HomeMy WebLinkAboutResolution 2015-0047CITY OF WHEAT RIDGE, COLORADO
RESOLUTION NO. 47
Series of 2015
TITLE: A RESOLUTION APPROVING THE WEST END 38 URBAN
RENEWAL PLAN AND FINDING THAT THE WEST END 38 URBAN
RENEWAL PLAN AREA IS A BLIGHTED AREA, DESIGNATING
SUCH AREA AS APPROPRIATE FOR AN URBAN RENEWAL
PROJECT PURSUANT TO THE WEST END 38 URBAN RENEWAL
PLAN, AND FINDING THAT THE ACQUISITION, CLEARANCE,
REHABILITATION, CONSERVATION, DEVELOPMENT,
REDEVELOPMENT, OR A COMBINATION THEREOF OF SUCH
AREA IS NECESSARY IN THE INTEREST OF THE PUBLIC
HEALTH, SAFETY, MORALS, AND WELFARE OF THE CITIZENS
OF THE CITY OF WHEAT RIDGE
WHEREAS, an urban renewal plan for the West End 38 Urban Renewal Plan
Area (the "Area") has been submitted to the City Council of the City of Wheat Ridge
pursuant to Part 1 of Article 25 of Title 31 , C.R.S. ("Urban Renewal Law"); and
WH EREAS , West End 38 Urban Renewal Plan Area which is subject to the West
End 38 Urban Renewal Plan (the "Plan") is described in Exhibit A to this Resolution;
and
WHEREAS, the City Planning Commission has submitted its written
recommendation to the City Council that the Plan is in conformance with the Wheat
Ridge Comprehensive Plan pursuant to Section 31-25-107(2), C.R.S.; and
WHEREAS, a copy of the Plan and information regarding the impact of the Plan
were submitted to the Jefferson County Board of Commissioners pursuant to the Urban
Renewal Law; and
WHEREAS, the Jefferson County School Distnct also received a copy of the
Plan and has been advised and permitted to participate in an advisory capacity with
respect to the potential use of tax increment financing pursuant to the Urban Renewal
Law; and
WHEREAS, notices of the public hearing for consideration and approval of the
Plan by City Council were provided by publication and by written notices to property
owners, residents, and business owners in the Area in compliance with the Urban
Renewal Law, C.R.S. §§ 31-25-101 et seq.; and
WHEREAS, a public hearing on the Plan was held on December 14, 2015,
providing a full opportunity for property owners, residents, taxpayers, people and
business owners in the Area and all interested persons to be heard; and
018435\0001\13727393.2
WHEREAS, the inclusion of certain areas and properties designated in the Plan
within the Area would provide for the elimination and prevention of blight and the
development, redevelopment and rehabilitation of the blighted areas, so that the areas
can be developed or redeveloped by the public and private sectors to provide a safer
and more useful environment for its users and inhabitants; to develop and redevelop
such properties to provide necessary, greater and reasonable economic utilization of
such areas; to promote, enhance and provide public facilities; to eliminate traffic,
transportation, pedestrian and other hazards within the areas; to ensure reasoned and
sound social, physical and economic growth and improvement within the City; to
promote the public health, safety and welfare; to promote and effect the goals,
objectives and purposes of the Plan and the Comprehensive Plan of the City; to provide
a sound financial and economic base for the community; to provide a necessary tax
base for the City and to comply with the intent and purposes of the Urban Renewal Law;
and
WHEREAS, the City Council has conducted a public hearing, considered the
public testimony, and hereby determines that it is in the best interests of the City of
Wheat Ridge and the Wheat Ridge Urban Renewal Authority to adopt the Plan as
proposed.
NOW, THEREFORE, BE IT RESOLVED by the Wheat Ridge City Council, that:
Section 1. Blight as defined by C.R.S. § 31-25-103(2) is present in the West
End 38 Urban Renewal Plan Area as documented by the City of Wheat Ridge West End
38 Conditions Survey prepared by Ricker Cunningham and based on evidence
presented at the public hearing. The following blight factors are present in the West
End 38 Urban Renewal Area: 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 or
inadequate public improvements or utilities; existence of conditions that endanger life or
property by fire or other causes; buildings that are unsafe or unhealthy for persons to
live or work in; environmental contamination of buildings or property; and substantial
physical underutilization or vacancy of sites, buildings, or other improvements.
Section 2. The West End 38 Urban Renewal Plan Area is a blighted area and
is appropriate for an urban renewal project, pursuant to Part 1 of Article 25 of Title 31 ,
C.R.S.
Section 3. The principal purpose for the adoption of the West End 38 Urban
Plan is to facilitate redevelopment in order to eliminate or prevent the spread of
physically blighted areas.
Section 4. The City Council hereby makes the following findings with respect
to the proposed Plan:
A. A feasible method exists for the relocation of families or individuals
who may or will be displaced by redevelopment projects in decent,
018435\0001\13727393 2 2
safe and sanitary dwelling accommodations within their means and
without undue hardship.
B. A feasible method exists for the relocation of business concerns that
may or will be displaced by redevelopment projects either in the Area
or in other areas that are not generally less desirable regarding public
utilities and public and commercial facilities.
C. The City Council has caused its staff to take reasonable efforts to
provide written notice of the public hearing to property owners,
residents and business owners in the Area at their last known
addresses at least 30 days prior to this public hearing of December 14,
2015.
D. Section 31-25-107 (4) (e) C.R.S. of the Urban Renewal Law does not
apply in that not more than 120 days have passed since the first public
hearing on this Plan, because this is the first public hearing.
E. Section 31-25-107 (4) (e) C.R.S. of the Urban Renewal Law does not
apply in that City Council did not fail to previously approve this Plan
F. The Plan conforms to the City's Comprehensive Plan.
G. The provisions of the Plan, consistent with the needs of the City,
provide maximum opportunity for redevelopment of the Area by private
enterprise.
H. Section 31-25-107 (5) C.R.S. of the Urban Renewal Law is not
applicable to this Plan.
I. To the extent that the Area may consist of an area of open land which
may be developed for non-residential uses under the Plan, City
Council hereby determines that such non-residential uses are
necessary and appropriate to facilitate the proper growth and
development of the City in accordance with sound planning standards
and City's objectives. The potential acquisition of such areas may
require the actions of the Authority, in compliance with the Urban
Renewal Law, because such open areas are within areas of blight or
blighted conditions.
J. City Council has determined that the boundaries of the Areas have
been drawn as narrowly as feasible to accomplish the planning and
development objectives of the Plan in accordance with Section 31-25-
107(1) C.R.S. of the Urban Renewal Law.
K. The acquisition clearance rehabilitation conservation development or
redevelopment of a combination thereof of the West End 38 Urban
Renewal Area pursuant to the West End 38 Urban Renewal Plan is
necessary and in the best interests of the public health safety morals
and welfare of the citizens of the City of Wheat Ridge.
Section 5. The Plan provides for and authorizes the use of tax increment
financing. Such financing mechanisms may be utilized with upon the adoption of
this Plan.
018435\0001 \13727393.2 3
Section 6. The Jefferson County School District was provided a copy of the
Plan and information regarding its impact, in compliance with Urban Renewal
Law.
Section 7. The Jefferson County Board of Commissioners was provided a
copy of the Plan and information regarding its impact, in compliance with Urban
Renewal Law.
Section 8. The Wheat Ridge Urban Renewal Authority is authorized to
exercise the powers of eminent domain to carry out, effect or administer the Plan.
Section 9. The proposed Plan accompanying this Resolution and incorporated
herein is adopted as the West End 38 Urban Renewal Plan for the City of Wheat
Ridge and may be referred to as the West End 38 Urban Renewal Plan. The
Plan is an urban renewal plan as defined in Section 31-25-103(9) C.R.S. of the
Urban Renewal Law.
Section 10. The West End 38 Urban Renewal Plan shall control the land area,
land use, design, building requirements, timing of development, and procedure
for implementation of such Plan in the West End 38 Urban Renewal Plan Area
and in the City of Wheat Ridge, as may be applicable.
DONE AND RESOLVED this 14th day of December, 2015.
ATIEST:
018435\0001 \13727393 2 4
EXHIBIT A
West End 38 Urban Renewal Plan
Table of Cont ents
Section 1.0 Introduction 3
1.1 Preface
1.2 Blight Findings
1.3 Other Findings
1.4 Urban Renewal Plan Area Boundaries
1.4.1 Map of West End 38 Urban Renewa l Pla n Area
1.5 Public Participation
Section 2.0 Definitions 6
Section 3.0 Plan Purpose and Vision 7
3.1 Plan Vision
3.2 Plan Objective
3.3 Plan Goals
3.4 Plan Implementation
Section 4.0 Blight Conditions 10
Section 5.0 Plan Relationship to Other Community Documents 12
5.1 Plan Conformity
5.2 Consistency with the Comprehensive Plan and Corridor Plan
5.3 Correlation with Other Community Plans
Section 6.0 Authorized Urban Renewal Undertakings and Activities 16
6.1 Complete Public Improvements and Facilities
6.2 Complete Other Improvements and Facilities
6.3 Promote Development and Redevelopment
6.4 Adopt Standards
6.5 Modify the Plan
6.6 Review the Plan
6.7 Provide Relocation Assistance
6.8 Demolish, Clear and Prepare Improvements
6.9 Acquire and Dispose of Property
6.10 Enter Into Redevelopment I Development Agreements
West End 38 Urbn11 Renewnl Plnn (12. 14.2015)
1
West End 38 Urban Renewal Plan
Table of Contents (cont'd)
6.11 Enter Into Cooperation Agreements
6.12 Tax Increment Area
Section 7.0
7.1
7.2
7.3
Project Financing
Public Investment Objective
Financing Mechanisms
Tax Increment Financing
7.3.1 Special Fund
7.3.2 Base Amount
7.3.3 Incremental Revenues
7.4 Other Financing Mechanisms and Structures
Section 8.0 Severability
Appendix A' Excerpts from the Envision Wheat Ridge Comprehensive Plan,
adopted October 12, 2009 and 381h Avenue Corridor Plan, adopted October 2011
21
24
Appendix 8: legal Description and Supporting Illustration for the Urban Renewal Plan and Tax
Increment Financing Area
West £11d 38 u,.ban Re newal Plan ('12 .14 .2015)
2
West End 38 Urban Renewal Plan
City of Wheat Ridge, Colorado
1.0 Introduction
1.1 Preface
This West End 38 Urban Renewal Plan (the "Plan" or the "Urban Renewal Plan") has
been prepared for the City of Wheat Ridge ("City"). It will be carried out by Renewal
Wheat Ridge, the City of Wheat Ridge urban renewal authority (the "Authority"),
pursuant to the provisions of the Urban Renewal Law of the State of Colorado, Part 1 of
Article 25 ofTitle 31, Colorado Revised Statutes, 1973, as amended (the "Act"). The
administration and implementation of this Plan. Including the preparation and execution
of any documents implementing it, shall be performed by the Authority.
1.2 Blight Findings
Under the Act, an urban renewal area is a blighted area, which has been designated as
appropriate for an Urban Renewal Project. In each urban renewal area, conditions of
blight, as defined by the Act, must be present, and in order for the Authority to exercise
its powers, the City Council must find that the presence of those conditions of blight,
"substantially impairs or arrests the sound growth of the municipality or constitutes an
economic or social liability, and is a menace to the public health, safety, morals or
welfare."
The West End 38 Urban Renewal Plan Area Conditions Survey, prepared by
RickeriCunningham, dated November, 2015, and presented to the Authority under
separate cover, demonstrates that the West End 38 Area (the "Study Area") as defined
in the Survey, is a blighted area under the Act.
1.3 Other Findings
The Area, as defined in Section 1.4 below, is appropriate for one or more urban renewal
activities and undertakings authorized by the Act to be advanced by the Authority.
West End 38 Urbnn Re11ewnl Plnn (12.14.2015)
3
It is the intent of the City Council in adopting this Plan that the Authority has available to
it any and all powers authorized in the Act which are necessary and appropriate to
accomplish the objectives stated herein. Further, it IS the intent of th1s Plan that the
Authority exercises these powers for the elimination of qualifying conditions in the West
End 38 Urban Renewal Plan Area (the "Plan Area" and the "Area") and furtherance of
the goals and objectives of the community's general plan.
The powers conferred by the Act are for pubhc uses and purposes for which pubhc
money may be expended. This Plan is in the public interest and necessity ·· such finding
being a matter of legislative determination by the City Council.
1.4 Urban Renewal Area Boundaries
The Area includes four legal parcels and right-of-way area, comprising approximately
4.535 acres and located at the northwest corner of West 38th Avenue and Upham Street
in the City of Wheat Ridge, Colorado As illustrated in Table 1, the parcels are owned by
two entities, Olive Street Development Co, LLC and Wadsworth Building Corporation
(Vectra Bank Colorado), and are zoned Mixed Use Commerc1al (MU-C). As shown in the
Env1sion Wheat Ridge Comprehensive Plan, adopted October 2009, the Area is
destgnated as a Mixed-Use Commercial Area, "focusing on long-term infill and
redevelopment. reinvestment and high quality urban design and landscaping for vacant
or underutilized properties" and as a Main Street Corridor, encouraging "small-scale
mixed-use infill and redevelopment activities." The Area currently contains two vacant
residential structures located along 38th Avenue within the eastern portion ofthe Area,
a vacant auto repair building located within the northeast quadrant of the Area west of
Upham Street, and a Vectra Bank building located wtthin the interior of the Area. The
Urban Renewal Plan Area Map is presented as Figure No. 1 on the following page.
Table 1
West End 38 Urban Renewal Plan Survey Area • Property Ownership
Parcel Number Property Ownership Land Area %of Area
39-234-00-086 Wadsworth Building Corporation 57,150 sf 28.93%
39-234-00-088 Olive Street Development Co, LLC 12,325 sf 6.24%
39-234-00-089 Olive Street Development Co, LLC 53,840 sf 27.26%
39-234-04-030 Olive Street Development Co, LLC 36,491.5 sf 18.47%
City of Wheat Ridge Right of Way 37,730.5 sf 19.1%
Total: 197,537 square feet or 4.535 acres
Source: Jefferson County Assessor
Wes t End 38 Ur/ln11 Re11cwnl Pln11 (12.14.2015)
4
Figure No. 1: West End 38 Urban Renewal Plan Area
0 100
-II::=:::JI-::::JF.-
ISO
Wes t £nd 38 Urllnn Rwcwnl Plnn (12.14.2015)
D West End 38 Urban Renewal Plan Boundary
West End 38 Urban Renewal Plan Parcels
..,
~
8
I
f '"-NIM
5
1.5 Public Participation
Notification of the public hearing was provided to property owners, residents and
owners of business concerns at their last known address of record within the Area as
required by the Act. Additionally, all property owners have been provided written
consent for their property to be included within the Area, and notice of the public
hearing to consider the Plan was published in the Wheat Ridge Transcript as required by
the Act.
The City Planning Commission reviewed the Plan on November 19, 2015, and found that
the Plan is consistent with the Comprehensive Plan. The City Council reviewed and
approved the Plan at a public hearing on December 14, 2015 .
2.0 Definitions
Act -means the Urban Renewal Law of the State of Colorado, Part 1 of Article 25 of Title 31,
Colorado Revised Statutes, as amended. Unless otherwise stated, all capitalized terms herein
shall have the same meaning as set forth in the Act.
