HomeMy WebLinkAboutTown Center ProjectCITY • WHEAT RIDGE, COLORADO
RESOLUTION NO. 35-2000
WHEREAS, the Wheat Ridge Economic and Revitalization Commission,
predecessor in name to the present Wheat Ridge Urban Renewal Authority,
approved, on December 14, 1981, an Urban Renewal plan for redevelopment of
portions of the City; and
WHEREAS, said Urban Renewal Plan included the area shown on the diagram
attached hereto as Exhibit 1; and
m"TrTMEREAS, a portion of the Urban Renewal Plan Area, hereinafter referred to
as the ""Northern Portion"' has not redeveloped since its inclusion in the plan area in
1981, nor have property tax increments been generated by or collected from
properties within the Northern Portion; and
WHEREAS, in light • this nonproduction of property tax increments, t!'Q
Urban Renewal Authority believes it in the best interests of the Urban Renewal Pla
generally that the Northern Portion be deleted from said plan. I
NOW, THEREFORE, BE IT RESOLVED by the Wheat Ridge City Council, that:
redevelopment plans shall be effected in accordance with C.R.S. § 31-25-107 and
other applicable provisions of the Urban Renewal Law of Colorado.
Section 2. The proposed modification to Urban Renewal Plan is hereby
directed to be transmitted to the Jefferson County Board of County Commissioners
for review and comment pursuant to C.R.S. § 31-25-107(3.5), and to the Wheat
Ridge Planning Commission for recommendations regarding conformance with the
City's Comprehensive Plan, pursuant to
Section 3. The City Council hereby directs the Authority and City staff to
follow, with respect to the proposed modification, the procedure for review of
urban renewal plans generally.
DONE AND RESOLVED this ;? day of
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WHEAT RIDGE URBAN RENEWAL AUTHORITY
RESOLUTION NO. 01
TITLE:
• RESOLUTION APPROVING A PROPOSED MODIFICA-
TION TO URBAN RENEWAL PLAN, AND TRANSMITTING
THE SAME TO THE WHEAT RIDGE CITY COUNCIL.
WHEREAS, the Wheat Ridge Economic and Revitalization Commission,
predecessor in name to the present Wheat Ridge Urban Renewal Authority,
approved, on December 14, 1981, an Urban Renewal plan for redevelopment of
portions of the City; and
WHEREAS, said Urban Renewal Plan included the area shown on the diagram
attached hereto as Exhibit 1; and
WHEREAS, a portion of the Urban Renewal Plan area, hereinafter referred to
as the "Northern Portion" has not redeveloped since its inclusion in the plan area in
1981 little or no property tax increments been generated • • collected from
properties within the Northern Portion; and
WHEREAS, in light of this nbnproduction • property tax increments, the
Urban Renewal Authority believes it in the best interests of the Urban Renewal Plan
generally that the Northern Portion be deleted from said plan.
NOW, THEREFORE, BE IT RESOLVED by the Wheat Ridge Urban Renewal
Authority as follows:
Section 1. The proposed modification to the Wheat Ridge Urban Renewal
Plan attached hereto as Exhibit 1 be, and hereby is, approved by the Authority.
DONE AND RESOLVED this 0 �day of August, 2000.
AUTHOR,'-ry
By
C hairman
ATTEST:
ATTEST:
Secretary to the Authority
GEM53027\355013,01 2
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Area to be Removed From Urban Renewal Area
Existing Urban Renewal Area
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Dated and approved by Resolution this .2—S rd day of A,VWrt 2000.
V
WHEAT GE URBAN RENEWAL
AUT
WHEAT
By:
C rman
Secretary to the Authority
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1, The Project
A. The Concept ........... ............................................................... ........ .........
BGoals and Objectives .... .......... ......... ...... ........ ........ -- ................. ...............
CFinancing Plan .......... ....... -- ......................... .......... ......... ..... -- ..... 2
D. Project Area ............. ............. -- ...... ......... .... -- .......... ............ ....... 2
11. Introduction and Background of Phase 11, Phase III and Phase IV
A.
Creating New Development and Retail Activity...................... ..............................3
B.
