 data). Peak
hour traffic is about 9% of this. Exhibit 2 gives the counts for
various segments of Project Area intersections in three separate
years. These data merely demonstrate that not only are volumes
taxing road capacities at peak hours, but there are many turning
movements helping to intensify traffic flow blockage at the two
major intersections. Much of the traffic turns from Wadsworth to
the east and from the east into Wadsworth.
According to Traffic Management Studv; Peat, Marwick, Mitchell 6
Co., 1979, traffic accidents in Wheat Ridge increased by about
70% during the four years through 1978. In the final year, there
were 2,457 accidents. The total cost of these accidents, based
on National Safety council estimates, at 1978 dollars was
$4,518,000.
The Colorado 'Division of Highway Safety report for 1977 compares
accident frequency with other suburban cities of the Denver
region.
Citv
Accidents per 1000 population
Wheat Ridge 70.6
Golden 52.2
Lakewood 43.5
Aurora 34.8
Arvada 30.8
Further analysis identified the ten worst accident intersections.
42.25 of intersection accidents (217 total), occurred at the
Wadsworth intersections with 38th and =4th Avenues. The
Wadsworth-38th intersection had 24 injury accidents with a
significant number involving left-hand turns. Review of 1980
accident reports indicate that there were 93 accidents at the
intersection of Wadsworth and 38th Avenue, and 83. at the
2
intersection of Wadsworth and 44th Avenue. Most of these
involved collisions into the rear end of vehicles backed up at
the intersections. Forty six accidents were reported in 1980 on
,Wadsworth Blvd. between 38th Avenue and 44th Avenue. Many of
}these involved vehicles attempting to enter or exit from the
Project Area. Many collisions have been reported in the internal
Project Area as detailed in the Land Utilization Section below.
In private parking lots across Wadsworth and 44th from the
Project Area, there were nine accidents. Undoubtedly, many minor
accidents go unreported.
Accidents peak at 3 and 5 P.M. The Wadsworth-38th/44th situation
reflects the worst combination of homeward-bound commuters and
after-work shoppers and diners. Observation reveals that it is
extremely difficult for shoppers to maneuver, exit, or enter from
business establishments in the Project Area. The discouraging
experience of after-work shopping trips to the Project Area
places it at a disadvantage in competition with other shopping
centers. The Peat, Marwick report recognized that traffic
accidents are largely a function of design or design deficiency.
Census data informs us that 95% of Wheat Ridge workers use
private autos to get to work. This statistic, coupled with the
fact that Project Area streets carry a large portion of this
traffic, adds significance to this element of blight.
i
Clearly needed is a northbound Wadsworth acceleration/
deceleration/turn land and major improvements to the 38th Avenue
and 44th Avenue intersections, as well as updated signalization.
It is difficult and unsafe for pedestrians and bicycle riders to
negotiate street crossings and there is a lack of facilities for
pedestrians and cyclists throughout the Project Area.
LAND UTILIZATION
The Project Area totals approximately 45.5 acres in the Phase 1
Project Area, see Exhibit B-1, of which 17% represents lot
coverage by buildings. Area used for driveways, easements,
storage yards and typical heavy peak parking account for
approximately another 24%. Thus, there remains a gross
underutilization of land for a strategic commercial area; 59%
unused or infrequently used.
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 eating
establishments,
four
nonconsumer type busi
nesses and two
financial institu
tions,
plus other businesses
fronting on the
street while interior businesses generally suffer
from lower than
normal sales.
3
The Project Area is made up of fragmented ownerships and
leaseholds with some lots having inefficient configurations; too
narrow and deep to use as sites for commercial buildings.
z _
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. Unification of
the two halves would benefit most businesses and greatly improve
traffic circulation and safety.
Lack of definition of driveways and poor separation between
parking areas and drives create confusion and hazard.
Analysis of traffic accident reports for the year 1980 reveals
that there were 100 collisions in the internal Project Area
parking lots. The north and south nodes, each with several
individual tenant /businesses, have shared parking. Many other
individual businesses have their own separate provisions, which
is inefficient in terms of a unified shopping center.