Area or Plan Area -means the West End 38 Urban Renewal Plan Area as depicted in Figure No.
1 and described in Appendix 8 of this Plan.
Authority -means Renewal Wheat Ridge, the City urban renewal authority (the "Authority").
Base Amount -means that portion of property taxes which are produced by the levy at the rate
fixed each year by or for each public body upon the valuation for assessment of taxable property
in a Tax Increment Area last certified prior to the effective date of approval of the Plan; and,
that portion of municipal sales taxes collected within the boundaries of the Tax Increment Area
in the twelve-month period ending on the last day of the month prior to the effective date of
approval of the Plan.
City Council-means the City Council of the City of Wheat Ridge.
Comprehensive Plan -means the Envision Wheat Ridge Comprehensive Plan, adopted 2009.
Cooperation Agreement -means any agreement between the Authority and the City, or any
public body (the term "public body" being used in this Plan as defined by the Act) respecting
action to be taken pursuant to any of the powers set forth in the Act or in any other provision of
Colorado law, for the purpose of facilitating public undertakings deemed necessary or
appropriate by the Authority under this Plan.
Corridor -generally represents linear areas along major arterial streets and including
commercial corridors.
Wes t £11d 38 Urbn11 Re11ewn/ Pln 11 (12.14.2015)
6
C.R.S.-means the Colorado Revised Statutes, as amended from time to time.
Impact Report -means the West End 38 Urban Renewal Plan -Jefferson County Impact Report
prepared by RickeriCunnlngham, dated November 2015 and presented to the Authority under
separate cover.
Plan or Urban Renewal Plan -means this West End 38 Urban Renewal Plan (the "Plan").
Project or Urban Renewal Project -for pu rposes of this Plan, the Project includes any and all
undertakings and activities within the Plan Area to remedy or prevent blighted conditions or
otherwise achieve the goals of the Plan.
Redevelopment I Development Agreement -means one or more agreements between the
Authority and developer(s) and I or property owners or such other individuals or entities as may
be determined by the Authority to be necessary or desirable to carry out the purposes of this
Plan.
Study Area -means the geographic area defined for the Survey.
Survey -means the West End 38 Urban Renewal Plan Area Conditions Survey, prepared by
RickeriCunningham, dated November 2015 and presented to the Authority Board under
separate cover.
Tax Increment -means t hat portion of property and I or municipal sales taxes in excess of the
base amount set forth in Section 7.3.2 of this Plan allocated to and, when collected paid into the
Authority's Tax Increment Revenue Fund.
Tax Increment Area -means the area designated as a Tax Increment Area, as defined and
pursuant to the procedures set forth in Section 6.12 of this Plan.
Tax Increment Finance (or Financing) (TIF)-means a financing mechanism which uses future
revenues resulting from private investment within an established area (Tax Increment Area) to
fund improvements for the public benefit.
Tax Increment Revenue Fund -means a fund supervised by t he Authority and the resources of
which include incremental ad valorem property and municipal sales tax revenue resulting from
investment and reinvestment in an established urban renewal area.
3.0 Plan Purpose and Vision
The purpose of this Plan is to reduce, eliminate and prevent the spread of blight and to
stimulate and catalyze growth and investment within the Area boundaries. To accomplish this
purpose, the Plan is Intended to promote local objectives expressed in adopted community
plans and advance the priorities of the Comprehensive Plan. The Envision Wheat Ridge
Comprehensive Plan was adopted in 2009. Presented below in Section 5.0, are excerpts (taken
Wes t End 38 Urban Renewal Plnu (12.14.20 15)
7
verbatim) from the Comprehensive Plan that describes how implementation of Urban Renewal
Projects within the Area will advance the vision and goals expressed in that document. Also
provided are excerpts (taken verbatim) from the 391h Avenue Corridor Plan, adopted 2011,
which will similarly be addressed by these Urban Renewal Projects. Additional excerpts from
both documents are presented in Appendix A of this Plan.
3.1 Plan Vision
As expressed in the City's general plan and numerous subarea and corridor plans, Wheat
Ridge desires to be a prominent ond sustainable community, with o prosperous future
built upon the foundation of the community's major assets (comfortable neighborhoods,
unique culture and history, abundant open space, ternfic views, and proxim1ty to
Denver and the Rocky Mountains). Additionally, the city will grow o broad ond resilient
local economy that provides family wage jobs and thriving business districts to balance
w1th the commumty's friendly and established neighborhoods. Finally, Wheat Ridge will
offer convenient transportation options, valuable services, and high quality of life for oil
residents. Also confirmed is the City's recognition that attaining this vision will require
an aggressive approach ond wiffingness of the commumty to embrace change
3.2. Plan Objective
The objective of this Plan is to alleviate conditions of blight by actively promoting
investment and reinvestment within the Area; and, to make financial resources available
to assist its partners (private, public, non-profit and others) with addressing those
conditions of blight identified herein, and explained in greater detail in the West End 38
Conditions Survey, especially those that render undertakings or investment within its
boundaries infeasible.
3.3 Plan Goals
All development 1n the Area shall conform to the zoning code and any site-specific
zoning regulations or policies which might impact properties, all as are in effect and as
may be amended from time to time. Although the Act authorizes the Authority to:
undertake zoning and planning activities to regulate land use, establish maximum or
minimum densities, and institute other building requirements In an urban renewal area,
for the purpose of this Plan, the Authority anticipates that the City will regulate land use
and building requirements through existing municipal codes and ordinances.
West Furl 38 Urban Retrewal Plan (1 2.14.2015)
8
General goals of the Plan include redevelopment of properties within its boundaries for
the purpose of generating revenue sufficient to fund public improvements that address
conditions of blight and facilitate investment. Spec1fic goals include:
1. Eliminate and prevent blight by facilitating redevelopment.
2. Implement elements of the Comprehensive Plan.
3. Support and advance actions identified in existing plans related to development of
vacant and under-utilized parcels that are consistent with the vision of this Plan.
4. Provide public infrastructure and make more efficient use of existing land.
5. Promote sustainability -development, fiscal, resource, etc.
6. Advance uses that can leverage public investment in planned improvements
including multiple modes of transportation (vehicular and non-vehicular).
7. Enhance the public realm including streetscape amenities, trail connections and
other pedestrian-friendly improvements in a manner consistent with the existing
community character.
8. Encourage economic sustainability throughout the community and growth in
appropriate locations.
9. Provide a range of financing mechanisms for improvements.
10. Provide additional opportunities for residential development to support
commercial uses in the Area.
11. Support existing industry by encouraging a stronger jobs-housing balance.
12. Encourage growth and stability in local businesses.
13. Facilitate public-private partnerships.
3.4 Plan Implementation
As the plan administrator, the Authority will seek to advance the Plan objectives
through the following if deemed necessary:
• Financing of redevelopment undertakings and activities and critical infrastructure;
and
• Agreements with private, public and other partners to undertake redevelopment
undertakings and activities.
Wes t End 38 Urbnn Renewnl Plnn (12 .14.2015)
9
The Authority will work in cooperation with the City to advance the objective and its
goals through:
• Investment in the public realm (roadway, parks, open space);
• Encouragement of development consistent with or exceeding existing standards;
• Provisron of supportive programs to existing area businesses; and
• Judicious use of limited re sources.
4.0 Blight Conditions
Before an urban renewal plan can be adopted by the City, the Area must be determined to be a
"blighted area" as defined in Sectron 31-25-103(2) of the Act, which provrdes that, rn its present
condition and use, the presence of at least one of the following factors in the Area if all property
owners consent (four of the factors if property owner consent is not expressly obtained or five
of the factors in cases where the use of eminent domain is anticipated), 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:
(a) Slum, deteriorated, or deteriorating structures;
(b) Predominance of defective or inadequate street layout;
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
(d) Unsanitary or unsafe conditions;
(e) Deterioratron of site or other improvements;
(f) Unusual topography or inadequate public improvements or utilities;
(g) Defective or unusual conditions of title rendering the title nonmarketable;
(h) The existence of conditions that endanger life or property by fire or other causes;
(i) Buildings that are unsafe or unhealthy for persons to live or work in because of building
code violations, dilapidation, deterioration, defective design, physical construction, or
faulty or inadequate facilities;
Ul Environmental contamination of buildings or property;
(k.S) The existence of health, safety, or welfare factors requiring high levels of municipal
services or substantial physical underutilization or vacancy of sites, buildings, or other
improvements; or
Wes t End 38 Utl1n11 Renewal Plnn (1 2.14.2015)
10
(I) If there is no objection by the property owner or owners and the tenant or tenants of
such owner or owners, if any, to the inclusion of such property in an urban renewal
area, "blighted area" also means an area that, in its present condition and use and, by
reason of the presence of any Qng of the factors specified in paragraphs (a) to (k.S) of
Section 31-25-103(2), 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.
As stated above, factor "I" above applies when there is no objection by the Area's property
owner or owners. However, despite the statutory allowance for the presence of fewer factors
when creation of an urban renewal area is being requested voluntarily, every effort was made
during preparation of the West End 38 Conditions Survey, dated November 2015, to identify all
factors impacting investment within its boundaries. Additionally, all property owners have
provided written consent for their property to be included within the Area.
The general methodology for conducting the Survey is to: (i) define the Study Area; (ii) gather
information about properties, infrastructure and other improvements within that Area; (iii)
evaluate evidence of blight through field reconnaissance, review of aerial photography,
discussions with representatives of various City departments; and, (lv) record observed and
documented conditions listed as blight factors in the Act.
Among the 11 qualifying factors identified in the Act, the Survey showed the presence of the
following nine (9) blight factors in the Study Area which is the subject of this Plan and presented
herein as Figure 1.
(b) Predominance of defective or inadequate street layout -ill-defined driveways,
particularly along Upham Street; lengthy curb cuts along 38m Avenue and no curb cuts
along Upham Street; and, increasing trend of traffic accidents and incidents
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness-one lot that is
too small to redevelop according to municipal standards; another lot with an irregular
shape leaving significant portions undevelopable without and assemblage; irregular and
absent curb cuts making access confusing and potentially dangerous
West End 38 U rbnn Renewnl Plnn (12.14.2015)
11
(d) Unsanitary or unsafe conditions-presence of environmentally hazardous contaminants
within a general influence area of properties within its boundaries; and, increasing trend
of traffic accidents and criminal incidents
(e) Deterioration of site or other improvements· unpaved parking surface; lack of
landscaping in a portion of the Area; weeds and unkempt landscaping on one parcel;
overall impression of neglect due to vacancy; and, damaged signage that is inconsistent
with current municipal standards
(f) Unusual topography or inadequate public improvements or utilities-see curb cut
references above; substandard in 38th Avenue due to a lack of appropriate
accommodations for bicycles (as required by the code), and pedestrians, particularly
along 38th Avenue closest to Wadsworth Boulevard where sidewalk widths narrow to
less than 6' (as required by the general plan and code); and, the lack of sidewalks along
Upham Street
(h) Existence of conditions that endanger life or property by fire or other causes· presence
of environmentally hazardous contaminants within a general influence area of
properttes within tts boundaries; and, increasing trend in criminal incidents
(i) Buildings that ore unsafe or unhealthy for persons to live or work in because of building
code violations, dilapidation. deterioration, defective design, physical construction. or
faulty or inadequate facilities · presence of environmentally hazardous contaminants
within a general influence area of properties within its boundaries
U) Environmental contamination of buildings or property· presence of environmentally
hazardous contaminants within a general influence area of properties within its
boundaries
(k.S) Existence of health, safety, or welfare factors requiring high levels of municipal services
or substantial physical underutilizotion or vacancy of sites, buildings, or other
improvements-requiring high levels of municipal services; and, underutilization of sites
and buildings throughout the Area
5.0 Plan Relationship to Other Community Documents
5.1 Plan Conformity
As supported by specific references presented herein, implementation of this Plan will
further the objectives and requirements of the Comprehensive Plan with respect to
development and redevelopment, particularly within the community's commercial
corridors. As stated earlier, as development occurs in the Area, it shall conform to the
Comprehensive Plan and any subsequent updates, as well as any regulating documents
West £ud 38 Urbau Rcuewal Piau (12 .14.2015)
12
including the current building code or other rules, regulations, and policies promulgated
pursuant thereto. Any site-specific planning documents that might impact properties in
the Area including, but not limited to City-approved site, drainage, and public
improvement plans; and, any applicable City design standards, all as may be in effect
and amended from time to time, will also be adhered to. Finally, conditions of blight
within the Area will be remedied by the Plan and redevelopment by private enterprise,
to the greatest extent possible, but will need to first be identified as a priority
investment by the Authority in consultation with the City and affected property owners.
It is the Plan's intent that public improvements will be phased as the market allows and
funded in part by tax increment revenues.
5.2 Consistency with the Comprehensive Plan and Corridor Plan
As explained earlier, a general plan for the City, known as the Envision Wheat Ridge
Comprehensive Plan. was adopted in 2009. The Authority, with the cooperation of the
City, private enterprise and other public bodies, will engage in undertakings and
activities described herein in order to eliminate the identified conditions of blight while
also implementing the goals and objectives of the Comprehensive Plan, the 38th Avenue
Corridor Plan, adopted in October 2011, and all other adopted City plans which may
impact properties within the Area. Select goals and policies of those plans which this
West End 38 Urban Renewal Plan will advance are described below, and in detail in
Appendix A. Those that are particularly relevant to potential actions within the Plan
Area are bolded in blue.