Proposed Project Objectives ............ ......... — ....... -- ........ ......... .........
3
C.
Project Activities ............ ....... ....... ............ ....... ..........................
4
D.
Phase IV Expansion Area ................ ........................ .....................................
5
III, Urban Renewal Plan
A .
Statutory Authority ................................ ............................... — ............................6
B.
The Urban Renewal Area and the Project Area....................... ..............................6
.
C.
Project Purposes., ................. ............... .................... .................. ................. 6
D.
Land Use Regulations, Building Requirements & Voluntary Rehabilitation— .......
7
E .
Project Activities ........................... ....... .......... ..........................................
8
F .
Project Financing. ....... — ....................... -- .... ... ...... ......... - ...............................
I I
G.
Changes in the Approved Plan, .......................... -- ......... - ........... - ...........
14
H.
Minor Variations.......,.. .... ....... .......... ............... ...... ..........
14
I.
Cooperation Agreements ... ........................... - ..... ..... - ............. ....... I ................
14
1
Wheat Ridge Town Center Master Plan Incorporated... . ... .......... ...... ........... AJ,,4--
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Phase IV of the Project expands the urban renewal area to include a parcel at the
Northwest comer of West 44' Avenue and Wadsworth Boulevard to allow for
infrastructure improvements. All of the Project Objectives, Project Activities
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I and Phase III of the Plan are extended to the Ex',3ansion
WA Arl?,
as shown on Exhibit B.
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The goals and objectives of the Wheat Ridge Town Center Project are described in
the Wheat Ridge Master Plan which is attached as Attachment 45 and incorporated
herein
• reference.
Phase I was financed with the utilization of sales tax increment and real property
tax increment. All project elements were undertaken and paid for as the tax
increments were collected.
except upon projects, or pursuant to contracts, or pursuant to budgets, which have
been approved by a majority of the members of the Wheat Ridge City Council
present and voting at a regular or special city council meeting.
N
IL INTRODUCTION AND BACKGROUND OF PHASE 11 (1987) AND PHASE III
• AND PHASE # t
1 3 0 - 001 00 ## °# • #•
2. The Authority may rehabilitate existing structures, parking lots, or other
infrastructure improvements, provided that the property owners are willing
to cooperate financially.
4. The Authority may beautify the Project Area through increased intem
landscaping, perimeter landscaping, improved public amenities or
improved infrastructure. I
C. Rmiggl Agiyiliu�
The project activities shall be to participate and assist in the new development,
redevelopment or rehabilitation of the Wheat Ridge Town Center, which by way of
illustration and not by limitation may include the following:
1,11IMMINE-115 #
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2. Acquire by lease, negotiated agreement or exercise of the power of eminent
domain the right to fee simple interest or any other interest in real property
and personal property; and/or
3. Assist qualified businesses, tenants and occupants with moving and other
relocation expenses associated with redevelopment or rehabilitation in the
project area. These benefits shall be defined more explicitly by a
Relocation Handbook which shall be adopted by the Authority pursuant to
the Urban Renewal Plari and/or
4. Complete site preparation of proposed redevelopment projects within th��
redevelopment area which may include but not be limited to, demolition
and clearance of buildings, structures, pavements and all other types of
improvements, and relocation or provision of public and other utilities;
and/or
5. Provision of public improvements and facilities which may include but not
be limited to traffic control devices, street and traffic access improvements,
curbs and gutters, drives, sidewalks, parks and perimeter landscaping,
0
drainage and signage. The acquisition of necessary public right-of-way to
satisfy the classification of Wadsworth Boulevard as a "Major Regional
Arterial" according to the Colorado Department of Transportation, and the
construction of transportation improvements related thereto may also be
included in such projects; and/or
6 Provide financial assistance in the design and construction of private
development, redevelopment or rehabilitation project wich may include
grants, services-in-kind, loans and other means of financial assistance;
and/or
T Assist in the overall beautification of the Wheat Ridge Town Center, which
may include various improvements and landscaping.
IT-F-We ",
REMERWOUBMI
I R 1 -4 W. W41 • WAVM Loa I a a W&GI.
previously described in Section 11 and Attachment 4 and described in this Section
Ill.
