HomeMy WebLinkAboutResolution 2014-0026CITY OF WHEAT RIDGE, COLORADO
RESOLUTION NO. 26
Series of 2014
TITLE: A RESOLUTION APPROVING A SECOND
AMENDMENT TO THE I-70/KIPLING CORRIDORS
URBAN RENEWAL PLAN TO ALLOW FOR THE
UTILIZATION OF TAX INCREMENT FINANCING
WHEREAS, in May 2009, the Wheat Ridge City Council approved an urban
renewal plan, known as the 1-70/Kipling Corridors Urban Renewal Plan (the Urban
Renewal Plan) Exhibit A for the elimination of blight and redevelopment of certain
portions of the City; and
WHEREAS, such Urban Renewal Plan includes the area described in Exhibit 8
hereto, which is the location of the MVG Development property; and
WHEREAS, Section 7.7 of the Urban Renewal Plan provided for the utilization of
sales and property tax incremental revenue sources within the redevelopment area; and
WHEREAS, in compliance with the Urban Renewal Law of Colorado, C.R.S. §
31-25-101 et seq., the Wheat Ridge Urban Renewal Authority desires to implement the
use of tax increment financing for the project area described in Exhibit B; and
WHEREAS, on January 27, 2014 the City Council approved a First Modification
to the 170/Kipling Corridors Urban Renewal Plan authorizing the use of Tax Increment
Financing for the redevelopment project at the southwest corner of Kipling Street and
38th Avenue; and .
WHEREAS, since the time of the First Modification, an additional parcel located
at 3795 Kipling Street (Parcel ID : 39-281-00-001) has been acquired and will be
included in the use of Tax Increment Financing; and
WHEREAS, this second amendment to the Urban Renewal Plan is considered a
substantial modification and therefore requires a 30-day notice to all property and
business owners and the County Commissioners in the Urban Renewal Plan project
area and requires the City's Planning Commission to review the modification and its
conformity to the City's general plan for development as a whole.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Wheat Ridge, Colorado, as follows:
Section 1. The City Council hereby adopts this resolution amending Section 8 of
the Urban Renewal Plan for the utilization of property and sales tax increment for the
MVG Development project and adds in the parcel addressed as 3795 Kipling Street
(ParceiiD: 39-281-00-001).
DONE AND RESOLVED THIS 28th day of April, 2014.
ATIEST:
1-70 f Kipling Corridors
Urban Renewal Plan
Wheat Ridge, Colorado
May 2009
Prepared for:
Wheat Ridge Urban Renewal Authority
Wheat Ridge, Colorado City Council
Prepared by:
Leland Consulting Group (LCG)
LELAND CONSULTING GROUP (20 july 2009)
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1-70 f Ki piing Corridors
Urban Renewal Plan
Wheat Ridge, Colorado
Table of Contents
Section 1.0:
1.1
1.2
1.3
1.4
Section 2.0
Section 3.0
3.1
Section 4.0
Section 5.0
Section 6.0
6.1
6.2
6.3
Section 7.0
7.1
7.2
7.3
7.4
7.5
7.6
7 .7
7.8
7.9
7.10
7.11
7 .12
7.13
7.14
Introduction
Preface
Blight Findings
Other Findings
Urban Renewal Area Boundaries
1.4.1 Boundary Map of Urban Renewal Area
Definitions
Purpose of the Plan
Public Participation
Qualifying Conditions
Relationship to Comprehensive Plan
Plan Objectives
General Descriptions
Development and Design Objectives
Public Investment Objectives
Authorized Urban Renewal Undertakings and Activities
Public Improvements and Facilities
Other Improvements and Facilities
Development Opportunities-Catalyst Projects
Development Standards
Variations in the Plan
Urban Renewal Plan Review Process
Project Financing and Creation of Tax Increment Areas
Property Acquisition and Land Assemblage
Relocation Assistance
Demolition, Clearance, Environmental Remediation, and Site Prep
Property Disposition
Redevelopment and Rehabilitation Actions
Redevelopment I Development Agreements
Cooperation Agreements
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6
10
11
13
14
18
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1-70 f Kipling Corridors
Urban Renewal Plan
Wheat Ridge, Colorado
Tabl e of Contents
Section 8.0
8.1
8.2
8.3
8.4
Section 9.0
App endix
Appendix A:
AppendixB:
AppendixC:
Attachment 1:
Attachment 2:
Project Financing
Public Investment Objective
Authorization
Project Revenues
8.3.1 Tax Increment Financing
8.3.2 Distribution of Tax Revenues
Other Financing Mechanisms I Structures
Severability
Urban Renewal Area Legal Description
Urban Renewal Plan Concept Map
City of Wheat Ridge Comprehensive Plan, Updated 2000 References
1-70 I Kipling Corridors Conditions Survey
1-70 I Kipling Corridors Jefferson County Impact Report
LELAND CONSULTING GROUP (20 July 2009)
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1-70/ Kipling Corridors
Urban Renewal Plan
Wheat Ridge , Colorado
1.0 Preface and Background
1.1 Preface
This I-70 I Kipling Corridor s Urban Renewal Plan (the "Plan" or the "Urban
Renewal Plan") has been prepared by the Wheat Ridge Urban Renewal
Authority (the II Authority") for the City of Wheat Ridge e'City"). It will be
carried out by 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 (the" Act"). The administration and implementation
of this Plan, including the preparation and execution of any documents
implementing it, shall be performed by the Authority.
1.2 Blight Findings
Under the Act, an urban renewal area is a blighted area, which has been
designated as appropriate for an urban renewal project. In each urban renewal
area, conditions of blight, as defined by the Act, must be present, and in order for
the Authority to exercise its powers, the City Council must find that the presence
of those conditions of blight, "substantially impairs or arrests the sound growth
of the municipality or constitutes an economic or social liability, and is a menace
to the public health, safety, morals or welfare ."
LELAND CONSULTING GROUP (20 July 2009)
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The I-70 I Kipling Corridors Condition s Survey, prepared by Matrix Design Group,
submitted June 2009, which is attached hereto as Attachment 1 (the "Blight
Study"), demonstrates that the 1-70 I Kipling Corridors Area ("Study Area"), as
defined in the Blight Study, is a blighted area under the Act.