Envision Wheat Ridge
Building on Previous Planning Efforts
The Plan update included review of these previous efforts and documents. Many of the
goals, policies, and ideas for the future represented in the previous planning efforts are
still relevant, and are carried forth in this plan. Some examples of overarching themes in
this plan that are carried forth from previous planning efforts include:
• Commit to quality development and redevelopment (from the 2000
Comprehensive Plan)
• Preserve and enhance Wheat Ridge's Neighborhoods (2000 Comprehensive Plan)
• Continue to provide quality community services, parks, and open spaces (2000
Comprehensive Plan)
• Encourage alternative transportation opportunities and intergovernmental
cooperation on regional issues (2000 Comprehensive Plan)
Wes t E11d 38 Urban Re11ewnl Pln11 (12.14 2015)
13
• Focus on increasing housing options to attract a range of household types
(Neighborhood Revitalization Strategy)
• Prioritize the redevelopment of key commercial areas (Neighborhood
Revitalization Strategy)
• Enhance community character and gateways (Neighborhood Revitalization Strategy)
• Promote transit-supportive development (Northwest Subarea Plan)
• Develop a Town Center (Wadsworth Subarea Plan)
• Increase property maintenance and stability (Fruitdale Subarea Plan)
Previous Planning Efforts in Wheat Ridge
Comprehenstve Pions
• 2000 Comprehensive Plan
• Repositioning Wheat Ridge: Neighborhood Revitalization Strategy (NRS, 2005)
Subarea Pions
• Northwest Subarea Plan (2006)
• Wadsworth Corridor Subarea Plan (2007)
• Fruitdale Subarea Plan (2007)
• 38 " Avenue Corridor Plan (2011-following adoption of the Comprehensive Plan)
Urban Renewal Plans
• Wadsworth Boulevard Corndor Redevelopment Plan (2001)
• West 44th Avenue Ward Road Redevelopment Plan (2001)
• 38th Avenue Corridor Redevelopment Plan (2001)
• 1-70 I Kipling Corridor Urban Renewal Plan (2009)
Key Trends and Issues
Throughout the planning process a number of key trends and 1ssues emerged as
important topics for the Envision Wheat Ridge Plan to address. The list of key trends and
issues are summarized below:
Economic ond Fiscal Issues
• Developing a clear economic strategy
• Defining roles and responsibilities of partner organizations
• Addressing opportunities for future employment and retail centers
• Identifying prime areas for redevelopment and infill, and address barriers to
development
Wes/ £11d 38 Urbnn Re11ewnl Plnn (12 .14.2015)
14
• Addressing the fiscal realities of the City and how to achieve sustainable revenue
sources to maintain current levels of City services
• Investing in new technology to advance economic development
Land Use, Housing, and Design Issues
• Recognizing the importance of the community's neighborhoods and addressing
how to increase the variety of housmg opt1ons (beyond the single-family ranch
homes and older apartments)
• Addressing how to reinvest in existing neighborhoods to mamtain their character
but also make them more appealing to new residents
• Achiev1ng a sustainable balance of housing, retail, and employment land uses over
time
• Identifying appropriate density and design for different parts of the commumty
• Establishing areas for future activity centers such as a larger scale Town Center
and smaller neighborhood centers
Community Character and Livability Issues
• Addressing how to promote the commun1ty's assets to attract new residents,
employees, and visitors
• Accommodatmg the needs of different types of households
• Coordinating with the school district to maintain quality schools
• Identifying barners for active lifestyles and promotmg healthy lifestyles
• Continuing parks, recreation, and open space investment and offerings
• Engaging residents in crime prevention and code enforcement efforts
• Including sustainability as a key theme throughout the Plan
Other Issues
• Incorporating previous planning efforts into the Comprehensive Plan
• Focusing on strategic implementation and priority actions to achieve the Plan's
goals
381h Avenue Corridor Plan
Executive Summary
West 38th Avenue, between Sheridan and Wadsworth Boulevards, is a priority
redevelopment area in Wheat Ridge. The City's comprehensive plan, Envision Wheat
Wes t Eud 38 Urbn11 Re11ewnl Pln11 (12.14.2015)
15
Ridge, identifies the corridor as one of five key redevelopment sites and designates 38th
Avenue as the City's main street. Although many res1dents view 38th Avenue as the
heart of the community, today it lacks the physical environment and economic vitality
that is commonly associated with a main street corridor. The purpose of the 38th
Avenue Corridor Plan is to establish a vision for 38th Avenue so that it can be revitalized
into an attractive focal point for the community. Building on valuable input from
stakeholders and the public at-large, the plan creates a vision for the future of the
street. It establishes four guiding principles that set the framework for the pian's
recommendations, which focus on transportation, land use, urban design, and econom•c
development.
VISION STATEMENT
The following statement captures the vision for what 38th Avenue will become in the
next two decades:
"West 38th Avenue between Sheridan and Wadsworth is a safe, vibrant and diverse
corridor in Wheat Ridge with a strong identity and robust commercial and residential
markets. The corridor has identifiable sub-districts with its Main Street being o source of
community pride and o primary destination for city residents and visitors. In the year
2030, people of o/1 ages and abilities live, work, learn, shop, and ploy along 38th
Avenue."
5.3 Correlation with Other Community Plans
Implementation of this Plan will be consistent with objectives expressed in all City
adopted and accepted plans that speak specifically to properties in the Area, including
those cited above.
6.0 Authorized Authority Undertakings and Activities
Whereas the Act allows for a wide range of activities to be used in the Implementation of an
urban renewal plan, it is the Authority's intent to provide both financial assistance and public
improvements in partnership with property owners and other affected parties in order to
accomplish the object ives stated herein. Public-private partnerships and other forms of
cooperative development will be essential to the Authority's strategy for preventing the spread
of blight and eliminating existing blighting conditions. Specific undertakings of the Authority in
the furtherance of this Plan are described as follows.
Wr~l £11d 38 Urbnn Rencwnl Pln11 (12.14.2015)
16
6.1 Complete Public Improvements and Facilities
The Authority may, or may cooperate with others to, finance, install, construct, and
reconstruct any public improvements. Additionally, the Authority may, or may
cooperate with others to, demolish and clear existing Improvements for the purpose of
promoting the objectives of the Plan and the Act.
While public improvements or investment should, whenever possible, stimulate
(directly and indirectly) desired private sector investment, it is the intent of this Plan
that the combination of public and private investment that occurs in the Area will
contribute to the overall economic well-being of the community at-large.
As described in Section 4.0 of this Plan, nine (9) qualifying conditions of blight, as
defined in Section 31-25-103(2) of the Act, are evident in the Area. This Plan proposes
to remedy those conditions by providing certain public improvements and facilities,
including, but not limited to the following:
(b) Assistance with property assemblages (if needed); and, consolidate and improve
existing, and assist in the construction of new curbs and gutters, along with
other improvements in an effort to raise values and the Investment climate in
an effort to reduce traffic accidents and incidents
(c) Assistance with property assemblages (if needed); and, consolidate and improve
existing, and assist in the construction of new curbs and gutters
(d) Elimination and I or mitigation of environmentally hazardous contaminants;
and, assist and improve properties and public infrastructure in an effort raise
values and the investment climate in an effort to reduce traffic and criminal
incidents
(e) Provide assistance for landscaping, parking lot and signage improvements
(f) Consolidate and improve existing, and assist in the construction of new curbs
and gutters; and, assist with the completion of accommodations for pedestrian
and bicycles
{h) Elimination and I or mitigation of environmentally hazardous contaminants;
and, provide "gap" financing to meritorious projects which advance the vision
stated herein and in relevant City adopted plans
(i) Elimination and I or mitigation of environmentally hazardous contaminants
(j) Same as (i)
West End 38 Urbnu Renewal Plnu (12 .14 .2015)
17
(k.S) Assistance with property assemblages (if needed); and, assist and improve
properties and public infrastructure in an effort raise values and the investment
climate in an effort to reduce crime
6.2 Complete Other Improvements and Facilities
To the extent that non-public improvements in the Area may be required to
accommodate development and redevelopment and still benefit the public, the
Authority is hereby authorized to assist in the financing or construction of such
improvements to the extent authorized by the Act .
6.3 Promote Development and Redevelopment
A key concept associated with implementation of the Plan is targeted investment that
will serve to catalyze development throughout the Area and fund future public
Improvements. The potential 1m pact of this investment to Jefferson County is quantified
in the West End 38 Urban Renewal Plan-Jefferson County Impact Report, dated
November 2015, presented to the Authority Board under separate cover.
6.4 Adopt Standards
As stated earlier, all development in the Area shall conform to applicable rules,
regulations, policies, other requirements, and standards of the City, along with any
other governmental entity which has jurisdiction in the Area. While the Act allows for
the adoption of standards and requirements applicable to activities undertaken in an
urban renewal area, in the context of this Plan, it is the Authority's intention that
investment within its boundaries conform to City-approved documents.
6.5 Modify the Plan
The Authority may propose, and the City Council may make, modifications to this Plan
as may be necessary provided they are consistent with the Comprehensive Plan and
any subsequent updates. Additionally, any such amendments made in accordance with
this Plan and as otherwise contemplated, must also be compliant with the Act. Finally,
the Authority may, in specific cases, allow non-substantive variations from the
prov1sions of this Plan, if it determines that a literal enforcement of the provision would
constitute an unreasonable limitation beyond the intent and purpose stated herein.
Wes t Eud 38 Urbnu Re11ewnl Plan (12.14 .2015)
18
6.6 Review the Plan
The ongoing review process for the Plan is intended to provide a mechanism to allow
those parties responsible for administering and implementing key activities within its
boundaries to periodically evaluate its effectiveness and make adjustments to ensure
efficiency in implementing these activities. To this end, the following st eps are
presented to serve as a guide for future Plan review:
(a) The Authority may propose modifications, and the City Council may make such
modifications as may be necessary provided they are consistent with the
Comprehensive Plan and any subsequent updates, as well as the Act.
(b) Modifications may be developed from suggestions by the Authority, property
and business owners, and City st aff operating in support of the Authority and
advancement of this Plan.
6. 7 Provide Relocation Assistance
While it is not anticipated as of the date of this Plan that acquisition of real property will
result in the relocation of any individuals, families, or business concerns; if such
relocation becomes necessary, the Authority will adopt a relocation plan in
conformance with the Act.
6.8 Demolish, Clear and Prepare Improvements
While also not anticipated as of the date of this Plan, the Authority may, on a case-by-
case basis, elect to demolish or cooperate with others to clear buildings, structures and
other improvements within the Area in an effort to advance activities and undertakings
deemed consistent with the vision stated herein. Additionally, existing Development or
Cooperation Agreements may require such demolition or site clearance to eliminate
unhealthy, unsanitary, and unsafe conditions; obsolete uses deemed detriment al to the
public welfare; and, otherwise remove and prevent the spread of deterioration.
6.9 Acquire and Dispose of Property
While the Act allows for the acquisition of property by negotiation or any other method,
this Plan does not authorize the Authority uses its resources to acquire property by
eminent domain. Properties acquired by entities other than t he Authority may
temporarily be operated, managed and maintained by the Authority if requested to do
so by the acquiring entity and deemed in the best interest of the Urban Renewal Project
West End 38 Urban Re uewal Plan (12.14.2015)
19
and the Plan. Such property shall be under the management and control of the
Authority and may be rented or leased pending its disposition for redevelopment.
The Authority may sell, lease, or otherwise t ransfer real property or any interest in real
property subject to covenants, conditions and restrictions, including architectural and
design controls, time restrictions on development, and building requirements In
accordance with the Act and this Plan.
6.10 Enter Into Redevelopment I Development Agreements
The Authority may enter into Redevelopment I Development Agreements or other
contracts with developer(s) or property owners or such other individuals or entities
determined to be necessary to carry out the purposes of this Plan. Further, such
Agreements, or other contracts, may contain terms and provisions deemed necessary or
appropriate for the purpose of undertaking the activities contemplated by this Plan and
the Act. Any existing Redevelopment Agreement between the City and private parties
that are cons1stent with this Plan are intended to remain in full force and effect, unless
all parties to such agreements agree otherwise.
6.11 Enter Into Cooperation Agreements
For the purpose of this Plan, the Authority may enter into one or more Cooperation
Agreements pursuant to the Act. Whereas the City and the Authority recognize the
need to cooperate in the implementation of this Plan, these Cooperation Agreements
may include without limitation the planning, financing, installation, construction and I
or reconstruction of public or other eligible improvements. This paragraph shall not be
construed to require any particular form of cooperation.
6.12 Tax Increment Area
The boundaries of the Urban Renewal Plan Area shall be as set forth in Section 1.4 and
illustrated in Figure 1. It is the intent of the City Council in approving this Plan to
authorize the use of Tax Increment Financing (TIF) by the Authority as part of its efforts
to advance the vision, objectives and activities described herein. Pursuant to the
provisions of Section 31-25-107(9) of the Act, the City Council further contemplates that
West End 38 U rbn11 Re11ewnl Plnu (12 .14 .2015)
20
a Tax Increment Area is being created with concurrent boundaries to the Urban Renewal
Area, effective as of the date of City Council's approval of this Plan. Notwithstanding
such distinction, the Authority is specifically authorized to expend the revenue from
property and sales tax increments to the extent authorized by the Act and this Plan.
However, improvements which enhance the financial viability of existing businesses and
I or redevelopment of these businesses will be a priority use for these resources.
While this West End 38 Urban Renewal Plan contemplates that the primary method of
assisting with financing eligible expenses in the Area will be through the use of Property
Tax Increment revenue, the City Council may allocate municipal sales Tax Increments if
requested to do so by the Authority, and only after receipt of a financing plan outlining
the proposed amounts and pu rpose for w hich the municipal sales Tax Increment is to be
used. As such, the use of sales tax increment is hereby authorized pursuant to Section
31·25·107 (9), C.R.S., which is by this reference incorporated herein as if set forth in its
entirety, but any such pledge of municipal sales Tax Increment by the Authority in a
Development or Redevelopment Agreement shall not be authorized until a separate
Cooperation Agreement between the Authority and the City Council setting forth the
amount and terms of this allocation of incremental sales taxes between the City Council
and the Authority is established. The approval of such Cooperation Agreement by the
City Council and the Authority is hereby found by the City Council not to be a substantial
modification of the Urban Renewal Plan, and is not an addition or modification of the
Urban Renewal Project, does not alter the boundaries of the Plan Area, does not change
the mill levy or sales tax component of the Plan (up to 100% of the sales tax increment
being hereby authorized by the Plan), and is not an extension of the Plan or the duration
of a specific Urban Renewal Project, regardless of when such Cooperation Agreement
may be approved.
The entire Plan Area is hereby designated as a single Tax Increment Area.
7.0 Project Financing
7.1 Public Investment Objective
A critical component to the success of any urban renewal strategy is participation by
both the public and private sectors. Leveraging of resources will be key, as no one
entity, either public or private, has sufficient resources alone to sustain a long-term
improvement effort. Possible public infrastructure investments may include, but will
not be limited to completing non-vehicular public and eligible improvements intended
West E.11d 38 Urbn11 Re11ewal Plnn (12.14 .2015)
21
to improve safe movement within the Area and advance key goals of the
Comprehensive Plan; roadway improvements including curbs, gutters, and drainage and
utility, and infrastructure improvements and relocations; as well as, providing financial
assistance for other expenses considered eligible under the Act.
7.2 Financial Mechanisms
The Authority may finance undertakings pursuant to this Plan by any method authorized
under the Act or any other applicable law, including without limitation of the following:
issuance of notes, bonds and other obligations as defined in the Act in an amount
sufficient to finance all or part of this Plan; borrowing of funds and creation of
indebtedness; reimbursement agreements; and I or, utilization of the following: federal
or state loans or grants, interest income, annual appropriation agreements, agreements
with public or private entities; and loans, advances and grants from any other available
sources. The principal, interest, costs and fees on any indebtedness are to be paid for
with any lawfully available funds of the Authority.
Debt may include bonds, refunding bonds, notes, interim certificates or receipts,
temporary bonds, certificates of indebtedness, or any other obligation lawfully created.
7.3 Tax Increment Financing
Activities may be financed by the Authority under the Tax Increment Financing
provisions of the Act. Such incremental revenues may be used for a period not to
exceed the statutory requirement, which is presently twenty-five (25) years after the
effective date of the Plan adoption which authonzes and creates the Tax Increment
Area.
7.3.1 Special Fund
In accordance with the requirements of the law, the Authority shall establish a
Tax Increment Revenue Fund for the deposit of all funds generated pursuant to
the division of ad valorem property and municipal sales tax revenue described in
this section.
Wes t £uti 38 Ur/ln11 Rc nl!tvnl Pln11 (12.14 2015)
22
7 .3.2 Base Amount
The Base Amount includes that portion of the property taxes which are
produced by the levy at the rate fixed each year by or for each public body upon
the valuation for assessment of taxable property In the Tax Increment Area last
certified prior to the effective date of approval of the Plan (or future
modifications); and, that portion of municipal sales taxes collected within the
boundaries of the Tax Increment Area in the twelve-month period ending on the
last day of the month prior to the effective date of approval of the Plan and paid
to the public body, as are all other taxes collected by or for said public body.
