HomeMy WebLinkAbout02.15 - Agenda Packet
PLANNING COMMISSION
A G E N D A
February 15, 2024
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on February 15, 2024 at 6:30 p.m.
This meeting will be conducted as a virtual meeting and in person at 7500 W. 29th Avenue,
Municipal Building. The public may participate in these ways:
1. Provide comment in advance at www.wheatridgespeaks.org (comment by noon on February
14)
2. Virtually attend and participate in the meeting through a device or phone:
• Click here to join and provide public comment (create a Zoom account to join)
• Or call 1-669-900-6833 with Meeting ID 816 2774 5053 and Passcode: 870477
3. View the meeting live or later at www.wheatridgespeaks.org, Channel 8, or YouTube Live at
https://www.ci.wheatridge.co.us/view
4. Attend in person.
1. CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA
5. APPROVAL OF MINUTES – January 18, 2024
6. PUBLIC FORUM (This is the time for any person to speak on any subject not
appearing on the agenda. Public comments may be limited to 3 minutes.)
(continued on next page)
Planning Commission Agenda – February 15, 2024 Page 2
Individuals with disabilities are encouraged to participate in all public meetings sponsored by
the City of Wheat Ridge. Call Amanda Harrison, Public Information Officer at 303-235-2877
at least one week in advance of a meeting if you are interested in participating and need
inclusion assistance.
7. PUBLIC HEARING *
8. OLD BUSINESS
9. NEW BUSINESS
A. Resolution 1-2024 Carr Street Urban Renewal Plan
B. Resolution 2-2024 Lutheran Legacy Urban Renewal Plan
C. CU Student Research Opportunity, presentation by Jake Carias
D. Upcoming Dates
E. Project and Development Updates
F. Commissioner Updates
10. ADJOURNMENT
* Public comment is welcome during any public hearing item. The standard procedure for a
public hearing is as follows:
a. Staff presentation
b. Applicant presentation – if applicable
c. Public comment – time may be limited at the discretion of the Chair, often to 3 minutes
d. Staff/applicant response
e. Close public hearing
f. Commission discussion and decision
Planning Commission Minutes - 1 –
January 18, 2024
PLANNING COMMISSION
Minutes of Meeting
January 18, 2024
1. CALL THE MEETING TO ORDER
The meeting was called to order by Chair DITULLIO at 6:30 p.m. This meeting was held
in person and virtually, using Zoom video-teleconferencing technology.
2. ROLL CALL OF MEMBERS
Commission Members Present: Jerry DiTullio
Daniel Graeve
Will Kerns
Patrick Quinn
Jonathan Schelke
Commission Members Absent: Kristine Disney
Janet Leo
Staff Members Present:
Jana Easley, Planning Manager
Scott Cutler, Senior Planner
Tammy Odean, Recording Secretary
3. PLEDGE OF ALLEGIANCE
4. APPROVE ORDER OF THE AGENDA
It was moved by consensus to approve the order of the agenda.
5. APPROVAL OF MINUTES – December 7, 2023
It was moved by Commissioner QUINN and seconded by Commissioner GRAEVE
to approve the minutes of December 7, 2023, as written. Motion carried 3-0-2 with
Commissioners KERNS and SCHELKE abstaining.
6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing
on the agenda.)
No one wished to speak at this time.
Planning Commission Minutes - 2 –
January 18, 2024
7. PUBLIC HEARING
A. Case No. ZOA-24-01: An ordinance amending Chapter 26 of the Wheat Ridge
Code of Laws, concerning Electric Vehicle (EV) charging and parking
requirements, and making conforming amendments therewith.
Chair DITULLIO opened the public hearing.
Mr. Cutler gave a short presentation regarding the ordinance and the House Bill
that passed in June 2023 stating that multi-unit buildings are required to provide
EV parking as of March 1, 2024, state-wide.
Public Input
Betsy Coppock, resident
25 Skyline Dr.
Ms. Coppock mentioned she is an EV owner and is a member of Sustainable
Wheat Ridge. She mentioned it is important to have EV charging and parking at
the multi-residential level as not all residents can afford to purchase single-family
homes but want to be sustainable for the community and not have to use a level 3
charger away from their home which can be expensive. Ms. Coppock also
mentioned that bike storage is important as well.
Chair DITULLIO closed the public input.
Commissioner SCHELKE asked if it was per building code to put a 240-volt outlet
in a garage.
Mr. Cutler said he couldn’t speak per the building code, but said it is normal for
that to be added and could be a requirement of the building code in the future.
In response to a question from Commissioner QUINN, Mr. Cutler said the house
bill requires multi-unit buildings to have an EV charging station and it depends on
the size of the development as to how many stations are required.
Commissioner QUINN also inquired how this ordinance affects parking in
affordable housing developments.
Mr. Cutler stated the overall quantity of EV stations will be lower because the
number of spaces for affordable housing developments will be lower as well.
Mr. Quinn asked what happens to someone if they park in an EV parking space but
do not have an EV.
Planning Commission Minutes - 3 –
January 18, 2024
Mr. Cutler mentioned that per the house bill, Cities or property owners can enforce
if signage is in place.
There was discussion about shared parking which Mr. Cutler gave an explanation
about.
Commissioner DITULLIO asked if the affordable housing development at 44th
Avenue and Wadsworth Boulevard will be required to install EV charging stations.
Mr. Cutler stated yes for future phases so that the development complies with State
laws. He added that Wheat Ridge is one of the last communities in the state to
have an EV ordinance related to EV parking and acknowledged it will possibly add
a bit of a cost to developers.
It was explained by Mr. Cutler and Ms. Easley the difference between Level 2 & 3
charging stations at Commercial sites as compared to 240-volt outlets at residential
units.
Commissioner DITULLIO stated he still had concerns about taking parking spaces
away from residents in affordable housing developments for EV parking spaces.
Chair DITULLIO closed the public hearing.
It was moved by Commissioner KERNS and seconded by Commissioner
QUINN to recommend approval of the proposed ordinance amending Chapter
26 of the Wheat Ridge Code of Laws concerning electric vehicle (EV) charging
and parking requirements and making conforming amendments therewith.
Motion carried 5-0.
B. Case No. ZOA-24-02 An ordinance amending Articles V and XI of Chapter 26 of
the Wheat Ridge Code of Laws, concerning bicycle parking and storage
requirements, and making conforming amendments therewith.
Chair DITULLIO opened the public hearing.
Mr. Cutler gave a short presentation regarding the ordinance.
In response to a question from Commissioner Kerns, Mr. Cutler explained that
parking requirements can be lowered for businesses if bike parking/storage is
offered and the incentives are usually seen at large business complexes which
Wheat Ridge does not have a lot of, but maybe will in the future when the Lutheran
Campus is redeveloped.
Commissioner GRAEVE asked for a summary of the component of bicycle
charging infrastructure that is related to this ordinance change.
Planning Commission Minutes - 4 –
January 18, 2024
Mr. Cutler state the demand for indoor storage for electric bikes has increased due
to both the cost of the bikes and charging them. He added this ordinance has not
changed the difference between bike parking for electric or non-electric. Ms.
Easley added that bike storage would alleviate tenants in apartments taking bikes
up to their units.
Commissioner SCHELKE stated he thinks this is a great ordinance for the city and
those that commute to work.