1.3 Other Findings
The Area is appropriate for one or more urban renewal projects and other
undertakings authorized by the Act to be advanced by the Authority. Projects
could require the demolition and clearance of certain public and private
improvements within the Area as provided in this Plan. If this is the case, such
actions will be determined to be necessary in order to eliminate unsafe
conditions, obsolete and other uses detrimental to the public welfare, and
otherwise remove and prevent the spread of deterioration.
The Authority has the discretion to create a single or several tax increment areas
within a single urban renewal planning area. In addition, it is at the Authority's
discretion whether or not to initiate creation of one or several tax increment areas
at the time the Plan is adopted by City Council. Factors that could support
creation of a tax increment district include announcement of a specific project or
prevailing or impending market and I or economic conditions.
Further, the Authority is entitled to all powers authorized in the Act. It is the
intent of the City Council in adopting this Plan that the Authority exercise all
powers which are necessary, convenient or appropriate to accomplish the
objectives of the Plan. In addition, it is the intent of the Plan that the Authority
exercise all such powers as may now be possessed or hereafter granted for the
elimination of qualifying conditions in the Area .
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The powers conferred by the Act are for public uses and purposes for which
public money may be expended and police powers exercised; and, this Plan is in
the public interest and necessity -such finding being a matter of legislative
determination by the City Council.
1.4 Urban Renewal Area Boundaries
The proposed 1-70 I Kipling Corridors Urban Renewal Area (referred to herein
as "the Urban Renewal Area" or "the Area") is located within the City of Wheat
Ridge and Jefferson County, Colorado as delineated in Figure No. 1 and
described in the legal description presented in the Appendix. The boundaries of
the Area generally include properties roughly following a U-shaped corridor that
runs north along Interstate 70 beginning at 32nd Avenue, then east along the
Interstate until Kipling Street, and finally south along Kipling Street until 26th
Avenue. The survey area contains 649 real property parcels. In terms of land
area, the Area consists of approximately 1,189 total acres (including any streets or
rights-of-way) of which approximately 812 acres lie within real property parcels .
1.4.1 Figure 1, 1-70 I Kipling Corridors Area
The Plan Concept Map is presented in Appendix B.
2.0 Definitions
In addition to terms previously defined in the text, the following terms are used
in this Plan:
LELAND CONSULTING GROUP (20 July 2009)
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Figure No.1
LELAND CONSULTING GROUP (20 July 2009)
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Act -means the Urban Renewal Law of the State of Colorado, Part 1 of Article 25
of Title 31, Colorado Revised Statutes, as amended.
Area or Urban Renewal Area-means the 1-70/ Kipling Corridors Urban
Renewal Area as depicted in Figure 1 and legally described in the Appendix.
Authority-means the Wheat Ridge Urban Renewal Authority.
Blight Study-means the I-70 I Kipling Corridors Conditions Suroey, prepared by
Matrix Design Group, submitted June 2009, incorporated herein by this
reference.
City-means the City of Wheat Ridge, a home-rule municipal corporation of the
State of Colorado.
City Council -means the City Council of the City of Wheat Ridge.
City Tax or City Taxes -means, collectively, taxes imposed by the City on
certain transactions.
Comprehensive Plan-the City of Wheat Ridge Area Comprehensive Plan, Updated
2000 (the "Comprehensive Plan").
Cooperation Agreement-means any agreement between the Authority and
City, one or more Metropolitan Districts, or any public body (the term "public
body" being used in this Plan as defined by the Act) respecting action to be taken
pursuant to any of the powers set forth in the Act or in any other provision of
Colorado law, for the purpose of facilitating public undertakings deemed
necessary or appropriate by the Authority under this Plan.
LELAND CONSULTING GROUP (20 July 2009)
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C.R.S. -means the Colorado Revised Statutes, as amended from time to time.
Impact Report-means the I-70 I Kipling Corridors, jefferson County Impact Report
prepared by Leland Consulting Group, dated July, 2009, attached hereto as
Attachment 2 and incorporated herein by this reference.
Improvement District -means a special district created to make improvements,
typically to public space infrastructure, in a given area.
Wheat Ridge Comprehensive Plan-means Cih; of Wheat Ridge Area
Comprehensive Plan, Updated 2000, as such plan has been or may be amended
from time to time.
Plan or Urban Renewal Plan-means this I-70 I Kipling Corridors Urban Renewal
Plan.
Property Tax Increment Area-means that portion of the Area designated as a
property tax increment area
Redevelopment I Development Agreement -means one or more agreements
between the Authority and developer(s) and I or property owners or such other
individuals or entities as may be determined by the Authority to be necessary or
desirable to carry out the purposes of this Plan.
Sales Tax -means the municipal sales tax imposed by the City on certain
transactions.
Sales Tax Increment Area -means any portion of the Area designated as a sales
tax increment area.
LELAND CONSULTING GROUP (20 July 2009)
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Tax Increment Area-means a portion of the Area designated as a Property Tax
and/or Sales Tax Increment Area .
3.0 Purpose of the Plan
The purpose of the I-70 I Kipling Corridor s Urban Renewal Plan is to reduce,
eliminate and prevent the spread of blight within the Area and to stimulate
growth and investment within the Area boundaries. To accomplish this purpose,
the Plan promotes local objectives with respect to appropriate land uses, private
investment and public improvements, provided that the delineation of such
objectives shall not be construed to require that any particular project necessarily
promote all such objectives. Specifically, the Plan promotes an environment
which allows for a range of uses and product types, as supported by the City of
Wheat Ridge Area Comprehen sive Plan , Updat ed 2000 and any subsequent updates,
as well as any other relevant policy documents which leverage the community's
investment in public improvement projects in the Area .
While the principal goal of this urban renewal effort, as required by the Act, is to
afford maximum opportunity consistent with the sound needs of the City of
Wheat Ridge as a whole, and to develop and rehabilitate the Area by private
enterprise; it is not intended to replace the efforts of area business development
entities.
3.1 Public Participation
The Plan has been made available to business and property owners located
within and adjacent to the Plan boundaries, as well as Wheat Ridge residents at-
large. All stakeholders and residents were also invited to participate in several
LELAND CONSULTING GROUP (20 July 2009)
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venues: workshops held between April and May 2009 designed to solicit input
on the vision for the Area. In all, more than 100 individuals participated. In
addition, City staff received written comments via e-mail and phone calls.
