HomeMy WebLinkAbout03-18-24 - Study Session Agenda PacketSTUDY SESSION AGENDA
CITY COUNCIL
CITY OF WHEAT RIDGE, COLORADO 7500 W. 29th Ave. Wheat Ridge CO March 18, 2024
6:30 pm
This meeting will be conducted as a virtual meeting, and in person, at 7500 West 29th
Avenue, Municipal Building. City Council members and City staff members will be physically present at the Municipal building for this meeting. The public may participate in these ways: 1. Attend the meeting in person at City Hall. Use the appropriate roster to sign up to speak upon arrival. 2. Provide comment in advance at www.wheatridgespeaks.org (comment by noon on
March 18, 2024) 3. Virtually attend and participate in the meeting through a device or phone:
• Click here to pre-register and provide public comment by Zoom (You must
preregister before 6:00 p.m. on March 18, 2024)
4. View the meeting live or later at www.wheatridgespeaks.org, Channel 8, or YouTube Live at https://www.ci.wheatridge.co.us/view
Individuals with disabilities are encouraged to participate in all public meetings sponsored by
the City of Wheat Ridge. Contact the Public Information Officer at 303-235-2877 or
wrpio@ci.wheatridge.co.us with as much notice as possible if you are interested in
participating in a meeting and need inclusion assistance.
Public Comment on Agenda Items
1. 2024 Colorado Legislative Update
2. Lutheran Legacy Campus and Carr Street Urban Renewal Plans
3. Staff Report(s)
4. Elected Officials’ Report(s)
Item No. 1 Memorandum
TO: Mayor and City Council THROUGH: Patrick Goff, City Manager Marianne Schilling, Assistant City Manager
FROM: Cole Haselip, Management Analyst DATE: March 18, 2024 SUBJECT: 2024 Colorado Legislative Update
ISSUE: The Legislative Update is an opportunity for the City’s elected officials and staff to discuss
legislative priorities, current legislation, and Wheat Ridge positions and priorities for the 2024 session. Senator Jessie Danielson and Representative Monica Duran will be in attendance, and Colorado Municipal League Legislative Advocacy Manager Heather Stauffer will be available to review legislation and answer questions.
Agenda:
• 2024 Priority Legislative Issues o Heather Stauffer, CML o Senator Jessie Danielson
o Representative Monica Duran
• Questions and Answers o City Council o City Department Directors
ATTACHMENTS: 1. CML Box Score of Bills 2. CML 2024 Legislative Priorities 3. Notable Legislation Impacting the City of Wheat Ridge
4. CML 2023/2024 Policy Statement
ATTACHMENT 1
ATTACHMENT 2
Notable Legislation Impacting the City of Wheat Ridge
During the Wheat Ridge Legislative Forum, City staff, City Council, a representative
from the Colorado Municipal League (CML), and local legislators will participate in a
discussion focused on legislative priorities. In anticipation of this event, Wheat Ridge
staff have prepared the following list of notable legislation. Rather than including all bills
that impact the City, this list focuses on legislation prioritized for discussion during the
Legislative Forum.
Community Development Related Bills
HB24-1152: Allowing ADUs as a Use by Right, CML Opposes Unless Amended
Description: Allows accessory dwelling units (ADUs) as a use by right on all
properties where a single unit residential dwelling is allowed. Preempts municipal
discretion to enforce owner occupancy, parking, or other requirements associated
with ADUs.
Impact on Wheat Ridge: The regulations largely align with the City’s regulatory
framework, but the state’s prohibition of an owner-occupancy
requirement conflicts with the City’s approach.
CML Position Paper: https://www.cml.org/home/advocacy-legal/position-
papers/cml-opposes-hb24-1152-unless-amended
HB24-1313: Minimum Housing Density in Transit Oriented Communities, CML Opposes
Description: This requires that municipalities allow for densities averaging 40 units
per acre in areas surrounding rail transit and frequent bus transit. If a municipality
does not allow for such density in a manner defined by the bill, then the municipality
shall have its highway user trust fund dollars withheld.
Impact on Wheat Ridge: This would apply to the areas near the Wheat Ridge · Ward
Station, Arvada Ridge Station, Wadsworth Boulevard, and Sheridan Boulevard; staff
is working through the calculations now to understand whether Wheat Ridge zoning
complies with this bill. If a community does not comply, they risk losing HUTF
dollars; staff agree with CML’s opposition of this bill.
CML Position Paper: https://www.cml.org/home/advocacy-legal/position-papers/cml-
opposes-hb24-1313-unless-amended
ATTACHMENT 3
SB24-174 Requiring Local Governments to Complete a Housing Needs Assessment,
CML Supports
Description: The bill requires municipalities to produce a housing needs assessment
and action plan every five years and to include water and housing needs sections in
their master plan. It also directs the division of local government to provide technical
assistance to entities producing documents in compliance with the requirements.
Cities will receive grant prioritization for complying with the requirements.
Additionally, it prohibits new Home Owner's Associations from restricting the
construction of accessory dwelling units and middle housing.
Impact on Wheat Ridge: This would require the City to create a housing needs
assessment and incorporate housing and water sections into the City Plan to receive
grant prioritization.
CML Position Paper: https://www.cml.org/home/advocacy-legal/position-papers/cml-
supports-sb24-174
HB24-1304 Eliminating Minimum Parking Requirements, CML Opposes
Description: Eliminates minimum parking requirements for all structures.
Impact on Wheat Ridge: This conflicts with the City’s zoning regulations which
establish various parking minimums by land use and zone district.
HB24-1007 Eliminating Residential Occupancy Limits, CML Opposes Unless Amended
Description: This eliminates residential occupancy limits not directly related to
health, safety, and wellness.
Impact on Wheat Ridge: This conflicts with the City’s zoning regulations which
establish a limit of no more than three (3) unrelated people living together.
SB24-048 Sober Living Homes, CML Supports if Amended
Description: Declares that recovery residences, sober living facilities, and sober
homes are a residential use of land subject only to the regulations of like dwellings in
the same zone.
Impact on Wheat Ridge: This aligns with our current allowance of sober living homes
but may conflict with the City's occupancy standards which permit a sober living
home for up to 8 residents and requires a special use permit for 9-15 residents.
SB24-106 Allowing Mediation for Construction Defects, CML Supports
Description: Allows construction professionals to remedy a claim or enter mediation
with a claimant.
Impact on Wheat Ridge: This aligns with the City’s local zoning code amendment
which requires mediation for construction defects.
SB24-005 Nonfunctional & Artificial Turf, CML Opposes
Description: Prohibits local governments from allowing the use of nonfunctional turf,
artificial turf, or invasive plant species on commercial and industrial properties or
common interest community property, a street right-of-way, parking lot, median, or
transportation corridor.
Impact on Wheat Ridge: Our pending zone code amendment aligns with the
prohibition of nonfunctional turf, but the prohibition on artificial turf conflicts with our
approach of allowing it in limited applications.
Public Safety Related Bills
SB24-131 Prohibiting the Possession of Firearms in “Sensitive Spaces”, CML has No
Position. Colorado Association of Chiefs of Police Opposes.
Description: The bill prohibits a person from carrying a firearm in "sensitive spaces"
as defined by the bill. "Sensitive spaces" includes a broad range of public locations
such as recreational facilities, religious facilities, sport and entertainment venues,
and more. The bill includes an exemption for "on-duty" officers.
Impact on Wheat Ridge: This would prohibit "off-duty" police officers from carrying a
firearm in "sensitive spaces" until they become "engaged" in an incident.
HB24-1284 Minimum Bond Requirements for Persons with a History of Violence, CML
has No Position. Colorado Association of Chiefs of Police Strongly Supports.
Description: Establishes a minimum bond of $7,500 for persons accused of
committing a violent crime and who have been convicted for violent crimes in the
prior two years.
Impact on Wheat Ridge: This would take a step toward holding repeat violent
offenders in custody.
SB24-107 Prohibiting Firearms Possession by Persons Convicted of Specific Crimes,
CML has No Position. Colorado Association of Chiefs of Police Supports.
Description: Extends the prohibition on firearm possession by persons convicted of
certain crimes to the crimes of felony drug manufacturing, dispensation, sale, and
distribution; drug possession with intent to manufacture, dispense, sell and
distribute; and first and second-degree motor vehicle theft.
Impact on Wheat Ridge: This would reinforce and broaden existing laws aimed at
keeping firearms out of the hands of individuals who pose a heightened risk to public
safety.
City Administration Related Bills
HB24-1168 Requiring Local Governments to Allow Virtual Access & Accommodations to
Public Meetings, CML Opposes
Description: Requires local governments to provide access to any public meeting by
live video or audio, allow public comment by video platform, post any documents
distributed at the meeting at least 24 hours in advance, and to provide auxiliary aids
and services (which often accommodate disabilities) at a meeting.
Impact on Wheat Ridge: This would require the City to allow virtual participation in all
public meetings including boards, commissions, committees, and authorities. The
City would also have to accommodate any request for additional services or be liable
for a discrimination lawsuit.
HB21-110 Web Accessibility Requirements for Governments, CML has No Position.
Description: The bill established statewide accessibility standards that all local,
regional, and state government agencies must meet by July 1, 2024. Agencies, and
the software partners they use to provide services, are required to provide a platform
that is compliant with W3C WCAG standards.
Impact on Wheat Ridge: The City is responsible for WCAG compliance in the
creation and publication of any online content and materials including (but not limited
to) text, links, images, forms, PDFs, documents, and embedded third party
applications. Currently, each municipality is creating a strategy in a silo with no
statewide guidance. To accomplish this task, the City requests that the Colorado
Office of Information Technology (COIT) provide a step-by-step resource guide for
municipalities to achieve this goal. Although COIT has produced some guides, the
City requests additional guides and detailed solutions for larger PDFs such as City
Council agenda packets, planning and budget documents, and newsletters. The City
also requests grant funding to obtain the expensive resources required to become
compliant by July 1, 2024, or a pause on a person’s ability to sue the City for failing
to comply.
Tax and Finance Related Bills
SB24-033 Property Tax Status of Short-Term Rentals, CML has No Position
Description: Short term rental properties that are not a primary residency and lease
short term stays for more than 90 days in a year will be reclassified from residential
to non-residential for property tax purposes. The residential assessment rate is
0.6765%. The non-residential assessment rate is 2.79%. As a result, impacted short
term rentals would pay approximately 4x more in property taxes than when classified
as residential.
Impact on Wheat Ridge: The City of Wheat Ridge licenses short term rentals that
generate lodging tax revenue for the City. 50% of lodging tax revenues are
dedicated toward the Wheat Ridge Housing Fund, 30% to the Crime Prevention
Fund, and 20% to the Capital Improvement Plan Fund. This legislation could
disincentivize the operation of whole-home short-term rentals, which could reduce
the City’s lodging tax revenues.
Parks and Recreation Related Bills
SB24-113 Safer Youth Sports, CML has No Position
Description: The bill requires youth athletic activity coaches to complete an abuse
prevention training program. The state will develop a code of conduct for coaches,
parents, spectators, and athletes, and the bill requires coaches to comply with the
code. The bill creates a process to report coaches for a violation of the code,
investigate said violations, and if violations are found, to publish them on the office of
school safety website.
Impact on Wheat Ridge: The City of Wheat Ridge operates several youth sport
programs. This would require the City to mandate that all its youth coaches complete
an abuse prevention training program. Furthermore, the City would be required to
participate in the State’s reporting and investigation process.
HB24-1080 Youth Sport Personnel Requirements, CML has No Position
Description: This bill establishes a definition of youth sports organizations. For
impacted organization, it requires paid coaches to have a current CPR education
certification. Additionally, employees and many volunteers must receive a criminal
history background check. The legislation exempts K-12 schools and colleges but
not municipalities.
Impact on Wheat Ridge: The City would have to CPR certify all of its coaches. The
City already conducts criminal history background checks on its paid employees.
However, this would require the City to conduct background checks on many of its
youth sports volunteers.
POLICY STATEMENT
2023-2024
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The Colorado Municipal League (CML) supports cooperation among
local, state, and federal officials to provide a strong partnership with
Colorado’s cities and towns. CML employs a dedicated advocacy team, a
reliable source of information about legislative issues and their impact on
Colorado’s cities and towns and their residents.
The CML Policy Statement has evolved throughout the history of the
League and guides the CML Executive Board, committees, and advocacy
team during the legislative session and throughout the year. The CML
Policy Committee, which is open to representation from each municipal
member and CML professional section, is charged with developing policy
recommendations and proposing amendments to the Policy Statement.
During the business meeting (held each year at the CML annual
conference), CML members consider any recommendations and adopt the
Policy Statement for the next year.
The CML Policy Statement consists of several major policy items, but is
not exhaustive. When legislation or policy issues are considered, the
CML staff, Policy Committee, and Executive Board look first to the Policy
Statement to develop recommendations and formal positions. If a specific
issue is not found within the Policy Statement, the Policy Committee and
the Executive Board will consider and establish a CML position, if any.
We welcome input and suggestions from members on CML policy and
positions. We remain proud to be your source for advocacy, information,
and training.
If you have questions or comments about CML policies, please contact
CML Legislative Advocacy Manager Heather Stauffer at hstauffer@cml.org,
303-831-6411, or 866-578-8175.
POLICY STATEMENTCML
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LOCAL CONTROL AND
MUNICIPAL HOME RULE
In order to consider local conditions and
address local requirements, community
issues and needs should be addressed
locally. State and federal government
interference can undermine home rule and
local control. Therefore, the League:
• Urges state and federal officials to
respect Colorado’s tradition of local
control and allow municipal officials
to address local problems without
interference from the state and
federal government.
• Urges Congress and the executive
branch to respect the roles and
responsibilities of states and local
governments and similarly urges state
officials to avoid preempting local
authority.
• Supports state enabling legislation that
provides municipalities with authority
and flexibility to address local needs.
• Recognizes the desire of the citizens
statewide and in many local communities
– with adoption of a constitutional
amendment in 1902 and expanded
amendments approved in 1912 and
1970 – to establish municipal home rule
and opposes state action that attempts
to weaken home rule authority and
flexibility.
INTERGOVERNMENTAL
COOPERATION
Citizens are best served when officials
of federal, state and local government
(including municipalities, counties, special
districts and school districts) respect
the roles of each entity and work toward
common solutions. Therefore, the League:
• Supports increased dialogue and
cooperation among federal, state and
local officials and the development of
cooperative intergovernmental solutions
to common problems.
STATE AND FEDERAL
MANDATES
Programs and regulations mandated by
the state or federal government stretch
the financial resources of municipalities.
These costs, if not paid by the state or
federal government, prevent municipalities
from fulfilling local needs and priorities.
Therefore, the League:
• Opposes unfunded state and federal
mandates that impose financial burdens
on municipalities and their citizens.
• Supports the statutory requirement for
the General Assembly and Congress
to reimburse municipalities for the cost
of state mandates and to make clearer
this requirement in state fiscal notes
prepared for the General Assembly and
Congress.
STATE FISCAL FAIR PLAY
Municipal finances are closely interrelated
with state finances and policies. State
adherence to fiscal fair play policies
will greatly help municipalities and their
citizens. Therefore, the League:
• Supports appropriate action to address
the state and local financial crises
caused by the interaction of various
constitutional amendments and the
economy.
• Supports continued state sharing with
municipalities of equitable portions of
existing and future revenues derived
from traditional state-collected,
POLICY STATEMENTCML 2023-2024
5
municipally shared sources.
• Urges the state to avoid or exercise
restraint in relying on fees, charges
and other cash funding of programs
that affect municipalities, especially
in the areas of technical assistance, in
programs where municipal participation
is mandated by
state law, and in regulatory programs
that affect municipalities.
• Opposes state granted exemptions or
other state actions that erode municipal
sales, use, property and other revenues
unless the state provides adequate
replacement revenues.
• Opposes disproportionate cuts in state
programs that benefit municipalities.
• Opposes the state utilizing local funds
or requiring local governments to collect
state revenues in order to fund
state programs.
SALES AND USE TAXES
The primary revenue sources for
municipalities are local sales and use
taxes. Statewide, municipalities generate
more than $5 in these taxes to every $1
of property taxes. Sales and use taxes
have enabled municipalities to fund public
services and improvements and keep
municipal property taxes relatively low.
Appropriate actions at federal, state and
local levels should preserve or enhance
these local revenues. Therefore, the
League:
• Supports retention of authority for all
municipalities to set local tax rates and
for home rule municipalities to collect
their own taxes and determine their own
tax bases.
• Supports broadening the state and local
sales and use tax base.
• Supports appropriate legislation or
court action allowing state and local
governments to require businesses to
collect state and local sales and use
taxes on remote sales.
• Supports cooperative efforts
among municipalities to standardize
municipal sales and use tax practices
and utilization of technology for the
convenience of taxpayers, the business
community, and municipalities.
• Supports a level playing field between
local brick–and–mortar businesses and
remote sellers through the requirement
for remote sellers to collect and remit
municipal sales taxes based on the point
of delivery
• Supports programs that allow
businesses to remit state and local sales
taxes to a single point while preserving
home rule authority over tax rates, base,
and audit authority.
• Opposes further reductions in the state
and local sales and use tax base.
• Opposes legislation that would
preempt the authority of state and local
governments to apply their sales and
use taxes to remote sales.
MUNICIPAL FINANCE
Capital Financing
The League:
• Supports enhancement of municipalities’
flexibility to finance public projects
economically and efficiently.
• Opposes any efforts to abolish or impair
the effectiveness of the municipal bond
interest exemption.
Census
The League supports sufficient federal
funding support of the decennial census in
order to assure a complete and accurate
count that reflects population, municipal
borders, regional equity, and hard to count
populations.
Double Taxation
The League supports state legislation and
local practices that eliminate the financial
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inequities created by the imposition of
taxes on municipal residents for county
services that are provided primarily or
solely to residents in unincorporated areas.
Federal Policies
The League:
• Supports distribution of federal funds to
municipal governments with a minimum
of red tape and without excessive
diversion at the federal and state levels.
• Supports establishment of advisory
committees comprised of local
government officials to ensure ongoing
local input on state assumption and
administration of federal programs that
affect local governments.
• Supports continued funding of the
Community Development Block Grant
program.
• Supports continued direct funding of
federal housing programs.
• Supports funding the Energy Block
Grant program.
• Supports repeal of the Davis-Bacon Act
or revisions thereto, including raising the
project exemption amount, to eliminate
wasteful red tape and enable state and
local governments to stretch tax dollars
for public works projects.
• Supports repeal or revisions in the
application of the Fair Labor Standards
Act to local governments to avoid the
Act’s costly and burdensome impacts on
local government operations.
• Encourages recognition of Colorado’s
unique economic, social and physical
characteristics when federal action
affects programs or projects of local
concern.
• Opposes the direct or indirect taxation
of the activities and operations of
municipal government.
• Opposes tax reform proposals that
would exacerbate the federal deficit,
increase the cost of municipal capital
investment, interfere with traditional
state and local tax systems or preempt
the deductibility of state and local taxes.
• Opposes the denial of funds based upon
a state’s or municipality’s failure to meet
requirements of an unrelated program or
because of factors beyond the control of
the state or municipality.
• Opposes cuts in federal programs that
disproportionately affect municipalities.
• Opposes imposition of federal standards
upon local government operations and
employees that do not apply equally to
federal and state government operations
and employees.
• Opposes the sale of federal lands to
finance federal programs without local
input.
• Supports the efficient and effective
use of Federal passthrough funding
administered by the State of Colorado
with special attention to lowering project
overhead costs and increasing local
flexibility within federally mandated and
reviewed companion regulations. The
suitability of administrative requirements
should be proportionate to project
complexity, such as the difference
between an Environmental Assessment
and a more complex and expensive
Environmental Impact Statement.
BEER AND LIQUOR
The League:
• Supports the greatest amount of local
control possible for liquor licensing
and permitting.
• Supports coordination with the Colorado
Liquor Enforcement Division.
CONSOLIDATION OF
GOVERNMENTS
The League supports voluntary
consolidation of local government entities
and services by mutual agreement.
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CRIMINAL JUSTICE
The League:
• Supports state – and community
-based intervention, prevention and
rehabilitation programs and state
initiatives that respect the key
role of communities and local
government officials.
• Supports ensuring that municipal
governments retain flexibility in
implementing federal and state criminal
justice programs.
• Supports state funding for regional
and local public safety programs that
rely on the co-responder model which
partners mental and behavioral health
professionals with law enforcement for
contacts with individuals with mental
and behavioral health issues.
• Opposes state preemption of municipal
authority to regulate firearms within
municipalities.
ECONOMIC DEVELOPMENT
The League:
• Encourages the state to provide
adequate funds and staff for strong,
multifaceted programs to promote the
economic vitality of Colorado that:
» Encourage the diversification and
expansion of local economies,
including support for existing
business, creation of new jobs,
regional partnerships, and
promotion of tourism.
» Are closely coordinated with local
governments.
» Ensure the state will not promote a
specific economic development
project against the wishes of the
community or communities most
directly affected by the project.
• Encourages the federal government
to support state and local government
activities promoting economic
development.
• Supports incentives to promote and
encourage the rehabilitation and
revitalization of local economies
and downtowns.
EDUCATION
The League supports education as a
community-wide value. The League
believes effective early childhood and
pre-kindergarten through adult education
systems supply our municipalities with
an educated community. The most
effective programs are those partnerships
among our educational institutions, local
stakeholder and local governments.
ELECTIONS
The League:
• Supports the right of all municipalities
under the Colorado state statutes
to conduct free and fair nonpartisan
elections at the municipal level that are
unencumbered by state and federal
overreach.
• Supports the continued retention of
authority for home rule municipalities
to administer the election process as a
matter of local concern.
• CML supports municipal control over
alternative voting methods in local
elections, and options for alternative
voting methods in coordinated elections.
ELECTRIC AND NATURAL
GAS SERVICES
The League:
• Opposes federal or state restrictions
that would limit the ability of
municipalities to create new municipally-
owned utilities.
• Opposes federal restrictions that
would dictate territorial service areas
or restrict the ability of municipally
owned utilities to service customers
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within their municipalities, including
newly annexed areas.
• Opposes federal legislation requiring
states to implement retail competition.
• Opposes federal or state restructuring
of the electric or natural gas industry if
such restructuring restricts municipal
authority to regulate the use of rights-
of-way and to franchise and tax utilities
and services, interferes with services
provided by municipally owned utilities,
fails to protect interests of all consumer
classes or sacrifices environmental
and social objectives protected under
existing regulatory policies.
• Opposes efforts to prevent
municipalities from extending utility
services to newly annexed areas or
providing utility services to customers
in unincorporated county properties
adjacent to the municipality.
EMERGENCY SERVICES
The League:
• Supports local control of local
emergency services and involvement
of the state as a resource to local
government in the areas of information,
coordination and training.
• Supports state funds for those state
agencies that serve as a resource to
local emergency services.
• Supports a voluntary uniform statewide
fire incidence reporting program.
• Supports close cooperation at all levels
of government and increased federal
funding to assist local government
homeland security and first responder
responsibilities.
• Supports increased funding for
emergency communications, accounting
for the loss of landlines and the
increased use of mobile devices,
as well as legislation allowing local
governments to increase fees for
support of emergency communication.
ENERGY
Energy Planning
The League recognizes several compelling
reasons for developing a comprehensive
energy policy. Energy conservation
saves dollars. Energy conservation and
renewable energy production creates jobs,
reduces greenhouse gas emissions, and
supports local economic development
efforts. Energy conservation reduces
our nation’s dependence upon foreign
oil and improves our energy security.
Municipalities are in a position to lead
by example. Municipalities are able
to provide education and access to
information that advocates the economic
and environmental benefits of increased
energy efficiency. Therefore, the League:
• Supports the development of a
balanced, long-term statewide energy
plan with an overall goal of reducing
greenhouse gas emissions through a mix
of non-renewable fossil fuels, renewable
energy sources, and energy efficiency
and conservation programs.
• Supports the creation and expansion
of statewide goals that provide targets
and incentives for the implementation
of renewable energy strategies and that
also recognize the unique concerns of
municipal electric and gas systems.
• Supports empowering municipalities
to implement sustainable, reliable, and
resilient long-term municipal energy
needs.
• Supports municipal efforts to assess
energy efficiency opportunities in their
own operations and in their communities
as a whole, setting energy efficiency
targets, and creating local action plans.
• Supports retrofitting municipal facilities
with energy efficient technologies,
policies that enhance municipal energy
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conservation, and programs that
promote the generation of alternative
energy sources.
• Supports working with appropriate
state and local agencies to educate
municipalities on the use of energy
efficient building codes.
• Opposes state preemption of
municipalities in setting and
implementing long-term renewable
energy goals.
Natural Resource Production
Municipalities are directly and indirectly
affected by the impacts of energy
extraction activity and understand the
boom-and-bust nature of it. The League
also acknowledges the importance of the
extraction industry to the state and local
economy. Therefore, the League:
• Supports enhanced local input and
mitigation powers of municipalities in
addressing the environmental, health,
safety, and economic impacts of energy
extraction.
• Supports the Colorado Oil and Gas
Conservation Commission and the
Colorado Department of Public Health
and Environment substantively involving
local governments affected by energy
extraction, including recognition of
local health, safety, and environmental
impacts.
Severance Tax and Federal Mineral
Lease Revenue
The League:
• Supports a continued dialogue with local
governments regarding the collection
and distribution of severance tax and
federal mineral lease revenues.
• Supports raising the severance tax rate
and removing severance tax exemptions
in order to generate additional revenue
for local governments.
• Supports DOLA’s continuing
administration of the Energy Impact
Loan and Grant program to assure
greater transparency and accountability
of the funds.
• Supports the development of a
permanent trust fund using a portion of
existing and/or any new revenues from
severance taxes and/or federal mineral
lease revenues so long as such revenues
in a trust fund can be made available to
municipalities and counties impacted by
energy extraction.
• Opposes any reduction in the existing
revenue streams of severance tax
and federal mineral lease revenue to
counties and municipalities.
• Supports financial and technical
assistance to local governments affected
by the development of coal, oil shale,
and other natural resources to permit
planning for, and provision of, municipal
services and facilities.
• Opposes the appropriation of
energy impact and mineral lease
funds, historically set aside for local
governments, to finance state programs
and administrative costs of state
government.
ENVIRONMENT
In addressing environmental concerns,
the League:
• Supports federal and state programs
that encourage cleanup and reuse of
“brownfield” property.
• Supports full federal funding for
cleanup and ongoing maintenance and
monitoring of contaminated federally
owned or managed sites.
• Supports reasonable and practical
application of air and water pollution
control laws by federal and state
administrative officials and encourages
restraint in modifying legislation and
regulations that have a fiscal impact on
municipalities. Particularly in the area
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of water quality, enforcement should be
correlated with the availability of funds
necessary to achieve stated goals.
• Supports adequate state regulation and
enforcement of drilling and mining sites,
production facilities and waste product
storage and disposal facilities.
• Supports practices to assure public
health, safety, environmental protection
and the protection of domestic water
sources;
• Opposes state preemption of local land
use and watershed regulations.
• Supports the local control of the
regulation of plastics and single-use
containers.
• Opposes inequitable increases in the
proportion of municipal cash funding
support for state environmental and
hazardous waste programs.
• Opposes state preemption of local
government authority to adopt
environmental ordinances.
• Opposes additional state mandates
or regulations on locally owned or
operated landfills that do not provide
the subsequent funding necessary to
comply with the new requirements.
EQUITY
The League supports efforts to end
inequity based on race, gender, gender
identity, religion, nationality, sexual
orientation, age or disability. The League
supports the protection of the rights and
dignity of individuals, and encourages
programs and policies that address
equity in areas such as criminal justice,
employment, environment, housing,
homelessness, health care, education,
substance abuse treatment, and mental
health.
HOUSING
The availability and affordability of
attainable and habitable housing is
an important concern to Colorado’s
municipalities. Therefore, the League:
• Supports an adequate supply of diverse
housing options, regardless of income
level, and continued public–and private–
sector support for such an effort.
• Supports clarifying state statute to
reflect that local governments have the
authority to require affordable housing in
new developments.
• Supports increased financial assistance
from the federal government for housing
needs of low–and moderate–income
families.
• Supports state financial support for the
Division of Housing’s loan and grant
program for low–and moderate–income
housing.
• Supports the continued efforts of the
Colorado Housing Finance Authority
to work with municipalities on the
Authority’s various housing loan
programs.
• Supports efforts to upgrade substandard
housing.
• Supports the preservation, revitalization
and redevelopment of existing
neighborhoods.
• Supports public and private financial
assistance programs to address the
needs of the persons experiencing
homelessness.
• Supports state funding to support
programs to address persons
experiencing homelessness.
• Supports programs that involve
municipalities in addressing
foreclosures.
• Supports the creation of an adequately
financed statewide housing trust fund.
• Opposes state preemption of local
authority to adopt and enforce
ordinances that regulate use of public
spaces.
11
INITIATIVE REFORM
The League:
Supports efforts to maintain the state
constitution as a basic framework for
government rather than as an embodiment
of statutory law, while maintaining the
citizen lawmaking process, by supporting
additional protections for statutory law
made by citizen initiative.
LIMITED GAMING
Recognizing the important role that gaming
plays in the economies of Colorado’s
gaming towns and cities, and surrounding
communities, the League:
• Supports Colorado’s limited gaming
framework as written in the Colorado
Constitution.
• Supports preservation of the limited
gaming fund which distributes portions
of the proceeds of tax collected to the
state historical fund and gaming cities
and towns.
• Supports preservation of the local
government limited gaming impact
fund which provides grants to local
communities for gaming impacts.
LOTTERY
The League supports preserving all lottery
proceeds for park, recreation, open space,
and wildlife purposes pursuant to the Great
Outdoors Colorado program adopted by
Colorado voters.
MARIJUANA AND HEMP
Per the language of Amendment 64, the
League:
• Supports maximum local control for
municipal regulation and licensing of
cultivation facilities, product
manufacturing facilities, testing facilities,
and retail stores.
• Supports local option to prohibit
cultivation facilities, product
manufacturing facilities, testing facilities,
and retail stores.
Additionally, the League:
• Supports maximum local control for
municipal regulation and licensing
of hemp cultivation, both indoor and
outdoor; manufacturing; testing;
extraction; and retail stores.
• Supports maximum local control to
enforce local ordinances on both
marijuana and hemp.
MUNICIPAL COURT
OPERATIONS
The League supports the authority of
home rule municipalities to provide,
regulate, conduct and control municipal
courts as stated in Art. XX of the Colorado
Constitution. Specifically, the League:
• Supports state funding for municipal
specialty courts and restorative
justice programs to deliver necessary
resources and reduce recidivism.
• Opposes imposition of state
surcharges on municipal court fines for
the purpose of funding state programs.
• Opposes limitations on the authority
of municipalities to enforce their own
ordinances in municipal courts.
MUNICIPAL DEVELOPMENT
AND LAND USE
The League supports local control and
determination of local land use issues.
In general, the League supports state
laws and policies that encourage new
residential, commercial and industrial
development to occur within existing
municipalities and that discourage the
sprawl of urban, suburban or exurban
development into rural and unincorporated
areas of the state. In addition, the League
specifically:
• Supports prohibition of the incorporation
of new cities and towns adjacent
12
to, or within the service areas of,
existing municipalities.
• Supports increased municipal and,
within unincorporated areas, county
controls over the formation of special
districts, placing additional limitations on
the powers exercised by such districts
and, where practicable, providing
for the dissolution or phasing out of
special districts.
• Supports appropriate efforts to
permit application and enforcement
of municipal ordinances, such as
building codes, fire codes, subdivision
regulations and zoning ordinances, to
buildings and improvements proposed
to be constructed by government
entities.
• Supports municipal discretion
concerning the imposition of
development fees and requirements.
• Supports municipal discretion to adopt,
update, and enforce local building
codes, including those that meet or
exceed state standard.
• Supports the clear authority of
municipalities to collect an impact fee for
schools.
• Supports financial and technical
assistance to municipal governments in
the areas of planning and land use.
• Supports municipalities, when
appropriate, in utilizing sub-local
governments (neighborhood,
nonprofit, and civic organizations
and homeowners’ associations) in
developing and implementing solutions
to specific localized issues.
• Encourages measures that promote
intergovernmental cooperation on land
use issues.
• Encourages coordination of land use
and transportation planning.
• Encourages municipalities when using
tax increment financing to promote
communication and intergovernmental
cooperation with affected local
governments.
• Opposes efforts to restrict municipal
annexation authority.
• Opposes delegation of municipal
land use authority to state agencies
or preemption of municipal land use
controls.
• Opposes federal or state restrictions,
beyond those constitutional restrictions
that have been defined by recent
Supreme Court decisions, on the ability
of federal, state or local governments to
regulate private property or to exercise
the power of condemnation for the
benefit of public health, safety and
welfare.
• Opposes unreasonable restrictions on
urban renewal authorities and downtown
development authorities.
• Opposes federal or state preemption
of municipal land use with the wildland
urban interface.
NATURAL DISASTERS
The League:
• Supports specific modifications to the
Taxpayer’s Bill of Rights (TABOR) to
better define an “emergency,” specify
the amount of time for repayment of any
TABOR reserve dollars spent, and to
create clarity to ensure state financial
assistance can be used specifically
for recovery without violating TABOR
revenue and spending limitations.
• Supports state financial support to
assist local governments with disaster
mitigation, response, and recovery in
their communities.
• Supports legislation that reduces
systemwide underinsurance and
improves the transparency of the
coverage gap that a private property
owner has with their existing policy.
13
• Supports eliminating the practice of
insurance companies requiring contents
itemization in total losses to receive the
contents coverage stated in a policy.
• Supports regulating the loss ratio for
property and casualty insurance so that
premiums paid go to cover losses and do
not become excessive.
• Supports exploration of reinsurance for
disaster impacts and supports legislation
to address insurance availability to
ensure community members have
access to insurance.
• Supports exploration of public insurance
to address availability.
POLICE, FIRE AND OTHER
PENSION AND EMPLOYEE
BENEFITS
The League:
• Supports equitable levels of state
funding for volunteer firefighters’
pensions.
• Opposes mandates that increase the
cost of or create inequities among
municipal employee pension, workers’
compensation, or other employee
benefits.
• Opposes mandated Social Security
or Medicare coverage for public
employees, mandated benefit levels
or funding standards for municipal
employee pension plans, or other
unreasonable burdens or restrictions in
connection with the administration of
municipal employee benefit plans.
• Opposes mandated “Police Officers
Bill of Rights” interfering with the
management and budget prerogatives
of local governments.
POSTAL SERVICE
The League supports legislation and
administrative action by the United States
Postal Service requiring use of mailing
addresses and ZIP codes that reflect the
corporate boundaries of cities and towns
in order to eliminate confusion among
citizens and businesses and to reinforce
community identities.
PRIVATIZATION
The League supports the use of private-
sector businesses to provide public
services when determined by municipal
officials to be in the public interest.
PUBLIC EMPLOYMENT
The League opposes efforts to interfere
with a municipality’s ability to determine
the terms and conditions of municipal
employment.
PUBLIC LIABILITY
Because of the financial burdens caused
by the increasing number of lawsuits
against municipalities and their officers
and employees, the deterrent that litigation
presents to continued service by public
officials and the need to assure that
municipal liability does not impair the
provision of necessary services to the
public, the League:
• Supports the availability of public
liability insurance at reasonable costs
and the ability of municipalities to
reduce such costs through selfinsurance
or other reasonable means.
• Supports reasonable federal limitations
on and reduction in the liability for
monetary damages payable by public
entities, public employees, and elected
officials in suits brought under federal
laws.
• Supports limitations on the liability of
municipalities and their officers and
employees.
• Opposes efforts to expand the liability of
public entities and public employees.
14
PURCHASING
The League supports the authority of
municipal officials to determine local
purchasing and contracting procedures.
RECORDS
The League:
• Supports transparent record-keeping
practices and the right of municipal
governments to keep, maintain their own
records.
• Opposes undue burdens placed
upon municipalities to report or
provide municipal records to the public,
state, or federal government.
• Supports the authority of municipalities
to charge research and retrieval fees for
open records requests.
REGULATION OF
NICOTINE PRODUCTS
The League:
• Supports the greatest amount of local
control possible for the regulation of
nicotine products.
SUBSTANCE ABUSE
The League supports state funding for
local treatment, prevention, diversion,and
recovery programs to address impacts of
the substance abuse, mental health, and
opioid epidemic in Colorado.
SUSTAINABILITY
The League:
• Supports the concept of sustainability
and sustainable solutions that meet the
needs of the present population without
compromising the ability of future
generations to meet their needs.
• Opposes state preemption of local
government authority to adopt
environmental ordinances that are more
protective than state standards.
• Supports state and local partnerships
and resources to improve waste
diversion and recycling programs across
the state in a manner that respects local
control.
TELECOMMUNICATIONS
The League:
• Supports the retention of municipal
regulatory authority over cable television
systems.
• Supports affordable access by all
municipalities to redundant high speed
broadband, telecommunication and
information services.
• Supports options to level the playing
field for smaller broadband and
telecommunications providers to
compete throughout Colorado.
• Supports federal and state resources
for the development of broadband
infrastructure in unserved and
underserved areas and enhanced
service in all service areas.
• Opposes federal or state restrictions on
local control of municipal rights-of-way.
• Opposes federal or state restrictions on
the authority of local governments to
develop or acquire their own broadband
or telecommunications infrastructure.
• Opposes federal or state restrictions
on municipal franchising, regulatory
and taxing authority over
telecommunications systems.
TRANSPORTATION
The League:
• Supports a comprehensive statewide
solution that solves Colorado’s long-
term transportation challenges
at every level government and
provides a sustainable revenue
source that meets the needs of Colorado
citizens today as well as future
generations , including funding to assist
local governments to improve air quality.
15
• Supports increased funds to finance
pressing surface transportation needs
as long as an equitable portion of new
revenues is returned to cities and towns.
• Supports state Department of
Transportation assumption of street
lighting and general maintenance costs
on state highways within municipalities.
• Opposes additional “off-the-
top” diversions from the Highway Users
Tax Fund.
• Supports clarification that federal
railroad laws do not preempt local
governmental authority to protect the
safety and environment of citizens.
• Supports preservation of the federal
funding guarantees for transportation
and proportional allocation of all federal
transportation taxes and funds for their
intended transportation purposes.
• Supports efforts to improve commercial
and general aviation throughout
Colorado.
• Supports close cooperation among
Colorado Department of Transportation,
counties, municipalities and interested
stakeholders in improving Colorado’s
multi-modal transportation system.
• Supports legislation that enables and
encourages autonomous vehicles
that are clean-fueled and safe, while
preserving local control over regulation
and local implementation.
• Encourages a balanced state
transportation policy that addresses the
need to maintain and expand alternative
transportation modes and public
infrastructure adjoining roadways and
rights-of-way, and demand management
options to improve Colorado’s
transportation system by supporting:
» Close cooperation among Colorado
Department of Transportation,
counties, municipalities and
interested stakeholders in improving
Colorado’s multi-modal
transportation system;
» Preservation of the constitutional
requirement that highway user
revenues be used for the
construction, maintenance and
supervision of the public highways
of the state, comprising all modes
including, but not limited to, facilities
for air, transit, bicycle, and
pedestrian travel, and;
» Greater flexibility and increased
revenues for multi-modal
transportation systems.
» Fair and equitable funding for the
development and implementation of
electric vehicle infrastructure across
the state.
WATER
In addressing statewide water concerns,
the League:
• Supports water policies that protect
Colorado water resources.
• Supports the constitutional doctrine of
prior appropriation and the constitutional
priority given to domestic water use.
• Supports the inventorying and
protection by municipalities of their
water rights.
• Supports appropriate water
conservation efforts and sustainable
water resource management practices
by all users.
• Supports efforts to increase knowledge
of water-related issues of concern
around the state to municipalities.
• Supports participation in statewide
discussions of water use and
distribution.
• Supports appropriate coordination of
municipal water use with other uses
including agriculture, mineral resource
development, energy development,
recreation, and open space.
16
• Supports federal and state financial
aid programs assisting municipalities,
including recognition of the special
needs of smaller municipalities, with the
construction and improvement of water
systems to protect water quality and to
comply with federal and state mandates.
• Supports continued federal and state
funding for wastewater treatment and
drinking water facilities to reduce local
costs and expedite construction of
necessary treatment and collection
facilities.
• Supports stakeholder input and
involvement in developing laws and
regulations related to water and
wastewater issues.
• Encourages on-going communication
by federal land managers with affected
municipalities regarding the leasing of
federal lands that might impact local
land use and environmental policies
including, but not limited to, local
watershed ordinances.
• Supports continued and additional
funding for the Colorado Water Plan and
programs to implement its goals.
YOUTH
The League:
• Supports municipal and other efforts to
address youth issues and needs.
• Recognizes the influence that parents in
partnership with nonprofit and religious
organizations, local businesses and
other governmental jurisdictions have on
the development of youth.
• Encourages utilization by public schools
in cooperation with local governments
of League-published or other civics
curriculum to educate students in state
and local government.
17
Founded in 1923, CML is a nonprofit,
nonpartisan organization that represents
and serves Colorado’s cities and towns. Of
Colorado’s 272 Colorado cities and towns,
270 are members of CML, representing
more than 99% of the municipal population
in the state.
The Colorado Municipal League believes
that local problems are best resolved at
the local level of government and that
people are best served by a strong and
responsive local government.
The League’s core functions are advocacy,
information, and training.
ADVOCACY
CML represents the interests of Colorado
municipalities before the state and federal
governments and in the courts.
The League employs a team of legislative
and legal advocates to ensure that all
municipalities are well-represented in
the state capitol and that the interests of
cities and towns and their residents are
protected through participation in certain
appellate court cases. The work of state
agencies also is under the watchful eye of
CML, as are statewide ballot issues.
CMLAbout
18
INFORMATION
CML provides accessible information that
helps municipal officials and staff serve
their communities and residents. Each year,
CML staff respond to individual inquiries
with information, advice, and sample
documents. CML periodicals include
the award-winning quarterty magazine,
Colorado Municipalities; bi–weekly CML
Newsletter; and Statehouse Report, a
weekly report on legislation of municipal
interest that is sent while the General
Assembly is in session.
Publications produced by CML reflect
important technical and legal research on
a variety of issues impacting municipal
government.
The CML website, cml.org, and social
media presence, ensure that the most
up-to-date information is available to
our members. CML also produces short,
informative videos on topics important to
municipal officials; visit the CML website
to view.