Chair DITULLIO closed the public hearing.
It was moved by Commissioner SCHELKE and seconded by Commissioner
KERNS to recommend approval of the proposed ordinance amending Articles
V and XI of the Wheat Ridge Code of Laws concerning bicycle parking and
storage requirements and making conforming amendments therewith.
Motion carried 5-0.
8. OLD BUSINESS
9. NEW BUSINESS
A. Upcoming Dates
Ms. Easley stated that the appointment of the new Planning Commissioner will
take place on January 22. She added there will not be a Planning Commission
meeting on February 1, but most likely there will be a meeting held on February
15.
B. Project and Development Updates
Ms. Easley mentioned that Tabor Lake Apartments received their CO. She also
told the Commissioners that the City Plan is open for accepting City Plan
Champions and currently has 38 champions and 168 subscribers and added the
kickoff date will be held on January 31 between the City and czb consultants.
C. Commissioner Updates
Commissioner GRAEVE thanked City Council and staff for meeting the EV State
law and making the City more efficient in the future because it is important to
make these changes.
Commissioner QUINN reiterated that he likes the Property and Project map and
appreciates the public interest.
Planning Commission Minutes - 5 –
January 18, 2024
Commissioner SCHELKE noted that he hopes the price of EVs will drop in the
future.
10. ADJOURNMENT
It was moved by Commissioner QUINN and seconded by Commissioner GRAEVE
to adjourn the meeting at 7:27 p.m. Motion carried 5-0.
__________________________ _______________________________
Jerry DiTullio, Chair Tammy Odean, Recording Secretary
7500 West 29th Avenue Wheat Ridge, CO 80033 Phone: 303.235.2805 Fax: 303.235.2805
www.ci.wheatridge.co.us
TO: Wheat Ridge Planning Commission
FROM: Steve Art – Renewal Wheat Ridge Executive Director
RE: Adoption of Resolution No. __-2024 relating to the proposed Carr Street
Urban Renewal Plan and its adherence to the City’s Comprehensive Plan
adopted in 2009
DATE: February 15, 2024
ITEM:
Review the proposed Carr Street Urban Renewal Plan (the ‘Plan’) and adoption of a Resolution
regarding its conformity with the City’s Comprehensive Plan (‘Comp Plan’), Envision Wheat
Ridge.
PROPOSED CARR STREET URBAN RENEWAL PLAN INTENT:
The proposed Plan anticipates private investment within its boundaries which will primarily be
zoned Industrial Employment (IE). This may include the demolition of existing substandard and
blighted structures, and the construction of improvements that support local goals related to land
use, economic development, transportation, and sustainability.
A portion of the plan area includes a small grouping of residential including affordable multi-
family and a small amount of commercial retail.
CONFORMANCE TO COMPREHENSIVE PLAN:
The Comp Plan adopted in October 2009 identifies several goals and objectives that will be
accomplished and advanced through the completion of projects in the City’s Urban Renewal
Plan areas. The Planning Commission is being asked to review this memo and the provided
attachments to make a determination that the proposed Plan will further the same in manner
consistent with the intentions of the Comp Plan.
Staff have completed a review of the Comp Plan as well as other planning documents including
its five urban renewal plans as well as subarea plans. The attached documents provide verbatim
excerpts from these documents which are considered to be accomplished by the proposed Plan.
The proposed Plan is also believed to build on previous planning efforts and be consistent with
the vision outlined in these and other City adopted plans.
REQUEST:
The Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge (RWR) will recommend
the Wheat Ridge City Council adopt a future resolution approving the Plan.
The Colorado Urban Renewal Law, C.R.S. § 31-25-107(2), states that, Prior to its approval of
an urban renewal plan, the governing body shall submit such plan to the planning commission of
the municipality, if any, for review and recommendations as to its conformity with the general
plan for the development of the municipality as a whole. The planning commission shall submit
its written recommendations with respect to the urban renewal plan to the governing body within
thirty days after receipt of the plan for review. Upon receipt of the recommendations of the
planning commission or, if no recommendations are received within said thirty days, without
such recommendations, the governing body may proceed with the hearing on the urban renewal
plan prescribed by subsection (3) of this section.
RECOMMENDATION:
Staff supports the proposed Plan and recommends the Planning Commission adopt a Resolution
confirming the Plan’s conformity with the Comp Plan.
This recommendation requires, then, that the Planning Commission review the following
attachments:
1. Exhibit of proposed Plan area boundaries
2. Relevant excerpts from the Comp Plan
3. Proposed Carr Street Urban Renewal Plan
RECOMMENDED MOTION:
“I move to adopt Resolution __-2024, finding the Carr Street Urban Renewal Plan is in
conformance with the Wheat Ridge Comprehensive Plan, Envision Wheat Ridge. Or
“I move to deny Resolution __- 2024, finding the Carr Street Urban Renewal Plan does not
conform to the Wheat Ridge Comprehensive Plan, Envision Wheat Ridge for the following
reasons…”
EXHIBITS:
1. Resolution __- 2024
2. Relevant excerpts from Wheat Ridge Comprehensive Plan
3. Carr Street Urban Renewal Plan
7500 West 29th Avenue Wheat Ridge, CO 80033 Phone: 303.235.2805 Fax: 303.235.2805
www.ci.wheatridge.co.us
WHEAT RIDGE PLANNING COMMISSION
RESOLUTION NO. _01_
Series of 2024
TITLE: A RESOLUTION FINDING THE CARR STREET URBAN
RENEWAL PLAN IS IN CONFORMANCE WITH THE WHEAT
RIDGE COMPREHENSIVE PLAN.
WHEREAS, the Wheat Ridge Urban Renewal Authority is authorized under C.R.S. 31-
25-105 (1)(i) of the Urban Renewal Law to prepare a plan for redevelopment for certain areas of
the City of Wheat Ridge, Colorado; and
WHEREAS, the Wheat Ridge City Council, upon recommendation of the Wheat Ridge
Urban Renewal Authority, did on February 15, 2024, make a finding of the presence of blight in
the area included in the Carr Street Urban Renewal Plan via Ordinance 467-1981; and
WHEREAS, the Wheat Ridge Urban Renewal Authority will conduct a public meeting for
the purpose of receiving comment on the site plan; and
WHEREAS, under C.R.S. 31-25-107(2), the redevelopment plan is to be forwarded to
the Planning Commission to determine its conformity with the comprehensive plan for the City.
NOW THEREFORE BE IT RESOLVED by the Wheat Ridge Planning Commission as
follows:
Section 1. The proposed formation of the Carr Street Urban Renewal Plan is in
conformance with the Wheat Ridge Comprehensive Plan.
Section 2. This Resolution No. _01_-2024 shall be transmitted to the Wheat Ridge City
Council pursuant to the requirements of C.R.S. 31-25-107(2).
DONE AND RESOLVED THIS day of February 2024.
WHEAT RIDGE PLANNING COMMISSION
By: ________________________________
Chairperson
ATTEST:
______________________________
Secretary to the Commission
ATTACHMENT 2
Carr Street Urban Renewal Plan
Conformance with Comprehensive Plan
Envision Wheat Ridge, Comprehensive Plan, adopted October 2009 (excerpts taken verbatim)
Those that are particularly relevant to potential actions within the Plan Area are bolded in Blue.