7.3.3 Incremental Revenues
Incremental revenues including that portion of said property, and if authorized
by City Council, municipal sales taxes In excess of the base amount set forth in
Section 7.3.2 above shall be allocated to and, when collected, paid into the
Authority's Tax Increment Revenue Fund. The Authority may use these funds to
pay the principal of, the interest on, and any other premiums due in connection
with the bonds of, loans or advances to, or indebtedness incurred (whether
funded, refunded, assumed, or otherwise) by the Authority, for financing or
refinancing, in whole or in part, any portion of an Urban Renewal Project
considered eligible under the Act. Unless and until the total valuation for
assessment of the taxable property in any Tax Increment Area exceeds the base
valuation, all of the taxes levied upon taxable property In the Tax Increment
Area shall be paid into the funds of the respective public bodies. Also, when
such bonds, loans, advances and indebtedness, including interest thereon and
any premiums due in connection therewith, have been paid, all taxes upon the
same taxable property shall be paid to the respective public bodies.
Further, the incremental portion of said taxes, as described in this subsection
7 .3.3, may be irrevocably pledged by the Authority for the payment of, principal
and interest on, and any premiums due in connection with such bonds, loans,
advances and I or indebtedness incurred by Authority to finance an Urban
Renewal Project (as defined in the Act); except:
(a) Any offsets collected by the County Treasurer for return of
overpayments or any funds reserved by the Authority for such purposes
In accordance with Section 31-25-107(9)(a)(lll) and (b), C.R.S.
West End 38 Urbau Re new al Pla11 (12.14.2015)
23
(b) Any reasonable (as determined by the Authority) set-asides or reserves
of incremental taxes paid to the Authority for payment of expenses
associated with administering the Plan.
If there is any conflict between the Act and this Plan, the provisions of the Act
shall prevail, and the language in the Plan automatically deemed to conform to
the statute.
7.4 Other Financing Mechanisms I Structures
The Plan is designed to provide for the use of Tax Increment Financing as one tool to
facilitate investment and reinvestment within the Area. However, in addition to Tax
Increment Fmancing, the Authority shall be authorized to f1nance implementation of the
Plan by any method authorized by the Act. The Authority is committed to making a
variety of strategies and mechanisms available which are financ1al, physical, market and
organizational in nature. It is the intent of this Plan to use the tools either
independently or m various combinations. Given the obstacles associated w1th
redevelopment, the Authority recognizes that it Is imperative that solutions and
resources be put in place which are comprehensive, flexible and creative. Finally, the
Authority may contract with the Oty to administer various incentives.
8.0 Severability
If any portion of this Plan is held to be invalid or unenforceable, such invalidity will not affect the
remaining portions of the Plan.
We st [nd 38 Urban Renewnl Plnn (12.14 .2015)
24
Appendi)( A:
West End 38 Urban Renewal Plan
City of Wheat Ridge, Colorado
Excerpts from the Envision Wheat Ridge Comprehensive Plan, adopted October 12, 2009 and 38'b Avenue
Corridor Pion, adopted October 2011
West £nd 38 Urbn11 Renewnl Plnn (12 .14.2015)
25
2-COMMUNITY VISION AND VALUES
Page 11
Key Values
The following six broad Key Values are the primary principles behind the Community Vision. They
descnbe the community's aspirations and organize the more specific policies mto the chapters of this
Comprehensive Plan.
Create a Resilient local Economy Based on a Balanced Mix of land Uses
A diverse mix of land uses including residential neighborhoods, primary employment, and commercial
goods and services will build and sustain a broad and resilient tax base
Promote Vibrant Neighborhoods and an Array of Hous!!!&.Qpt10ns
Maintaining the character of existing neighborhoods and establishing new housing options will retain
and attract a range of household types.
Enhance Community Character and Accentuate Quality Design
Marketing Wheat R1dge's un1que qualities and emphasizing quality design for new development and
redevelopment will reposition Wheat Ridge as a unique community.
Increase Transportation Connections and Options
Continued coordination and investment in transportatiOn efficiency, travel options and connections will
improve mobility for community residents, employees, and visitors.
Prov1de Quality Community Amen1t1es. Serv1ces, and Resources
A commitment to providing exemplary community services will mainta1n the high quality of life for
community residents, and will help attract future households and employers.
Ensure a Sustainable Future •
Continued focus on the future implications of today's choices and their impacts on the community's
residents, the natural environment, and community prosperity will ensure a prosperous future for
future generations.
Page 12
• Vision for a Sustainable Future
• A sustainable future is a continuous journey to balance social, environmental, and economic
mterests. It respects and provides stewardship of the natural environment, facilitates active
lifestyles and civic engagement, and bestows economic prosperity to individuals and the
community.
• A community with a sustainable future focuses on its local progress while also considering the
global impacts of its decisions.
26
3 -Structure Plan
Page 13
Introduction
Overview
The Structure Plan is intended to provide strategic guidance and general land uses for future
redevelopment to aid the Wheat Ridge community in achieving its future vision. It provides high-level
guidance for the community's areas and corridors -it is not intended to be parcel-based, nor is it a
zoning map. The Structure Plan, in combination with goals and policies, will help the community
determine appropriate locations and strategies for:
1. conservation of the community's assets and foundation;
2. areas in need of reinvestment and revitalization; and
3. targeted development and redevelopment to achieve vibrant commercial, mixed-use, and
employment areas .
Page 20
Foundations
Foundations are neighborhoods and commercial areas with common characteristics, upon which the
focus areas are layered. They include:
Neighborhood Revitalization -residential areas -individual properties or general pockets that might
benefit from reinvestment; often require special attention because they have Issues related to
dilapidated properties, code enforcement, crime and safety, lower rates of owner occupancy, and I or
incompatible mix of uses; promote home ownership and spur reinvestment through infrastructure
improvements; and I or, limited small-scale residential redevelopment will be encouraged in areas that
exhibit several of the following characteristics of neighborhoods in need of revitalization
Criteria to distinguish Neighborhood Revitalization Areas
• Increasing incompatibility of uses
• Infrastructure needs (e.g., utilities in disrepair)
• Less stability than established neighborhoods
Neighborhood Buffer Areas
• Along both sides of Kipling Street north of 44th Avenue
• 44th Avenue near Youngfield Street
• Along Wadsworth Boulevard
• Along Sheridan Boulevard
Mixed-Use Commercial Areas
Existing Areas
• Kipling Street at 1-70
• Youngfield Street and 38th Avenue at 1-70
27
• 38th Avenue between Sheridan and Wadsworth Boulevards
The plan designates existing commercial areas mixed with office and employment as mixed-use
commercial areas. Focus in these areas is on long-term infill and redevelopment, reinvestment, and
high quality urban design and landscaping for vacant or underutillzed properties, with "centers" being
the primary emphasis.
Page 24
Corridors and Gateways
Corridors and Gateways are areas of future focus and emphasis layered on top of the foundations.
Corridors are the major thoroughfares through Wheat Ridge along which businesses are located. The
intensities and land use characteristics of the city's corridors will vary from vehicular-oriented
commercial d1stricts to quaint and pedestrian-friendly neighborhood commercial areas The corridors
include:
Primary Commercial Corridors-focus on assembling and redeveloping outdated and undNutilized
p opert e primarily from 35th to 44th Avenues, encourage development of a mixed-use Town Center,
including multi· family housing (as lofts or part of the mix), improved bicycle and pedestrian
connections along routes parallel to Wadsworth
Main Street Corridor, 38th Avenue Corridor (between Wadsworth Boulevard and Sheridan Boulevard)
:.how case nodes of locally owned com mew I bus messes ~ nd e ployers in ) trans t and pedestnan
friendly "main street" environment that emphasizes Wheat Ridge's historic and hometown character;
small-scale mixed-use infill and redevelopment activities will be focused primarily between
Wadsworth and Pierce, with additional nodes of development extending along 38th Avenue to
Sheridan, streetscape and other urban design improvements will be extended through the Main
Street corridor to provide a walkable and distinct gateway
Ne1ghborhood Commercial Corridors
• 44th Avenue (between Youngfield and Kipling Streets)
• 44th Avenue (between Kipling Street and the greenbelt)
• 44th Avenue (east of Wadsworth Boulevard)
• Harlan Street (from 1-70 to just south of 44th Avenue),
Pnmary Gateway, Primary Gateways
• 1-70 at Wadsworth
• 1-70 at Kipling Street
• 1-70 at Ward Road
• 1-70 at Youngfield Street I 32nd Avenue
• Wadsworth at 26th Avenue
• 38th Avenue at Sheridan Boulevard
• 26th Ave at Kipling Street
• 44th Avenue at Harlan Street
28
4 -ECONOMY AND LAND USE
Page 35
Relationship to the Community Vision and Structure Plan
Emphasis on retention and reinvestment in commercial areas will ensure that residents have
convenient local locations to shop, in add1tion to generating retail sales tax to maintain City services.
To provide balance to the community's strong residential base, future employment and commercial
development efforts will target key areas.
Goal ELUl: Make Wheat Ridge a "community of choice" in which to live, work, shop, and recreate.
Wheat Ridge will actively promote the community's positive assets to attract and retain residents,
employers, and visitors. The City will emphasize and market its high quality of life to position Wheat
Ridge as a desirable place to live, work, recreate, and visit.
Policies
ELU 1.2 -Become a Regional Destination
The City will promote the community's attributes, and showcase entrances and travel corridors to draw
visitors and position the community as a regional destination.
Strategies:
A. Develop programs to enhance and highlight the city's main entrances (gateways) with landscaping
and signage
Goal ELU2 Attract Quality Retail Development and Actively Retain Existing Retailers to locate in
Wheat Ridge
Actively retain existing retailers and attract quality retail development. Wheat Ridge will proactively
work with existing quality retailers to remain and thrive in Wheat Ridge, and encourage new businesses,
particularly those that provide healthy and high quality products and goods and services to locate in
Wheat Ridge. In addition, the City will plan for future regional retail, community commercial, and
neighborhood commercial centers and promote opportunities tor niche and specialty businesses and
districts.
Policies:
ELU 2.1 -Retain and Enhance Existing Retailers
The City, in conjunction with its economic development partners, will work with existing quality retailers
and businesses to remain and expand in Wheat Ridge so that goods are purchased locally and retail
sales taxes are not lost to neighboring communities.
Strategies:
C. Assist existing retailers with expansion plans or opportunities for local relocation
29
ELU 2.2 -Promote Specialty Retail Businesses
The Crty, in partnershrp economic development partners, and the development and busrness
communities, will work to establish and grow unique small businesses and niche business districts in
areas identified as activity centers and along key corridors.
Strategies:
E. Work with local brokers and developers to ident ify and attract regional niche retailers for a potential
location in Wheat Ridge.
ElU 2.3-Rehabilitate Under utilized Retail Spaces
Coordrnation and partnership between the City, economic development partners, and the
development community to improve the appearance and function of outdated and inefficrent retail
spaces will re energize the community's primary corridors and key actrv•ty centers.
Strategies:
B. Encourage land assemblage and dP.nser nodes of development within activity centers
C. Partner with area economic development organizations
D. Continue to work with local property owners on rdentrfyrng opportunities for fa~ade and
landscaping improvements and upgrades
ELU 2.4 -Develop Regional Retail
The City, economic development partners, and private developers will partner to develop the Regronal
Commercial Center west of 1-70 (including the Crossing at Clear Creek site) with a mrx of regronal retail
anchors, smaller retailers, and secondary uses such as offices and hotel.
B. Enter public I private partnerships and facilitate the use of tools such as Tax Increment Financing
through an Urban Renewal Authority, special districts, and other tools to share infrastructure
development costs; and
C. Provide business start-up incentives and financing tools (such as Tax Increment Financing).
Goal ELU3 - Retain and Diversify local Employment
Wheat Ridge will foster a business climate that encourages expansion or creation of employment
opportunities. Particular emphasis will be placed on growing the community's existing health care
industry, redevelopment of the area surrounding the future FasT racks Gold Line Transit Station, and
allowing seconda ry employment opportunities in the Crossing at Clear Creek Regional Commercial
Center area . This business climate will require the retention of industrially zoned lands, and will place
emphasis on new, high-quality employment opportunities in growing fields such as clean energy and
biotechnology.
Policies:
ELU 3.1-Retain and Expand Established Employers
30
The City and its economic development partners will work with the community's existing primary
employers such as Exempla Lutheran Hospital to maintain and grow operations to provide quality local
jobs to residents.
Strategies:
A. Supply an adequate mix of housing in the community to create a "whole community" where
residents can live and work;
D. Work closely with local employers and business owners to address issues and retain them in Wheat
Ridge; and
E. Coordinate with employers to develop plans for future growth and expansion and help facilitate
their plans through the City's development review process.
ELU 3.2 -Generate New Primary Employment
The City, in partnership with economic development and other business organizations, will recruit new
primary employers to locate in Wheat Ridge, in order to provide quality jobs for the community's large
residential base, and to draw employees into the city on a daily basis.
Strategies:
A. Market development sites within Enterprise Zone and Urban Renewal Authority areas
B. Target medical-related facilities
C. Work on a package of appropriate incentives and establish the criteria by which these Incentives can
be used
Goal ELU4-Increase the Diversity of land Uses
Wheat Ridge will work to ensure that the limited future development and redevelopment areas provide
increased opportunities for employment, retail, and commercial services, along new housing options, to
achieve a sustainable and balanced mix of land uses for the community.
Policies:
ELU 4.1-Efficient Use of limited land
Because of the limited amount of land available for new development, the City will require efficient use
of newly developing and redeveloping areas by promoting higher-intensity development. Priority areas
for new development include the Crossing at Clear Creek site west of 1-70 and the future T.O.D. area
north of 1-70 near Ward Road.
Strategies:
A. Emphasize mixed-use development in developing and redeveloping areas
C. Prioritize areas for future subarea and corridor plans, and potential overlay districts to identify
opportunities for property assemblage and efficient use of land
31
E. Seek to remove height and density limitations from the City Charter in targeted development and
redevelopment locations and examine I rezone those areas as necessary to achieve goals
Goal ELUS: Revetalize Key Redevelopment Areas
Policies:
ELU 5.1 -lnfill and Redevelopment
Many properties along Wheat Ridge's primary corridors and in activity centers are dated and
underutilized. The City will work with partners and private developers to promote infill and
redevelopment in key areas shown on the Structure Plan.
Strategies:
A. Provede financing tools and incentives (such as Tax Increment Financing in Urban Renewal Areas
and Enterprise lone tax credits) to jump-start redevelopment in underutilized areas
B. Identify areas with potential for property assemblage (through future subarea and corridor plans)
and provide assistance with assemblage
C. Actively pursue grants and technical assistance in determining the existence of brownfields at key
redevelopment locations
D. Coordinate with all interested parties (property owners, adjacent property owners, and City) to
plan and define the vision for future development on infill sites
E Identify areas for future overlay distncts
F. Enter public-private partnerships (between City government, developers, fmancial institutions,
nonprofit organizations, and neighborhood organizations) to increase cooperation and development
success
ELU 5.2 · High Quality Redevelopment
The City will require high quality urban design for all future infill and redevelopment, in order to
ensure compatibility with surrounding neighborhoods, and to improve the overall appearance of the
community's primary corridors and activity centers.