TRAINING
Each year, CML offers dynamic events and
workshops to support your continuing
education and training on such topics as
leadership, council collaboration, municipal
finance, land use and planning, personnel
issues, telecommunications, legislative
issues, strategic planning, and more.
MUNIversity recognizes the efforts of
officials who go the extra mile to increase
their knowledge and their capacity to lead.
Since 1991, hundreds of municipal elected
officials have participated in this highly
successful program.
MUNIversity is based on interactive,
affordable, capacity-building learning
opportunities that promote a better
understanding of municipal government
and provide the tools to be a more
effective community leader. The program
is simple:
• Any municipal elected official may
participate. This includes mayors,
councilmembers, and trustees.
• There is no cost for enrolling.
• There are no required courses. You
select the credited training that fits your
specific needs from CML workshops and
conferences.
For more information about this program
and other CML services, contact the
CML office in Denver at 303-831-6411 /
866-578-0936.
19
Municipal members
270
City/town manager/
administrator180
Mayors, council
members and trustees1,561
Residents who livein cities/towns2
4,284,908
Largest municipality2
729,239
Denver
Coloradopopulation2
5,814,672
Statutory municipalities
Residents living in statutory municipalities2
167
284,835
Home rule municipalities
Residents living in homerule municipalities2
105
3,998,963
Territorial charter towns
Residents in territorial
charter town2
1
1,202
Smallest municipality2
17
Lakeside
Taxes
Municipalities witha local sales tax 224
Municipalities that self-collect tax70
Highest tax rate3
7.0%Lowest tax rate3
1.0%
Assessed valuation of property in municipalities2
$90B
debt and obligationquestions passed1
321 of 461revenue retentionquestions passed2
503 of 581 municipal tax or tax rate questions passed2
1Since 1993
712 of 1158
Total Colorado property tax assessment2
66.4%
1 Information may have changed since time of publication, 2 Colorado Department of Local Aff airs, 3 Colorado Department of Revenue.
The numbers tell a story of resiliency,
adaptation, and dedication to providing
continued service to CML members and
they to their citizens and businesses.
BY THE NUMBERS1
Colorado’s municipalities
20
Empowered cities and towns,
united for a strong Colorado
1144 Sherman St. • Denver, CO • 80203
303 831 6411 / 866 578 0936
www.cml.org
Item No. 2
Memorandum
TO: Mayor and City Council THROUGH: Corey Hoffmann, Legal Counsel RWR
Patrick Goff, City Manager FROM: Steve Art, Renewal Wheat Ridge Executive Director
DATE: March 18, 2024 SUBJECT: Lutheran Legacy Campus and Carr Street Urban Renewal Plans
ISSUE: Consideration of two resolutions adopting new urban renewal plan areas for the Lutheran Legacy Campus and the industrial area west of Wadsworth at I-70 to Garrison Street (Carr Street Plan).
PRIOR ACTION: On October 25, 2021 City Council adopted the Lutheran Legacy Campus Master Plan. On August 1, 2022 Council provided consensus to move forward with the formation documents
required to form both plan areas. On February 15, 2024 City’s Planning Commission made a recommendation that both plans conform to the City’s Comprehensive Plan via Resolutions No. 1 and No. 2 of 2024. BACKGROUND: Renewal Wheat Ridge (RWR) was formed in 1987 with the adoption of resolutions forming the Wadsworth Town Center Urban Renewal Plan. Since then, five additional plan areas have been formed while the original Wadsworth Town Center Plan expired when its 25-year tax increment financing (TIF) clock expired. The most recent plan area,
West End 38 was formed in 2015. RWR, working though City Council priorities have been intimately involved in activities such as the expansion of Wheat Ridge Cyclery, the development of Perrin’s Row, Corners at Wheat Ridge, Town Center North, West End 38, the Parallel Apartments,
Clear Creek Crossing, Walmart Re-use, environmental remediation of 38th and Yukon Court and many other improvements remediating blighting conditions in Wheat Ridge. RWR Board of Commissioners have initiated the process to form new plan areas which encompasses the 90+ acre Lutheran Legacy Campus and the Carr Street area.
Lutheran Legacy Campus: In 2021, Council adopted a Lutheran Legacy Campus Master Plan regarding the future potential sale and development of the entire 90 acre parcel. As most of the campus is vacant, the property met the requirements to form a
Study Session Memo – New URA Plan Areas March 18, 2024 Page 2
2
new Plan thus providing Wheat Ridge with additional tools in its “tool chest” to help drive development meeting the City’s desires and goals, and remediating blight. Carr Street: The area identified in the Carr Street area include some of the most heavily blighted areas of the community. Due to the predominance of the area being in a portion of the community that is not seen by most residents, this area has fallen in disrepair over the past decades. The portion of this plan area along 44th Avenue is not heavily blighted but may experience redevelopment in the next 25 years. The proposed Carr Street plan
area terminates at Garrison Street. The reasoning to terminate this plan area at Garrison relates to an adopted 44th Avenue Subarea Plan which addresses a future plan area for the remainder of 44th Avenue. PLAN FORMATION REQUIREMENTS:
RWR entered into a services agreement with Economic & Planning Solutions (EPS) for the creation of required reports to form new plan areas. These documents include draft plans, blight surveys, and impact reports detailing the amount of TIF anticipated through the 25-year plan life for both plan areas. These documents are included as attachments to this report for future adoption by City Council and have been forwarded to all the
required taxing entities for review and comment. The Plans identify the boundaries and identify elements such as conditions that must be present in order to determine blight and reference the survey as a document that details those blighting
conditions. The Plans address the purpose and vision which is to reduce, eliminate and prevent
the spread of blight and to stimulate and catalyze growth and investment within the area boundaries. The Plans address conformity to other City documents including the Comprehensive Plan.
The Plans address urban renewal undertakings and activities permitted which may include public
improvements and infrastructure; promote development and redevelopment; modify the Plan; provide relocation assistance; acquire property; clear, demolish and prepare improvements; and enter into agreements.
The Plans address financing mechanisms and methodology involved in activity financing. The
Plans allows RWR to use public financing to accomplish the above tasks. These include the issuance of bonds, notes or other obligations as defined in Urban Renewal Law. RWR may borrow funds and create indebtedness; enter into reimbursement agreements; and/or utilize federal or state grants, interest income, annual appropriation agreements, agreements with public
or private entities; and loans, advances and grants from any other available sources. The Plans
also provide for the use of TIF and the utilization of property and sales tax increment to accomplish this funding. The Plans identify 11 factors that determine blight and reiterates that at least one of the
conditions needs to be met in order for the Plan to be adopted by City Council. The Survey
provides a more detailed analysis of the blighting factors within the project areas and provides analysis of how and why the blighting factors are met to approve the Plans. The survey
Study Session Memo – New URA Plan Areas March 18, 2024 Page 3
3
identifies the following factors of blight in the Plan areas: 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. PLAN APPROVALS: Staff recommends bringing forward the Carr Street Plan for City Council approval in the next couple months. However, Staff recommends delaying approval of the Lutheran Legacy Campus Plan until the site is ready for redevelopment so a future developer has access to the full 25-year TIF. IMPLICATIONS: If new plan areas were to be created, the following implications would occur due to existing Colorado law:
• HB-15-1348 – This legislation was adopted in 2015 with an effective date of January 1, 2016, and the legislation changed Colorado’s urban renewal authority board composition and changed the plan approval process. If Wheat Ridge were to adopt a new plan area, the city would be required to perform the following:
o Add four new members to the board of commissioners to include one member of the JeffCo School Board, an appointee of the County Board of Commissioners, and one commissioner from the board member of a special district selected by agreement of the special districts levying a mill levy in the urban renewal area, and one member appointed by the Mayor
to keep an off number of commissioners.
• Additionally, RWR would be required to enter into negotiations with all the affected taxing entities. Under prior law, all of the property tax incremental revenues from the various taxing entities levying a mill levy in an urban renewal
area were paid into a special fund of the authority. The bill provides a process
for or new or modified plan approved on or after January 1, 2016, where the municipality and the other taxing entities levying a mill levy in an urban renewal area must meet and negotiate an agreement concerning the types and limits of tax revenues to be allocated. The agreement must address the estimated impacts of
the urban renewal plan on county or district services. There may be separate
agreements with each taxing entity or a joint agreement with multiple taxing entities. So an outcome of this negotiation process may be that less than all of the property tax incremental revenues from taxing entities will be deposited to the special fund of the authority.
CONSIDERATION: Council is asked to provide consensus to move forward with a formal presentation at a future Council meeting(s) to conduct a public hearing and adopt separate resolutions approving the two plans.
Study Session Memo – New URA Plan Areas March 18, 2024 Page 4
4
ATTACHMENTS: Lutheran Legacy Campus 1. Draft Plan
2. Conditions Report
3. Impact Report
Carr Street Plan 4. Draft Plan
5. Conditions Report
6. Impact Report
Draft Report
Lutheran Legacy Campus
Urban Renewal Plan
Prepared for:
Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge
and the City of Wheat Ridge
Prepared by:
Economic & Planning Systems, Inc.
October 25, 2023
EPS #223132
ATTACHMENT 1
Table of Contents
Introduction ............................................................................................. 1
Preface ........................................................................................................ 1
Blight Findings .............................................................................................. 1
Urban Renewal Area Boundaries ...................................................................... 1
Ownership ................................................................................................... 2
Zoning and Land Use ..................................................................................... 2
Definitions ............................................................................................... 4
Plan Purpose ............................................................................................ 6
Vision .......................................................................................................... 6
Blight Conditions ...................................................................................... 8
Plan Goals and Conformance .................................................................... 10
Plan Goals and Objectives ............................................................................ 10
Plan Conformance ....................................................................................... 10
Authorized Urban Renewal Undertakings and Activities ................................ 19
Project Financing .................................................................................... 23
Financing Powers ........................................................................................ 23
Tax Increment Financing District ................................................................... 24
Property Tax Increment Financing ................................................................. 24
Sales Tax Increment Financing ...................................................................... 26
Tax Increment Reimbursements .................................................................... 27
Severability and Reasonable Variations ...................................................... 28
Effective Date of the Plan ......................................................................... 29
List of Tables
Table 1. Parcels contained in the Plan Area ........................................................... 3
List of Figures
Figure 1. Lutheran Legacy Campus Urban Renewal Plan Area.................................... 2
Figure 2. Lutheran Legacy Campus Master Plan Zones ........................................... 15
Economic & Planning Systems, Inc.
223132-Draft Lutheran Legacy Campus URA Plan_10-25-2023 1
Introduction
Preface
This document, Lutheran Legacy Campus Urban Renewal Plan (“Plan” or the
“Urban Renewal Plan”) has been prepared for the City of Wheat Ridge, Colorado
(the “City”), a home rule municipality of the State of Colorado. The Plan will be
carried out by Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge
(the “Authority”), pursuant to the provisions of the Urban Renewal Law of the
State of Colorado, Part 1 of Article 25 of Title 31, Colorado Revised Statutes,
1973, as amended to date (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.
Blight Findings
Under the Act, an urban renewal area is a blighted area, as defined by the Act,
and has been designated as appropriate for an urban renewal project by the City
Council of the City (the “City Council”). In each urban renewal area, conditions of
blight must be present, and the City Council must find that the presence of those
conditions of blight substantially impair or arrest 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 for the Authority to exercise its powers.
The Project Lutheran Legacy Campus Existing Conditions Survey prepared by
Economic & Planning Systems (EPS) in August 2023 (“Conditions Survey”) was
provided to the Authority under separate cover and demonstrates that the Project
Lutheran Legacy Campus (“Study Area”), as defined in the Conditions Study, is
eligible to be declared a blighted area by the City Council under the Act. The
Conditions Survey identified and documented 6 of the 11 blight factors present in
the Study Area. A description of the blight factors and observations is presented
below in Section 4 of this report.
Urban Renewal Area Boundaries
The Lutheran Legacy Campus Urban Renewal Area (“URA” or “Plan Area”) is located
in the City of Wheat Ridge in Jefferson County. The Plan Area is comprised of 21
parcels on approximately 146 acres of land and adjacent right of way (ROW) along
West 38th Avenue, West 32nd Avenue, Dudley Street, Allison Street, and the Rocky
Mountain Ditch. The address of the Plan Area to which this Plan applies is generally
located at 8300 West 38th Avenue, illustrated below in Figure 1 and more
particularly described in Exhibit A attached hereto and made a part of hereof.
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Figure 1. Lutheran Legacy Campus Urban Renewal Plan Area
Ownership
The parcels located within the Plan Area are owned by the Sisters of Charity of
Leavenworth Health, Foothills Medical Building Company LLP, and the City and
County of Denver.
Zoning and Land Use
The parcels within the Plan Area are currently used as a combination of hospital
and medical offices, parking for these facilities, vacant land, and water elements
including an irrigation ditch and some ponds that function as landscape features,
as shown in Table 1. The improvements in the Plan Area include the hospital with
approximately 675,100 square feet and various medical office buildings with a
total of approximately 147,000 square feet.
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Most of the Plan Area is currently zoned Planned Hospital Development (PHD)
except for the medical office building at the northwest corner of the Plan Area
(parcel 39-271-01-004), which is zoned Planned Commercial District (PCD) and
parcels along the western edge of the Plan Area that are zoned Residential-One
(R-1) (parcel 39-271-01-005) and Residential-Two (R-2) (parcel 39-271-12-
001).PHD and PCD designated areas have property specific zoning and their own
list of permitted uses and development standards that apply to the specific
property. R-1 and R-2 zoning districts typically provide high quality, safe, quiet,
and stable low- to moderate-density residential neighborhoods, and prohibit
activities of any nature that are incompatible with the residential character.
Table 1. Parcels contained in the Plan Area
Since the relocation of the hospital was not anticipated, the land uses proposed in
the Plan Area do not align with current zoning classifications. However, in 2021,
the City adopted the Lutheran Legacy Campus Master Plan that charts the path
for redevelopment and recommends amendments to the zoning, as well as
Envision Wheat Ridge and the City Charter in order to facilitate redevelopment of
the campus.
Land Bldg.
#Parcel Land Use Acres Sq. Ft.Land Improv. Total
1 39-271-01-004 Medical Office 2.52 44,805 $635,663 $1,200,559 $1,836,222
2 39-262-00-021 Vacant 38.45 0 $499,822 $0 $499,822
3 39-262-00-045 Hospital 29.06 675,098 $377,761 $14,491,127 $14,868,888
4 39-262-00-041 Medical Office 0.40 46,454 $105,623 $1,612,303 $1,717,926
5 39-271-01-005 Vacant 0.01 0 $203 $0 $203
6 39-271-01-002 Vacant 3.34 0 $43,465 $0 $43,465
7 39-271-00-012 Parking 2.16 0 $136,431 $14,462 $150,893
8 39-262-00-011 Medical Office 0.40 46,454 $6,742 $102,913 $109,655939-262-00-012 Vacant 3.30 0 $448,134 $0 $448,134
10 39-262-00-021 Vacant 38.45 0 $499,822 $0 $499,822
11 39-271-00-043 Vacant 0.32 0 $64,477 $0 $64,477
12 39-271-12-001 Vacant 2.52 0 $32,750 $0 $32,750
13 39-262-00-040 Medical Office 14.27 8,676 $1,938,278 $249,105 $2,187,383
14 39-262-99-001 Vacant 1.26 0 $5,828 $0 $5,828
15 39-262-00-044 Vacant 2.02 0 $26,260 $0 $26,260
16 39-271-00-042 Exempt Vacant 1.91 0 $8,839 $0 $8,839
17 39-262-08-007 Vacant 1.99 0 $25,830 $0 $25,830
18 39-262-08-006 Medical Office 2.00 638 $12,641 $9,606 $22,247
19 WATER Vacant 0.54 0 $0 $0 $0
20 WATER Vacant 0.43 0 $0 $0 $0
21 WATER Vacant 0.57 0 $0 $0 $0
Total 145.91 822,125 $4,868,569 $17,680,075 $22,548,644
Source: Jefferson County Assessor; Economic & Planning Systems
Assessed Valuation
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Definitions
Terms used in this Plan are defined below and are representative of Urban Renewal
Law C.R.S. § 31-25-103.
• Act or Urban Renewal Law – Urban Renewal Law of the State of Colorado,
C.R.S. § 31-25-101 et seq.
• Available Property Tax Increment Revenues – all Property Tax Increment
Revenues available pursuant to the Tax Increment Financing provisions of the
Act not payable to taxing bodies pursuant to agreements, if any, with the
Authority or otherwise as provided in C.R.S. §31-25-107(9.5) of the Act. In
the event that an agreement is reached with a taxing body pursuant to C.R.S. §
31-25-107(9.5) of the Act after the effective date of Plan approval by the City
Council, the Property Tax Increment Revenues generated by said taxing body’s
mill levy shall become Available Property Tax Increment Revenues, and the
addition of such revenue shall not be a substantial modification to this Plan.
• Available Revenues – any and all revenues available to the Authority,
including, without limitation, Available Property Tax Increment Revenues, any
revenues available to the Authority from Districts, or any other source that
are available under this Plan or otherwise under the Act.
• Bonds – any bonds (including refunding bonds), notes, interim certificates or
receipts, temporary bonds, certificates of indebtedness, debentures, or other
obligations.
• District (or Districts) – for purposes of C.R.S. § 31-25-107(9) means a
metropolitan district which is a quasi-municipal corporation and political
subdivision of the State of Colorado organized under the Colorado Special
District Act, 32-1-101, et seq., C.R.S., as from time to time amended, or a
business improvement district which is a quasi-municipal corporation and
political subdivision of the State of Colorado organized under the Colorado
Business Improvement District Act, 31-25-1201, et seq., C.R.S., as from time
to time amended, or any successor District or Districts thereto as may be
approved by the City. Provided however, for purposes of C.R.S. § 31-25-104,
the term “District” shall be limited to metropolitan [or special] district which is
a quasi-municipal corporation and political subdivision of the State of Colorado
organized under the Colorado Special District Act, 32-1-101, et seq., C.R.S.
• Property Taxes – means, without limitation, all levies to be made on an ad
valorem basis by or for the benefit of any public body upon taxable real and
personal property in the Area.
• Property Tax Increment Revenues – the property tax revenues allocated to
the Authority pursuant to C.R.S. §31-25-107(9) of the Act and Section 7.0 of
this Plan.
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• Real property – lands, lands under water, structures, and any and all
easements, franchises, incorporeal hereditaments, and every estate and right
therein, legal and equitable, including terms for years and liens by way of
judgment, mortgage, or otherwise.
• Redevelopment/Development Agreement – one or more agreements
between the Authority and developer(s) and/or property owners or such other
individuals or entities as determined by the Authority to be essential to carry
out the objectives of this Plan.
• Slum area – an area in which there is a predominance of buildings or
improvements, whether residential or nonresidential, and which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for
ventilation, light, air, sanitation, or open spaces, high density of population
and overcrowding, or the existence of conditions which endanger life or
property by fire or other causes, or any combination of such factors, is
conducive to ill health, transmission of disease, infant mortality, juvenile
delinquency, or crime and is detrimental to the public health, safety, morals,
or welfare.
• Tax increment financing (TIF) – the tax allocation financing as described in
C.R.S. 31-25-107(9) of the Act as in effect on the date this Plan is approved
by City Council.
• Urban Renewal Authority or Authority – a corporate body organized
pursuant to the provisions of the Act for the purposes, with the powers, and
subject to the restrictions set forth in the Act.
• Urban Renewal Plan or Plan – a plan, as it exists from time to time, for an
urban renewal project, which plan conforms to a general or master plan for
the physical development of the municipality as a whole and which is
sufficiently complete to indicate such land acquisition, demolition and removal
of structures, redevelopment, improvements, and rehabilitation as may be
proposed to be carried out in the urban renewal area, zoning and planning
changes, if any, land uses, maximum densities, building requirements, and
the plan's relationship to definite local objectives respecting appropriate land
uses, improved traffic, public transportation, public utilities, recreational and
community facilities, and other public improvements.
• Urban Renewal Project – undertakings and activities for the elimination and
for the prevention of the development or spread of slums and blight and may
involve slum clearance and redevelopment, or rehabilitation, or conservation,
or any combination or part thereof, in accordance with an urban renewal plan.
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Plan Purpose
The purpose of this Plan is to reduce, eliminate, and prevent the spread of blight
within the Plan Area following the relocation of the hospital, through private
development. The Plan sets goals to achieve this through implementing established
objectives for the Area and assisting with the eligible costs of environmental
mitigation, redevelopment, promoting economic growth and private investment
through the tools available within the context of urban renewal tools, laws, and
guidelines, including, without limitation, tax increment financing (TIF).
Establishment of the Urban Renewal Area will take advantage of improving
conditions and the upcoming development cycle by focusing urban renewal efforts
in a small area for the duration in accordance with the mandates of the Act.
Vision
The vision of the Plan Area, as expressed in the Lutheran Legacy Campus Master
Plan, is to create a flexible mixed-use development in the center with medium to
higher density between North Lutheran Parkway and Lutheran Parkway West.
Mindful of low-density residential areas neighboring the campus, the Plan seeks to
create a buffer along the periphery of the site with a mix of lower density
residences and/or open space, integrated with bicycle and pedestrian pathways
that can connect residents to the center of the site. Further, the Plan aims to
preserve and repurpose viable existing assets including several medical office
buildings, a portion of the main existing hospital building, certain sites of historic
significance, and the campus’ highly valued open spaces, including the Rocky
Mountain Ditch that traverses the Plan Area from the southeast to northwest.
Lastly, the Plan encourages high urban design quality and sustainability integrated
into any potential future development.
The Plan Area is a brownfield redevelopment and an infill development using
space within the urban context rather than developing on the outside or edges of
the city, recognizing the unique opportunity that the relocation of the existing
medical campus offers. The Lutheran Legacy Campus Master Plan sets goals that
were informed by the community and a market study to guide future development
within the Plan Area. Based on the expectations of the Master Plan, the Urban
Renewal Plan aims to facilitate one of the two following scenarios:
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Scenario 1
The first scenario that the Plan can enable is a medium-density mixed-use
development in the center of the site between North Lutheran Parkway and
Lutheran Parkway West, with a combination of retail, office, employment, and
residential opportunities. The center of the site would accommodate community
amenities such as pocket parks, an amphitheater, and civic amenities, along with
office uses. It would promote retail uses along the eastern portion of 38th Avenue
and along the northern portion of North Lutheran Parkway.
The scenario will provide a diversity of housing options for both rent and ownership,
catering to an array of preferences, income levels, and households, distributed
across the site at varying densities – medium density towards the center of the
site (30 dwelling units per acre), and lower-density along the southern portions of
North Lutheran Parkway and Lutheran Parkway West (10 dwelling units per acre)
and along the edges of the site (8 dwelling units per acre).
Lastly, this scenario will incorporate active and passive open spaces along the
Rocky Mountain Ditch and the edges of the Plan Area that can become assets to
future residents of the campus and to the overall neighborhood.
Scenario 2
Within the second scenario, the Plan aims to create a higher density residential
development with flexible mixed-use development, comprising retail, office, and
employment opportunities similar to Scenario 1. Likewise, it will also create a
diverse set of housing options of higher density towards the center of the site (60
dwelling units per acre) and medium to lower density towards the edges of the
Plan Area with 25 dwelling units per acre along the Parkways and 8 dwelling units
per acre along the edges of the site.
Drawing from elements in the first scenario, Scenario 2 will also incorporate active
and passive open spaces along the Rocky Mountain Ditch and in the peripheral
zones of the Plan Area.
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Blight Conditions
Before an urban renewal plan can be adopted by the City Council, there must be a
determination that an area constitutes a blighted area. This determination
depends upon the presence of several physical, environmental, and social factors.
Blight is attributable to a range of conditions that, in combination, tend to
accelerate the phenomenon of deterioration of an area. The definition of a
blighted area is based upon the definition articulated in the Urban Renewal Law
(C.R.S. § 31-25-103) as follows:
“Blighted area” means an 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 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. 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
nonmarketable;
h. The existence of conditions that endanger life or property by fire and
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;
j. Environmental contamination of buildings or property;
k.5. The existence of health, safety, or welfare factors requiring high levels
of municipal services or substantial physical underutilization or
vacancy of sites, building, or other improvements; or
l. 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 one of the factors specified in paragraphs (a) to (k.5)
of this subsection (2), substantially impairs or arrests the sound
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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. For purposes
of this paragraph (l), the fact that an owner of an interest in such
property does not object to the inclusion of such property in the urban
renewal area does not mean that the owner has waived any rights of
such owner in connection with laws governing condemnation.
To use the powers of eminent domain, the definition of “blighted” is broadened to
require that five of the eleven blight factors must be present (C.R.S. § 31-25-
105.5(5)(a)):
(a) “Blighted area” shall have the same meaning as set forth in section 31-25-
103 (2); except that, for the purposes of this section only, “blighted area”
means an area that, in its present condition and use and, by reason of the
presence of at least five of the factors specified in section 31-25-103 (2)(a) to
(2)(l), 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.
The methodology used to prepare the Conditions Survey for the Plan Area
involved the following steps: (i) identify parcels to be included in the Plan Area;
(ii) gather information about the properties and infrastructure within the Plan
Area boundaries; (iii) evaluate evidence of blight through field reconnaissance;
and (iv) record observed and documented conditions listed as blight factors in
State Statute. Based on the parameters established by the State regarding the
determination of blight, this has been found to meet these conditions. The entire
Conditions Survey is provided under separate cover.
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Plan Goals and Conformance
Plan Goals and Objectives
The overall objective of this Plan is to remediate unfavorable existing conditions
and prevent further deterioration by implementation of the relevant provisions
contained in the following documents:
• Envision Wheat Ridge (City of Wheat Ridge Comprehensive Plan), 2009
• Lutheran Legacy Campus Master Plan, 2021
The Plan is intended to stimulate private sector development in the Plan Area with
a combination of private investment and Authority financing. The Plan has the
following objectives:
• Implement the Lutheran Legacy Campus Master Plan and Envision Wheat
Ridge
• Prevent and eliminate conditions of blight within the City of Wheat Ridge
• Encourage and provide incentives for private development
• Encourage the development of projects that would not otherwise be
considered financially feasible without the participation of Renewal Wheat
Ridge
• Enhance the current property tax revenue within the city and county with
development that will increase the assessed valuation
Plan Conformance
Urban Renewal Law
This Plan is in conformity with and subject to the applicable statutory
requirements of the Urban Renewal Law of the State of Colorado.
Envision Wheat Ridge
The City of Wheat Ridge last updated and adopted its Comprehensive Plan, known
as Envision Wheat Ridge, in 2009, which established the vision and direction for
the future of Wheat Ridge. Envision Wheat Ridge did not anticipate the relocation
of the hospital; therefore, its Structure Plan designates the Urban Renewal Area
as a public/institutional land use for primary employment and noted the site’s role
as a community and neighborhood anchor. The specific vision for this site has
evolved, given the hospital’s decision to leave this site (which caused the City to
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reconsider the long-term vision for the site and commission the Lutheran Legacy
Master Plan). In addition to the specific vision found in that plan, the
Comprehensive Plan speaks to the benefit of redevelopment, as noted in the
following sections below.
The redevelopment in this Plan supports five key values from Envision Wheat
Ridge and corresponding goals and policies. The following excerpts from Envision
Wheat Ridge highlight the linkage between Envision Wheat Ridge and this Plan
under these five key values. These are representative excerpts, and not an all-
inclusive list of relevant statements:
Key Value - Economy and Land Use
The motivation behind this key value is to create a resilient local economy based on a balanced mix of land uses. The value highlights the importance of prioritizing opportunities for local employment, commercial goods and services, and mixed-use activity centers to serve and balance the community’s residential foundations and ensuring long-term fiscal stability.
• Goal ELU 4 – Increase the diversity of land uses, ensuring that 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.
o Policy ELU 4.1 – Efficiently use limited land for development and
redevelopment by promoting higher-intensity development.
• Goal ELU 5 – Revitalize key redevelopment areas, targeting areas
with immediate redevelopment needs with efforts that support and
promote investment and quality design, projecting a positive image for
the community and enhancing the surrounding context.
o Policy ELU 5.2 – Require high quality urban design for all future
infill and redevelopment to ensure compatibility with surrounding
neighborhoods, and to improve overall appearance of the
community’s primary corridors and activity centers.
Key Value – Neighborhoods and Housing
By promoting vibrant neighborhoods and an array of housing options, this key value recognizes the importance of catering to new household types and residents who are looking for alternatives to the community’s large supply of single-family housing. It further elaborates on how new housing types will help satisfy current market demands, attract new households, provide housing options for
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residents to remain in the community as they age, and meet housing needs for new employers.
• Goal NH 2 – Increase the diversity of the community’s housing supply
to attract new household types and meet the changing needs of the
community’s residents.
o Policy NH 2.1 – Direct development of new housing types such as
townhomes, condos/lofts, and senior living units to meet market
demand.
Key Value – Community Character and Design
This value aims to enhance community character and accentuate quality design in new development and redevelopment, so as to accentuate the community’s character and attractiveness, and add a sense of place and appeal to the community’s unique places.
• Goal CC 2 – The City of Wheat Ridge will lead by example by
committing to quality, energy efficient buildings and facilities.
o Policy CC 2.1 – When updating existing facilities or constructing
new public facilities, the City of What Ridge will meet or exceed
established design and character requirements to set the tone for
future private development efforts.
• Goal CC 3 – Ensure quality design for development and
redevelopment.
o Policy CC 3.1 – Require new development and redevelopment to
exemplify high quality urban design to enhance the city’s character.
Key Value – Community Services
This key value highlights the importance of providing quality community amenities, services, and resources that sustain and enhance the community’s livability.
• Goal CS 2 – Continue to invest in parks, recreation, and open space.
o Policy CS 2.1 - Continue to maintain and enhance parks,
recreation, and open space offerings and facilities, while
periodically identifying future parkland needs.
• Goal CS 6 – Continue to support diverse arts and cultural amenities.
o Policy CS 6.1 – Continue to provide existing arts and cultural
offerings such as community concerts, public art, the historic park,
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and the Carnation Festival and seek opportunities to partner and
expand arts and cultural programs.
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Key Value – Sustainable Future
This key value aims to ensure a sustainable future, balancing the needs and quality of life of the community, with stewardship and respect for the natural environment and resources, and economic opportunities and benefits.
• Goal SF 1 – Establish and maintain a resilient and sustainable tax
base that will be able to support community services.
o Policy SF 1.2 – Create a diverse and broader revenue base by
facilitating the development of local and regional retail and
employment and encouraging local shopping and dining.
• Goal SF 2 – Protect and preserve natural assets including its scenic
and environmental asses, the urban tree canopy, and drainage ways.
o Policy SF 2.1 – Provide stewardship of unique and sensitive
natural resources and areas.
• Goal SF 4 – Maintain a healthy and active community and encourage
opportunities for lifelong activity and engagement.
o Policy SF 4.1 – Promote physical activity and increase
recreational opportunities, partly by developing pedestrian and
bicycle connections between neighborhoods and existing and
proposed community activity center and employment
opportunities.
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Lutheran Legacy Campus Master Plan
The Lutheran Legacy Master Plan is considered an amendment to the City’s
Comprehensive Plan and this Plan directly supports the overall themes in both
Envision Wheat Ridge and the Lutheran Legacy Master Plan. The following
recommendations from the Lutheran Legacy Master Plan are supported by
this Plan.
Detailed Recommendations and Considerations
The Master Plan, informed by the community’s vision, divides the campus into four zones, and lays out specific recommendations for the potential mix of uses, urban design and building form, and for multimodal connectivity.
Figure 2. Lutheran Legacy Campus Master Plan Zones
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Zone 1: West of Lutheran Parkway West
Given the proximity to the existing residential neighborhood west of Dudley
Street, Zone 1 will have fewer intensive uses and primarily consist of lower
density residential units that are compatible with the surrounding single-family
homes. The existing medical offices on the corner of 38th and Dudley will be
preserved, and open space will be integrated into the site providing connectivity
to other zones that provide more uses. With Lower Density Residential being
the primary development type of the zone, single family homes, duplexes,
triplexes, and other attached products will be constructed and building form
should be compatible with the surrounding regardless of housing type.
Walkability and connectivity to other zones and existing neighborhoods should
be prioritized. With more intensive uses located in other zones, the site will
offer safe bike and pedestrian routes so residents will not have to use vehicles
to access amenities. This zone will act as a buffer between existing
neighborhoods and dense development in the center of the site.
Zone 2: Between Lutheran Parkway West and North Lutheran
Parkway, generally north of the Rocky Mountain Ditch.
This zone can provide a mix of uses including community destinations,
employment opportunities, and a diversity of housing. A distinguishing
element of this zone would be the retail along 38th Avenue and the northern
most section of North Lutheran Parkway. With denser, multifamily housing,
office, civic uses, and retail concentrated in this space, a dynamic and vibrant
public realm will be key to allow for an engaging experience. Buildings should
be designed to maximize public access and circulation for pedestrians. Retail
with an engaging ground floor and streetscaping will be key to encouraging
street traffic. Some strategic retail will be a key component for delivering
additional community needs and amenities, particularly creating a walkable,
main street environment. Access to the Rocky Mountain Ditch will be another
key amenity to this zone. The concentration of civic uses also provides the
opportunity to integrate facilities such as amphitheaters, libraries, and plazas
for residents and visitors to enjoy. The Chapel and Blue House should be
targeted for preservation, rehabilitation, or restoration, assuming that other
adjacent development can offset the reduced return on the investment.
Zone 3: Between Lutheran Parkway West and North Lutheran
Parkway, generally south of the Rocky Mountain Ditch
This zone accommodates the greatest diversity of development types
including community destinations, employment opportunities, and a diversity
of housing. With denser, multifamily housing, office, and civic uses
concentrated in this space, a dynamic and vibrant public realm will be key to
allow for an engaging experience for residents, workers, and visitors. The plan
calls for buildings that will maximize public access and circulation for
pedestrians and provide amenities that encourage people to linger and engage
with the space. Given the density of the zone, non-vehicular modes of
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transportation should be prioritized to minimize congestion on site. With
transit stops remaining on the edge of the Campus, safe and accessible bike
and pedestrian routes leading to this zone will be critical. The Rocky Mountain
Ditch will be a key amenity to this zone. A potential concentration of civic uses
provides opportunities to integrate facilities such as amphitheaters, libraries,
and plazas for residents and visitors to enjoy.
Zone 4: Eastern and southern edges of campus, generally east of
Lutheran Parkway North
Given the proximity to the existing residential neighborhood along Allison
Street, Zone 4 will have fewer intensive uses and primarily consist of the
Lower Density Residential development type, with dwelling units that are
compatible with the surrounding single-family homes. The existing hospice
center at the south end of zone will be preserved, and open space will be
integrated into the site providing connectivity to other zones that provide
more uses. There could also be retail along Lutheran Parkway and 38th
Avenue, and some office use at the current West Pines location. With lower
density residential being the primary use of the zone, single family homes,
duplexes, and triplexes, and other attached products will be constructed.
Walkability and connectivity to other zones and existing neighborhoods should
be prioritized. With more intensive uses located in other zones, the site will
offer safe bike and pedestrian routes so residents will not have to use vehicles
to access amenities. This zone will act as a buffer between existing
neighborhoods and denser development in the center of the site. Retail will be
a key component for delivering additional community needs and amenities,
particularly creating a walkable, main street environment.
Process moving forward – Evaluate creation of Urban Renewal Area
The Master Plan, in consideration of challenges around funding redevelopment and/or adaptive reuse of existing structures, updating and/or expanding utility and infrastructure systems, and enhancing the public realm, recommends the creation of an Urban Renewal Area.
• The City should evaluate the creation of an Urban Renewal Plan Area
(URPA), beginning with a Conditions Survey. The Wheat Ridge Urban
Renewal Authority, otherwise known as Renewal Wheat Ridge (RWR) is
committed to improving the visual aesthetics and environmental aspects
of the community, both concerns that have been noted in the engagement
process given the infrastructural implications of redevelopment and the
declining quality of the existing open space.
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Potential Funding Strategies and Financing Tools – Tax Increment Financing through Urban Renewal
The Master Plan recognizes that Tax Increment Financing (TIF) as a major tool that can be used to fund projects, and that creating it through an Urban Renewal Area for the campus authorizes the use of TIF for the removal of blight conditions.
• The URA can use TIF to pay for eligible redevelopment and public
improvement costs associated with the project. TIF redirects the
incremental property taxes from all taxing entities from a new
development within a defined URA to pay for eligible expenses including
extraordinary costs for remediation.
Development Standards and Procedures
All development within the Plan Area shall conform to the City’s Land Use Code
and any site-specific City zoning regulations and policies that might impact
properties in the Plan Area, all as in effect and as may be amended. However, as
authorized by the Urban Renewal Law, the Authority may arrange with the City
for the planning, replanning, zoning or rezoning of any part of the Plan Area as
needed in connection with the urban renewal project described in this Plan.
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Authorized Urban Renewal Undertakings
and Activities
The Act allows for a wide range of activities to be used in the implementation of
an urban renewal plan. The Authority is authorized to provide both financial
assistance and improvements in partnership with property owners and other
affected parties in order to accomplish the objectives stated herein. Public private
partnerships and other forms of cooperative development, including Cooperation
Agreements, will be essential to the Authority’s strategy for preventing the spread
of blight and eliminating existing blighting conditions. Without limitation,
undertakings and activities of the Authority in the furtherance of this Plan as
described as follows.
Undertakings and Activities to Remedy Blight
As described in Section 4 of this Plan, six qualifying conditions of blight were
identified in the Study Area of which this Urban Renewal Areas is a part.
Implementation of this Plan by providing urban renewal resources for public and
private improvements will remedy the conditions identified:
b. Predominance of defective or inadequate street layout
The Plan Area is large, at over 100 acres, and the private investment of
improved road conditions and incorporating bicycle and pedestrian
pathways throughout the site will create an improved pedestrian
environment.
c. Faulty lot layout in relation to size, adequacy, accessibility, or
usefulness
The development and improvement of the Plan Area as a whole will
provide internal vehicular access and connectivity.
d. Unsanitary or unsafe conditions
Private investments, onsite development, occupation, and operations will
eliminate vandalism/graffiti, presence of vagrants, and excessive litter.
Further, improved bicycle and pedestrian pathways will correct and
prevent cracked or uneven surfaces for pedestrians.
e. Deterioration of site or other improvements
The development of the Plan Area will turn an underutilized and neglected
property into a thriving mixed-use development with the necessary site
improvement.
Lutheran Legacy Campus Urban Renewal Plan
20
f. Unusual topography or inadequate public improvements or utilities
The unusual topography observed along the Rocky Mountain Ditch will
likely be preserved and improved by providing a walking trail or other
active and passive open space use to enhance natural features of the Plan
Area. Overall development of the site will also allow periodic maintenance
of deteriorated public improvements or utilities.
k.5. The existence of health, safety, or welfare factors requiring high levels
of municipal services or substantial physical underutilization or
vacancy of sites, building, or other improvements
The Plan Area is currently underdeveloped and following the relocation of
the hospital and associated offices, most of the Plan Area will become
vacant. Through private investment and support from the Authority, the
Plan Area will develop into a vibrant property and be fully utilized.
Project Development Plan
The primary goal of this Plan is to eliminate the current conditions of blight in the
Urban Renewal Area and prevent those conditions from reoccurring. The
contemplated redevelopment of the Area is for use as a mixed-use development;
provided however, the Authority is authorized to approve any uses for the Area
that eliminate blight and are consistent with the Comprehensive Plan, Master
Plan, and applicable zoning, including, without limitation, mixed use development,
including residential, hotel, commercial, retail, office, industrial, cultural, and
public uses.
Complete Public Improvements and Facilities
The Authority may undertake certain actions to make the Area more attractive for
private investment. The Authority may, or may cause others, including, without
limitation, one or more Districts to install, construct, and reconstruct any public
improvements, including, without limitation, parking facilities. The Authority may,
or may cause others to, demolish and clear buildings and existing improvements
for the purpose of promoting the objectives of the Plan and the Act. Additionally,
the Authority may, or may cause others to, install, construct and reconstruct any
other authorized improvements, including, without limitation, other authorized
undertakings or improvements for the purpose of promoting the objectives of this
Plan and the Act.
Economic & Planning Systems, Inc.
21
Plan Modification
The Authority may propose, and City Council may make, modifications to this Plan
as may be necessary; provided, however, any modification of the Plan shall (a)
comply with the provisions of the Act, including C.R.S. §31-25-107(7); (b) not
impair Available Revenues then-pledged by the Authority or the ability of the
Authority to pay any outstanding Bonds, including any reimbursement obligations
of the Authority; or (c) not impair the ability of the Authority or any party to any
then-existing agreement to fully perform their respective covenants and duties
under any such agreement. The Authority may, in specific cases, allow non-
substantive variations from the provisions of this Plan if it determines that a literal
enforcement or application of the provision would constitute an unreasonable
limitation beyond the intent and purpose stated herein.
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 as necessary to comply with applicable provisions of the Act.
Demolition, Clear and Prepare Improvements
The Authority is authorized to demolish or cooperate with others to clear
buildings, structures, and other improvements within the Area in an effort to
advance projects deemed consistent with the vision stated herein. Such
demolition or site clearance is necessary to eliminate unhealthy, unsanitary, and
unsafe conditions; eliminate obsolete uses deemed detrimental to the public
welfare; remove and prevent the spread of blight; and facilitate redevelopment of
the Area by private enterprise.
Acquire and Dispose of Property
It is not expected that the Authority will be required to acquire property to carry
out the project. However, if the Authority determines such acquisition is necessary,
it is authorized to acquire any such property by negotiation or any other method,
including that the Authority is authorized to acquire property by eminent domain.
Properties acquired by the Authority by negotiation may be temporarily 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 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 transfer 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.
Lutheran Legacy Campus Urban Renewal Plan
22
Enter into Redevelopment/Development Agreements
The Authority may enter into Redevelopment/Development Agreements or other
contracts with developer(s) or property owners or other such individuals or entities
determined to be necessary to carry out the purposes of this Plan, including the
pledge by the Authority of Available Revenues to pay eligible costs pursuant to
the Act or any other applicable law. Further, such Redevelopment/Development
Agreements, or other contracts, may contain terms, provisions, activities, and
undertakings contemplated by this Plan and the Act. Any existing agreements
between the City and private parties that are consistent with this Plan are
intended to remain in full force and effect unless all parties to such agreements
agree otherwise.