1 - INTRODUCTION
Comprehensive Plan Basics
Building on Previous Planning Efforts
Page 2
The Plan update included review of these previous efforts and documents. Many of the goals, policies,
and ideas for the future represented in the previous planning efforts are still relevant, and are carried
forth in this plan. Some examples of overarching themes in this plan that are carried forth from previous
planning efforts include:
o Commit to quality development and redevelopment (from the 2000 Comprehensive Plan);
o Preserve and enhance Wheat Ridge’s Neighborhoods (2000 Comprehensive Plan);
o Continue to provide quality community services, parks, and open spaces (2000 Comprehensive
o Plan);
o Encourage alternative transportation opportunities and intergovernmental cooperation on
regional
o issues (2000 Comprehensive Plan);
o Focus on increasing housing options to attract a range of household types (Neighborhood
o Revitalization Strategy);
o Prioritize the redevelopment of key commercial areas (Neighborhood Revitalization Strategy);
o Enhance community character and gateways (Neighborhood Revitalization Strategy);
o Promote transit-supportive development (Northwest Subarea Plan); and
o Develop a Town Center (Wadsworth Subarea Plan);
o Increase property maintenance and stability (Fruitdale Subarea Plan).
Previous Planning Efforts in Wheat Ridge
Comprehensive Plans
o 2000 Comprehensive Plan
o Repositioning Wheat Ridge: Neighborhood Revitalization Strategy (NRS, 2005)
Subarea Plans
o Northwest Subarea Plan (2006)
o Wadsworth Corridor Subarea Plan (2007)
o Fruitdale Subarea Plan (2007)
o 44th Avenue Subarea Plan (2023) (completed after adoption of Envision Wheat Ridge)
o 38th Avenue Corridor Plan (2011) (completed after adoption of Envision Wheat Ridge)
o Urban Renewal Plans
o Wadsworth Boulevard Corridor Urban Renewal Plan (2001)
o West 44th Avenue Ward Road Urban Renewal Plan (2001)
o 38th Avenue Corridor Urban Renewal Plan (2001)
o I-70 / Kipling Corridors Urban Renewal Plan (2009)
o West 38 Urban Renewal Plan (2015) (completed after adoption of Envision Wheat Ridge)
Key Trends and Issues
Throughout the planning process a number of key trends and issues emerged as important topics for the
Envision Wheat Ridge Plan to address. The list of key trends and issues are summarized below:
Economic and Fiscal Issues
o Developing a clear economic strategy;
o Defining roles and responsibilities of partner organizations;
o Addressing opportunities for future employment and retail centers;
o Identifying prime areas for redevelopment and infill, and address barriers to development;
o Addressing the fiscal realities of the City and how to achieve sustainable revenue sources to
maintain current levels of City services; and
o Investing in new technology to advance economic development.
o Land Use, Housing, and Design Issues
o Recognizing the importance of the community’s neighborhoods and addressing how to increase
the variety of housing options (beyond the single-family ranch homes and older apartments);
o Addressing how to reinvest in existing neighborhoods to maintain their character but also make
them more appealing to new residents;
o Achieving a sustainable balance of housing, retail, and employment land uses over time;
o Identifying appropriate density and design for different parts of the community; and
o Establishing areas for future activity centers such as a larger scale Town Center and smaller
o neighborhood centers.
Community Character and Livability Issues
o Addressing how to promote the community’s assets to attract new residents, employees, and
visitors.
o Accommodating the needs of different types of households;
o Coordinating with the school district to maintain quality schools;
o Identifying barriers for active lifestyles and promoting healthy lifestyles;
o Continuing parks, recreation, and open space investment and offerings;
o Engaging residents in crime prevention and code enforcement efforts; and
o Including sustainability as a key theme throughout the Plan.
Other Issues
o Incorporating previous planning efforts into the Comprehensive Plan; and
o Focusing on strategic implementation and priority actions to achieve the Plan’s goals.
2 - COMMUNITY VISION AND VALUES
Page 10
Key Values
The following six broad Key Values are the primary principles behind the Community Vision. They
describe the community’s aspirations and organize the more specific policies into the chapters of this
Comprehensive Plan.
Create a Resilient Local Economy Based on a Balanced Mix of Land Uses
o A diverse mix of land uses including residential neighborhoods, primary employment, and
commercial goods and services will build and sustain a broad and resilient tax base.
Promote Vibrant Neighborhoods and an Array of Housing Options
o Maintaining the character of existing neighborhoods and establishing new housing options will
retain and attract a range of household types.
Enhance Community Character and Accentuate Quality Design
o Marketing Wheat Ridge’s unique qualities and emphasizing quality design for new development
and redevelopment will reposition Wheat Ridge as a unique community.
Increase Transportation Connections and Options
o Continued coordination and investment in transportation efficiency, travel options and
connections will improve mobility for community residents, employees, and visitors.
Provide Quality Community Amenities, Services, and Resources
o A commitment to providing exemplary community services will maintain the high quality of life
for community residents and will help attract future households and employers.
Ensure a Sustainable Future *
o Continued focus on the future implications of today’s choices and their impacts on the
community’s residents, the natural environment, and community prosperity will ensure a
prosperous future for future generations.
Page 12
* Vision for a Sustainable Future
o A sustainable future is a continuous journey to balance social, environmental, and economic
interests. It respects and provides stewardship of the natural environment, facilitates active
lifestyles and civic engagement, and bestows economic prosperity to individuals and the
community.
o A community with a sustainable future focuses on its local progress while also considering the
global impacts of its decisions.
3 – Structure Plan
Page 13
Introduction
Overview
The Structure Plan is intended to provide strategic guidance and general land uses for future
redevelopment to aid the Wheat Ridge community in achieving its future vision. It provides high-level
guidance for the community’s areas and corridors - it is not intended to be parcel-based, nor is it a
zoning map. The Structure Plan, in combination with goals and policies, will help the community
determine appropriate locations and strategies for:
1. conservation of the community’s assets and foundation;
2. areas in need of reinvestment and revitalization; and
3. targeted development and redevelopment to achieve vibrant commercial, mixed-use, and
employment areas.
Page 20
Foundations
Foundations are neighborhoods and commercial areas with common characteristics, upon which the
focus areas are layered. They include:
Neighborhood Revitalization - residential areas -- individual properties or general pockets that might
benefit from reinvestment; often require special attention because they have issues related to
dilapidated properties, code enforcement, crime and safety, lower rates of owner occupancy, and / or
incompatible mix of uses; promote home ownership and spur reinvestment through infrastructure
improvements; and / or, limited small-scale residential redevelopment will be encouraged in areas that
exhibit several of the following characteristics of neighborhoods in need of revitalization
Criteria to distinguish Neighborhood Revitalization Areas
o Increasing incompatibility of uses
o Infrastructure needs (e.g., utilities in disrepair)
o Less stability than established neighborhoods
Neighborhood Buffer Areas
o Along both sides of Kipling Street north of 44th Avenue
o 44th Avenue near Youngfield Street
o Along Wadsworth Boulevard
o Along Sheridan Boulevard
Mixed-Use Commercial Areas
Existing Areas
o Kipling Street at I-70
o Youngfield Street and 38th Avenue at I-70
o 38th Avenue between Sheridan and Wadsworth Boulevards
o The plan designates existing commercial areas mixed with office and employment as mixed-use
commercial areas. Focus in these areas is on long-term infill and redevelopment, reinvestment,
and high quality urban design and landscaping for vacant or underutilized properties, with
"centers” being the primary emphasis.
