HomeMy WebLinkAboutResolution(a) 2009-0040TITLE:
CITY OF WHEAT RIDGE, COLORADO
RESOLUTION NO. 40
Series of 2009
A RESOLUTION APPROVING THE INTERSTATE
70/KIPLING CORRIDORS URBAN RENEWAL PLAN
WHEREAS, the Wheat Ridge Urban Renewal Authority has prepared an urban renewal
plan (the "Plan") for the Interstate 70 and Kipling Corridors as provided in C.R.S. 31-25-105 (i)
and has adopted Resolution No. 06-2009 indicating its reconnnendation of approval and has
forwarded its reconnnendation of approval to the City Council; and
WHEREAS, the Plan has been forwarded to the Wheat Ridge Planning Commission as
provided in C.R.S. 31-25-107 (2) and the Planning Connnission has adopted Resolution No. 02-
2009 finding the Plan is in conformance with the Wheat Ridge Comprehensive Plan; and
WHEREAS, C.R.S. 31-25-107 provides that any plan for redevelopment must be
approved by the local governing body at a public hearing; and
WHEREAS, notice of the public hearing before City Council was given as provided in
C.R.S. 31-25-107 (3); and
WHEREAS, a finding of blight within the Interstate 70 and Kipling Corridors Study
Area by the Wheat Ridge City Council was approved by Resolution No. 39-2009 on August 10,
2009;and
WHEREAS, compliance with the Urban Renewal Law of Colorado(§ 31-25-101 et seq
C.R.S.) has been effected in the following respects, including but not limited to: a
recommendation of approval of the Plan by the Urban Renewal Authority; referral of the Plan to
the City Planning Connnission and its written recommendation that the Plan is in conformance
with the Wheat Ridge Comprehensive Plan; referral to the Jefferson County Board of
Connnissioners with information concerning the impacts upon the County; publication of notice
of the public hearing on the plan; holding of the public hearing on August 10, 2009 with all
parties afforded a full opportunity to be heard.
NOW THEREFORE BE IT RESOLVED by the Wheat Ridge City Council as
follows:
Section 1. The Urban Renewal Plan for the Interstate 70 and Kipling Corridors as
depicted on Exhibit 1 hereto is hereby approved.
Section 2. The Council makes the following findings consistent with the Urban Renewal
Law based upon the provisions of the urban renewal plan:
a. No individuals or families will be displaced and their relocation will not be
necessitated.
b. A feasible relocation plan exists for relocation of businesses which may be
displaced by a redevelopment project with the urban renewal area.
c. The City Council has caused its staff to take reasonable efforts to provide
written notice of the public hearing to property owners, residents and business owners in
the urban renewal area at their last known addresses at least 30 days prior to this public
hearing of Augnst I 0, 2009.
d. Section 31-25-107 (4) (d) C.R.S. ofthe Urban Renewal Law does not apply in
that not more than 120 days have passed since the first public hearing on the Plan,
because this is the first hearing.
e. Section 31-25-107 (4) (e) C.R.S. of the Urban Renewal Law does not apply in
that the City Council did not fail previously to approve this Plan.
f. The Plan conforms to the City's Comprehensive Plan.
g. The provisions of the Plan provide maximum opportunity for redevelopment of
the urban renewal area by private enterprise.
h. Section 31-25-107 (5) and (6) C.R.S. of the Urban Renewal Law are
inapplicable in relationship to the Plan.
Section 3. Although the Plan provides for the use of tax increment financing, such
financing mechanisms will not be utilized with the initial adoption ofthis Plan at this time but
will be considered at an appropriate time when redevelopment projects or market factors
necessitate or justifY same or promote the use oftax increment financing as appropriate.
Modifications of this Plan may then be necessary to implement tax increment financing.
Section 4. The Wheat Ridge Urban Renewal Authority is authorized to exercise the
powers of eminent domain to carry out, effect and administer the Plan.
[ () ~
DONE AND RESOLVED this-~--'· ~"-----
ATTEST:
Exhibit 1
To
RESOLUTION NO. 40-2009
A RESOLUTION APPROVING THE
INTERSTATE 70/K.IPLING CORRIDORS URBAN RENEWAL PLAN
1-70/Kipling Corridors Urban Renewal Plan
1-70 I Kipling Corridors
Urban Renewal Plan
Wheat Ridge, Colorado
May2009
Prepared for:
Wheat Ridge Urban Renewal Authority
Wheat Ridge, Colorado City Council
Prepared by:
Leland Consulting Group (LCG)
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I -70 I Kip ling 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
7.1 4
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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1-70 I K i pling Corridors
Urban Renewal Plan
Wheat Ridge, Colorado
Table of Contents
Section 8.0
8.1
8 .2
8.3
8 .4
Section 9.0
Appendix
Appendix A:
Appendix 8:
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
J-70 I Kipling Corridors Conditions Survey
1-70 I Kipling Corridors Jefferson County Impact Report
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1-70 I Kipling Corridors
Urban Renewal Plan
Wheat Ridge, Colorado
1.0 Preface and Background
1.1 Preface
This I-70 I Kipling Corridors Urban Renewal Plan (the "Plan" or the "Urban
Renewal Plan") has been prepared by the Wheat &dge Urban Renewal
Authority (the ''Authority") for the City of Wheat &dge ("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 11 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 Gty 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."
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The I-70 I Kipling Corridors Conditions Sun,ey, prepared by Matrix Design Group,
submitted June 2009, which is attached hereto as Attachmentl (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. H this is the case, such
actions will be determined to be necessary in order to eliminate WlSafe
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 I-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 unti1261h
A venue. 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:
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Figure No.1
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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 I-70 I 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 Survey, 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 .
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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 Carridors, Jefferson County Impact Report
prepared by Leland Consulting Group. dated July, 2009, attached hereto as
AHachment 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 City of Wheat Ridge Area
Comprehensi11e 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/ 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 .
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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 Corridors 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 Comprehensive Plan, Updnted 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
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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, accessibility, or usefulness;
(d) Unsanitary or unsafe conditions;
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(e) Deterioration of site or other improvements;
ifJ Unusual topography or inadequate public improvements or utilities:
(g) Dejecti11e or unusual conditions of title rendering the title nonmarketable;
(h) The existence of conditions that endanger life or property by fire or other causes;
(i) Buildings that are unsafe or unhealthy for persons to live or work in because of
building code 11iolations, dilapidation, deterioration, defective design, physical
construction. or faulty or inadequate facilities;
(j) Emlironmenlal contamination of buildings or property;
(k.5) The existence of health, safety, or welfare factors requiring high levels of
municipal ser(lices or substantial physical underutilization or vacancy of sites,
buildings, or other improvements; or
(I) If there is no objection by the property owner or owners and the tenant or tenants
of such owner or owners, if any, to the inclusion of such property in an urban
renewal area, "blighted area" also means an area that, in its present conditions
and use and, by reason of the presences of any one of the factors specified in
paragraphs (a) to (k.5) 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.
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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. Adequacy. or Usefulness
(d) Unsanitary or Unsafe Conditions
(e) Deterioration of Site or Other Improvements
(j) Unusual Topography or Inadequate Public Impravements 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 Seroices or Underutilization or Vacancy of Sites.
Buildings, or Other Improvements
The condition, (g) of Section 31-25-103(2), defective or nnusual 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 Wheal Ridge Area Comprehensive
Plan, was updated in 2000. The Authority, with the cooperation of the City,
private enterprise and other public bodies, will nndertake 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
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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, Adequacy, or Usefulness
(d) Unsanitary or Unsafe Conditions
(e) Deterioration of Site or Other Impral'ements
(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 Lir,e or Work
(j) Environmental Contamination of Buildings or Property
(k.S) High Levels of Municipal Services or Underutilization or Vacancy of Site s,
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 Gty, known as the City of Wheat Ridge Area Comprehensive
Plan, was updated in 2000. The Authority, with the cooperation of the Gty,
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
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(Repositioning Wheat Ridge, Neighborhood Rei,ita/ization 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 1-70 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:
Rdlevelopmt!nt of the Urban Renewal Area rq1resents a uniqUR opportunity to create a St'ries of
destinations that are both region-serving and locally supportive. This Urban ReneuVll Plan. while
not a regulating document, envisions quality matl'rials; notable architecture; strong internlll unJ
external connections; and, host environments for public l!l'tmts and cultural1,enues.
New uses and redet~elopment of existing uses may be developed in mixed-use and multi-
use formats U'here feasible, and in an architectural style that is regionally-relevant .
Whereas existing neighborhoods will be stabilized, new neighborhoods will be co-located
with commercial, employment and institutional uses. Improvements in the physical
realm UJill be consistent and communicate a unified identity and brand. Connections for
vehicles, pedeshians, bicycles and other modes of transp01tation will be improved and
strengthened in a manner that is regionally -relevant and in accordance with the
Architectural and Site Design Manual .
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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 Wheal 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
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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 I or senior)
Economic Development
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)
Architecture
28. Promote "green" development (environmentally sensitive)
29. Raise the quality of building standards in the Urban Renewal Area
30. Encourage higher design standards
Physical
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)
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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
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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 reinvesbnent 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
Lll -'\1\D Co;-..;suL TI'J<.. CR()UP t211fu/l{ 211114.1
19
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;
(j) Environmental Contamination of Buildings or Property: assistance with
site and building environmental clean-up;
(k.5) 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
20
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;
(j) Environmental Contamination of Buildings or Property: assistance with
site and building environmental clean-up;
(k.5) 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
L11 ANI> Co\I"'UI T II\IL GRUL·P t~ll /u fu !nt1•11
20
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 Gty 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 Pla11, 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.
LF.LA~lJ COI\.SUL liNL CtHll p 1211 /lllll :!.tiiJ<lJ
21
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,
LLI I\'\1> Co:\-SULTINC CRuuP 1211 /u lt, 2,,,,'-~,
22
loans, grants and contributions from public or private sources, and to issue
bonds to finance their activities or operations. h1 practice, an accepted method
for financing urban renewal projects is to utilize incremental property tax and I
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.
LFI Af\!1> Cu:-..~L'L Tt!\1<. GRUUP 121; Jut~~ ~tiii~J
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
redev elopment in accordance with the provision of this Plan and the Act.