Strategies:
A. Assist with property assemblage to promote well coordinated, complete areas for redevelopment
(not piecemeal properties)
C. Identify areas for future subarea and corridor plans, and potential thematic-based overlay districts
(to establish guidelines and standards to address suitable design and scale, variety and visual
interest, and appropriate matenals specific to each subarea or corridor)
Goal ELU6: Establish Community Activity Centers and a Town Center
Policies:
ELU 6.1 -Community Activity Centers
32
The City will guide development and redevelopment to occur In planned activity centers. A range of
existing and proposed activity centers along major corridors w1ll discourage strip commercial
development by concentrating a mix of uses to serve as neighborhood and community destinations.
Existing Community Activity Center Locations
• Youngfield at 38th Avenue (Community Commercial Center)
• Sheridan at 38th Avenue (Community Commercial Center)
• Wadsworth at 38th Avenue (Community Commercial Center)
Future Community Activity Center Locations
Wadsworth between 38th and 44th Avenue {Town Center)
• Crossing at Clear Creek sit e (Regional Commercial Center)
• Future Gold Line Transit Station Area (Employment/Commercial Center)
Strategies:
A Partner with private property owners, economic development organizations, and developers to
assemble parcels for redevelopment
C. Encourage a mix of uses in activity centers (including multi-family residential and senior housing
where appropriate)
D. Provide multi-modal transportation connections and options to activity centers (especially bicycle
and pedestrian connections)
E. Coordinate development with established Urban Renewal Authority, Colorado Department of
Transportation, and other regional plans
ELU 6.2-Town Center Development
In collaboration with economic development partners and other organizations, the City will guide the
development of a mixed-use Town Center, located along Wadsworth between 38th and 44th
Avenues.
Strategies:
C. Provide multi-modal transportation connections and options to activity centers (especially bicycle
and pedestrian connections)
D. Enter public I privat e partnerships to assist with development fundmg and design
E Establish an appropriate package of incentives to help jump-start redevelopment
5 -NEIGHBORHOODS AND HOUSING
Page 54
Goal NH2: Increase Housing Options
Policies:
33
NH 2.1 -New Housing Types
The City w1ll d~rect the development of new housing types such as townhomes, condos/lofts, and senior
living units (especially in Neighborhood Revitalization, Neighborhood Buffer and other mixed-use areas}
to meet market demand.
Strategies:
8. Promote traditional neighborhood development with a variety of housing types (possibly including
accessory dwelling units, multi-family, and senior housing units) as a component of infill I
redevelopment sites
Goal NH4: Sttmulate Investment and Redevelopment in Neighborhood Buffer Areas
Policies:
NH 4.1 -Enhance Neighborhood Buffer Areas
The City will coordinate and partner economic development partners, neighborhood groups, and private
developers to initiate investment and redevelopment efforts in Neighborhood Buffer Areas.
Strat egies:
A. Coordinate revitalization efforts within established Urban Renewal Authority areas and plans
B. Enter publ1c I private partnerships to 1m prove or redevelop outdated multi-family properties
C. Encourage and facilitate property assemblages to accommodate new small-scale mixed-use
developments to provide transition between primary corridors and residential neighborhoods
6 -COMMUNITY CHARACTER AND DESIGN
Pages 61 through 63
Policies
Goal CCl: Create Recognizable Gateways and Corridors
Wheat Ridge will establish a clear identity that promotes a positive community image in primary
community entrances ("gateways").
CC 1.1 -Gateway Identity
In collaboration with economic development partners, private developers, and other groups, the City
will improve primary gateways into the community (as shown on the Structure Plan) so that they project
a positive, cohesive community identit y and clea r sense of place.
Strategies:
A. Develop s1gnage and landscaping at gateways and along 1-70 that uses recent community branding
efforts to "tell the Wheat Ridge story" (such as the themed gateway signage and streetscape on
38th Avenue near Sheridan)
34
B. Provide and maintain attractively landscaped areas at community entrances (such as the recent 1-70
and Kipling interchange improvements)
CC 1.2-Corridor Image
The City will work w1th private developers, economic development partners, Colorado Department of
Transportation and other organizations to enhance the image of the city's primary corridors (as
identified on the Structure Plan).
Strategies:
B. Enter public/ private partnerships to coordinate, fund, develop, and maintain streetscape
improvements
C. Continue the community sign code to ensure qualit y new signage along corridors and to encourage
upgrades to existing non-conforming signage
7 -TRANSPORTATION
Pages 79 through 83
Goal T 1: Provide an Integrated Transportation System to Address all Modes of Travel and Future
Funding Priorities
Wheat Ridge will accommodate all modes of travel including motorists, pedestrians, bicycles, and transit
riders.
Policies:
T 1.1 -Targeted Improvement Areas
The City will focus future investment for infrastructure improvements in targeted corridors and
intersections, as identified on the Transportation Structure Plan.
Strategies:
A. Institute transportation improvements as activity centers and primary corridors develop and
redevelop
B. Use the improvements shown on the Transportation Structure Plan to establish key areas for each
travel mode and capital improvement projects
C. Establish criteria to identify neighborhoods that are not target ed areas for street or sidewalk
enhancements
T 1.2 -Improvements Funding
The City will continue to invest in transportation infrastructure improvements and will seek
opportunities to partner with regional, state, and nat1onal agencies to establish funding for key
projects.
Strategies:
A. Seek to establish a new local funding source for pedestrian and bicycle system improvements
35
B. Work to establish a blend of local and matching funds for multi-modal improvements
T 1 3 -Complete Streets
The City w1ll coordinate with Colorado Department of TransportatiOn (COOT) to establish roadway
design criteria that ensure safe, attractive, and comfortable access and travel for all users (also
commonly referred to as "complete streets").
Strategies:
A Develop new road cross sections for principal corridors that meet the needs of all modes of
tra nsportation
B. Revese development regulations to require new development to construct or enhance segments of
pedestrian and bicycle systems
C. Establish and require level of service standards for all travel modes
D. Complete the Implementation Plan (Phase 2) of the Bike and Pedestnan Route Master Plan
8 -COMMMUNITY SERVICES
Goal CS 4: Continue Coordination with Fire Districts and Utility Providers to Maintain Quality Service
The City will continue to coordinate with utilit1es and fire distncts to maintatn quality levels of service to
existing customers and provide new services to areas where future growth will occur.
Policies:
CS 4.1-Utility and Service Districts
The City will continue to coordinate development and redevelopment activities with utility providers
and service districts.
Strategies:
B. Develop and offer credits or incentives for development I redevelopment that reuses, establishes
new connections to or upgrades existing utility infrastructure.
10-PLAN IMPLEMENTATION
Pages 111 and 112
An Economic Development Strategy
This Plan, and the process to develop it, has continually identified economic development of targeted
redevelopment areas as a pnmary strategy for the City to accomplish its livability, fiscal, image, and
identity-relat ed goals.
Five Target Redevelopment Areas
a. Crossing at Clear Creek (Cabela's)
b. 38th Avenue "Matn Street"
c. Kipling Corridor
36
d. Wadsworth Corridor I Town Center
e. Gold Line/Ward Road Station -Transit-Oriented Development (TOO)
Short-and Long-Term Priorities
The strategy should confirm, in dtscussion with pollcymakers and staff, short-and long-term priorities
for redevelopment and geographic areas. For example, redevelopment priorities in the "target areas"
should focus on the long-term desires as reflected in the Comprehensive and Sub-Area Plans, while in
other commercial and industrial areas, the priority may be to minimize vacancies.
Identify Appropriate Financial Tools
Public agencies can employ a number of financing tools to finance public improvements. The special
districts, authorities, and other tools described in the following table are a short list of financing tools
that are applicable to the redevelopment of key areas in Wheat Ridge.
Poge 115, 117 and 118
Economic Strategies for Geographic Areas
b. 38th Avenue "Matn Street"
Establishing a small locally oriented retail center at 38th Avenue is a high priority for residents of
Wheat Ridge. Challenges include the perception that there is "no market," checkerboard zoning, the
lack of funding for significant improvements, and land assembly. Initial action items are focused on
market creation.
Potential Financing Tools
• Urban Renewal Area
• Local Marketing District
• Business Improvement District
d. Wadsworth CorndoriTown Center Background
The Wadsworth Corridor between 38th and 44th Avenues has been identified as the preferred
location for a Town Center that would have a small civic component such as a library, retail
development, and places for public gathering. The URA owns the site just east of the 1st Bank at 44th
and Wadsworth and has been working with public and private partners to foster its development.
Redevelopment of the Wadsworth Corridor hinges on actions by COOT to widen and I or improve the
road.
Potential Financing Tools
Specific parcels may require land write-down assistance, environmental remediation, and assistance
with current property ownership. Other tools to encourage redevelopment in this corridor area are
listed below. Their use will depend on the specific situation.
• Metropolitan Districts
• General Improvement Districts
37
• Urban Renewal Area
• Special Improvement Districts
• Public Improvement Fees
• Use Tax Rebates
e. Gold Une/Ward Road Station -Transit-Oriented Development (TOO) Site
This site is seen as having longer term importance to the City; however, potential projects are not likely
to materialize until after the commuter rail line is close to completion (Gold Line station estimated
completion for 2016).
Potential Public Financing Tools
• Urban Renewal Authority
• Metropolitan District
• General Improvement District
• Special Improvement District
• Public Improvement Fee
• Use Tax Rebates
• Others for the Specific TOO Project
38
38th Avenue Corridor Plan, adopted 2011 (some excerpts grommaticolly edited)
Those that are particularly relevant to potential actions within the Plan Area are bolded in blue.
Pages 1 ond 2
EXECUTIVE SUMMARY
West 38th Avenue, between Sheridan and Wadsworth Boulevards, is a priority redevelopment area in
Wheat Ridge. The City's comprehensive plan, Envision Wheat Ridge, identifies the corridor as one of
five key redevelopment sttes and designates 38th Avenue as the City's main street Although many
residents view 38th Avenue as the heart of the community, today it lacks the physical environment
and economic vitality that is commonly associated with a main street corridor. The purpose of the
38th Avenue Corridor Plan is to establish a viston for 38th Avenue so that it can be revitalized into an
attractive focal point for the community. Building on valuable input from stakeholders and the public
at-large, the plan creates a vision for the future of the street. It establishes four gUiding principles that
set the framework for the plan's recommendations, which focus on transportation, land use, urban
design, and economic development.
Vision Statement
The following statement captures the vision for what 38th Avenue will become in the next two decades:
"West 38th Avenue between Sheridan and Wadsworth is a safe, vibrant and diverse corridor in Wheat
Ridge with a strong identity and robust commercial and residential markets. The corridor has
identifiable sub-districts with its Main Street being a source of community pride and a primary
destination for city residents and visitors. In the year 2030, people of all ages and abilities live, work,
learn, shop, and play along 38th Avenue."
Sub-Districts
Wadsworth Town Center
The Wadsworth Town Center anchors the corridor at its western end. Building upon the City's
adopted plans which envision a mixed-use town center on Wadsworth between 38th and 44th
Avenues, this sub-district includes a mix of community and regional serving retail, offices, and
residences. Improvements in the Area will serve as a gateway into Wheat Ridge's downtown and
Main Street from the west.
Main Street
The vision for Main Street is a historic gathering place that integrates small shops, restaurants, and
services at the ground floor with residences and office space on upper floors. This half-mile stretch of
38th Avenue will be easily walkable and attract a synergy of people and activities during the day and
night.
39
Guiding Principles
The input received during the visioning process led to the creation of four guiding principles that inform
the plan recommendations.
Identity -Redevelop 38th Avenue with a strong identity as Wheat Ridge's Main Street
Vitality · Promote economic and real estate vitality and healthy living
Appeal· Create an attractive, comfortable, inviting atmosphere
Mobility · Develop a complete street that better accommodates pedestrians, cyclists, and transit riders
while maintaining adequate vehicular access and parking
Pages 5 through 8
1 ·INTRODUCTION
1.1 -Study Area location
West 38th Avenue is an important east -west corridor that runs the entire length of Wheat Ridge. The
focus of this plan ss the port1on of West 38th Avenue that falls between Sheridan Boulevard and
Wadsworth Boulevard, which is about 1.5 miles in length. The study area continues just west of
Wadsworth Boulevard in order to capture the entire 38th Avenue and Wadsworth Boulevard
intersection, which is a gateway w1thin Wheat Ridge and into the study area. To the ea st, the study area
ends at Sheridan Boulevard, which is also the boundary between the city of Wheat Ridge and city and
county of Denver. The study area extends roughly 600 feet to the north and south of 38th Avenue.
1.2 -Purpose of the Plan
The purpose of the 38th Avenue Corridor Plan IS to establish a vision for the future of 38th Avenue
between Wadsworth and Sheridan Boulevards. This portion of the street is identified as a priority
redevelopment area rn the City's Comprehensive Plan and Economic Development Strategic Plan.
Wheat Ridge 2020, another important stakeholder given its office location on 381h Avenue, has also
identified 38th Avenue as a priority area and is committed to the revitalization of the corridor.
1.4 -Relationship to Other Plans
There are several existrng plans, studies, and guiding documents that set the framework for the 38th
Avenue Corridor Plan.
38th Avenue Corridor Redevelopment Plan (Urban Renewal Plan), adopted 2001
This plan, established an urban renewal area along 38th Avenue between Sheridan and Wadsworth,
covers a majority of the focus area. A major objective identified in this plan is to strengthen the identity
of 38th Avenue as the city's main street with a human-scaled mix of uses. The proposed land use
concept is to enhance neighborhood· and community-serving retail while preserving housing.
This urban renewal plan also Identifies redevelopment techniques that could be utilized such as
demolition, land acquisition, redevelopment and rehabilitation. Financing tools Identified in the plan
40
include revenue from property and sales tax increments, federal loans or grants, as well as bond
issuances.
Neighborhood Revitalization Strategy, adopted 2005
The Neighborhood Revitalization Strategy (NRS) focused on the repositioning of Wheat Ridge as a
vibrant community by improving its housing stock and revitalizing its commercial corridors to attract
higher-income households. Acknowledging demographic trends such as decreasing median household
incomes, the NRS strongly urges the City to pursue policies and regulations that encourage investment
in neighborhoods and redevelopment in commercial areas.
The NRS recommends that the City and Wheat Ridge 2020 focus housing efforts on the east side of the
city by increasing permissible densities and encouraging infill and rehabilitation of the e)(isting housing
stock. The NRS also specifically identifies 38th Avenue as one of four key commercial areas where the
City should focus redevelopment efforts. Recommendations in the 38th Avenue Corridor Plan are
consistent with the NRS.
Envision Wheat Ridge Comprehensive Plan, adopted 2009
Envision Wheat Ridge is a city-wide plan that guides the future of the city. The plan identifies 38th
Avenue between Sheridan and Wadsworth Boulevards as a "main street corridor'' that is transit-and
pedestrian-friendly. It recommends development of small-scale mixed-use infill and redevelopment
projects focused primarily between Wadsworth Boulevard and Pierce Street, with additional nodes of
development extending along 38th Avenue to Sheridan Boulevard, over time. Envision Wheat Ridge also
identifies 38th Avenue as one of five priority redevelopment areas in the city and calls out several action
items to facilitate its redevelopment, including:
• Preparation of a 38th Avenue subarea I corridor plan
• Form a public-private partnership with merchants and owners along the corridor to make the area
attractive for private investment
• Develop a streetscape plan
• Facilitate creation of a Business Improvement District (BID) to maintain improvements (when
appropriate)
Recommendations in the 38th Avenue Corridor Plan coincide with the vision and recommendations in
Envision Wheat Ridge, and have been adopted as an official amendment to the Comprehensive Plan.