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renewal authority under the provisions of the Urban Renewal Law of the
State of Colorado, Part I of Article 25 of Title 3 1, Colorado Revised
Statutes and all other applicable laws.
o 71 stan # oregoing, Me It
the powers set forth in this Section III.E, Su section I through 6 inclusive,
only upon the prior approval by a majority of those members of the Wheat
Ridge City Council present and voting at a regular or special city council
meeting.
0-011
During the time that acquired property is owned by the Authority, such
may be rented, leased, or controlled in any legal manner, pending its
disposition for redevelopment.
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Encouragement • increased patronage of businesses within the Urban
Renewal Area and adjacent areas by improving signage, traffic circulation
access, attractiveness, synergy and recognition of the commercial center.
4. Provision of a stronger, more balanced tax base through new development
or rehabilitation of existing properties resulting in increased commercial
activity.
low.
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7. Create a Town Center with a main street type area for the community •
Wheat Ridge.
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Relocation benefits will be available only to businesses functioning and
residents living within the Project Area and occupying properties
to Acquire Property under the laws related to the power of eminent
domain.
The Relocation Handbook shall include, but not be limited to, the
following:
a. The procedures for applying for relocation benefits from the
Authority;
b. The manner in which the Authority shall pay such relocation
expenses;
C. The moving expenses and related expenses for which the Authority
shall pay the relocatee
d. The method for appealing a determination of the relocation
negotiator • Relocation Committee to the Board of
Commissioners of the Authority-, and
U,
e. The expenses for which the Authority can not pay relocation
benefits, including but not limited to:
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3. Losses for which the relocatee shall receive reimbursement
or compensation from another source,
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5. Costs of constructing or moving real property
improvements; and
& The minimum benefits to which all eligible relocatees shall
be entitled shall be in accordance with the applicable
statutory and legal requirements.
The Authority may sell, lease, or otherwise transfer real property or any
interest therein acquired by it as a part or an urban renewal project for
residential, recreational, commercial, industrial, or any other legal uses in
accRrdawe with We Urban Renewal aw of the State of Colorado. Section
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this Plan.
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Subject to prior approval by the majority of those members of the Wheat Ridge
City Council present and voting at a regular or special city council meeting, the
Authority may utilize any, all, or a combination of the following financing
mechanisms in implementing the Project as herein defined.
2. Jax lngrgmgnt,
I- ma- MOIN ITMIM's lit w .100�
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ImpuUmUnt, ME tax Incremer M Yor Me Mculonq TnUr MIR Man
This description relates to all property taxes and municipal sales taxes
generated within the urban renewal area.
flu
The Authority has established a tax increment revenue fund for t
deposit of all funds generated pursuant to the division of propert
and municipal sales tax revenue described in this section regardin�
financing and any other funds so designated by the Authority.
The division of municipal sales taxes generated and collected from
within the Project Area after December 3 1, 198 1, shall be:
Le --
1 -&IFFIVIWITF-1-1 . .
A shall be paid into the funds of the City annually
commencing on January 1, 198 1, and the first day •
January of each year thereafter, , I
12
4. All interest earned on the deposit or investment of funds
allocated to the tax increment fund shall be paid into the tax
increment fund of the Authority.
9 The division of ad valorem property taxes for the project area shall
be divided and paid to the Authority by the Jefferson County
Treasurer as provided ► Colorado law,
I !MRMPIM�-
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Where a literal enforcement of the provisions contained in this Plan would
constitute an unreasonable limitation beyond the intent and purpose of these
provisions.
aMMURN
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FRANK ITES,
YOR
ATTEST:
;Clerk -
Carol Hampf 5t
lst Publication: Sept. 17, 1981
2nd Publication: Oct. 8, 1981
Wheat Ridge Sentinel
Effective Date: Oct. 18, 1981
APPROVED AS TO FORM BY CITY ATTORNEY
E. HAYS, C165PNEY
m
•
TITLE: RESOLUTION APPROVING A LIMITED WADSWORIt' TOWN CENTER PROJECT DATED
DECEMBER 9, 19$1, INCLUDING THE URBAN RENEWAL PLAN.