Enter into Cooperation Agreements
The Authority is authorized to enter into such Cooperation Agreements as may be
required by the Act, including tax sharing agreements. The Authority may also
use the mediation and other provisions of the Act when necessary to provide
adequate financing to carry out this Plan. This paragraph shall not be construed to
require any particular form of cooperation.
Other Project Undertakings and Activities
Other project undertakings and activities deemed necessary by the Authority to
carry out the Plan may be undertaken and performed by the Authority or pursuant
to agreements with other parties or public bodies in accordance with the
authorization of the Act and any applicable law or laws.
Economic & Planning Systems, Inc.
23
Project Financing
Financing Powers
Except as hereafter specifically provided, the undertakings and activities of the
urban renewal project described in this Plan may be financed, in whole or in part,
by the Authority to the full extent authorized under the TIF provisions of C.R.S. §
31-25-107(9)(a) in the Urban Renewal Law, as amended, and with any other
available sources of revenues and means of financing authorized to be undertaken
by the Authority pursuant to the Urban Renewal Law and under any other
applicable law, which shall include, without limitation:
• The collection and use of revenues from property tax increment, sales tax
increment, interest income, federal loans or grants, agreements with public,
quasi-public, or private parties and entities, loans or advances from any other
available source, and any other available sources of revenue.
• The issuance of bonds and other indebtedness, including, without limitation,
notes or any other financing instruments or documents in amounts sufficient
to finance all or part of the Plan. The borrowing of funds and creation of other
indebtedness.
• The use of any and all financing methods legally available to the City, the
Authority, any private developer, redeveloper, or owner to finance in whole or
in part any and all costs, including without limitation the cost of public
improvements, described or anticipated in the Plan or in any manner related
or incidental to the development of the Plan Area. Such methods may be
combined to finance all or part of activities and undertakings throughout the
Plan Area.
• The principal, interest, any premiums and any other amounts legally due on or
in connection with any indebtedness or obligation of the Authority may be paid
from property tax increments, sales tax increments or any other funds,
revenues, assets or property legally available to the Authority.
This Plan contemplates, however, that the primary method of assisting with
financing eligible expenses in the Plan Area will be through the use of
revenues generated by Property Tax Increment and Sales Tax Increment. It is
the intent of the City Council in approving this Plan to authorize the use of TIF
by the Authority as part of its efforts to advance the vision, objectives, and
activities described herein.
Lutheran Legacy Campus Urban Renewal Plan
24
Tax Increment Financing District
Pursuant to the provisions of C.R.S. § 31-25-107(9) of the Urban Renewal Law, in
approving this Plan, the City Council hereby approves the Plan Area as a single tax
increment financing district with the same boundary as the Plan Area (the “TIF
District”). The boundaries of this TIF District shall therefore be as depicted in
Figure 1 and described on Exhibit A.
Property Tax Increment Financing
The Authority is specifically authorized to collect and expend property tax
increment revenue to the full extent authorized by the Urban Renewal Law and to
use that revenue for all purposes authorized under this Plan.
Property Tax Increment Limitations
The Authority shall establish a fund for the financing authorized under this Plan
that shall be funded with the property tax allocation authorized to the Authority
under the Urban Renewal Law in C.R.S. § 31-25-107(9). Under this method, the
property taxes of specifically designated public bodies, if any, levied after the
effective date of the approval of this Plan upon taxable property in the Plan Area
each year by or for the benefit of the designated public body must be divided for
a period not to exceed twenty-five (25) years after the effective date of the
adoption of the tax allocation provision, as follows:
Base Amount – That portion of the taxes that are produced by the levy at the
rate fixed each year by or for such public body upon the valuation for assessment
of taxable property in the Plan Area last certified prior to the effective date of
approval of the Plan or, as to an area later added to the Plan Area, the effective
date of the modification of the Plan, shall be paid into the funds of each such
public body as are all other taxes collected by or for said public body.
Increment Amount – That portion of said property taxes in excess of such base
amount must be allocated to and, when collected, paid into a special fund of the
Authority to pay the principal of, the interest on, and any premiums due in
connection with the bonds of, loans or advances to, or indebtedness incurred by,
whether funded, refunded, assumed, or otherwise, the Authority for financing or
refinancing, in whole or in part, a specific project. Any excess property tax
collections not allocated in this way must be paid into the funds of the
municipality or other taxing entity, as applicable.
Unless and until the total valuation for assessment of the taxable property in the
Plan Area exceeds the base valuation for assessment of the taxable property in
the Plan Area, all of the taxes levied upon the taxable property in the Plan Area
must be paid into the funds of the respective public bodies.
Economic & Planning Systems, Inc.
25
When such bonds, loans, advances, and indebtedness, if any, including interest
thereon and any premiums due in connection therewith, have been paid, all taxes
upon the taxable property in the Plan Area must be paid into the funds of the
respective public bodies, and all moneys remaining in the special fund that have
not previously been rebated and that originated as property tax increment
generated based on the mill levy of a taxing body, other than the City, within the
boundaries of the Plan Area must be repaid to each taxing body based on the pro
rata share of the prior year’s property tax increment attributable to each taxing
body’s current mill levy in which property taxes were divided. Any moneys
remaining in the special fund not generated by property tax increment are
excluded from any such repayment requirement. Notwithstanding any other
provision of law, revenues excluded by C.R.S. § 31-25-107(9)(a)(II) of the Act
are not intended to be included in Available Property Tax Increment Revenues.
Notwithstanding any other provision of law, any additional revenues the City,
county, special district, or school district receives either because the voters have
authorized the City, county, special district, or school district to retain and spend
said moneys pursuant to section 20(7)(d) of Article X of the Colorado Constitution
subsequent to the creation of this special fund or as a result of an increase in the
property tax mill levy approved by the voters of the City, county, special district,
or school district subsequent to the creation of the special fund, to the extent the
total mill levy of the City, county, special district, or school district exceeds the
respective mill levy in effect at the time of approval or substantial modification of
the Plan, are not included in the amount of the increment that is allocated to and,
when collected, paid into the special fund of the authority.
In calculating and making these payments, the County Treasurer may offset the
Authority’s pro rata portion of any property taxes that are paid to the Authority
under these terms and that are subsequently refunded to the taxpayer against
any subsequent payments due to the Authority for an urban renewal project. The
Authority shall make adequate provision for the return of overpayments in the
event that there are not sufficient property taxes due to the Authority to offset
the Authority’s pro rata portion of the refunds. The Authority may establish a
reserve fund for this purpose or enter into an intergovernmental agreement with
the municipal governing body in which the municipality assumes responsibility for
the return of the overpayments.
The portion of taxes collected may be irrevocably pledged by the Authority for the
payment of the principal of, the interest on, and any premiums due in connection
with such bonds, loans, advances, and indebtedness. This irrevocable pledge shall
not extend to any taxes that are placed in a reserve fund to be returned to the
county for refunds of overpayments by taxpayers or any reserve funds reserved
by the Authority for such purposes in accordance with C.R.S. § 31-25-
107(9)(a)(III) and (b). The Authority shall set aside and reserve a reasonable
amount as determined by the Authority of all incremental taxes paid to the
Authority for payment of expenses associated with administering the Plan.
Lutheran Legacy Campus Urban Renewal Plan
26
At the time of general reassessment of taxable property valuations in Jefferson
County, including all or part of the Plan Area subject to division of valuation for
assessment between base and increment, as provided above, the portions of
valuations for assessment to be allocated as provided above shall be
proportionately adjusted in accordance with such reassessment or change. Note
that at the time of this Plan adoption, such a general reassessment occurs every
two years, in the odd-numbered years.
Sales Tax Increment Financing
The urban renewal project under the Plan may also be financed by the Authority
under the sales tax allocation financing provisions of the Urban Renewal Law in
C.R.S. § 31-25-107(9). The Urban Renewal Law allows that upon the adoption or
amendment of an Urban Renewal Plan, sales taxes flowing to the city and/or
county may be “frozen” at their current level. The current level is established
based on the previous 12 months prior to the adoption of this Plan. Thereafter,
the jurisdiction can continue to receive this fixed sales tax revenue. The Authority
thereafter may receive all, or an agreed upon portion of the additional sales taxes
(the increment) that are generated above the base. The Authority may use these
incremental revenues to finance the issuance of bonds, reimburse developers for
public improvement costs, reimburse the city for public improvement costs, and
pay off financial obligations and other debts incurred in the administration of the
Plan. This increment is not an additional sales tax, but rather is a portion of the
established tax collected by the jurisdiction, and the sales tax increment resulting
from redevelopment efforts and activities contemplated in this Plan.
Sales Tax Increment Limitations
A fund for financing projects may be accrued and used by the Authority under the
tax allocation financing provisions of the Urban Renewal Law. Under this method,
municipal sales taxes collected within the Plan Area, by or for the benefit of the
designated public body must be divided for a period not to exceed twenty-five
(25) years after the effective date of the adoption of the tax allocation provision,
as follows:
Base Amount – That portion of sales taxes, not including any sales taxes for
remote sales as specified in C.R.S. § 39-26-104 (2), collected within the boundaries
of the Plan Area in the twelve-month period ending on the last day of the month
prior to the effective date of approval of the Plan, shall be paid into the funds of
each such public body as are all other taxes collected by or for said public body.
Increment Amount – All or any portion of said sales taxes in excess of such
base amount, must be allocated to and, when collected, paid into a special fund of
the Authority to pay the principal of, the interest on, and any premiums due in
connection with the bonds of, loans or advances to, or indebtedness incurred by,
Economic & Planning Systems, Inc.
27
whether funded, refunded, assumed, or otherwise, the Authority for financing or
refinancing, in whole or in part, a specific project. Any excess sales tax collections
not allocated in this way must be paid into the funds of the jurisdiction, as
applicable.
Unless and until the total sales tax collections in the Plan Area exceed the base
year sales tax collections in the Plan Area, all such sales tax collections must be
paid into the funds of the respective taxing entity.
The portion of taxes collected may be irrevocably pledged by the Authority for the
payment of the principal of, the interest on, and any premiums due in connection
with such bonds, loans, advances, and indebtedness. This irrevocable pledge shall
not extend to any taxes that are placed in a reserve fund to be returned to the
county for refunds of overpayments by taxpayers or any reserve funds reserved
by the Authority for such purposes in accordance with C.R.S. § 31-25-
107(9)(a)(III) and (b). The Authority shall set aside and reserve a reasonable
amount as determined by the Authority of all incremental taxes paid to the
Authority for payment of expenses associated with administering the Plan.
Tax Increment Reimbursements
Tax increment revenues may be used to reimburse the city and/or a developer for
costs incurred for improvements related to a project to pay the debt incurred by
the Authority with such entities for urban renewal activities and purposes. Tax
increment revenues may also be used to pay bonded indebtedness, financial
obligations, and debts of the Authority related to urban renewal activities under
this Plan.
Within the 12-month period prior to the effective date of the approval or
modification of the Plan requiring the allocation of moneys to the Authority as
outlined previously, the city, county, special district, or school district is entitled to
the reimbursement of any moneys that such city, county, special district, or
school district pays to, contributes to, or invests in the Authority for a project. The
reimbursement is to be paid from the special fund of the Authority.
Lutheran Legacy Campus Urban Renewal Plan
28
Severability and Reasonable Variations
The Authority shall have the ability to approve reasonable variations (as
determined by the Board) from the strict application of these Plan provisions, so
long as such variations reasonably accommodate the intent and purpose of this
Plan and the Urban Renewal Law. Plan provisions may be altered by market
conditions, redevelopment opportunities and/or the needs of the community
affected by the Plan.
If any portion of this Plan is held to be invalid or unenforceable, such invalidity
will not affect the remaining portions of the Plan.
Economic & Planning Systems, Inc.
29
Effective Date of the Plan
This Plan shall be effective upon its final approval by the City Council. Except as
otherwise permitted under the Urban Renewal Law, the term of the TIF period is
twenty-five (25) years from the effective date of the Plan, unless the Authority
deems, to the extent consistent with the terms in the applicable, agreements,
including, without, limitation, Redevelopment/ Development Agreements and
Cooperation Agreements, that all activities to accomplish the Project have been
completed and all debts incurred to finance such activities and all expenses of the
Authority have been repaid. In that event, the Authority may declare the Plan
fully implemented.
Matrix Design Group, Inc.
2435 Research Parkway, Suite 300
Colorado Springs, CO 80920
O 719.575.0100
F 719.575.0208
matrixdesigngroup.com
Anniston, AL | Atlanta, GA | Colorado Springs, CO | Denver, CO | Niceville, FL | Parsons, KS | Phoenix, AZ
Sacramento, CA | Tamuning, GUAM | Texarkana, TX | Washington, DC
LEGAL DESCRIPTION
TWO PARCELS OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 27 AND THE NORTHWEST QUARTER
OF SECTION 26, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF WHEATRIDGE,
COUNTY OF JEFFERSON, STATE OF COLORADO; MORE PARTICULARLY DESCRIBED AS FOLLOWS WITH BEARINGS
REFERENCED TO THE NORTHERLY RIGHT-OF-WAY LINE OF WEST 38TH AVENUE, SECTIONS 26 AND 27, TOWNSHIP 3
SOUTH, RANGE 69 WEST, IS ASSUMED TO BEAR NORTH 89°40'03" EAST;
PARCEL A
BEGINNING AT A POINT ON THE NORTHERLY RIGHT-OF WAY LINE OF WEST 38TH AVENUE;
THENCE NORTH 89°40'03" EAST, COINCIDENT WITH SAID NORTHERLY RIGHT-OF-WAY LINE, A DISTANCE OF
1,832.06 FEET;
THENCE SOUTH 12°53'32" EAST, A DISTANCE OF 61.26 FEET TO THE EXTERIOR OF THAT QUIT CLAIM DEED
RECORDED APRIL 84, 2022 IN SAID RECORDS UNDER RECEPTION NUMBER 2022031541;
THENCE COINCIDENT WITH SAID QUIT CLAIM DEED THE FOLLOWING (2) TWO COURSES;
1. SOUTH 00°31'59" EAST, A DISTANCE OF 1,266.87 FEET;
2. SOUTH 89°55'13" EAST, A DISTANCE OF 333.84 FEET;
THENCE COINCIDENT WITH THE EXTERIOR OF THE ROCKY MOUNTAIN WATER COMPANY DITCH, RECORDED APRIL
29, 2009 IN SAID RECORDS UNDER RECEPTION NUMBER 2009037470, THE FOLLOWING (15) FIFTEEN COURSES;
1. SOUTH 71°16'42" EAST, A DISTANCE OF 75.62 FEET;
2. SOUTH 67°16'19" EAST, A DISTANCE OF 522.18 FEET;
3. SOUTH 62°00'10" EAST, A DISTANCE OF 221.74 FEET;
4. SOUTH 52°15'27" EAST, A DISTANCE OF 171.75 FEET;
5. SOUTH 55°23'17" EAST, A DISTANCE OF 250.12 FEET;
6. SOUTH 55°25'27" EAST, A DISTANCE OF 146.95 FEET;
7. SOUTH 57°54'53" EAST, A DISTANCE OF 58.88 FEET;
8. SOUTH 60°29'59" EAST, A DISTANCE OF 64.43 FEET;
9. SOUTH 00°12'48" EAST, A DISTANCE OF 71.91 FEET;
10. NORTH 50°48'20" WEST, A DISTANCE OF 22.73 FEET;
11. NORTH 47°50'12" WEST, A DISTANCE OF 20.03 FEET;
12. NORTH 54°45'43" WEST, A DISTANCE OF 490.20 FEET;
13. SOUTH 00°17'10" EAST, A DISTANCE OF 26.25 FEET;
14. NORTH 49°02'09" WEST, A DISTANCE OF 274.69 FEET;
15. NORTH 66°19'10" WEST, A DISTANCE OF 590.21 FEET;
16. NORTH 74°15'03" WEST, A DISTANCE OF 145.70 FEET TO THE EXTERIOR OF SAID QUIT CLAIM DEED;
THENCE COINCIDENT WITH SAID QUIT CLAIM DEED THE FOLLOWING (9) NINE COURSES;
1. SOUTH 00°00'51" WEST, A DISTANCE OF 865.66 FEET;
2. NORTH 89°51'09" WEST, A DISTANCE OF 777.71 FEET;
3. NORTH 00°24'02" WEST, A DISTANCE OF 5.20 FEET;
4. THENCE NORTH 89°13'17" WEST, A DISTANCE OF 130.90 FEET;
LEGAL DESCRIPTION CONT…
R:\23.636.005 URA LEGAL - LUTHERAN LEGACY\400 SURVEY\400 CADD\405 LEGAL DESCRIPTIONS\LEGAL DESCRIPTION.DOCX
Page 2
5. THENCE SOUTH 00°01'31" EAST, A DISTANCE OF 418.08 FEET;
6. SOUTH 89°54'35" WEST, A DISTANCE OF 621.03 FEET;
7. NORTH 00°27'45" WEST, A DISTANCE OF 414.22 FEET;
8. SOUTH 88°57'17" WEST, A DISTANCE OF 194.78 FEET;
9. NORTH 00°04'23" WEST, A DISTANCE OF 3.42 FEET;
THENCE SOUTH 89°38'38" WEST, A DISTANCE OF 408.03 FEET TO THE WESTERLY RIGHT-OF-WAY LINE OF DUDLEY
STREET;
THENCE SOUTH 00°26'01" EAST, COINCIDENT WITH SAID WESTERLY RIGHT-OF-WAY LINE, A DISTANCE OF 475.09
FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF WEST 32ND AVENUE;
THENCE SOUTH 89°58'13" WEST, COINCINDENT WITH SAID SOUTHERLY RIGHT-OF-WAY LINE OF WEST 32ND
AVENUE, A DISTANCE OF 53.59 FEET;
THENCE NORTH 00°01'47" WEST, A DISTANCE OF 69.68 FEET TO THE WESTERLY RIGHT-OF-WAY LINE OF DUDLEY
STREET;
THENCE NORTH 00°03'19" WEST, A DISTANCE OF 2,640.56 FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREROM THE FOLLOWING DESCRIBED PARCEL
BEGINNING AT THE SOUTHEAST INTERSECTION OF SAID WEST 38TH AVENUE AND SAID DUDLEY STREET;
THENCE NORTH 88°57'45" EAST COINCIDENT WITH THE SOUTH RIGHT-OF-WAY LINE OF SAID WEST 38TH AVENUE,
A DISTANCE OF 142.49 FEET;
THENCE SOUTH 00°39'19" WEST, A DISTANCE OF 412.69 FEET;
THENCE NORTH 82°24'39" WEST, A DISTANCE OF 139.25 FEET TO THE EAST RIGHT-OF-WAY LINE OF SAID DUDLEY
STREET;
THENCE NORTH 00°02'31" EAST COINCIDENT SAID EAST RIGHT-OF-WAY LINE, A DISTANCE OF 391.70 FEET TO THE
POINT OF BEGINNING OF THE EXCEPTED PARCEL .
THE NET CALCULATED AREA OF PARCEL A CONTAINS 423,840 SQUARE FEET OR (108.95849 ACRES), MORE OR LESS,
AND IS DEPICTED ON THE ATTACHED GRAPHICAL EXHIBIT FOR REFERENCE.
PARCEL B
BEGINNING AT THE SOUTHEAST INTERSECTION OF SAID DUDLEY STREET AND WEST 32ND AVENUE;
THENCE NORTH 00°26'00" WEST, A DISTANCE OF 55.00 FEET TO THE NORTHEAST INTERSECTION OF SAID DUDLEY
STREET AND SAID WEST 32ND AVENUE;
THENCE COINCIDENT WITH THE EXTERIOR RIGHT-OF-WAY LINES OF SAID WEST 32ND AVENUE THE FOLLOWING (5)
FIVE COURSES:
1. NORTH 89°47'00" EAST, A DISTANCE OF 2,091.58 FEET;
2. NORTH 00°16'48" EAST, A DISTANCE OF 410.87 FEET;
3. SOUTH 89°51'09" EAST, A DISTANCE OF 38.85 FEET;
4. SOUTH 00°05'27" WEST, A DISTANCE OF 465.61 FEET;
5. SOUTH 89°47'00" WEST, A DISTANCE OF 2,131.29 FEET TO THE POINT OF BEGINNING.
LEGAL DESCRIPTION CONT…
R:\23.636.005 URA LEGAL - LUTHERAN LEGACY\400 SURVEY\400 CADD\405 LEGAL DESCRIPTIONS\LEGAL DESCRIPTION.DOCX
Page 3
THE ABOVE DESCRIPTION CONTAINS A CALCULATED AREA OF 133,469 SQUARE FEET OR (3.06401 ACRES), MORE
OR LESS, AND IS DEPICTED ON THE ATTACHED GRAPHICAL EXHIBIT FOR REFERENCE.
JERRY R. BESSIE, PLS 38576
PREPARED FOR AND ON BEHALF OF MATRIX DESIGN GROUP
2435 RESEARCH PARKWAY, SUITE 300
COLORADO SPRINGS, CO. 80920
12/21/2023
N.W. 1/4
S.W. 1/4S.W. 1/4
SECTION 26
T3 S, R69 W
N.E. 1/4
SECTION 27
T3 S, R69 W
POINT OF BEGINNING
PARCEL A
WEST 38TH AVENUE
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PREPARED BY:CHECKED BY:
SCALE:
DATE:SHEET: OF 6
EXHIBIT A
LAND DESCRIPTION
JRB
1"=500'
NOVEMBER 29, 2023
NET AREA PARCEL A: 423,840 SQUARE FEET (108.95849 ACRES), MORE OR LESS
PARCEL B: 13,469 SQUARE FEET (3.06401 ACRES), MORE OR LESS
4
PARCEL TABLE
PARCEL DESCRIPTION REC. NO.
A SPECIAL WARRANTY DEED 23910528
B LOT 1, FOOTHILLS MEDICAL CENTER FINAL PLAT 87042655
C QUIT CLAIM DEED 2022031541
D WARRANTY DEED 81042853
E QUIT CLAIM DEED 2022031541
F QUIT CLAIM DEED 2022031541
G QUIT CLAIM DEED 2022031541
H QUIT CLAIM DEED 2022031541
I QUIT CLAIM DEED 2022031541
J QUIT CLAIM DEED 2022031541
K QUIT CLAIM DEED 2022031541
L QUIT CLAIM DEED 2022031541
M QUIT CLAIM DEED 2022031541
N QUIT CLAIM DEED 2022031541
O QUIT CLAIM DEED 2022031541
P LUCOCK SUBDIVISION 52520515
Q QUIT CLAIM DEED 2022031541
R QUIT CLAIM DEED 2022031541
S EXEMPLA / LUTHERAN HOSPICE FINAL PLAT 2005024146
T EXEMPLA / LUTHERAN HOSPICE FINAL PLAT 2005024146
U BLOCK 17, LONGVIEW SUBDIVISION 41322356
V LOT 17, LONGVIEW SUBDIVISION 41322356
W LOT 18, LONGVIEW SUBDIVISION 41322356
X LOT 19, LONGVIEW SUBDIVISION 41322356
Y LOT 20, LONGVIEW SUBDIVISION 41322356
Z LOT 21, LONGVIEW SUBDIVISION 41322356
AA LOT 22, LONGVIEW SUBDIVISION 41322356
AB LOT 23, LONGVIEW SUBDIVISION 41322356
AC LOT 24, LONGVIEW SUBDIVISION 41322356
AD 35TH AVENUE ROW, LUTHERAN SUBDIVISION 81068093
AE STREET DEDICATION, LUTHERAN SUBDIVISION 81068093
AF LOT 1, LUTHERAN SUBDIVISION 81068093
AG LOT 2, LUTHERAN SUBDIVISION 81068093
AH LOT 3, LUTHERAN SUBDIVISION 81068093
AI LOT 4, LUTHERAN SUBDIVISION 81068093
AJ LOT 5, LUTHERAN SUBDIVISION 81068093
AK LOT 6, LUTHERAN SUBDIVISION 81068093
AL LOT 7, LUTHERAN SUBDIVISION 81068093
AM LOT 8, LUTHERAN SUBDIVISION 81068093
AN 35TH AVENUE ROW
AO ROCKY MOUNTAIN DITCH ROW 2009037470
AP ROCKY MOUNTAIN DITCH ROW 2009037470
AQ ROCKY MOUNTAIN DITCH ROW 2009037470
AR QUIT CLAIM DEED 2022031541
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PREPARED BY:CHECKED BY:
SCALE:
DATE:SHEET: OF 6
EXHIBIT A
LAND DESCRIPTION
JRB
1"=500'
NOVEMBER 29, 2023
NET AREA PARCEL A: 423,840 SQUARE FEET (108.95849 ACRES), MORE OR LESS
PARCEL B: 13,469 SQUARE FEET (3.06401 ACRES), MORE OR LESS
5
LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
L18
L19
L20
L21
L22
BEARING
N89°40'03"E
S12°53'32"E
S00°31'59"E
S89°55'13"E
S71°16'42"E
S67°16'19"E
S62°00'10"E
S52°15'27"E
S55°23'17"E
S55°25'27"E
S57°54'53"E
S60°29'59"E
S00°12'48"E
N50°48'20"W
N47°50'12"W
N54°45'43"W
S00°17'10"E
N49°02'09"W
N66°19'10"W
N74°15'03"W
S00°00'51"W
N89°51'09"W
DISTANCE
1832.06
61.26
1266.87
333.84
75.62
522.18
221.74
171.75
250.12
146.95
58.88
64.43
71.91
22.73
20.03
490.20
26.25
274.69
590.21
145.70
865.66
777.71
LINE TABLE
LINE #
L23
L24
L25
L26
L27
L28
L29
L30
L31
L32
L33
L34
L35
L36
L37
L38
L39
L40
L41
L42
L43
L44
BEARING
N00°24'02"W
N89°13'17"W
S00°01'31"E
S89°54'35"W
N00°27'45"W
S88°57'17"W
N00°04'23"W
S89°38'38"W
S00°26'01"E
S89°58'13"W
N00°01'47"W
N00°03'19"W
N88°57'45"E
S00°39'19"W
N82°24'39"W
N00°02'31"E
N00°26'00"W
N89°47'00"E
N00°16'48"E
S89°51'09"E
S00°05'27"W
S89°47'00"W
DISTANCE
5.20
130.90
418.08
621.03
414.22
194.78
3.42
408.03
475.09
53.59
69.68
2640.56
142.49
412.69
139.25
391.70
55.00
2091.58
410.87
38.85
465.61
2131.29
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PREPARED BY:CHECKED BY:
SCALE:
DATE:SHEET: OF 6
EXHIBIT A
LAND DESCRIPTION
JRB
1"=500'
NOVEMBER 29, 2023
NET AREA PARCEL A: 423,840 SQUARE FEET (108.95849 ACRES), MORE OR LESS
PARCEL B: 13,469 SQUARE FEET (3.06401 ACRES), MORE OR LESS
6
Final Report
Lutheran Legacy Campus Existing
Conditions Survey
Prepared for:
Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge
and the City of Wheat Ridge
Prepared by:
Economic & Planning Systems, Inc.
August 29, 2023
EPS #223132
ATTACHMENT 2
Table of Contents
1. Introduction ........................................................................................... 1
Purpose ....................................................................................................... 1
Colorado Urban Renewal Law .......................................................................... 1
Methodology ................................................................................................ 4
2. Study Area Analysis ................................................................................ 5
Study Area ................................................................................................... 5
Field Survey Approach ................................................................................... 8
Blight Factor Evaluation Criteria ...................................................................... 8
Results of Field Survey ................................................................................ 11
3. Conclusions .......................................................................................... 23
List of Tables
Table 1. Parcels Contained in the Study Area ........................................................ 5
Table 2. Blight Conditions in Study Area ............................................................. 11
List of Figures
Figure 1. Lutheran Legacy Campus Proposed Urban Renewal Boundary and Parcels ..... 6
Figure 2. Lutheran Medical Center ........................................................................ 7
Figure 3. Poor Provisions or Unsafe Conditions for Pedestrians ................................ 12
Figure 4. Poor Internal Vehicular or Pedestrian Circulation ...................................... 14
Figure 5. Poor Vehicular Access .......................................................................... 15
Figure 6. Cracked or Uneven Surfaces for Pedestrians ........................................... 16
Figure 7. Vandalism/Graffiti ............................................................................... 16
Figure 8. Excessive Litter .................................................................................. 17
Figure 9. Open Ditches/Trenches in Pedestrian Areas ............................................ 17
Figure 10. Neglected Properties or Evidence of Maintenance Deficiencies .................... 18
Figure 11. Deteriorated Signage or Lighting ........................................................... 18
Figure 12. Deteriorated On-site Parking Surfaces, Curb and Gutter, or Sidewalks ........ 19
Figure 13. Unpaved Parking Lot ........................................................................... 20
Figure 14. Deteriorated Lighting ........................................................................... 20
Figure 15. Deteriorated Pavement, Curbs, and Sidewalks ......................................... 21
Figure 16. Underdeveloped in a Generally Urbanized Area ........................................ 22
Economic & Planning Systems, Inc.
223132-Final Report_Lutheran Legacy Campus Existing Conditions Survey.docx 1
1. Introduction
In February 2023, Economic & Planning Systems (EPS), working with the City of
Wheat Ridge, conducted the following existing conditions survey (Survey) of the
proposed Wheat Ridge Urban Renewal Plan Area known as the Lutheran Legacy
Campus Urban Renewal Plan Area (Study Area). This proposed plan area is
located at 8300 W. 38th Avenue and consists of approximately 146 acres. The
Study Area is bound by West 32nd Avenue to the south, West 38th Avenue to the
north, Allison Street to the east, and Dudley Street to the west, as shown in
Figure 1 on page 6.
The proposed Urban Renewal Area captures the Lutheran Legacy Campus Master
Plan area and, if approved, will aide in supporting the redevelopment of the site
and enable needed public improvements to be constructed in the area.
Purpose
The primary purpose of this Survey is to determine whether the Study Area
qualifies as a “blighted area” within the meaning of Colorado Urban Renewal Law.
Secondly, this Survey will influence whether the Study Area should be
recommended to be established as an urban renewal plan area for such urban
renewal activities, as the City Council and Wheat Ridge Urban Renewal Authority
dba Renewal Wheat Ridge (URA) deem appropriate.
Colorado Urban Renewal Law
The requirements for the establishment of an urban renewal plan are outlined in
the Colorado Urban Renewal Law, Colorado Revised Statutes (C.R.S.) § 31‐25‐101
et seq. In order to establish an area for urban renewal, there are an array of
conditions that must be documented to establish a condition of blight. The
determination that constitutes a blighted area depends upon the presence of
several physical, environmental, and social factors. Blight is attributable to a
multiplicity of conditions which, in combination, tend to accelerate the
phenomenon of deterioration of an area and prevent new development from
occurring.
Lutheran Legacy Campus Existing Conditions Survey
2
Urban Renewal Law
Blight Factors (C.R.S. § 31-25-103)
“’Blighted area’ means an 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
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) 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 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;
(j) Environmental contamination of buildings or property;
(k.5) 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
(l) 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 one of the factors specified in paragraphs (a) to (k.5) of this subsection (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. For purposes of this paragraph (l), the fact that
an owner of an interest in such property does not object to the inclusion of such property in
the urban renewal area does not mean that the owner has waived any rights of such owner in
connection with laws governing condemnation.”
Use of Eminent Domain
In order for an Urban Renewal Authority to use the powers of eminent domain to acquire
properties, 5 of the 11 blight factors must be present (C.R.S. § 31‐25‐105.5(a)).
“’Blighted area’ shall have the same meaning as set forth in section 31‐25‐103 (2); except
that, for the purposes of this section only, “blighted area” means an area that, in its present
condition and use and, by reason of the presence of at least five of the factors specified in
section 31‐25‐103 (2)(a) to (2)(l), 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.”
Economic & Planning Systems, Inc.
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Urban Renewal Case Law
In addition to the State statute, several principles have been developed by
Colorado courts to guide the determination of whether an area constitutes a
blighted area under the Urban Renewal Law. The following parameters have
been established through case law for determining blight and the role of
judiciary review.
Tracy v. City of Boulder (Colo. Ct. App. 1981)
• Upheld the definition of blight presented in the Urban Renewal Law as a
broad condition encompassing not only those areas containing properties
so dilapidated as to justify condemnation as nuisances, but also envisioning
the prevention of deterioration. Therefore, the existence of widespread
nuisance violations and building condemnation is not required to designate
an area blighted.
• Additionally, the determination of blight is the responsibility of the
legislative body and a court’s role in review is to verify if the conclusion is
based upon factual evidence determined by the City Council at the time of
a public hearing to be consistent with the statutory definition.
Interstate Trust Building Co. v. Denver Urban Renewal Authority (Colo. 1970)
• Determined that blight assessment is not on a building-to-building basis
but is based on conditions observed throughout the plan area as a whole.
The presence of one well maintained building does not defeat a
determination that an area constitutes a blighted area.
Lutheran Legacy Campus Existing Conditions Survey
4
Methodology
This Survey was completed by EPS to inventory and establish the existing
conditions within the Study Area through data gathering and field observations of
physical conditions. The Study Area was defined by the URA to encompass the
proposed redevelopment of the Lutheran Medical Campus, which is comprised of
21 parcels located in Wheat Ridge, between West 32nd Avenue and West 38th
Avenue, and between Allison Street and Dudley Street. An inventory of parcels
within the Study Area was compiled using parcel data from the Jefferson County
Assessor, documenting parcel ownership, size, use, vacancy, and assessed value.
The field survey was conducted by EPS in February 2023. The 11 factors of blight
in the state statute were broken down into “conditions” - existing situations or
circumstances identified in the Study Area that may qualify as blight under each
of the 11 factors. The conditions documented in this report are submitted as
evidence to support a “finding of blight” according to Urban Renewal Law. Under
the Urban Renewal Law, the final determination of blight within the Study Area is
within the sole discretion of the Wheat Ridge City Council.
Economic & Planning Systems, Inc.
223132-Final Report_Lutheran Legacy Campus Existing Conditions Survey.docx 5
2. Study Area Analysis
Study Area
The proposed Lutheran Legacy Campus Urban Renewal Plan Area is comprised of
21 parcels on approximately 146 acres of land and adjacent right of way (ROW),
as shown in Table 1 and Figure 1. The Study Area is bound by West 32nd Avenue
to the south, West 38th Avenue to the north, Allison Street to the east, and Dudley
Street to the west. Parcels in the Study Area are owned by the Sisters of Charity
of Leavenworth Health, Foothills Medical Building Company LLP, and the City and
County of Denver.
The parcels within the Study Area are a combination of hospital and medical
offices, parking for these facilities, vacant land, and water, as shown below. The
improvements in the Study Area include the hospital with 675,100 square feet
and various medical office buildings with a total of 147,000 square feet. The
Study Area also includes adjacent right-of-way (ROW) along West 38th Avenue,
West 32nd Avenue, Dudley Street, Allison Street, and the Rocky Mountain Ditch.
Table 1. Parcels Contained in the Study Area
Land Bldg.
#Parcel Land Use Acres Sq. Ft.Land Improv.Total
1 39-271-01-004 Medical Office 2.52 44,805 $635,663 $1,200,559 $1,836,222
2 39-262-00-021 Vacant 38.45 0 $499,822 $0 $499,822
3 39-262-00-045 Hospital 29.06 675,098 $377,761 $14,491,127 $14,868,888
4 39-262-00-041 Medical Office 0.40 46,454 $105,623 $1,612,303 $1,717,926
5 39-271-01-005 Vacant 0.01 0 $203 $0 $203
6 39-271-01-002 Vacant 3.34 0 $43,465 $0 $43,465
7 39-271-00-012 Parking 2.16 0 $136,431 $14,462 $150,893
8 39-262-00-011 Medical Office 0.40 46,454 $6,742 $102,913 $109,655
9 39-262-00-012 Vacant 3.30 0 $448,134 $0 $448,134
10 39-262-00-021 Vacant 38.45 0 $499,822 $0 $499,822
11 39-271-00-043 Vacant 0.32 0 $64,477 $0 $64,477
12 39-271-12-001 Vacant 2.52 0 $32,750 $0 $32,750
13 39-262-00-040 Medical Office 14.27 8,676 $1,938,278 $249,105 $2,187,383
14 39-262-99-001 Vacant 1.26 0 $5,828 $0 $5,828
15 39-262-00-044 Vacant 2.02 0 $26,260 $0 $26,260
16 39-271-00-042 Exempt Vacant 1.91 0 $8,839 $0 $8,839
17 39-262-08-007 Vacant 1.99 0 $25,830 $0 $25,830
18 39-262-08-006 Medical Office 2.00 638 $12,641 $9,606 $22,247
19 WATER Vacant 0.54 0 $0 $0 $0
20 WATER Vacant 0.43 0 $0 $0 $0
21 WATER Vacant 0.57 0 $0 $0 $0
Total 145.91 822,125 $4,868,569 $17,680,075 $22,548,644
Source: Jefferson County Assessor; Economic & Planning Systems
Z:\Shared\Projects\DEN\223132-Wheat Ridge URA Lutheran Legacy Campus Plan Area\Data\[223132-Study Area Parcels.xlsx]T-Parcels (2)
Assessed Valuation
Lutheran Legacy Campus Existing Conditions Survey
6
Figure 1. Lutheran Legacy Campus Proposed Urban Renewal Boundary and Parcels
The Study Area currently includes the Lutheran Medical Center and supporting
medical offices, shown below in Figure 2. The site itself has history dating back
to 1905, when it was originally used as a tent colony for tuberculosis patients. As
the need for tuberculosis treatment decreased, the medical facility shifted towards
general medicine, and in 1961 Lutheran Medical Center was established. The
medical center is home to Intermountain Healthcare, which will be vacating the
site and relocating to a new campus at Clear Creek Crossing in 2024.
Economic & Planning Systems, Inc.
7
Figure 2. Lutheran Medical Center
Lutheran Legacy Campus Existing Conditions Survey
8
Field Survey Approach
The following assessment is based on a field survey conducted by EPS. The survey
team toured the Study Area, taking notes and photographs to document existing
conditions corresponding to the blight factor evaluation criteria detailed in the
following section.
Blight Factor Evaluation Criteria
This section details the conditions used to evaluate blight during the field survey.
The following conditions correspond with 6 of the 11 blight factors in the Urban
Renewal Law. Additional information on a number of these factors for which data
was available was also collected. The remaining blight factors cannot be visually
inspected and are dependent on other data sources. Given the prevalence of
physically observable conditions of blight, these remaining blight factors were not
investigated.
Street Layout
The following conditions evaluate the Urban Renewal Law blight factor “(b)
predominance of defective or inadequate street layout,” through assessment of the
safety, quality, and efficiency of street layouts, site access, and internal circulation.
Typical examples of conditions that portray this criterion include:
• Inadequate street or alley width / cross-section / geometry
• Poor provision of streets or unsafe conditions for vehicular traffic
• Poor provision of sidewalks/walkways or unsafe conditions for pedestrians
• Insufficient roadway capacity
• Inadequate emergency vehicle access
• Poor vehicular or pedestrian access to buildings or sites
• Excessive curb cuts / driveways along commercial blocks
• Poor internal vehicular or pedestrian circulation
Lot Layout
The following conditions evaluate the Urban Renewal Law blight factor “(c) Faulty
lot layout in relation to size, adequacy, accessibility, or usefulness.”
Typical examples of conditions that portray this criterion include:
• Faulty or inadequate lot shape or layout
• Poor vehicular access
• Lot size is deemed unusable
Economic & Planning Systems, Inc.
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Unsafe/Unsanitary
The following conditions establish evidence of Urban Renewal Law blight factor
“(d) unsanitary or unsafe conditions,” by evaluating visual conditions that indicate
the occurrence of activities that inhibit the safety and health of the area including,
but not limited to, excessive litter, unenclosed dumpsters, and vandalism.
Typical examples include:
• Floodplains or flood prone areas
• Inadequate storm drainage systems/evidence of standing water
• Poor fire protection facilities
• Above average incidences of public safety responses
• Inadequate sanitation or water systems
• Existence of contaminants or hazardous conditions or materials
• High or unusual crime statistics
• Open/unenclosed trash dumpsters
• Cracked or uneven surfaces for pedestrians
• Illegal dumping/excessive litter
• Vagrants/vandalism/graffiti/gang activity
• Open ditches, holes, or trenches in pedestrian areas
• Poorly lit or unlit areas
• Insufficient grading/steep slopes
• Unsafe or exposed electrical wire
Site Improvements
The following conditions evaluate the Urban Renewal Law blight factor “(e)
deterioration of site or other improvements,” by evidence of overall maintenance
deficiencies within the plan area including, deterioration, poorly maintained
landscaping, and overall neglect.
Examples of blighted site improvements include:
• Neglected properties or evidence of maintenance deficiencies
• Deteriorated signage or lighting
• Deteriorated fences, walls, or gates
• Deteriorated on-site parking surfaces, curb and gutter, or sidewalks
• Unpaved parking lot (commercial properties)
• Poor parking lot/driveway layout
• Poorly maintained landscaping/overgrown vegetation
Lutheran Legacy Campus Existing Conditions Survey
10
Infrastructure
The observation of the following infrastructure insufficiencies is evidence of Urban
Renewal Law blight factor “(f) unusual topography or inadequate public
improvements or utilities.”
Prototypical features of blight under this topic include:
• Deteriorated pavement, curb, sidewalks, lighting, or drainage
• Lack of pavement, curb, sidewalks, lighting, or drainage
• Presence of overhead utilities or billboards
• Inadequate fire protection facilities/hydrants
• Inadequate sanitation or water systems
• Unusual topography
Vacancy
The following conditions are evidence of Urban Renewal Law blight factor “(k) 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.” Various examples of features that fulfill this criterion
include:
• An undeveloped parcel in a generally urbanized area
• Disproportionately underdeveloped parcel
• Vacant structures
• Vacant units in multi-unit structures
Other Considerations
The remaining five blight factors specified in the Urban Renewal Law were not
investigated further due to sufficient evidence from the visual field survey
supporting a condition of blight in 6 of the 11 blight factors.
(a) Slum, deteriorated, or deteriorating structures;
(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.
(j) Environmental contamination of buildings or property,
Economic & Planning Systems, Inc.
11
Results of F ield Surve y
This section summarizes the findings of the visual field survey of the Study Area.