`The Project Area is not limited to convenience shopping or
,regional level comparison shopping, however, there are many such
shops. A customer may wish to shop in several stores with one
stop. The Project Area does not lend itself well to this type of
convenience. Parking turnover studies are necessary in
anticipation of developing the Project Area into a viable mall-
type complex. Current parking regulations fail to provide for
the shared-parking index and the merchants perception of his
individual, needs and shared-parking fits is often inaccurate.
The Shopping Center Development Handbook states that ease of
parking should be simple, trouble-free, and safe. The shopper
should be able to move through the parking area without prior
knowledge of the layout. None of these conditions are prevalent
in the Project Area. There is confusion between frontage
business curb cuts and entrances to interior establishments.
Shoppers equipped with only street addresses of businesses
experience difficulty in locating their destinations.
Underutilization of the Project Area site, combined with interest
and external transportation problems, has resulted in subpar
sales per square foot of retail space, and revenue per square
foot of site far below the norm.
STRUCTURES
While there are no signs of structural unsoundness to the point
of imminent danger, the appearance of portions of the Project
Area is uninspiring. The facades of most buildings are without
4
interest, while the backs oresent an unpleasant view to adjacent
properties. Architectural design, being a matter of changing
tastes, should be considered in discussions of blight only when
=.-garish or ugly as to detract from marketabilitv or retard
development. -
No one would be attracted to the Project Area for an
architecturally stimulating experience. Good future site
planning and building design will be needed to encourage
continuing capital investment. Those with interest in the Center
are encouraged to consult with imaginative design professionals
and to be influenced by excellent examples of shopping center
design.
There are three pockets with classic signs of early deterioration
in the Project Area.
Seven lots at the site's northwest corner are being consolidated
into a rectangular parcel. On this parcel are several low-value
structures, including some of nondescript block construction.
Some are coated with partially deteriorating multi-colored paint.
View of the rear is particularly unattractive. Junk is stored at
one end. Several have poor facades fronting immediately on the
sidewalk.
Behind Jack-in-the-Box 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 90 degree turns.
Immediately to the south behind Etta's Place is an old house
converted to offices. Exterior materials are cracking stucco and
siding in need of paint. Access is through the restaurant
parking lot.
At the southeast corner of 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.
SUMMARY
The-foregoing report has put forth the major elements of blight
found in the Project Area. The lifeblood of the suburban
commercial center is accessibility by auto and full utilization
of the land. Traffic problems and lack of pedestrian convenience
create a debilitating effect on commerce. Independent piece-meal
development has occurred with little regard to function as a
unified shopping center. The opportunity for snaring facilities
and drawing power has been lareely neglected. There exists an
inefficient use of land in the Project Area, and an
underutilization of this strateoic site. Long the centroid of a
5
heavily nooulated area, the Project Area has failed to realize
its full potential for profitable enterprise, or as a generator
of tax revenue for the City.
_-sere. is a commercial area that can be- greatly improved through
private and public cooperation.
6
EMISIT X12
AVERACr ANMJAL WEEfQ)AY,TRA Tjc
Source: Colorado DOH
('71) 32,100
('75) 35,900
('79) 39,000
W.44th Av.
(171)
('75)
13,300
l ('71)
15,300
('79)
15,500
15,000
I (175)
('79)
16,800
15,700
BLVD.
(171)
(!75)
11,800
1
C'71)
14,600
('.79)
3,900
14
800
I
('75)
171600
,
(;79)
16,400
8th Av.
('71) 33,200
('75) 33,300
('79) 36,000
Peak Hour: 9% ci the above.