WHEREAS, prblic notice has been given and the City Council has held
public hearings o:i September 28, 1981 and on December 14, 1981 on the Wadsworth
Town Center Project and Urban Renewal Plan.
WHEREAS, tf:e City Council has established an Urban Renewal Authority.
WHEREAS, the Planning Commission has found that the Urban Renewal
Plan conforms to the Comprehensive Development Plan.
NOW, THEREFORE, BE IT RESOLVED that the Council finds that there
blight the Wadsworth Town Center Project Area which area is the Urban
Renewal Plan Area. I
BE IT FURTHER RESOLVED that the Council finds that the Urban Renewal
Plan conforms to the Wheat Ridge Comprehensive Development Plan.
BE IT FURTHER RESOLVED that the plan affords maximum opportunity for
the rehabilitation or redevelopment of the Urban Renewal Area by private
enterprise.
BE IT FURTHER RESOLVED that the Urban Renewal Plan contained
within the Limited Wadsworth Town Center Project dated December 9, 1981 is
hereby approved and the Limited Wadsworth Town Center Project is also approved.
*ONE AND RESOLVED this 14th dav of Dgcambgr , A.D., 1981.
FRANK ST TES , MAYOR
- Is
'HAMPF, C C I
ITY f
INT BY COUNCILMEMBER MERKL
Ordinance No. 7Q2
Series of " : w
TITLE: AN ORDINANCE REPEALING AND REENACTING SECTIONS 23-3 ANN
23-4 OF CODE OF LAWS OF ECONOMIC
DEVELOPMENT AND REVITALIZATION COMMISSION AND PROVIDING
GUIDELINES FOR THE MEMBERSHIP THEREOF.
BE IT ORDAINED BY THE CITY COUNCIL OF
RIDGE COLORADO AS
Secti S ection of Code of Laws of the City of
Section Wheat Ridge is hereby repealed and reenacted as follows:
Development ♦ Revitalization
Secti Commission Established; Rights and Duties
• of Code of Laws of of
wheat Ridge is hereby repealed and reenacted as follows:
Section 23-4. Appointment of Members; Number
The Commission
! of " Commissioners, •
(2) of such Commissioners
being from each of the existing, or
hereafter altered,
City Council
Districts, and one Commissioner
to serve at large.
•
• of •. Authority
presently serving
as Urban
• •
to serve the term
to which
they were originally appointed without
regard to Council
District
residency until such time as the term
to which they have
been appointed
has expired. Each appointment
to the Commission
shall be
made by the Mayor subject to approval
majority
by • of
• of office
of each Commissioner
♦ ° years. Terms of office
shall be ♦t- •
• that
the term of at least •
Commissioner
expire
Secti !
paragraph, or part of this ordinance or the application thereof
to any person or circumstances shall for any reason be adjudged
r
#
by a court of competent jurisdiction invalid, such judgment shall
not affect application to other persons or circumstances.
Section 4. This ordinance shall take effect one (1) day
zfter final publication.
READ ADOPTED, AND ORDERED PUBLISHED on secon and f nal
reading • a vote of 7 to 1 this 12th day of January
-r 1987.
SIGNED by the Mayor on this 13th day of January
1987.
Mayor pro tt
,Tff"p,
ATTEST:
lst Publication: * 1/1/1987
2na Publication: 1/15/1987
Wheat Ridge Sentinel:
Effective Date: 1/16/1987
"m A 1 9141 " SO 56.
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BLIQHI SURYEY-- PHASE IV EXPAM* N AR
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Under Colorado Law, the term"blight" describes a wide array of urban problems which
can range from physical deterioration of buildings and the environment to the health and social
and economic problems in a particular area. Before remedial action can be taken, C,R,S. Section
31-25-101 et seq requires a finding of blighted conditions within the City by the governing body.
A finding of blight in an area is not confined to a single matter, but rather it is a cumulative
conclusion attributable to physical, environmental, social and economic factors. No single factor
can be authoritatively cited as a cause • blight. C.R.S. section 31-25-103(2) defines "blighted
area" as follows:
1.