Notification of the public hearing was provided to property owners and owners
of business concerns at their last known address of record within the Area as
required by the Act. Notice of the public hearing to consider the Plan was
published in the Wheat Ridge Transcript. Presentations were also made at public
meetings of the City Council and Planning Commission during the summer of
2009 to receive comments and input on the process and Plan documents. As
required by the Act, a report outlining the potential impact of the Plan on
Jefferson County was prepared and submitted along with the Plan document to
the County Commissioners of Jefferson County not less than 30 days before
consideration of its approval.
4.0 Qualifying Conditions
Before an urban renewal plan can be adopted by the City, the area must be
determined to be a "blighted area" as defined in Section 31-25-103(2) of the Act,
which provides that, in its present condition and use, the presence of at least four
of the following factors in the Area, 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, accessibilihj, or usefulness;
(d) Unsanitan; or unsafe conditions;
LELAND CONSULTING GROUP (20 July 2009)
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(e) Deterioration of site or other improvements;
(j) 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 properh; btJ fire or other causes;
(i) Buildings that are unsafe or unhealthy for persons to live or work in because of
building code violations, dilapidation, deterioration, defective design, physical
construction, or faulty or inadequate facilities;
(j) Environmental contamination of buildings or properh;;
(k.S) The existence of health, safety, or welfare factors requiring high levels of
municipal services or substantial physical underutilization or vacancy of sites,
buildings, or other improvements; or
(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 properh; in an urban
renewal area, "blighted area" also means an area that, in its present conditions
and use and, by reason of the presences of any one of the factors specified in
paragraphs (a) to (k .S) of Section 31-25-103(2), substantially impairs or arrests
the sound growth of the municipality, retards the provision of housing
accommodations, or constitutes an economic or social liability, and is a menace to
the public health, safety, morals, or welfare.
The Act also provides that, if private property is to be acquired by the Authority
by eminent domain, at least five of the factors specified in Section 31-25-103(2)(a)
to (2)(1) must be present.
The general methodology for conducting the Blight Study is to: (i) define the
Study Area; (ii) gather information about the Study Area, such as right-of-way
and parcel boundaries, aerial photography, etc.; (iii) evaluate evidence of blight
through field reconnaissance of the Study Area to document observed physical
conditions of blight; and, (iv) collect data about blight factors that are not
visually observable.
LELAND CONSULTING GROUP (20 July 2009)
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Among the 11 qualifying factors identified in the Act, the Blight Study identified
the presence of the following ten blight factors in the Study Area:
(a) Slum, Deteriorated and Deteriorating Structures
(b) Predominance of Defective or Inadequate Street Layout
(c) Faulty Lot Layout in Relation to Size, Adequaetj, or Usefulness
(d) Unsanitary or Unsafe Conditions
(e) Deterioration of Site or Other Improvements
(j) Unusual Topography or Inadequate Public Improvements or Utilities
(h) 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
(j) Environmental Contamination of Buildings or Property
(k.S) High Levels of Municipal Services or Underutilization or Vacancy of Sites,
Buildings, or Other Improvements
The condition, (g) of Section 31-25-103(2), defective or unusual conditions of title
rendering the title non-marketable, was not investigated.
5.0 Relationship to Comprehensive Plan
A general plan for the City, known as the City of Wheat Ridge Area Comprehensive
Plan, was updated in 2000. The Authority, with the cooperation of the City,
private enterprise and other public bodies, will undertake projects and activities
described in this Plan in order to eliminate the conditions of blight identified
herein while implementing the goals and objectives of the City of Wheat Ridge
Area Comprehensive Plan, Updated 2000 and all subsequent updates. Specific
elements of the City of Wheat Ridge Area Comprehensive Plan, Updated 2000 which
this Plan advances, are presented in Appendix C of this Plan (and taken
verbatim). References from other adopted and accepted documents
LELAND CONSULTING GROUP (20 July 2009)
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(Repositioning Wheat Ridge, Neighborhood Revitalization Strategy; and Wheat Ridge
Northwest Sub-Area Plan) that speak to issues within the Urban Renewal Area are
also provided.
Pursuant to State Statutes, the I-70 I Kipling Corridors Urban Renewal Plan was
reviewed by the Planning and Zoning Commission on August 6, 2009 and a
Resolution was passed indicating that the Plan was consistent with certain Goals,
Policies and Strategies contained in the Wheat Ridge Area Comprehensive Plan,
Updated 2000 and other City adopted and accepted plans.
6.0 Plan Objectives
6.1 General Description
The vision for the Area as defined by stakeholders involved in the process is:
Redevelopment of the Urban Renewal Area represents a unique opportunihJ to create a series of
destinations that are both region-serving and locally supportive. This Urban Renewal Plan, while
not a regulating document, envisions qualihJ materials; notable architecture; strong internal and
external connections; and, host environments for public events and cultural venues.
New uses and redevelopment of existing uses nun; be developed in mixed-use and multi-
use formats where feasible, and in an architectural sh;le that is regionally-relevant.
Whereas existing neighborhoods will be stabilized, new neighborhoods will be co-located
with commercial, emplat;ment and institutional uses. Improvements in the physical
realm will be consistent and communicate a unified identihJ and brand. Connections for
vehicles, pedestrians, biet;cles and other modes of transportation will be improved and
strengthened in a manner that is regionally-relevant and in accordance with the
Architectural and Site Design Manual.
LELAND CONSULTING GROUP (20 July 2009)
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6.2 Development and Design Objectives
All development in the Plan Area shall conform to the zoning and development
codes of the Wheat Ridge Municipal Code, as well as any site-specific zoning
regulations or policies which might impact properties in the Area, all as in effect
and as may be amended from time to time. Codes and regulations present at the
time of any project application and development will apply. No project within
the Urban Renewal Area is vested to previous codes or regulations.
While the Act authorizes the Authority to undertake zoning and planning
activities to regulate land use, maximum densities, and building requirements in
the Area, the City will regulate land use and building requirements.
The primary development objective of this Urban Renewal Plan is strategic
investment in the public realm that will leverage private sector projects.