EXHIBIT 2
EXHIBIT 3
A PARCEL OF LAND LOCATED IN THE NORTHEAST QUARTER, THE NORTHWEST
QUARTER, THE SOUTHEAST QUARTER, THE SOUTHWEST QUARTER OF SECTION
23 AND THE NORTHWEST QUARTER AND THE NORTHEAST QUARTER OF SECTION
26, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL
MERIDIAN, ALL BEING LOCATED IN THE CITY OF WHEAT RIDGE, COUNTY OF
JEFFERSON, STATE OF COLORADO AND BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NORTHEAST QUARTER OF
SAID SECTION 26, SAID POINT BEING A 30-INCH LONG ALUMINUM PIPE
WITH A 3 1/4 INCH BRASS CAP STAMPED CITY OF WHEAT RIDGE IN A
ROUND CAST IRON BOX AND RECORDED UNDER RECEPTION NO. 64104804 OF
JEFFERSON COUNTY RECORDS ON A COLORADO LAND SURVEY MONUMENT
RECORD FORM; THENCE N 89038'22" E ALONG THE NORTH LINE OF SAID
SECTION 26 A DISTANCE OF 54.98 FEET; THENCE S 00021'38" E AND
PERPENDICULAR TO THE NORTH LINE OF SAID SECTION 26 A DISTANCE OF
30.00 FEET TO THE NORTHEAST CORNER OF THE TRACT OF LAND RECORDED
UNDER RECEPTION NO. 397805 OF JEFFERSON COUNTY RECORDS ALSO BEING
THE TRUE POINT OF'BEGINNING;
THENCE S 89038'23" W A DISTANCE OF 330.64 FEET; THENCE N
00019'35" W A DISTANCE OF 19.98 FEET; THENCE N 02009'27" W A
DISTANCE OF 60.04 FEET; THENCE N 44043'48" E A DISTANCE OF 17.00
FEET; THENCE N 00010'12" W A DISTANCE OF 113.03 FEET; THENCE S
89049'48" W A DISTANCE OF 5.75 FEET; THENCE N 00010'12" W A
DISTANCE OF 118.00 FEET; THENCE S 89037'48" W A DISTANCE OF 9.25
FEET; THENCE N 00010'12" W A DISTANCE OF 113.23 FEET; THENCE N
89038'47" E A DISTANCE OF 9.25 FEET; THENCE N 00010112" W A
DISTANCE OF 125.00 FEET; THENCE N 89038'47" E A DISTANCE OF 5.75
FEET; THENCE N 00010'12" W A DISTANCE OF 288.03 FEET; THENCE N
89049'48" E A DISTANCE OF 10.00 FEET; THENCE N 00010'12" W A
DISTANCE OF 3.23 FEET; THENCE S 89049148" W A DISTANCE OF. 13.00
FEET; THENCE N 00010112" W A DISTANCE OF 98.21 FEET; THENCE S
89037'48" W A DISTANCE OF 8.50 FEET; THENCE N 00010'12" W A
DISTANCE OF 112.00 FEET; THENCE N 89037'48" E A :DISTANCE OF 8.50
FEET; THENCE N 00010'12" W A DISTANCE OF 288.65 FEET; THENCE N
03013112" E A DISTANCE OF 50.73 FEET; THENCE N 00010'12" W A
DISTANCE OF 325.12 FEET; THENCE N 11012'33"W A DISTANCE OF 47.00
FEET; THENCE N 00010'12" W A DISTANCE OF 153.00 FEET; THENCE N
89040'40" E A DISTANCE OF 9.00 FEET; THENCE N 00010'12" W A
DISTANCE OF 743.17 FEET; THENCE N 00047'04" E A DISTANCE OF 60.03
FEET; THENCE N 00010'12" W A DISTANCE OF 9.97 FEET; THENCE N
89041'37" E A DISTANCE OF 547.59 FEET; THENCE S 00010'29" E A
DISTANCE OF 10.00 FEET; THENCE N 89041'37" E A DISTANCE OF 15.00
FEET; THENCE N 00010'29" W A DISTANCE OF 20.00 FEET; THENCE N
59041'37" A DISTANCE OF 148.40 FEET; THENCE S 00010'29" E A
DISTANCE OF 20.00 FEET; THENCE N 89041'37" E A DISTANCE OF 338.40
FEET; THENCE S 00013'03" E A DISTANCE OF 691.01 FEET; THENCE S
89040'47" W A DISTANCE OF 353.67 FEET; THENCE S 00002'52" W A
DISTANCE OF 661.17 FEET; THENCE S 00004'07" W A DISTANCE OF
264.04 FEET; THENCE S 00010'14" E A DISTANCE OF 395.98 FEET;
THENCE N 89039'11",339.20 FEET; THENCE S 00013'03" E A DISTANCE
691.74 FEET; THENCE S 89052'54" W A DISTANCE 498.43 FEET; THENCE
S 83055'45" W A DISTANCE OF 50.25 FEET; THENCE S 84049'03" W A
DISTANCE OF 178.43 FEET TO THE TRUE POINT OF BEGINNING.