4 - ECONOMY AND LAND USE
Page 33
Relationship to the Community Vision and Structure Plan
Emphasis on retention and reinvestment in commercial areas will ensure that residents have
convenient local locations to shop, in addition to generating retail sales tax to maintain City services.
To provide balance to the community’s strong residential base, future employment and commercial
development efforts will target key areas.
GOAL
ELU1: Make Wheat Ridge a “community of choice” in which to live, work, shop, and recreate.
Wheat Ridge will actively promote the community’s positive assets to attract and retain residents,
employers, and visitors. The City will emphasize and market its high quality of life to position Wheat
Ridge as a desirable place to live, work, recreate, and visit.
Policy: ELU 1.1 Attract Primary Employers to Attract Strong Households
Strategy: Use community assets such as access to transportation, amenities, and area job creators to
drive primary employers.
Policy: ELU 1.2 Become a Regional Destination
Strategy: Enhance city entrances, specialty business districts, brand community, promote tourism
Goal ELU2: Attract Quality Retail Development and Actively Retain Existing Retailers to Locate in
Wheat Ridge
Actively retain existing retailers and attract quality retail development. Wheat Ridge will proactively
work with existing quality retailers to remain and thrive in Wheat Ridge, and encourage new
businesses, particularly those that provide healthy and high quality products and goods and services
to locate in Wheat Ridge. In addition, the City will plan for future regional retail, community
commercial, and neighborhood commercial centers and promote opportunities for niche and specialty
businesses and districts.
ELU 2.1 – Retain and Enhance Existing Retailers
The City, in conjunction with its economic development partners, will work with existing quality
retailers and businesses to remain and expand in Wheat Ridge so that goods are purchased locally and
retail sales taxes are not lost to neighboring communities.
Strategies:
C. Assist existing retailers with expansion plans or opportunities for local relocation.
ELU 2.2 – Promote Specialty Retail Businesses
The City, in partnership economic development partners, and the development and business
communities, will work to establish and grow unique small businesses and niche business districts in
areas identified as activity centers and along key corridors.
Strategies:
E. Work with local brokers and developers to identify and attract regional niche retailers for a
potential location in Wheat Ridge.
ELU 2.3 – Rehabilitate Underutilized Retail Spaces
Coordination and partnership between the City, economic development partners, and the
development community to improve the appearance and function of outdated and inefficient retail
spaces will re-energize the community’s primary corridors and key activity centers.
Strategies:
B. Encourage land assemblage and denser nodes of development within activity centers.
C. Partner with area economic development organizations.
D. Continue to work with local property owners on identifying opportunities for façade and
landscaping improvements and upgrades.
Goal ELU3 – Retain and Diversify Local Employment
Wheat Ridge will foster a business climate that encourages expansion or creation of employment.
opportunities. Emphasis will be placed on growing the community’s existing health care industry,
redevelopment of the area surrounding the future FasTracks Gold Line Transit Station, and
allowing secondary employment opportunities in the Crossing at Clear Creek Regional Commercial
Center area. This business climate will require the retention of industrially zoned lands, and will place
emphasis on new, high-quality employment opportunities in growing fields such as clean energy and
biotechnology.
Policies:
ELU 3.1 – Retain and Expand Established Employers
The City and its economic development partners will work with the community’s existing primary
employers such as Exempla Lutheran Hospital to maintain and grow operations to provide quality
local jobs to residents.
Strategies:
A. Supply an adequate mix of housing in the community to create a “whole community” where
residents can live and work;
D. Work closely with local employers and business owners to address issues and retain them in Wheat
Ridge; and
E. Coordinate with employers to develop plans for future growth and expansion and help facilitate
their plans through the City’s development review process.
ELU 3.2 – Generate New Primary Employment
The City, in partnership with economic development and other business organizations, will recruit
new primary employers to locate in Wheat Ridge, in order to provide quality jobs for the community’s
large residential base, and to draw employees into the city on a daily basis.
Strategies:
A. Market development sites within Enterprise Zone and Urban Renewal Authority areas
C. Work on a package of appropriate incentives and establish the criteria by which these incentives
can be used.
Goal ELU4 – Increase the Diversity of Land Uses
Wheat Ridge will work to ensure that the limited future development and redevelopment areas
provide increased opportunities for employment, retail, and commercial services, along new housing
options, to achieve a sustainable and balanced mix of land uses for the community.
Policies:
ELU 4.1– Efficient Use of Limited Land
Because of the limited amount of land available for new development, the City will require efficient
use of newly developing and redeveloping areas by promoting higher-intensity development.
Strategies:
A. Emphasize mixed-use development in developing and redeveloping areas.
C. Prioritize areas for future subarea and corridor plans, and potential overlay districts to identify
opportunities for property assemblage and efficient use of land.
E. Seek to remove height and density limitations from the City Charter tin targeted development and
redevelopment locations and examine/rezone those areas as necessary to achieve goals.
Goal ELU5: Revitalize Key Redevelopment Areas
Policies:
ELU 5.1 – Infill and Redevelopment
Many properties along Wheat Ridge’s primary corridors and in activity centers are dated and
underutilized. The City will work with partners and private developers to promote infill and
redevelopment in key areas shown on the Structure Plan.
Strategies:
A. Provide financing tools and incentives (such as Tax Increment Financing in Urban Renewal Areas
and Enterprise Zone tax credits) to jump-start redevelopment in underutilized areas.
B. Identify areas with potential for property assemblage (through future subarea and corridor plans)
and provide assistance with assemblage.
C. Actively pursue grants and technical assistance in determining the existence of brownfields at key
redevelopment locations.
D. Coordinate with all interested parties (property owners, adjacent property owners, and City) to
plan and define the vision for future development on infill sites.
E. Identify areas for future overlay districts.
F. Enter public-private partnerships (between City government, developers, financial institutions,
nonprofit organizations, and neighborhood organizations) to increase cooperation and development
success.
ELU 5.2 - High Quality Redevelopment
The City will require high quality urban design for all future infill and redevelopment, in order to
ensure compatibility with surrounding neighborhoods, and to improve the overall appearance of the
community’s primary corridors and activity centers.
Strategies:
A. Assist with property assemblage to promote well-coordinated, complete areas for redevelopment
(not piecemeal properties)
C. Identify areas for future subarea and corridor plans, and potential thematic-based overlay districts
(to establish guidelines and standards to address suitable design and scale, variety and visual
interest, and appropriate materials specific to each subarea or corridor)
6 - COMMUNITY CHARACTER AND DESIGN
Pages 59
Policies
Goal CC1: Create Recognizable Gateways and Corridors
Wheat Ridge will establish a clear identity that promotes a positive community image in primary
community entrances (“gateways”).
CC 1.1 – Gateway Identity
In collaboration with economic development partners, private developers, and other groups, the City
will improve primary gateways into the community (as shown on the Structure Plan) so that they project
a positive, cohesive community identity and clear sense of place.