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: dernoli tion 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/ 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.
l I" 1 \ 1\. D ( <.ll\' S U I T I \1 C. G R ll L' P r ltl f u 111 2 II U '11
25
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 I 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 Oty and private parties that are consistent with this
Plan are intended to remain in full force and effect.
Lr ·l t..ND CoNSUl Tl\JC GROL'P flll/ult • :!llli<J,
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.
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 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.
LFI Al\1> Col\'SUI TII\C GROLP r~rl/ul•t ~Ot/'1 1
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 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.
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.
28
1-70 I Kipling Corridors
Urban Renewal Plan
Wheat Ridge, Colorado
Appendix A
Urban Renewal Area Legal Description
LFI A:\·n CoNSUl Tll\IL GROL"I' 120 lulu !Oo•1 J
29
INTERSTATE 70 I KIPUNG STUDY AREA BOUNDARY DESCRIPTION
A PARCEL OF LAND LOCAT ED IN SECT ION 15, 16, 17 , 19 , 20, 21 , 22, 28, AND 30, TOWNSHIP 3
SOUT H , RANGE 68 WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF WHEAT RIDGE , COUNTY OF
JEFFERSON, STATE OF COLORADO, MORE PART ICULARLY DESCRIBED AS FOLLOWS:
NOTE: ALL PARCEL NUMBERS CITED IN THIS DESCRIPTION ARE JEFFERSON COUNTY ASSESSOR
PARCEL NUMBERS.
BEGINNING AT THE NORTHEAST CORNER OF FOOTHILLS ACADEMY SUBDIVISION, BEING THE
SOUTHWEST CORNER OF THE INTERSECTION OF THE SOUTHERLY RIGHT OF WAY LINE OF
INTERSTATE 70 AND THE WESTERLY RIGHT OF WAY LINE OF MILLER STREET;
THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT OF WAY LINE OF MILLER STREET TO THE
WESTERLY EXTENSION OF THE SOUTHERLY LINE OF PARCEL ID NO. 39-211-Q0-005;
THENCE EASTERLY ALONG SAID SOUTHERLY LINE AND ITS WESTERLY EXTENSION TO THE
SOUTHWESTERLY LINE OF INTERSTATE 70 FRONTAGE ROAD DESCRIBED IN RECEPTION NO.
84016260 ;
THENCE SOUTHEASTERLY ALONG SAID SOUTHWESTERLY RIGHT OF WAY LINE TO THE
NORTHWEST CORNER OF PARCEL ID NO. 39-211-00-009;
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID PARCEL ID NO. 39-211-Q0-009 AND
PARCELS ID NO. 39-211-01 -001 , 39-211 -01-002, 39-211-00-013 AND 39-211-00-015 TO THE
SOUTHWEST CORNER OF SAID PARCEL ID 39-211-00-015;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL ID 39-211-00-015 TO THE
NORTHWEST CORNER OF BANDIMERE MINOR SUBDIVISION ;
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BANDIMEAE SUBDIVISION TO THE
MOST SOUTHERLY POINT OF BANDIMERE MINOR SUBDIVISION ON THE NORTHEAL Y LINE OF
PARCEL ID NO. 39-211-00-017;
THENCE SOUTHWESTERLY ALONG SAID NORTHERLY LINE OF PARCEL ID NO. 39-211-00-017 TO
THE EASTERLY RIGHT OF WAY LINE OF LEE STREET;
THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE OF LEE STREET TO THE
NORTHERLY RIGHT OF WAY LINE OF WEST 44TH AVENUE;
THENCE WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF WEST 44TH AVENUE TO THE
POINT OF INTERSECTION OF THE NORTHERLY EXTENSION OF THE EASTERLY LINE OF NEWGATE
IN WHEAT RIDGE SUBDIVISION;
THENCE SOUTHERLY AND SOUTHWESTERLY ALONG THE EASTERLY AND SOUTHEASTERLY LINE
OF SAID NEWGATE IN WHEAT RIDGE SUBDIVISION TO A POINT OF INTERSECTION WITH THE
MOST WESTERLY CORNER OF PARCEL ID NO. 39-214-00-001 ;
T HENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL ID NO. 39-214-00-001 TO THE
SOUTHEAST CORNER THEREOF ON THE WESTERLY LINE OF KIPLING VENTURES SUBDIVISION;
THENCE SOUTHERLY ALONG SAID WESTEAL Y LINE TO THE SOUTHWEST CORNEA OF SAID
KIPLING VENTURES SUBDIVISION ;
THENCE EASTERLY AND SOUTHEASTERLY ALONG THE SOUTHERLY LINE OF SAID KIPLING
VENTURES SUBDIVISION TO TH E INTERSECTION WITH THE NORTHERLY RIGHT OF WAY LINE OF
KIPLING STREET AS DESCRIBED IN BOOK 2148 AT PAGE 663 ;
LFJ Al\.'IJ CoN~L'I TI:'IJC GROUP f:!IJ /u 1/ 2 1JII4J
30
THENCE WESTERLY, SOUTHERLY AND EASTERLY ALONG THE NORTHERLY, WESTERLY AND
SOUTHERLY LINE OF SAID PARCEL IN BOOK 2148 AT PAGE 663 TO THE WESTERLY RIGHT OF
WAY LINE OF KIPLING STREET;
THENCE SOUTHERLY ALONG THE WESTERLY RIGHT OF WAY LINE OF KIPLING STREET TO THE
NORTHEAST CORNER OF PARCEL ID NO. 39-214-0Q-014;
THENCE WESTERLY AND SOUTHERLY ALONG THE NORTHERLY AND WESTERLY LINE OF SAID
PARCEL ID NO. 39-214-00-014 TO THE SOUTHWEST CORNER THEREOF, BEING A POINT ON THE
NORTHERLY LINE OF GREEN VALLEY SUBDIVISION;
THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID GREEN VALLEY SUBDIVISION TO THE
NORTHEAST CORNER OF LOT 2 OF SAID SUBDIVISION;
THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 2 TO THE SOUTHEAST CORNER
THEREOF ON THE NORTHERLY RIGHT OF WAY LINE OF WEST 41ST AVENUE ;
THENCE WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF 41sT AVENUE TO THE
NORTHERLY EXTENSION OF THE EASTERLY LINE OF THE WEST 15 FEET OF LOT 23, GREEN
VALLEY SUBDIVISION;
THENCE SOUTHERLY ALONG SAID EASTERLY LINE AND ITS NORTHERLY EXTENSION TO A POINT
ON THE SOUTHERLY LINE OF SAID GREEN VALLEY SUBDIVISION ;
THENCE WESTERLY ALONG THE SOUTHERLY LINE OF GREEN VALLEY SUBDIVISION TO THE
NORTHWEST CORNER OF PARCEL ID 39-214-99-001, BEING ALSO THE NORTHEAST CORNER OF
CAMBRIDGE PARK & AMENDED;
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID PARCEL ID NO. 39-214-99-001 AND
THE EASTERLY LINE OF CAMBRIDGE PARK & AMENDED TO THE MOST NORTHERLY CORNER OF
PARCEL ID NO. 39-214-00-044;
THENCE SOUTHWESTERLY AND SOUTHERLY ALONG THE NORTHWESTERLY AND WESTERLY
LINE AND THE SOUTHERLY EXTENSION OF SAID WESTERLY LINE OF PARCEL ID NO. 39-214-0Q-
044 TO THE SOUTHERLY RIGHT OF WAY LINE WEST 38TH AVENUE AND THE NORTHERLY LINE OF
ORTON HEIGHTS SUBDIVISION;
THENCE EASTERLY AND SOUTHERLY ALONG THE NORTHERLY AND EASTERLY LINE OF ORTON
HEIGHTS SUBDIVISION TO THE SOUTHWEST CORNER OF KING STREET DESCRIBED IN BOOK
1579 AT PAGE 296;
THENCE EASTERLY AND SOUTHERLY ALONG THE SOUTHERLY AND WESTERLY RIGHT OF WAY
LINE OF KING STREET TO THE NORTHERLY RIGHT OF WAY LINE OF WEST 35TH AVENUE;
THENCE EASTERLY ALONG THE SAID NORTHERLY RIGHT OF WAY LINE TO THE WESTERLY
RIGHT OF WAY LINE OF KIPLING STREET;
THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT OF WAY LINE OF KIPLING STREET TO THE
NORTHEAST CORNER OF PARAMOUNT HEIGHTS PART FIVE , BEING THE INTERSECTION OF THE
SOUTHERLY RIGHT OF WAY LINE OF WEST 27TH AVENUE AND THE WESTERLY RIGHT OF WAY
LINE OF KIPLING STREET;
THENCE WESTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF WEST 27TH AVENUE TO THE
NORTH LINE OF BLOCK 5 , PARAMOUNT HEIGHTS PART FIVE, BEING THE NORTHEAST CORNER
OF PARCEL ID NO. 39-284-21-001 ;
LEI ANI> CO"\~L'LTI~<. CROUP t2tl/u !v 201141
31
THENCE WESTERLY ALONG SAID NORTHERLY LINE OF PARCEL ID NO. 39-284-21-001 TO THE
EASTERLY RIGHT OF WAY LINE OF PARAMOUNT PARKWAY;
THENCE SOUTHERLY ALONG THE EASTERLY RIGHT OF WAY LINE OF PARAMOUNT PARKWAY TO
WHEAT RIDGE CITY LIMITS IN WEST 26TH AVENUE;
THENCE EASTERLY ALONG SAID WHEAT RIDGE CITY LIMITS TO THE CITY LIMITS ALONG THE
EASTERLY RIGHT OF WAY LINE OF KIPLING STREET;
THENCE NORTHERLY ALONG THE EASTERLY RIGHT OF WAY LINE OF KIPLING STREET TO THE
INTERSECTION OF THE EASTERLY RIGHT OF WAY LINE OF KIPLING STREET AND THE
NORTHERLY RIGHT OF WAY LINE OF WEST 35TH AVENUE, SAID POINT ALSO BEING THE
SOUTHWEST CORNER OF
PARCEL ID NO. 39-272-99-003;
THENCE EASTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF WEST 35TH AVENUE AND