Potential land uses within the Urban Renewal Area include a range of
commercial, employment (industrial and office), residential, institutional,
lodging, civic, cultural and parking. Other, more general development objectives
include flexibility given changing market conditions; adaptability to a range of
uses and product types; and, consistency in building material and development
quality. Specific project goals and objectives identified by the stakeholders, in
collaboration with impacted property owners, that investment within the Urban
Renewal Area should aspire to, include the following:
1. Eliminate and prevent blight
2. Implement elements of the City of Wheat Ridge Comprehensive Plan, Update
2000 related to urban renewal and the vision of this Plan
3. Ensure orderly growth throughout the community
4. Stimulate development of under-utilized land in the Urban Renewal Area
LELAND CONSULTING GROUP (20 July 2009)
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5. Increase property values and strengthen the City's economic base
6. Participate in the long-term economic vitality of the City through quality
(re) development
7. Enhance Wheat Ridge's identity
8. Preserve existing neighborhoods
9. Expand the City's commercial activities
10. Maintain a fiscally-prudent base of industrial uses
11 . Encourage growth in primary jobs
12. Promote Wheat Ridge's cultural heritage
13. Reduce sub-standard uses
14. Support stronger code enforcement
Land Use
15 . Improve relationships between uses in the Urban Renewal Area and
surrounding areas
16 . Provide uses supportive of and complementary to planned improvements
17. Promote a variety of housing product types to address multiple segments
of the populous
18. Advance cultural art programs and capital investments
19 . Unify uses and plan components (signage, street furniture, landscaping)
20 . Support preservation of historic structures
21 . Expand service facilities (police, fire , library, recreation and/ or senior)
Eco nomi c Deve lopm ent
22. Encourage the continued presence of existing viable businesses
23 . Attract regional and national businesses
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Financial
24. Provide a range of financing mechanisms for private property (re)
investment
25. Encourage public-private partnerships
26 . Promote economic incentives in order to attract (re) investment
Political
27 . Facilitate cooperation among government agencies (taxing entities)
Architec ture
28. Promote "green" development (environmentally sensitive)
29. Raise the quality of building standards in the Urban Renewal Area
30. Encourage higher design standards
Physi cal
31 . Improve the public realm
32. Increase the capacity and quality of infrastructure in the Urban Renewal
Area
33. Develop and enhance community gateways
34. Maintain I develop public gathering spaces (soft and hard)
35. Preserve the area's natural (and man-made) resources
36. Grow the City's multi-modal options (bike routes, trails, pedestrian access,
transit)
LELAND CONSULTING GROUP (20 July 2009)
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6.3 Public Investment Objectives
Existing conditions present within the Area will be remedied by the proposed
Plan, but will first need to be identified as a priority public investment item by
the Authority, in consultation with the stakeholders . As it is the intent of this
Plan that improvements will only be partially funded by tax increment revenues,
creation of special districts and/ or other financing districts to serve as
supplemental funding sources will not only be considered, but encouraged.
Experience has proven that a critical component to the success of any urban
renewal effort is participation by both the public and private sectors. This said,
leveraging of resources will be key as no one entity, either public or private, has
sufficient resources alone to sustain a long-term improvement effort.
7.0 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. In the case of this Plan, it is the Authority's intent to
provide incentives to stimulate private investment in cooperation with property
owners and other affected parties in order to accomplish its objectives. Public-
private partnerships and other forms of cooperative development will be key to
the Authority's strategy for preventing the spread of blight and eliminating
existing blight conditions. Reliance on powers such as eminent domain will only
be considered as a final option, as determined by the City Council, to achieve the
objectives of this Plan.
7.1 Public Improvements and Facilities
The Authority may undertake certain actions to make the Area more attractive
for private investment. The Authority may, or cause others to, install, construct,
and reconstruct any public improvements. Additionally, the Authority may, or
LELAND CONSULTING GROUP (20 July 2009)
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cause others to, demolish and clear buildings and existing improvements for the
purpose of promoting the objectives of the Plan and the Act. Finally, the
Authority may, or may cause others to, install, construct and reconstruct any
other authorized improvements in the Area, including, without limitation, other
authorized undertakings or improvements for the purpose of promoting the
objectives of this Plan and the Act.
Public projects are intended to stimulate (directly and indirectly) private sector
investment in and around the Area . The combination of public and private
investment will assist in the investment and reinvestment of the Area with a
greater intensity and quality of viable commercial, employment, residential and
mixed-use sub-areas supported by multiple forms of transportation and public
spaces contributing to the overall economic well-being of the community.
As described in Section 4.0 of this Plan, ten qualifying conditions of blight, as
defined in Section 31-25-103(2) of the Act, are evident in the Area. This Plan
proposes addressing each of these conditions through potential completion of the
following public improvements and facilities:
(a) Slum, Deteriorated and Deteriorating Structures: building improvements
including facades, fencing, roof repairs; and, graffiti clean-up;
(b) Predominance of Defective or Inadequate Street Layout: completion of
incomplete streets and sidewalks; increased road and intersection
capacity; roadway repairs; and, stronger connections;
(c) Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or
Usefulness: (see Predominance of Defective or Inadequate Street Layout);
and, assemblage of small, narrow and awkwardly shaped parcels;
(d) Unsanitary or Unsafe Conditions: pedestrian improvements; ADA
improvements; lighting; bike paths; deferred maintenance items
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including cracked and buckled sidewalks; and, roadway improvements
designed to arrest congestion;
(e) Deterioration of Site or Other Improvements: improvements to parking
surfaces; curbs and gutters; and, signs and advertisements;
(f) Unusual Topography or Inadequate Public Improvements or Utilities:
undergrounding of overhead utilities; increasing infrastructure capacity
where necessary; and, completion of curbs, gutters and sidewalks;
(h) Existence of Conditions that Endanger Life or Property by Fire and Other
Causes: sprinklering of commercial buildings; and, improved access for
emergency vehicles;
(i) Buildings That Are Unsafe or Unhealthy for Persons to Live or Work:
demolition of substandard structures;
G) Environmental Contamination of Buildings or Property: assistance with
site and building environmental clean-up;
(k.S) Existence of Factors Requiring High Levels of Municipal Services or
Substantial Physical Underutilization or Vacancy of Sites, Buildings or
Other Improvements: stronger code enforcement; site assemblage; site
prep; and, assistance with post-development leasing strategies.
7.2 Other Improvements and Facilities
There could be other non-public improvements in the Area that may be required
to accommodate development and redevelopment. The Authority may assist in
the financing or construction of these improvements.
7.3 Development Opportunities-Catalyst Projects
A key concept associated with implementation of the Plan is targeted investment
that will serve to catalyze development throughout the Area and fund future
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public improvements. The aggregate impact of potential investment within the
Area is reflected in the Impact Report in Attachment 2.