Land Use.
2.
Utilities
3.
Traffic
4.
Public Streets
5.
Access
6.
Site Conditions
7.
Building Conditions
8.
General Health and Safety.
*4
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blight.
The Phase IV expansion area consists of five buildings and a Public Service Co natural gas
pressure control station. This parcel is located in the northwest comer of W. 44' Avenue and
Wadsworth Boulevard.
To the east and south of the subject parcel is a commercial area. Approximately three-
quarters (3/4) of the northern boundary is adjacent to a commercial use. The remaining area is
adjacent to a multi-family area. The western boundary is adjacent to commercially zoned areas as
well. The properties adjacent to the west area are currently being used as office and a personal
residence.
In addition to the interview, a physical field survey of conditions occurred. Attempts
were made to measure the area of Building #4 and Building #5 but were not successful due to the
inability to access the rear portions thereof This survey was conducted on foot between March
7, 1,997 and May 19, 1997.
N
After the agency interviews and field surveys were completed, a series • 6 exhibits was
prepared to document the various blight factors. These exhibits consist • a base map designation
• the survey area boundaries with symbolic indication • each • the blighting factors noted. A
description of each of the six exhibits is as follows:
Exhibit The public infrastructure to serve the area is inadequate. Building #1,
which is currently being used as a restaurant is served by a one- half inch water
line. A minimum of a one inch water line is required, Building #2, when used
an auction house, also had inadequate restrooms due to the size of the water lil
Exhibit 5; Agggaa; One of the major design flaws of the intersection is the location of the
access points onto the roadway. They are located within 35 feet of the
intersection, without provision for acceleration/deceleration lanes. They also
violate the width and spacing requirements of the City and the State ffighway
Access Code.
2
Building #3 has numerous broken windows and appears to have suffered from
water damage. Building #5 does not appear to have doors and is in a state of
deterioration.
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An analysis of the various conditions found in the Phase 11 Expansion Area leads to the
conclusion that blight as defined by the Colorado State Statutes, does exist. No single factor was
considered as in itself'blighting7 but rather the presence of numerous factors which are
cumulative in effect.
If there is a single factor that stands out as "Blight"' it is the encroachment • the buildings
onto the right-of-way resulting in a dangerous intersection,
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INTERSECTION ACCIDENT REPORT - 1991
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Exhibit I-A
DOCUMENTATION OF BLIGHT.
PHASE I
The term "Blighted Area" is not necessarily synonymous with
I. -
slum",'as in the context of early renewal projects, and the
terms should not be confused with regard to the findings herein.
C:!rren there is an
exca . e
number of curb cuts
(entrances to
the Project Area and
adjacent
commercial areas),
encouraging
<® movements at
many uncontrolled pointS, as
attempts are
made at ingress to,
and egress
from the Project
Area. This
situation seriously
retards the major arterial
o
function f
. ® Boulevard,
West 38th
Avenue and West 44th
Avenue on
Some ® their heaviest
traveled
segments, and creates
a collision
9
According to Department of Highways counts, Wadsworth Blvd. has
tradonally carried the heaviest north-south traffic volumes in
the City, while 44th Avenue carries the heaviest east-west
volume, and 38th Avenue next second • W. 44th Ave In east-west
traffic volume.
The Colorado Division of Highway Saiety report for 1977 compares
accident frequency with other suburban cities of the Denver
region.
C iiy Accidents � 1220 population
N
In private parking lots across Wadsworth and 44th
Project Area, there were nine accidents. Undoubtedly, many minor
accidents go unreported.
Census data informs us that • of Wheat R workers us
private autos to get to work. This statistic, coupled with th
fact that Project Area streets carry a large portion of thi
traffic, adds significance to this element of blight. I
Clearly needed is a northbound Wadsworth acceleration/
ieceleration/turn land and major improvements to the 38th Avenue
and 44th Avenue intersections, as well as updated signalization.
It is dcult and unsafe for pedestrians and bicycle riders to
negotiate street crossings and there is a lack of facilities for
pedestrians and cyclists throughout the Project Area.