THE SOUTHERLY LINE OF SAID PARCEL ID NO. 39-272-99-003 TO THE WESTERLY RIGHT OF WAY
LINE OF JOHNSON STREET;
THENCE NORTHERLY ALONG SAID WESTERLY RIGHT OF WAY LINE OF JOHNSON STREET TO THE
SOUTHERLY RIGHT OF WAY LINE OF WEST 38TH AVENUE;
THENCE NORTHERLY TO THE SOUTHEAST CORNER OF PARCEL ID NO. 39-223-00-025 ON THE
NORTHERLY RIGHT OF WAY LINE OF WEST 38TH AVENUE;
THENCE NORTHERLY ALONG THE WESTERLY LINE OF PARCELS ID NO. 39-223-00-026 AND 39-
223-99-002 TO THE NORTHWEST CORNER OF SAID LAST PARCEL ON THE NORTHERLY RIGHT OF
WAY LINE OF WEST 39TH AVENUE;
THENCE WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF WEST 39TH AVENUE TO THE
EASTERLY RIGHT OF WAY LINE OF KIPLING STREET AND BEING THE SOUTHWEST CORNER OF
PARCEL ID NO. 39-223-00-021;
THENCE NORTHERLY ALONG THE EASTERLY RIGHT OF WAY LINE OF KIPLING STREET TO THE
SOUTHWEST CORNER OF JANET D . MINOR SUBDIVISION FILING NO. 2 ;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID JANET D. SUBDIVISION FILING NO. 2
TO THE SOUTHEAST CORNER THEREOF;
THENCE NORTHERLY ALONG THE EASTERLY LINE OF SAID JANET D. SUBDIVISION FILING NO. 2
TO THE SOUTHWEST CORNER OF PARCELID NO. 39-223-Q0-008;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL ID NO. 39-223-00-008 AND ITS
EASTERLY EXTENSION TO THE EASTERLY RIGHT OF WAY LINE OF JEWSON STREET;
THENCE NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE OF JELLISON STREET TO THE
SOUTHWEST CORNER OF PARCELID NO. 39-222-00-026;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF PARCELS ID NO. 39-223-00-026 AND 39-223-
00-025 TO THE SOUTHEAST CORNER OF LAST SAID PARCEL;
THENCE NORTHERLY ALONG THE EASTERLY LINE OF SAID PARCEL ID NO . 39-222-00-025 TO THE
SOUTHWEST CORNER OF PARCEL ID NO. 39-222-00-024;
Lll At-.:1> Ct>:\Sl'l Tll\l. CKOLP 1211/UIIJ :!011'-ll
32
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL ID NO. 39-222-00-024 TO TH E
SOUTHEAST CORNER THEREOF;
THENCE NORTHERLY ALONG THE EASTERLY LINE OF SAID PARCEL ID NO. 39-222-00-024 TO THE
SOUTHWEST CORNER OF PARCEL ID NO. 39-222-11-001 ;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL ID NO. 39-222-1 1-001 AND
ALONG THE SOUTHERLY LINE OF PARCEL ID NO. 39-222-11-002 TO A POINT ON THE WESTERLY
RIGHT OF WAY LINE OF IRIS STREET;
THENCE EASTERLY TO SOUTHWEST CORNER OF PARCEL ID NO . 39-222 -00-023 ON THE
EASTERLY RIGHT OF WAY LINE OF IRIS STREET;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF PARCELS ID NO. 39-222-00-Q23 AND 39-222-
00-044 TO THE SOUTHEAST CORNER OF LAST SAID PARCEL;
THENCE NORTHERLY ALONG THE EASTERLY LINE OF SAID PARCEL ID NO. 39-222-00..()44 AND ITS
NORTHERLY EXTENSION TO THE NORTHERLY RIGHT OF WAY LINE OF WEST 44TH AVENUE ;
THENCE WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF WEST 44TH AVENUE TO THE
WESTERLY RIGHT OF WAY LINE OF INDEPENDENCE STREET;
THENCE NORTHERLY ALONG THE WE STEAL Y RIGHT OF WAY LINE OF INDEPENDENCE STREET
TO THE SOUTHEAST CORNER OF PARCEL ID NO . 39-222-09-008;
THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL ID NO . 39-222-09-008 TO THE
SOUTHWEST CORNER THEREOF;
THENCE NORTHERLY ALONG THE WE STEAL Y LINE OF SAID PARCELS ID NO. 39-222-09-008, 39-
222-09-o24 AND 39-222-09-009 TO THE NORTHWEST CORNER OF LAST SAID PARCEL;
THENCE EASTERLY ALONG THE NORTHERLY LINE OF PARCEL ID NO. 39-222-09-009 TO THE
SOUTHWEST CORNER OF PARCEL ID NO. 39-222-09-010;
THENCE NORTHERLY ALONG THE WESTERLY LINE OF PARCELS IN NO . 39-222-09-Q1 0, 39-222-09-
011, AND 39-222-09-012 TO THE NORTHWEST CORNER OF SAID LAST PARCEL, BEING A POINT ON
THE SOUTHERLY LINE OF PARCEL ID NO. 39-222-00-o12;
THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL ID NO. 39-222-00-012 TO THE
SOUTHWEST CORNER THEREOF ;
THENCE NORTHERLY AND EASTERLY ALONG THE WESTERLY AND NORTHERLY LINE OF SAID
PARCEL ID NO. 39-222-00-012 TO THE NORTHWEST CORNER THEREOF ON THE WESTERLY RIGHT
OF WAY LINE OF INDEPENDENCE STREET;
THENCE NORTHERLY ALONG SAID WESTERLY RIGHT OF WAY LINE OF INDEPENDENCE STREET
TO A POINT ON THE SOUTHERLY LINE OF PARCEL ID NO. 39-222-0Q-011 ;
THENCE WESTERLY ALONG THE SOUTHERLY LINE OF PARCELS 39-222-00-011 , 39-222-00-010 AND
39-222-00-009 TO THE SOUTHWEST CORNER OF SAID LAST PARCEL;
THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID PARCEL ID NO. 39-222-00-009 TO THE
NORTHWEST CORNER THEREOF ;
THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID PARCELS ID NO . 39-222-00-009, 39-
222-0Q-01 0 AND 39-222-00-011 TO THE WESTERLY RIGHT OF WAY LINE OF INDEPENDENCE
STREET;
Lll Al\,1) CO;-\~l!L Til\(. GtHJL!P 12ti /ulv ~tl(l•)t
33
I
THENCE NORTHERLY ALONG THE WESTERLY RIGHT OF WAY LIN E OF INDEPENDENCE STREET
TO THE SOUTHEAST CORNER OF DAVIS MINOR SUBDIVISION;
THENCE EASTERLY ALONG THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF SAID DAVIS
MINOR SUBDIVISION TO THE EASTERLY RIGHT OF WAY LINE OF INDEPENDENCE STREET;
THENCE NORTHERLY ALONG THE EASTERLY RIGHT OF WAY LINE OF INDEPENDENCE STREET
TO THE MOST NORTHERLY CORNER OF ADP SUBDIVISION ON THE SOUTHERLY RIGHT OF WAY
LINE OF INTERSTATE 70;
THENCE SOUTHEASTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 TO
THE EASTERLY RIGHT OF WAY LINE OF HOLLAND STREET;
THENCE EASTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 TO THE
EASTERLY RIGHT OF WAY LINE OF GARRISON STREET;
THENCE NORTHERLY ALONG THE EASTERLY RIGHT OF WAY LINE OF GARRISON STREET
EXTENDED NORTHERLY TO THE NORTHERLY RIGHT OF WAY LINE OF WEST 49TH AVENUE ;
THENCE WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF WEST 49TH AVENUE TO THE
EASTERLY RIGHT OF WAY LINE OF INDEPENDENCE STREET;
THENCE NORTHERLY ALONG THE EASTERLY RIGHT OF WAY LINE OF INDEPENDENCE STREET
TO THE SOUTHERLY RIGHT OF WAY LINE OF WEST 50TH AVENUE , BEING THE SOUTHERLY LINE
OF PARCEL ID NO. 39-153-00-014 ;
THENCE SOUTHWESTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL ID NO. 39-153-00-014
TO THE SOUTHWEST CORNER THEREOF;
THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID PARCEL ID NO. 39-153-00-Q14 TO THE
NORTHWEST CORNER THEREOF ;
THENCE NORTHEASTERLY ALONG THE NORTHERLY LINE OF SAID PARCEL ID NO. 39-153-QO-Q14
TO A POINT ON WHEAT RIDGE CITY LIMITS ON THE EASTERLY RIGHT OF WAY LINE OF
INDEPENDENCE STREET;
THENCE NORTHERLY ALONG SAID WHEAT RIDGE CITY LIMITS ON THE EASTERLY RIGHT OF WAY
LINE OF INDEPENDENCE STREET TO THE WHEAT RIDGE CITY LIMITS IN WEST 51sT PLACE;
THENCE WESTERLY ALONG SAID WHEAT RIDGE CITY LIMITS IN WEST 51ST PLACE TO THE
WESTERLY RIGHT OF WAY LINE OF KIPLING STREET;
THENCE SOUTHERLY ALONG SAID WHEAT RIDGE CITY LIMITS AND THE WESTERLY RIGHT OF
WAY LINE OF KIPLING STREET TO THE NORTHERLY RIGHT OF WAY LINE OF WEST 50TH AVENUE ;
THENCE SOUTHWESTERLY ALONG SAID WHEAT RIDGE CITY LIMITS AND THE NORTHERLY RIGHT
OF WAY LINE OF WEST 50TH AVENUE TO THE EASTERLY RIGHT OF WAY LINE OF MILLER STREET;
THENCE NORTHERLY ALONG SAID WHEAT RIDGE CITY LIMITS AND THE EASTERLY RIGHT OF
WAY LINE OF MILLER STREET TO THE SOUTHERLY RIGHT OF WAY LINE OF THE COLORADO AND
SOUTHERN RAILROAD;
THENCE SOUTHWESTERLY ALONG THE SOUTHERLY LINE OF SAID RAILROAD RIGHT OF WAY
LINE TO THE NORTHEAST CORNER OF PARCEL ID NO. 39-164-Q0-002 ;
Lr:1 \1\IJ Cu!\1<-.t.:l Tl'\1< CHUL 'I-' t :!!J t a /11 2 t10 '''
34
THENCE NORTHERLY TO THE SOUTHEAST CORNER OF PARCEL ID NO. 39-164-QO-Q03 ON TH E
NORTHERLY RIGHT OF WAY LINE OF RIDGE ROAD ;
THENCE SOUTHWESTERLY, DEPARTING SAID WHEAT RIDGE CITY LIMITS, ALONG THE
NORTHERLY RIGHT OF WAY LINE OF RIDGE ROAD AND THE SOUTHERLY LINE OF PARCEL ID NO.