Table 2 documents the specific blight conditions observed. These conditions are
further explained following the table, for each specific category, and include
image documentation or supportive data.
Table 2. Blight Conditions in Study Area
2.01 Inadequate Street or Alley Width / Cross-section / Geometry
2.02 Poor Provisions or Unsafe Conditions for Vehicular Traffic
2.03 Poor Provisions or Unsafe Conditions for Pedestrians X
2.04 Insufficient Roadway Capacity Leading to Unusual Congestion
2.05 Inadequate Emergency Vehicle Access
2.06 Poor Vehicular or Pedestrian Access to Buildings or Sites
2.07 Excessive Curb Cuts / Driveways along Commercial Blocks
2.08 Poor Internal Vehicular or Pedestrian Circulation X
3.01 Faulty or inadequate lot shape or layout
3.02 Poor vehicular access X
3.03 Lot size is deemed not useful
4.01 Floodplains or Flood Prone Areas
4.02 Inadequate Storm Drainage Systems/Evidence of Standing Water
4.03 Poor Fire Protection Facilities
4.04 Above Average Incidences of Public Safety Responses
4.05 Inadequate Sanitation or Water Systems
4.06 Existence of Contaminants or Hazardous Conditions or Materials
4.07 High or Unusual Crime Statistics
4.08 Open / Unenclosed Trash Dumpsters
4.09 Cracked or Uneven Surfaces for Pedestrians X
4.10 Illegal Dumping / Excessive Litter X
4.11 Vagrants/Vandalism/Graffiti/Gang Activity X
4.12 Open Ditches, Holes, or Trenches in Pedestrian Areas X
5.01 Neglected Properties or Evidence of Maintenance Deficiencies X
5.02 Deteriorated Signage or Lighting X
5.03 Deteriorated Fences, Walls, or Gates
5.04 Deteriorated On-Site Parking Surfaces, Curb & Gutter, or Sidewalks X
5.05 Unpaved Parking Lot (Commercial Properties)X
5.06 Poor Parking Lot / Driveway Layout
5.07 Poorly Maintained Landscaping / Overgrown Vegetation
6.01 Deteriorated pavement, curb, sidewalks, lighting, or drainage X
6.02 Lack of pavement, curb, sidewalks, lighting, or drainage X
6.03 Presence of Overhead Utilities or Billboards
6.04 Inadequate Fire Protection Facilities / Hydrants
6.05 Inadequate Sanitation or Water Systems
6.06 Unusual Topography X
11.04 An Undeveloped Parcel in a Generally Urbanized Area X
11.05 Disproportionately Underdeveloped Parcel
11.06 Vacant Structures X
11.07 Vacant Units in Multi-Unit Structures
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Lutheran Legacy Campus Existing Conditions Survey
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1. Street layout: poor provisions or unsafe conditions for pedestrians,
poor internal vehicular or pedestrian circulation
Poor provisions or unsafe conditions for pedestrians were observed throughout
the Study Area in the form of lack of sidewalks, cracked or uneven sidewalk
surfaces, and poor internal pedestrian circulation. The walking trails and
bridge in the center of the medical campus showed signs of erosion and were
in need of repair, as shown in Figure 3. Additionally, within the medical
campus there are walkways that ended abruptly and did not provide adequate
connectivity internally to the site as well as externally. Specifically, there are
no sidewalks along the west side of North Lutheran Parkway from the Rocky
Mountain Ditch to West 32nd Avenue, north side of West 32nd Avenue from
North Lutheran Parkway to Dudley Street, and various sections of West
Lutheran Parkway are missing sidewalks on either side of the street, including
next to the bus/shuttle stop near the intersection of North Lutheran Parkway.
Figure 3. Poor Provisions or Unsafe Conditions for Pedestrians
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Poor internal vehicular access was also observed with streets abruptly ending.
This was observed for a paved street from the parking lot on the east side of
Study Area directly north of the Rocky Mountain Ditch that turns into a dirt
path and does not connect to the North Lutheran Parkway, shown below in
Figure 4. This also occurred on the west side of the Study Area where the
street to the helicopter pad abruptly ends instead of connecting to West 35th
Avenue, shown in Figure 4 on the bottom.
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Figure 4. Poor Internal Vehicular or Pedestrian Circulation
2. Lot layout: poor vehicular access
While the Study Area vehicular access may have sufficient connectivity north-
south, the Study Area has poor vehicular access regarding east-west street
needs. Connections to the established street grid are lacking, such as West
35th Avenue, shown below in Figure 5. There are two streets that connect to
West 38th Avenue, North Lutheran Parkway and West Lutheran Parkway, but
only one (North Lutheran Parkway) connects to West 32nd Avenue and travels
through the entirety of the Study Area. For an area of this size, it has
inadequate internal and external vehicle accessibility and limits development
potential.
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Figure 5. Poor Vehicular Access
3. Unsafe/unsanitary: cracked or uneven surfaces for pedestrians,
excessive litter, vandalism/graffiti, excessive litter, open ditches,
holes, or trenches in pedestrian areas
Throughout the Study Area several unsafe or unsanitary conditions were
observed. Cracked or uneven surfaces for pedestrians were present largely on
the walking paths between the medical buildings and in the southwest quadrant
of the Study Area, as shown in Figure 6. It should be noted the sidewalks
immediately near the hospital on the northern side of the Study Area were in
the best condition, while moving south and west the condition of sidewalks
decline. A utility box on the western side of the Study Area near Dudley Street
was significantly vandalized with graffiti, shown in Figure 7, as well as a
concerete barrier located between the parking lot and Rocky Mountain Ditch
on the eastearn side of the Study Area. A concentration of excessive litter was
found around the medical office building at the intersection of North Lutheran
Parkway and West 38th Avenue, shown in Figure 8. The Rocky Mountain Ditch
runs through the Study Area and has a pedestrain walkway adjacent to it
through most of area, as shown in Figure 9.
Lutheran Legacy Campus Existing Conditions Survey
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Figure 6. Cracked or Uneven Surfaces for Pedestrians
Figure 7. Vandalism/Graffiti
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Figure 8. Excessive Litter
Figure 9. Open Ditches/Trenches in Pedestrian Areas
Lutheran Legacy Campus Existing Conditions Survey
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4. Site improvements: neglected properties, deteriorated signage,
lighting, on-site parking surfaces, curb and gutter, or sidewalks, and
unpaved parking lot
Portions of the Study Area show signs of neglect, with the most significant
evidence in vacant sections. For example, there are large concrete tubes next
to an unmaintained baseball field, shown in Figure 10. Along with streetlamp
on the ground in the gravel parking lot in the southwest corner of the Study
Area and a do not enter sign on the ground in a parking lot (Figure 11).
Several parking surfaces, curbs, sidewalks, and pavement throughout the
Study Area showed signs of deterioration, illustrated in Figure 12.
Additionally, the parking lot in the southwest corner of the Study Area is
unpaved (Figure 13).
Figure 10. Neglected Properties or Evidence of Maintenance Deficiencies
Figure 11. Deteriorated Signage or Lighting
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Figure 12. Deteriorated On-site Parking Surfaces, Curb and Gutter, or Sidewalks
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Figure 13. Unpaved Parking Lot
5. Infrastructure: deteriorated pavement, curb, sidewalks, or lighting;
unusual topography
Various types of infrastructure showed signs of deterioration and in need of
maintenance including lighting, pavement, curbs, and sidewalks. In terms of
lighting, a light post was found with the wiring exposed in the main parking lot
along North Lutheran Parkway next to the hospital and, as previously
mentioned, a streetlamp was found on the ground next to the unpaved
parking lot (Figure 14). Throughout the medical campus several parking lots,
curbs, and sidewalks showed evidence of deterioration (Figure 15).
Additionally, the Study Area has an unusual topography with the Rocky
Mountain Ditch dividing the site and steep slopes along the eastern side of the
Study Area.
Figure 14. Deteriorated Lighting
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Figure 15. Deteriorated Pavement, Curbs, and Sidewalks
6. Vacancy: vacant structures and an underdeveloped parcel in a
generally urbanized area
Lutheran Medical Campus is planning to vacate this location starting in 2024,
leaving the Study Area largely vacant. It is anticipated that when the hospital
moves many of the surrounding medical office building tenants will also
relocate, leaving the existing buildings vacant. Currently, the Study Area
includes approximately 95 acres of vacant land (Table 1), which includes
some parking lots. The entirety of the site is not being utilized to its highest
and best use. The surrounding area is developed with residential
neighborhoods (Figure 16) along with the Wheat Ridge Lutheran Church in
the northwest corner and cemetery south of West 32nd Avenue.
Lutheran Legacy Campus Existing Conditions Survey
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Figure 16. Underdeveloped in a Generally Urbanized Area
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223132-Final Report_Lutheran Legacy Campus Existing Conditions Survey.docx 23
3. Conclusions
Based on the definition of a blighted area in the Colorado Urban Renewal Law,
Colorado Revised Statutes (C.R.S.) § 31‐25‐101 et seq., and based on the field survey
results of the Study Area, EPS concludes that the Study Area is a blighted area as
defined in the Colorado Urban Renewal Law, Colorado Revised Statutes (C.R.S.) § 31‐
25‐101 et seq.
The visual field survey conducted in February 2023 documented 6 of the 11 factors of
blight within the Study Area. Therefore, this blighted area, as written in the Urban
Renewal Law, “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.”
Evidence of the following Urban Renewal Law blight factors are documented in this report:
(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.
(k.5) 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.
Evidence of the following Urban Renewal Law blight factors were not visually
observable, and based on the presence of other, more significant physical
conditions, these factors of blight did not warrant further investigation.
(a) Slum, deteriorated, or deteriorating structures.
(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.
(j) Environmental contamination of buildings or property.
As established by Urban Renewal case law in Colorado, this assessment is based
on the condition of the Study Area as a whole. There is substantial evidence and
documentation of 6 of the 11 blight factors in the Study Area as a whole.
Draft Report
Jefferson County Impact Report
Lutheran Legacy Campus Urban Renewal Area
Prepared for:
Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge
and the City of Wheat Ridge
Prepared by:
Economic & Planning Systems, Inc.
December 6, 2023
EPS #223132
ATTACHMENT 3
Table of Contents
Introduction ............................................................................................. 1
Urban Renewal Plan Description ...................................................................... 2
Development Program ............................................................................... 3
County Fiscal Impact ................................................................................. 4
Property Taxes ............................................................................................. 4
Taxing District Impact ................................................................................. 11
Sales Taxes ................................................................................................ 17
Summary of Impact .................................................................................... 19
List of Tables
Table 1. Property Base Value, 2022 ..................................................................... 5
Table 2. Mill Levies, 2022 ................................................................................... 5
Table 3. Scenario 1 Development Value, 2023-2048 ............................................... 7
Table 4. Scenario 1 Property Tax Increment, 2024-2048 ......................................... 8
Table 5. Scenario 2 Development Value, 2023-2048 ............................................... 9
Table 6. Scenario 2 Property Tax Increment, 2024-2048 ....................................... 10
Table 7. Jefferson County Property Tax Revenue, 2024-2049 ................................ 11
Table 8. R-1 School District Property Tax Revenue, 2024-2049 .............................. 12
Table 9. City of Wheat Ridge Property Tax Revenue, 2023-2048 ............................ 13
Table 10. Fire District Property Tax Revenue, 2024-2049 ........................................ 14
Table 11. Flood District Property Tax Revenue, 2024-2049 ..................................... 15
Table 12. Sanitation District Property Tax Revenue, 2024-2049 ............................... 16
Table 13. City of Wheat Ridge Sales Tax Increment, 2024-2048 .............................. 18
List of Figures
Figure 1. Lutheran Legacy Campus Urban Renewal Plan Area.................................... 2
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223132-Jefferson County Impact Draft Report-Lutheran Legacy Campus 12-06-2023 1
Introduction
This report includes a summary of the expected fiscal impacts of the site included
in the Lutheran Legacy Campus Urban Renewal Plan (Plan) in Jefferson County
(the County). The Jefferson County Impact Report for Lutheran Legacy Campus
Urban Renewal Area (report) was prepared by Economic & Planning Systems, Inc.
(EPS) for the Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge
(“RWR” or “Authority”).
This report includes a summary of forecasted property tax revenues as well as
Jefferson County fiscal and service impacts associated with development in
accordance with the Urban Renewal Plan. It specifically responds to the
requirements outlined in C.R.S. § 31-25-107 (3.5):
C.R.S. § 31-25-107: APPROVAL OF URBAN RENEWAL PLANS BY THE LOCAL
GOVERNING BODY
(3.5) “Prior to the approval of an urban renewal plan, the governing body shall
submit such plan to the board of county commissioners, which shall
include, at a minimum, the following information concerning the impact of
such plan:
I. The estimated duration of time to complete the urban renewal project;
II. The estimated annual property tax increment to be generated by the
urban renewal project and the portion of such property tax increment to
be allocated during this period to fund the urban renewal project;
III. An estimate of the impact of the urban renewal project on county
revenues and on the cost and extent of additional county infrastructure
and services required to serve development within the proposed urban
renewal area, and the benefit of improvements within the urban renewal
area to existing county infrastructure;
IV. A statement setting forth the method under which the authority or the
municipality will finance, or that agreements are in place to finance, any
additional county infrastructure and services required to serve
development in the urban renewal area for the period in which all or any
portion of the property taxes described in subparagraph (ii) of paragraph
(a) of subsection (9) of this section and levied by a county are paid to the
authority; and
V. Any other estimated impacts of the urban renewal project on county
services or revenues.”
Jefferson County Impact Report – Lutheran Legacy Campus URA
2
Urban Renewal Plan Description
The Lutheran Legacy Campus Urban Renewal Area (“URA” or “Plan Area”) is
located in the City of Wheat Ridge in Jefferson County. The Plan Area is comprised
of 21 parcels plus adjacent right-of-way (ROW) on approximately 146 acres of
land. The boundaries of the Plan Area to which this Plan applies includes West 38th
Avenue, West 32nd Avenue, Dudley Street, Allison Street, and the Rocky Mountain
Ditch as shown below in Figure 1.
Figure 1. Lutheran Legacy Campus Urban Renewal Plan Area
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Development Program
The development program was derived from the Lutheran Legacy Campus Master
Plan, which included a guide for future development based on community input
and market analysis. The site will likely develop as a mixed use development with
retail, office, and a variety of residential uses. Additionally, the site may include
civic uses in the center of the site adjacent to the Rocky Mountain Ditch, which
would be surrounded by a park and multimodal trails along the ditch. Some of the
existing buildings on the site are expected to stay including the original chapel,
the historic blue house, one of the medical office buildings, and a portion of the
main hospital building (the north tower).
The development program for the Plan Area, as expressed by the Lutheran Legacy
Campus Master Plan, is assembled in two scenarios to show the range of
development likely to occur. Actual unit counts and square footage may change
over the course of buildout. The hospital is expected to vacate the site in 2024.
For the purposes of this analysis, redevelopment is projected to begin in 2026 and
the site will fully develop over a five-year period reaching buildout in 2030. The
timing that has been assumed for this analysis should be considered ‘best case’
and in the event the market production and absorption occur at slower rates, the
amount of TIF generated through the URA will decrease. The master plan that has
been adopted for the site provides alternatives, and the two scenarios included in
this analysis are used to show the range of development that could occur and the
corresponding tax increment that may be generated.
Scenario 1
Scenario 1 is the lower development program with about 850 residential units,
including 70 single family detached units, 210 single family attached units, and
570 multifamily units. The multifamily units include new development in the
center of the site (south of the ditch) and the repurposing of the north tower to
350 units. Retail is expected to develop along 38th Avenue and the northern
portion of North Lutheran Parkway with approximately 30,000 square feet. The
medical office building at 3455 Lutheran Parkway with 61,000 square feet of
space is expected to remain and be repurposed as a mix of traditional office and
medical office.
Scenario 2
Scenario 2 is the higher density development program with about 1,570
residential units, including 70 single family detached units, 560 single family
attached units, and 940 multifamily units. The multifamily units include 500 units
in the repurposed north tower. The retail and repurposed office development are
the same as Scenario 1.
Jefferson County Impact Report – Lutheran Legacy Campus URA
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County Fiscal Impact
In order to estimate the anticipated impact of the development of the parcels
included in the Plan Area boundary on the County, EPS evaluated expected property
tax revenues, infrastructure costs, and impacts on cost of service for the County.
Property Taxes
RWR is expected to keep 100 percent of the property tax revenues generated by
the Plan increment, which includes any property tax that is generated by new
development on the parcels included in the Plan Area. These revenues are
necessary for redevelopment and will be used to fund eligible improvements.
Assumptions
To estimate potential property tax revenues of Lutheran Legacy Campus, EPS has
estimated residential market values for multifamily at $350,000 per unit,
townhomes at $590,000 per unit, and single family at $900,000 per unit.
Commercial market values are estimated at $450 per square foot for retail and
$200 for renovated office. These estimated values are based on a comparison of
assessor data and comparable property research in the surrounding area.
Property Tax Base
The current assessed value of properties in the Plan Area are roughly $3.6 million
per year, shown below in Table 1. This base reflects the total value of the land
and buildings/improvements on each parcel. Various parcels are exempt from
property taxes that are hospital uses and categorized as charitable nonresidential.
The assessment rate and mill levy are two universally used factors that generate
revenue streams that are a portion of total valuation. The assessment rate for
commercial property in Colorado is 29.0 percent and residential property is 6.95
percent for single family and attached units and 6.80 percent for multifamily. Note
that per state regulations, vacant land is classified as commercial (29.0 percent).
The 2022 mill levies for all parcels in the taxing district that includes the proposed
Urban Renewal Area are shown in Table 2. The total mill levy in 2022 was
89.0280, which includes 26.9780 mills for Jefferson County.
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Table 1. Property Base Value, 2022
Table 2. Mill Levies, 2022
#Parcel Exempt Land Improv.Total Land Improv.Total
1 39-271-01-004 $2,191,940 $4,139,860 $6,331,800 $635,663 $1,200,559 $1,836,222
2 39-262-00-021 $1,723,525 $0 $1,723,525 $499,822 $0 $499,822339-262-00-045 Exempt $1,302,625 $49,969,404 $51,272,029 $0 $0 $0
4 39-262-00-041 Exempt $364,216 $5,559,664 $5,923,880 $0 $0 $0
5 39-271-01-005 $700 $0 $700 $203 $0 $203
6 39-271-01-002 $149,880 $0 $149,880 $43,465 $0 $43,465
7 39-271-00-012 Exempt $470,450 $49,868 $520,318 $0 $0 $0
8 39-262-00-011 $23,248 $354,872 $378,120 $6,742 $102,913 $109,655939-262-00-012 $1,545,291 $0 $1,545,291 $448,134 $0 $448,134
10 39-262-00-021 $1,723,525 $0 $1,723,525 $499,822 $0 $499,822
11 39-271-00-043 $222,336 $0 $222,336 $64,477 $0 $64,47712 39-271-12-001 $112,931 $0 $112,931 $32,750 $0 $32,750
13 39-262-00-040 Exempt $6,683,716 $858,984 $7,542,700 $0 $0 $0
14 39-262-99-001 Exempt $20,096 $0 $20,096 $0 $0 $0
15 39-262-00-044 $90,552 $0 $90,552 $26,260 $0 $26,260
16 39-271-00-042 Exempt $30,478 $0 $30,478 $0 $0 $0
17 39-262-08-007 Exempt $89,068 $0 $89,068 $0 $0 $018 39-262-08-006 Exempt $181,880 $138,221 $320,101 $0 $0 $0
Total $16,926,457 $61,070,873 $77,997,330 $2,257,338 $1,303,472 $3,560,810
Source: Jefferson County Assessor; Economic & Planning Systems
Actual Value Assessed Value
Description Mill Levy
JEFFERSON COUNTY 26.9780
SCHOOL 46.1330
WHEAT RIDGE 1.8300
WHEATRIDGE SAN DIST 0.3340
URBAN DRAINAGE&FLOOD C SO PLAT 0.1000
URBAN DRAINAGE&FLOOD CONT DIST 0.9000
WEST METRO FIRE PROTECTION - G 12.7530TOTAL89.0280
Source: Jefferson County Assessor; Economic & Planning Systems
Jefferson County Impact Report – Lutheran Legacy Campus URA
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Scenario 1 Property Tax Increment
Based on the assumptions stated above and information from the Master Plan, in
2048 the cumulative value of single family development (detached and attached)
is estimated at $267.2 million, multifamily is estimated at $285.2 million, and
commercial development is estimated at $36.8 million, as shown below in Table 3.
The future property taxes due to new development are referred to as the
increment. The development of Lutheran Legacy Campus is expected to generate
approximately $56.1 million in property tax increment over the 25-year period,
which equates to an average of approximately $2.3 million per year, as shown in
Table 4. The present value, assuming a 5.0 percent discount rate, equates to
$27.3 million or $1.1 million per year.
Following the 25-year period, the property tax that has been redirected through
the URA will revert to the original taxing entities. At that time, the parcels shown
in the Plan Area are expected to generate approximately $3.9 million annually in
total property taxes, which includes approximately $465,500 that is attributed to
the base values and $3.4 million that is generated by the increment or new
development.
Scenario 2 Property Tax Increment
Based on the assumptions stated above and information from the Master Plan, in
2048 the cumulative value of single family development (detached and attached)
is estimated at $562.4 million, multifamily is estimated at $470.3 million, and
commercial development is estimated at $36.8 million, as shown below in Table 5.
The future property taxes due to new development are referred to as the
increment. The development of Lutheran Legacy Campus is expected to generate
approximately $101.1 million in property tax increment over the 25-year period,
which equates to an average of approximately $4.2 million per year, as shown in
Table 6. In present value terms, accounting for a 5.0 percent discount rate, the
value equates to $49.4 million or $2.1 million per year.
Following the 25-year period, the property tax that has been redirected through
the URA will revert to the original taxing entities. At that time, the parcels shown in
the Plan Area are expected to generate approximately $6.6 million in total property
taxes, which includes approximately $465,500 that is attributed to the base
values and $6.1 million that is generated by the increment or new development.
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Table 3. Scenario 1 Development Value, 2023-2048
SFD SFA MF Retail Office
Year Plan Year $900,000/unit $590,000/unit $350,000/unit $450/sf $200/sf Single Family Multifamily Commercial
70 units 210 units 570 units 30,150 sf 61,000 sf
2023 0 $0 $0 $0 $0 $0 $0 $0 $0
2024 1 $0 $0 $0 $0 $0 $0 $0 $0
2025 2 $0 $0 $0 $0 $0 $0 $0 $0
2026 3 $12,980,835 $25,528,976 $41,105,978 $2,795,497 $6,284,373 $38,509,811 $41,105,978 $9,079,870
2027 4 $26,351,095 $51,823,820 $83,445,134 $5,674,860 $12,757,276 $78,174,915 $83,445,134 $18,432,136
2028 5 $40,119,542 $78,901,766 $127,045,217 $8,639,974 $12,948,635 $119,021,309 $127,045,217 $21,588,609
2029 6 $54,295,114 $106,780,390 $171,934,527 $11,692,764 $13,142,865 $161,075,504 $171,934,527 $24,835,629
2030 7 $68,886,926 $135,477,620 $218,141,931 $14,835,195 $13,340,008 $204,364,546 $218,141,931 $28,175,203
2031 8 $69,920,230 $137,509,785 $221,414,060 $15,057,723 $13,540,108 $207,430,014 $221,414,060 $28,597,831
2032 9 $70,969,033 $139,572,431 $224,735,271 $15,283,589 $13,743,210 $210,541,464 $224,735,271 $29,026,798
2033 10 $72,033,568 $141,666,018 $228,106,300 $15,512,842 $13,949,358 $213,699,586 $228,106,300 $29,462,2002034 11 $73,114,072 $143,791,008 $231,527,895 $15,745,535 $14,158,598 $216,905,080 $231,527,895 $29,904,133
2035 12 $74,210,783 $145,947,873 $235,000,813 $15,981,718 $14,370,977 $220,158,656 $235,000,813 $30,352,695
2036 13 $75,323,945 $148,137,091 $238,525,825 $16,221,444 $14,586,542 $223,461,036 $238,525,825 $30,807,986
2037 14 $76,453,804 $150,359,148 $242,103,713 $16,464,765 $14,805,340 $226,812,952 $242,103,713 $31,270,105
2038 15 $77,600,611 $152,614,535 $245,735,268 $16,711,737 $15,027,420 $230,215,146 $245,735,268 $31,739,157
2039 16 $78,764,620 $154,903,753 $249,421,297 $16,962,413 $15,252,831 $233,668,373 $249,421,297 $32,215,244
2040 17 $79,946,090 $157,227,309 $253,162,617 $17,216,849 $15,481,624 $237,173,399 $253,162,617 $32,698,473
2041 18 $81,145,281 $159,585,719 $256,960,056 $17,475,102 $15,713,848 $240,731,000 $256,960,056 $33,188,950
2042 19 $82,362,460 $161,979,505 $260,814,457 $17,737,228 $15,949,556 $244,341,965 $260,814,457 $33,686,784
2043 20 $83,597,897 $164,409,197 $264,726,674 $18,003,287 $16,188,799 $248,007,094 $264,726,674 $34,192,086
2044 21 $84,851,865 $166,875,335 $268,697,574 $18,273,336 $16,431,631 $251,727,201 $268,697,574 $34,704,967
2045 22 $86,124,643 $169,378,465 $272,728,037 $18,547,436 $16,678,106 $255,503,109 $272,728,037 $35,225,542
2046 23 $87,416,513 $171,919,142 $276,818,958 $18,825,648 $16,928,277 $259,335,655 $276,818,958 $35,753,925
2047 24 $88,727,761 $174,497,929 $280,971,242 $19,108,033 $17,182,201 $263,225,690 $280,971,242 $36,290,234
2048 25 $90,058,677 $177,115,398 $285,185,811 $19,394,653 $17,439,934 $267,174,076 $285,185,811 $36,834,587
[1] Reflects annual escalation of 1.5%
Source: Economic & Planning Systems
CUMULATIVE TOTAL[1]
Jefferson County Impact Report – Lutheran Legacy Campus URA
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Table 4. Scenario 1 Property Tax Increment, 2024-2048
Property Tax
Increment
TIF Present
Value
Year Plan Yr. Single Family Multifamily Commercial Base Val.[2]Single Family Multifamily Commercial Increment Val. (1-Yr. Lag) (1-Yr. Lag)
95.0% of Act. 95.0% of Act. 80.0% of Act.29.00% 6.95% 6.80% 29.00%89.028 mill levy 5.00%
2024 1 $0 $0 $0 $3,560,810 $0 $0 $0 $0 $0 $0
2025 2 $0 $0 $0 $3,667,634 $0 $0 $0 $0 $0 $0
2026 3 $36,584,320 $39,050,679 $7,263,896 $3,667,634 $0 $0 $0 $0 $0 $0
2027 4 $74,266,170 $79,272,878 $14,745,709 $3,777,663 $2,542,610 $2,655,446 $2,106,530 $3,526,923 $0 $0
2028 5 $113,070,243 $120,692,956 $17,270,887 $3,777,663 $5,161,499 $5,390,556 $4,276,255 $11,050,647 $313,995 $258,324
2029 6 $153,021,729 $163,337,801 $19,868,503 $3,890,993 $7,858,382 $8,207,121 $5,008,557 $17,183,067 $983,817 $770,846
2030 7 $194,146,319 $207,234,835 $22,540,162 $3,890,993 $10,635,010 $11,106,970 $5,761,866 $23,612,853 $1,529,774 $1,141,541
2031 8 $197,058,514 $210,343,357 $22,878,265 $4,007,723 $13,493,169 $14,091,969 $6,536,647 $30,114,062 $2,102,205 $1,493,998
2032 9 $200,014,391 $213,498,507 $23,221,439 $4,007,723 $13,493,169 $14,091,969 $6,536,647 $30,114,062 $2,680,995 $1,814,603
2033 10 $203,014,607 $216,700,985 $23,569,760 $4,127,955 $13,901,000 $14,517,899 $6,734,217 $31,025,161 $2,680,995 $1,728,1932034 11 $206,059,826 $219,951,500 $23,923,306 $4,127,955 $13,901,000 $14,517,899 $6,734,217 $31,025,161 $2,762,108 $1,695,695
2035 12 $209,150,724 $223,250,772 $24,282,156 $4,251,793 $14,321,158 $14,956,702 $6,937,759 $31,963,825 $2,762,108 $1,614,947
2036 13 $212,287,984 $226,599,534 $24,646,388 $4,251,793 $14,321,158 $14,956,702 $6,937,759 $31,963,825 $2,845,675 $1,584,579
2037 14 $215,472,304 $229,998,527 $25,016,084 $4,379,347 $14,754,015 $15,408,768 $7,147,453 $32,930,889 $2,845,675 $1,509,122
2038 15 $218,704,389 $233,448,505 $25,391,326 $4,379,347 $14,754,015 $15,408,768 $7,147,453 $32,930,889 $2,931,771 $1,480,744
2039 16 $221,984,955 $236,950,232 $25,772,195 $4,510,728 $15,199,955 $15,874,498 $7,363,484 $33,927,210 $2,931,771 $1,410,232
2040 17 $225,314,729 $240,504,486 $26,158,778 $4,510,728 $15,199,955 $15,874,498 $7,363,484 $33,927,210 $3,020,472 $1,383,713
2041 18 $228,694,450 $244,112,053 $26,551,160 $4,646,049 $15,659,374 $16,354,305 $7,586,046 $34,953,675 $3,020,472 $1,317,822
2042 19 $232,124,867 $247,773,734 $26,949,427 $4,646,049 $15,659,374 $16,354,305 $7,586,046 $34,953,675 $3,111,856 $1,293,040
2043 20 $235,606,740 $251,490,340 $27,353,669 $4,785,431 $16,132,678 $16,848,614 $7,815,334 $36,011,195 $3,111,856 $1,231,467
2044 21 $239,140,841 $255,262,695 $27,763,974 $4,785,431 $16,132,678 $16,848,614 $7,815,334 $36,011,195 $3,206,005 $1,208,309
2045 22 $242,727,953 $259,091,636 $28,180,433 $4,928,994 $16,620,288 $17,357,863 $8,051,552 $37,100,710 $3,206,005 $1,150,771
2046 23 $246,368,873 $262,978,010 $28,603,140 $4,928,994 $16,620,288 $17,357,863 $8,051,552 $37,100,710 $3,303,002 $1,129,131
2047 24 $250,064,406 $266,922,680 $29,032,187 $5,076,864 $17,122,637 $17,882,505 $8,294,911 $38,223,188 $3,303,002 $1,075,363
2048 25 $253,815,372 $270,926,520 $29,467,670 $5,076,864 $17,122,637 $17,882,505 $8,294,911 $38,223,188 $3,402,934 $1,055,141
Total $56,056,492 $27,347,581
[1]Reflects a biannual reassessment.
[2] Biannual escalation of 3.0%
Source: Economic & Planning Systems
Appraised Value Assessed Value (1-Yr. Lag) [1]
Economic & Planning Systems, Inc.
9
Table 5. Scenario 2 Development Value, 2023-2048
SFD SFA MF Retail Office
Year Plan Year $900,000/unit $590,000/unit $350,000/unit $450/sf $200/sf Single Family Multifamily Commercial
70 units 560 units 940 units 30,150 sf 61,000 sf
2023 0 $0 $0 $0 $0 $0 $0 $0 $0
2024 1 $0 $0 $0 $0 $0 $0 $0 $0
2025 2 $0 $0 $0 $0 $0 $0 $0 $0
2026 3 $12,980,835 $68,077,268 $67,788,805 $2,795,497 $6,284,373 $81,058,103 $67,788,805 $9,079,870
2027 4 $26,351,095 $138,196,854 $137,611,274 $5,674,860 $12,757,276 $164,547,949 $137,611,274 $18,432,136
2028 5 $40,119,542 $210,404,710 $209,513,165 $8,639,974 $12,948,635 $250,524,252 $209,513,165 $21,588,609
2029 6 $54,295,114 $284,747,708 $283,541,150 $11,692,764 $13,142,865 $339,042,822 $283,541,150 $24,835,629
2030 7 $68,886,926 $361,273,654 $359,742,834 $14,835,195 $13,340,008 $430,160,580 $359,742,834 $28,175,203
2031 8 $69,920,230 $366,692,759 $365,138,976 $15,057,723 $13,540,108 $436,612,989 $365,138,976 $28,597,831
2032 9 $70,969,033 $372,193,151 $370,616,061 $15,283,589 $13,743,210 $443,162,184 $370,616,061 $29,026,798
2033 10 $72,033,568 $377,776,048 $376,175,302 $15,512,842 $13,949,358 $449,809,616 $376,175,302 $29,462,2002034 11 $73,114,072 $383,442,689 $381,817,931 $15,745,535 $14,158,598 $456,556,761 $381,817,931 $29,904,133
2035 12 $74,210,783 $389,194,329 $387,545,200 $15,981,718 $14,370,977 $463,405,112 $387,545,200 $30,352,695
2036 13 $75,323,945 $395,032,244 $393,358,378 $16,221,444 $14,586,542 $470,356,189 $393,358,378 $30,807,986
2037 14 $76,453,804 $400,957,728 $399,258,754 $16,464,765 $14,805,340 $477,411,531 $399,258,754 $31,270,105
2038 15 $77,600,611 $406,972,093 $405,247,635 $16,711,737 $15,027,420 $484,572,704 $405,247,635 $31,739,157
2039 16 $78,764,620 $413,076,675 $411,326,350 $16,962,413 $15,252,831 $491,841,295 $411,326,350 $32,215,244
2040 17 $79,946,090 $419,272,825 $417,496,245 $17,216,849 $15,481,624 $499,218,914 $417,496,245 $32,698,473
2041 18 $81,145,281 $425,561,917 $423,758,689 $17,475,102 $15,713,848 $506,707,198 $423,758,689 $33,188,950
2042 19 $82,362,460 $431,945,346 $430,115,069 $17,737,228 $15,949,556 $514,307,806 $430,115,069 $33,686,784
2043 20 $83,597,897 $438,424,526 $436,566,795 $18,003,287 $16,188,799 $522,022,423 $436,566,795 $34,192,086
2044 21 $84,851,865 $445,000,894 $443,115,297 $18,273,336 $16,431,631 $529,852,760 $443,115,297 $34,704,967
2045 22 $86,124,643 $451,675,908 $449,762,027 $18,547,436 $16,678,106 $537,800,551 $449,762,027 $35,225,542
2046 23 $87,416,513 $458,451,046 $456,508,457 $18,825,648 $16,928,277 $545,867,559 $456,508,457 $35,753,925
2047 24 $88,727,761 $465,327,812 $463,356,084 $19,108,033 $17,182,201 $554,055,573 $463,356,084 $36,290,234
2048 25 $90,058,677 $472,307,729 $470,306,425 $19,394,653 $17,439,934 $562,366,406 $470,306,425 $36,834,587
[1] Reflects annual escalation of 1.5%
Source: Economic & Planning Systems
CUMULATIVE TOTAL[1]
Jefferson County Impact Report – Lutheran Legacy Campus URA
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Table 6. Scenario 2 Property Tax Increment, 2024-2048
Property Tax
Increment
TIF Present
Value
Year Plan Yr. Single Family Multifamily Commercial Base Val.[2]Single Family Multifamily Commercial Increment Val. (1-Yr. Lag) (1-Yr. Lag)
95.0% of Act. 95.0% of Act. 80.0% of Act.29.00% 6.95% 6.80% 29.00%89.028 mill levy 5.00%
2024 1 $0 $0 $0 $3,560,810 $0 $0 $0 $0 $0 $0
2025 2 $0 $0 $0 $3,667,634 $0 $0 $0 $0 $0 $0
2026 3 $77,005,198 $64,399,365 $7,263,896 $3,667,634 $0 $0 $0 $0 $0 $0
2027 4 $156,320,552 $130,730,710 $14,745,709 $3,777,663 $5,351,861 $4,379,157 $2,106,530 $8,059,885 $0 $0
2028 5 $237,998,040 $199,037,507 $17,270,887 $3,777,663 $10,864,278 $8,889,688 $4,276,255 $20,252,559 $717,555 $590,335
2029 6 $322,090,681 $269,364,092 $19,868,503 $3,890,993 $16,540,864 $13,534,550 $5,008,557 $31,192,978 $1,803,045 $1,412,733
2030 7 $408,652,551 $341,755,692 $22,540,162 $3,890,993 $22,385,302 $18,316,758 $5,761,866 $42,572,933 $2,777,048 $2,072,276
2031 8 $414,782,339 $346,882,028 $22,878,265 $4,007,723 $28,401,352 $23,239,387 $6,536,647 $54,169,663 $3,790,183 $2,693,612
2032 9 $421,004,074 $352,085,258 $23,221,439 $4,007,723 $28,401,352 $23,239,387 $6,536,647 $54,169,663 $4,822,617 $3,264,137
2033 10 $427,319,136 $357,366,537 $23,569,760 $4,127,955 $29,259,783 $23,941,798 $6,734,217 $55,807,843 $4,822,617 $3,108,7022034 11 $433,728,923 $362,727,035 $23,923,306 $4,127,955 $29,259,783 $23,941,798 $6,734,217 $55,807,843 $4,968,461 $3,050,204
2035 12 $440,234,856 $368,167,940 $24,282,156 $4,251,793 $30,144,160 $24,665,438 $6,937,759 $57,495,564 $4,968,461 $2,904,956
2036 13 $446,838,379 $373,690,459 $24,646,388 $4,251,793 $30,144,160 $24,665,438 $6,937,759 $57,495,564 $5,118,715 $2,850,292
2037 14 $453,540,955 $379,295,816 $25,016,084 $4,379,347 $31,055,267 $25,410,951 $7,147,453 $59,234,324 $5,118,715 $2,714,564
2038 15 $460,344,069 $384,985,254 $25,391,326 $4,379,347 $31,055,267 $25,410,951 $7,147,453 $59,234,324 $5,273,513 $2,663,483
2039 16 $467,249,230 $390,760,032 $25,772,195 $4,510,728 $31,993,913 $26,178,997 $7,363,484 $61,025,667 $5,273,513 $2,536,650
2040 17 $474,257,969 $396,621,433 $26,158,778 $4,510,728 $31,993,913 $26,178,997 $7,363,484 $61,025,667 $5,432,993 $2,488,917
2041 18 $481,371,838 $402,570,754 $26,551,160 $4,646,049 $32,960,929 $26,970,257 $7,586,046 $62,871,183 $5,432,993 $2,370,397
2042 19 $488,592,416 $408,609,316 $26,949,427 $4,646,049 $32,960,929 $26,970,257 $7,586,046 $62,871,183 $5,597,296 $2,325,792
2043 20 $495,921,302 $414,738,455 $27,353,669 $4,785,431 $33,957,173 $27,785,433 $7,815,334 $64,772,509 $5,597,296 $2,215,040
2044 21 $503,360,122 $420,959,532 $27,763,974 $4,785,431 $33,957,173 $27,785,433 $7,815,334 $64,772,509 $5,766,567 $2,173,358
2045 22 $510,910,523 $427,273,925 $28,180,433 $4,928,994 $34,983,528 $28,625,248 $8,051,552 $66,731,335 $5,766,567 $2,069,865
2046 23 $518,574,181 $433,683,034 $28,603,140 $4,928,994 $34,983,528 $28,625,248 $8,051,552 $66,731,335 $5,940,957 $2,030,915
2047 24 $526,352,794 $440,188,280 $29,032,187 $5,076,864 $36,040,906 $29,490,446 $8,294,911 $68,749,399 $5,940,957 $1,934,205
2048 25 $534,248,086 $446,791,104 $29,467,670 $5,076,864 $36,040,906 $29,490,446 $8,294,911 $68,749,399 $6,120,621 $1,897,808
Total $101,050,691 $49,368,242
[1]Reflects a biannual reassessment.
[2] Biannual escalation of 3.0%
Source: Economic & Planning Systems
Appraised Value Assessed Value (1-Yr. Lag) [1]
Economic & Planning Systems, Inc.
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Taxing District Impact
Jefferson County Impact
Jefferson County has a 26.9780 mill levy. Existing property taxes refer to the
“Base” and will continue to be collected by Jefferson County. The County’s share
of the current property tax base is $96,064, shown in Table 7. This base amount
is expected to grow at 3.0 percent every two years resulting in an annual amount
of $136,964 for Jefferson County in year 25 and generating a total of
approximately $2.9 million over the 25-year period. After the 25-year period is
complete, the County’s share of property tax revenues will increase to between
$1.2 million in Scenario 1 to $2.1 million in Scenario 2 due to the new
development. This includes between $1.1 million in Scenario 1 to $1.9 million in
Scenario 2 generated by the property tax increment from Lutheran Legacy
Campus.
Table 7. Jefferson County Property Tax Revenue, 2024-2049
County
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $96,064 $0 $96,064 $0 $96,064
2025 2 $98,945 $0 $98,945 $0 $98,94520263$98,945 $0 $98,945 $0 $98,945
2027 4 $101,914 $0 $101,914 $0 $101,914
2028 5 $101,914 $95,149 $197,063 $217,440 $319,35320296$104,971 $298,124 $403,096 $546,374 $651,345
2030 7 $104,971 $463,565 $568,536 $841,524 $946,495
2031 8 $108,120 $637,028 $745,148 $1,148,533 $1,256,65320329$108,120 $812,417 $920,538 $1,461,389 $1,569,510
2033 10 $111,364 $812,417 $923,781 $1,461,389 $1,572,7532034 11 $111,364 $836,997 $948,361 $1,505,584 $1,616,948
2035 12 $114,705 $836,997 $951,702 $1,505,584 $1,620,289
2036 13 $114,705 $862,320 $977,025 $1,551,115 $1,665,8202037 14 $118,146 $862,320 $980,466 $1,551,115 $1,669,261
2038 15 $118,146 $888,410 $1,006,556 $1,598,024 $1,716,170
2039 16 $121,690 $888,410 $1,010,100 $1,598,024 $1,719,7142040 17 $121,690 $915,288 $1,036,979 $1,646,350 $1,768,041
2041 18 $125,341 $915,288 $1,040,629 $1,646,350 $1,771,692
2042 19 $125,341 $942,980 $1,068,321 $1,696,139 $1,821,480
2043 20 $129,101 $942,980 $1,072,082 $1,696,139 $1,825,240
2044 21 $129,101 $971,510 $1,100,611 $1,747,433 $1,876,534
2045 22 $132,974 $971,510 $1,104,484 $1,747,433 $1,880,407
2046 23 $132,974 $1,000,903 $1,133,877 $1,800,278 $1,933,252
2047 24 $136,964 $1,000,903 $1,137,867 $1,800,278 $1,937,242
2048 25 $136,964 $1,031,185 $1,168,149 $1,854,721 $1,991,685
Total $2,904,537 $16,986,701 $19,891,238 $30,621,215 $33,525,752
Future Tax Revenue
2049 $141,073 $1,062,384 $1,203,456 $1,910,811 $2,051,884
Source: Economic & Planning Systems
Property Tax: 26.978 mills
Jefferson County Impact Report – Lutheran Legacy Campus URA
12
R-1 School District Impact
The Plan Area is located within the Jefferson County R-1 School District, which has
a 46.1330 mill levy. The School District’s share of the current property tax base is
$164,271, shown in Table 8, and will continue to be collected by the School
District. The base amount is expected to grow at 3.0 percent every two years
resulting in an annual amount of $234,211 in year 25 and generating a total of
nearly $5.0 million over the 25-year period. After the 25-year period is complete,
the School District’s share of property tax revenues will increase to between $2.1
million in Scenario 1 to $3.5 million in Scenario 2 due to the new development.