7.4 Development Standards
All development in the Area shall conform to applicable rules, regulations,
policies and other requirements and standards of the City and any other
governmental entity which has jurisdiction over all or any portion of the Area.
In conformance with the Act and the Plan, the Authority may adopt design
standards and other requirements applicable to projects undertaken by the
Authority in the Area. Unless otherwise approved by City Council, any such
standards and requirements adopted by the Authority shall be consistent with all
other City zoning and development policies and regulations.
7.5 Variations in the Plan
The Authority may propose, and the City Council may make, such modifications
to this Urban Renewal Plan as may be necessary provided they are consistent
with the City of Wheat Ridge Comprehensive Plan , Updated 2000 and any subsequent
updates, as well as the Act, or such amendments made in accordance with this
Plan and as otherwise contemplated by this Plan.
The Authority may, in specific cases, allow non-substantive variations from the
provisions of this Plan if it determines that a literal enforcement of the provision
would constitute an unreasonable limitation beyond the intent and purpose
stated herein.
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7.6 Urban Renewal Plan Review Process
The review process for the Plan is intended to provide a mechanism to allow
those parties responsible for implementing key projects to periodically evaluate
its effectiveness and make adjustments to ensure efficiency in implementing the
recommended activities.
The following steps are intended to serve as a guide for future Plan review:
(a) The Authority may propose modifications (including expansion of the Plan
boundaries), and the City Council may make such modifications as may be
necessary provided they are consistent with the City of Wheat Ridge
Comprehensive Plan, Updated 2000 and any subsequent updates, as well as
the Act.
(b) Modifications may be developed from suggestions by the Authority,
property and business owners, and City staff operating in support of the
Authority and advancement of this Plan.
(c) A series of joint workshops may be held by and between the Authority and
property and business owners to direct and review the development of
Plan modifications.
7.7 Project Financing and Creation of Tax Increment Areas
While projects within the Area are planned to be primarily privately financed, it
is the intent of the City Council in approving this Urban Renewal Plan to
authorize the use of tax increment financing by the Authority to assist with the
development of these projects. Urban renewal authorities in Colorado are
authorized by statute (C.R.S 31-25-105) to borrow money and accept advances,
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loans, grants and contributions from public or private sources, and to issue
bonds to finance their activities or operations. In practice, an accepted method
for financing urban renewal projects is to utilize incremental property tax and /
or municipal sales tax revenues attributable to redevelopment in the project area
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 the Authority.
The boundaries of the Urban Renewal Area shall be as set forth in Appendix A.
As more fully set forth herein this Section 7.7, it is the intent of City Council in
approving this Plan to authorize the use of tax increment financing by the
Authority as part of its efforts to undertake and advance the Plan.
7.8 Property Acquisition and Land Assemblage
The Authority may acquire property by negotiation or any other method
authorized by the Act, except that any proposal to acquire property under the
power of eminent domain must be approved by the City Council in accordance
with the Act. The Authority may temporarily operate, manage and maintain
property in the Area with the consent of the owner of the property. Such
property shall be under the management and control of the Authority and may
be rented or leased pending its disposition for redevelopment.
7.9 Relocation Assistance
It is not anticipated that acquisition of real property by the Authority will result
in the relocation of any individuals, families, or business concerns. However, if
such relocation becomes necessary, the Authority will adopt a relocation plan in
conformance with the Act.
LELAND CONSULTING GROUP (20 July 2009)
23
7.10 Demolition, Clearance, Environmental Remediation, and Site Prep
In carrying out this Plan, it is anticipated that the Authority may, on a case-by-
case basis, elect to demolish and clear buildings, structures and other
improvements. Additionally, development activities consistent with this Plan,
including but not limited to Development or Cooperation Agreements, may
require such demolition and clearance to eliminate unhealthy, unsanitary, and
unsafe conditions, eliminate obsolete and other uses detrimental to the public
welfare, and otherwise remove and prevent the spread of deterioration.
With respect to property acquired by the Authority, it may demolish and clear,
or contract to demolish and clear, those buildings, structures and other
improvements pursuant to this Plan, if in the judgment of the Authority, such
buildings, structures and other improvements cannot be rehabilitated in
accordance with this Plan. The Authority may also undertake such additional
site preparation activities as it deems necessary to facilitate the disposition and
development of such property.
7.11 Property Disposition
The Authority may acquire, 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, as it deems necessary to develop such property. Real
property or interests in real property may be sold, leased or otherwise
transferred for use in accordance with the Act and this Plan. All property and
interest in real estate acquired by the Authority in the Area that is not dedicated
or transferred to public entities, shall be sold or otherwise disposed of for
redevelopment in accordance with the provision of this Plan and the Act.
LELAND CONSULTING GROUP (20 July 2009)
24
7.12 Redevelopment and Rehabilitation Actions
Redevelopment and rehabilitation actions within the Area may include such
undertakings and activities as are in accordance with this Plan and the Act,
including without limitation: demolition and removal of buildings and
improvements as set forth herein; installation, construction and reconstruction of
public improvements; elimination of unhealthful, unsanitary or unsafe
conditions; elimination of obsolete or other uses detrimental to the public
welfare; prevention of the spread of deterioration; and, provision of land for
needed public facilities. The Authority may enter into Cooperation Agreements
and Redevelopment/Development Agreements to provide assistance or
undertake all other actions authorized by the Act or other applicable law to
redevelop and rehabilitate the Area.
7.13 Redevelopment f Development Agreements
The Authority is authorized to enter into Redevelopment/Development
Agreements or other contracts with developer(s) or property owners or such
other individuals or entities as are determined by the Authority to be necessary
or desirable to carry out the purposes of this Plan. Such Redevelopment/
Development Agreements, or other contracts, may contain terms and provisions
as shall be deemed necessary or appropriate by the Authority for the purpose of
undertaking the activities contemplated by this Plan and the Act, and may
further provide for such undertakings by the Authority, including financial
assistance, as may be necessary for the achievement of the objectives of this Plan
or as may otherwise be authorized by the Act. These Agreements will be
separate from this Plan, yet in support of its goals and objectives. Existing
agreements between the City and private parties that are consistent with this
Plan are intended to remain in full force and effect.