39-161-00-003 TO THE SOUTHEAST CORNER OF PARCEL ID NO . 39-161-00-QO?;
THENCE NORTHERLY, WESTERLY AND SOUTHERLY ALONG THE EASTERLY , NORTHERLY AND
WESTERLY LINE OF SAID PARCEL 39-164-00-007 TO THE SOUTHWEST CORNER THEREOF ON THE
NORTHERLY RIGHT OF WAY LINE OF RIDGE ROAD;
THENCE SOUTHWESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF RIDGE ROAD TO
THE EASTERLY LINE OF PARCEL ID NO . 39-163-00-002;
THENCE SOUTHERLY ALONG SAID EASTERLY LINE OF PARCEL ID NO . 39-163·00-Q02 TO THE
SOUTHEAST CORNER THEREOF , SAID POINT BEING ON THE NORTHERLY RIGHT OF WAY LINE OF
RIDGE ROAD ;
THENCE SOUTHWESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF RIDGE ROAD TO
WHEAT RIDGE CITY LIMITS AND THE WESTERLY RIGHT OF WAY LINE OF QUAIL STREET;
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS TO THE NORTHEAST CORNER OF
PARCEL ID NO . 39-163-00-025;
THENCE CONTINUE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE EASTERLY LINE OF
SAID PARCEL ID NO. 39-163-00-025 TO THE SOUTHEAST CORNER THEREOF ON THE NORTHERLY
RIGHT OF WAY LINE OF WEST 50TH AVENUE;
THENCE WESTERLY ALONG WHEAT RIDGE CITY LIMITS AND THE SOUTHERLY LINE OF SAID
PARCEL ID NO. 39-163-00-025 TO THE SOUTHWEST CORNER OF SAID PARCEL;
THENCE NORTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE WESTERLY LINE OF SAID
PARCEL ID NO. 39-163-00-025 TO THE NORTHWEST CORNER OF SAID PARCEL;
THENCE CONTINUE NORTHERLY ALONG SAID WHEAT RIDGE CITY LIMITS TO THE NORTHERLY
RIGHT OF WAY LINE OF WEST 51 5T PLACE, BEING THE SOUTHEAST CORNER OF PARCEL ID NO.
39-174-Q1-006 ;
THENCE SOUTHWESTERLY ALONG SAID NORTHERLY RIGHT OF WAY OF WEST 51 sr AVENUE TO
THE SOUTHEAST CORNER OF LOT 8 , HANCE'S SUBDIVISION AND THE WESTERLY RIGHT OF WAY
LINE OF TABOR STREET;
THENCE NORTHERLY ALONG THE WESTERLY RIGHT OF WAY LINE OF TABOR STREET AND ITS
NORTHERLY EXTENSION TO WHEAT RIDGE CITY LIMITS WITHIN WEST 52N° AVENUE ;
THENCE WESTERLY ALONG WHEAT RIDGE CITY LIMITS IN WEST 52N° AVENUE TO AN ANGLE
POINT IN WHEAT RIDGE CITY LIMITS IN THE INTERSECTION OF WEST 52N° AVENUE AND WARD
ROAD ;
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND ITS SOUTHERLY EXTENSION IN
WARD ROAD TO THE NORTHEASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 2 , KAISER
PERMANENTE SUBDIVISION FILING NO.3-CORRECTION PLAT;
THENCE SOUTHWESTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 2 AND ITS
NORTHEASTERLY EXTENSION TO A POINT ON WHEAT RIDGE CITY LIMITS AND THE NORTHWEST
CORNER OF PARCEL ID NO . 39-202-Q0-004 ;
LFI AI\O CuN~UL Tl\1(, GROUP 1211 /uty .!.1111-lJ
35
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE WESTERLY LINE OF PARCELS
ID NO. 39-202-00-004, 39-202-D0-003 AND 39-202-00-Q07 TO THE SOUTHWEST CORNER OF LAST
SAID PARCEL ON THE NORTHERLY RIGHT OF WAY LINE OF INTERSTATE 70;
THENCE SOUTHWESTERLY ALONG WHEAT RIDGE CITY LIMITS AND THE NORTHERLY RIGHT OF
WAY LINE OF INTERSTATE 70 AND THE SOUTHERLY LINE OF PARCELS ID NO . 39 -202-00-001 AND
39-202-QD-036 TO THE SOUTHWEST CORNER OF LAST SAID PARCEL, ALSO BEING THE
NORTHWEST CORNER OF THE STATE HIGHWAY PARCEL DESCRIBED IN BOOK 1876 AT PAGE 165;
THENCE SOUTHERLY AND SOUTHWESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF
INTESTATE 70 THE FOLLOWING FOUR (4) COURSES:
1. THENCE SOUTHERLY ALONG THE WESTERLY LINE OF STATE HIGHWAY PARCELS
DESCRIBED IN BOOK 1876 AT PAGE 165 AND BOOK 900 AT PAGE 478 TO THE NORTHEAST
CORNER OF THAT STATE HIGHWAY PARCEL DESCRIBED IN BOOK 720 AT PAGE 231;
2 . THENCE SOUTHWESTERLY AND SOUTHERLY ALONG THE NORTHERLY AND WESTERLY
LINE OF SAID PARCEL IN BOOK 720 AT PAGE 231 TO A POINT ON THE NORTHERLY LINE
OF THAT STATE HIGHWAY PARCEL DESCRIBED IN BOOK 1859 AT PAGE 72 ;
3 . THENCE SOUTHWESTERLY ALONG THE NORTHWESTERLY LINE OF SAID PARCEL IN
BOOK 1859 AT PAGE 72 TO THE MOST WESTERLY CORNER THEREOF;
4 . THENCE WESTERLY ALONG THE NORTHERLY LINE OF THAT STATE HIGHWAY
DEPARTMENT PARCEL DESCRIBED IN BOOK 2163 AT PAGE 160 TO THE NORTHEAST
CORNER OF THAT STATE HIGHWAY PARCEL FOR STATE HIGHWAY NO. 58 DESCRIBED IN
BOOK 1895 AT PAGE 55 ;
THENCE WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF STATE HIGHWAY NO. 58 AS
DESCRIBED IN BOOK 1895 AT PAGE 55 AND BOOK 21n AT PAGE 367 AND BOOK 2116 AT PAGE
106 TO THE PROPOSED MOST WESTERLY LINE OF WHEAT RIDGE CITY LIMITS AS SHOWN ON THE
ANNEXATION MAP #3-COORS CLEAR CREEK;
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID ANNEXATION MAP #3 TO THE
SOUTHERLY RIGHT OF WAY LINE OF STATE HIGHWAY NO. 58 AS DESCRIBED IN BOOK 2227 AT
PAGE 527;
THENCE NORTHEASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE OF STATE HIGHWAY
NO. 58 TO THE NORTHWEST CORNER OF THAT STATE HIGHWAY PARCEL DESCRIBED IN
RECEPTION NO. 2008011 087 ;
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID PARCEL IN RECEPTION NO.
2008011087 AND PARCEL ID NO . 39-193-Q0-009 TO THE SOUTHWESTERLY CORNER OF LAST SAID
PARCEL;
THENCE EASTERLY ALONG EXISTING WHEAT RIDGE CITY LIMITS AND THE SOUTHERLY UNE OF
SAID PARCEL ID NO. 39-193-D0-009 TO THE SOUTHEAST CORNER THEREOF ON THE WESTERLY
LINE OF LOT 9 , CABELA'S I COORS SUBDIVISION FlUNG NO. 2 ;
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE WESTERLY LINE OF SAID LOT 9
TO THE SOUTHWEST CORNER THEREOF;
THENCE EASTERLY ALONG WHEAT RIDGE CITY LIMITS AND THE SOUTHERLY LINE OF SAID lOT 9
TO THE NORTHWEST CORNER OF LOT 9A , CABELA'S I COORS SUBDIVISION FILING NO. 2;
Ll I AI\.D Ctli\:~L ·I Tl~(. CIU)UJ-' f:!ll /IIIII .2flt1 •11
36
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE WESTERLY LINE OF SAID LOT
9A TO THE SOUTHWEST CORNER THEREOF;
THENCE EASTERLY ALONG WHEAT RIDGE CITY LIMITS AND THE SOUTHERLY LINE OF SAID LOT
9A TO THE SOUTHEAST CORNER THEREOF ON THE WESTERLY LINE OF LOT 8 , CABELA'S I
COORS SUBDIVISION FILING NO. 1, AMENDED;
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE WESTERLY LINE OF SAID LOT 8
TO THE SOUTHWEST CORNER THEREOF;
THENCE EASTERLY, DEPARTING SAID WHEAT RIDGE CITY LIMITS, ALONG THE SOUTHERLY LINE
OF SAID LOT 8 TO THE SOUTHEAST CORNER THEREOF ON THE WESTERLY LINE OF LOT 6 ,
CABELA'S I COORS SUBDIVISION FILING NO. 1, AMENDED;
THENCE SOUTHEASTERLY ALONG A CURVE ON SAID LOT 6 TO THE END OF SAID CURVE;
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID LOT 6 TO THE SOUTHWEST CORNER
THEREOF ON WHEAT RIDGE CITY LIMITS ;
THENCE EASTERLY ALONG WHEAT RIDGE CITY LIMITS AND THE SOUTHERLY LINE OF SAID LOT 6
TO THE NORTHWEST CORNER OF LOT 5 OF SAID CABELA'S I COORS SUBDIVISION FILING NO. 1,
AMENDED;
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE WESTERLY LINE OF SAID LOT 5
TO THE SOUTHWEST CORNER THEREOF;
THENCE EASTERLY ALONG WHEAT RIDGE CITY LIMITS AND THE SOUTHERLY LINE OF SAID LOT 5
TO THE NORTHWEST CORNER OF LOT 1, BLOCK 2 , 70 WEST BUSINESS CENTER SUBDIVISION
FILING NO. 3;
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE WESTERLY LINE OF SAID LOT
1, BLOCK 2 , 70 WEST BUSINESS CENTER SUBDIVISION FILING NO. 3 TO THE SOUTHWEST
CORNER THEREOF;
THENCE EASTERLY ALONG WHEAT RIDGE CITY LIMITS AND THE SOUTHERLY LINE OF SAID LOT 1,
BLOCK 2, 70 WEST BUSINESS CENTER SUBDIVISION FILING NO. 3 TO THE NORTHWEST CORNER
OF LOT 5, 70 WEST BUSINESS CENTER;
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE WESTERLY LINE OF SAID LOT
5 , 70 WEST BUSINESS CENTER TO THE SOUTHWEST CORNER THEREOF;
THENCE EASTERLY ALONG WHEAT RIDGE CITY LIMITS AND THE SOUTHERLY LINE OF SAID LOT 5 ,
70 WEST BUSINESS CENTER TO THE SOUTHEAST CORNER THEREOF AND THE WESTERLY LINE
OF SAID LOT 1, BLOCK 2, 70 WEST BUSINESS CENTER SUBDIVISION FlUNG NO. 3;
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE WESTERLY LINE OF LOTS 1
AND 2, BLOCK 2 AND TRACT A , 70 WEST BUSINESS CENTER SUBDIVISION FILING NO. 3 TO THE
NORTHEAST CORNER OF LOT 3, BLOCK 2, 70 WEST BUSINESS CENTER SUBDIVISION FILING NO.