This includes between $1.8 million in Scenario 1 to $3.3 million in Scenario 2
generated by the property tax increment from Lutheran Legacy Campus.
Table 8. R-1 School District Property Tax Revenue, 2024-2049
School Dist.
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $164,271 $0 $164,271 $0 $164,271
2025 2 $169,199 $0 $169,199 $0 $169,199
2026 3 $169,199 $0 $169,199 $0 $169,199
2027 4 $174,275 $0 $174,275 $0 $174,275
2028 5 $174,275 $162,708 $336,982 $371,827 $546,102
2029 6 $179,503 $509,799 $689,303 $934,311 $1,113,81420307$179,503 $792,706 $972,210 $1,439,026 $1,618,529
2031 8 $184,888 $1,089,332 $1,274,220 $1,964,017 $2,148,905
2032 9 $184,888 $1,389,252 $1,574,140 $2,499,009 $2,683,8972033 10 $190,435 $1,389,252 $1,579,687 $2,499,009 $2,689,4442034 11 $190,435 $1,431,284 $1,621,719 $2,574,583 $2,765,0182035 12 $196,148 $1,431,284 $1,627,432 $2,574,583 $2,770,731
2036 13 $196,148 $1,474,587 $1,670,735 $2,652,443 $2,848,591
2037 14 $202,032 $1,474,587 $1,676,620 $2,652,443 $2,854,4752038 15 $202,032 $1,519,201 $1,721,233 $2,732,657 $2,934,689
2039 16 $208,093 $1,519,201 $1,727,294 $2,732,657 $2,940,750
2040 17 $208,093 $1,565,164 $1,773,257 $2,815,297 $3,023,3902041 18 $214,336 $1,565,164 $1,779,500 $2,815,297 $3,029,633
2042 19 $214,336 $1,612,518 $1,826,854 $2,900,436 $3,114,772
2043 20 $220,766 $1,612,518 $1,833,284 $2,900,436 $3,121,203
2044 21 $220,766 $1,661,304 $1,882,071 $2,988,150 $3,208,916
2045 22 $227,389 $1,661,304 $1,888,694 $2,988,150 $3,215,539
2046 23 $227,389 $1,711,567 $1,938,956 $3,078,517 $3,305,906
2047 24 $234,211 $1,711,567 $1,945,778 $3,078,517 $3,312,728
2048 25 $234,211 $1,763,350 $1,997,561 $3,171,616 $3,405,827
Total $4,966,825 $29,047,650 $34,014,474 $52,362,982 $57,329,806
Future Tax Revenue
2049 $241,237 $1,816,700 $2,057,938 $3,267,531 $3,508,768
Source: Economic & Planning Systems
Property Tax: 46.133 mills
Economic & Planning Systems, Inc.
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City of Wheat Ridge Impact
City of Wheat Ridge has a 1.8300 mill levy. The City’s share of the current
property tax base is $6,516, shown in Table 9, and will continue to be collected
by the City. The base amount is expected to grow at 3.0 percent every two years
resulting in an annual amount of $9,291 in year 25 and generating a total of
approximately $197,000 over the 25-year period. After the 25-year period is
complete, the City’s share of property tax revenues will increase to between
$81,600 in Scenario 1 to $139,200 in Scenario 2 due to the new development.
This includes between $72,100 in Scenario 1 to $129,600 in Scenario 2 generated
by the property tax increment from Lutheran Legacy Campus.
Table 9. City of Wheat Ridge Property Tax Revenue, 2023-2048
City
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $6,516 $0 $6,516 $0 $6,516
2025 2 $6,712 $0 $6,712 $0 $6,712
2026 3 $6,712 $0 $6,712 $0 $6,71220274$6,913 $0 $6,913 $0 $6,913
2028 5 $6,913 $6,454 $13,367 $14,750 $21,66320296$7,121 $20,223 $27,343 $37,062 $44,183
2030 7 $7,121 $31,445 $38,566 $57,083 $64,20420318$7,334 $43,212 $50,546 $77,908 $85,243
2032 9 $7,334 $55,109 $62,443 $99,130 $106,465
2033 10 $7,554 $55,109 $62,663 $99,130 $106,685
2034 11 $7,554 $56,776 $64,330 $102,128 $109,683
2035 12 $7,781 $56,776 $64,557 $102,128 $109,909
2036 13 $7,781 $58,494 $66,275 $105,217 $112,998
2037 14 $8,014 $58,494 $66,508 $105,217 $113,231
2038 15 $8,014 $60,264 $68,278 $108,399 $116,413
2039 16 $8,255 $60,264 $68,518 $108,399 $116,6532040 17 $8,255 $62,087 $70,341 $111,677 $119,932
2041 18 $8,502 $62,087 $70,589 $111,677 $120,1792042 19 $8,502 $63,965 $72,467 $115,054 $123,557
2043 20 $8,757 $63,965 $72,723 $115,054 $123,8122044 21 $8,757 $65,900 $74,658 $118,534 $127,291
2045 22 $9,020 $65,900 $74,921 $118,534 $127,554
2046 23 $9,020 $67,894 $76,914 $122,118 $131,138
2047 24 $9,291 $67,894 $77,185 $122,118 $131,409
2048 25 $9,291 $69,948 $79,239 $125,811 $135,102Total$197,024 $1,152,260 $1,349,283 $2,077,130 $2,274,154
Future Tax Revenue
2049 $9,569 $72,065 $81,634 $129,616 $139,186
Source: Economic & Planning Systems
Property Tax: 1.83 mills
Jefferson County Impact Report – Lutheran Legacy Campus URA
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West Metro Fire Protection District Impact
The Plan Area is located within the West Metro Fire Protection District, which has
a 12.7530 mill levy. The Fire District’s share of the current property tax base is
$45,411, shown in Table 10, and will continue to be collected by the Fire District.
The base amount is expected to grow at 3.0 percent every two years resulting in
an annual amount of $64,745 in year 25 and generating a total of approximately
$1.4 million over the 25-year period. After the 25-year period is complete, the
West Metro Fire Protection District’s share of property tax revenues will increase
to between $568,900 in Scenario 1 to $970,000 in Scenario 2 due to the new
development. This includes between $502,200 in Scenario 1 to $903,300 in
Scenario 2 generated by the property tax increment from Lutheran Legacy Campus.
Table 10. Fire District Property Tax Revenue, 2024-2049
Fire Dist.
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $45,411 $0 $45,411 $0 $45,41120252$46,773 $0 $46,773 $0 $46,773
2026 3 $46,773 $0 $46,773 $0 $46,773
2027 4 $48,177 $0 $48,177 $0 $48,177
2028 5 $48,177 $44,979 $93,155 $102,788 $150,96420296$49,622 $140,929 $190,551 $258,281 $307,903
2030 7 $49,622 $219,136 $268,757 $397,804 $447,426
2031 8 $51,110 $301,135 $352,245 $542,933 $594,043
2032 9 $51,110 $384,045 $435,155 $690,826 $741,936
2033 10 $52,644 $384,045 $436,688 $690,826 $743,4702034 11 $52,644 $395,664 $448,308 $711,717 $764,361
2035 12 $54,223 $395,664 $449,887 $711,717 $765,9412036 13 $54,223 $407,635 $461,858 $733,241 $787,464
2037 14 $55,850 $407,635 $463,484 $733,241 $789,091
2038 15 $55,850 $419,968 $475,817 $755,415 $811,265
2039 16 $57,525 $419,968 $477,493 $755,415 $812,941
2040 17 $57,525 $432,674 $490,199 $778,260 $835,7862041 18 $59,251 $432,674 $491,925 $778,260 $837,511
2042 19 $59,251 $445,764 $505,015 $801,796 $861,047
2043 20 $61,029 $445,764 $506,793 $801,796 $862,825
2044 21 $61,029 $459,251 $520,279 $826,044 $887,0722045 22 $62,859 $459,251 $522,110 $826,044 $888,903
2046 23 $62,859 $473,145 $536,005 $851,025 $913,884
2047 24 $64,745 $473,145 $537,891 $851,025 $915,770
2048 25 $64,745 $487,460 $552,206 $876,761 $941,506
Total $1,373,028 $8,029,928 $9,402,956 $14,475,215 $15,848,244
Future Tax Revenue
2049 $66,688 $502,208 $568,896 $903,276 $969,963
Source: Economic & Planning Systems
Property Tax: 12.753 mills
Economic & Planning Systems, Inc.
15
Mile High Urban Drainage and Flood District Impact
The Plan Area is located within the Mile High Urban Drainage and Flood District,
which has a 1.0000 mill levy that includes 0.9000 mills for the main District and
0.1000 mills for the South Platte River. The Flood District’s share of the current
property tax base is $3,561, shown in Table 11, and will continue to be collected
by the Flood District. The base amount is expected to grow at 3.0 percent every
two years resulting in an annual amount of $5,077 in year 25 and generating a
total of approximately $107,700 over the 25-year period. After the 25-year period
is complete, the Mile High Urban Drainage and Flood District’s share of property
tax revenues will increase to between $44,600 in Scenario 1 to $76,100 in
Scenario 2 due to the new development. This includes between $39,400 in
Scenario 1 to $70,800 in Scenario 2 generated by the property tax increment
from Lutheran Legacy Campus.
Table 11. Flood District Property Tax Revenue, 2024-2049
Flood Dist.
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $3,561 $0 $3,561 $0 $3,561
2025 2 $3,668 $0 $3,668 $0 $3,668
2026 3 $3,668 $0 $3,668 $0 $3,66820274$3,778 $0 $3,778 $0 $3,778
2028 5 $3,778 $3,527 $7,305 $8,060 $11,838
2029 6 $3,891 $11,051 $14,942 $20,253 $24,144
2030 7 $3,891 $17,183 $21,074 $31,193 $35,08420318$4,008 $23,613 $27,621 $42,573 $46,581
2032 9 $4,008 $30,114 $34,122 $54,170 $58,177
2033 10 $4,128 $30,114 $34,242 $54,170 $58,2982034 11 $4,128 $31,025 $35,153 $55,808 $59,936
2035 12 $4,252 $31,025 $35,277 $55,808 $60,060
2036 13 $4,252 $31,964 $36,216 $57,496 $61,747
2037 14 $4,379 $31,964 $36,343 $57,496 $61,8752038 15 $4,379 $32,931 $37,310 $59,234 $63,614
2039 16 $4,511 $32,931 $37,442 $59,234 $63,745
2040 17 $4,511 $33,927 $38,438 $61,026 $65,536
2041 18 $4,646 $33,927 $38,573 $61,026 $65,672
2042 19 $4,646 $34,954 $39,600 $62,871 $67,5172043 20 $4,785 $34,954 $39,739 $62,871 $67,657
2044 21 $4,785 $36,011 $40,797 $64,773 $69,558
2045 22 $4,929 $36,011 $40,940 $64,773 $69,702
2046 23 $4,929 $37,101 $42,030 $66,731 $71,6602047 24 $5,077 $37,101 $42,178 $66,731 $71,808
2048 25 $5,077 $38,223 $43,300 $68,749 $73,826
Total $107,663 $629,650 $737,313 $1,135,044 $1,242,707
Future Tax Revenue2049 $5,229 $39,380 $44,609 $70,828 $76,058
Source: Economic & Planning Systems
Property Tax: 1. mills
Jefferson County Impact Report – Lutheran Legacy Campus URA
16
Wheat Ridge Sanitation District Impact
The Plan Area is located within the Wheat Ridge Sanitation District, which has a
0.3340 mill levy. The Sanitation District’s share of the current property tax base is
$1,189, shown in Table 12, and will continue to be collected by the Sanitation
District. The base amount is expected to grow at 3.0 percent every two years
resulting in an annual amount of $1,696 in year 25 and generating a total of
approximately $36,000 over the 25-year period. After the 25-year period is
complete, the Wheat Ridge Sanitation District’s share of property tax revenues
will increase to between $14,900 in Scenario 1 to $25,400 in Scenario 2 due to
the new development. This includes between $13,200 in Scenario 1 to $23,700 in
Scenario 2 generated by the property tax increment from Lutheran Legacy
Campus.
Table 12. Sanitation District Property Tax Revenue, 2024-2049
San. Dist.
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $1,189 $0 $1,189 $0 $1,189
2025 2 $1,225 $0 $1,225 $0 $1,22520263$1,225 $0 $1,225 $0 $1,225
2027 4 $1,262 $0 $1,262 $0 $1,262
2028 5 $1,262 $1,178 $2,440 $2,692 $3,954
2029 6 $1,300 $3,691 $4,991 $6,764 $8,064
2030 7 $1,300 $5,739 $7,039 $10,418 $11,718
2031 8 $1,339 $7,887 $9,225 $14,219 $15,558
2032 9 $1,339 $10,058 $11,397 $18,093 $19,431
2033 10 $1,379 $10,058 $11,437 $18,093 $19,471
2034 11 $1,379 $10,362 $11,741 $18,640 $20,019
2035 12 $1,420 $10,362 $11,783 $18,640 $20,060
2036 13 $1,420 $10,676 $12,096 $19,204 $20,6242037 14 $1,463 $10,676 $12,139 $19,204 $20,666
2038 15 $1,463 $10,999 $12,462 $19,784 $21,247
2039 16 $1,507 $10,999 $12,505 $19,784 $21,2912040 17 $1,507 $11,332 $12,838 $20,383 $21,889
2041 18 $1,552 $11,332 $12,883 $20,383 $21,934
2042 19 $1,552 $11,675 $13,226 $20,999 $22,5512043 20 $1,598 $11,675 $13,273 $20,999 $22,597
2044 21 $1,598 $12,028 $13,626 $21,634 $23,232
2045 22 $1,646 $12,028 $13,674 $21,634 $23,2802046 23 $1,646 $12,392 $14,038 $22,288 $23,935
2047 24 $1,696 $12,392 $14,087 $22,288 $23,984
2048 25 $1,696 $12,767 $14,462 $22,962 $24,658Total$35,959 $210,303 $246,263 $379,105 $415,064
Future Tax Revenue2049 $1,747 $13,153 $14,899 $23,657 $25,403
Source: Economic & Planning Systems
Property Tax: 0.334 mills
Economic & Planning Systems, Inc.
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Sales Taxes
The amount of sales tax Renewal Wheat Ridge (RWR) will keep is dependent on
the decision of Wheat Ridge City Council. RWR can keep up to 3.0 percent of city
sales tax generated by sales on-site, based on City Council approval, and the
amounts shown in the analysis below are provided to reflect the maximum sales
tax increment that could be generated. The incremental sales tax includes all
sales tax generated from the new retail development on parcels included in the
Plan Area, based on the redevelopment and land use assumptions.
Assumptions
To estimate potential sales tax revenues of Lutheran Legacy Campus, EPS has
estimated annual sales per square foot of development based on the anticipated
retail type. This estimation of sales tax increment applies uniformly to both
development scenarios because they each include the same amount of retail
development. Of the 30,000 square feet of retail development, only about 70
percent is anticipated to be sales tax generating and the remaining 30 percent is
expected to be service retail. Service retail includes uses such as gyms, salons,
banks, etc. that offer services that are not taxable. This results in about 21,105
square feet of taxable retail sales, which is estimated to achieve $300 in sales per
square foot. EPS has also assumed an annual growth rate in sales of 2.0 percent
per year.
The 2023 Jefferson County sales tax rate is 0.5 percent, all of which is dedicated
to open space and will not be captured within the TIF. The 2023 City of Wheat
Ridge sales tax rate is 3.50 percent, of which 3.0 percent will be allocated for TIF
for the 25-year period. The remaining 0.5 percent is dedicated to capital projects
and will not be collected by RWR. It will continue to be collected by the City given
that it is dedicated for capital projects.
City of Wheat Ridge Sales Tax Increment
The future sales taxes due to new retail development is referred to as the
increment. The development of Lutheran Legacy Campus is expected to generate
approximately $5.3 million in City sales tax increment over the 25-year period,
which equates to an average of approximately $219,900 per year, as shown in
Table 13. This is based on a commitment of the 3.0 percent sales tax to the URA.
This revenue stream, when discounted at 5.0 percent, translates to a present
value of $2.7 million.
Revenues to be retained by the City over this timeframe (and therefore not
subject to the TIF redirect) include the 0.5 percent sales tax for capital projects
from sales activity within Lutheran Legacy Campus. This will generate
approximately $879,500 or an average of $36,600 per year. Similarly, Jefferson
Jefferson County Impact Report – Lutheran Legacy Campus URA
18
County will retain 0.5 percent sales tax for open space that will generate
approximately $879,500 or an average of $36,600 per year.
Table 13. City of Wheat Ridge Sales Tax Increment, 2024-2048
Jeff. County City
Dev.Taxable Stablized Retail Open Cap. Proj. TIF Share TIF Share
Year Plan Yr.Program Program Sales Taxable Sales[1]Space Present Val.%21,105 sf %$300/sf 0.500% 0.50% 3.00%5.00%
2024 1 0%0 0%$0 $0 $0 $0 $0
2025 2 0%0 0%$0 $0 $0 $0 $0
2026 3 20%4,221 50%$658,725 $3,294 $3,294 $19,762 $17,9242027440%8,442 100%$2,687,598 $13,438 $13,438 $80,628 $69,649
2028 5 60%12,663 100%$4,112,025 $20,560 $20,560 $123,361 $101,489
2029 6 80%16,884 100%$5,592,354 $27,962 $27,962 $167,771 $131,453
2030 7 100%21,105 100%$7,130,251 $35,651 $35,651 $213,908 $159,62120318100%21,105 100%$7,272,856 $36,364 $36,364 $218,186 $155,060
2032 9 100%21,105 100%$7,418,313 $37,092 $37,092 $222,549 $150,630
2033 10 100%21,105 100%$7,566,679 $37,833 $37,833 $227,000 $146,326
2034 11 100%21,105 100%$7,718,013 $38,590 $38,590 $231,540 $142,1462035 12 100%21,105 100%$7,872,373 $39,362 $39,362 $236,171 $138,084
2036 13 100%21,105 100%$8,029,821 $40,149 $40,149 $240,895 $134,1392037 14 100%21,105 100%$8,190,417 $40,952 $40,952 $245,713 $130,307
2038 15 100%21,105 100%$8,354,225 $41,771 $41,771 $250,627 $126,584
2039 16 100%21,105 100%$8,521,310 $42,607 $42,607 $255,639 $122,967
2040 17 100%21,105 100%$8,691,736 $43,459 $43,459 $260,752 $119,454
2041 18 100%21,105 100%$8,865,571 $44,328 $44,328 $265,967 $116,041
2042 19 100%21,105 100%$9,042,882 $45,214 $45,214 $271,286 $112,725
2043 20 100%21,105 100%$9,223,740 $46,119 $46,119 $276,712 $109,5042044 21 100%21,105 100%$9,408,215 $47,041 $47,041 $282,246 $106,376
2045 22 100%21,105 100%$9,596,379 $47,982 $47,982 $287,891 $103,336
2046 23 100%21,105 100%$9,788,307 $48,942 $48,942 $293,649 $100,384
2047 24 100%21,105 100%$9,984,073 $49,920 $49,920 $299,522 $97,5162048 25 100%21,105 100%$10,183,754 $50,919 $50,919 $305,513 $94,730
Total $879,548 $879,548 $5,277,288 $2,686,445
Ann. #$36,648 $36,648 $219,887 $111,935
[1]Annual escalation of 2.0%
Source: Economic & Planning Systems
Wheat Ridge Sales Tax
Economic & Planning Systems, Inc.
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Summary of Impact
Cost of Service and Infrastructure Costs
Redevelopment projects such as Lutheran Legacy Campus will generate fiscal and
economic impacts to Jefferson County, with factors that are both positive and
negative. Some uses, such as residential, will have more of an impact on County
services and costs.
It is important to recognize that the cost of service and infrastructure costs vary
depending on whether or not the development occurs within incorporated or
unincorporated areas. The entire Plan Area is located within the City of Wheat
Ridge municipal boundaries. It is also noteworthy that many of the urban services
required by the new development will be provided by the City of Wheat Ridge,
such as police, parks and recreation, and general administration such as planning,
zoning, land use code enforcement, business licensing, etc.
For the purposes of this analysis, EPS has provided detailed calculations of the TIF
revenues to be used to service debt for Lutheran Legacy Campus, for each of the
taxing entities within the county. The analysis assumes that the modest additional
service cost to the County associated with the future development within the City of
Wheat Ridge is balanced by additional revenue sources, such as intergovernmental
transfers, fees for services, and the additional retail spending referenced above.
The County is expected to have no financial exposure for infrastructure costs or
other capital improvements, at time of construction or on an ongoing basis.
Future infrastructure costs that are associated with development on parcels
included in the Plan boundary are anticipated to be financed by the developer(s)
initially, and by Renewal Wheat Ridge and the City of Wheat Ridge in the future.
Jefferson County Impact Report – Lutheran Legacy Campus URA
20
Summary of the Net County Impact
Based on the analysis included in this report, EPS anticipates that the impact of the
Lutheran Legacy Campus Urban Renewal Plan on Jefferson County will be neutral.
The County will continue to receive the base property tax amount of $96,100
annually with biannual escalation. By 2049, the end of the 25-year tax increment
financing period, the County’s portion of property tax is expected to increase to
between $1.2 million to $2.1 million per year as a result of the new development.
The County can expect to receive this approximate level of revenue upon the
sunsetting of the TIF in 2048. The County will collect 0.50 percent of sales tax in
the Plan Area during the 25-year period, generating an average of $36,600
annually for open space.
Based on previous experience evaluating county fiscal structures, EPS has an
understanding of expenditures, revenues, and alternative revenue sources that
new development generates as well as the corresponding costs of service
attributed to various development types. Moreover, because the future
development will be located within the City of Wheat Ridge, and the City is
responsible for a majority of services, including ones with typically higher costs to
local government (i.e., police, public works, etc.), the County’s exposure in terms
of its financial outlay will be modest and is expected to be mitigated with other
revenue sources.
Draft Report
Carr Street
Urban Renewal Plan
Prepared for:
Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge
and the City of Wheat Ridge
Prepared by:
Economic & Planning Systems, Inc.
October 2, 2023
EPS #233048
ATTACHMENT 4
Table of Contents
Introduction ........................................................................................... 1
Preface ........................................................................................................ 1
Blight Findings .............................................................................................. 1
Urban Renewal Area Boundaries ...................................................................... 1
Definitions ............................................................................................. 4
Plan Purpose .......................................................................................... 6
Vision .......................................................................................................... 6
Blight Conditions .................................................................................... 8
Plan Goals and Conformance ................................................................... 10
Plan Goals and Objectives ............................................................................ 10
Plan Conformance ....................................................................................... 10
Authorized Urban Renewal Undertakings and Activities ................................ 16
Project Financing ................................................................................... 20
Financing Powers ........................................................................................ 20
Tax Increment Financing District ................................................................... 21
Property Tax Increment Financing ................................................................. 21
Sales Tax Increment Financing ...................................................................... 23
Tax Increment Reimbursements .................................................................... 24
Severability and Reasonable Variations ..................................................... 25
Effective Date of the Plan ........................................................................ 26
List of Figures
Figure 1. Carr Street Urban Renewal Plan Area ....................................................... 2
Economic & Planning Systems, Inc.
233048-Draft Carr Street URA Plan 10-2-2023.docx 1
Introduction
Preface
This Carr Street Urban Renewal Plan (“Plan” or the “Urban Renewal Plan”) has
been prepared for the City of Wheat Ridge, Colorado (the “City”), a home rule
municipal corporation of the State of Colorado. The Plan will be carried out by the
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
of Title 31, Colorado Revised Statutes, 1973, as amended to date (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.
Blight Findings
Under the Act, an urban renewal area is a blighted area, as defined by the Act,
and has been designated as appropriate for an urban renewal project by the City
Council of the City (the “City Council”). In each urban renewal area, conditions of
blight must be present, and the City Council must find that the presence of those
conditions of blight substantially impair or arrest 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 for the Authority to exercise its powers.
The Carr Street Conditions Survey prepared by Economic & Planning Systems
(EPS) in August 2023 (“Conditions Survey”) was provided to the Authority under
separate cover and demonstrates that the Carr Street Study Area (“Study Area”),
as defined in the Conditions Study, is eligible to be declared a blighted area by
the City Council under the Act. The Conditions Survey identified and documented
7 of the 11 blight factors present in the Study Area. A description of the blight
factors and observations is presented below in Section 4 of this report.
Urban Renewal Area Boundaries
The Carr Street Urban Renewal Area (“URA” or “Plan Area”) is located in the City of
Wheat Ridge in Jefferson County. The Plan Area is comprised of 28 parcels on
approximately 109 acres of land plus adjacent right-of-way (ROW). The location
of the Plan Area to which this Plan applies is generally bound by West I-70
Frontage Road North to the north, West 44th Avenue to the south, Garison Street
to the west, and Wadsworth Boulevard and Clear Creek to the east, as shown
below in Figure 1 and more particularly described on Exhibit A attached hereto
and made a part of hereof.
Carr Street Urban Renewal Plan
2
Figure 1. Carr Street Urban Renewal Plan Area
Ownership
Parcels located within the Plan Area are owned by 15 individual owners including
multiple parcels owned by the City of Wheat Ridge, Arvex Properties Inc., Wheat
Ridge Industrial Park LLC, Triad Real Estate, and Exchange 8150 West 48th Ave
LLC. The full list of owners is provided below.
• 9195 W 444th Ave LLC
• Arvex Properties Inc.
• Boyd Michael J
• City of Wheat Ridge
• DTI Holdings LLC
• Exchange 8150 West 48th Ave LLC
• Jeffco Housing Corporation
• Macatr LLC
• Metropolitan Denver Sewage
Disposal District
• Potuzak Charles
• Ridgeview Center LLC
• Thompson Max L
• Triad Real Estate
• Wheat Ridge Lumber LLC
• Wheat Ridge Industrial Park LLC
Economic & Planning Systems, Inc.
233048-Draft Carr Street URA Plan 10-2-2023.docx 3
Zoning and Land Use
The properties within the Plan Area are largely developed with older commercial
and industrial development and there is one site that is currently vacant that
could be developed as an industrial property. Additionally, there is open space
with Clear Creek and the Clear Creek trail running through the eastern side of the
Plan Area. The Plan Area includes a mix of industrial, commercial, and residential
zone districts including Industrial Employment (I-E), Planned Industrial
Development (PID), Commercial-One (C-1), Commercial-Two (C-2), Residential-
Two (R-2), and Residential-Three (R-3). Additionally, there is a small portion zoned
as Agricultural-One (A-1), but it is currently used for industrial and is surrounded
by established development. Each zoning district is further described below.
The industrial zone districts are located in the northeast corner of the Plan Area.
Industrial Employment (I-E) is intended for light industrial and commercial uses
that support employment. Planned Industrial Development (PID) is intended to
promote health, safety, and general welfare by permitting greater flexibility and
innovation in land development based upon a comprehensive, integrated plan.
The commercial zone districts are located along the south side of the Plan Area
along 44th Avenue. Commercial-One (C-1) is intended to provide a wide range of
commercial land uses, including office, general business, and retail sales and
service establishments. Commercial-Two (C-2) is intended to provide an even
wider range of commercial land uses, including office, general business, more
intensive retail sales, wholesale businesses, and light manufacturing.
The residential zone districts are located along the eastern side of the Plan Area.
This area is currently used for open space on either side of Clear Creek and includes
the Clear Creek Trail. Wheat Ridge Park, located at the corner of 44th Avenue and
Everett Drive, is zoned R-3 and is an affordable housing development owned by
Foothills Regional Housing. This residentially zoned area is not expected to
redevelop. Residential-Two (R-2) provides high quality, safe, quiet, and stable low
to moderate density residential neighborhoods. Residential-Three (R-3) provides
high quality, safe, quiet, and stable medium to high density residential
neighborhoods.
The area zoned as A-1 is anticipated to be rezoned before redevelopment occurs.
This area is most likely to rezone to I-E, which aligns with the adjacent parcels.
Agricultural-One (A-1) is intended for high quality, safe, quiet, and stable
residential estate living environment within a quasi-rural or agricultural setting.
This zone district permits large lot, single unit residential and related uses, and
agricultural uses and activities.
The land uses proposed in the Plan Area generally algin with the zoning
classifications, particularly with the anticipated rezoning of the one site currently
designated as A-1. The area is predominately industrial and commercial uses, and
is generally consistent with the underlying zoning.
Carr Street Urban Renewal Plan
4
Definitions
Terms used in this Plan are defined below and are representative of Urban Renewal
Law C.R.S. § 31-25-103.
• Act or Urban Renewal Law – Urban Renewal Law of the State of Colorado,
C.R.S. § 31-25-101 et seq.
• Available Property Tax Increment Revenues – all Property Tax Increment
Revenues available pursuant to the Tax Increment Financing provisions of the
Act not payable to taxing bodies pursuant to agreements, if any, with the
Authority or otherwise as provided in C.R.S. § 31-25-107(9.5) of the Act. In
the event that an agreement is reached with a taxing body pursuant to C.R.S. §
31-25-107(9.5) of the Act after the effective date of Plan approval by the City
Council, the Property Tax Increment Revenues generated by said taxing
body’s mill levy shall become Available Property Tax Increment Revenues, and
the addition of such revenue shall not be a substantial modification to this
Plan.
• Available Revenues – any and all revenues available to the Authority,
including, without limitation, Available Property Tax Increment Revenues, any
revenues available to the Authority from Districts, or any other source that
are available under this Plan or otherwise under the Act.
• Bonds – any bonds (including refunding bonds), notes, interim certificates or
receipts, temporary bonds, certificates of indebtedness, debentures, or other
obligations.
• District (or Districts) – for purposes of C.R.S. § 31-25-107(9) means a
metropolitan district which is a quasi-municipal corporation and political
subdivision of the State of Colorado organized under the Colorado Special
District Act, 32-1-101, et seq., C.R.S., as from time to time amended, or a
business improvement district which is a quasi-municipal corporation and
political subdivision of the State of Colorado organized under the Colorado
Business Improvement District Act, 31-25-1201, et seq., C.R.S., as from time
to time amended, or any successor District or Districts thereto as may be
approved by the City. Provided however, for purposes of C.R.S. § 31-25-104,
the term “District” shall be limited to metropolitan [or special] district which is
a quasi-municipal corporation and political subdivision of the State of Colorado
organized under the Colorado Special District Act, 32-1-101, et seq., C.R.S.
• Property Taxes – means, without limitation, all levies to be made on an ad
valorem basis by or for the benefit of any public body upon taxable real and
personal property in the Area.
Economic & Planning Systems, Inc.
5
• Property Tax Increment Revenues – the property tax revenues allocated to
the Authority pursuant to C.R.S. § 31-25-107(9) of the Act and Section 7.0 of
this Plan.
• Real property – lands, lands under water, structures, and any and all
easements, franchises, incorporeal hereditaments, and every estate and right
therein, legal and equitable, including terms for years and liens by way of
judgment, mortgage, or otherwise.
• Redevelopment/Development Agreement – one or more agreements
between the Authority and developer(s) and/or property owners or such other
individuals or entities as determined by the Authority to be essential to carry
out the objectives of this Plan.
• Slum area – an area in which there is a predominance of buildings or
improvements, whether residential or nonresidential, and which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for
ventilation, light, air, sanitation, or open spaces, high density of population
and overcrowding, or the existence of conditions which endanger life or
property by fire or other causes, or any combination of such factors, is
conducive to ill health, transmission of disease, infant mortality, juvenile
delinquency, or crime and is detrimental to the public health, safety, morals,
or welfare.
• Tax increment financing (TIF) – the tax allocation financing as described in
C.R.S. 31-25-107(9) of the Act as in effect on the date this Plan is approved
by City Council.
• Urban Renewal Authority or Authority – a corporate body organized
pursuant to the provisions of the Act for the purposes, with the powers, and
subject to the restrictions set forth in the Act.
• Urban Renewal Plan or Plan – a plan, as it exists from time to time, for an
urban renewal project, which plan conforms to a general or master plan for
the physical development of the municipality as a whole and which is
sufficiently complete to indicate such land acquisition, demolition and removal
of structures, redevelopment, improvements, and rehabilitation as may be
proposed to be carried out in the urban renewal area, zoning and planning
changes, if any, land uses, maximum densities, building requirements, and
the plan's relationship to definite local objectives respecting appropriate land
uses, improved traffic, public transportation, public utilities, recreational and
community facilities, and other public improvements.
• Urban Renewal Project – undertakings and activities for the elimination and
for the prevention of the development or spread of slums and blight and may
involve slum clearance and redevelopment, or rehabilitation, or conservation,
or any combination or part thereof, in accordance with an urban renewal plan.
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Plan Purpose
The purpose of this Plan is to reduce, eliminate, and prevent the spread of blight
within the Plan Area through private development. The Plan sets goals to achieve
this through implementing established objectives for the Area and assisting with
the eligible costs of environmental mitigation, redevelopment, promoting
economic growth and private investment through the tools available within the
context of urban renewal tools, laws, and guidelines, including, without limitation,
tax increment financing (TIF).
Establishment of the Urban Renewal Area will help improve conditions by
providing public resources to be paired with private investment that enable
property owners and developers to mitigate blight and transform the area. The
urban renewal efforts will be focused within the plan area for the duration in
accordance with the mandates of the Act.
Vision
The overall vision of the Plan Area, as expressed in the 44th Avenue Subarea Plan,
is an industrial employment node and commercial corridor. In the Subarea Plan,
the City identified transformational elements that, in addition to the
redevelopment of sites in the subarea, also calls for improved street and
multimodal connections, and new streetscape elements. The Plan Area is within
the urban context and will offer redevelopment and infill development
opportunities rather than developing on the outside or edges of the city.
The northeast corner of the Plan Area is envisioned as an industrial employment
node. This area currently consists of industrial employment users with
opportunities for redevelopment. This node is anticipated to expand with a larger
mix of employment types such as a diversity of industrial and automotive uses.
The priority is to preserve and expand the industrial nature and employment
opportunities with economic benefit and job growth.
The vision for the southern section of the Plan Area, as described in the 44th
Avenue Subarea Plan, is a commercial node along 44th Avenue from Garrison
Street to Clear Creek with a focus on small business. This node is targeted for
infill and redevelopment of existing commercial properties into a mix of retail and
office uses that prioritize local and family-oriented businesses. These commercial
properties will include public improvements such as bike parking, seating,
lighting, signage and wayfinding, and landscaping. The 44th Avenue Bridge at
Clear Creek will have multimodal additions, such as space allocated to pedestrians
and bikes or a new parallel bridge for pedestrians and bikes. ROW improvements
throughout the Plan Area with a focus on 44th Avenue and Garrison Street, may
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include landscape and tree planting, pedestrian and bike infrastructure, improved
crossings, streetscape, public art, and undergrounding overhead utilities.
To improve neighborhood connectivity, additional sidewalk connections will be
made to Clear Creek Trail at available points. On the north side of the Plan Area,
the I-70 underpass at Carr Street will be improved with increased lighting, public
art, and physical buffers for safer crossings.
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Blight Conditions
Before an urban renewal plan can be adopted by the City Council, there must be a
determination that an area constitutes a blighted area. This determination
depends upon the presence of several physical, environmental, and social factors.
Blight is attributable to a range of conditions that, in combination, tend to
accelerate the phenomenon of deterioration of an area. The definition of a
blighted area is based upon the definition articulated in the Urban Renewal Law
(C.R.S. § 31-25-103) as follows:
“Blighted area” means an 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 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. 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
nonmarketable;
h. The existence of conditions that endanger life or property by fire and
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;
j. Environmental contamination of buildings or property;
k.5. The existence of health, safety, or welfare factors requiring high levels
of municipal services or substantial physical underutilization or
vacancy of sites, building, or other improvements; or
l. 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 one of the factors specified in paragraphs (a) to (k.5)
of this subsection (2), substantially impairs or arrests the sound
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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. For purposes
of this paragraph (l), the fact that an owner of an interest in such
property does not object to the inclusion of such property in the urban
renewal area does not mean that the owner has waived any rights of
such owner in connection with laws governing condemnation.
To use the powers of eminent domain, the definition of “blighted” is broadened to
require that five of the eleven blight factors must be present (C.R.S. § 31-25-
105.5(5)(a)):
(a) “Blighted area” shall have the same meaning as set forth in section 31-25-
103 (2); except that, for the purposes of this section only, “blighted area”
means an area that, in its present condition and use and, by reason of the
presence of at least five of the factors specified in section 31-25-103 (2)(a) to
(2)(l), 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.
The methodology used to prepare the Conditions Survey for the Plan Area
involved the following steps: (i) identify parcels to be included in the Plan Area;
(ii) gather information about the properties and infrastructure within the Plan
Area boundaries; (iii) evaluate evidence of blight through field reconnaissance;
and (iv) record observed and documented conditions listed as blight factors in
State Statute. The entire Conditions Survey is provided under separate cover.
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Plan Goals and Conformance
Plan Goals and Objectives
The overall objective of this Plan is to remediate unfavorable existing conditions
and prevent further deterioration by implementation of the relevant provisions
contained in the following documents:
• Envision Wheat Ridge (City of Wheat Ridge Comprehensive Plan), 2009
• 44th Avenue Subarea Plan, 2023
The Plan is intended to stimulate private sector development in the Plan Area with
a combination of private investment and Authority financing. The Plan has the
following objectives:
• Implement Envision Wheat Ridge and 44th Avenue Subarea Plan
• Prevent and eliminate conditions of blight within the City of Wheat Ridge
• Encourage and provide incentives for private and economic development
• Encourage the development of projects that would not otherwise be
considered financially feasible without the participation of Renewal Wheat
Ridge (RWR)
• Enhance the current property tax revenue within the city and county with
development that will increase the assessed valuation
Plan Conformance
Urban Renewal Law
This Plan is in conformity with and subject to the applicable statutory requirements
of the Urban Renewal Law.
Envision Wheat Ridge
The City of Wheat Ridge last updated and adopted its Comprehensive Plan, known
as Envision Wheat Ridge, in 2009, which established the vision and direction for
the future of Wheat Ridge. The City’s vision is organized around six key values to
describe the community’s aspirations. This Plan is intended to implement Envision
Wheat Ridge and is in direct conformance with Envision Wheat Ridge. The URA
Plan directly supports five key values in Envision Wheat Ridge of economy and
land use, community character and design, transportation, community services,
and sustainable future. The following excerpts from Envision Wheat Ridge
highlight the linkage between Envision Wheat Ridge and this Plan under these five
key values. These are representative excerpts, and not an all-inclusive list of
relevant statements:
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• Goal ELU 1 – Make Wheat Ridge a “community of choice” in which to
live, work, shop, and recreate
o Policy ELU 1.1 – Attract primary employers to attract strong
households
• Goal ELU 2 – Attract quality retail development and actively retain
existing retailers to locate in Wheat Ridge
o Policy ELU 2.1 – Retain and enhance existing retailers
o Policy ELU 2.3 – Rehabilitate underutilized retail spaces
• Goal ELU 3 – Retain and diversify local employment
o Policy ELU 3.2 – Generate new primary employment
• Goal ELU 4 – Increase the diversity of land uses
o Policy ELU 4.1 – Efficient use of limited land
• Goal ELU 5 – Revitalize key redevelopment areas, targeting areas
with immediate redevelopment needs with efforts that support and
promote investment and quality design, projecting a positive image for
the community and enhancing the surrounding context.
o ELU 5.2 – Infill and redevelopment
o ELU 5.3 – High quality redevelopment
• Goal CC 3 – Ensure quality design for development and
redevelopment.
o Policy CC 3.1 – Require new development and redevelopment to
exemplify high quality urban design to enhance the city’s character.
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• Goal T 1 – Provide an integrated transportation system to address all
modes of travel and future funding priorities.
o Policy T 1.1 – Focus future investment for infrastructure
improvements in targeted corridors and intersections
o Policy T 1.2 – Improvements funding
o Policy T 1.3 – Complete streets
• Goal T 3 – Increase transportation efficiency and options
o Policy T 3.2 – Expanded travel options
o Policy T 3.4 – Priority pedestrian and bicycle improvements
o Policy T 3.5 – Increase mobility
• Goal CS 2 – Continue to invest in parks, recreation, and open space.
o Policy CS 2.1 - Continue to maintain and enhance parks,
recreation, and open space offerings and facilities, while
periodically identifying future parkland needs.
• Goal SF 1 – Establish and maintain a resilient and sustainable tax
base that will be able to support community services.
o Policy SF 1.2 – Create a diverse and broader revenue base by
facilitating the development of local and regional retail and
employment and encouraging local shopping and dining.
• Goal SF 2 – Protect and preserve natural assets including its scenic
and environmental asses, the urban tree canopy, and drainage ways.
o Policy SF 2.1 – Provide stewardship of unique and sensitive
natural resources and areas.
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• Goal SF 4 – Maintain a healthy and active community and encourage
opportunities for lifelong activity and engagement.
o Policy SF 4.1 – Promote physical activity and increase recreational
opportunities, partly by developing pedestrian and bicycle
connections between neighborhoods and existing and proposed
community activity center and employment opportunities.