Strategies:
A. Develop signage and landscaping at gateways and along I-70 that uses recent community branding
efforts to “tell the Wheat Ridge story” (such as the themed gateway signage and streetscape on
38th Avenue near Sheridan)
B. Provide and maintain attractively landscaped areas at community entrances (such as the recent I-70
and Kipling interchange improvements)
CC 1.2 – Corridor Image
The City will work with private developers, economic development partners, Colorado Department of
Transportation and other organizations to enhance the image of the city’s primary corridors (as
identified on the Structure Plan).
Strategies:
A. Develop a corridor design plan to differentiate primary corridors with attractively landscaped
parkways and areas, unique architecture and streetscape improvements.
B. B. Enter public / private partnerships to coordinate, fund, develop, and maintain streetscape
improvements.
C. Continue the community sign code to ensure quality new signage along corridors and to
encourage upgrade to existing non-conforming signage.
Goal CC# - Ensure quality design for development and redevelopment
Policies: The City will require new development and redevelopment to exemplify high quality urban
design to enhance Wheat Ridge’s character.
7 - TRANSPORTATION
Pages 65
Goal T 1: Provide an Integrated Transportation System to Address all Modes of Travel and Future
Funding Priorities
Wheat Ridge will accommodate all modes of travel including motorists, pedestrians, bicycles, and transit
riders.
Policies:
T 1.1 – Targeted Improvement Areas
The City will focus future investment for infrastructure improvements in targeted corridors and
intersections, as identified on the Transportation Structure Plan.
Strategies:
A. Institute transportation improvements as activity centers and primary corridors develop and
redevelop
C. Establish criteria to identify neighborhoods that are not targeted areas for street or sidewalk
enhancements
T 1.2 – Improvements Funding
The City will continue to invest in transportation infrastructure improvements and will seek
opportunities to partner with regional, state, and national agencies to establish funding for key
projects.
Strategies:
A. Seek to establish a new local funding source for pedestrian and bicycle system improvements
B. Work to establish a blend of local and matching funds for multi-modal improvements.
8 - COMMMUNITY SERVICES
Page 85
Goal CS 2 – Continue investment in parks, recreation and open space
9- Sustainable Future
Goal SF 1 – Establish and maintain a resilient and sustainable tax base.
Wheat Ridge will establish and maintain a resilient tax base that will be able to fund community
services. The City will base future economic development strategies and land use decisions on
community service expectations and fiscal realities.
Policies:
SF 1 – Coordinated Planning
Strategies:
A. Review and align zoning regulations … in order to generate revenue and meet existing
residential service requirements.
B. Align development impact fees to ensure development and redevelopment “pays its way”.
SF 1.2 – Diverse Revenue Base – The City will work with economic development partners to diversify
and broaden the City’s revenue base.
Strategies:
C. Develop programs to encourage local shopping and dining.
Goal SF 2 – Protect and preserve natural assets
Policies: Natural Resource Stewardship
Strategies:
A. Continue floodplain development permit process to limit development in floodplains.
B. Review and update development code to maintain development buffers and setbacks
adjacent o tares with sensitive natural resources.
10 - PLAN IMPLEMENTATION
Page 111
Primary Target Industries
Short and long term priorities
Identify Appropriate Financial Tools
Page 112
Public agencies can employ a number of financing tools to finance public improvements. The special
districts, authorities, and other tools described in the following table are a short list of financing tools
that are applicable to the redevelopment of key areas in Wheat Ridge.
Economic Strategies for Geographic Areas
Potential Financing Tools
o Urban Renewal Area
o Local Marketing District
o Business Improvement District
o Metropolitan Districts
o General Improvement Districts
o Urban Renewal Area
o Special Improvement Districts
o Public Improvement Fees
o Use Tax Rebates
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 3
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
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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.
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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
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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.
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• 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.
Carr Street 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.
Carr Street Urban Renewal Plan
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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.
Carr Street Urban Renewal Plan
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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.
Carr Street Urban Renewal 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.
Economic & Planning Systems, Inc.
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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.
Carr Street Urban Renewal Plan
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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.
Economic & Planning Systems, Inc.
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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.
Carr Street Urban Renewal Plan
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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.
Economic & Planning Systems, Inc.
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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.
Carr Street Urban Renewal Plan
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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.
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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
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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.
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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
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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.
7500 West 29th Avenue Wheat Ridge, CO 80033 Phone: 303.235.2805 Fax: 303.235.2805
www.ci.wheatridge.co.us
TO: Planning Commission
FROM: Steve Art, Urban Renewal Manager
RE: Adoption of Resolution No. __-2024 relating to the Lutheran Legacy Urban Renewal
Plan and its adherence to the City’s Comprehensive Plan adopted in 2009
DATE: February 15, 2024
______________________________________________________________________________
ITEM:
Review of the Lutheran Legacy Urban Renewal Plan (the Plan), and adoption of Resolution
regarding its conformity with the City’s Comprehensive Plan, Envision Wheat Ridge, adopted
2009 (Comp Plan).
LUTHERAN LEGACY URBAN RENEWAL PLAN INTENT:
The Plan anticipates private investment within its boundaries including residential land uses, a
high standard of development, demolition of existing blighted structures, and the construction of
improvements that support local goals related to land use, economic development, housing
diversity, community services, transportation, and sustainability.
CONFORMANCE TO COMPREHENSIVE PLAN:
The Comp Plan, adopted in October 2009, identifies several goals and objectives that will be
accomplished and advanced through completion of projects in urban renewal areas. The
Planning Commission is being asked to review this memo and the attachments, and make a
determination that the Plan will further the same in a manner consistent with the intentions of the
Comprehensive Plan.
Staff has completed a review of Comp Plan and relevant corridor plan, and provided verbatim
excerpts from these documents which are accomplished by the Plan. The Plan is also believed to
build on previous planning efforts and be consistent with the vision outlined in these and other
City adopted plans.
REQUEST:
The Wheat Ridge Urban Renewal Authority dba Renewal Wheat Ridge (RWR) will recommend
the Wheat Ridge City Council adopt a future resolution approving the Plan.
The Colorado Urban Renewal Law, C.R.S. § 31-25-107(2), states that, Prior to its approval of
an urban renewal plan, the governing body shall submit such plan to the planning commission of
the municipality, if any, for review and recommendations as to its conformity with the general
plan for the development of the municipality as a whole. The planning commission shall submit
its written recommendations with respect to the urban renewal plan to the governing body within
thirty days after receipt of the plan for review. Upon receipt of the recommendations of the
planning commission or, if no recommendations are received within said thirty days, without
such recommendations, the governing body may proceed with the hearing on the urban renewal
plan prescribed by subsection (3) of this section.
RECOMMENDATIONS:
Staff supports the Plan and recommends the Planning Commission adopt a resolution confirming
the Plan’s conformity with Envision Wheat Ridge, for the reasons cited above.
This recommendation requires, then, that the Planning Commission review the following
attachments:
1. Exhibit of the Lutheran Legacy Campus Urban Renewal Area boundaries, and
2. Relevant excerpts from the Comp Plan, and
3. Lutheran Legacy Campus Urban Renewal Plan.
RECOMMENDED MOTION:
“I move to adopt Resolution __- 2024, finding the Plan is in conformance with the Wheat Ridge
Comprehensive Plan, Envision Wheat Ridge.”