THE ABOVE DESCRIBED PARCEL CONTAINS 54.78 ACRES, MORE OR LESS AND
IS GENERALLY BOUNDED BY; THE WEST RIGHT-OF-WAY LINE OF WADSWORTH
BOULEVARD, THE NORTH RIGHT-OF-WAY LINE OF WEST-44TH AVENUE, THE
FAST RIGHT-OF-WAY LINE OF UPF1M STREET AND THE SO= TIGHT-OF-WAY
Lli:: J" AVENUE E7i`LL". .4T.:. RESIDENTIAL-. '
PROPERTY 0:4 THE WEST SIDE OF UP11701 STREET.
EXHIBIT =`4
INTRODUCTION & BACKGROUND TO PHASE 1 (1981-1986) (WADSWORTH
--TOWN CENTER PROJECT).
The primary purpose of Phase 1 of this Plan was to implement a
joint development project between the City and the commercial
property owners to create a 45 acre commercial center in the
Wadsworth Commercial Activity Center which was called the
WADSWORTH TOWN CENTER.
A park, landscaping and street improvements were financed by
participation of 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:
WHEAT RIDGE COMPREHENSIVE DEVELOPMENT PLAN - 1976
The Comprehensive Development Plan adopted by the Citv in 1976
designated three commercial activity centers for the City. One
of these centers is the Wadsworth Commercial Activity Center,
which has also been called the Wadsworth Town Center, and the
Wheat Ridge Town Center (see Exhibit C) is shown on a partial
copy of the Future Land Use Plan map with some highlights added.
URBAN DESIGN CONSULTANT HIRED - 1978
In May of 1978, the city council authorized the Community
Development Department Staff to hire an architect for the purpose
of implementing the concepts of the comprehensive Plan to create
a unified commercial center at the Wadsworth Commercial Activity
Center.
WADSWORTH TOWN CENTER = PHASE I REPORT = 1978
In November of 1978, Staff presented to Planning commission and
city council, after extensive public meetings with residents and
commercial property owners and merchants, the Phase I Report for
the Wadsworth Town Center. This report designated Design
Districts within the Wadsworth Commercial Activity center (see
Exhibit C, which included the Hub District East of Wadsworth,
South of 44th Avenue and North of 38th Avenue over to Upham
excluding the single family and apartment buildings along Upham.
Based on this report, the Council directed the Staff to develop
more specific proposals for the unification of the two commercial
nodes in this area into a 45 acre shopping center. One node is
at 38th and Wadsworth and the other is at 44th and Wadsworth.
UNIFIED SHOPPING CENTER PROJECT = 1981
In April of 1981, the City Council directed the Staff to initiate
the necessary steps to accomplish the Wadsworth Town Center
- `=Project which included the purchase of a connecting easement and
the establishment of an Urban Renewal Authority so the tax
increment financing tool would be available for the project.
URBAN RENEWAL PLAN PHASE I
The Wheat Ridge City council established the Wheat Ridge Urban
Renewal Authority on September 28, 1981 (see Ordinance #x467,
Series of 1981 which is attached hereto and incorporated by
reference). The Council adopted the Limited Wadsworth Town
Center Project and Urban Renewal Plan on December 14, 1981 by
Resolution x756, Series of 1981, which is attached hereto and
incorporated by reference. Between 1981 and 1986, the City
Council adopted the following Project Objectives:
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-r.-Shop and Time square main
buildings.
2.
Design and construct that portion of the proposed
major connector drive across the Barsch and
Currier properties to connect the Time Square and
Park-n-Shop commercial nodes.
3.
Acquire property behind Etta's Place and Jack-in-
Box for the proposed Town Center Park development,
by use of Jefferson County Open Space funds.
4.
Design and construct the Town Center Park.
5.
Work with individual property owners within the
District to achieve an upgrading of structures,
parking lots, access, internal circulation,
lighting, interior landscaping and street edge
landscaping, and overall design. Also work with
them to achieve redevelopment or new development
which is consistent with and promotes the concepts
and basic goals and objectives of the Urban
Renewal Plan.