MU1 01 alke
Siting of buildings and activities fronting on periphery streets
detracts from visibility and recognition of the internal retail
establishments.
There are Six
auto
oriented businesses.
eight eating
establishments,
four
nonconsumer type businesses and two
financial institt.t.-ions,
plus other businesses
fronting on
street while interior
businesses generally su±ZEer
ZErom lower than
normal sales.
9
The Project Area is made up Of fragmented ownerships and
leaseholds with some lots having inefficient configurations; too
narrow and deep to use as siies for commercial buildings.
, Although there has been some recent consolidation of lots. the
site remains fragmented and difficult to develop.
--- 0
While there are no sig Of structural unsoundness to the poin
Of imminent danger, the appearance of portions of the Projec
Area is uninspiri;.ng. The * iacades ofi: most buildings are withoul
0
Fire trucks access would be difficult because of a narrow
entrance lane with two adjacent 90 degree turns.
Immediately to the south behind Etta's Place is an old house
converted to offices. Exterior materials are cracking stucco and
siding in need • paint, Access is through the restaurant
parking lot.
At the southeast corner of the Project Area are five houses in'
fair condition • which four are quite old. They have a
combination of residential, commercial, and home occupation uses
znd vacancy, and are flaked by service stations.
R
failed to realize
or as a generator
2
EXHIBIT #2
!t
•11
('71)
13,300
('71)
15,300
('75)
15,500
('75)
16,800
('79)
15,000
('79)
15,700
mm
(17,1)
11,800+
('71)
14
075)
13,900
('75)
17
079)
14,800
(.79)
15
( 1 71) 33,200
( 1 75) 33,300
( 1 79) 36,000
Peak Hour: 9% of the above.
EXHIBIT
U.
BNZM#
TOGETHER WITH that portion of the Southeast 1/4 Northwest 1/4 of Section 23, Township 3
South, Range 69 West of the 6' P.M., described as follows:
BEGINNING at a point on the South line of the Northwest 1/4 of said Section 23, and 330.0 feet
West of the Southeast comer of the Northwest 1/4 of Section 23; thence West along said South
line, 45.0 feet; thence North 150.0 feet; thence East 45.0 feet; thence South 150,0 feet to POINT
OF BEGINNING,
EXCEPT that portion of subject property lying within existing right-of-way for West 44' Avenue,
along the South line, and
INTRODUCTION & BACKGROUND TO PHASE 1 (1981-19861 (WADSWORTH
-TOWN CENTER PROJECT)
The primary purpose of Phase 1 of ' this Plan was to implement a
joint development project between the city and -the commercial
property owners to create a 45 acre commercial center in the
Wadsworth Commercial Activity Center which was called the
Na"s.
A park, landscaping and street improvements were financed by
participation of property owners and through tax incremeht, paid
out of taxes generated within the project area. No additional
taxes were assessed to the ownersor to the general public. This
constitutes a private-public partnership for revitalization.
The following steps were taken to' reach this point of action:
In May of 1978, the City Council authorized the Communitm
Development Department Staff to hire an architect for the purpos
of implementing the concepts of the Comprehensive Plan to creat
a unified commercial center at the Wadsworth Commercial Activit
Center.
UNIFIED SHOPP1,NG CENTE PROJEC -- 12�!
In April of 1981, the city council directed the Staff to initiate
the necessary steps to accomplish the wadsworth Town Center
Project which include.d the purchase of a connecting easement and
the establishment o'f an Urban Renewal Authori so the tax
increment financing tool would be available for the project.
7. Develop a
main entrance to Park-n-Shop Center to
-include
a new traffic siqnal,at 39th Avenue and
entrance
improvements such as new curb radii,
medians'
landscaping and lightinq.
S. Work with
property owners within the Urban Renewal
area •
establish a public/private cooperative
project,
with an equitable sharing of costs, to
develop
the remaining portions of the major
Connector Drive between West 38th and West 44th as
shown on
Exhibit I r -1 4, in order to achieve good
vehicular circulation and improved safety for both
vehicular and pedestrian traffic through the use
• landscaping and other design options.