LELAND CONSULTING GROUP (20 July 2009)
25
7.14 Cooperation Agreements
For the purpose of this Plan, the Authority may enter into one or more
Cooperation Agreements pursuant to the Act. The City and the Authority
recognize the need to cooperate in the implementation of this Plan and, as such,
Cooperation Agreements may include, without limitation, agreements regarding
the planning or implementation of this Plan and its projects, as well as programs,
public works operations, or activities which the Authority, the City or such other
public body is otherwise empowered to undertake and including without
limitation, agreements respecting the financing, installation, construction and
reconstruction of public improvements, utility line relocation, storm water
detention, environmental remediation, landscaping and/ or other eligible
improvements. This paragraph shall not be construed to require any particular
form of cooperation.
8.0 Project Financing
8.1 Public Investment Objective
It is the intent of the Plan that the public sector will play a significant role in
urban renewal efforts as a strategic partner. Typical infrastructure investments
the public would anticipate making include, but are not limited to: unifying
streetscape elements (but for specific modifications made on private property);
improving access and circulation; improving streets and parks; providing for
infrastructure improvements; completing utilities; and, creating special districts
or other financing mechanisms.
LELAND CONSULTING GROUP (20 July 2009)
26
8.2 Authorization
The Authority may finance undertakings pursuant to this Plan by any method
authorized under the Act or any other applicable law, including without
limitation: issuance of notes, bonds and other obligations in an amount sufficient
to finance all or part of this Plan; borrowing of funds and creation of
indebtedness; advancement of reimbursement agreements; and / or utilization of
the following: federal or state loans or grants; interest income; annual
appropriation agreements; agreements with public or private entities; and loans,
advances and grants from any other available sources. The principal, interest,
costs and fees on any indebtedness are to be paid for with any lawfully available
funds of the Authority.
Debt may include bonds, refunding bonds, notes, interim certificates or receipts,
temporary bonds, certificates of indebtedness, or any other obligation lawfully
created.
8.3 Project Revenues
8.3.1 Tax Increment Financing
The Plan contemplates that a primary method of financing projects within
the Area will be through the use of property tax and City Sales Tax
increments. The Authority shall be authorized to pledge all or any
portion of such property tax and City Sales Tax increment revenues for
financing public infrastructure that benefits the Area pursuant to one or
more Cooperation Agreements.
LELAND CONSULTING GROUP (20 July 2009)
27
8.3.2 Distribution of Tax Revenues
As specified in any amendment to this Plan which creates a new Tax
Increment Area as set forth herein, property taxes and/ or City Taxes
levied after the effective date of the approval of such amendment shall be
divided for a period commencing on the date of City Council approval of
such amendment and continuing for a period not-to-exceed twenty-five
years in accordance with Section 31-25-107(9) of the Act and the terms of
any applicable Cooperation Agreement.
8.4 Other Financing Mechanisms/ Structures
The Plan is designed to provide for the use of tax increment financing as one tool
to facilitate investment and reinvestment within the Area. However, in addition
to tax increment financing, the Authority shall be authorized to finance
implementation of the Plan by any method authorized by the Act. The Authority
is committed to making a variety of strategies and mechanisms available which
are financial, physical, market and organizational in nature. It is the intent of this
Plan to use the tools either independently or in various combinations. Given the
obstacles associated with development, the Authority recognizes that it is
imperative that solutions and resources be put in place which are
comprehensive, flexible and creative.
9.0 Severability
If any portion of this Plan is held to be invalid or unenforceable, such invalidity
will not affect the remaining portions of the Plan.
LELAND CONSULTING GROUP (20 July 2009)
28
SECOND AMENDMENT TO THE
1-70/KIPLING CORRIDORS URBAN RENEWAL PLAN
Section 8 of the I -70/Kipling Corridors Urban Renewal Plan ("Plan") is hereby amended
to read as follows:
8.0 Project Financing
8.1 Public Investment Objective
It is the intent of the Plan that the public sector will play a significant role in
urban renewal efforts as a strategic partner. Typical infrastructure investments
the public would anticipate making include, but are not limited to: unifying
streetscape elements (but for specific modifications made on private property);
improving access and circulation; improving streets and parks; providing for
infrastructure improvements; completing utilities; and, creating special
districts or other financing mechanisms.
8.2 Authorization
The Authority may finance undertakings pursuant to this Plan by any method
authorized under the Act or any other applicable law, including without
limitation: issuance of notes, bonds and other obligations in an amount sufficient
to finance all or part of this Plan; borrowing of funds and creation of
indebtedness; advancement of reimbursement agreements; and I or utilization of
the following: federal or state loans or grants; interest income; annual
appropriation agreements; agreements with public or private entities; and loans,
advances and grants from any other available sources. The principal, interest,
costs and fees on any indebtedness are to be paid for with any lawfully available
funds of the Authority.
Debt may include bonds, refunding bonds, notes, interim certificates or
receipts, temporary bonds, certificates of indebtedness, or any other obligation
lawfully created.
8.3 Project Revenues
8.3.1 Tax Increment Financing
The Plan contemplates that a primary method of financing projects
within the Area will be through the use of property tax and City Sales
Tax increments . The Authority shall be authorized to pledge all or any
portion of such property tax and City Sales Tax increment revenues for
financing public infrastructure that benefits the Area pursuant to one or
more Cooperation Agreements.
8.3.2 Distribution of Tax Revenues
As specified in any amendment to this Plan which creates a new Tax
Increment Area as set forth herein , property taxes and/or City Taxes
levied after the effective date of the approval of such amendment shall
be divided for a period commencing on the date of City Council
approval of such amendment and continuing for a period not-to-exceed
twenty-five years in accordance with Section 31-25-107(9) of the Act
and the terms of any applicable Cooperation Agreement.
8.4 Other Financing Mechanisms I Structures
The Plan is designed to provide for the use of tax increment financing as one tool
to facilitate investment and reinvestment within the Area . However, in addition
to tax increment financing , the Authority shall be authorized to finance
implementation of the Plan by any method authorized by the Act. The
Authority is committed to making a variety of strategies and mechanisms
available which are financial , physical , market and organizational in nature . It
is the intent of this Plan to use the tools either independently or in various
combinations. Given the obstacles associated with development, the Authority
recognizes that it is imperative that solutions and resources be put in place
which are comprehensive , flexible and creative.
8.5 Utilization of Property and Sales TIF
Consistent with the foregoing provisions of this Section 8.0 regarding TIF , there
is hereby adopted the utilization of property and sales tax increment for the
properties described in the attached Appendix A. The properties and projects ,
for which a tax increment shall be utilized , along with a legal description for the
properties , the date upon which the utilization of the tax increment shall take
effect , and the terms of the tax increment applicable to each property, shall be as
set forth in Appendix A.