3 ;
THENCE WESTERLY ALONG WHEAT RIDGE CITY LIMITS AND THE NORTHERLY LINE OF SAID LOT
3, BLOCK 2 , 70 WEST BUSINESS CENTER SUBDIVISION FILING NO. 3 TO THE NORTHWEST
CORNER THEREOF ON THE EASTERLY RIGHT OF WAY LINE OF ZINNIA COURT;
THENCE SOUTHERLY ALONG WHEAT RIDGE CITY LIMITS AND THE EASTERLY RIGHT OF WAY LINE
OF ZINNIA COURT AND ITS SOUTHERLY EXTENSION TO THE SOUTH LINE OF THE NORTHWEST
LI-L A!\IJ Cor-.:SUI Tit'\<. C~OL'P (211 /al .v 2tJU~J
37
ONE-QUARTER OF SECTION 29 , TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6th PRINCIPAL
MERIDIAN WITHIN THE RIGHT OF WAY FOR WEST 32N° AVENUE ;
THENCE EASTERLY ALONG SAID SOUTH LINE OF THE NORTHWEST ONE-QUARTER WITHIN THE
RIGHT OF WAY OF WEST 32N° AVENUE TO THE SOUTHERLY EXTENSION OF THE WESTERLY LINE
OF PARCEL ID NO. 39-292-00-Q14 ;
THENCE NORTHERLY, DEPARTING SAID SOUTH LINE OF THE NORTHWEST ONE-QUARTER ,
ALONG THE SOUTHERLY EXTENSION OF THE WESTERLY LINE OF SAID PARCEL ID NO. 39-292-Qo-
014 TO THE SOUTHWEST CORNER OF SAID PARCEL;
THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL ID NO. 39-292-00-014 TO THE
MOST EASTERLY CORNER THEREOF;
THENCE NORTHWESTERLY ALONG THE NORTHEASTERLY LINE OF SAID PARCEL ID NO. 39·292-
00-014 TO THE MOST NORTHERLY CORNER THEREOF ON THE WESTERLY LINE OF PARCEL ID NO.
39-292-11-016;
THENCE NORTHERLY ALONG SAID WESTERLY LINE OF PARCEL ID NO. 39-292-11-016 TO THE
NORTHWEST CORNER THEREOF ON THE SOUTHERLY LINE OF LOT 15 , BLOCK 1, APPLEWOOD
VILLAGE;
THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 15, BLOCK 1, APPLEWOOD
VILLAGE TO THE SOUTHWEST CORNER THEREOF ON THE SOUTHEASTERLY LINE OF LOT 14,
BLOCK 1, APPLEWOOD VILLAGE;
THENCE SOUTHWESTERLY ALONG THE SOUTHEASTERLY LINE OF SAID LOT 14, BLOCK 1,
APPLEWOOD VILLAGE TO THE MOST SOUTHERLY CORNER THEREOF;
THENCE NORTHWESTERLY ALONG THE SOUTHWESTERLY LINE OF LOTS 11 THROUGH 14 , BLOCK
1, APPLEWOOD VILLAGE, TO THE SOUTHWEST CORNER OF SAID LOT 11 ON THE EASTERLY LINE
OF LOT 2 , APPLEWOOD VILLAGE SHOPPING CENTER SUBDIVISION;
THENCE NORTHERLY ALONG THE EASTERLY LINE OF LOTS 1 AND 2 , APPLEWOOD VILLAGE
SHOPPING CENTER SUBDIVISION TO THE MOST NORTHERLY CORNER OF SAID LOT 1 ON THE
SOUTHERLY RIGHT OF WAY LINE OF WEST 38TH AVENUE;
THENCE SOUTHWESTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF WEST 38TH AVENUE
AND THE NORTHERLY LINE OF LOT 1, APPLEWOOD VILLAGE SHOPPING CENTER SUBDIVISION TO
THE SOUTHERLY EXTENSION OF THE WESTERLY RIGHT OF WAY LINE OF WEST 38TH DRIVE;
THENCE NORTHERLY AND NORTHEASTERLY ALONG THE WESTERLY RIGHT OF WAY LINE OF
WEST 38TH DRIVE AND ITS SOUTHERLY EXTENSION TO THE MOST EASTERLY CORNER OF TRACT
C, RIDGE SUBDIVISION ;
THENCE NORTHWESTERLY ALONG THE NORTHEASTERLY LINE OF SAID TRACT C TO THE MOST
NORTHERLY CORNER OF SAID TRACT C ON THE SOUTHERLY LINE OF LOT 1 , YOUNGFIELD
PLAZA;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY LINE OF SAID LOT 1, YOUNGFIELD
PLAZA TO THE SOUTHEAST CORNER THEREOF;
THENCE NORTHERLY ALONG THE EASTERLY LINE OF YOUNGFIELD PLAZA TO THE NORTHEAST
CORNER THEREOF;
THENCE NORTHEASTERLY ALONG THE NORTHEASTERLY EXTENSION OF THE NORTHWESTERLY
LINE OF SAID YOUNG FIELD PLAZA TO A POINT OF INTERSECTION WITH THE SOUTHERLY
EXTENSION OF THE EASTERLY LINE OF ROCK SUBDIVISION FILING NO. 1;
Lt-1 .A.I\0 Cu~~UI Tl\1<. GRUL'P t~llfuf.v !llti~J
38
THENCE NORTHERL V ALONG THE EASTERL V LINE OF ROCK SUBDIVISION FILING N0.1 AND ITS
SOUTHERLY EXTENSION TO THE NORTHEAST CORNER THEREOF, BEING THE INTERSECTION OF
THE SOUTHERLY RIGHT OF WAY LINE OF WEST 42N° AVENUE AND TH E EASTERLY RIGHT OF WAY
LINE OF XENON STREET;
THENCE NORTHERLY ALONG THE EASTERLY RIGHT OF WAY LINE OF XENON STREET TO THE
EASTERLY EXTENSION OF THE NORTHERLY LINE OF PARCEL ID NO . 39-202-Q0-025 ;
THENCE WESTERLY ALONG SAID NORTHERL V LINE OF PARCEL ID NO. 39-202-00-025 AND ITS
EASTERLY EXTENSION TO THE NORTHWEST CORNER THEREOF;
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF PARCELS ID NO. 39-202-00.025 AND 39-202-
00-026 TO THE SOUTHWEST CORNER OF SAID LAST PARCEL;
THENCE SOUTHERLY TO THE NORTHWEST CORNER OF PARCEL ID NO. 39-202-00-028 ;
THENCE SOUTHERLY ALONG THE WESTERLY LINE OF PARCEL ID NO. 39-202-Q0-028 TO THE
SOUTHWEST CORNER THEREOF ;
THENCE WESTERLY ON THE SOUTHERLY LINE OF PARCEL ID NO. 39-202-00-Q27 TO THE
SOUTHWEST CORNER THEREOF ON THE SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE
70/ YOUNGFIELD STREET AS DESCRIBED IN BOOK 1895 AT PAGE 44 ;
THENCE NORTHEASTERLY ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE
70 I YOUNGFIELD STREET TWO COURSES TO THE SOUTHEAST CORNER OF THE STATE HIGHWAY
PARCEL DESCRIBED IN RECEPTION NO . 86104746 ON THE WESTERLY RIGHT OF WAY LINE OF
XENON STREET;
THENCE NORTHERLY ALONG THE EASTERLY LINE OF SAID PARCEL IN RECEPTION NO. 86104746
TO THE NORTHEAST CORNER THEREOF ;
THENCE NORTHEASTERLY TO THE SOUTHEAST CORNER OF THE STATE HIGHWAY PARCEL
DESCRIBED IN BOOK 1989 AT PAGE 207;
THENCE NORTHEASTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL IN BOOK 1989 AT
PAGE 207 TO A POINT ON THE SOUTHERLY LINE OF PARCEL ID NO. 39-202-00-009;
THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL 39-202-00-009 TO THE MOST
WESTERLY CORNER OF SAID PARCEL ON THE SOUTHERLY RIGHT OF WAY LINE OF INTERSTATE
70;
THENCE NORTHEASTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 AND
ALONG THE NORTHWESTERLY LINE OF PARCELS ID NO . 39-202-00-QOS AND 39-202-00-008 TO THE
MOST NORTHERLY CORNER OF SAID LAST PARCEL;
THENCE NORTHEASTERLY TO THE NORTHWEST CORNER OF PUBLIC STORAGE AMENDED 1
SUBDIVISION ;
THENCE NORTHEASTERLY ALONG THE SOUTHWESTERLY RIGHT OF LINE OF INTERSTATE 70
ALONG THE NORTHWESTERLY LINE OF SAID PUBLIC STORAGE AMENDED 1 TO THE MOST
NORTHERLY CORNER OF SAID PUBLIC STORAGE AMENDED 1;
THENCE NORTHEASTERLY TO THE NORTHWESTERLY CORNER OF PARCEL ID NO. 39-201-Q5-Q09
ON THE SOUTHERLY RIGHT OF WAY LINE INTERSTATE 70;
LFI A:'\.1> CoN~LI Tl •"c. CRnL•P 1211 tut11 .211114,
39
THENCE NORTHEASTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 AND
THE NORTHWESTERLY LINE OF SAID PARCEL ID NO. 39-201-05-009 TO THE NORTHEAST CORNEA
THEREOF;
THENCE SOUTHEAL Y ALONG THE EASTERLY LINE OF SAID PARCEL ID NO. 39-201-05-009 TO THE
NORTHWEST CORNEA OF PARCEL ID NO. 39-201-05-014 ON THE SOUTHEASTERLY RIGHT OF WAY
LINE OF INTEAST ATE 70;
THENCE NOATHEASTEAL Y ALONG THE SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE 70
ALONG THE NOATHWESTERL Y LINE OF PARCEL ID NO. 39-201-05-014 TO THE NORTHEAST
CORNEA THEREOF ON THE WESTERLY RIGHT OF WAY LINE OF TABOR STREET;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE 70
TO THE NORTHWEST CORNEA OF PARCEL ID NO. 39-201-03-001 ON THE EASTERLY RIGHT OF
WAY LINE OF TABOR STREET;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE 70
ALONG THE NOATHWESTEAL Y LINE OF PARCEL ID NO. 39-201-03-001 TO THE NORTHEAST
CORNER THEREOF ON THE WESTERLY RIGHT OF WAY LINE OF SWADLEY STREET;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE 70
TO THE NORTHWEST CORNER OF PARCEL 10 NO. 39-201-02-017 ON THE EASTERLY RIGHT OF
WAY LINE OF SWADLEY STREET;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE 70
ALONG THE NORTHWESTEAL Y LINE OF PARCELS ID NO. 39-201-02-017 AND 39-201-02-001 TO THE
NORTHEAST CORNEA OF LAST SAID PARCEL ON THE WESTERLY RIGHT OF WAY LINE OF SIMMS
STREET;
THENCE NOATHEASTEAL Y ALONG THE SOUTHEASTEAL Y RIGHT OF WAY LINE OF INTERSTATE 70
TO THE NORTHWEST CORNEA OF PARCEL ID NO. 39-212-05-025 ON THE EASTERLY RIGHT OF
WAY LINE OF SIMMS STREET;
THENCE NOATHEASTEAL Y ALONG THE SOUTHEASTEAL Y RIGHT OF WAY LINE OF INTERSTATE 70
ALONG THE NORTHWESTERLY LINE OF PARCELS ID NO . 39-212-05-025 AND 39-212-05-024 TO THE
NORTHEAST CORNER OF LAST SAID PARCEL ON THE WESTERLY RIGHT OF WAY LINE OF ROUTT
STREET;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE 70
TO THE NORTHWEST CORNEA OF PARCEL ID NO. 39-212-05-009 ON THE EASTERLY RIGHT OF
WAY LINE OF ROUTT STREET;
THENCE NOATHEASTERL Y ALONG THE SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE 70
ALONG THE NORTHWESTERLY LINE OF PARCELS ID NO . 39-212-05-009 AND 39-212-05-008 TO THE
NORTHEAST CORNER OF LAST SAID PARCEL ON THE WESTERLY RIGHT OF WAY LINE OF ROBB