In order to achieve these objectives, the City Council approved
the following Project Elements:
2. Authorized staff to prepare the neede*
Industrial Revenue Bonds were induced for
f . Authorized the Urban Renewal Authority to
7. Authorized the Urban Renewal Authority t*
9. Construction of the connector drive including
demolition of the apartment building. Cost to
construct the drive estimated not to exceed $50,000.
Apartment building demolition is not to exceed
$10,000. 9/13/82
10. Cleanup and modest development on the park
to make it safe, attractive and well lighted.
The lights illuminate the connector drive
along with the park. cost is estimated not to
exceed $10,000. 9/13/82
11. -Transferred from the City to WRURA, contract
rights from Dunaway, Merat and the new park to
construct the connector on the properties and
construction easements. 9/13/82
12. Authorized the Urban Renewal Authority tt
L3. Authorized the Urban Renewal Authority t#_-
15. Authorized the Urban Renewal to
work with the property owners in the
Town Center to improve parking circulation and
beautify the Area by additional landscaping.
10[14/s5
WHEAT RIDGE TOWN CENTER Master Plan
I. Description And PeKpg
II. LAND USE.
By enacting performance standards for all
development and redevelopment to ensure positive
impact upon the environment, the society and the
economy. (Page
2. By extensive use • the PUD 7(-n concept
to encourage innovation, design exce�lence and
conservation of land. (Page
�,
A. To participate in the development of a well-
balanced regional transportation system to move
people and goods in a safe, expeditious and
economic manner.
C.
• ensure public safety for pedestrians,
1 By provision • additional landscaping along
IV- ECONOMIC BASE (Page 11-9 1
A.
• encourage a strong diversified economic base,
which will enable the City to provide quality
services at a reasonable tax ratq.
To utilize the limited developable commercial
land in a responsible manner.
C. To provide a full range of retail shopping with
special emphasis upon increasing furniture,
clothing and dry goods sales.
D. To provide a pleasant shopping environment which
will make shopping in comfort, safety and
convenience possible.
OBJECTIVES: (Page 11-9)
2. By providing incentives for business to relocated to
the activity centers and by channeling appropriate new
development to the activity centers. (Page 11-9)
3. By including within the zoning ordinance, bonuses in
lot coverage for such elements as excellent design of
commercial areas. (Page II-10)
VI. PARKS AND OPEN SPACE
GOALS: (PAGE II-11)
To provide an aesthetic asset to the community and to
provide visual and psychological relief from the
effects of urbanizations.
C. To provide open space that functions as part of: the
2. BY acquiring parks and open space as a part of land
development proposals. (Paoe 11-12) '-
0
The proposed • -• commercial to be
DA1A AD& !sue
Improve or * # w of blight.
OBJECTIVES: *Upgrade the physical conditions of
deteriorated parking areas, interior
circulation • and general grounds
appearance.
*Improve • pedestrian 1►
connection, and access opportunities throughout
the Town
*Provide a more efficient use of land A
functional design.
*Promote
redevelopment •
Improve r and pedestrian
circulation #
OBJECTIVES: *Provide for def ined interior circulation rout
as differentiated w parking lot circulatioi
*Provide for designated pedestrian walks and
crossings.
existing *Reduce conflict between vehicles entering and
Town Center and other
traveling on bordering streets.
*Provide for # • # mass transit service and
*Upgrade # . • lot and exterior building
lighting to increase # i crime
prevention.
Stabilize M improve the business environment
providing w M i and increasing tax base.
#BJECTIVES: *Encourage increased patronage of existing
businesses, and construction and patronage of new
businesses through r w
access" attractiveness i
*Promo balanced of commercial
however, w •.; of the ground floor of
structures located commercial"
category shown on Figure 1, for retail sales and
service uses to create a strong retail center.
M
of # project:
TOWN CENTER.
* strong visual and sound barriers,
through use of substantial landscaping, berms,
fences or walls and grade separation, in order
to provide protection tw residential
uses which abut new commercial development.
4. w ##
Figure 5. Q?nggj2tUg1 Pi-on,
# ws the total Project # illustrates
Figure the urban design concepts in a generalized fashion.
This general guide for
rezonings, site development plan review, and building
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