West 38th Avenue Community Revitalization Partnership Report, Prepared for Wheat Ridge 2020,
2009
This study, prepared by the Colorado Department of Local Affairs (DOLA) and Downtown Colorado, Inc.
(DCI) was the result of a 3-day assessment of the 38th Avenue corridor between Wadsworth and
Sheridan Bou levards by a multi-disciplinary assessment team. The assessment team evaluated strategies
for revitalization of the street, focusing on land use, real estate, marketing and promotion, and urban
design.
This study recognizes e)(isting aspects of the corridor that detract from its economic viability, including
its auto-oriented form, outdated retail formats, and lack of a cohesive identity. The report includes
41
many recommendations to guide the revitalization of 38th Avenue, focusing on marketing and branding,
redevelopment opportunities, and urban design. The report recommends the completion of a corridor
plan and further study of a "road diet" that serve to reduce travel lanes and create opportunitieS for on-
street parking, improved sidewalks, and I or bicycle facilities.
Bicycle and Pedestrian Master Plan, adopted 2010
This plan lays the framework for providing a more comprehensive pedestrian and bicycle network
throughout the city; and, identifies which streets in Wheat Ridge need pedestrian and bicycle
improvements, and discusses potential funding sources for implementing planned pedestrian and
bicycle facilities. It proposes detached sidewalks with amenity zones on both sides of 38th Avenue
between Sheridan and Wadsworth Boulevards, as well as a shared bicycle facility. Other proposed
improvements within the study area include bike lanes on Pierce Street, a shared lane on Harlan Street,
and a shared lane that starts on 38th Avenue at High Court and connects north to West 41st Avenue.
Recommendations in the 38th Avenue Corridor Plan generally comply with the Bicycle and Pedestrian
Master Plan. However, the Corridor Plan does not recommend adding bike facilities to the street. Bike
lanes for 38th Avenue were considered through public input during the planning process, but ultimately
ruled out due to a lack of continuity with other east-west routes and high potential for cyclist I motorist
conflicts. The Plan did recommend, though, amending the Bicycle and Pedestrian Master Plan to remove
the proposed shared bicycle facility on 38th Avenue between Sheridan and Wadsworth Boulevards.
Streetscape Design Manual, adopted 2011
This document establishes design standards for important corridors throughout the city. The document
identifies 38th Avenue between Sheridan and Wadsworth Boulevards as a "pnority corridor" and lays
out design goals and standards intended to create a high-quality streetscape and pedestrian-friendly
environment. The Manual requires improvements to the streetscape m front of a parcel on 38th
Avenue, if the subject of new construction or expansion of existing buildings by more than SO percent.
Required improvements include an 8-foot wide sidewalk and 6-foot wide amenity zone. If room within
the existing right-of-way to make these improvements does not exist, then the City may require an
easement or right-of-way dedication.
The Manual also contains requirements for regularly spaced street trees, pedestrian lights, and other
amenities within an amenity zone. Requirements within the Manual do not apply to that portion of 38th
Avenue between Sheridan Boulevard and Harlan Street that was subject to a City-funded streetscape
improvement project in 2002.
Recommendations Included in the 38th Avenue Corridor Plan generally coincide with the Streetscape
Design Manual.
Pages 31 through 37
3 -VISION
Common desires expressed during the visioning process for 38th Avenue include:
42
• Improve the design and quality of the street.
• Create a street that is safe and enjoyable for pedestrians, but that does not compromise other
modes of travel, especially cars.
• Draw a variety of restaurants, shops, and other services to the corridor so that it becomes a lively,
attractive destination during the day and night.
• Recognize the street as the heart of the community (its "main street") through Improved design and
a clear identity.
• Encourage different districts or nodes along the 1.5 mile length of the street.
• Improve connectivity to surrounding neighborhoods.
3.2 -Sub-Districts
Wadsworth Town Center
The Wadsworth Town Center anchors the corridor at its western end. Building upon the City's adopted
Wadsworth Corridor Subarea Plan and Envision Wheat Ridge, which envisions a mixed-use town center
on Wadsworth Boulevard between 38th and 44th Avenues, this sub-district includes a mix of community
and regional serving retail, offices, and residences. It will serve as a gateway into Wheat Ridge's
Downtown and Main Street from the west. The Wadsworth Town Center will draw larger-format higher-
intensity retail uses that fit well on a regional arterial like Wadsworth Boulevard.
This sub-district contains one of the major opportunity areas identified in the potential for change
analysis, which is the 14-acre vacant lot and former car dealership at the southwest corner of 38th
Avenue and Wadsworth Boulevard. This site could draw significant redevelopment that would help
establish a quality gateway to the 38th Avenue corridor.
Main Street
The vision for Main Street is a h1storic gathering place that integrates small shops, restaurants, and
services at the ground floor with residences and office space on upper floors. This half-mile stretch of
38th Avenue will be easily walkable and attract a synergy of people and activities during the day and
night. The heart of Main Street is between Vance and Pierce Streets. This area overlaps with one of
the major opportunity areas also identified m the potential for change analys1s. The eastern edge of
Main Street extends to Newland Street so that it is anchored by Wheat Ridge Lanes, a popular bowling
alley on the east end, and encompasses a full one-half mile walking distance along the corridor.
It is important to note that Main Street falls withm the proposed Downtown area. Wheat Ridge has
never had an official downtown, but main streets are typically found within the downtown of a
community. Downtown Wheat Ridge will incorporate the Wadsworth Town Center and Main Street,
recognizing the portion of 38th Avenue that has historically been the heart of the City.
Identity-Redevelop 38th Avenue with a strong identity as Wheat Ridge's Main Street.
• Design the street as a unique, pedestrian-oriented, safe, comfortable, and economically viable
place that people go to repeatedly for an unparalleled experience.
• Build and sustain support for the vision among public officials, corridor businesses, and area
residents.
43
• Create four distinct districts -the Wadsworth Town Center, Main Street, the Residential District,
and the Sheridan Commercial District.
• Allow for a mix of uses throughout the corridor, with specific standards for each district.
• Apply to each sub-district a unique, timeless, easily maintainable materials palette to each district
with enough overlap among the palettes to convey a unified image.
• Capitalize on existing and historic assets.
• Provide adequate and consistent signage, wayfindmg, marketing materials, and streetscape
amenities to brand 38th Avenue and 1ts districts
• Continue to encourage architecturally appropriate building facade renovations as well as new
infill development that supports a Main Street environment
• Create a branding strategy for the Main Street district.
Vitality-Promote economic and real estate vitality and healthy living.
• Develop a competitive marketplace that provides opportunities for local and national businesses,
existinr. and new.
• Create a vibrant place of commerce where people congregate.
• Encourage local businesses to enliven the streetscape with outdoor seating and merchandise
displays.
• Implement short-term stimulant projects I improvements to spur long-term redevelopment.
• Identify and consolidate land as necessary for large catalytic proJects that wlll provide a
substantial infusion of energy to the corridor and speCifically to Main Street.
• Provide opportunities for flexible use of the public realm for temporary events, such as street fairs
and farmer's markets.
• Encourage a diverse mix of land uses to create 18-hour activity.
• Preserve and cultivate health-related uses within and near the corridor, through projects and
events that promote Healthy Eating and Active living (HEAL) among all members of the Wheat
R1dge community. Examples include community gardens, farmers markets, mob1le vending of
healthy foods, family or youth bike rodeos, Living local/living Well exhibitions or mim-fairs,
summertime events in which the street is closed to cars, and/or temporary demonstration
projects that show possible improvements to the street.
• Encourage the formation of an entity to aggressively market the corridor.
• Focus public and quasi public uses such as a new library or City Hall to locate on or immediate to
the comdor to provide a significant population to patromze local businesses.
• Provide a predictable and clear regulatory process including mixed use zoning along 38th Avenue
and regulations that support the Matn Street district.
• Retain and expand incentive programs (grants and loans) that stimulate private sector
investment.
Appeal -Create an attractive, comfortable, inviting atmosphere.
• Implement pedestrian oriented urban design strategies and regulations.
• Create a consistent street edge with commercial buildings placed near or at the front lot line along
38th Avenue, especially within the Mam Street Sub-district.
44
• Provide opportunities for casual social interaction by incorporating gathering spaces into the
streetscape or via pocket plazas and park space.
• Incorporate public art into the streetscape.
• Generously provide landscaping via trees, planters, and hanging pots to provide visual appeal,
protectton from the elements, and a buffer from vehicular traffic.
• Provide pedestrian lighting that results in a safe, welcoming nighttime environment.
• Utilize high-quality materials that are relatively easy to maintain.
• Provide routine maintenance to sustain a safe streetscape free of obstructions and ensure a high
level of plant health, cleanliness, and repair.
• Minimize the visual clutter of signage through new regulattons or design standards.
Mobility -Develop a complete street that better accommodates pedestrians, cyclists, and transit
riders while maintaining adequate vehicular access and parking.
• Reduce the number of vehicular travel lanes on 38th Avenue where feasible.
• Consolidate and reduce curb cuts to minimize conflicts among pedestrians, bicyclists and
motorists.
• Embrace shared parking strategies and restrict off-street parking to the sides and backs of
buildings along 38th Avenue.
• Create an unobstructed walkway at least 6 feet wide that is detached from 38th Avenue with an
amenity zone.
• Clearly identify and improve pedestrian crossings across 38th Avenue as well as crossings along
38th Avenue from block to block.
• Consider developing bulb-outs at feasible intersections to help further traffic calming, reduce the
pedestrian crossing distance, and increase the visibility of pedestrians by motorists
• Provide adequate amenities as feasible, including benches, trash cans, pedestrian lighting, and
bicycle racks.
• Enhance visibility of and amenities at transit stops working closely with RTD.
• Strengthen connections to the surrounding neighborhoods to encourage mobility for pedestrians,
cyclists, and the disabled.
• Strengthen connections to other non-vehicular networks, such as adjacent bike facilities, both
e)(isting and planned.
4-PLAN RECOMMENDATIONS
Pages 54 through 56
4.3 -LAND USE AND URBAN DESIGN
Co rridor-Wide
Recommendation 4.3-2: Encourage quality, pedestrian-friendly architecture that places buildings close
to the street.
Guiding Principle: Identity
45
The identity of 38th Avenue depends on high-quality architecture. To promote a pedestrian-friendly
street, buildings with active ground floors should be located close to the sidewalk. The City should
implement new zoning ·such as the Mixed Use-Neighborhood zone district -with design standards
that will complement the vision for the corridor.
Recommendation 4.3-S : Incorporate public gathering spaces into streetscape design and develop
public spaces along the corridor.
Guiding Principle: Appeal
Public gathering spaces will enhance the image of the corridor, complement su rrounding land uses and
business, and provide opportunity for social interaction and enjoyment. The streetscape design,
especially for Main Street, should include places to sit and gather. Public and pnvate redevelopment on
38th Avenue should incorporate new public spaces such as pocket parks, plazas, and community
gardens.
Recommendation 4.3-6: Develop a parking strategy for the corridor that includes shared parking and
parking reservoirs.
Gu1ding Principle: Mobility
As the corridor redevelops, the provision of adequate parking will be an important strategy. Since many
parcels are small and may not be able to meet parking needs on-site, shared parking will be an
1mportant tool. The approach for parking on the corridor should mclude allowmg and encouraging
shared parkmg on private property, as well as identifying key parking reservoirs. In the short-term.
ex1sting parkmg lots such as the one m front of Wheat Ridge Middle School can provide parking for
adjacent uses. As the corridor develops over the long-term, redevelopment plans should include parking
reservoirs, especially parking garages. Strategic placement and successful usage of off-street parking
reservoirs could partially reduce the need for on-street parking m some locations, thereby creating more
room for other amenities on the street.
Pages 56 through 59
Mam Street
Main Street is envisioned as the focal point of both downtown Wheat Ridge and 38th Avenue. As
such, there are a ft>w key land use and urban design recommendations specific to this sub-district.
Recommendation 4.3-7: Design and build new streetscape improvements and gateway elements that
create an attractive and consistent image for Main Street.
Guiding Principle: Identity
Gateway signs, vertical elements, and other enhancements that clearly mark entry into Main Street
should be utilized at both the western and eastern ends of the district. Signage and streetscape design
should be developed in conjunction with the branding I marketing strategy for Main Street in order to
create a strong identity for this sub-district. The streetscape design for Main Street should include some
common elements that link it to the rest of the corridor, as well as unique. enhanced features that
d1stinguish it from the Res1dential and Sheridan Commercial sub-districts.
46
Recommendation 4.3-8: Encourage infill development with land uses, building placement, and
architecture that supports a Mam Street env~ronment.
Guiding Principle: Identity
The proposed mixed use zoning for this sub-district should support a mix of uses and include design
standards that promote a main street environment -encouraging the placement of buildings close to
the street and quality, human-scaled architecture. Figure 23 is an illustrative plan of what Main Street
could look like in the year 2030. It identifies opportunity sites for infill development that could be
catalytic projects in both the short and long term.
The new buildings shown would bring approximately 65,000 SF of new ground floor uses (retail or
offices) and 56,000 square feet of new upper floor uses (office or residential) to Main Street. As
discussed in more detail below, the development program for this sub-district also includes about
85,000 square feet of new public and quasi-public uses within a proposed civic center.
Recommendation 4.3-9: Foster a new civic center on Main Street that includes public and quasi-public
uses.
Guiding Principle: Vitality
Throughout the visioning process, many stakeholders mentioned the desire for public uses that would
regularly draw residents to the corridor. A civic center would provide a focal point for Main Street and
bring a significant number of employees and customers to 38th Avenue. The public uses would draw
new activity to the corridor and create a large number of patrons for nearby businesses.
As a long-term goa l, the City should pursue the possibility to relocate city offices to the Main Street sub-
district. This location contains underutilized parcels that could be assembled to support approximately
85,000 square feet of development, including a new City Hall, police station, and complementary civic
uses. The civic center is adjacent to a proposed parking structure, which would provide a large parking
reservoir for the center as well as for adjacent retail uses-both existing and proposed.
The proposed civic center would build upon existing public uses in the area, including two schools and
the Wheat Ridge Fire Station. Quality public spaces, such a park or plaza in front of the civic center and
community gardens surrounding the school, would help link public uses to 38th Avenue. Public open
space Is a key component for the civic center since it would draw people to the corridor and provide
opportunities for outdoor special events. The proposed community gardens surrounding the school
could be pursued in the short term, while the rest of the civic center is a longer-term goal for Main
Street.
Wadsworth Town Center
The Wadsworth Town Center forms an important gateway into Main Street and contains opportunity
sites for new development.
Recommendation 4.3-13: Encourage the redevelopment of the southwest corner of Wadsworth and
38th Avenue to create an attractive gateway for the corridor.
Guiding Principle: Vitality
47
This site, about 14 acres in size, represents a significant opportunity for new development adjacent to
the corridor. New Mixed Use-Commercial (MU-C) zoning recently adopted on Wadsworth should
encourage a mix of uses and pedestrian-friendly design. Due to the site's size and vtsibility from
Wadsworth, larger-format retailers and national chains would fit well. It makes sense to redevelop the
site with this type of retail use, which will not compete with the boutique-type retail envisioned for 38th
Avenue, as long as the design includes pedestrian connectivity and quality architecture.