APPENDIX A
1. MVG Development Property
a. Date TIF implemented : ________ _
b. Council Resolution: No._, Series 2014 L___,2014)
c. Legal Descriptions:
la--';---------------~'U!i'JI!l~IL----------------·
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10101 W. 37th Place
Our Order No: ABB70393418
LEGAL DESCRIPTION
THAT PART OF THE NORTHEAST ONE-QUARTER OF THE NORTHEAST ONE -QUARTER OF THE
NORTHEAST ONE-QUARTER OF SECTION 28 , TOWNSHIP 3 SOUTH , RANGE 69 WEST OF THE 6TH
P.M., DESCRIBED AS FOLLOWS :
BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION 28 ;
THENCE SOUTHERLY , ALONG THE EAST LINE OF SAID SECTION , 230 FEET ;
THENCE WESTERLY , PARALLEL WITH THE NORTH LINE OF SAID SECTIO N, 200 FEET TO THE
TRUE POINT OF BEGINNING ;
THENCE CONTINUING WESTERLY , PARALLEL WITH THE NORTH LINE OF SAID SECTION ,
109 .99 FEET, MORE OR LESS , TO A POINT 20 FEET EAST OF THE WEST UNE OF THE EAST
ONE -HALF OF THE NORTHEAST ONE-QUARTER OF THE NORTHEAST ONE-QUARTER OF THE
NORTHEAST ONE-QUARTER OF SAID SECTION 28 ;
THENCE SOUTHERLY PARALLEL WITH THE WEST LINE OF THE EAST ONE-HALF OF THE
NORTHEAST ONE ·QUARTER OF THE NORTHEAST ONE-QUARTER OF THE NORTHEAST ONE-QUARTER
OF SAID SECTION , 124 .86 FEET , MORE OR LESS , TO A POINT 355 FEET SOUTH OF THE
NORTH LINE OF SAID SECTION 28 ;
THENCE WESTERLY , PARALLEL WITH THE NORTH LINE OF SAID SECTION , 40 FEET ;
THENCE SOUTHERLY , PARALlEl WITH AND 20 FEET WEST OF THE WEST LINE OF THE EAST
ONE -HALF OF THE NORTHEAST ONE -QUARTER OF THE NORTHEAST ONE -QUARTER OF THE
NORTHEAST ONE-QUARTER , 75 FEET ;
THENCE WESTERLY , PARALLEL WITH THE NORTH LINE OF SAID SECTIO N, 290 .19 FEET ,
MORE OR LESS , TO THE EAST LINE OF LEE STREET ;
THENCE NORTHERLY ALONG SAID EAST LINE , PARALLEL WITH AND 20 FEET EAST OF THE
WEST LINE OF SAID NORTHEAST ONE -QUARTER OF THE NORTHEAST ONE-QUARTER OF THE
NORTHEAST ONE -QUARTER , 400 FEET , MORE OR LESS , TO 1HE SOUTH LINE OF 38TH
AVENUE ;
THENCE EASTERLY ALONG SAID SOUTH LINE , PARALLEL WITH AND 30 FEET SOUTH OF THE
NORTH LINE OF SAID SECTION 28 , A DISTANCE OF 440 .53 FEET , MORE OR LESS , TO A
POINT 200 FEET WEST OF THE EAST LINE OF SAID SECTION ;
THENCE SOUTHERLY , PARALLEL WITH THE EAST UNE OF SAID SECTION , 200 FEET TO THE
TRUE POINT OF BEGINNING , COUNTY OF JEFFERSON , STATE OF COLORADO ,
EXCEPTING THEREFROM THE PORTIONS DESCRIBED IN BOOK 1579 AT PAGE 296 AND lN BOOK
1969 AT PAG E 800 AND IN BOOK 1970 AT PAGE 1 OF THE JEFFERSON COUNTY RECORDS.
10050 W. 371h Place
O.r OrWt No:: AIUllllll!IU
lfCAI. DESCIIPT10111
lltAT PART OF TilE NORT IIUSTQ .UZU R OFntF. NORlllEASTQUARTEROf Ti lE N~UI IJ\ST
QUARTUl OF S£C110 ll, TO\\'NSIDP J SOUTH . RASCi Cl WEST OF Til E lllll PR1 CIJ'.U.
MllUDII\N , DJ;SCRJIIED AS rou.aws -
DEGII\JliXG A.T Tilt: NORTIIEAST CORN ER OF SAID SJ:CTION Zl.
TilENtt 50l11li ERL Y AI..Of\C TilE EAST UNE OF SAJD SECTlON Z1 A Ol'IT ANCE OF 230
Fm :
TIIE."\CE \\1lSTERl Y PARAWJ WITH n n: NORTH UJ\"E OF SAIIJ SECllON 21 A. Dr>TANCE OF !II Fm TO nn: TR E I'OINT 0 1' W:GINI'U ;c_
11tENCE SOl11liERLY PARALI.Jl. YllUI TilE EASTUN EOF S.\IDSECTI ON 21 A IXSTANCEOF
U C.09 FEET TO A POL'if OJ TilE SOUllll.IXE OF lliE 1\D IIniiAST QU.um:R OF TilE
NORlliEAST QUARTUl OF Ti lE ~lEAST QUARTFJI OF SAI D SECTION 21 ;
niENCE \\1lSTERLY ALONG S.\01 SOlllll l i.'II F. A. D!STl\ CE OF Zl9 .CI 1-l:ET TO A POL'if D:11
niE EAST UN [ OF I<Ul\'E mf.£T ;
ntE."\CE NDRTIIf:RL Y AlO , SAID EAST E OF KUI\"E STREIT A.\'D AID UNE EXTFJ ID ID
Na!nl A.\'D PARAlJ.F.L Wt11l AND 20 ··n :r EAST OF ntE WEST U\'E OF Til E EAST 111\l.J' OF
ntE NORTIIIMT QUAIIT[R OF TilE NOR1l1EAST QUARTER OF TUE NORlliEAST QUARTER A
DISTAPI'CE OF llS SZ FID. MORE OR LESS . TO A 1'011\lT ZIO sotml C»' TilE NDIOl l l..L'II E
OF SAID SJ:C:TID.'\1 21 ;
TIIENCE u\ST At\0 MRALEL \\lTH T l11: 1\'0RlliFAl>T UN E OF SAJD SF.Cn O. ll A DISTA.'«:[ OF
109.99 FEET . MOR E ~ LESS. TO A f(J(NT ZOO FrtT WEST OF 111E EAST LIXE OF SAID
S[C'JlO..'II 21 ;
TIIE."\0: NDRlli ERl Y AND PARAUJ:l. WTOJ THE [AST ll "E OF So\J D SECTION 21 ,\ DISTANC F.