STREET;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTEAL Y RIGHT OF WAY LINE OF INTERSTATE 70
TO THE NORTHWEST CORNEA OF PARCEL ID NO. 39-212-0Q-004 ON THE EASTERLY RIGHT OF
WAY LINE OF AOBB STREET;
THENCE NORTHEASTERLY ALONG THE SOUTHEASTERLY RIGHT OF WAY LINE OF INTERSTATE 70
ALONG THE NORTHWESTERLY LINE OF PARCELS ID NO . 39-212-00-004 AND 39-212-00-003 TO THE
NORTHEAST CORNER OF LAST SAID PARCEL ON THE WESTERLY RIGHT OF WAY LINE OF PAAFET
STREET;
L 1-1 A ~ J) C U ~ ._, U I T I N <. G R (.) L' P 1 ] II lull! ~ II II'-' 1
40
THENCE EASTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 TO THE
NORTHWEST CORNER OF PARCEL ID NO. 39-212-00-002 ON THE EASTERLY RIGHT OF WAY LINE
OF PARFET STREET;
THENCE EASTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF INTERSTATE 70 ALONG THE
NORTHERLY LINE OF PARCELS ID NO. 39-212-00-002,39-212-00-001,39-211-03-006,39-211-03-005,
39-211-03-004, 39-211-03-003, 39-211-03-002, 39-211-03-001, 39-211-99-001, AND 39-211-02-002 TO
THE NORTHEAST CORNER OF LAST SAID PARCEL ON THE WESTERLY RIGHT OF WAY LINE OF
MILLER STREET AND THE POINT OF BEGINNING.
LFI.A'\D C<.lN!->L'L TIN(: GROUP r:!o /ulv :!rlii'-IJ
41
1-70 I Ki p l ing Corrido rs
Urban Renewal Plan
Wheat Ridge. Colorado
Appendix B
Urban Renewal Plan Concept Map
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1-70 I Ki p ling Co rri do rs
Urban Renewal Plan
Wheat Ridge , Colorado
AppendixC
City of Wheat Ridge Comprehensive Plan , Updated 2000 -References
44
WHEAT RIDGE COMPREHENSIVE PLAN
FUTURE LAND USE: GOALS AND POLICIES
2. Goal: Promote neighborhood planning by recognizing the unique character of each
neighborhood, while acknowledging their collective contribution to the
community as a whole.
Policies:
2.1 Revise the current definitions of residential densities to ensure that the allowable
densities are in keeping with the existing character and unit density desired in each
neighborhood.
2.3 New development or redevelopment shall not adversely impact surrounding residential
areas and the City of Wheat Ridge as a whole. This shall apply to all development and
be measured by proving the following:
1. The development does not substantially increase traffic generation from the site by
employing community design principles to reduce vehicle miles traveled (VMf).
This includes traffic calming measures, accessible site design, development of
pedestrian friendly environments, compatible infill development, provision of
transit or other alternative modes of transportation;
3. Goal: New development or redevelopment shall be so designed as to be a positive
contribution to the entire community and compatible with surrounding uses.
Policies:
3.5 The compatibility and gross density of any new development or redevelopment site
shall complement existing development by transitioning between different land uses
through:
• Proper site design .
• Establishing pedestrian connections between parcels .
• Demonstrating smooth and coherent vehicle movements and minimizing impacts of
traffic on adjacent residential areas.
•
•
Siting buildings to maintain public view corridors to the mountains and to natural
amenities and open space.
Providing effective buffers and landscaping between different land uses .
45
4. Goal: Provide conveniently located and attractive commercial, office and service uses
that meet the needs of the City and are compatible yet well buffered from
surrounding areas.
Policies:
4.1 Designate underutilized commercial parcels as village centers. Village centers are
characterized as a site which combines a mix of uses -commercial, office and service
uses that serve adjacent neighborhoods.
4.2 Provide incentives for businesses to relocate in village activity centers and upgrade
existing commercial areas .
4.3 The City of Wheat Ridge shall amend its current zoning ordinance to encourage new
commercial development or redevelopment to meet five basic standards. These are:
• All retail commercial and office developments shall have an attached sidewalk.
• An inviting street level storefront with places to gather.
• Locating parking behind, below grade, to the side of the building, or in a below
grade parking structure while ensuring safety for users in obscured parking areas .
• Structures which front on a major street shall provide an attached sidewalk,
landscaped area and streetscape treatment
• Architectural details, treatment and materials shall be consistent on all four sides of
the building.
5. Goal: Within the City of Wheat Ridge, limit the total amount of land designated for
industrial uses and require industrial uses to be located in areas north of 1-70 or
areas that meet the criteria contained in the following policies.
Policies:
5.1 Allow light industrial uses only within unified, well-planned and approved industrial
parks.
8. Goal: Any new or redeveloped commercial site, whether public or private, shall respect
or incorporate as appropriate any adjacent civic investment be it a park ,
recreational facility or civic amenity.
Policies:
8 .1 Any commercial site that is adjacent to designated parks or open space shall be required
to provide a substantial buffer zone. So that adverse effects on highly valued parks and
46
open space are minimized, the buffer zone shall be kept free of buildings, structures, and
parking areas and must be screened or protected by natural features and landscaped to
blend with adjacent park land.
9. Goal: Any development or redevelopment site, whether public or private, shall be
reviewed with extraordinary attention to: siting, orientation, scale, mix and
compatibility of uses, and relationship to on-and off-site community amenities
and design elements to make citizens feel more comfortable and safe in and
around the development parcel.
Policies:
9.3 All new development or redevelopment that occurs within the City of Wheat Ridge shall
be required to make both vehicular and pedestrian connections that are safe, functional,
and serve to reduce the necessity to use a private automobile within a quarter-mile
radius.
10. Goal: Provide quality, aesthetically-pleasing housing choices that are convenient to
needed services and amenities.
Policies:
10.1 Moderate density and allowable higher density residential development shall be
allowed only in those areas that can be served by transit and shall be developed with
adequate amounts of open space and landscape amenities.
10.4 Realistic code compliance standards shall be set to encourage adequate residential
rehabilitation and pride of ownership.
10.5 Institute image enhancing, multi-purpose public improvement programs including
street trees, pedestrian linkages, and community facilities to increase the community's
attractiveness as a place to live.
10.9 New residential development shall provide linkages to existing or planned pedestrian
corridors, open space networks, and community facilities.
11. Goal: The City of Wheat Ridge shall strive to be a community that provides a variety of
residential units -both in terms of price and type of unit -allowing households
with different incomes and needs to live in Wheat Ridge.
Policies:
11.1 Encourage the maintenance and upgrading of existing housing through the
implementation of targeted housing rehabilitation programs offered by the Colorado
47
Housing Finance Authority, the Colorado Department of Housing, the Jefferson County
Housing Authority, and other non-profit organizations.
11.4 Keep abreast of and adopt innovative building code amendments that reduce cost
without sacrificing safety or compatibility with surrounding neighborhoods.
12. Goal: Maintain the integrity of existing neighborhoods which contributes to the sense
that Wheat Ridge has a small town atmosphere.
Policies:
12.2 Encourage infill residential development at densities similar to adjacent development.
12.3 Ensure "quality" residential development through the establishment of performance
standards within the zoning ordinance that ensure that new development is in dose
proximity to existing residential development and is of a similar size and scale.