44th Avenue Subarea Plan
The City of Wheat Ridge 44th Avenue Subarea Plan identifies parcels in the Plan
Areas as high economic development opportunity, specifically the industrial node
in the northeast corner and commercial properties along 44th Avenue. These two
nodes are identified as potential catalyst sites based on economic and land use
metrics. The Carr Street URA Plan directly implements the 44th Avenue Subarea
Plan and the following excerpts are representative of the alignment between the
two.
Primary Corridor Investments – Strategies focused on large area and infill
developments, improvements to existing uses, and the pedestrian experience.
• Topic B: Existing uses and infill development – To enhance the existing
uses and provide new community needs through individual property
improvements, infill development, and strategic redevelopment.
o Strategy B-1: Small Business Focus – For the properties along West
44th Avenue east of Kipling Street it is important to focus on a variety of
small businesses and eclectic building forms. As the primary commercial
zone within the larger Subarea, new smaller-footprint, infill development
and existing property improvements should focus on retaining and
encouraging new local and/or small businesses to thrive.
o Strategy B-3: Site Improvements – Along the corridor general
investments and site enhancements should be encouraged and should be
made to existing properties in the area where feasible.
o Strategy B-4: Building Improvements – Many existing buildings may
benefit from both internal and external improvements to better serve the
needs of the owner, user, and passersby.
• Topic C: Pedestrian Experience – In addition to safety, walkability and
ease of access discussed under the Overall Connectivity Improvements (OCI),
the experience for a pedestrian along a major corridor should be memorable
and enjoyable, benefiting users of all ages and abilities.
o Strategy C-1: Family-Focused Activity Center – Rebranding of the
areas adjacent to the northern edge of Anderson Park as a family focused
recreation center, while still accommodating current uses that are less
aligned with that vision.
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o Strategy C-2: Corridor Adjacent Connectivity and Infrastructure –
Work with existing commercial property owners to identify primary, public-
facing nodes on private property and to encourage off corridor
connectivity.
o Strategy C-3: Streetscape Design – focused on the safety and quality
of the experience for non-motorists, as motorists generally operate with
minimal restrictions in this area.
Community Subarea Enhancements – Strategies focused on historic uses,
smaller-scale change, and redevelopment in support of larger community assets
and amenities
• Topic D: Historic Character – Reflects many long time uses, including
agriculture, employment, and open space that have made up the land-use
fabric of the area for many years.
o Strategy D-2: Employment Node – The northeast corner of the Subarea
currently contains numerous large footprint employment users. This node
should continue to serve its important employment role, evolving over
time to capture a larger mix of employment types, allowing new users and
development to better address community needs for small-scale and light
industrial uses, connectivity, and environmental sustainability.
Overall Connectivity Improvements – Strategies focused on addressing gaps
and barriers for additional north-south and east-west connectivity throughout the
Subarea to maximize the safety and comfort for all users
• Topic F: East/West Connectivity – With West 44th Avenue serving as the
only major east-west connection in the Subarea, it is essential to improve
multi-modal connectivity along the corridor as well as to the greater
community, regional networks, and major destinations in and around the
Subarea.
o Strategy F-1: West 44th Avenue Corridor Enhancements – Guide
investment into targeted enhancements and infrastructure changes along
the roadway to regulate traffic flow, increase pedestrian and bicycle
safety, and enhance the user experience.
o Strategy F-2: Neighborhood Connectivity – Provide new connectivity
options through new development specifically
• Topic G: North/South Connectivity – Kipling Street serves as the only
north/south connection, and north/south connectivity is challenging given the
interstate to the north and Clear Creek to the south. It is essential to increase
both access and safety to major destinations in and around Wheat Ridge.
o Strategy G-2: I-70 Bridges and Underpasses – Create safer crossings
across the interstate for non-vehicular uses, either integrated in existing
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vehicular crossings, or through the creation of standalone pedestrian and
bicycle crossings.
• Topic H: Priority Crossings – Safe street crossings are an important
consideration throughout the Subarea, and additional improvements have
been considered as well.
o Strategy H-2: General Intersection Improvements – All crossings
should provide for safe movement along the corridor.
o Strategy H-3: 44th Avenue Bridget at Clear Creek – Address the
mobility concerns at this bridge for vehicles, and look at alternatives for
safer, more efficient crossings for pedestrians and cyclists.
Development Standards and Procedures
All development within the Plan Area shall conform to the City’s Land Use Code
and any site-specific City zoning regulations and policies that might impact
properties in the Plan Area, all as in effect and as may be amended. However, as
authorized by the Urban Renewal Law, the Authority may arrange with the City
for the planning, replanning, zoning or rezoning of any part of the Plan Area as
needed in connection with the urban renewal project described in this Plan.
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Authorized Urban Renewal Undertakings
and Activities
The Act allows for a wide range of activities to be used in the implementation of an
urban renewal plan. The Authority is authorized to provide both financial assistance
and improvements in partnership with property owners and other affected parties
in order to accomplish the objectives stated herein. Public private partnerships
and other forms of cooperative development, including Cooperation Agreements,
will be essential to the Authority’s strategy for preventing the spread of blight and
eliminating existing blighting conditions. Without limitation, undertakings and
activities of the Authority in the furtherance of this Plan as described as follows.
Undertakings and Activities to Remedy Blight
As described in Section 4 of this Plan, seven qualifying conditions of blight were
identified in the Study Area of which this Urban Renewal Areas is a part. Each of
the seven qualifying conditions was observed within the Urban Renewal Area.
Implementation of this Plan by providing urban renewal resources for public and
private improvements will remedy the conditions identified:
b. Predominance of defective or inadequate street layout
The investment of streetscape and increased bicycle and pedestrian
pathways and connections throughout the Plan Area will create an
improved pedestrian environment.
c. Faulty lot layout
The redevelopment of the northeast corner of the Plan Area will
provide improved internal vehicular access and connectivity.
d. Unsanitary or unsafe conditions
The private investments and onsite redevelopment will eliminate the
vandalism/graffiti, presence of vagrants, and excessive litter.
Additionally, the private investment will provide new jobs and establish
an employment node.
e. Deterioration of site or other improvements
The development of the Plan Area will turn neglected properties into a
thriving employment center and commercial node with the necessary
site improvements.
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f. Unusual topography or inadequate public improvements or utilities
The overall redevelopment and investment in the Plan Area will
address the maintenance deficiencies and provide adequate
infrastructure.
h. Existence of conditions that endanger life or property
The redevelopment areas of the Plan Area in a flood hazard area will
meet the necessary standards and regulations for development to
occur.
k.5. 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 - Observed
The Plan Area is currently underutilized and includes vacant property.
Through private investment and support from the Authority, the Plan
Area will develop and redevelop into vibrant nodes and be fully
utilized.
Project Development Plan
The primary goal of this Plan is to eliminate the current conditions of blight in the
Urban Renewal Area and prevent those conditions from reoccurring. The
contemplated redevelopment of the Area is for use as industrial facilities;
provided however, the Authority is authorized to approve any uses for the Area
that eliminate blight and are consistent with the Comprehensive Plan and
applicable zoning, including, without limitation, mixed use development, including
residential, hotel, commercial, retail, office, industrial, cultural, and public uses.
Complete Public Improvements and Facilities
The Authority may undertake certain actions to make the Area more attractive for
private investment. The Authority may, or may cause others, including, without
limitation, one or more Districts to install, construct, and reconstruct any public
improvements, including, without limitation, parking facilities. The Authority may,
or may cause others to, demolish and clear buildings and existing improvements
for the purpose of promoting the objectives of the Plan and the Act. Additionally,
the Authority may, or may cause others to, install, construct and reconstruct any
other authorized improvements, including, without limitation, other authorized
undertakings or improvements for the purpose of promoting the objectives of this
Plan and the Act.
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Plan Modification
The Authority may propose, and City Council may make, modifications to this Plan
as may be necessary; provided, however, any modification of the Plan shall (a)
comply with the provisions of the Act, including C.R.S. § 31-25-107(9) § 31-25-
107(7); (b) not impair Available Revenues then-pledged by the Authority or the
ability of the Authority to pay any outstanding Bonds, including any reimbursement
obligations of the Authority; or (c) not impair the ability of the Authority or any
party to any then-existing agreement to fully perform their respective covenants
and duties under any such agreement. The Authority may, in specific cases, allow
non-substantive variations from the provisions of this Plan if it determines that a
literal enforcement or application of the provision would constitute an
unreasonable limitation beyond the intent and purpose stated herein.
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 as necessary to comply with applicable provisions of the Act.
Demolition, Clear and Prepare Improvements
The Authority is authorized to demolish or cooperate with others to clear
buildings, structures, and other improvements within the Area in an effort to
advance projects deemed consistent with the vision stated herein. Such
demolition or site clearance is necessary to eliminate unhealthy, unsanitary, and
unsafe conditions; eliminate obsolete uses deemed detrimental to the public
welfare; remove and prevent the spread of blight; and facilitate redevelopment of
the Area by private enterprise.
Acquire and Dispose of Property
It is not expected that the Authority will be required to acquire property to carry
out the project. However, if the Authority determines such acquisition is necessary,
it is authorized to acquire any such property by negotiation or any other method,
including that the Authority is authorized to acquire property by eminent domain.
Properties acquired by the Authority by negotiation may be temporarily 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 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 transfer 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.
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Enter into Redevelopment/Development Agreements
The Authority may enter into Redevelopment/Development Agreements or other
contracts with developer(s) or property owners or other such individuals or entities
determined to be necessary to carry out the purposes of this Plan, including the
pledge by the Authority of Available Revenues to pay eligible costs pursuant to
the Act or any other applicable law. Further, such Redevelopment/Development
Agreements, or other contracts, may contain terms, provisions, activities, and
undertakings contemplated by this Plan and the Act. Any existing agreements
between the City and private parties that are consistent with this Plan are
intended to remain in full force and effect unless all parties to such agreements
agree otherwise.
Enter into Cooperation Agreements
The Authority is authorized to enter into such Cooperation Agreements as may be
required by the Act, including tax sharing agreements. The Authority may also
use the mediation and other provisions of the Act when necessary to provide
adequate financing to carry out this Plan. This paragraph shall not be construed to
require any particular form of cooperation.
Other Project Undertakings and Activities
Other project undertakings and activities deemed necessary by the Authority to
carry out the Plan may be undertaken and performed by the Authority or pursuant
to agreements with other parties or public bodies in accordance with the
authorization of the Act and any applicable law or laws.
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Project Financing
Financing Powers
Except as hereafter specifically provided, the undertakings and activities of the
urban renewal project described in this Plan may be financed, in whole or in part,
by the Authority to the full extent authorized under the TIF provisions of C.R.S. §
31-25-107(9)(a) in the Urban Renewal Law, as amended, and with any other
available sources of revenues and means of financing authorized to be undertaken
by the Authority pursuant to the Urban Renewal Law and under any other
applicable law, which shall include, without limitation:
• The collection and use of revenues from property tax increment, sales tax
increment, interest income, federal loans or grants, agreements with public,
quasi-public, or private parties and entities, loans or advances from any other
available source, and any other available sources of revenue.
• The issuance of bonds and other indebtedness, including, without limitation,
notes or any other financing instruments or documents in amounts sufficient
to finance all or part of the Plan. The borrowing of funds and creation of other
indebtedness.
• The use of any and all financing methods legally available to the City, the
Authority, any private developer, redeveloper, or owner to finance in whole or
in part any and all costs, including without limitation the cost of public
improvements, described or anticipated in the Plan or in any manner related
or incidental to the development of the Plan Area. Such methods may be
combined to finance all or part of activities and undertakings throughout the
Plan Area.
• The principal, interest, any premiums and any other amounts legally due on or
in connection with any indebtedness or obligation of the Authority may be paid
from property tax increments, sales tax increments or any other funds,
revenues, assets or property legally available to the Authority.
This Plan contemplates, however, that the primary method of assisting with
financing eligible expenses in the Plan Area will be through the use of revenues
generated by Property Tax Increment and Sales Tax Increment. It is the intent of
the City Council in approving this Plan to authorize the use of TIF by the Authority
as part of its efforts to advance the vision, objectives, and activities described
herein.
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Tax Increment Financing District
Pursuant to the provisions of C.R.S. § 31-25-107(9) of the Urban Renewal Law, in
approving this Plan, the City Council hereby approves the Plan Area as a single tax
increment financing district with the same boundary as the Plan Area (the “TIF
District”). The boundaries of this TIF District shall therefore be as depicted in
Figure 1 and described on Exhibit A.
Property Tax Increment Financing
The Authority is specifically authorized to collect and expend property tax
increment revenue to the full extent authorized by the Urban Renewal Law and to
use that revenue for all purposes authorized under this Plan.
Property Tax Increment Limitations
The Authority shall establish a fund for the financing authorized under this Plan
that shall be funded with the property tax allocation authorized to the Authority
under the Urban Renewal Law in C.R.S. § 31-25-107(9). Under this method, the
property taxes of specifically designated public bodies, if any, levied after the
effective date of the approval of this Plan upon taxable property in the Plan Area
each year by or for the benefit of the designated public body must be divided for
a period not to exceed twenty-five (25) years after the effective date of the
adoption of the tax allocation provision, as follows:
Base Amount – That portion of the taxes that are produced by the levy at the
rate fixed each year by or for such public body upon the valuation for assessment
of taxable property in the Plan Area last certified prior to the effective date of
approval of the Plan or, as to an area later added to the Plan Area, the effective
date of the modification of the Plan, shall be paid into the funds of each such
public body as are all other taxes collected by or for said public body.
Increment Amount – That portion of said property taxes in excess of such base
amount must be allocated to and, when collected, paid into a special fund of the
Authority to pay the principal of, the interest on, and any premiums due in
connection with the bonds of, loans or advances to, or indebtedness incurred by,
whether funded, refunded, assumed, or otherwise, the Authority for financing or
refinancing, in whole or in part, a specific project. Any excess property tax
collections not allocated in this way must be paid into the funds of the
municipality or other taxing entity, as applicable.
Unless and until the total valuation for assessment of the taxable property in the
Plan Area exceeds the base valuation for assessment of the taxable property in
the Plan Area, all of the taxes levied upon the taxable property in the Plan Area
must be paid into the funds of the respective public bodies.
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When such bonds, loans, advances, and indebtedness, if any, including interest
thereon and any premiums due in connection therewith, have been paid, all taxes
upon the taxable property in the Plan Area must be paid into the funds of the
respective public bodies, and all moneys remaining in the special fund that have
not previously been rebated and that originated as property tax increment
generated based on the mill levy of a taxing body, other than the City, within the
boundaries of the Plan Area must be repaid to each taxing body based on the pro
rata share of the prior year’s property tax increment attributable to each taxing
body’s current mill levy in which property taxes were divided. Any moneys
remaining in the special fund not generated by property tax increment are
excluded from any such repayment requirement. Notwithstanding any other
provision of law, revenues excluded by C.R.S. § 31-25-107(9)(a)(II) of the Act
are not intended to be included in Available Property Tax Increment Revenues.
Notwithstanding any other provision of law, any additional revenues the City,
county, special district, or school district receives either because the voters have
authorized the City, county, special district, or school district to retain and spend
said moneys pursuant to section 20(7)(d) of Article X of the Colorado Constitution
subsequent to the creation of this special fund or as a result of an increase in the
property tax mill levy approved by the voters of the City, county, special district,
or school district subsequent to the creation of the special fund, to the extent the
total mill levy of the City, county, special district, or school district exceeds the
respective mill levy in effect at the time of approval or substantial modification of
the Plan, are not included in the amount of the increment that is allocated to and,
when collected, paid into the special fund of the authority.
In calculating and making these payments, the County Treasurer may offset the
Authority’s pro rata portion of any property taxes that are paid to the Authority
under these terms and that are subsequently refunded to the taxpayer against
any subsequent payments due to the Authority for an urban renewal project. The
Authority shall make adequate provision for the return of overpayments in the
event that there are not sufficient property taxes due to the Authority to offset
the Authority’s pro rata portion of the refunds. The Authority may establish a
reserve fund for this purpose or enter into an intergovernmental agreement with
the municipal governing body in which the municipality assumes responsibility for
the return of the overpayments.
The portion of taxes collected may be irrevocably pledged by the Authority for the
payment of the principal of, the interest on, and any premiums due in connection
with such bonds, loans, advances, and indebtedness. This irrevocable pledge shall
not extend to any taxes that are placed in a reserve fund to be returned to the
county for refunds of overpayments by taxpayers or any reserve funds reserved
by the Authority for such purposes in accordance with C.R.S. § 31-25-
107(9)(a)(III) and (b). The Authority shall set aside and reserve a reasonable
amount as determined by the Authority of all incremental taxes paid to the
Authority for payment of expenses associated with administering the Plan.
Economic & Planning Systems, Inc.
23
At the time of general reassessment of taxable property valuations in Jefferson
County, including all or part of the Plan Area subject to division of valuation for
assessment between base and increment, as provided above, the portions of
valuations for assessment to be allocated as provided above shall be
proportionately adjusted in accordance with such reassessment or change. Note
that at the time of this Plan adoption, such a general reassessment occurs every
two years, in the odd-numbered years.
Sales Tax Increment Financing
The urban renewal project under the Plan may also be financed by the Authority
under the sales tax allocation financing provisions of the Urban Renewal Law in
C.R.S. § 31-25-107(9). The Urban Renewal Law allows that upon the adoption or
amendment of an Urban Renewal Plan, sales taxes flowing to the city and/or
county may be “frozen” at their current level. The current level is established
based on the previous 12 months prior to the adoption of this Plan. Thereafter,
the jurisdiction can continue to receive this fixed sales tax revenue. The Authority
thereafter may receive all, or an agreed upon portion of the additional sales taxes
(the increment) that are generated above the base. The Authority may use these
incremental revenues to finance the issuance of bonds, reimburse developers for
public improvement costs, reimburse the city for public improvement costs, and
pay off financial obligations and other debts incurred in the administration of the
Plan. This increment is not an additional sales tax, but rather is a portion of the
established tax collected by the jurisdiction, and the sales tax increment resulting
from redevelopment efforts and activities contemplated in this Plan.
Sales Tax Increment Limitations
A fund for financing projects may be accrued and used by the Authority under the
tax allocation financing provisions of the Urban Renewal Law. Under this method,
municipal sales taxes collected within the Plan Area, by or for the benefit of the
designated public body must be divided for a period not to exceed twenty-five
(25) years after the effective date of the adoption of the tax allocation provision,
as follows:
Base Amount – That portion of sales taxes, not including any sales taxes for
remote sales as specified in C.R.S. § 39-26-104 (2), collected within the boundaries
of the Plan Area in the twelve-month period ending on the last day of the month
prior to the effective date of approval of the Plan, shall be paid into the funds of
each such public body as are all other taxes collected by or for said public body.
Increment Amount – All or any portion of said sales taxes in excess of such
base amount, must be allocated to and, when collected, paid into a special fund of
the Authority to pay the principal of, the interest on, and any premiums due in
connection with the bonds of, loans or advances to, or indebtedness incurred by,
whether funded, refunded, assumed, or otherwise, the Authority for financing or
refinancing, in whole or in part, a specific project. Any excess sales tax collections
Carr Street Urban Renewal Plan
24
not allocated in this way must be paid into the funds of the jurisdiction, as
applicable.
Unless and until the total sales tax collections in the Plan Area exceed the base
year sales tax collections in the Plan Area, all such sales tax collections must be
paid into the funds of the respective taxing entity.
The portion of taxes collected may be irrevocably pledged by the Authority for the
payment of the principal of, the interest on, and any premiums due in connection
with such bonds, loans, advances, and indebtedness. This irrevocable pledge shall
not extend to any taxes that are placed in a reserve fund to be returned to the
county for refunds of overpayments by taxpayers or any reserve funds reserved
by the Authority for such purposes in accordance with C.R.S. § 31-25-
107(9)(a)(III) and (b). The Authority shall set aside and reserve a reasonable
amount as determined by the Authority of all incremental taxes paid to the
Authority for payment of expenses associated with administering the Plan.
Tax Increment Reimbursements
Tax increment revenues may be used to reimburse the city and/or a developer for
costs incurred for improvements related to a project to pay the debt incurred by the
Authority with such entities for urban renewal activities and purposes. Tax increment
revenues may also be used to pay bonded indebtedness, financial obligations, and
debts of the Authority related to urban renewal activities under this Plan.
Within the 12-month period prior to the effective date of the approval or
modification of the Plan requiring the allocation of moneys to the Authority as
outlined previously, the city, county, special district, or school district is entitled to
the reimbursement of any moneys that such city, county, special district, or
school district pays to, contributes to, or invests in the Authority for a project. The
reimbursement is to be paid from the special fund of the Authority.
Economic & Planning Systems, Inc.
25
Severability and Reasonable Variations
The Authority shall have the ability to approve reasonable variations (as
determined by the Board) from the strict application of these Plan provisions, so
long as such variations reasonably accommodate the intent and purpose of this
Plan and the Urban Renewal Law. Plan provisions may be altered by market
conditions, redevelopment opportunities and/or the needs of the community
affected by the Plan.
If any portion of this Plan is held to be invalid or unenforceable, such invalidity
will not affect the remaining portions of the Plan.
Carr Street Urban Renewal Plan
26
Effective Date of the Plan
This Plan shall be effective upon its final approval by the City Council. Except as
otherwise permitted under the Urban Renewal Law, the term of the TIF period is
twenty-five (25) years from the effective date of the Plan, unless the Authority
deems, to the extent consistent with the terms in the applicable, agreements,
including, without, limitation, Redevelopment/Development Agreements and
Cooperation Agreements, that all activities to accomplish the Project have been
completed and all debts incurred to finance such activities and all expenses of the
Authority have been repaid. In that event, the Authority may declare the Plan
fully implemented.
Matrix Design Group, Inc. 707 17TH, Suite 3150 Denver, CO 80202 O 303.572.0200 F 303.572.0202 matrixdesigngroup.com
SHEET 1 OF 8
EXHIBIT A
LAND DESCRIPTION
A PARCEL OF LAND BEING A PORTION OF THE NORTHEAST ONE-QUARTER OF SECTION 22, TOWNSHIP 4 SOUTH,
RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEATRIDGE, COUNTY OF JEFFERSON, STATE OF
COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS WITH BEARINGS REFERENCED TO THE
WESTERLY RIGHT OF WAY LINE OF GARRISON STREET, ASSUMED TO BEAR NORTH 00°34’24” WEST;
BEGINNING AT A POINT ON THE NORTHERLY RIGHT OF WAY LINE OF INTERSTATE 70; THENCE COINCIDENT WITH SAID NORTHERLY RIGHT OF WAY LINE THE FOLLOWING EIGHT (8) COURSES:
1. THENCE SOUTH 73°11'09" EAST, A DISTANCE OF 34.78 FEET;
2. THENCE NORTH 87°28'21" EAST, A DISTANCE OF 29.93 FEET;
3. THENCE NORTH 89°41'37" EAST, A DISTANCE OF 2,162.43 FEET;
4. THENCE NORTH 79°55'21" EAST, A DISTANCE OF 117.33 FEET;
5. THENCE NORTH 88°59'55" EAST, A DISTANCE OF 73.81 FEET;
6. THENCE NORTH 82°56'39" EAST, A DISTANCE OF 315.78 FEET;
7. THENCE NORTH 82°43'16" EAST, A DISTANCE OF 199.22 FEET;
8. THENCE NORTH 73°15'58" EAST, A DISTANCE OF 1,100.38 FEET;
THENCE SOUTH 02°23'50" EAST, A DISTANCE OF 231.43 FEET TO A POINT ON THE SOUTHERLY RIGHT OF WAY LINE
OF SAID INTERSTATE 70;
THENCE COINCIDENT WITH SAID SOUTHERLY RIGHT OF WAY LINE THE FOLLOWING FIVE (5) COURSES:
1. THENCE NORTH 72°17'56" EAST, A DISTANCE OF 548.10 FEET;
2. THENCE NORTH 89°58'25" EAST, A DISTANCE OF 109.22 FEET;
3. THENCE SOUTH 53°57'22" EAST, A DISTANCE OF 117.91 FEET;
4. THENCE SOUTH 47°23'24" EAST, A DISTANCE OF 250.46 FEET;
5. THENCE NORTH 76°00'44" EAST, A DISTANCE OF 370.39 FEET;
THENCE SOUTH 41°50'29" EAST, A DISTANCE OF 85.40 FEET;
THENCE SOUTH 00°14'36" EAST, A DISTANCE OF 499.89 FEET;
THENCE SOUTH 78°20'20" WEST, A DISTANCE OF 40.67 FEET;
SHEET 2 OF 8
THENCE NORTH 00°10'48" WEST, A DISTANCE OF 28.63 FEET;
THENCE SOUTH 69°09'20" WEST, A DISTANCE OF 175.87 FEET ;
THENCE SOUTH 78°08'58" WEST, A DISTANCE OF 88.33 FEET TO A POINT ON THE EXTERIOR BOUNDARY OF
JOHNSON HEIGHTS SUBDIVISION, AS RECORDED IN THE CLERK AND RECORDER OF JEFFERSON COUNTY UNDER RECEPTION NUMBER 45377975;
THENCE COINCIDENT WITH SAID EXTERIOR BOUNDARY THE FOLLOWING FOUR (4) COURSES;
1. THENCE NORTH 00°10'22" WEST, A DISTANCE OF 116.18 FEET;
2. THENCE SOUTH 78°26'06" WEST, A DISTANCE OF 593.33 FEET;
3. THENCE SOUTH 49°32'03" WEST, A DISTANCE OF 167.00 FEET;
4. THENCE SOUTH 18°59'17" WEST, A DISTANCE OF 207.70 FEET TO A POINT ON THE EXTERIOR BOUNDARY
OF HILLCREST HEIGHTS, AS RECORDED IN THE CLERK AND RECORDER OF JEFFERSON COUNTY UNDER
RECEPTION NUMBER 46389909;
THENCE COINCIDENT WITH SAID EXTERIOR BOUNDARY THE FOLLOWING SEVEN (7) COURSES;
1. THENCE SOUTH 89°32'24" WEST, A DISTANCE OF 251.55 FEET;
2. THENCE SOUTH 00°10'17" EAST, A DISTANCE OF 157.28 FEET;
3. THENCE SOUTH 85°50'52" WEST, A DISTANCE OF 498.01 FEET;
4. THENCE SOUTH 05°01'01" EAST, A DISTANCE OF 104.86 FEET;
5. THENCE SOUTH 53°27'55" WEST, A DISTANCE OF 66.00 FEET;
6. THENCE NORTH 80°24'20" WEST, A DISTANCE OF 131.28 FEET;
7. THENCE SOUTH 38°40'14" WEST, A DISTANCE OF 452.05 FEET TO A POINT ON THE EXTERIOR BOUNDARY
OF KENRIDGE SUDIVISION, AS RECORDED IN THE CLERK AND RECORDER OF JEFFERSON COUNTY IN BOOK
13 AT PAGE 20;
THENCE COINCIDENT WITH SAID EXTERIOR BOUNDARY THE FOLLOWING TWENTY-TWO (22) COURSES;
1. THENCE SOUTH 88°50'31" WEST, A DISTANCE OF 33.64 FEET;
2. THENCE SOUTH 45°05'50" WEST, A DISTANCE OF 174.98 FEET;
3. THENCE SOUTH 50°09'01" WEST, A DISTANCE OF 107.99 FEET;
4. THENCE NORTH 41°38'00" WEST, A DISTANCE OF 57.44 FEET;
5. THENCE SOUTH 50°15'24" WEST, A DISTANCE OF 111.83 FEET;
6. THENCE SOUTH 40°00'34" WEST, A DISTANCE OF 98.60 FEET;
SHEET 3 OF 8
7. THENCE SOUTH 52°29'50" EAST, A DISTANCE OF 80.63 FEET;
8. THENCE SOUTH 55°37'28" EAST, A DISTANCE OF 8.09 FEET;
9. THENCE SOUTH 43°21'43" WEST, A DISTANCE OF 53.19 FEET;
10. THENCE SOUTH 51°56'44" WEST, A DISTANCE OF 50.11 FEET;
11. THENCE SOUTH 39°50'31" WEST, A DISTANCE OF 40.11 FEET;
12. THENCE SOUTH 40°35'49" WEST, A DISTANCE OF 69.35 FEET;
13. THENCE SOUTH 50°46'35" WEST, A DISTANCE OF 27.96 FEET;
14. THENCE NORTH 26°14'08" WEST, A DISTANCE OF 58.34 FEET;
15. THENCE SOUTH 58°30'22" WEST, A DISTANCE OF 48.41 FEET;
16. THENCE SOUTH 76°10'29" WEST, A DISTANCE OF 71.18 FEET;
17. THENCE SOUTH 57°44'42" WEST, A DISTANCE OF 71.76 FEET;
18. THENCE SOUTH 57°44'30" WEST, A DISTANCE OF 76.59 FEET;
19. THENCE SOUTH 19°01'48" EAST, A DISTANCE OF 17.05 FEET;
20. THENCE SOUTH 53°44'25" WEST, A DISTANCE OF 76.46 FEET;
21. THENCE SOUTH 17°18'35" EAST, A DISTANCE OF 10.79 FEET;
22. THENCE SOUTH 89°21'17" WEST, A DISTANCE OF 29.31 FEET;
THENCE NORTH 00°13'41" EAST, A DISTANCE OF 52.73 FEET;
THENCE NORTH 39°01'13" WEST, A DISTANCE OF 144.78 FEET;
THENCE NORTH 15°00'50" EAST, A DISTANCE OF 107.47 FEET;
THENCE SOUTH 55°48'46" WEST, A DISTANCE OF 91.10 FEET;
THENCE SOUTH 64°30'26" WEST, A DISTANCE OF 62.02 FEET;
THENCE SOUTH 64°06'06" WEST, A DISTANCE OF 95.10 FEET;
THENCE SOUTH 75°03'39" WEST, A DISTANCE OF 63.38 FEET;
THENCE NORTH 40°14'09" WEST, A DISTANCE OF 57.47 FEET TO A POINT ON THE EXTERIOR BOUNDARY LINE OF
CRESTVIEW HEIGHTS, AS RECORDED IN THE CLERK AND RECORDER OF JEFFERSON COUNTY AT RECEPTION
NUMBER 61859471;
THENCE COINCIDENT WITH SAID EXTERIOR BOUNDARY THE FOLLOWING FIVE (5) COURSES:
SHEET 4 OF 8
1. THENCE SOUTH 65°21'40" WEST, A DISTANCE OF 115.62 FEET;
2. THENCE SOUTH 14°38'18" EAST, A DISTANCE OF 304.89 FEET;
3. THENCE SOUTH 74°00'46" WEST, A DISTANCE OF 114.91 FEET TO A TANGENT CURVE HAVING A RADIUS
OF 54.87 FEET, WHOSE CENTER BEARS SOUTH 15°59'14" EAST;
4. THENCE SOUTHWESTERLY AND COINCIDENT WITH SAID TANGENT CURVE, THROUGH A CENTRAL ANGLE
OF 53°24'27", AN ARC DISTANCE OF 51.15 FEET AND HAVING A CHORD THAT BEARS SOUTH 47°18'32"
WEST, A DISTANCE OF 49.31 FEET;
5. THENCE ALONG A LINE NON-TANGENT TO SAID CURVE, SOUTH 20°36'40" WEST, A DISTANCE OF 223.85
FEET TO A POINT ON THE SOUTHERLY RIGHT OF WAY LINE OF W 44TH AVENUE;
THENCE COINCIDENT WITH SAID SOUTHERLY RIGHT OF WAY LINE THE FOLLOWING THIRTEEN (13) COURSES:
1. THENCE NORTH 69°26'39" WEST, A DISTANCE OF 267.54 FEET;
2. THENCE NORTH 68°20'32" WEST, A DISTANCE OF 119.30 FEET;
3. THENCE NORTH 72°16'47" WEST, A DISTANCE OF 169.86 FEET;
4. THENCE NORTH 67°57'08" WEST, A DISTANCE OF 51.84 FEET;
5. THENCE NORTH 69°02'42" WEST, A DISTANCE OF 52.06 FEET;
6. THENCE NORTH 70°00'48" WEST, A DISTANCE OF 52.31 FEET;
7. THENCE NORTH 72°19'24" WEST, A DISTANCE OF 51.34 FEET;
8. THENCE NORTH 74°38'35" WEST, A DISTANCE OF 52.30 FEET;
9. THENCE NORTH 77°02'05" WEST, A DISTANCE OF 51.52 FEET;
10. THENCE NORTH 75°15'22" WEST, A DISTANCE OF 101.53 FEET;
11. THENCE SOUTH 89°41'23" WEST, A DISTANCE OF 515.41 FEET;
12. THENCE SOUTH 00°13'47" EAST, A DISTANCE OF 7.53 FEET;
13. THENCE SOUTH 89°33'58" WEST, A DISTANCE OF 27.36 FEET TO A POINT ON THE WESTERLY RIGHT OF
WAY LINE OF GARRISON STREET;
THENCE NORTH 00°12'53" EAST, COINCIDENT WITH SAID RIGHT OF WAY LINE, A DISTANCE OF 552.05 FEET;
THENCE NORTH 00°34'24" WEST, A DISTANCE OF 1,691.70 FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM ANY AND ALL OF THE FOLLOWING AREAS THAT FALL WITHIN THE ABOVE DESCRIPTION IN
THE RECORDS OF THE CLERK AND RECORDER OF JEFFERSON COUNTY;
CARNATION GARDENS, RECORDED UNDER RECEPTION NUMBER 90399762, CLEARVALE SUBDIVISION, RECORDED
UNDER RECEPTION NUMBER 55623380, GARRISON VILLAGE CONDOMINIUMS, RECORDED UNDER RECEPTION
SHEET 5 OF 8
NUMBER F2087928, NORTH GREEN VALLY SUBDIVISION, RECORDED UNDER RECEPTION NUMBER 61886157,
RICE’S MINOR SUBDIVISION, RECORDED UNDER RECEPTION NUMBER 80017735, WOODBINE SUBDIVISION,
RECORDED UNDER RECEPTION NUMBER 60814784, TROUT SUBDIVISION, RECORDED UNDER RECEPTION NUMBER
54574734, WILLIAMS SUBDIVISION, RECORDED UNDER RECEPTION NUMBER 47426216 AND HABITAT ON CARR
STREET FILING NO. 1, RECORDED UNDER RECEPTION NUMBER 2005087628.
THE ABOVE DESCRIPTION CONTAINS A CALCULATED AREA OF 4,864,468 SQUARE FEET OR (111.67281 ACRES),
MORE OR LESS, AND IS DEPICTED ON THE ATTACHED GRAPHICAL EXHIBIT FOR REFERENCE.
JERRY R. BESSIE, PLS 38576
PREPARED FOR AND ON BEHALF OF MATRIX DESIGN GROUP
7107 17TH STREET, SUITE 3150 – DENVER, COLORADO 80202
12/21/2023
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SCALE: 1"=500'
DATE: DECEMBER 7, 2023 SHEET: OF 8
EXHIBIT A
LAND DESCRIPTION
CONTAINS 4,864,468 SQ. FT. (111.67281 ACRES, MORE OR LESS)
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SCALE: 1"=500'
DATE: DECEMBER 7, 2023 SHEET: OF 8
EXHIBIT A
LAND DESCRIPTION
6
CONTAINS 4,864,468 SQ. FT. (111.67281 ACRES, MORE OR LESS)
PARCEL TABLE
PARCEL DESCRIPTION REC. NO.
A CARNATION GARDENS 90399762
B CLEARVALE SUBDIVISION 55623380
C CRESTVIEW HEIGHTS BK. 22 PG. 7
D KENRIDGE SUBDIVISION BK. 13 PG. 30
E GARRISON VILLAGE CONDOMINIUMS F2087928
F GARRISON 70 SUBDIVISION 71433718
G SPECIAL WARRANTY DEED 92034637
H WARRANTY DEED 79039894
I PLEASANT VALLEY SUBDIVISION 58714163
J WARRANTY DEED 86059087
K SIERRA LAND FILING NO. 1 83008547
L NORTH GREEN VALLEY SUBDIVISION 61886157
M RICE'S MINOR SUBDIVISION 80017735
N QUIT CLAIM DEED 87117854
O SPECIAL WARRANTY DEED F0016883
P QUIT CLAIM DEED 82058005
Q QUIT CLAIM DEED 24390304
R WARRANTY DEED 90061134
S D T I SUBDIVISION 2008059166
T SPECIAL WARRANTY DEED F1362131
U SPECIAL WARRANTY DEED 90062815
V CRESTVIEW PARK AMENDMENT 2006086667
W WARRANTY DEED 90061134
X WARRANTY DEED F0084414
Y QUIT CLAIM DEED 87092648
Z QUIT CLAIM DEED 88001043
AA HAPPY VALLEY GARDENS 29420861
BB JUCHEM GARDEN PLACE 85021027
CC SUN VALLEY 84041507
DD QUIT CLAIM DEED 87117855
EE SPECIAL WARRANTY DEED F0075160
FF WEST I-70 BUSINESS CENTER SUB 92003297
GG WHEATRIDGE INDUSTRIAL PARK 450011
HH QUIT CLAIM DEED 26000528
II WARRANTY DEED 92092987
JJ SPECIAL WARRANTY DEED 92034637
KK WARRANTY DEED 11260452
LL JOHNSON HEIGHTS 45377975
MM PLAT OF HILLCREST HEIGHTS 46389909
NN WOODBINE SUBDIVISION 60814784
OO TROUT SUBDIVISION 54574734
PP WILLIAMS SUBDIVISION 47426216
QQ SUN VALLEY SUBDIVISION BK. 13 PG. 14
RR HABITAT ON CARR STREET FILING NO. 1 2005087628
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PREPARED BY:CHECKED BY: JRB
SCALE: 1"=500'
DATE: DECEMBER 7, 2023 SHEET: OF 8
EXHIBIT A
LAND DESCRIPTION
7
LINE TABLE
LINE #
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
L18
L19
L20
L21
L22
L23
L24
L25
L26
L27
L28
L29
L30
BEARING
S73°11'09"E
N87°28'21"E
N89°41'37"E
N79°55'21"E
N88°59'55"E
N82°56'39"E
N82°43'16"E
N73°15'58"E
N73°15'58"E
S02°23'50"E
N72°17'56"E
N89°58'25"E
S53°57'22"E
S47°23'24"E
N76°00'44"E
S41°50'29"E
S00°14'36"E
S78°20'20"W
N00°10'48"W
S69°09'20"W
S78°08'58"W
N00°10'22"W
S78°26'06"W
S49°32'03"W
S18°59'17"W
S89°32'24"W
S00°10'17"E
S85°50'52"W
S05°01'01"E
S53°27'55"W
DISTANCE
34.78
29.93
2162.43
117.33
73.81
315.78
199.22
1100.38
1100.38
231.43
548.10
109.22
117.91
250.46
370.39
85.40
499.89
40.67
28.63
175.87
88.33
116.18
593.33
167.00
207.70
251.55
157.28
498.01
104.86
66.00
LINE TABLE
LINE #
L31
L32
L33
L34
L35
L36
L37
L38
L39
L40
L41
L42
L43
L44
L45
L46
L47
L48
L49
L50
L51
L52
L53
L54
L55
L56
L57
L58
L59
L60
BEARING
N80°24'20"W
S38°40'14"W
S88°50'31"W
S45°05'50"W
S50°09'01"W
N41°38'00"W
S50°15'24"W
S40°00'34"W
S52°29'50"E
S43°21'43"W
S51°56'44"W
S40°35'49"W
S50°46'35"W
N26°14'08"W
S58°30'22"W
S76°10'29"W
S57°44'30"W
S19°01'48"E
S53°44'25"W
S17°18'35"E
S89°21'17"W
N00°13'41"E
N39°01'13"W
N15°00'50"E
S55°48'46"W
S64°06'06"W
S75°03'39"W
N40°14'09"W
S65°21'40"W
S14°38'18"E
DISTANCE
131.28
452.05
33.64
174.98
107.99
57.44
111.83
98.60
80.63
53.19
50.11
69.35
27.96
58.34
48.41
71.18
76.59
17.05
76.46
10.79
29.31
52.73
144.78
107.47
91.10
95.10
63.38
57.47
115.62
304.89
LINE TABLE
LINE #
L61
L62
L63
L64
L66
L67
L68
L69
L70
L71
L72
L73
L74
L75
L76
BEARING
S74°00'46"W
S20°36'40"W
N69°26'39"W
N68°20'32"W
N72°16'47"W
N67°57'08"W
N70°00'48"W
N72°19'24"W
N74°38'35"W
N77°02'05"W
N75°15'22"W
S89°41'23"W
S00°13'47"E
S89°33'58"W
N00°12'53"E
DISTANCE
114.91
223.85
267.54
119.30
169.86
51.84
52.31
51.34
52.30
51.52
101.53
515.41
7.53
27.36
552.05
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PREPARED BY:CHECKED BY: JRB
SCALE: 1"=500'
DATE: DECEMBER 7, 2023 SHEET: OF 8
EXHIBIT A
LAND DESCRIPTION
8
Final Report
Carr Street Existing Conditions
Survey
Prepared for:
Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge
and the City of Wheat Ridge
Prepared by:
Economic & Planning Systems, Inc.
August 29, 2023
EPS #233048
ATTACHMENT 5
Table of Contents
1. Introduction ........................................................................................... 1
Purpose ....................................................................................................... 1
Colorado Urban Renewal Law .......................................................................... 1
Methodology ................................................................................................ 4
2. Study Area Analysis ................................................................................ 5
Study Area ................................................................................................... 5
Field Survey Approach ................................................................................... 7
Blight Factor Evaluation Criteria ...................................................................... 8
Results of Field Survey ................................................................................ 10
3. Conclusions .......................................................................................... 27
List of Tables
Table 1. Parcels Contained in the Study Area ........................................................ 6
Table 2. Blight Conditions in Study Area ............................................................. 11
List of Figures
Figure 1. Carr Street Proposed URA Boundary and Parcels ........................................ 7
Figure 2. Poor Provisions or Unsafe Conditions for Vehicles ..................................... 12
Figure 3. Poor Provisions or Unsafe Conditions for Pedestrians ................................ 13
Figure 4. Poor Internal Vehicular or Pedestrian Circulation ...................................... 14
Figure 5. Poor Vehicular Access .......................................................................... 15
Figure 6. Floodplain or Flood Prone Areas ............................................................ 16
Figure 7. Vandalism/Graffiti ............................................................................... 17
Figure 8. Excessive Litter and Evidence of Vagrants .............................................. 18
Figure 9. Open/Unenclosed Trash Dumpster ......................................................... 19
Figure 10. Maintenance Deficiencies ..................................................................... 20
Figure 11. Deteriorated Signage ........................................................................... 20
Figure 12. Deteriorated Fences ............................................................................ 21
Figure 13. Deteriorated On-site Parking Surfaces, and Curb and Gutter ..................... 21
Figure 14. Unpaved Parking Lot ........................................................................... 22
Figure 15. Deteriorated Pavement and Curbs ......................................................... 23
Figure 16. Lack of Pavement, Curbs, and Sidewalks ................................................ 24
Figure 17. Presence of Overhead Utilities and Billboards .......................................... 25
Figure 18. Underdeveloped in a Generally Urbanized Area ........................................ 26
Economic & Planning Systems, Inc.