Or,
“I move to deny Resolution __-2024, finding the Plan is not in conformance with the Wheat
Ridge Comprehensive Plan, Envision Wheat Ridge for the following reasons_________:”
Attachments:
1. Resolution __-2024
2. Conformance to Comprehensive Plan
3. Lutheran Legacy Campus Urban Renewal Plan
7500 West 29th Avenue Wheat Ridge, CO 80033 Phone: 303.235.2805 Fax: 303.235.2805
www.ci.wheatridge.co.us
WHEAT RIDGE PLANNING COMMISSION
RESOLUTION NO. __
Series of 2024
TITLE: A RESOLUTION FINDING THE LUTHERAN LEGACY CAMPUS
URBAN RENEWAL PLAN IS IN CONFORMANCE WITH THE
WHEAT RIDGE COMPREHENSIVE PLAN.
WHEREAS, the Wheat Ridge Urban Renewal Authority is authorized under C.R.S. 31-
25-105 (1)(i) of the Urban Renewal Law to prepare a plan for redevelopment for certain areas of
the City of Wheat Ridge, Colorado; and
WHEREAS, the Wheat Ridge City Council, upon recommendation of the Wheat Ridge
Urban Renewal Authority, did on March 6, 2023, make a finding of the presence of blight in the
area included in the Lutheran Legacy Campus Urban Renewal Plan via Ordinance 467-1981;
and
WHEREAS, the Wheat Ridge Urban Renewal Authority will conduct a public meeting for
the purpose of receiving comment on the site plan; and
WHEREAS, under C.R.S. 31-25-107(2), the redevelopment plan is to be forwarded to
the Planning Commission to determine its conformity with the comprehensive plan for the City.
NOW THEREFORE BE IT RESOLVED by the Wheat Ridge Planning Commission as
follows:
Section 1. The proposed formation of the Lutheran Legacy Campus Urban Renewal
Plan is in conformance with the Wheat Ridge Comprehensive Plan.
Section 2. This Resolution No. __-2024 shall be transmitted to the Wheat Ridge City
Council pursuant to the requirements of C.R.S. 31-25-107(2).
DONE AND RESOLVED THIS 15th day of February 2024.
WHEAT RIDGE PLANNING COMMISSION
By: ________________________________
Chairperson
ATTEST:
______________________________
Secretary to the Commission
ATTACHMENT 2
Lutheran Legacy Campus Street Urban Renewal Plan
Conformance with Comprehensive Plan
Envision Wheat Ridge, Comprehensive Plan, adopted October 2009 (excerpts taken verbatim)
Those that are particularly relevant to potential actions within the Plan Area are bolded in Green.
1 - INTRODUCTION
Comprehensive Plan Basics
Building on Previous Planning Efforts
Page 2
The Plan update included review of these previous efforts and documents. Many of the GOALs, policies,
and ideas for the future represented in the previous planning efforts are still relevant, and are carried
forth in this plan. Some examples of overarching themes in this plan that are carried forth from previous
planning efforts include:
o Commit to quality development and redevelopment (from the 2000 Comprehensive Plan);
o Preserve and enhance Wheat Ridge’s Neighborhoods (2000 Comprehensive Plan);
o Continue to provide quality community services, parks, and open spaces (2000 Comprehensive
o Plan);
o Encourage alternative transportation opportunities and intergovernmental cooperation on
regional issues (2000 Comprehensive Plan);
o Focus on increasing housing options to attract a range of household types (Neighborhood
o Revitalization Strategy);
o Prioritize the redevelopment of key commercial areas (Neighborhood Revitalization Strategy);
o Enhance community character and gateways (Neighborhood Revitalization Strategy);
o Promote transit-supportive development (Northwest Subarea Plan); and
o Develop a Town Center (Wadsworth Subarea Plan);
o Increase property maintenance and stability (Fruitdale Subarea Plan).
Previous Planning Efforts in Wheat Ridge
Comprehensive Plans
o 2000 Comprehensive Plan
o Repositioning Wheat Ridge: Neighborhood Revitalization Strategy (NRS, 2005)
Subarea Plans
o Northwest Subarea Plan (2006)
o Wadsworth Corridor Subarea Plan (2007)
o Fruitdale Subarea Plan (2007)
o 44th Avenue Subarea Plan (2023) (completed after adoption of Envision Wheat Ridge)
o 38th Avenue Corridor Plan (2011) (completed after adoption of Envision Wheat Ridge)
o Urban Renewal Plans
o Wadsworth Boulevard Corridor Redevelopment Plan (2001)
o West 44th Avenue Ward Road Redevelopment Plan (2001)
o 38th Avenue Corridor Redevelopment Plan (2001)
o I-70 / Kipling Corridor Urban Renewal Plan (2009)
o West 38 Urban Renewal Plan (2015) (completed after adoption of Envision Wheat Ridge)
Key Trends and Issues
Throughout the planning process a number of key trends and issues emerged as important topics for the
Envision Wheat Ridge Plan to address. The list of key trends and issues are summarized below:
Economic and Fiscal Issues
o Developing a clear economic strategy;
o Defining roles and responsibilities of partner organizations;
o Addressing opportunities for future employment and retail centers;
o Identifying prime areas for redevelopment and infill, and address barriers to development;
o Addressing the fiscal realities of the City and how to achieve sustainable revenue sources to
o maintain current levels of City services; and
o Investing in new technology to advance economic development.
o Land Use, Housing, and Design Issues
o Recognizing the importance of the community’s neighborhoods and addressing how to
increase the variety of housing options (beyond the single-family ranch homes and older
apartments);
o Addressing how to reinvest in existing neighborhoods to maintain their character but also
make them more appealing to new residents;
o Achieving a sustainable balance of housing, retail, and employment land uses over time;
o Identifying appropriate density and design for different parts of the community; and
o Establishing areas for future activity centers such as a larger scale Town Center and smaller
neighborhood centers.
Community Character and Livability Issues
o Addressing how to promote the community’s assets to attract new residents, employees, and
visitors.
o Accommodating the needs of different types of households;
o Coordinating with the school district to maintain quality schools;
o Identifying barriers for active lifestyles and promoting healthy lifestyles;
o Continuing parks, recreation, and open space investment and offerings;
o Engaging residents in crime prevention and code enforcement efforts; and
o Including sustainability as a key theme throughout the Plan.
Other Issues
o Incorporating previous planning efforts into the Comprehensive Plan; and
o Focusing on strategic implementation and priority actions to achieve the Plan’s GOALs.
2 - COMMUNITY VISION AND VALUES
Page 10
Key Values
The following six broad Key Values are the primary principles behind the Community Vision. They
describe the community’s aspirations and organize the more specific policies into the chapters of this
Comprehensive Plan.
Create a Resilient Local Economy Based on a Balanced Mix of Land Uses
o A diverse mix of land uses including residential neighborhoods, primary employment, and
commercial goods and services will build and sustain a broad and resilient tax base.
Promote Vibrant Neighborhoods and an Array of Housing Options
o Maintaining the character of existing neighborhoods and establishing new housing options will
retain and attract a range of household types.
Enhance Community Character and Accentuate Quality Design
o Marketing Wheat Ridge’s unique qualities and emphasizing quality design for new development
and redevelopment will reposition Wheat Ridge as a unique community.
Increase Transportation Connections and Options
o Continued coordination and investment in transportation efficiency, travel options and
connections will improve mobility for community residents, employees, and visitors.