COMMUNITY CHARACfER: GOALS AND POLICIES
1. Goal: Encourage citizens, businesses, property owners, and government to take an active
role in providing an aesthetic and pleasant environment for all citizens.
Policies:
1.1 Continue to beautify the Oty using methods such as development of green ways and
requiring the addition of and continual maintenance of landscaping on any existing or
new development.
1.2 Promote streetscape enhancements on main thoroughfares in order to increase
community pride and the attractiveness of streets.
1.3 Use street trees and landscaping to buffer adjoining uses from the effects of traffic.
1.4 Promote City-sponsored projects to upgrade the landscaping in existing developments.
1.5 Screen and landscape all new parking areas through the effective use of grade
separations, plant materials, and attractive walls.
1.6 Promote street furniture and features, such as benches and bike racks, that provide
pedestrian and bicycle comfort.
1.7 Dedicate resources for the strict and speedy enforcement of sign, parking, junk and
nuisance ordinances.
1.8 Review and revise the sign code.
48
1.9 Include under-grounding of overhead utilities in any public road improvement project
and require under-grounding in any new development or redevelopment
5. Goal: Complement and promote the City's image and identity through good urban
design, open space buffering, City entry points and "gateway" designs, and the
promotion of the visual arts.
Policies:
5.1 Identify, develop, and maintain key principal entrances into Wheat Ridge to create a
strong, favorable visual impression and community identity for people entering the
City. This should include monument signs, directional signs, and landscaping.
COMMUNITY AMENITIES AND SERVICES: GOALS AND POUCIES
1. Goal: Develop more cultural opportunities for all citizens.
Policies:
1.1 Investigate options for upgrading and expanding library services in the City.
10. Goal: Plan and equitably provide citizens of Wheat Ridge with the highest level of
public services they are willing to support.
Policies:
10.1 Wheat Ridge shall strive to improve or expand general public services, public facilities
and utilities in relation to population growth, population composition, and user
demand.
10.2 Encourage special districts with capacity problems to develop alternatives to address
these deficiencies.
10.3 New development shall not burden the City's existing infrastructure and public services
without the developer contributing the necessary revenue or infrastructure for
expanding these services.
11. Goal: Work to minimize the number of special districts that operate in the City of Wheat
Ridge.
Policies:
11.1 Encourage and facilitate consolidation of special districts where economically beneficial
to the citizens of Wheat Ridge .
49
11 .2 The City should take the necessary steps to put all properties south of the railroad tracks
in the Wheat Ridge Fire Protection District.
12 Goal: provide adequate facilities and tools to maintain the efficiency of City
government and quasi-public agencies.
13. Goal: Continue to promote the health, safety, welfare and quality of life of Wheat Ridge
citizens.
Policies:
13.1 The City shall promote a neighborhood watch program within all geographic areas of
the City.
13.2 The City of Wheat Ridge shall adhere to the broad concept of a healthy community that
is defined as a clean, safe, quality physical environment which provides basic needs to
its residents, accessible public health, and quality educational opportunities.
TRANSPORTATION: GOALS AND POLICIES
2. Goal: The City shall strive to minimize traffic congestion and air pollution as well as
encourage and provide alternative transportation systems.
Policies:
2.1 Locate mass transit lines close to employment and shopping opportunities and higher
density residential uses.
2.2 Promote viable transportation alternatives to and within commercial and community
activity centers to decrease dependency on the use of single occupancy vehicles.
2.3 Encourage mixed mode transportation to include a bus-bicycle transfer system, park-n-
ride lots, and bicycle storage to serve shopping districts .
ECONOMIC DEVELOPMENT: GOALS AND POLICIES
1. Goal: Preserve and enhance the tax base needed to support desired government services
and facilities in the community.
Policies:
1.1 Encourage light industry to locate within designated areas of the City to provide
employment and increase the tax base.
50
2. Goal: Economic development shall be considered a long-term program and not a u quick
fix" for sagging retail sales tax collections.
3. Goal: Continue to be a competitive destination for new business by investing dollars in
such things as staff, research and planning, promotion, infrastructure, revenue
sharing or other appropriate means that will continue to make Wheat Ridge a
desirable place to start, maintain, or relocate a business.
4. Goal: Balance retail and other types of businesses in order to maintain the demand for
the retail goods whose sales generate needed City revenue .
5. Goal: Continue to ensure that maintaining a healthy business climate for the existing
businesses is as important as attracting new firms by making revitalization a
continuing priority.
Policies:
5.1 Evaluate the older, established commercial nodes and strips to determine which areas
are appropriate for reinvestment and revitalization.
5.2 Develop strategies and incentives to make older commercial areas more economically
competitive and visually pleasing.
5.3 Develop programs to encourage the retention and expansion of existing business.
Maintenance of, and service to, existing business shall remain a top priority.
REVITALIZATION AND REINVESTMENT
Economic Development and Revitalization Commission
Since 1981, the City of Wheat Ridge has been committed to ensuring that the City maintains a
healthy level of retail activity through City efforts and the use of urban renewal areas.
Economic Development Efforts for Retail Sales Tax Generation
The City also adopted the Wheat Ridge Town Center Urban Renewal Area and formed an
urban renewal authority -the City's Economic Development and Revitalization Commission
(EDARC). Since 1981, EDARC has completed several projects in the urban renewal area.
ENVIRONS AND REGIONAL COOPERATION: GOALS AND POLICIES
1. Goal: Achieve intergovernmental cooperation and coordination whenever possible.
Policies:
61
1.7. Continue to work with the Jefferson County School District to ensure that school
facilities are adequately funded and Wheat Ridge students are served on a
neighborhood basis.
1.10. Work with the Jefferson County Library District Board to improve library service in the
City.
52
WHEAT RIDGE NORTHWEST SUB-AREA PLAN
SUBAREA GOALS AND POLICIES
Goal: 1
Policies:
Encourage citizens, business, property owners and government to take an
active role in providing an aesthetic and pleasant environment for all citizens.
12.4 Promote streetscape enhancements on subarea streets in order to increase community
pride and the attractiveness of streets.
1.5 Promote street furniture and features, such as benches and bike racks that provide
pedestrian and bicycle comfort.
1.6 Include under-grounding of overhead utilities in any public road improvement project
and require under-grounding in any new development or redevelopment.
Goal: 2 Integrate elements of the natural environment into the built environment.
Policies:
2.1 Require the provision for parkland or open space preservation in new developments and
redevelopment projects.
2.2 Introduce new landscaping into the built environment by installing street trees in tree
gates, landscaping near or in the pedestrian environment and landscaping in patios, plazas
and courtyards.
Goal: 3
Policies:
Complement and promote the City's image and identity through good urban
design, City entry points and ''gateway'' designs, and the promotion of the
visual arts.
3.1 Develop the Northwest subarea as a key principal element into Wheat Ridge to create a
strong, favorable visual impression and community identity for people entering the City.
This should include monument signs, directional signs and landscaping.
3 .2 Encourage an arts program in the subarea that encourages public sculptures, murals, and
other works of art.
Goal: « Provide the proper land uses, densities, development forms and parking
positions to take full advantage of transit in the area.
53
Policies:
4.1 Provide parking that will be convenient to the light rail station, but which will also serve
local businesses.
4.3 Provide close-in, attractive, higher density residential that will meet needs for workforce
housing, as well as provides a market for the commercial development in the subarea.
4.5 Preserve the commercial/light industrial employment center south of the railroad tracks.
4.6 Allow a variety of uses, including residential uses, in upper stories of multi-story
buildings, in order to create vitality and bring activities of daily living within walking
distance of each other.
4.7 Foster mixed residential densities and housing types.
Goal: 5
Policies:
Participate in the development of a well-balanced transportation system to
move people and goods in a safe, expeditious and economic manner.
5.1 Work cooperatively with adjacent jurisdictions to make the appropriate vehicular and
pedestrian connections to the established traffic and pedestrian network recommended in
the Plan.
5.2 Work with the Colorado Department of Transportation and the BNSF railroad to provide a
grade-separated crossing on Ward Road.
5.3 Ensure that all new development provides internal streets, adequate circulation and
pedestrian walkways that provide non-motorized connections to adjacent development
and that integrate with the recommended street and pedestrian network.
5.4 Ensure the success of the light rail station by providing employment and shopping
opportunities and higher density residential uses within the subarea. Concentrate these
uses within walking distance of the proposed station.
5.5 Promote viable transportation alternatives by developing a comprehensive path and trails
system to and within the subarea which interconnects neighborhoods with shopping,
parks and recreation, work, schools, and with the systems of adjacent jurisdictions.
5.6 The proposed transit station should provide for mixed modes to include a bus-bicycle
transfer system, park-n-ride lots, and bicycle storage to serve commuters.
54
Goal: 6 All development activities shall strive to provide a pedestrian environment
that is safe and comfortable.
Goal: 7 Allow current businesses in the area to continue use and keep buildings, but
encourage redevelopment of the area.
Policies:
7.1 Existing buildings and uses are encouraged to continue.
Goal: 8 Create incentives to encourage new development, infill and redevelopment.
Policies:
8.4 Explore incentives available through the Colorado Enterprise Zone Program. The
Northwest Subarea is in the Jefferson County Enterprise Zone which makes it eligible for a
variety of incentives such as state income tax credits. For more information, contact the
Jefferson County Economic Council at 303-202-2%5 or info@jeffco.org.
Goal: 9 Ensure that parks, open space and recreational facilities enhance the quality of
life for the citizens and employees of the subarea.
Policies:
9.2 Explore the potential for park facilities, to be provided by a special district.
Goal: 10
Policies:
Provide residents and businesses of the subarea with the highest level of
public services and facilities.
10.1 Require the formation of special districts or a metropolitan district in the subarea to
address unique infrastructure and maintenance needs of the subarea, including drainage,
parking, parks and recreation, and streetscape improvements. Encourage existing districts
in the area with capacity problems to develop alternatives to address deficiencies.
10.2 New development should not burden existing infrastructure and public services. New
development should be required to contribute the necessary revenue or infrastructure for
expanding infrastructure or services needed to serve the development.
10.3 Work with the UDFCD and Jefferson County to implement the drainage improvements
recommended in the Columbine Basin Study.
AcnONSTEPS
66
Key actions necessary to accomplish the Plan:
• Creation of a district or districts for the subarea to provide a mechanism to finance,
construct and maintain parking facilities, drainage facilities, parks and recreation facilities,
and streetscape improvements.