OF 2110 FEET TO A POM OJ TilE 50Ulll l 'Jl OF WF.sr 31TH AVEN I!
lliE."\CE llASI'IRJ.Y Al.O, AIDSOUll i iJSI. PARAUEL WlTII AND liD FEET SDUrl l OF niE
NDRTIILL'I £ OF SAID S£CTIO ll, •\ DISTAl\ E OF 45 FfJ:T TO A POI NT ISS Fm WEST
OF TilE EAST I..L'II [ OF SAID S£CTIO 'll;
TIIE."\CF. SOllllltRI.Y PARAU.U Wl111 A.\'D 15S FrET WEST OF 11 II EAST 'E OF SAID
SI:CTION 21 >\ DtSTAI\Cii.OF :D FEETJ0 >\POINT2:111 FFl.T SOUTII OF lll[ NORlll UN £
OF SAID SI:CTION Zl;
TIIE."\0! J:ASTI!Rl.Y PARAllEL \\TmTIJJ:NORlll U OF S.\ID SECTI ON 21. A DISTA P\CEOF
IZ S ~liEf 10 TilE lliUE POM Of II£CIXN !NC;
llXCEPllNG 111ERD110M TII AT CERTAL'I PARCH COI\Vf:YID TO TilE Df.PARTMENT ~ mCJIWA YS
A.\'D DESC IRIIr.D A.S
A TRACT OR PARCEL Of LAND NJ. ICG 01' TilE STA T£ DEPARTt.lf:NT OF IIIC II\YA YS . 01\'ISION
OI'IIICI1WAYS., STAUOF GOl.ORAIXJ , PRQJT.CTNO OU -11:11 SECllON Z, INTI II
N<»tTII£1\ST QUARTUl OF S£cn0.'1 Z1. TOWNSIIIP J sotm1. RA."\CE Cl WID OF niE m1
PRINCIJ'AL I ERIOIAN . I JEFTERSON COUNTY. COl.ORADO , SA.IIlllt\Cf 011 PARCEL llf:L'IC
ORE PA1!11CU1.ARLY DESCRIBED AS FOl.1DNS
DECI"'-"\ 'CAT A POM WIIIC II IS SOUTII .U..O."\C 111 EAST UI\E OF UIE I\ORT IIEAST QUo\llTIR
OF S£CTIOlli Z1l. A OIST SCE 0 1' ZIO .OF D.I A ill WEST PARAUI.l. WITII TilE SORllll. II
01' TilE l\'ORll{flAST QUo\llTlll OF S[CTIQN Zl, A Dll>TA.'«:[ OF CS.t FEET l'lKnl Til(
Na!ni£1\ST CORNER OF SF.CnOJ 21, TOYINSIOP J SOU nl. RANCE Cl WIST;
I. llu:NCUOUll l. PARAI.U:L WmiTI!E EAST UI\."E OF 111[ trolllllfos\ST ()UARTEJI OF SECI10X
21 A DISTANC! OF U G.09 FEET TO niE sotml PR!»'ERTY UN £;
2. TIII £EAST , Al.ONC Til E SOUlll PROPERTYU'lt A DISTANCt:CI' 15.0rEI!IT0111Jl
50l11li£AST PROPERlY COR.,'T.Iil ;
1 TIIENCf:SORllt o\ Til( I<A.STPROI'ERTY UN E o\DtSTANC EOF 01.18 FEET ;
C. TIIDOC £ WEST , PARAI.LI.L WITH TilE NORTH 1.1\'I OF TilE SORTIIIAST QUAJm:R OF SI:CTID N
21 A. D!STANC £ OF 15.0 FEET ro TilE POM OF BECL ... NL"\C:
COUNTY OF .IEWERSON , STATEO I'OOLORADO
3785 Kipling
O ur Order o: ABJ70397564
ilEGAL DESCRIPTION
A PARCEL OF LA D l THE EAST 1/2 OF mE NORTHEAST 114 OF THE NORTHEAST t /4 OF
THE NORTHEAST 1/4 OF SECTION 28 , 'f10WNSHIP 3 SOl.ITH . RANGE 69 WEST , COU TY OF
JEFFERSON . STAT£ OF COLORADO . DESCRIBED AS FOLlOWS :
BEG INNING AT A POINT WHICH IS 30 FEET SOliTH AND 30 FEET WEST OF THE NORTHEAST
CORNER OF SAID SECTION 28 ;
THENCE SOUfH 100 FEET ALONG THE W~T UNE OF IOPUNG STREET TO 1llE TRUE POINT OF
rBEGI l NG :
THE CE SOUfH ALO G WE WEST LINE OF KIPLING STREET A DISTANCE OF 100
FEET ;
THE CE WEST AND PARALLEL TO THE SOUTH LIN E OF WFST 38TH AVENUE A DISTANCE OF
,125 FEET:
THE CE NORTH A D PARALLEL TO THE WEST U E OF KIPUNG STREET A DIST NCE OF tOO
FEET ;
THE CE EAST AND PARALLrEl 'IiQ THE SOUilf LINE OF OF WEST 38TH AVENUE . A UISTANCE OF
125 FEET TO 1lfE 1iRUE POl T OF BEGIN lNG , .
EXCEPT THAT IPORTION CONVEYED TO THE DEPARTMENT OF HICHWA YS BY DEED RECO RDED
AUGUST 21 . 19691N BOOK 2128 AT PAGE 357 , COUNTY OF JEFFERSON . STATE OF
COLORADO .
3795 Kipling
The South 100 feet of the North 130 feet of the West 115 feet of the East 155 feet of the East half of the
Northeast Quarter of the Northeast Quarter of the Northeast Quarter of section 28, Township 3 South,
Range 69 West of the 6th Prindpal Meridian,
EXCEPT that portion thereof conveyed to The Oty of Wheat Ridge/ Colorado by Deeds recorded
November 10, 1972 in Book 2444 at Pages 376 and 377,