Ideally, new development at this site will be mixed use, with office and I or residential uses in addition
to retail. New residents at this location would support new businesses on 38th Avenue. Residential uses
at the southern end of the site provide an important transition to the residential neighborhood to the
south. Design of the corner of Wadsworth and 38th Avenue is especially important for creating an
inviting gateway into the Main Street sub-district.
Recommendation 4.3-14: Improve pedestrian crossings at 38th Avenue across Wadsworth.
Guiding Principle· Mobility
Safer pedestrian access across Wadsworth could draw more people to 38th Avenue . Comfortable and
safe crosswalks, including raised tables 10 turn pockets, would help to connect the corridor to new
development on Wadsworth, to the Exempla-lutheran Campus, and to existing residential
neighborhoods, all of which contain potential patrons for businesses on 38th Avenue.
48
Appendix 8:
West End 38 Urban Renewal Plan
City of Wheat Ridge, Colorado
Legal Description and Supporting Illustration for the Urban Renewal Plan and Tax Increment Financing
Area
West Eud 38 U rbnu Re 11 ewnl Pln11 (12.14 .2015)
49
LEGAL DESCRIPTION FOR ZONELOT
A PARCEL OF LAND LOCATED IN THE SOUTHEAST 1/4 OF SECTION 23, TOWNSHIP 3
SOUTH, RANGE 69 WESl OF THE 6m PRINCIPAL MERIDIAN. AND THE NORTIIEA T 1/4
Of SECTION 26. TOWNSIIIP 3 SOUTH. RANGE 69 WEST OF Til E 6T11 PR INCIPAL
MERJDIAN CITY OF WIIEATRIDGC. COUNTY OF JEFFERSON. STATE OF COLORADO.
BUNG MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENC ING AT THE SOUTII 1/4 CORNER OF SECTION 23 FROM WHENCE THE
SOUTIIEASl CORNER OF SA ID SECTION 23 BEARS N 89°38'24'' E A DISTANCE OF
2633.65 FEET WITH ALL BEARINGS HEREIN RELATIVE THERETO:
THENCE N 75 °46'40 .. E A DISTANCE OF 542.64 FEET TO THE POINT OF BEG INN ING:
THENCE N 00°10'12" \\'.ALONG THE WEST LINE OF A PARCEL OF LAND AS DESCRIBED
IN DEED RECORDED IN JcFFER ON COUNTY RECORDERS OFFICC UNDER RECEPTION
NUMBER F005061 1A DISTANCE OF 200.55 FEET:
TI IENCE N 89°38'12" E. ALONG fHE NORTH LINI:. OF SAID PARCCL A DISTANCE OF
131.83 fEET TO TilE SOt Til\\ C T CORNLR OF LOT I. E.S. ALLE UBDIVISION AS
RECORDED IN JEFFERSON COUNTY RECORDERS OFf ICE. UNDER RECI:.PTION NUMBER
2010000090:
THENCr N 00°12'07" W. ALONG THF WES"I LIN[ OF SAID LOT I A DISTANCF OF 119.99
fEET:
TIIENCE N 89°38'48" E. ALONG TilE NORTH LINE OF SAID LOT I A Dl TANCL OF 354.09
H.ET 1'0 Ti lL EAS fRIGHT OF WAY LINE:. OF UPIIAM TREC f AS PER EASEMENT
DOCUMENT RECORDED I JCFFER ON COUNTY RECORDLRS OFrtCC UNDLR
RECEPT ION NUMBER 94 113597:
THENCE S 00°13'03" E. ALO G SAID EAST RIGIIT OF WAY LINE A DISTANCE OF 483.01
FEET TO THE SOUTH RIGHT OF WAY LINE OF WEST 38m AVENUE AS PER I:.ASEMENT
DOCUMENT RECORDED IN JEFFERSON COUNTY RI:.CORDERS OFFICE UNDER
RECEPTION NUMBERS 90086570. 90086575. 90086572 AND 90086573:
TIIENCE S 89°38'24" W, ALONG SAID SOUTH RIG IIT OF WAY LINE A DISTANCE OF
354.42 FEET:
THENCE N 00°11'13" W. A DISTANCE OF 162.65 FEET TO THE SOUTH LI NE OF A PARCEL
OF LAND AS DESCRJBED IN DEED RECORDED IN JEFFERSON COUNTY RECORDERS
OFFICE UNDER RECEPTION NUMBER F0050611 A:
THENCE S 89°34'48" W. ALONG SAID SOUTH LINE A DISTANCE OF 131.79 FEET TO THE
POINT OF BEGINNING.
CONT AJ NING: 197.537 SQUARE FEET OR 4.535 ACRES OF LAND, MORE OR LESS.
so
ILLUSTRATION FOR ZONE LOT
SITUATED IN THESE 1/4 SECTlON 23 & NE 1/4 SECflON 26. T3S. R69W. OF THE 6TH P.M.
CITY OF WHEA TRIDGE. COUNTY OF JEFFERSON. STATE OF COLORADO
3:
LOT I, aDCI( 1, ~ • -..r IIIIGE lloWC(1PUCIE. nm FUIG o 0> IIEC. 110. f'01 SI3CI7 • 0'> N .
3130 ·~ a.w. ..-en OIICJt: INA TIIIIGE OIA a INA 'IMIGE OIA Q ;:.
3:
'Nin
.-I{) o· .... o •0 ON 0 z
N89'38'12"E
131.83'
0 z
POINT OF BEGINNING
S89'34'48"W
131 .79'
3:
~in
:-<D
:::N • tO
---1 0 .... ----0
LOT 2. E.S. AU.DI ......aKIN IIEC. NCI. 201CIDOODIO
311111 II'IWII ST.
OIICJt: 311111 II'IWII P'IICftlnD LLC
N89'38' 48"E
354.09'
~--------------------------------~ w ~-
ZONE LOT
197,537 SO. FT.,
OR 4.535 ACRES ±
0.-. 0 t"1r") :-oo O .q-
0 (/)
-..o~-------------+--------------1--z ___ a.ws aF ~tN~NGS. L 1M a 11• tEC. u. '131. ...., •'~~~ ,. -,_,..u"t ~· Ylf:ST ~~
VIC INITY MAP
t• • 1 MILE
S89'38'24"W
354.42'
I[CQIIt:IFE'IIOII2l
fOUIG 1" IIIAIS Cl# II IWIGl II* "aTY aF ttCA r IIIDCiE I'U 1l21 r
W 441H AVE
W J81H AVE ~ ~SilE
al ti;
j!: z
W 321U) AVE ~ ~ 0::: < t--::z: ~
100
GRAPHIC SC ALE
( IN US SURVEY FEET )
1 inch = 100 ft.
200
THIS ILLUSTRA TlON DOES NOT REPRESENT A MONUMENTED SURVEY.
IT IS INTENDED ONLY TO DEPICT THE ATIACHED DESCRIPTION.
PREPARED BY: FALCON SURVEYING, INC., 9940 WEST 25TH AVE, LAKEWOOD CO 80215 303 202-1560
51
West End 38
Conditions Survey
City of Wheat Ridge, Colorado
Surveyed October 2015 and Submitted November 2015
Prepared for:
Renewal Wheat Ridge
Wheat Ridge City Council
Prepared by:
RickeriCunningham
8200 South Quebec Street, Suite A3 -104
Centennial, CO 80112
303.458.5800 phone
303.458.5420 fax
www.rickercunningham com
West End 38
Condit ions Survey
City of Wheat Ridge, Colorado
Table of Contents
Section 1.0 Introduction
Section 2.0 Definition of Blight
Section 3.0 Study Methodology
Section 4.0 Survey Area History
Section 5.0 Summary of Findings
Section 6.0 Summary of Factors
Figures
Figure 1. Conditions Survey Area Boundaries
Figure 2: location of Sites Under Review by the EPA
Tables
Table 1: West End 38 Survey Area, Property Ownership
Table 2: Cnm~nallncrdents, 2010 to 2014
2
4
6
10
11
16
1
West End 38
Conditions Survey
City of Wheat Ridge, Colorado
1.0 Introduction
The following report, the West End 38 Conditions Survev (the "Survey") was prepared
for Renewal Wheat Ridge (the "Authority") and the City of Wheat Ridge City Council (the
"City") in October 2015. The purpose of this work was to analyze conditions within a
defined Survey Area (also referred to here as "the Survey Area" or "Area") located
within the City of Wheat Ridge and Jefferson County, Colorado, in order to determine
whether factors contributing to blight are present and whether the Area may, therefore,
be considered eligible as an urban renewal area under the provisions of the Colorado
Urban Renewal Law (the "Law" or "Statute").
The Survey Area includes four (4) legal parcels and right-of-way area, comprising
approximately 4.535 acres and located at the northwest corner of West 38111 Avenue and
Upham Street in the city of Wheat Ridge. As illustrated in Envision Wheat Ridge, the
city's Comprehensive Plan. approved by the City Council in October 2009, the Area is
designated as a Mixed-Use Commercial Area, which will, over the long-term receive
"infill and redevelopment investment, with a high quality urban design and landscaping,
on vacant or underutilized properties" and as a Main Street Corridor, encouraging
"small-scale mixed-use infill and redevelopment activities." The Area currently contains
two vacant residential structures along 38th Avenue, a vacant auto repair building
located adjacent to Upham Street, and a Vectra Bank building along its western edge.
Figure 1 on the following page illustrates the extent of the Survey Area and its
relationship to surrounding development and roadways.
As explained above, this West End 38 Conditions Survey represents a necessary step In
the determination of blight and establishment of an urban renewal area for the purpose
of mitigating and eliminating adverse conditions that are delaying or preventing
Investment within its boundaries. It is also an important step in advancing community
goals set out in the City's comprehensive planning documents, specifically related to
inflll development, redevelopment and commercial corridor revitalization.
2
·~=~ • Roder· Cunnonqham
Figure 1: Conditions Survey Area Boundaries-West End 38
0 100 -c::..C::JF.-1 110 [ West End 38 Urban Renewal Plan Boundary
West End 38 Urban Renewal Plan Parcels
"' 2
8
I t ~ ...
Nl~
3
2.0 Definition of Blight
A determination of blight is a cumulative conclusion based on the presence of several factors
(physical, market, and other) defined by state law. In rea lity, it is not just their presence that
contributes to the deterioration of an area, but rather the multiplicative Impacts that tend to
bleed beyond individual parcel boundaries to the rest of the community. For purposes of this
Survey, the definition of a blighted area is the same as that provided in the Colorado Urban
Renewal law which reads as follows:
"Blighted area" means on area that, in its present condition and use and, by reason of the
presence of at least four of the following factors, substantially impairs or arrests the sound
growth of the municipality, retards the provision of housing accommodations, or constitutes on
economic or social liability, and is a menace to the public health, safety, morals, or we/fore:
(a) Slum, deteriorated, or deteriorating structures;
(b) Predominance of defective or inadequate street layout;
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
(d) Unsanitary or unsafe conditions;
(e) Deterioration of site or other improvements;
(f) Unusual topography or inadequate public improvements or utilities;
(g) Defective or unusual conditions of title rendering the title non-
marketable;
(h) Existence of conditions that endanger life or property by fire or other
causes;
(i) Buildings that ore unsafe or unhealthy for persons to live or work in
because of building code violations, dilapidation, deterioration defective
design, physical construction, or faulty or inadequate facilities;
(J) Environmental contamination of buildings or property;
(k.S) Existence of health, safety, or welfare factors requiring high levels of
municipal services or substantial physical underutilizotion or vacancy of
sites, buildings, or other improvements;
(I) If there is no objection of such property owner or owners and the tenant
or tenants of such owner or owners, If any, to the inclusion of such
property in on urban renewal area, "blighted area" also means on area
that, in its present condition and use and, by reason of the presence of
any one of the factors specified in paragraphs (a) to (k.S) of this
subsection (2), substantially impairs or arrests the sound growth of the
4
municipaffty, retards the provision of housing accommodations, or
constitutes on economic or social /Jobi/ity, and is o menace to the public
health, safety, morals or welfare. For purposes of this paragraph (1), the
fact that on owner of on interest in such property does not object to the
inclusion of such property in the urban renewal oreo does not mean that
the owner has waived any rights of such owner in connection with lows
governing condemnation.
Source: Colorado Revised Statute 31-25-103(2).
While the conclusion of whether an area constitutes a legally "blighted area" is a determination
left to municipal legislative bodies, this Survey provides detailed documentation of the
aforementioned physical, environmental and social factors as they exist within the boundanes
defined herein. Note; It js not legally necessary for eV(cy factor to be present jn a.n,area jn order
for it to be consjdered "blighted". In addjtion. a giyeo factor need not be presegt op each and
every parcel or structure to be counted. but rather. only needs to be present somewhere jp the
area as a whole. In other words, the presence of one or more well-maintained, non-blighted
build10gs or parcels does not necessarily preclude a finding of blight for the area in which
blight10g factors are presene. Rather, an area qualifies as blighted when four or more factors
are present (or five factors, in cases where the use of eminent domain is anticipated). As
expla10ed in item (I) above, this threshold may be reduced to the presence of one blighting
factor in cases where no owners of property or other business interest within its boundaries
objects to inclusion in an urban renewal area, as is the case here. This Factor (I) applies in this
instance, whereas the Area's primary owner, and other owners and interests, do not object to
inclusion in an urban renewal area. Despite the statutorily allowable lower threshold (presence
of one factor), every effort was made to identify all factors that are present and impacting the
Area.
With this understanding, the West End 38 Conditions Survey presents an overview of factors
within the Survey Area sufficient to make a determination of blight. Section 5.0 (Summary of
Findings), specifically, provides conclusions regarding the presence of qualifying conditions in
the Survey Area; however, the Wheat Ridge City Council will make the final determination as to
whether the Area constitutes a "blighted area" under the Colorado Urban Renewal Law.
1 While not clearly addressed in Colorado Urban Renewal law, this interpretation has been favored by the courts.
5
3.0 Study Methodology
RickeriCunningham personnel conducted field investigations during October 2015 for the
purpose of documenting conditions within the categories of blight listed above and described In
greater detail below. Pertinent Geographic Information Systems (GIS) data from the City of
Wheat Ridge was obtained and subsequently analyzed; and, discussions with City of Wheat
Ridge Staff conducted, along with various other technical sources; of which the collective results
of these efforts are discussed herein.
Whereas the 11 factors listed in the Urban Renewal Law (see Section 2.0 of this report and
below) contain few specific details or quantitative benchmarks to guide the conditions survey
process, RickeriCunningham has developed a checklist of more specific categories of blighting
conditions within each statutory factor to aid in their identification and characterization. This
checklist has been used in nearly 80 urban renewal conditions surveys for more than 40
communities in Colorado and the Southern and Western United States.