233048-Final Report_Carr Street Existing Conditions Survey.docx 1
1. Introduction
In August 2023, Economic & Planning Systems (EPS), working with the City of
Wheat Ridge, conducted the following existing conditions survey (Survey) of the
proposed Wheat Ridge Urban Renewal Plan Area known as the Carr Street Urban
Renewal Area (Study Area). This proposed plan area is located at the intersection
of Carr Street and I-70 and consists of approximately 109 acres. The Study Area
is bound by West I-70 Frontage Road North to the north, West 44th Avenue to the
south, Garison Street to the west, and Wadsworth Boulevard and Clear Creek to
the east, as shown in Figure 1 on page 7.
Purpose
The primary purpose of this Survey is to determine whether the Study Area
qualifies as a “blighted area” within the meaning of Colorado Urban Renewal Law.
Secondly, this Survey will influence whether the Study Area should be
recommended to be established as an urban renewal plan area for such urban
renewal activities, as the City Council and the Wheat Ridge Urban Renewal
Authority dba Renewal Wheat Ridge (URA) deem appropriate.
Colorado Urban Renewal Law
The requirements for the establishment of an urban renewal plan are outlined in
the Colorado Urban Renewal Law, Colorado Revised Statutes (C.R.S.) § 31‐25‐101
et seq. In order to establish an area for urban renewal, there are an array of
conditions that must be documented to establish a condition of blight. The
determination that constitutes a blighted area depends upon the presence of
several physical, environmental, and social factors. Blight is attributable to a
multiplicity of conditions which, in combination, tend to accelerate the
phenomenon of deterioration of an area and prevent new development from
occurring.
Carr Street Existing Conditions Survey
2
Urban Renewal Law
Blight Factors (C.R.S. § 31-25-103)
“’Blighted area’ means an 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
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) 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 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;
(j) Environmental contamination of buildings or property;
(k.5) 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
(l) 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 one of the factors specified in paragraphs (a) to (k.5) of this subsection (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. For purposes of this paragraph (l), the fact that
an owner of an interest in such property does not object to the inclusion of such property in
the urban renewal area does not mean that the owner has waived any rights of such owner in
connection with laws governing condemnation.”
Use of Eminent Domain
In order for an Urban Renewal Authority to use the powers of eminent domain to acquire
properties, 5 of the 11 blight factors must be present (C.R.S. § 31‐25‐105.5(a)).
“’Blighted area’ shall have the same meaning as set forth in section 31‐25‐103 (2); except
that, for the purposes of this section only, “blighted area” means an area that, in its present
condition and use and, by reason of the presence of at least five of the factors specified in
section 31‐25‐103 (2)(a) to (2)(l), 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.”
Economic & Planning Systems, Inc.
3
Urban Renewal Case Law
In addition to the State statute, several principles have been developed by
Colorado courts to guide the determination of whether an area constitutes a
blighted area under the Urban Renewal Law. The following parameters have
been established through case law for determining blight and the role of
judiciary review.
Tracy v. City of Boulder (Colo. Ct. App. 1981)
• Upheld the definition of blight presented in the Urban Renewal Law as a
broad condition encompassing not only those areas containing properties
so dilapidated as to justify condemnation as nuisances, but also envisioning
the prevention of deterioration. Therefore, the existence of widespread
nuisance violations and building condemnation is not required to designate
an area blighted.
• Additionally, the determination of blight is the responsibility of the
legislative body and a court’s role in review is to verify if the conclusion is
based upon factual evidence determined by the City Council at the time of
a public hearing to be consistent with the statutory definition.
Interstate Trust Building Co. v. Denver Urban Renewal Authority (Colo. 1970)
• Determined that blight assessment is not on a building-to-building basis
but is based on conditions observed throughout the plan area as a whole.
The presence of one well maintained building does not defeat a
determination that an area constitutes a blighted area.
Carr Street Existing Conditions Survey
4
Methodology
This Survey was completed by EPS to inventory and establish the existing
conditions within the Study Area through data gathering and field observations of
physical conditions. The Study Area was defined by the URA to encompass 28
parcels located in Wheat Ridge, between West I-70 Frontage Road North, West
44th Avenue, Garison Street, Wadsworth Boulevard, and Clear Creek. An inventory
of parcels within the Study Area was compiled using parcel data from the
Jefferson County Assessor, documenting parcel ownership, size, use, vacancy,
and assessed value.
The field survey was conducted by EPS in August 2023. The 11 factors of blight in
the state statute were broken down into “conditions” - existing situations or
circumstances identified in the Study Area that may qualify as blight under each
of the 11 factors. To meet the test stipulated by the state statutes, the City must
find a minimum of four conditions within the proposed plan area. The conditions
documented in this report are submitted as evidence to support a “finding of
blight” according to Urban Renewal Law. Under the Urban Renewal Law, the final
determination of blight within the Study Area is within the sole discretion of the
Wheat Ridge City Council.
Economic & Planning Systems, Inc.
233048-Final Report_Carr Street Existing Conditions Survey.docx 5
2. Study Area Analysis
Study Area
The proposed Carr Street Urban Renewal Plan Area is comprised of 28 parcels and
adjacent right-of-way (ROW) on approximately 109 acres of land, as shown in
Table 1 and Figure 1. The Study Area is bound by West I-70 Frontage Road
North to the north, West 44th Avenue to the south, Garison Street to the west,
and Wadsworth Boulevard and Clear Creek to the east. Parcels in the Study Area
are owned by 15 individual owners including multiple parcels owned by the City of
Wheat Ridge, Arvex Properties Inc., Wheat Ridge Industrial Park LLC, Triad Real
Estate, and Exchange 8150 West 48th Ave LLC.
The parcels within the Study Area are a combination of older commercial
development, open space, vacant land, water, and ROW as shown below. There is
a total of 147,805 square feet of constructed floor area, on 109 acres of land.
While most of the parcels are developed, nine of the 28 are vacant. The
developed parcels include 111,170 square feet of industrial space within the
Wheat Ridge Industrial Park, United States Truck Driving School, DTI Trucks, and
TruGreen Lawn Care. There are also about 20,000 square feet of retail and
10,000 square feet of office at the northeast corner of West 44th Avenue and
Garison Street. The Study Area also includes adjacent ROW along I-70 frontage
roads, Garison Street, West 44th Avenue, and Wadsworth Boulevard as well as
publicly held open space along the Clear Creek corridor.
Carr Street Existing Conditions Survey
6
Table 1. Parcels Contained in the Study Area
Land Bldg.
#Parcel Land Use Acres Sq. Ft.Land Improv.Total
1 39-143-00-098 Industrial 0.99 13,020 $75,492 $282,861 $358,353
2 39-143-00-099 Industrial 0.48 9,600 $52,372 $192,823 $245,195
3 39-143-00-100 Industrial 0.62 13,152 $31,837 $387,576 $419,413
4 39-143-00-101 Industrial 0.66 4,000 $30,602 $149,256 $179,858
5 39-143-00-102 Industrial 1.52 0 $61,466 $0 $61,466
6 39-143-00-103 Industrial 0.73 1,440 $30,088 $45,936 $76,024
7 39-143-00-104 Industrial 0.78 0 $29,394 $0 $29,394
8 39-143-07-001 Industrial 0.30 2,994 $20,767 $88,766 $109,533
9 39-143-07-002 Open Space 0.02 0 $203 $0 $203
10 39-143-08-001 Industrial 1.07 19,706 $76,000 $409,257 $485,257
11 39-221-00-006 Office 0.79 9,982 $158,535 $10,738 $169,273
12 39-221-00-007 Retail 1.82 20,234 $247,604 $381,377 $628,981
13 39-221-00-010 Exempt Vacant 0.27 0 $932 $0 $932
14 39-221-00-017 Exempt Vacant 0.49 0 $2,781 $0 $2,781
15 39-221-00-019 Vacant 0.02 0 $203 $0 $203
16 39-221-17-001 Apartments 2.56 6,419 $80,196 $75,762 $155,958
17 39-221-21-001 Industrial 1.74 21,600 $131,882 $651,872 $783,754
18 39-221-21-002 Industrial 2.86 10,570 $120,819 $279,845 $400,664
19 39-221-99-005 Vacant 9.59 0 $190,313 $0 $190,313
20 39-232-00-001 Vacant 0.72 0 $177,510 $0 $177,510
21 39-232-00-001 Vacant 13.44 0 $177,510 $0 $177,510
22 39-232-00-002 Industrial 2.52 0 $115,965 $0 $115,965
23 39-232-00-003 Industrial 7.29 8,000 $48,993 $386,193 $435,186
24 39-232-00-004 Industrial 10.06 3,920 $53,589 $125,048 $178,637
25 39-232-00-005 Vacant 0.94 0 $47,782 $0 $47,782
26 39-232-00-007 Vacant 0.83 0 $10,451 $0 $10,451
27 39-232-00-024 Industrial 3.75 3,168 $119,054 $101,259 $220,313
28 39-232-02-045 Vacant 0.97 0 $9,499 $0 $9,499
ROW 38.49 0 $0 $0 $0
WATER 2.53 0 $0 $0 $0
Total 108.86 147,805 $2,101,839 $3,568,569 $5,670,408
Source: Jefferson County Assessor; Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Data\[233048-Study Area Parcels.xlsx]T-Parcels
Assessed Valuation
Economic & Planning Systems, Inc.
7
Figure 1. Carr Street Proposed Urban Renewal Boundary and Parcels
Field Survey Approach
The following assessment is based on a field survey conducted by EPS. The survey
team toured the Study Area, taking notes and photographs to document existing
conditions corresponding to the blight factor evaluation criteria detailed in the
following section.
Carr Street Existing Conditions Survey
8
Blight Factor Evaluation Criteria
This section details the conditions used to evaluate blight during the field survey.
The following conditions correspond with 7 of the 11 blight factors in the Urban
Renewal Law. Additional information on a number of these factors for which data
was available was also collected. The remaining four blight factors cannot be
visually inspected and are dependent on other data sources. Given the prevalence
of physically observable conditions of blight in the initial set of seven, these
remaining blight factors were not investigated.
Street Layout
The following conditions evaluate the Urban Renewal Law blight factor “(b)
predominance of defective or inadequate street layout,” through assessment of the
safety, quality, and efficiency of street layouts, site access, and internal circulation.
Typical examples of conditions that portray this criterion include:
• Inadequate street or alley width / cross-section / geometry
• Poor provision of streets or unsafe conditions for vehicular traffic
• Poor provision of sidewalks/walkways or unsafe conditions for pedestrians
• Insufficient roadway capacity
• Inadequate emergency vehicle access
• Poor vehicular or pedestrian access to buildings or sites
• Excessive curb cuts / driveways along commercial blocks
• Poor internal vehicular or pedestrian circulation
Lot Layout
The following conditions evaluate the Urban Renewal Law blight factor “(c) Faulty
lot layout in relation to size, adequacy, accessibility, or usefulness.”
Typical examples of conditions that portray this criterion include:
• Faulty or inadequate lot shape or layout
• Poor vehicular access
• Lot size is deemed unusable
Unsafe/Unsanitary
The following conditions establish evidence of Urban Renewal Law blight factor
“(d) unsanitary or unsafe conditions,” by evaluating visual conditions that indicate
the occurrence of activities that inhibit the safety and health of the area including,
but not limited to, excessive litter, unenclosed dumpsters, and vandalism.
Economic & Planning Systems, Inc.
9
Typical examples include:
• Floodplains or flood prone areas
• Inadequate storm drainage systems/evidence of standing water
• Poor fire protection facilities
• Above average incidences of public safety responses
• Inadequate sanitation or water systems
• Existence of contaminants or hazardous conditions or materials
• High or unusual crime statistics
• Open/unenclosed trash dumpsters
• Cracked or uneven surfaces for pedestrians
• Illegal dumping/excessive litter
• Vagrants/vandalism/graffiti/gang activity
• Open ditches, holes, or trenches in pedestrian areas
• Poorly lit or unlit areas
• Insufficient grading/steep slopes
• Unsafe or exposed electrical wire
Site Improvements
The following conditions evaluate the Urban Renewal Law blight factor “(e)
deterioration of site or other improvements,” by evidence of overall maintenance
deficiencies within the plan area including, deterioration, poorly maintained
landscaping, and overall neglect.
Examples of blighted site improvements include:
• Neglected properties or evidence of maintenance deficiencies
• Deteriorated signage or lighting
• Deteriorated fences, walls, or gates
• Deteriorated on-site parking surfaces, curb and gutter, or sidewalks
• Unpaved parking lot (commercial properties)
• Poor parking lot/driveway layout
• Poorly maintained landscaping/overgrown vegetation
Infrastructure
The observation of the following infrastructure insufficiencies is evidence of Urban
Renewal Law blight factor “(f) unusual topography or inadequate public
improvements or utilities.”
Prototypical features of blight under this topic include:
• Deteriorated pavement, curb, sidewalks, lighting, or drainage
• Lack of pavement, curb, sidewalks, lighting, or drainage
• Presence of overhead utilities or billboards
• Inadequate fire protection facilities/hydrants
• Inadequate sanitation or water systems
• Unusual topography
Carr Street Existing Conditions Survey
10
Endangerment
The following conditions evaluate the Urban Renewal Law blight factor “(h) The
existence of conditions that endanger life or property by fire or other causes.”
Typical examples of conditions that portray this criterion include:
• Fire safety problems
• Hazardous contaminants
• High frequency of crime
• Floodplain or flood hazards
Vacancy
The following conditions are evidence of Urban Renewal Law blight factor “(k) 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.” Various examples of features that fulfill this criterion
include:
• An undeveloped parcel in a generally urbanized area
• Disproportionately underdeveloped parcel
• Vacant structures
• Vacant units in multi-unit structures
Other Considerations
The remaining four blight factors specified in the Urban Renewal Law were not
investigated further due to sufficient evidence from the visual field survey
supporting a condition of blight in 7 of the 11 blight factors.
(a) Slum, deteriorated, or deteriorating structures;
(g) Defective or unusual conditions of title rendering the title
nonmarketable.
(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.
(j) Environmental contamination of buildings or property,
Results of Field Surve y
This section summarizes the findings of the visual field survey of the Study Area.
Table 2 documents the specific blight conditions observed. These conditions are
further explained following the table, for each specific category, and include
image documentation or supportive data.
Economic & Planning Systems, Inc.
11
Table 2. Blight Conditions in Study Area
2.01 Inadequate Street or Alley Width / Cross-section / Geometry
2.02 Poor Provisions or Unsafe Conditions for Vehicular Traffic X
2.03 Poor Provisions or Unsafe Conditions for Pedestrians X
2.04 Insufficient Roadway Capacity Leading to Unusual Congestion
2.05 Inadequate Emergency Vehicle Access
2.06 Poor Vehicular or Pedestrian Access to Buildings or Sites
2.07 Excessive Curb Cuts / Driveways along Commercial Blocks
2.08 Poor Internal Vehicular or Pedestrian Circulation X
3.01 Faulty or inadequate lot shape or layout
3.02 Poor vehicular access X
3.03 Lot size is deemed not useful
4.01 Floodplains or Flood Prone Areas X
4.02 Inadequate Storm Drainage Systems/Evidence of Standing Water
4.03 Poor Fire Protection Facilities
4.04 Above Average Incidences of Public Safety Responses
4.05 Inadequate Sanitation or Water Systems
4.06 Existence of Contaminants or Hazardous Conditions or Materials
4.07 High or Unusual Crime Statistics
4.08 Open / Unenclosed Trash Dumpsters X
4.09 Cracked or Uneven Surfaces for Pedestrians
4.10 Illegal Dumping / Excessive Litter X
4.11 Vagrants/Vandalism/Graffiti/Gang Activity X
4.12 Open Ditches, Holes, or Trenches in Pedestrian Areas
5.01 Neglected Properties or Evidence of Maintenance Deficiencies X
5.02 Deteriorated Signage or Lighting X
5.03 Deteriorated Fences, Walls, or Gates X
5.04 Deteriorated On-Site Parking Surfaces, Curb & Gutter, or Sidewalks X
5.05 Unpaved Parking Lot (Commercial Properties)X
5.06 Poor Parking Lot / Driveway Layout
5.07 Poorly Maintained Landscaping / Overgrown Vegetation
6.01 Deteriorated pavement, curb, sidewalks, lighting, or drainage X
6.02 Lack of pavement, curb, sidewalks, lighting, or drainage X
6.03 Presence of Overhead Utilities or Billboards X
6.04 Inadequate Fire Protection Facilities / Hydrants
6.05 Inadequate Sanitation or Water Systems
6.06 Unusual Topography
8.01 Fire safety problems
8.02 Hazardous contaminants
8.03 High frequency of crime
8.04 Floodplain or flood hazards X
11.04 An Undeveloped Parcel in a Generally Urbanized Area X
11.05 Disproportionately Underdeveloped Parcel X
11.06 Vacant Structures
11.07 Vacant Units in Multi-Unit Structures
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Carr Street Existing Conditions Survey
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1. Street layout: poor provisions or unsafe conditions for vehicles and
pedestrians, poor internal vehicular or pedestrian circulation
Poor provisions or unsafe conditions for vehicles were observed along West
48th Avenue at the intersection of Carr Street and eastward with cracked
pavement and potholes, as shown in Figure 2. Poor provisions and unsafe
conditions for pedestrians were observed in the form of lack of sidewalks
along West 44th Avenue, as shown in Figure 3. At the intersection of West
48th Avenue and Carr Street there is a shallow sidewalk and curb cut that does
not extend across the street. Additionally, along Garison Street the sidewalk
abruptly ends after the West 44th Avenue intersection and is fragmented along
the rest of Garison with large stretches missing sidewalks on both sides of the
street.
Figure 2. Poor Provisions or Unsafe Conditions for Vehicles
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Figure 3. Poor Provisions or Unsafe Conditions for Pedestrians
Poor internal vehicular access was observed with West 48th Avenue having no
outlet to the east of Carr Street, shown below in Figure 4 and Figure 5. West
48th Avenue abruptly ends and is tightly constrained by I-70 to the north,
Cleark Creek to the south, and the I-70 off-ramp and Wadsworth Boulevard to
the east leaving no additional opportunities for access points. The limited
access for these parcels along West 48th Avenue restricts the type and amount
of development that can occur.
Carr Street Existing Conditions Survey
14
Figure 4. Poor Internal Vehicular or Pedestrian Circulation
2. Lot layout: poor vehicular access
As previously mentioned, the northeast section of the Study Area is
constrained by the Interstate and Clear Creek and has only a single access
point along West 48th Avenue, which has no outlet, as shown in Figure 5. This
limited accessibility for the commercial properties in this section of the Study
Area restricts the amount and type of development that is feasible.
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Figure 5. Poor Vehicular Access
3. Unsafe/unsanitary: floodplain or flood prone areas, open/unenclosed
dumpsters, excessive litter, and vandalism/graffiti/vagrants
Due to the proximity to Clear Creek, the majority of the Study Area is in a
Special Flood Hazard Area (SFHA), as shown in Figure 6. SFHA is defined by
the Federal Emergency Management Agency (FEMA) as the area that will be
inundated by the flood event having a 1 percent chance of being equaled or
exceeded in any given year. This is more commonly referred to as the base
flood or 100-year flood.
Throughout the Study Area, several unsafe or unsanitary conditions were
observed including vandalism/graffiti, excessive litter, evidence of vagrants,
and open/unenclosed trash dumpster. Along West 48th Avenue east of Carr
Street two walls/barriers were observed with graffiti. Multiple instances of
graffiti were also observed on a bridge along the Clear Creek trail in the Study
Area, as shown in Figure 7. A concentration of excessive litter was found
along West 48th Avenue with old tires and piles of leaves and branches as well
as trash, cardboard, and plastic bags scattered around, shown below in
Figure 8. Additionally, there was evidence of vagrants with two mattresses, a
bedframe, and bedsheet alongside the street. A trash dumpster was left open
and unenclosed in Wheat Ridge Industrial Park off West 48th Avenue, shown
below in Figure 9.
Carr Street Existing Conditions Survey
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Figure 6. Floodplain or Flood Prone Areas
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Figure 7. Vandalism/Graffiti
Carr Street Existing Conditions Survey
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Figure 8. Excessive Litter and Evidence of Vagrants
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Figure 9. Open/Unenclosed Trash Dumpster
4. Site improvements: maintenance deficiencies, deteriorated signage,
fences, on-site parking surfaces, and curb and gutter; and unpaved
parking lot
Portions of the Study Area show signs of neglect with deteriorated site
improvements. Evidence of maintenance deficiencies were observed along
West 48th Avenue with a damaged utility box that is unable to close, shown in
Figure 10. Near the truck driving school along West 48th Avenue a
deteriorated sign (Figure 11) and deteriorated fence (Figure 13) were
observed. The fence has a pole detached and is angled downward.
Commercial parking surfaces along West 48th Avenue and West 44th Avenue
show signs of deterioration with potholes and severely cracked pavement
(Figure 13). There is also no curb and gutter along West 48th Avenue east of
Carr Street, with the exception of in front of the Wheat Ridge Industrial Park.
Additionally, the parking lot on the right side of the United States Truck
Driving School is unpaved, shown below in Figure 14.
Carr Street Existing Conditions Survey
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Figure 10. Maintenance Deficiencies
Figure 11. Deteriorated Signage
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Figure 12. Deteriorated Fences
Figure 13. Deteriorated On-site Parking Surfaces, and Curb and Gutter
Carr Street Existing Conditions Survey
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Figure 14. Unpaved Parking Lot
5. Infrastructure: deteriorated and lack of pavement, curb, and
sidewalks; presence of overhead utilities and billboards
Various types of infrastructure showed signs of deterioration and in need of
maintenance or were entirely lacking including pavement, curbs, and
sidewalks. As previously mentioned, pavement along West 48th Avenue and in
the commercial parking lots along West 44th Avenue showed signs of
deterioration (Figure 15). There is also a significant lack of pavement, curbs,
and sidewalks along West 48th Avenue and Garison Street (Figure 16). The
presence of overhead utilities can be seen throughout many of the photos
taken during the field survey and are also shown below in Figure 17. In
addition to the overhead utilities, the Study Area includes a billboard located
adjacent to I-70 at the end of West 48th Avenue.
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Figure 15. Deteriorated Pavement and Curbs
Carr Street Existing Conditions Survey
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Figure 16. Lack of Pavement, Curbs, and Sidewalks
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Figure 17. Presence of Overhead Utilities and Billboards
6. Endangerment: floodplain or flood hazards
Endangerment was identified in the Study Area in the form of flood hazards.
Majority of the Study Area is within a Special Flood Hazard Area (SFHA) due to
Clear Creek that flows within the east side of the Study Area, as shown
previously in Figure 6.
Carr Street Existing Conditions Survey
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7. Vacancy: An undeveloped parcel in a generally urbanized area and
disproportionately underdeveloped parcel
The entirety of the Study Area is not being utilized to its highest and best use.
This is especially apparent for the industrial properties south of West 48th
Avenue and north of West 44th Avenue. These include large parcels used for
construction, truck driving school, and truck sales, which are not the highest
and best uses in an urbanized area such as this. The surrounding area is
developed with a significant amount of residential development and some
commercial along West 44th Avenue and North of I-70 (Figure 18).
Additionally, parcel 25 (Figure 1) at the intersection of Carr Street and West
48th Avenue is an undeveloped parcel in an urbanized area. It is currently
vacant and being used for storage. There are approximately 27 acres of
vacant land within the Study Area, but nearly all of these parcels are either
Clear Creek or ROW and cannot accommodate development.
Figure 18. Underdeveloped in a Generally Urbanized Area
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233048-Final Report_Carr Street Existing Conditions Survey.docx 27
3. Conclusions
Based on the definition of a blighted area in the Colorado Urban Renewal Law,
Colorado Revised Statutes (C.R.S.) § 31‐25‐101 et seq., and based on the field survey
results of the Study Area, EPS concludes that the Study Area is a blighted area as
defined in the Colorado Urban Renewal Law, Colorado Revised Statutes (C.R.S.) § 31‐
25‐101 et seq.
The visual field survey conducted in August 2023 documented 7 of the 11 factors of
blight within the Study Area. Based on the findings of this evaluation, this blighted
area, as written in the Urban Renewal Law, “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.”
Evidence of the following Urban Renewal Law blight factors are documented in this report:
(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) The existence of conditions that endanger life or property by fire or other
causes.
(k.5) 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.
Evidence of the following Urban Renewal Law blight factors were not visually
observable, and based on the presence of other, more significant physical
conditions, these factors of blight did not warrant further investigation.
(a) Slum, deteriorated, or deteriorating structures.
(g) Defective or unusual conditions of title rendering the title nonmarketable.
(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.
(j) Environmental contamination of buildings or property.
Carr Street Existing Conditions Survey
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As established by Urban Renewal case law in Colorado, this assessment is based
on the condition of the Study Area as a whole. There is substantial evidence and
documentation of 7 of the 11 blight factors in the Study Area.
Draft Report
Jefferson County Impact Report
Carr Street Urban Renewal Area
Prepared for:
Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge
and the City of Wheat Ridge
Prepared by:
Economic & Planning Systems, Inc.
February 1, 2024
EPS #233048
ATTACHMENT 6
Table of Contents
Introduction ............................................................................................. 1
Urban Renewal Plan Description ...................................................................... 2
Development Program ............................................................................... 3
County Fiscal Impact ................................................................................. 4
Property Taxes ............................................................................................. 4
Taxing District Impact ................................................................................. 11
Sales Taxes ................................................................................................ 17
Summary of Impact .................................................................................... 21
List of Tables
Table 1. Property Base Value, 2022 ..................................................................... 5
Table 2. Mill Levies, 2022 ................................................................................... 5
Table 3. Scenario 1 Development Value, 2023-2048 ............................................... 7
Table 4. Scenario 1 Property Tax Increment, 2024-2048 ......................................... 8
Table 5. Scenario 2 Development Value, 2023-2048 ............................................... 9
Table 6. Scenario 2 Property Tax Increment, 2024-2048 ....................................... 10
Table 7. Jefferson County Property Tax Revenue, 2024-2049 ................................ 11
Table 8. R-1 School District Property Tax Revenue, 2024-2049 .............................. 12
Table 9. City of Wheat Ridge Property Tax Revenue, 2023-2048 ............................ 13
Table 10. Fire District Property Tax Revenue, 2024-2049 ........................................ 14
Table 11. Flood District Property Tax Revenue, 2024-2049 ..................................... 15
Table 12. Sanitation District Property Tax Revenue, 2024-2049 ............................... 16
Table 13. Scenario 1 Sales Tax Increment, 2024-2048 ........................................... 19
Table 14. Scenario 2 Sales Tax Increment, 2024-2048 ........................................... 20
List of Figures
Figure 1. Carr Street Urban Renewal Plan Area ....................................................... 2
233048-Jefferson County Impact Draft Report-Carr Street_2-1-2024.docx 1
Introduction
This report includes a summary of the expected fiscal impacts of the site included
in the Carr Street Urban Renewal Plan (Plan) in Jefferson County (the County).
The Jefferson County Impact Report for Carr Street Urban Renewal Area (report)
was prepared by Economic & Planning Systems, Inc. (EPS) for the Wheat Ridge
Urban Renewal Authority dba Renewal Wheat Ridge (“RWR” or “Authority”).
This report includes a summary of forecasted property tax revenues as well as
Jefferson County fiscal and service impacts associated with development in
accordance with the Urban Renewal Plan. It specifically responds to the
requirements outlined in C.R.S. § 31-25-107 (3.5):
C.R.S. § 31-25-107: APPROVAL OF URBAN RENEWAL PLANS BY THE LOCAL
GOVERNING BODY
(3.5) “Prior to the approval of an urban renewal plan, the governing body shall
submit such plan to the board of county commissioners, which shall
include, at a minimum, the following information concerning the impact of
such plan:
I. The estimated duration of time to complete the urban renewal project;
II. The estimated annual property tax increment to be generated by the
urban renewal project and the portion of such property tax increment to
be allocated during this period to fund the urban renewal project;
III. An estimate of the impact of the urban renewal project on county
revenues and on the cost and extent of additional county infrastructure
and services required to serve development within the proposed urban
renewal area, and the benefit of improvements within the urban renewal
area to existing county infrastructure;
IV. A statement setting forth the method under which the authority or the
municipality will finance, or that agreements are in place to finance, any
additional county infrastructure and services required to serve
development in the urban renewal area for the period in which all or any
portion of the property taxes described in subparagraph (ii) of paragraph
(a) of subsection (9) of this section and levied by a county are paid to the
authority; and
V. Any other estimated impacts of the urban renewal project on county
services or revenues.”
Jefferson County Impact Report – Carr Street URA
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Urban Renewal Plan Description
The Carr Street Urban Renewal Area (“URA” or “Plan Area”) is located in the City
of Wheat Ridge in Jefferson County. The Plan Area is comprised of 28 parcels plus
adjacent right-of-way (ROW) on approximately 109 acres of land. The boundaries
of the Plan Area to which this Plan applies includes West I-70 Frontage Road North
to the north, West 44th Avenue to the south, Garison Street to the west, and
Wadsworth Boulevard and Clear Creek to the east as shown below in Figure 1.
Figure 1. Carr Street Urban Renewal Plan Area
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Development Program
The development program was derived from the 44th Avenue Subarea Plan, which
included a guide for future redevelopment based on community input and market
analysis. The subarea plan has many elements, the most applicable to this URA
Plan Area are the recommendations that the northeast corner of the Plan Area,
which is directly south of I-70, is likely to be redeveloped as industrial
employment. The commercial properties along 44th Avenue in the southern
portion of the Plan Area are anticipated to be redeveloped as retail and
neighborhood services. The recommendations from the Subarea Plan have been
used to forecast future redevelopment potentials.
The development program for the Plan Area, drawn from the 44th Avenue Subarea
Plan, is assembled in two scenarios to show the range of development likely to
occur. Actual square footage may change over the course of buildout. For the
purposes of this analysis, redevelopment is projected to begin in 2025. The
development timing is based on historical absorption rates in Wheat Ridge using a
linear schedule with adjustments based on current vacancy rates. The timing that
has been assumed for this analysis is projected on a linear timeframe and in the
event the market production and absorption occur at slower rates, the amount of
TIF generated through the URA will decrease. EPS identified two possible
development scenarios to show the range of redevelopment that could occur
given that the Plan Area is largely developed, and new increment will most likely
be generated from redevelopment.
Scenario 1
Scenario 1 is estimated to develop over a four-year period reaching completion in
2028. This scenario illustrates the low development program with a total of
258,900 square feet of commercial space, including 19,900 square feet of retail
and 239,000 square feet of industrial. This identifies the redevelopment of parcels
23, 24, and 25 for new industrial development in the employment node. It also
identifies parcel 12 to redevelop into a new commercial center.
Scenario 2
In Scenario 2, industrial development is estimated to develop over five years and
retail is estimated to develop over 10 years reaching buildout in 2034. This
scenario represents the high development program with a total of 342,000 square
feet of commercial space, including 70,000 square feet of retail and 272,000
square feet of industrial. Scenario 2 builds upon Scenario 1 including the same
parcels for redevelopment with a limited number of additional parcels included in
the redevelopment scenario. Specifically, the additional sites include parcel 22 in
the industrial employment node and parcels 17 and 18 along 44th Avenue in the
retail node.
Jefferson County Impact Report – Carr Street URA
4
County Fiscal Impact
In order to estimate the anticipated impact of the development of the parcels
included in the Plan Area boundary on the County, EPS evaluated expected property
tax revenues, infrastructure costs, and impacts on cost of service for the County.
Property Taxes
RWR is expected to keep 100 percent of the property tax revenues generated by
the Plan increment, which includes any property tax that is generated by new
development on the parcels included in the Plan Area. These revenues are
necessary for redevelopment and will be used to fund eligible improvements.
Assumptions
To estimate potential property tax revenues of Carr Street, EPS has estimated
commercial market values for industrial at $190 per square foot and retail at $450
per square foot. These estimated values are based on a comparison of assessor
data and comparable property research in the surrounding area.
Property Tax Base
The current assessed value of properties in the Plan Area are roughly $5.0 million
per year, shown below in Table 1. This base reflects the total value of the land
and buildings/improvements on each parcel. Various parcels are exempt from
property taxes that are owned by a public entity including open space along the
Clear Creek Trail and the Jefferson County Housing Authority residential
development. The assessment rate and mill levy are two universally used factors
that generate revenue streams that are a portion of total valuation. The
assessment rate for commercial property in Colorado is 29.0 percent. Note that
per state regulations, vacant land is classified as commercial (29.0 percent). The
2022 mill levies for all parcels in the taxing district that includes the proposed
Urban Renewal Area are shown in Table 2. Mill levies dedicated to a bond issue
are excluded from TIF. These mill levies are dedicated by voter approval and are
required to service debt. Taxing districts with bond levies include Jefferson County
School District R-1 (5.906 mills). The total mill levy in 2022 (excluding bond
levies) was 87.2630, which includes 26.9780 mills for Jefferson County.
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Table 1. Property Base Value, 2022
Table 2. Mill Levies, 2022
#Parcel Exempt Land Improv.Total Land Improv.Total
1 39-143-00-098 $260,316 $975,384 $1,235,700 $75,492 $282,861 $358,353
2 39-143-00-099 $180,594 $664,906 $845,500 $52,372 $192,823 $245,195
3 39-143-00-100 $109,782 $1,336,468 $1,446,250 $31,837 $387,576 $419,413
4 39-143-00-101 $105,523 $514,677 $620,200 $30,602 $149,256 $179,858
5 39-143-00-102 $211,953 $0 $211,953 $61,466 $0 $61,466
6 39-143-00-103 $103,753 $158,400 $262,153 $30,088 $45,936 $76,024
7 39-143-00-104 $101,359 $0 $101,359 $29,394 $0 $29,394
8 39-143-07-001 $71,610 $306,090 $377,700 $20,767 $88,766 $109,533
9 39-143-07-002 Exempt $700 $0 $700 $0 $0 $0
10 39-143-08-001 $262,068 $1,411,232 $1,673,300 $76,000 $409,257 $485,257
11 39-221-00-006 $546,672 $37,028 $583,700 $158,535 $10,738 $169,273
12 39-221-00-007 $853,808 $1,315,092 $2,168,900 $247,604 $381,377 $628,981
13 39-221-00-010 Exempt $3,215 $0 $3,215 $0 $0 $0
14 39-221-00-017 Exempt $9,591 $0 $9,591 $0 $0 $0
15 39-221-00-019 $700 $0 $700 $203 $0 $203
16 39-221-17-001 Exempt $1,153,899 $1,090,101 $2,244,000 $0 $0 $0
17 39-221-21-001 $454,764 $2,247,836 $2,702,600 $131,882 $651,872 $783,754
18 39-221-21-002 $416,616 $964,984 $1,381,600 $120,819 $279,845 $400,664
19 39-221-99-005 Exempt $656,252 $0 $656,252 $0 $0 $0
20 39-232-00-001 Exempt $612,104 $0 $612,104 $0 $0 $0
21 39-232-00-001 Exempt $612,104 $0 $612,104 $0 $0 $0
22 39-232-00-002 $399,878 $0 $399,878 $115,965 $0 $115,965
23 39-232-00-003 $168,943 $1,331,700 $1,500,643 $48,993 $386,193 $435,186
24 39-232-00-004 $184,789 $431,200 $615,989 $53,589 $125,048 $178,637
25 39-232-00-005 $164,764 $0 $164,764 $47,782 $0 $47,782
26 39-232-00-007 Exempt $36,039 $0 $36,039 $0 $0 $0
27 39-232-00-024 $410,531 $349,169 $759,700 $119,054 $101,259 $220,313
28 39-232-02-045 $32,756 $0 $32,756 $9,499 $0 $9,499
Total $8,125,083 $13,134,267 $21,259,350 $1,461,943 $3,492,807 $4,954,750
Source: Jefferson County Assessor; Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-Base Value
Actual Value Assessed Value
Description Mill Levy1
JEFFERSON COUNTY 26.9780
SCHOOL 40.2270
WHEAT RIDGE 1.8300
ARVADA FIRE DIST 14.8930
CLEAR CRK VLY WATER & SAN DIST 2.3350
URBAN DRAINAGE&FLOOD C SO PLAT 0.1000
URBAN DRAINAGE&FLOOD CONT DIST 0.9000
TOTAL 87.2630
1Excludes mill levies dedicated to bond issues
Source: Jefferson County Assessor; Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-Mill Levy
Jefferson County Impact Report – Carr Street URA
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Scenario 1 Property Tax Increment
Based on the assumptions stated above and information from the 44th Avenue
Subarea Plan, in 2048 the cumulative value of commercial development is
estimated at $77.7 million, as shown below in Table 3. The future property taxes
associated with new development are referred to as the increment. The
development of the Plan Area is expected to generate approximately $15.6 million
in property tax increment over the 25-year period (Table 4), which equates to an
average of approximately $623,000 per year. The present value, assuming a 5.0
percent discount rate, equates to $7.8 million or $310,000 per year.
Following the 25-year period, the property tax that has been redirected through the
URA will revert to the original taxing entities. At that time, the parcels shown in the
Plan Area are expected to generate approximately $1.7 million annually in total
property taxes, which includes approximately $677,900 that is attributed to the
base values and $972,400 that is generated by the increment or new development.
Scenario 2 Property Tax Increment
Based on the assumptions stated above and information from the 44th Avenue
Subarea Plan, in 2048 the cumulative value of commercial development is
estimated at $118.9 million, as shown below in Table 5. The future property taxes
due to new development are referred to as the increment. The development of
the Plan Area is expected to generate approximately $27.3 million in property tax
increment over the 25-year period (Table 6), which equates to an average of
approximately $1.1 million per year. In present value terms, accounting for a 5.0
percent discount rate, the value equates to $13.1 million or $526,000 per year.
Following the 25-year period, the property tax that has been redirected through
the URA will revert to the original taxing entities. At that time, the parcels shown in
the Plan Area are expected to generate approximately $2.5 million in total property
taxes, which includes approximately $677,900 that is attributed to the base
values and $1.8 million that is generated by the increment or new development.
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Table 3. Scenario 1 Development Value, 2023-2048
Industrial Retail TOTAL[1]
Year Plan Year $190/sf $450/sf Commercial
239,000 sf 19,900 sf
2023 0 $0 $0 $0
2024 1 $0 $0 $0
2025 2 $11,522,788 $2,272,331 $13,795,119
2026 3 $23,391,259 $4,612,832 $28,004,091
2027 4 $35,613,191 $7,023,037 $42,636,229
2028 5 $48,196,519 $9,504,511 $57,701,029
2029 6 $48,919,467 $9,647,078 $58,566,545
2030 7 $49,653,259 $9,791,784 $59,445,043
2031 8 $50,398,057 $9,938,661 $60,336,719
2032 9 $51,154,028 $10,087,741 $61,241,769
2033 10 $51,921,339 $10,239,057 $62,160,396
2034 11 $52,700,159 $10,392,643 $63,092,802
2035 12 $53,490,661 $10,548,533 $64,039,194
2036 13 $54,293,021 $10,706,761 $64,999,782
2037 14 $55,107,416 $10,867,362 $65,974,779
2038 15 $55,934,028 $11,030,373 $66,964,400
2039 16 $56,773,038 $11,195,828 $67,968,866
2040 17 $57,624,634 $11,363,766 $68,988,399
2041 18 $58,489,003 $11,534,222 $70,023,225
2042 19 $59,366,338 $11,707,235 $71,073,574
2043 20 $60,256,833 $11,882,844 $72,139,677
2044 21 $61,160,686 $12,061,087 $73,221,772
2045 22 $62,078,096 $12,242,003 $74,320,099
2046 23 $63,009,268 $12,425,633 $75,434,901
2047 24 $63,954,407 $12,612,017 $76,566,424
2048 25 $64,913,723 $12,801,198 $77,714,920
[1] Reflects annual escalation of 1.5%
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-Dev. Val. Low
Jefferson County Impact Report – Carr Street URA
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Table 4. Scenario 1 Property Tax Increment, 2024-2048
Appraised Val.
Property Tax
Increment
TIF Present
Value
Year Plan Yr.Commercial Base Val.[2]CommercialIncrement Val.(1-Yr. Lag)(1-Yr. Lag)
80.0% of Act.29.00%29.00%87.263 mill levy 5.00%
2024 1 $0 $4,954,750 $0 $0 $0 $0
2025 2 $11,036,095 $5,103,393 $0 $0 $0 $0
2026 3 $22,403,273 $5,103,393 $3,200,468 $0 $0 $0
2027 4 $34,108,983 $5,256,494 $6,496,949 $1,240,455 $0 $0
2028 5 $46,160,824 $5,256,494 $9,891,605 $4,635,111 $108,246 $89,054
2029 6 $46,853,236 $5,414,189 $13,386,639 $7,972,450 $404,474 $316,916
2030 7 $47,556,034 $5,414,189 $13,386,639 $7,972,450 $695,700 $519,142
2031 8 $48,269,375 $5,576,615 $13,791,250 $8,214,635 $695,700 $494,421
2032 9 $48,993,416 $5,576,615 $13,791,250 $8,214,635 $716,834 $485,181
2033 10 $49,728,317 $5,743,913 $14,208,091 $8,464,177 $716,834 $462,077
2034 11 $50,474,242 $5,743,913 $14,208,091 $8,464,177 $738,610 $453,442
2035 12 $51,231,355 $5,916,231 $14,637,530 $8,721,299 $738,610 $431,850
2036 13 $51,999,826 $5,916,231 $14,637,530 $8,721,299 $761,047 $423,779
2037 14 $52,779,823 $6,093,718 $15,079,949 $8,986,232 $761,047 $403,599
2038 15 $53,571,520 $6,093,718 $15,079,949 $8,986,232 $784,166 $396,057
2039 16 $54,375,093 $6,276,529 $15,535,741 $9,259,212 $784,166 $377,197
2040 17 $55,190,719 $6,276,529 $15,535,741 $9,259,212 $807,987 $370,148
2041 18 $56,018,580 $6,464,825 $16,005,309 $9,540,484 $807,987 $352,522
2042 19 $56,858,859 $6,464,825 $16,005,309 $9,540,484 $832,531 $345,934
2043 20 $57,711,742 $6,658,770 $16,489,069 $9,830,299 $832,531 $329,461
2044 21 $58,577,418 $6,658,770 $16,489,069 $9,830,299 $857,821 $323,304
2045 22 $59,456,079 $6,858,533 $16,987,451 $10,128,918 $857,821 $307,908
2046 23 $60,347,920 $6,858,533 $16,987,451 $10,128,918 $883,880 $302,154
2047 24 $61,253,139 $7,064,289 $17,500,897 $10,436,608 $883,880 $287,766
2048 25 $62,171,936 $7,064,289 $17,500,897 $10,436,608 $910,730 $282,388
Total $15,580,598 $7,754,301
[1]Reflects a biannual reassessment.