Provide Quality Community Amenities, Services, and Resources
o A commitment to providing exemplary community services will maintain the high quality of life
for community residents, and will help attract future households and employers.
Ensure a Sustainable Future *
o Continued focus on the future implications of today’s choices and their impacts on the
community’s residents, the natural environment, and community prosperity will ensure a
prosperous future for future generations.
Page 12
* Vision for a Sustainable Future
o A sustainable future is a continuous journey to balance social, environmental, and economic
interests. It respects and provides stewardship of the natural environment, facilitates active
lifestyles and civic engagement, and bestows economic prosperity to individuals and the
community.
o A community with a sustainable future focuses on its local progress while also considering the
global impacts of its decisions.
3 – Structure Plan
Page 13
Introduction
Overview
The Structure Plan is intended to provide strategic guidance and general land uses for future
redevelopment to aid the Wheat Ridge community in achieving its future vision. It provides high-level
guidance for the community’s areas and corridors - it is not intended to be parcel-based, nor is it a
zoning map. The Structure Plan, in combination with GOALs and policies, will help the community
determine appropriate locations and strategies for:
1. conservation of the community’s assets and foundation;
2. areas in need of reinvestment and revitalization; and
3. targeted development and redevelopment to achieve vibrant commercial, mixed-use, and
employment areas.
Page 20
Foundations
Foundations are neighborhoods and commercial areas with common characteristics, upon which the
focus areas are layered. They include:
Neighborhood Revitalization - residential areas -- individual properties or general pockets that might
benefit from reinvestment; often require special attention because they have issues related to
dilapidated properties, code enforcement, crime and safety, lower rates of owner occupancy, and / or
incompatible mix of uses; promote home ownership and spur reinvestment through infrastructure
improvements; and / or, limited small-scale residential redevelopment will be encouraged in areas
that exhibit several of the following characteristics of neighborhoods in need of revitalization.
Criteria to distinguish Neighborhood Revitalization Areas
o Increasing incompatibility of uses
o Infrastructure needs (e.g., utilities in disrepair)
o Less stability than established neighborhoods
Neighborhood Buffer Areas
o Along both sides of Kipling Street north of 44th Avenue
o 44th Avenue near Youngfield Street
o Along Wadsworth Boulevard
o Along Sheridan Boulevard
Mixed-Use Commercial Areas
Existing Areas
o Kipling Street at I-70
o Youngfield Street and 38th Avenue at I-70
o 38th Avenue between Sheridan and Wadsworth Boulevards
o The plan designates existing commercial areas mixed with office and employment as mixed-use
commercial areas. Focus in these areas is on long-term infill and redevelopment, reinvestment,
and high-quality urban design and landscaping for vacant or underutilized properties, with
"centers” being the primary emphasis.
4 - ECONOMY AND LAND USE
Page 33
Relationship to the Community Vision and Structure Plan
Emphasis on retention and reinvestment in commercial areas will ensure that residents have
convenient local locations to shop, in addition to generating retail sales tax to maintain City services.
To provide balance to the community’s strong residential base, future employment and commercial
development efforts will target key areas.
GOAL ELU1: Make Wheat Ridge a “community of choice” in which to live, work, shop, and recreate.
Wheat Ridge will actively promote the community’s positive assets to attract and retain residents,
employers, and visitors. The City will emphasize and market its high quality of life to position Wheat
Ridge as a desirable place to live, work, recreate, and visit.
Policies
ELU 1.2 – Become a Regional Destination
The City will promote the community’s attributes, and showcase entrances and travel corridors to draw
visitors and position the community as a regional destination.
Strategies:
A. Develop programs to enhance and highlight the city’s main entrances (gateways) with landscaping
and signage
ELU 2.3 – Rehabilitate Underutilized Retail Spaces
Coordination and partnership between the City, economic development partners, and the
development community to improve the appearance and function of outdated and inefficient retail
spaces will re-energize the community’s primary corridors and key activity centers.
Strategies:
B. Encourage land assemblage and denser nodes of development within activity centers
C. Partner with area economic development organizations
D. Continue to work with local property owners on identifying opportunities for façade and
landscaping improvements and upgrades
GOAL ELU4 – Increase the Diversity of Land Uses
Wheat Ridge will work to ensure that the limited future development and redevelopment areas
provide increased opportunities for employment, retail, and commercial services, along new housing
options, to achieve a sustainable and balanced mix of land uses for the community.
Policies:
ELU 4.1– Efficient Use of Limited Land
Because of the limited amount of land available for new development, the City will require efficient
use
of newly developing and redeveloping areas by promoting higher-intensity development. Priority
areas
for new development include the Crossing at Clear Creek site west of I-70 and the future T.O.D. area
north of I-70 near Ward Road.
Strategies:
A. Emphasize mixed-use development in developing and redeveloping areas.
C. Prioritize areas for future subarea and corridor plans, and potential overlay districts to identify
opportunities for property assemblage and efficient use of land.
E. Seek to remove height and density limitations from the City Charter in targeted development and
redevelopment locations and examine / rezone those areas as necessary to achieve GOALs.
GOAL ELU5: Revitalize Key Redevelopment Areas
Policies:
ELU 5.1 – Infill and Redevelopment
Many properties along Wheat Ridge’s primary corridors and in activity centers are dated and
underutilized. The City will work with partners and private developers to promote infill and
redevelopment in key areas shown on the Structure Plan.
Strategies:
A. Provide financing tools and incentives (such as Tax Increment Financing in Urban Renewal Areas
and Enterprise Zone tax credits) to jump-start redevelopment in underutilized areas
B. Identify areas with potential for property assemblage (through future subarea and corridor plans)
and provide assistance with assemblage.
C. Actively pursue grants and technical assistance in determining the existence of brownfields at key
redevelopment locations.
D. Coordinate with all interested parties (property owners, adjacent property owners, and City) to
plan and define the vision for future development on infill sites
E. Identify areas for future overlay districts.
F. Enter public-private partnerships (between City government, developers, financial institutions,
nonprofit organizations, and neighborhood organizations) to increase cooperation and development
success.
ELU 5.2 - High Quality Redevelopment
The City will require high quality urban design for all future infill and redevelopment, in order to
ensure compatibility with surrounding neighborhoods, and to improve the overall appearance of the
community’s primary corridors and activity centers.
Strategies:
A. Assist with property assemblage to promote well coordinated, complete areas for redevelopment
(not piecemeal properties)
C. Identify areas for future subarea and corridor plans, and potential thematic-based overlay districts
(to establish guidelines and standards to address suitable design and scale, variety and visual
interest, and appropriate materials specific to each subarea or corridor)
GOAL ELU6: Establish Community Activity Centers and a Town Center
Policies:
ELU 6.1 – Community Activity Centers
The City will guide development and redevelopment to occur in planned activity centers. A range of
existing and proposed activity centers along major corridors will discourage strip commercial
development by concentrating a mix of uses to serve as neighborhood and community destinations.