(a) Slum, deteriorated, or deteriorating structures
This factor is said to be present when the physical condition of structures in the area
present specific life-safety concerns. Sub-categories include deterioration or absence of
the following:
• Roof
• Walls fascia board and soffit
• Foundation
• Gutters and downspouts
• Exterior finish
• Windows and doors
• Stairways and fire escapes
• Mechanical equipment
• Loading areas
• Fences, walls and gates
• Other non-primary structures
6
(b) Predominance of defective or inadequate street layout
This factor is said to be present when the layout (or non-existence) of streets or roads
creates problems for health, safety, welfare or sound development. Sub-categories
include inadequate or elevated:
• Vehicular access
• Internal circulation
• Driveway definitions and cu rb cuts
• Parking layout
• Traffic accident history
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness
This factor is said to be present when lot size or configuration inhibits or is likely to inh•b•t
sound development. Sub-categories include madequate or unsafe:
• lot shape or layout
• Vehicular access-parcels with poor access are usually found to have both category (b)
and (c) present
• lot size
(d) Unsanitary or unsa fe conditions
This factor is said to be present when safety hazards and conditions are likely to have
adverse effects on the health or welfare of persons in the area due to problems with a
lack of infrastructure. Sub-categories include the presence of:
• Poorly lit or unlit areas
• Cracked or uneven sidewalks
• Hazardous contaminants
• Poor drainage
• Flood hazards
• Steep slopes
• Unscreened trash or mechanical equipment
• Pedestrian safety issues
• High crime incidence
• lack of fire protection
7
• Vagra nts, vandalism and graffiti
(e) Deterioration of site or other Improvements
This factor is related to factor (a), and said to be present when land and/or structures
have been either damaged or neglected. Sub-categories include the presence of,
deteriorating or lack of:
• Billboard s
• Signage
• Poorly maintained properties, streets, and other public improvements
• Trash, debris and weeds
• Parking surfaces, curbs and gutters
• landscaping
(f) Unusual topography or inadequate public improvements or utilities
This factor represents the combination of two formerly sepa rate factors. To that end, it is
said to be present when t he topography Is incompatible with development (hilly, sloped,
et c.) or properties are lacking complete public Infra structure. Sub-categories include the
presence of, deteriorating or lack of:
• Slopes or unusual terrain
• Street pavement
• Curb and gutter
• Street lighting
• Overhead utilities
• Sidewalks
• Roads
• Water and sewer service
• Storm water quality and drainage improvements
(g) Defective or unusual condit ions of title rendering the title non-marketable
This factor is sai d to be present when there are problems with the marketability of
property tit les, including unusual restrictions, unclea r ownership, etc. Due to the expense
8
of title searches, this blight factor is typically not examined unless developers or land
owners provide documentation of known problematic title issues. (No sub-categories).
(h) Existence of conditions that endanger life or property by fire or other causes
This factor is said to be present when site and I or building maintenance or use issues
exist that may threaten site users. This factor also includes potential threats from fire or
other causes. Sub-categories include the presence of:
• Fire safety problems
• Hazardous contaminants
• High frequency of crime
• Floodplain and flood hazards
(i) Buildings that are unsafe or unhealthy for persons to live or work in because of building
code violations, dilapidations, deterioration, defective design, physical construct ion, or
faulty or inadequate facilities
This factor is said to be present when primary improvements, specifically those described
in the context of factors (a) and (d) above, as well as property, poses a danger to the
extent that habitation and/or daily use is considered unsafe. Sub-categories include the
presence or lack of:
• Hazardous contaminants
• Fire safety infrastructure
• Unsafe building facilities
• All of the factors listed under (h) above
(j) Environmental contamination of buildings or property
This factor is said to be present when there exist threats from chemical or biological
contamination. Unlike category (i) above, this factor can be said to exist even when such
contamination does not pose a direct health hazard, so long as it causes other problems
(i.e. inhibits development). Sub-categories include the presence of:
• Hazardous contaminants
9
(k.S) Existence of health, safety, or welfare factors requiring high levels of municipal services
or substantial physical underutilization or vacancy of sites, buildings, or other
Improvements
This factor is said to be present when properties or their improvements are underutilized;
or, there is a disproportionate amount of public service being provided. For instance,
properties generating frequent calls for police or fire service or code enforcement often
require more than their share of services. Sub-categories include the presence of:
• High frequency of fire calls
• High crime incidence
• Site and building underutllization
• All of the factors listed under (d) and (h) above
4.0 Survey Area Description and Project Concept
The Survey Area includes four (4) legal parcels and right -of-way area, comprising approximately
4.535 acres and located at the northwest comer of West 38th Avenue and Upham Street in the
City of Wheat Ridge, Colorado. As illustrated in Table 1, the parcels are owned by two entities --
Olive Street Development Co, LLC and Wadsworth Building Corporation (Vectra Bank Colorado)-
-and are zoned Mixed-Use Commercial (MU-C). As shown in the Envision Wheat Ridge
Comprehensive Plan, the Area is designated as a Mixed-Use Commercial Area, "focusing on
long-term infill and redevelopment, reinvestment and high quality urban design and landscaping
for vacant or underutilized properties" and as a M ain Street Corridor, encouraging "small-scale
mixed-use infill and redevelopment activities."
Table 1
West End 38 Survey
Property Ownership
Parcel Number Property Ownership .
39-234-00-086 Wadsworth Building Corporation
39-234-00-088 Olive Street Development Co, LLC
39-234-00-089 Olive Street Development Co, LLC
39-234-04-030 Olive Street Development Co, LLC
City of Wheat Ridge Right of Way
Total:
Source: Jefferson County Assessor
Land Area %of Area
57,150 sf 28.93%
12,325 sf 6.24%
53,840 sf 27.26%
36,491.5 sf 18.47%
37,730.5 sf 19.1%
197,537 square feet or 4.535 acres
10
5.0 Summary of Findings
The presence of blight that " ... substantially impairs or arrests the sound growth of the
municipality, retards the provision of housing accommodations, or constitutes an
economic or socio/liability, and is a menace to the public health, safety, morals, or
welfare ... " [Colorado Revised Statute 31-25-103(2)]
It Is the conclusion of this report that, within the Survey Area, there are physical
conditions sufficient to meet criteria established in the Act as "blighting factors."
Specifically, nine of the possible 11 blight factors were found to be present including: b)
predominance of defective or inadequate street layout; c) faulty lot layout in relation to
size, adequacy, accessibility, or usefulness; d) unsanitary or unsafe conditions; e)
deterioration of site or other improvements; f) unusual topography or inadequate public
improvements or utilities; (h) existence of conditions that endanger life or property by
fire or other causes; (i) buildings that are unsafe or unhealthy for persons to live or work
in; (j) environmental contamination of buildings or property; and (k.S) substantial
physical underutilizatlon or vacancy of sites, buildings, or other improvements Each of
these is described 1n greater detail below
(b) Predominance of defective or inadequate street layout
Predominance of defective or inadequate street layout can be considered present
when: existing roads, either serving or within an area, are insufficient to meet the
current or future needs (based on zoning) of land uses (capacity) within an area
when developed or redeveloped; there are no roads serving the area; or, roads
that are in place are deteriorating or substandard. Note: "Substandard" is a
defmitlon based on established municipal standards. Whereas there are no
roadway improvements within the Area making internal circulation impossible,
Factor b is considered present for this reason alone. However, there are
additional conditions associated with Factor b that also impact the Area. For
instance, curbs and gutters along existing roadways are inconsistent, as are
improvements for non-vehicu lar movement including sidewalks, lighting, and
bicycle lanes.
11
An additional condition considered in the context of this factor is the frequency of
traffic incidents in and around the Area. As noted in the Envision Wheat Ridge
Comprehensive Plan. the 381h and Wadsworth interchange, just three blocks west
of the Survey Area, is the third highest traffic accident location in the City.
(c) Faulty Jot layout in relation to size, adequacy, accessibility, or usefulness
Because faulty streets often produce faulty lots. particularly when they impact
vehicular access, properties within the Survey Area that suffer from conditions
associated with Factor b also suffer from Factor c for the reasons explained above.
Further, the severity of their impact is different for commercial versus residential
properties. For instance, commercial properties that lack access and visibility are
at a significant competitive disadvantage to those with these characteristics. In
fact, in some cases, a lack of either or both can render a property with limited or
no value. Similarly, commercial properties that are too small to accommodate
necessary levels of parking also suffer from a competitive disadvantage. While
the Area's shape and size are not a detriment to redevelopment, since it is
envisioned to develop with a mix of residential and commercial uses, its current
lack of access is a significant detriment for future commercial uses. While less
impactful for future residential uses, its lack of non-vehicular accommodations
and connections to adjacent commercial and employment concentrations
presents a challenge for this product type.
(d) Unsanitary or unsafe conditions
Factors that were identified contributing to unsafe conditions within and
surrounding the Survey Area included insufficient improvements for non-vehicular
and vehicular movement due to ill-defined access points, as explained under
Factors b and c above. Experience has shown that a lack of certain types of
Infrastructure, particularly those that support safe vehicular and non-vehicular
movement, can render properties vulnerable to unlawful activity.
Table 2 summarizes Information provided by the City of Wheat Ridge Police
Department for the period 2010 to 2014, within the 381h Avenue Corridor, where
the Area is located. As shown, the Area has seen an average number of criminal
12
mcidents of 399 per year, or approximately 4.4 percent of all incidents within the
City and the highest of all designated redevelopment areas within the City during
the same timeframe. Among the average annual 399 incidents, approximately 43
percent were property crimes, 23 percent were suspicious activ1ty; 18 percent
were disturbances; and 9 percent classified as crimes against persons.
Table 2
Criminal Incidents, 2010 to 2014
West End 38 and City-Wide
Ath ""'""e Comet ..
TYP.e m l~ddont 2010 20U
An•"'•' Ctuelt't' 3 6
Oth.t•~nc• 41 n
[ClnJp/A•cohol 7 7
Per•onJCnmt: .lO 38
Polte;:e-Ann1 ll 14
Proper.yCr,... 201 192
Sw.spoo~JAa v ty 91 IS
w.aoons Otfe~ttot 0 1
Toto! m 417
Cily·Wode
il~altnadont JQIO 2011
An•rt'lll~elty 140 160
O.•tur~ 2,25<1 2.30S
O<"'""loo""' 17J -Per~Cl·nw 1.07$ 1.101
Pollc.As'-U 449 ...
PtODettvCI•mt 2,«11 2,559
!1-vJp•_OIXI."I ~<1 ·'f'·\y 2.226 4244
V.••pon.tOff•n'• &: 42
Jotol l.ltt !IUS
' I
Source: Wheat Ridge Police Department
TOUIIIICI*'>b
1012 mu 1014 S.yr~. "ofToul "mcor;
$ 9 9 5 I(/\; 41'11
10 .. 7) 71 179'\ 3 : ...
!0 • Ill I Zl" 4 ....
Ja ~ l5 3' '"" l,..
14 l!l 9 14 )4,. 31"'
1.$4 IC~ 174 173 &J ¢ __ 6:1'%
81 81 100 91 21~ u ..
0 I 1 I OJ!l 2,..
lt9 195 001 m 100~ ·~
lOtollno<l~nl·
1011 mu 201• S.v< ""' 140 ··~ It!' 1.$4
2.l66 U91 un 2,2911
m 1$1 206 192
Ul99 10lt 96b !.062
411 441 m 440
2,175 2.70! ].503 2,590
4267 2,50) 46!>1 ] 380
:II 45 ll ·~ ua 9.l01 U10 9,161
This factor also considers the presence of hazardous contaminants, sufficient to
require costly remediation. As reflected in Figure 2, there are three (3) sites and
/or facilit1es that are included in the database for the Environmental Protection
Agency (EPA) and noted as sites under review. Given their adjacency to the
Survey Area and potential impact on properties within its boundary, this factor is
considered to be present.
(e) Deterioration of site or other improvements
In the context of developed properties, this factor generally considers the absence
or condition of parking, landscaping, and signage largely based on expectations
based on their zoning. Within the Survey Area, there are numerous instances of
13
Figure 2: location of Sites Under Review by the EPA
0 100 -.c:::...:=:J, .. 10
D West End 38 Urban Renewal Plan Boundary
West End 38 Urban Renewal Plan Parcels e Sites Subject to EPA Regulation
.,
~
8
J
f ...
Nl~
14
parking surface deterioration, lack of landscaping, presence of weeds (neglect),
and substandard signage (not to municipal code).
(f) Unusual topography or inadequate public improvements or utilities
Parcels within the Study Area are relatively level, therefore there are no
s1gnificant grade changes. However, infrastructure improvements within its
boundaries are both inadequate and absent. Curb and gutter is inconsistent along
38th Avenue and does not exist on Upham Street. An existing driveway into the
Survey Area IS not improved. In addition, overhead utilit1es are present along
Upham Street. While their presence is allowed and not unusual on and within
municipal parcels and along transportation corridors, they are considered a visual
and functional condition which contributes to blight.
In terms of the street infrastructure surrounding the Area, while capable of
supporting redevelopment of the subject parcels, curb and gutter, sidewalk and
lighting infrastructure is inconsistent and will require improvement with
redevelopment of the parcels.
(h) Existence of conditions that endanger life or property by fire or other causes
The presence of conditions that endanger properties within the Area have been
discussed previously in the context of Factor (d) ... unsanitary or unsafe conditions,
specifically related to: a lack of site and I or building maintenance; insufficient
Infrastructure to allow for safe movement and use; environmental threats such as
flood zones and contamination; and, a lack of protective equipment from fires and
other causes.
(i) Buildings that are unsafe or unhealthy for persons to live or work in
The presence of unsafe buildings is discussed above in t he context of Factor (d) ...
unsanitary conditions specifically related to a lack of infrastructure to protect
15
structures from fire. However, other threats to persons within buildings include
adverse conditions addressed throughout this Section 5.0 and summarized in
conjunction with the presence of Factor (h) above.
(j) Environmental contamination of buildings or property
Based on review of information available by the EPA, three (3) parcels located
near the Survey Area have conditions present that are either under review or
being monitored by their organization. Specific conditions considered in the
context of this Factor Ul include those primarily associated with chemical and I or
biological contamination. Unlike Factor (i) above, this factor can be said to exist
even when the contamination does not necessarily pose a direct health hazard,
but rather creates other obstacles (including financial) to property investment or
reinvestment.
(k.S) Existence of health, safety, or welfare factors requiring high levels of municipal
services or substantial physical underutilizatlon or vacancy of sites, buildings, or
other improvements
Although the urban renewal law defines this factor as including either high levels
of municipal services or underutilization or vacancy, this Factor k.S is considered
present within the Survey Area due to the fact that a disproportionately high level
of criminal incidents have been identified in the Area, and buildings within its
boundaries are vacant and properties underutilized. While vacancies among
properties within a municipality are not unusual, in this instance, the fact that the
single commercial structure within its boundaries has only one tenant, Vectra
Bank, while the remainder of in line spaces are vacant, despite higher occupancy
rates among properties surrounding the Area, thereby supporting a reasonable
expectation of occupancy levels equal to those of comparable projects in the
vicinity of the Area.
6.0 Summary of Factors
As explained earlier in this report, it is not legally necessary for every factor to be
16
present in an area in order for it to be considered "blighted". In addition, a given factor
need not be present on each and every parcel or structure within an area to be counted,
but rather, only needs to be present somewhere in the area as a whole. As shown, nine
(9) of the 11 possible factors were found, to some extent, within the Survey Area .
Additionally, all nine factors were present to a degree that appeared likely to have a
significantly negative impact on the public's safety and welfare and impede the ability
for sound growth and development.
17