6.
Construct additional accel/decel lanes and modify
or eliminate curb cuts on Wadsworth Boulevard,
West 38th and West 44th, where necessary, and
improve street intersection designs and
signalization where possible, in order to achieve
a more safe and efficient traffic circulation
system.
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.
8. 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 T4, 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:
Date Approved
Project Elements Approved by Council by council
1. - friendiv condemnation to eet Dunaway
and Rider to move the easement to the
eastern alignment. $49,000 4181
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
4. Industrial Revenue Bonds were induced for
three properties. 10/81
5. Authorized the Urban Renewal Authority to
get an appraisal for the land proposed as
a City park. 12/14/81
6. Authorized the Urban Renewal Authority to
handle all future consulting activities
for the operation of the Authority, the
preparation of the Urban Renewal Plan, the
preparation of the Wadsworth Town Center
Project, and the implementation of the tax
increment financing project. 12/14/81
7. Authorized the Urban Renewal Authority to
achieve the dedication of the balance of
the easement for the connector and to
initiate step to get the connector drive
constructed at the earliest possible date.
12/14/81
S. Set all sales tax increment generated
within the Wadsworth Town Center in a separate
fund for the Wheat Ridge Urban Renewal Authority
to be used for administrative purposes and for
projects approved by the City Council as part
of the Limited Wadsworth Town Center Project
document. Estimate of sales tax increment
for 1982 is $120,000. 9/13/82
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
11. 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
12. Authorized the Urban Renewal Authority to
design and construct the Wheat Ridge Town Center
Park at a total development cost of between
$200,000 and $400,000. The cost will be funded
from Tax Increment funds for the Wadsworth Town
Center and shall be on a pay as you go basis.
9/26/83
13. Authorized the Urban Renewal Authority to
work with the property owners in the Town
Center to construct a joint project to improve
the internal circulation of the Center and
improve the linkage with the existing connector
drive, which has been constructed by the City.
The Authority may pay one-half of the cost of
planters or equivalent items and other pedestrian
/vehicular safety improvements on the west side of
the connector drive in front of the stores.
This will be funded from Tax Increment Funds for
the Wadsworth Town Center and shall be on a pay
as you go basis. 9/26/83
14. Authorized the Urban Renewal Authority to work
with the property owners in th-2 Town Center,
in a joint project, to design and construct
Wheat Ridge Town Center signs for placement
ar. the major entrances of the C^_nter.
10/14/85
15. 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
-92-
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.
E. To provide incentive for the development of
community activity centers the best method of
achieving the above goals. These centers will
provide a unified shopping environment, and
contain diverse but compatible uses. Pedestrian
activity will be emphasized and hopefully the
design elements will include shared parking or
parking structures, extensive landscaping,
plazas, malls, and a unified sign program. The
result should be an atmosphere conducive to
browsing and comparison shopping, higher sales
volume, and increase feasibility of mass transit.
1 OBJECTIVES: (Page II-9)
2. By providing incentives for business to relocated to
the activity centers and by channeling appropriate new
development to the activity centers. (Page II-9)
3. By including within the zoning ordinance, bonuses in
lot coverage for such elements as excellent design of
commercial areas. (Page II-10)
VI. PARKS AND OPEN SPACE
GOALS: (PAGE II-11)
H. 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 II-11)
G. To include historic preservation efforts within the
park program. (Page II-12)
OBJECTIVES:
By acquiring parks and open space as a part of land
development proposals. (Page II-12)
.1
A. WHEAT RIDGE TOWN CENTER - Master Plan
I. Description and Purpose
The area generally bound by, and including the right-
of-ways thereof, Wadsworth Blvd., West 44th Avenue,
West 38th Avenue, and Upham Street are included within
the Wheat Ridge Town Center Master Plan area. An Urban
Renewal Plan for a portion of this area has been
approved and adopted by City Council which describes
the area, set forth purpose, and identifies project
activities and financing proposals.
In order to strengthen the ability to implement the
Wheat Ridge Town Center Urban Renewal Plan, this Master
Plan is made a part of the Wheat Ridge Comprehensive
Development Plan so the major goals, objectives and
urban design concepts are officially recognized through
the master planning process of the City.