Existing Community Activity Center Locations
Future Community Activity Center Locations
Wadsworth between 38th and 44th Avenue (Town Center)
o Crossing at Clear Creek site (Regional Commercial Center)
o Future Gold Line Transit Station Area (Employment/Commercial Center)
Strategies:
A. Partner with private property owners, economic development organizations, and developers to
assemble parcels for redevelopment
C. Encourage a mix of uses in activity centers (including multi-family residential and senior housing
where appropriate)
D. Provide multi-modal transportation connections and options to activity centers (especially bicycle
and pedestrian connections)
E. Coordinate development with established Urban Renewal Authority, Colorado Department of
Transportation, and other regional plans
5 - NEIGHBORHOODS AND HOUSING
Page 49
GOAL NH1 – Maintain and enhance the quality and character of Wheat Ridge’s Established
neighborhoods
Policies:
A. Coordinate with interested neighborhood groups to define appropriate boundaries and areas
for neighborhood plans
B. Use neighborhood-level planning to determine appropriate character and design for distinct
areas, and work with interested neighborhoods to develop guidelines, standards, or other
tools to retain neighborhood character.
NH 1.2 -Maintain character of neighborhoods
Strategy:
A. Enact standards for preservation of mature, healthy landscaping and trees, and tree removal
mitigation requirements,
B. Review zoning ordinances to ensure adequate buffers, setbacks, and step-downs between
residential and non-residential uses,
C. Promote the development of neighborhood-specific signage and entryways,
D. Encourage neighborhood-specific activities such as picnics and clean-up events,
E. Explore the possibility of residential design guidelines.
NH 1.3 – Sustain Neighborhood Amenities
A. Coordinate and partner with neighborhood organizations to maintain amenities, and identify
and address deficiencies.
GOAL NH2: Increase Housing Options
Policies:
NH 2.1 – New Housing Types
The City will direct the development of new housing types such as townhomes, condos/lofts, and
senior living units (especially in Neighborhood Revitalization, Neighborhood Buffer and other mixed-
use areas) to meet market demand.
Strategies:
B. Promote traditional neighborhood development with a variety of housing types (possibly including
accessory dwelling units, multi-family, and senior housing units) as a component of infill /
redevelopment sites
NH 3.1 – Promote Strong Households
Strategies:
A. Provide relocation information,
B. Coordinate with Wheat Ridge 2020 (LocalWorks), private developers and other groups to
develop new housing types to accommodate a range of household types,
GOAL NH4: Stimulate Investment and Redevelopment in Neighborhood Buffer Areas
Policies:
NH 4.1 – Enhance Neighborhood Buffer Areas
The City will coordinate and partner economic development partners, neighborhood groups, and
private
developers to initiate investment and redevelopment efforts in Neighborhood Buffer Areas.
Strategies:
A. Coordinate revitalization efforts within established Urban Renewal Authority areas and plans
B. Enter public / private partnerships to improve or redevelop outdated multi-family properties
C. Encourage and facilitate property assemblages to accommodate new small-scale mixed-use
developments to provide transition between primary corridors and residential neighborhoods
6 - COMMUNITY CHARACTER AND DESIGN
Pages 59
Policies
GOAL CC1: Create Recognizable Gateways and Corridors
Wheat Ridge will establish a clear identity that promotes a positive community image in primary
community entrances (“gateways”).
7 - TRANSPORTATION
Pages 65
GOAL T 1: Provide an Integrated Transportation System to Address all Modes of Travel and Future
Funding Priorities
Wheat Ridge will accommodate all modes of travel including motorists, pedestrians, bicycles, and transit
riders.
Policies:
T 1.1 – Targeted Improvement Areas
The City will focus future investment for infrastructure improvements in targeted corridors and
intersections, as identified on the Transportation Structure Plan.
Strategies:
A. Institute transportation improvements as activity centers and primary corridors develop and
redevelop
B. Use the improvements shown on the Transportation Structure Plan to establish key areas for each
travel mode and capital improvement projects
C. Establish criteria to identify neighborhoods that are not targeted areas for street or sidewalk
enhancements
T 1.2 – Improvements Funding
The City will continue to invest in transportation infrastructure improvements and will seek
opportunities to partner with regional, state, and national agencies to establish funding for key
projects.
Strategies:
A. Seek to establish a new local funding source for pedestrian and bicycle system improvements,
B. Work to establish a blend of local and matching funds for multi-modal improvements.
T 1.3 – Complete Streets
The City will coordinate with Colorado Department of Transportation (CDOT) to establish roadway
design criteria that ensure safe, attractive, and comfortable access and travel for all users (also
commonly referred to as “complete streets”).
Strategies:
A. Develop new road cross sections for principal corridors that meet the needs of all modes of
transportation
B. Revise development regulations to require new development to construct or enhance segments of
pedestrian and bicycle systems
C. Establish and require level of service standards for all travel modes
D. Complete the Implementation Plan (Phase 2) of the Bike and Pedestrian Route Master Plan
8 - COMMMUNITY SERVICES
Page 85
GOAL CS 4: Continue Coordination with Fire Districts and Utility Providers to Maintain Quality Service
The City will continue to coordinate with utilities and fire districts to maintain quality levels of service
to existing customers and provide new services to areas where future growth will occur.
Policies:
CS 4.1 – Utility and Service Districts
The City will continue to coordinate development and redevelopment activities with utility providers
and service districts.
Strategies:
B. Develop and offer credits or incentives for development / redevelopment that reuses, establishes
new connections to or upgrades existing utility infrastructure.
9 – SUSTAINABILE FUTURE
Page 95
GOAL SF 1 – Establish and maintain a resilient and sustainable tax base
Policies:
Coordinated Planning – The City will coordinate with E.D. partners, private developers, and other
groups to coordinate land use and fiscal planning
Strategies:
A. Review and align zoning regulations in key activity center areas and along primary corridors
with the intent to add future employment and commercial land uses, in order to generate
revenue and meet existing residential service requirements,
B. Focus on attracting strong households and a healthy mix of ages within the community.
GOAL SF 2 – Protect and preserve natural assets.
Policies:
A. Continue floodplain development permit process,
B. Review and update development code to maintain development buffers and setbacks
adjacent to areas with sensitive natural resources,
C. Continue coordination with Jefferson County Open Space,
D. Continue the City’s Forestry Program,
E. Enact standards for preservation of mature, healthy landscaping and trees, and tree removal
mitigation requirements.
GOAL SF 4 – Maintain a healthy and active community.
Policies:
A. SF 4.2 – Access to Healthy Foods
Strategies:
A. Continue to invest in community gardens.
Final 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
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 ................................ 18
Project Financing .................................................................................... 22
Financing Powers ........................................................................................ 22
Tax Increment Financing District ................................................................... 23
Property Tax Increment Financing ................................................................. 23
Sales Tax Increment Financing ...................................................................... 25
Tax Increment Reimbursements .................................................................... 26
Severability and Reasonable Variations ...................................................... 27
Effective Date of the Plan ......................................................................... 28
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 ........................................... 14
Economic & Planning Systems, Inc.
223132-Final Lutheran Legacy Campus URA Plan_10-25-2023.docx 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.
Lutheran Legacy Campus Urban Renewal Plan
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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 $109,655
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 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.
• 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.
Economic & Planning Systems, Inc.
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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.
Lutheran Legacy Campus 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.
Lutheran Legacy Campus Urban Renewal Plan
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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:
• 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.
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• 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.
• 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.
• 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,
and the Carnation Festival and seek opportunities to partner and
expand arts and cultural programs.
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• 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.
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 shou ld
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.
• 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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• 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.
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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.
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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(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.
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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,
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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.
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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.
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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.