[2] Biannual escalation of 3.0%
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-Incr. Low
Assessed Value (1-Yr. Lag) [1]
Economic & Planning Systems, Inc.
9
Table 5. Scenario 2 Development Value, 2023-2048
Industrial Retail TOTAL[1]
Year Plan Year $190/sf $450/sf Commercial
272,000 sf 70,000 sf
2023 0 $0 $0 $0
2024 1 $0 $0 $0
2025 2 $10,491,040 $3,197,250 $13,688,290
2026 3 $21,296,811 $6,490,418 $27,787,229
2027 4 $32,424,395 $9,881,661 $42,306,056
2028 5 $43,881,015 $13,373,181 $57,254,195
2029 6 $55,674,037 $16,967,223 $72,641,260
2030 7 $56,509,148 $20,666,078 $77,175,226
2031 8 $57,356,785 $24,472,080 $81,828,865
2032 9 $58,217,137 $28,387,613 $86,604,750
2033 10 $59,090,394 $32,415,106 $91,505,500
2034 11 $59,976,750 $36,557,036 $96,533,786
2035 12 $60,876,401 $37,105,392 $97,981,793
2036 13 $61,789,547 $37,661,972 $99,451,520
2037 14 $62,716,390 $38,226,902 $100,943,292
2038 15 $63,657,136 $38,800,306 $102,457,442
2039 16 $64,611,993 $39,382,310 $103,994,303
2040 17 $65,581,173 $39,973,045 $105,554,218
2041 18 $66,564,891 $40,572,640 $107,137,531
2042 19 $67,563,364 $41,181,230 $108,744,594
2043 20 $68,576,815 $41,798,948 $110,375,763
2044 21 $69,605,467 $42,425,933 $112,031,399
2045 22 $70,649,549 $43,062,322 $113,711,870
2046 23 $71,709,292 $43,708,257 $115,417,548
2047 24 $72,784,931 $44,363,880 $117,148,812
2048 25 $73,876,705 $45,029,339 $118,906,044
[1] Reflects annual escalation of 1.5%
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-Dev. Val. High
Jefferson County Impact Report – Carr Street URA
10
Table 6. Scenario 2 Property Tax Increment, 2024-2048
Appraised Val.
Property Tax
Increment
TIF Present
Value
Year Plan Yr.Commercial Base Val.[2]CommercialIncrement Val.(1-Yr. Lag)(1-Yr. Lag)
80.0% of Act.29.00%29.00%87.263 mill levy 5.00%
2024 1 $0 $4,954,750 $0 $0 $0 $0
2025 2 $10,950,632 $5,103,393 $0 $0 $0 $0
2026 3 $22,229,783 $5,103,393 $3,175,683 $0 $0 $0
2027 4 $33,844,845 $5,256,494 $6,446,637 $1,190,143 $0 $0
2028 5 $45,803,356 $5,256,494 $9,815,005 $4,558,511 $103,855 $85,442
2029 6 $58,113,008 $5,414,189 $13,282,973 $7,868,784 $397,789 $311,678
2030 7 $61,740,180 $5,414,189 $16,852,772 $11,438,583 $686,654 $512,392
2031 8 $65,463,092 $5,576,615 $17,904,652 $12,328,038 $998,165 $709,377
2032 9 $69,283,800 $5,576,615 $18,787,645 $13,211,030 $1,075,782 $728,131
2033 10 $73,204,400 $5,743,913 $20,092,302 $14,348,389 $1,152,834 $743,127
2034 11 $77,227,029 $5,743,913 $21,026,680 $15,282,767 $1,252,083 $768,671
2035 12 $78,385,434 $5,916,231 $22,395,838 $16,479,608 $1,333,620 $779,740
2036 13 $79,561,216 $5,916,231 $22,395,838 $16,479,608 $1,438,060 $800,766
2037 14 $80,754,634 $6,093,718 $23,072,753 $16,979,035 $1,438,060 $762,634
2038 15 $81,965,953 $6,093,718 $23,072,753 $16,979,035 $1,481,642 $748,330
2039 16 $83,195,443 $6,276,529 $23,770,126 $17,493,597 $1,481,642 $712,695
2040 17 $84,443,374 $6,276,529 $23,770,126 $17,493,597 $1,526,544 $699,327
2041 18 $85,710,025 $6,464,825 $24,488,579 $18,023,754 $1,526,544 $666,026
2042 19 $86,995,675 $6,464,825 $24,488,579 $18,023,754 $1,572,807 $653,534
2043 20 $88,300,610 $6,658,770 $25,228,746 $18,569,976 $1,572,807 $622,413
2044 21 $89,625,120 $6,658,770 $25,228,746 $18,569,976 $1,620,472 $610,739
2045 22 $90,969,496 $6,858,533 $25,991,285 $19,132,752 $1,620,472 $581,656
2046 23 $92,334,039 $6,858,533 $25,991,285 $19,132,752 $1,669,581 $570,746
2047 24 $93,719,049 $7,064,289 $26,776,871 $19,712,582 $1,669,581 $543,568
2048 25 $95,124,835 $7,064,289 $26,776,871 $19,712,582 $1,720,179 $533,372
Total $27,339,172 $13,144,364
[1]Reflects a biannual reassessment.
[2] Biannual escalation of 3.0%
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-Incr. High
Assessed Value (1-Yr. Lag) [1]
Economic & Planning Systems, Inc.
11
Taxing District Impact
Jefferson County Impact
Jefferson County has a 26.9780 mill levy. Existing property taxes refer to the
“Base” and will continue to be collected by Jefferson County. The County’s share
of the current property tax base is $133,669, shown in Table 7. This base
amount is expected to grow at 3.0 percent every two years resulting in an annual
amount of $190,600 for Jefferson County in year 25 and generating a total of
approximately $4.0 million over the 25-year period. After the 25-year period is
complete, the County’s share of property tax revenues will increase to between
$486,400 in Scenario 1 to $744,200 in Scenario 2 due to the new development.
This includes between $290,100 in Scenario 1 to $548,000 in Scenario 2
generated by the property tax increment from Carr Street URA.
Table 7. Jefferson County Property Tax Revenue, 2024-2049
County
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $133,669 $0 $133,669 $0 $133,669
2025 2 $137,679 $0 $137,679 $0 $137,679
2026 3 $137,679 $0 $137,679 $0 $137,679
2027 4 $141,810 $0 $141,810 $0 $141,810
2028 5 $141,810 $33,465 $175,275 $32,108 $173,917
2029 6 $146,064 $125,046 $271,110 $122,980 $269,043
2030 7 $146,064 $215,081 $361,145 $212,284 $358,348
2031 8 $150,446 $215,081 $365,527 $308,590 $459,036
2032 9 $150,446 $221,614 $372,060 $332,586 $483,032
2033 10 $154,959 $221,614 $376,574 $356,407 $511,366
2034 11 $154,959 $228,347 $383,306 $387,091 $542,050
2035 12 $159,608 $228,347 $387,955 $412,298 $571,907
2036 13 $159,608 $235,283 $394,891 $444,587 $604,195
2037 14 $164,396 $235,283 $399,680 $444,587 $608,983
2038 15 $164,396 $242,431 $406,827 $458,060 $622,457
2039 16 $169,328 $242,431 $411,759 $458,060 $627,389
2040 17 $169,328 $249,795 $419,123 $471,942 $641,270
2041 18 $174,408 $249,795 $424,203 $471,942 $646,350
2042 19 $174,408 $257,383 $431,791 $486,245 $660,653
2043 20 $179,640 $257,383 $437,023 $486,245 $665,885
2044 21 $179,640 $265,202 $444,842 $500,981 $680,621
2045 22 $185,029 $265,202 $450,231 $500,981 $686,010
2046 23 $185,029 $273,258 $458,287 $516,163 $701,193
2047 24 $190,580 $273,258 $463,838 $516,163 $706,744
2048 25 $190,580 $281,559 $472,139 $531,806 $722,386
Total $4,041,567 $4,816,857 $8,858,424 $8,452,107 $12,493,674
Future Tax Revenue
2049 $196,298 $290,112 $486,410 $547,923 $744,221
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-COUNTY
Property Tax: 26.9780 mills
Jefferson County Impact Report – Carr Street URA
12
R-1 School District Impact
The Plan Area is located within the Jefferson County R-1 School District, which has
a 46.1330 mill levy of which 40.2270 mills are TIF eligible. The School District’s
share of the current property tax base is $228,577, shown in Table 8, and will
continue to be collected by the School District. The base amount is expected to
grow at 3.0 percent every two years resulting in an annual amount of $325,900 in
year 25 and generating a total of approximately $6.9 million over the 25-year
period. The bond levy, which was 5.906 mills in 2022, will be collected on the new
development and excluded from TIF given it is dedicated to service an existing
bond. This bond levy adjusts each year to the appropriate amount to service debt.
Over the 25 years, the bond levy is estimated to generate between $1.1 million in
Scenario 1 and $1.9 million in Scenario 2. In the event that revenues generated
by greater levels of development occur, the debt for this bond levy will likely be
retired early. After the 25-year period is complete, the School District’s share of
property tax revenues will increase to between $831,800 in Scenario 1 to $1.3
million in Scenario 2 due to the new development. This includes between
$496,100 in Scenario 1 to $937,000 in Scenario 2 generated by the property tax
increment from Carr Street URA.
Table 8. R-1 School District Property Tax Revenue, 2024-2049
School Dist.
Year Plan Year Base Bond Increment Total Bond Increment Total
46.133 mills 5.906 mills 40.227 mills Base + Incr.5.906 mills 40.227 mills Base + Incr.
2024 1 $228,577 $0 $0 $228,577 $0 $0 $228,577
2025 2 $235,435 $0 $0 $235,435 $0 $0 $235,435
2026 3 $235,435 $0 $0 $235,435 $0 $0 $235,435
2027 4 $242,498 $0 $0 $242,498 $0 $0 $242,498
2028 5 $242,498 $7,326 $49,900 $299,724 $7,029 $47,876 $297,403
2029 6 $249,773 $27,375 $186,457 $463,604 $26,923 $183,375 $460,071
2030 7 $249,773 $47,085 $320,708 $617,566 $46,473 $316,538 $612,783
2031 8 $257,266 $47,085 $320,708 $625,059 $67,556 $460,140 $784,962
2032 9 $257,266 $48,516 $330,450 $636,232 $72,809 $495,920 $825,995
2033 10 $264,984 $48,516 $330,450 $643,950 $78,024 $531,440 $874,448
2034 11 $264,984 $49,989 $340,488 $655,462 $84,742 $577,193 $926,918
2035 12 $272,933 $49,989 $340,488 $663,411 $90,260 $614,780 $977,973
2036 13 $272,933 $51,508 $350,832 $675,273 $97,329 $662,925 $1,033,187
2037 14 $281,121 $51,508 $350,832 $683,461 $97,329 $662,925 $1,041,375
2038 15 $281,121 $53,073 $361,489 $695,683 $100,278 $683,016 $1,064,415
2039 16 $289,555 $53,073 $361,489 $704,117 $100,278 $683,016 $1,072,849
2040 17 $289,555 $54,685 $372,470 $716,710 $103,317 $703,715 $1,096,587
2041 18 $298,242 $54,685 $372,470 $725,397 $103,317 $703,715 $1,105,274
2042 19 $298,242 $56,346 $383,785 $738,373 $106,448 $725,042 $1,129,732
2043 20 $307,189 $56,346 $383,785 $747,320 $106,448 $725,042 $1,138,679
2044 21 $307,189 $58,058 $395,443 $760,690 $109,674 $747,014 $1,163,878
2045 22 $316,405 $58,058 $395,443 $769,906 $109,674 $747,014 $1,173,093
2046 23 $316,405 $59,821 $407,456 $783,682 $112,998 $769,653 $1,199,056
2047 24 $325,897 $59,821 $407,456 $793,174 $112,998 $769,653 $1,208,548
2048 25 $325,897 $61,639 $419,833 $807,369 $116,423 $792,978 $1,235,297
Total $6,911,173 $1,054,502 $7,182,434 $15,148,109 $1,850,328 $12,602,969 $21,364,470
Future Tax Revenue
2049 $335,674 $63,511 $432,587 $831,772 $119,951 $817,010 $1,152,683
[1] Total includes base, bond increment, and increment
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF 1-31-2024.xlsm]T-SCHOOL
Scenario 1 Scenario 2
Economic & Planning Systems, Inc.
13
City of Wheat Ridge Impact
The City of Wheat Ridge has a 1.1830 mill levy. The City’s share of the current
property tax base is $9,067, shown in Table 9, and will continue to be collected
by the City. The base amount is expected to grow at 3.0 percent every two years
resulting in an annual amount of $12,928 in year 25 and generating a total of
approximately $274,200 over the 25-year period. After the 25-year period is
complete, the City’s share of property tax revenues will increase to between
$33,000 in Scenario 1 to $50,500 in Scenario 2 due to the new development. This
includes between $19,700 in Scenario 1 to $37,200 in Scenario 2 generated by
the property tax increment from Carr Street URA.
Table 9. City of Wheat Ridge Property Tax Revenue, 2023-2048
City
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $9,067 $0 $9,067 $0 $9,067
2025 2 $9,339 $0 $9,339 $0 $9,339
2026 3 $9,339 $0 $9,339 $0 $9,339
2027 4 $9,619 $0 $9,619 $0 $9,619
2028 5 $9,619 $2,270 $11,889 $2,178 $11,797
2029 6 $9,908 $8,482 $18,390 $8,342 $18,250
2030 7 $9,908 $14,590 $24,498 $14,400 $24,308
2031 8 $10,205 $14,590 $24,795 $20,933 $31,138
2032 9 $10,205 $15,033 $25,238 $22,560 $32,766
2033 10 $10,511 $15,033 $25,544 $24,176 $34,688
2034 11 $10,511 $15,489 $26,001 $26,258 $36,769
2035 12 $10,827 $15,489 $26,316 $27,967 $38,794
2036 13 $10,827 $15,960 $26,787 $30,158 $40,984
2037 14 $11,152 $15,960 $27,111 $30,158 $41,309
2038 15 $11,152 $16,445 $27,596 $31,072 $42,223
2039 16 $11,486 $16,445 $27,931 $31,072 $42,558
2040 17 $11,486 $16,944 $28,430 $32,013 $43,499
2041 18 $11,831 $16,944 $28,775 $32,013 $43,844
2042 19 $11,831 $17,459 $29,290 $32,983 $44,814
2043 20 $12,186 $17,459 $29,645 $32,983 $45,169
2044 21 $12,186 $17,989 $30,175 $33,983 $46,169
2045 22 $12,551 $17,989 $30,541 $33,983 $46,534
2046 23 $12,551 $18,536 $31,087 $35,013 $47,564
2047 24 $12,928 $18,536 $31,464 $35,013 $47,941
2048 25 $12,928 $19,099 $32,027 $36,074 $49,002
Total $274,152 $326,742 $600,894 $573,332 $847,484
Future Tax Revenue
2049 $13,315 $19,679 $32,995 $37,167 $50,483
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-CITY
Property Tax: 1.830 mills
Jefferson County Impact Report – Carr Street URA
14
Arvada Fire District Impact
The Plan Area is located within the Arvada Fire District, which has a 14.8930 mill
levy. The Fire District’s share of the current property tax base is $73,791, shown
in Table 10, and will continue to be collected by the Fire District. The base amount
is expected to grow at 3.0 percent every two years resulting in an annual amount
of $105,208 in year 25 and generating a total of approximately $2.2 million over
the 25-year period. After the 25-year period is complete, the Arvada Fire District’s
share of property tax revenues will increase to between $268,500 in Scenario 1 to
$410,800 in Scenario 2 due to the new development. This includes between
$160,200 in Scenario 1 to $302,500 in Scenario 2 generated by the property tax
increment from Carr Street URA.
Table 10. Fire District Property Tax Revenue, 2024-2049
Fire Dist.
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $73,791 $0 $73,791 $0 $73,791
2025 2 $76,005 $0 $76,005 $0 $76,005
2026 3 $76,005 $0 $76,005 $0 $76,005
2027 4 $78,285 $0 $78,285 $0 $78,285
2028 5 $78,285 $18,474 $96,759 $17,725 $96,010
2029 6 $80,634 $69,031 $149,664 $67,890 $148,523
2030 7 $80,634 $118,734 $199,367 $117,190 $197,823
2031 8 $83,053 $118,734 $201,786 $170,355 $253,407
2032 9 $83,053 $122,341 $205,393 $183,601 $266,654
2033 10 $85,544 $122,341 $207,885 $196,752 $282,296
2034 11 $85,544 $126,057 $211,601 $213,691 $299,235
2035 12 $88,110 $126,057 $214,167 $227,606 $315,717
2036 13 $88,110 $129,886 $217,997 $245,431 $333,541
2037 14 $90,754 $129,886 $220,640 $245,431 $336,185
2038 15 $90,754 $133,832 $224,586 $252,869 $343,623
2039 16 $93,476 $133,832 $227,308 $252,869 $346,345
2040 17 $93,476 $137,897 $231,374 $260,532 $354,008
2041 18 $96,281 $137,897 $234,178 $260,532 $356,813
2042 19 $96,281 $142,086 $238,367 $268,428 $364,708
2043 20 $99,169 $142,086 $241,255 $268,428 $367,597
2044 21 $99,169 $146,403 $245,572 $276,563 $375,732
2045 22 $102,144 $146,403 $248,547 $276,563 $378,707
2046 23 $102,144 $150,850 $252,994 $284,944 $387,088
2047 24 $105,208 $150,850 $256,058 $284,944 $390,153
2048 25 $105,208 $155,432 $260,641 $293,579 $398,788
Total $2,231,117 $2,659,109 $4,890,226 $4,665,921 $6,897,038
Future Tax Revenue
2049 $108,365 $160,154 $268,519 $302,477 $410,841
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-FIRE
Property Tax: 14.8930 mills
Economic & Planning Systems, Inc.
15
Mile High Urban Drainage and Flood District Impact
The Plan Area is located within the Mile High Urban Drainage and Flood District,
which has a 1.0000 mill levy that includes 0.9000 mills for the main District and
0.1000 mills for the South Platte River. The Flood District’s share of the current
property tax base is $4,955, shown in Table 11, and will continue to be collected
by the Flood District. The base amount is expected to grow at 3.0 percent every
two years resulting in an annual amount of $7,064 in year 25 and generating a
total of approximately $149,800 over the 25-year period. After the 25-year period
is complete, the Mile High Urban Drainage and Flood District’s share of property
tax revenues will increase to between $18,000 in Scenario 1 to $27,600 in
Scenario 2 due to the new development. This includes between $10,800 in
Scenario 1 to $20,300 in Scenario 2 generated by the property tax increment
from Carr Street URA.
Table 11. Flood District Property Tax Revenue, 2024-2049
Flood Dist.
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $4,955 $0 $4,955 $0 $4,955
2025 2 $5,103 $0 $5,103 $0 $5,103
2026 3 $5,103 $0 $5,103 $0 $5,103
2027 4 $5,256 $0 $5,256 $0 $5,256
2028 5 $5,256 $1,240 $6,497 $1,190 $6,447
2029 6 $5,414 $4,635 $10,049 $4,559 $9,973
2030 7 $5,414 $7,972 $13,387 $7,869 $13,283
2031 8 $5,577 $7,972 $13,549 $11,439 $17,015
2032 9 $5,577 $8,215 $13,791 $12,328 $17,905
2033 10 $5,744 $8,215 $13,959 $13,211 $18,955
2034 11 $5,744 $8,464 $14,208 $14,348 $20,092
2035 12 $5,916 $8,464 $14,380 $15,283 $21,199
2036 13 $5,916 $8,721 $14,638 $16,480 $22,396
2037 14 $6,094 $8,721 $14,815 $16,480 $22,573
2038 15 $6,094 $8,986 $15,080 $16,979 $23,073
2039 16 $6,277 $8,986 $15,263 $16,979 $23,256
2040 17 $6,277 $9,259 $15,536 $17,494 $23,770
2041 18 $6,465 $9,259 $15,724 $17,494 $23,958
2042 19 $6,465 $9,540 $16,005 $18,024 $24,489
2043 20 $6,659 $9,540 $16,199 $18,024 $24,683
2044 21 $6,659 $9,830 $16,489 $18,570 $25,229
2045 22 $6,859 $9,830 $16,689 $18,570 $25,429
2046 23 $6,859 $10,129 $16,987 $19,133 $25,991
2047 24 $7,064 $10,129 $17,193 $19,133 $26,197
2048 25 $7,064 $10,437 $17,501 $19,713 $26,777
Total $149,810 $178,548 $328,357 $313,296 $463,106
Future Tax Revenue
2049 $7,276 $10,754 $18,030 $20,310 $27,586
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-FLOOD
Property Tax: 1.0 mills
Jefferson County Impact Report – Carr Street URA
16
Clear Creek Valley Water & Sanitation District Impact
The Plan Area is located within the Clear Creek Valley Water and Sanitation
District, which has a 2.3350 mill levy. The Sanitation District’s share of the
current property tax base is $11,569, shown in Table 10, and will continue to be
collected by the Fire District. The base amount is expected to grow at 3.0 percent
every two years resulting in an annual amount of $16,495 in year 25 and
generating a total of approximately $349,800 over the 25-year period. After the
25-year period is complete, the Sanitation District’s share of property tax revenues
will increase to between $42,100 in Scenario 1 to $ 64,400 in Scenario 2 due to
the new development. This includes between $25,100 in Scenario 1 to $47,400 in
Scenario 2 generated by the property tax increment from Carr Street URA.
Table 12. Sanitation District Property Tax Revenue, 2024-2049
San Dist.
Year Plan Year Base Scenario 1 Incr.Total Scenario 2 Incr.Total
1-Yr. Lag Base + Incr.1-Yr. Lag Base + Incr.
2024 1 $11,569 $0 $11,569 $0 $11,569
2025 2 $11,916 $0 $11,916 $0 $11,916
2026 3 $11,916 $0 $11,916 $0 $11,916
2027 4 $12,274 $0 $12,274 $0 $12,274
2028 5 $12,274 $2,896 $15,170 $2,779 $15,053
2029 6 $12,642 $10,823 $23,465 $10,644 $23,286
2030 7 $12,642 $18,616 $31,258 $18,374 $31,016
2031 8 $13,021 $18,616 $31,637 $26,709 $39,730
2032 9 $13,021 $19,181 $32,203 $28,786 $41,807
2033 10 $13,412 $19,181 $32,593 $30,848 $44,260
2034 11 $13,412 $19,764 $33,176 $33,503 $46,916
2035 12 $13,814 $19,764 $33,578 $35,685 $49,500
2036 13 $13,814 $20,364 $34,179 $38,480 $52,294
2037 14 $14,229 $20,364 $34,593 $38,480 $52,709
2038 15 $14,229 $20,983 $35,212 $39,646 $53,875
2039 16 $14,656 $20,983 $35,639 $39,646 $54,302
2040 17 $14,656 $21,620 $36,276 $40,848 $55,503
2041 18 $15,095 $21,620 $36,716 $40,848 $55,943
2042 19 $15,095 $22,277 $37,372 $42,085 $57,181
2043 20 $15,548 $22,277 $37,825 $42,085 $57,634
2044 21 $15,548 $22,954 $38,502 $43,361 $58,909
2045 22 $16,015 $22,954 $38,968 $43,361 $59,376
2046 23 $16,015 $23,651 $39,666 $44,675 $60,690
2047 24 $16,495 $23,651 $40,146 $44,675 $61,170
2048 25 $16,495 $24,369 $40,865 $46,029 $62,524
Total $349,806 $416,909 $766,714 $731,547 $1,081,353
Future Tax Revenue
2049 $16,990 $25,110 $42,100 $47,424 $64,414
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF.xlsm]T-SAN
Property Tax: 2.3350 mills
Economic & Planning Systems, Inc.
17
Sales Taxes
The amount of sales tax Renewal Wheat Ridge (RWR) will keep is dependent on
the decision of Wheat Ridge City Council. RWR can keep up to 3.0 percent of city
sales tax generated by sales on-site, based on City Council approval, and the
amounts shown in the analysis below are provided to reflect the maximum sales
tax increment that could be generated. The incremental sales tax reflects the
sales taxes generated within the Plan Area that are in excess of the current sales
tax base, based on the redevelopment and land use assumptions.
Assumptions
To estimate potential sales tax revenues of the Plan Area, EPS has estimated
annual sales of new general retail at $300 per square foot. Additionally, 70
percent of new retail development is anticipated to be sales tax generating and
the remaining 30 percent is expected to be service retail. Service retail includes
uses such as gyms, salons, banks, etc. that offer services that are not taxable.
Vacancy is also taken into account by applying a 5.0 percent vacancy rate to the
new retail development. Based on all of these factors, Scenario 1 results in
12,935 square feet of floor area generating taxable retail sales. Scenario 2 results
in 45,500 square feet of floor area that generates taxable sales. The model
includes an annual growth rate in sales of 2.0 percent per year.
The base sales tax is calculated for the existing retail center on parcel 12, which
consists of 12,500 square feet of occupied retail space that is taxable. To estimate
existing sales tax, the annual sales of the existing occupied tenant spaces are
estimated at $200 per square foot with a 2.0 percent annual growth rate applied.
The 2023 Jefferson County sales tax rate is 0.5 percent, all of which is dedicated
to open space and will not be captured within the TIF. The 2023 City of Wheat
Ridge sales tax rate is 3.50 percent, of which 3.0 percent will be allocated for TIF
for the 25-year period. The remaining 0.5 percent is dedicated to capital projects
and will not be collected by RWR. It will continue to be collected by the City given
that it is dedicated to capital projects.
Scenario 1 Sales Tax Increment
The future sales taxes above the existing base that are generated by new retail
development is referred to as the increment. In Scenario 1, the Carr Street URA
Campus is expected to generate approximately $1.4 million in City sales tax
increment over the 25-year period (Table 13), which equates to an average of
approximately $57,000 per year based on 12,935 square feet of taxable retail
space. This is based on a commitment of the 3.0 percent sales tax to the URA.
This revenue stream, when discounted at 5.0 percent, translates to a present
value of $733,300 or an average of $29,300 per year.
Jefferson County Impact Report – Carr Street URA
18
The City will continue to collect the base sales tax over the 25-year period, which
is estimated to be a total of $2.4 million based on the 3.0 percent sales tax.
Additionally, the City will collect 0.5 percent sales tax dedicated to capital projects
on the base sales tax and new sales generated by the new retail development.
This results in a total of about $1.0 million. Thus, the base ($2.4 million) plus the
capital revenue stream that remains outside the TIF ($1.0 million) are expected to
total $3.4 million over the course of the 25-year TIF horizon. This total is more
than double the projected increment of $1.4 million.
Jefferson County will collect 0.5 percent sales tax for open space that will
generate approximately 1.0 million or an average of $40,500 per year. This
revenue includes the base sales estimated at $400,400 and new sales estimated
at $613,300 over the 25-year period. Note that for County revenues, the base is
less than the revenues attributed to new development, which is the reverse of the
City’s forecasted revenues. This is because the City’s revenues include two
distinct streams, one that is not captured within the TIF (of a half cent) and one
that is split between base and increment (of three cents). The proportionate
collections for the two jurisdictions thus differ.
Scenario 2 Sales Tax Increment
In Scenario 2, the Carr Street URA Campus is expected to generate approximately
$9.3 million in City sales tax increment over the 25-year period (Table 14),
which equates to an average of approximately $370,100 per year based on
45,500 square feet of taxable retail space. This is based on a commitment of the
3.0 percent sales tax to the URA. This revenue stream, when discounted at 5.0
percent, translates to a present value of $4.5 million or an average of $179,200
per year.
The City will continue to collect the base sales tax over the 25-year period, which
is estimated to be a total of $2.4 million based on the 3.0 percent sales tax.
Additionally, the City will collect 0.5 percent sales tax dedicated to capital projects
on the base sales tax and new sales generated by the new retail development.
This results in a total of about $2.3 million, which includes approximately $1.9
million from the new retail development. In Scenario 2, the estimated total
increment of $9.3 million compares to City revenues of $4.7 million (includes base
of $2.4 million and capital projects of $2.3 million). In this case, the increment is
nearly double the base revenues, which reflects the larger scale of construction
that is used for this upper bracket, and is therefore projected to generate greater
sales activity.
Jefferson County will collect 0.5 percent sales tax for open space that will
generate approximately $2.3 million or an average of $92,900 per year. This
revenue includes the base sales estimated at $400,400 and new sales estimated
at $1.9 million over the 25-year period.
Economic & Planning Systems, Inc.
19
Table 13. Scenario 1 Sales Tax Increment, 2024-2048
Dev.Taxable Stablized New Retail Base[1]New Sales Increment TIF Share
Year Plan Yr.Program Program Sales Sales[1]$200/sf New-Base Present Val.Base New Sales Total Base New Sales Total
%12,935 sf %$300/sf 3.00%3.00%5.00%0.500%0.500%0.500%0.500%
2024 1 0%0 0%$0 $75,000 $0 $0 $0 $12,500 $0 $12,500 $12,500 $0 $12,500
2025 2 25%3,234 50%$532,823 $76,500 $15,985 $0 $0 $12,750 $2,664 $15,414 $12,750 $2,664 $15,414
2026 3 50%6,468 100%$2,173,916 $78,030 $65,217 $0 $0 $13,005 $10,870 $23,875 $13,005 $10,870 $23,875
2027 4 75%9,701 100%$3,326,091 $79,591 $99,783 $20,192 $17,443 $13,265 $16,630 $29,896 $13,265 $16,630 $29,896
2028 5 100%12,935 100%$4,523,484 $81,182 $135,705 $54,522 $44,855 $13,530 $22,617 $36,148 $13,530 $22,617 $36,148
2029 6 100%12,935 100%$4,613,954 $82,806 $138,419 $55,613 $43,574 $13,801 $23,070 $36,871 $13,801 $23,070 $36,871
2030 7 100%12,935 100%$4,706,233 $84,462 $141,187 $56,725 $42,329 $14,077 $23,531 $37,608 $14,077 $23,531 $37,608
2031 8 100%12,935 100%$4,800,357 $86,151 $144,011 $57,859 $41,120 $14,359 $24,002 $38,360 $14,359 $24,002 $38,360
2032 9 100%12,935 100%$4,896,365 $87,874 $146,891 $59,016 $39,945 $14,646 $24,482 $39,128 $14,646 $24,482 $39,128
2033 10 100%12,935 100%$4,994,292 $89,632 $149,829 $60,197 $38,803 $14,939 $24,971 $39,910 $14,939 $24,971 $39,910
2034 11 100%12,935 100%$5,094,178 $91,425 $152,825 $61,401 $37,695 $15,237 $25,471 $40,708 $15,237 $25,471 $40,708
2035 12 100%12,935 100%$5,196,061 $93,253 $155,882 $62,629 $36,618 $15,542 $25,980 $41,522 $15,542 $25,980 $41,522
2036 13 100%12,935 100%$5,299,982 $95,118 $158,999 $63,881 $35,572 $15,853 $26,500 $42,353 $15,853 $26,500 $42,353
2037 14 100%12,935 100%$5,405,982 $97,020 $162,179 $65,159 $34,555 $16,170 $27,030 $43,200 $16,170 $27,030 $43,200
2038 15 100%12,935 100%$5,514,102 $98,961 $165,423 $66,462 $33,568 $16,493 $27,571 $44,064 $16,493 $27,571 $44,064
2039 16 100%12,935 100%$5,624,384 $100,940 $168,732 $67,791 $32,609 $16,823 $28,122 $44,945 $16,823 $28,122 $44,945
2040 17 100%12,935 100%$5,736,871 $102,959 $172,106 $69,147 $31,677 $17,160 $28,684 $45,844 $17,160 $28,684 $45,844
2041 18 100%12,935 100%$5,851,609 $105,018 $175,548 $70,530 $30,772 $17,503 $29,258 $46,761 $17,503 $29,258 $46,761
2042 19 100%12,935 100%$5,968,641 $107,118 $179,059 $71,941 $29,893 $17,853 $29,843 $47,696 $17,853 $29,843 $47,696
2043 20 100%12,935 100%$6,088,014 $109,261 $182,640 $73,380 $29,039 $18,210 $30,440 $48,650 $18,210 $30,440 $48,650
2044 21 100%12,935 100%$6,209,774 $111,446 $186,293 $74,847 $28,209 $18,574 $31,049 $49,623 $18,574 $31,049 $49,623
2045 22 100%12,935 100%$6,333,970 $113,675 $190,019 $76,344 $27,403 $18,946 $31,670 $50,616 $18,946 $31,670 $50,616
2046 23 100%12,935 100%$6,460,649 $115,948 $193,819 $77,871 $26,620 $19,325 $32,303 $51,628 $19,325 $32,303 $51,628
2047 24 100%12,935 100%$6,589,862 $118,267 $197,696 $79,428 $25,860 $19,711 $32,949 $52,661 $19,711 $32,949 $52,661
2048 25 100%12,935 100%$6,721,659 $120,633 $201,650 $81,017 $25,121 $20,105 $33,608 $53,714 $20,105 $33,608 $53,714
Total $2,402,272 $3,679,898 $1,425,953 $733,278 $400,379 $613,316 $1,013,695 $400,379 $613,316 $1,013,695
Avg. $96,091 $147,196 $57,038 $29,331 $16,015 $24,533 $40,548 $16,015 $24,533 $40,548
[1]Annual escalation of 2.0%
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF 1-31-2024.xlsm]T-Sales Incr. Low
Wheat Ridge Sales Tax Jeff. County Open Space City Capital Projects
Jefferson County Impact Report – Carr Street URA
20
Table 14. Scenario 2 Sales Tax Increment, 2024-2048
Dev.Taxable Stablized New Retail Base[1]New Sales Increment TIF Share
Year Plan Yr.Program Program Sales Sales[1]$200/sf New-Base Present Val.Base New Sales Total Base New Sales Total
%45,500 sf %$300/sf 3.00%3.00%5.00%0.500%0.500%0.500%0.500%
2024 1 0%0 0%$0 $75,000 $0 $0 $0 $12,500 $0 $12,500 $12,500 $0 $12,500
2025 2 10%4,550 50%$749,700 $76,500 $22,491 $0 $0 $12,750 $3,749 $16,499 $12,750 $3,749 $16,499
2026 3 20%9,100 100%$3,058,776 $78,030 $91,763 $13,733 $12,456 $13,005 $15,294 $28,299 $13,005 $15,294 $28,299
2027 4 30%13,650 100%$4,679,927 $79,591 $140,398 $60,807 $52,528 $13,265 $23,400 $36,665 $13,265 $23,400 $36,665
2028 5 40%18,200 100%$6,364,701 $81,182 $190,941 $109,759 $90,299 $13,530 $31,824 $45,354 $13,530 $31,824 $45,354
2029 6 50%22,750 100%$8,114,994 $82,806 $243,450 $160,644 $125,869 $13,801 $40,575 $54,376 $13,801 $40,575 $54,376
2030 7 60%27,300 100%$9,932,753 $84,462 $297,983 $213,520 $159,332 $14,077 $49,664 $63,741 $14,077 $49,664 $63,741
2031 8 70%31,850 100%$11,819,976 $86,151 $354,599 $268,448 $190,781 $14,359 $59,100 $73,458 $14,359 $59,100 $73,458
2032 9 80%36,400 100%$13,778,714 $87,874 $413,361 $325,487 $220,302 $14,646 $68,894 $83,539 $14,646 $68,894 $83,539
2033 10 90%40,950 100%$15,811,075 $89,632 $474,332 $384,700 $247,981 $14,939 $79,055 $93,994 $14,939 $79,055 $93,994
2034 11 100%45,500 100%$17,919,218 $91,425 $537,577 $446,152 $273,899 $15,237 $89,596 $104,834 $15,237 $89,596 $104,834
2035 12 100%45,500 100%$18,277,602 $93,253 $548,328 $455,075 $266,073 $15,542 $91,388 $106,930 $15,542 $91,388 $106,930
2036 13 100%45,500 100%$18,643,154 $95,118 $559,295 $464,176 $258,471 $15,853 $93,216 $109,069 $15,853 $93,216 $109,069
2037 14 100%45,500 100%$19,016,017 $97,020 $570,481 $473,460 $251,086 $16,170 $95,080 $111,250 $16,170 $95,080 $111,250
2038 15 100%45,500 100%$19,396,338 $98,961 $581,890 $482,929 $243,912 $16,493 $96,982 $113,475 $16,493 $96,982 $113,475
2039 16 100%45,500 100%$19,784,265 $100,940 $593,528 $492,588 $236,943 $16,823 $98,921 $115,745 $16,823 $98,921 $115,745
2040 17 100%45,500 100%$20,179,950 $102,959 $605,398 $502,440 $230,173 $17,160 $100,900 $118,060 $17,160 $100,900 $118,060
2041 18 100%45,500 100%$20,583,549 $105,018 $617,506 $512,488 $223,597 $17,503 $102,918 $120,421 $17,503 $102,918 $120,421
2042 19 100%45,500 100%$20,995,220 $107,118 $629,857 $522,738 $217,208 $17,853 $104,976 $122,829 $17,853 $104,976 $122,829
2043 20 100%45,500 100%$21,415,124 $109,261 $642,454 $533,193 $211,003 $18,210 $107,076 $125,286 $18,210 $107,076 $125,286
2044 21 100%45,500 100%$21,843,427 $111,446 $655,303 $543,857 $204,974 $18,574 $109,217 $127,791 $18,574 $109,217 $127,791
2045 22 100%45,500 100%$22,280,295 $113,675 $668,409 $554,734 $199,117 $18,946 $111,401 $130,347 $18,946 $111,401 $130,347
2046 23 100%45,500 100%$22,725,901 $115,948 $681,777 $565,829 $193,428 $19,325 $113,630 $132,954 $19,325 $113,630 $132,954
2047 24 100%45,500 100%$23,180,419 $118,267 $695,413 $577,145 $187,902 $19,711 $115,902 $135,613 $19,711 $115,902 $135,613
2048 25 100%45,500 100%$23,644,028 $120,633 $709,321 $588,688 $182,533 $20,105 $118,220 $138,326 $20,105 $118,220 $138,326
Total $2,402,272 $11,525,854 $9,252,590 $4,479,868 $400,379 $1,920,976 $2,321,354 $400,379 $1,920,976 $2,321,354
Avg.$96,091 $461,034 $370,104 $179,195 $16,015 $76,839 $92,854 $16,015 $76,839 $92,854
[1]Annual escalation of 2.0%
Source: Economic & Planning Systems
Z:\Shared\Projects\DEN\233048-Wheat Ridge Urban Renewal Plan I-70 & Carr\Models\[233048-MODEL-TIF 1-31-2024.xlsm]T-Sales Incr. High
Wheat Ridge Sales Tax Jeff. County Open Space City Capital Projects
Economic & Planning Systems, Inc.
21
Summary of Impact
Cost of Service and Infrastructure Costs
Redevelopment projects such as Carr Street will generate fiscal and economic
impacts to Jefferson County, with factors that are both positive and negative.
It is important to recognize that the cost of service and infrastructure costs vary
depending on whether or not the development occurs within incorporated or
unincorporated areas. The entire Plan Area is located within the City of Wheat
Ridge municipal boundaries. It is also noteworthy that many of the urban services
required by the new development will be provided by the City of Wheat Ridge,
such as police, parks and recreation, and general administration such as planning,
zoning, land use code enforcement, business licensing, etc.
For the purposes of this analysis, EPS has provided detailed calculations of the TIF
revenues to be used to service debt for Carr Street, for each of the taxing entities
within the county. The analysis assumes that the modest additional service cost to
the County associated with the future development within the City of Wheat Ridge
is balanced by additional revenue sources, such as intergovernmental transfers,
fees for services, and the additional retail spending referenced above. The County
is expected to have no financial exposure for infrastructure costs or other capital
improvements, at time of construction or on an ongoing basis. Future
infrastructure costs that are associated with development on parcels included in
the Plan boundary are anticipated to be financed by the developer(s) initially, and
by Renewal Wheat Ridge and the City of Wheat Ridge in the future.
Summary of the Net County Impact
Based on the analysis included in this report, EPS anticipates that the impact of the
Carr Street Urban Renewal Plan on Jefferson County will be neutral. The County will
continue to receive the base property tax amount of $133,700 annually with
biannual escalation. By 2049, the end of the 25-year tax increment financing
period, the County’s portion of property tax is expected to increase to between
$486,400 to $744,200 per year as a result of the new development. The County
can expect to receive this approximate level of revenue upon the sunsetting of the
TIF in 2048. The County will collect 0.50 percent of sales tax in the Plan Area
during the 25-year period, generating between $1.0 million in Scenario 1 and
$2.3 million in Scenario 2 for open space.
Based on previous experience evaluating county fiscal structures, EPS has an
understanding of expenditures, revenues, and alternative revenue sources that new
development generates as well as the corresponding costs of service attributed to
various development types. Moreover, because the future development will be
located within the City of Wheat Ridge, and the City is responsible for a majority of
services, including ones with typically higher costs to local government (i.e., police,
public works, etc.), the County’s exposure in terms of its financial outlay will be
modest and is expected to be mitigated with other revenue sources.