The area covered by this Plan is found to have eminent
public interest and therefore should be developed and
used in accordance with the adopted Master Plan, and in
furtherance of the stated goals and objectives of the
Wheat Ridge Comprehensive Development Plan. The goals
of the Development Plan being used in this ;aster Plan
are:
"SECTION II. GOALS & OBJECTIVES FOR THE CITY OF WHEAT
RIDGE.
II. LAND USE.
GOALS: GENERAL
A. To recognize land as a valuable and limited
resource, which should be used, in the best
interest of all citizens. (Page II-1)
F. To provide for a moderate growth rate which
will allow the City to provide an adequate level
of services. (Page II-2)
OBJECTIVES:
1. By enacting performance standards -for ~11
development and redevelopment to ensure positive
impact upon the environment, the society and the
economy. (Page II-2)
2. By making extensive use of the PUD -nnr nq concept
to encourage innovation, design exce_lence and
conservation of land. (Page II-2)
8. By beautifying the City, using methods such as
development of parkways, burying utility lines,
enforcement of sign and building codes, and
requiring more landscaping on new projects.
(Page II-2)
l
III
GOALS: Commercial and Industrial
C. To provide for additional commercial, office and
services uses provided that they are conveniently
located, attractively developed and meet the
demonstrated needs of the City. (Page II-4)
OBJECTIVES:
1. By encouraging the development of community
activity centers encompassing a broad range of
land uses, each complementing the other. These
centers must be pedestrian oriented and be unified
architecturally. (Page II-4)
2. By promoting concepts such as shared parking or
parking structures within commercial areas or
activity centers so as to encourage pedestrian
activity, thereby reducing use of the automobile.
(Page II-4)
4. By providing the amount of land required for
the community activity centers, by redevelopment
of existing commercial areas, if necessary.
(Page II-4)
GOALS: Open Space (Page II-4)
A. To provide cultural and recreational
opportunities for all citizens.
B. To provide psychological visual relief from
the effects of urbanization.
OBJECTIVES:
2. By encouraging the use of plazas, landscaped
areas, parkways, open space and buffer areas
within new developments and redevelopments. (Page
II-4)
TRANSPORTATION
GOALS: (Page II-6)
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.
E. To provide incentive for the development of
community activity centers the best method of
achieving the above goals. These centers will
provide a unified shopping environment, and
contain diverse but compatible uses. Pedestrian
activity will be emphasized and hopefully the
design elements will include shared parking or
parking structures, extensive landscaping,
plazas, malls, and a unified sign program- The
result should be an atmosphere conducive to
browsing and comparison shopping, higher sales
volume, and increase feasibility of mass transit.
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OBJECTIVES: (Page I11-9)
2. By providing incentives for business to relocated to
the activity centers and by channeling appropriate new
development to the activity centers. (Page II-9)
3. By including within the zoning ordinance, bonuses in
lot coverage for such elements as excellent design of
commercial areas. (Page II-10)
VI. PARKS AND OPEN SPACE
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 acti-.,ities.
(Page II-11)
G. To include historic preservation efforts within the
park program. (Page II-12)
OBJECTIVES:
2. By acquiring parks and open space as a part of land
development proposals. (Pace II-12)
9
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 II-6)
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IV
OBJECTIVES: (Page II-7)
5_ By controlling access from businesses along major
streets - by decreasing the number of curb cuts.
7. By providing more sidewalks, pedestrian
crossings, bikeways and pedestrian bridges.
8. By improving and adding where necessary, traffic
controls and synchronized signs.
10. By promoting and providing incentives for shared
parking and parking structures to decrease the
amount of land devoted to the automobile, and
encourage pedestrian activity.
11. By provision of additional landscaping along
major streets, which will improve the street
visually, and also buffer adjoining uses from the
effects of traffic.
12. By encouraging screening of parking areas by use
of grade separation, landscaping or walls. (Page
II-7)
ECONOMIC BASE (Page II-9)
GOALS:
A. To encourage a strong diversified economic base,
which will enable the City to provide quality
services at a reasonable tax rates.
B. To utilize the limited developable commercial
land in a responsible manner.