REPOSITIONING WHEAT RIDGE
NEIGHBORHOOD REVITALIZATION STRATEGY
Strategy fl: Develop new market rate housing at key locations throughout the City.
Strategy f2: Acquire, upgrade, and sell out-of-date housing stocks at key locations.
Strategy f3: Improve existing multi-family rental property at key locations.
Strategy tS: Develop West 4flh A venue into an "Orchard District".
Strategy f6: Accelerate and shape the development along 38th Avenue.
Strategy f7: Develop a Town Center.
Strategy f8: Continue to increase the visibility and accessibility of the Wheat Ridge Open
Space.
Strategy t9: Develop identity signage and gateways and improve the City's general
appearance.
56
1-70 I Kipling Corridors
Urban Renewal Plan
Wheat Ridge, Colorado
Attachment 1
1-70 I Kipling Corridors Conditions Survey
1-70 I Kipling Corridors Conditions Survey
Tab le of Contents
Section 1: Survey Overview 1
Purpose 1
Methodology 1
Section 2: Colorado Urban Renewal Statutes and Blighted Areas 3
Section 3: Conditions Indicative of the Presence of Blight 6
Slum, Deteriorated, or Deteriorating Structures: 6
Predominance of Defective or Inadequate Street layout 6
Faulty Lot Layout 7
Unsanitary or Unsafe Conditions: 7
Deterioration of Site or Other Improvements: 8
Unusual Topography or Inadequate Public Improvements or Utilities: 9
Defective or Unusual Conditions oflitle: 9
Existence of Conditions that Endanger Ufe or Property: 9
Buildings that are Unsafe or Unhealthy for Persons to Uve or Work In: 1 0
Environmental Contamination of Buildings or Property: 1 0
Existence of Factors Requiring High Levels of Municipal Service: 1 0
Section 4: Survey Area Location, Definition, and Description 12
Section S: Survey Findings 16
Slum, Deteriorated or Deteriorating Structures: 16
Predominance of Defective or Inadequate Street layout 18
Faulty Lot Layout 20
Unsanitary or Unsafe Conditions: 21
Deterioration of Site or Other Improvements: 24
Unusual Topography or Inadequate Public Improvements 28
Defective or Unusual Conditions oflitle: 30
Existence of Conditions that Endanger Ufe or Property: 30
Buildings that are Unsafe or Unhealthy for Persons to Uve or Work In : 31
Environmental Contamination of Buildings or Property: 31
Existence of Factors Requiring High Levels of Municipal Services: 36
Section 6: Survey Summary and Recommendation 39
Conclusion 39
Table of Con tents
1-70 I Kipling Corridors Conditions Survey
ii Table of Contents
I
1-7 0 I Kipling Corridors Condition s Survey
Section 1: Survey Overview
Purpose
The 1-70 I Kipling Corridors Conditions Survey ("Survey") is an examination and analysis
of various conditions found within a defined geographic area to determine if the
area qualifies as "blighted" within the meaning of the Colorado Urban Renewal Law.
The Survey is a necessary step if urban renewal, as defined and authorized by
Colorado statutes, is to be used as a tool by the City of Wheat Ridge ("City") to
remedy and prevent conditions of blight The findings and condusions presented
in this report are intended to assist the Wheat Ridge City Coundl in making a
final determination as to whether the Survey Area qualifies as blighted and,
consequently, the feasibility and appropriateness of using urban renewal as a
reinvestment tool.
To conduct the Survey and prepare the Survey report, the City of Wheat Ridge
retained the services of Denver-based consulting firms Matrix Design Group
(planning, environmental, engineering, and design services) and leland Consulting
Group (market, economic, and finandal analysis).
Methodology
The defined geographic area ("Survey Area") examined in this conditions survey is
within the Wheat Ridge municipal boundaries as defined by the City in December of
2008. A map depicting the boundaries of the Survey Area is presented in Section 4
of this report as Exhibit 2: Survey Area Boundary and Parcel Map.
To conduct this Survey, the project team conducted a field investigation in the Fall of
2008 for the purpose of documenting factors of blight as identified in the Colorado
Urban Renewal statutes. Pertinent Geographic Information Systems (GIS) data were
obtained from the City of Wheat Ridge and subsequently analyzed by the consultant
team . Additional information was obtained from the local fire districts and the
Wheat Ridge Police, Public Works and Community Development departments.
Survey Overview 1
1-70 I Kipling Coffidors Conditions Survey
While the Survey Area's 4861egal parcels were used as the primary units of
observation during the data collection process and the field survey, in order to
organize the blight data and prepare supporting graphic illustrations of the findings,
these parcels were combined into 46 largerHblocks': Each block, consisting primarily
of a group of contiguous parcels bounded by public rights-of-way, was assigned a
unique identification number for purposes of this Survey, as reflected in Exhibit 2:
Survey Area Boundaries.
Rnally, the Survey results and the information gathered from the City were
categorized and analyzed as to their applicability to the blight factors outlined in the
Colorado Urban Renewal statutes, and were prepared and presented in this report
for consideration by the Wheat Ridge City Coundl.
2 SurveyOverview
1-70 I Kipling Corridors Conditions Survey
Section 2: Colorado Urban Renewal Statutes and
Blighted Areas
In the Colorado Urban Renewal Law, Colo. Rev. Stat§ 31-25-101 et seq. (the"Urban
Renewal Law"), the legislature has declared that an area of blight "constitutes a
serious and growing menace, injurious to the public health, safety, morals, and
welfare of the residents of the state in general and municipalities thereof; that the
existence of such areas contributes substantially to the spread of disease and crime,
constitutes an economic and social liability, substantially impairs or arrests the
sound growth of municipalities, retards the provision of housing accommodations,
aggravates traffic problems and impairs or arrests the elimination of traffic hazards
and the improvement of traffic facilities; and that the prevention and elimination of
slums and blight is a matter of public policy and statewide concern .•.. "
Under the Urban Renewal Law, the term "blighted area" describes an area with
an array of urban problems, including health and social deficiencies, and physical
deterioration. See Colo. Rev. Stat.§ 31-25-1 03(2). Before remedial action can be
taken, however, the Urban Renewal Law requires a finding by the appropriate
governing body that an area such as the Survey Area constitutes a blighted area. ld.
§ 107(1).
The blight finding is a legislative determination by the municipality's governing
body that, as a result of the presence of factors enumerated in the definition of
"blighted area," the area is a detriment to the health and vitality of the community
requiring the use of the municipality's urban renewal powers to correct those
conditions or prevent their spread. In some cases, the factors enumerated in the
definition are symptoms of decay, and in some instances, these factors are the cause
of the problems. The definition requires the governing body to examine the factors
and determine whether these factors indicate a deterioration that threatens the
community as a whole.
For purposes of the Study, the definition of a blighted area is articulated in the Urban
Renewal Law as follows:
Colorado Urban Renewal Statutes and Blighted Areas 3
1-70 I Kipling Corridors Conditions Survey
"'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 faaors, 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 struaures;
b. Predominance of defeaive 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;
t Unusual topography or inadequate public improvements or utilities;
g. Defeaive or unusual conditions of title rendering the title non-marketable;
h. The existence of conditions that endanger life or property by fire or other
causes;
i. Buildings that are unsafe or unhealthy for persons to live or work in because
of building code violations, dilapidation, deterioration, defeaive design, physical
construaion, or faulty or inadequate facilities;
j. Environmental contamination of buildings or property; or
kS. The existence of health, safety, or welfare faaors requiring high levels of municipal
services or substantial physical underutilization or vacancy of sites, buildings, or
other improvements"
In addition, paragraph (1.) states, "if there is no objeaion 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 faaors spedfied in
paragraphs (a) to (kS) of this subseaion ... :
The statute also states a separate requirement for the number of blight factors that
must be present if private property is to be acquired by eminent domain. At § 31-
25-1 05.5(5), paragraph (a.) states, .. Blighted area' shall have the same meaning as set
forth in seaion 31-25-103 (2); except that, for purposes of this seaion 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 faaors specified in seaion 31-25-103 (2)(a) to (2)(1) .•.. "
4 Colorado Urban Renewal Statures and Blighted Areas
1-70 I Kipling Corridors Conditions Survey
Thus, the state statutes require, depending on the circumstances, that a minimum
of either one, four, or five blight factors be present for an area to be considered a
"blighted area:·
Several principles have been developed by Colorado courts to guide the
determination of whether an area constitutes a blighted area under the Urban
Renewal Law. First, the absence of widespread violation of building and health
codes does not, by itself, preclude a finding of blight According to the courts, "the
definition of'blighted area' contained in [the Urban Renewal Law] is broad and
encompasses not only those areas containing properties so dilapidated as to justify
condemnation as nuisances, but also envisions the prevention of deterioration~
Second, the presence of one well-maintained building does not defeat a
determination that an area constitutes a blighted area. Normally, a determination of
blight is based upon an area "taken as a whole; and not on a building-by-building,
parcel-by-parcel, or block-by-block basis.
Third, a city's "determination as to whether an area is blighted ... is a legislative
question and the scope of review by the judiciary is restricted~ A court's role in
reviewing such a blight determination is simply to verify independently if the
conclusion is based upon factual evidence and consistent with the statutory
definition.
Based upon the conditions identified in the Survey Area, this report makes a
recommendation as to whether the Survey Area qualifies as a blighted area. The
actual determination itself remains the responsibility of the Wheat Ridge City
Council.
Colorado Urban Renewal Statutes and Blighted Areas 5
1-70 I Kipling Corridors Conditions Survey
Section 3: Conditions Indicative of the Presence of Blight
As discussed in Section 2, the Colorado Urban Renewal statutes provide a list of 11
factors that, through their presence, may allow an area to be declared as blighted.
This section elaborates on those 11 factors by describing some of the conditions
that might be found within a Survey Area that would indicate the presence of those
factors.
Slum, Deteriorated, or Deteriorating Structures:
During the field reconnaissance of the Survey Area, the general condition and level
of deterioration of a building is evaluated. This examination is limited to a visual
inspection of the building's exterior condition and is not a detailed engineering
or architectural analysis, nor does it indude the building's interior. The intent is to
document obvious indications of disrepair and deterioration to the exterior of a
structure found within the Survey Area. Some of the exterior elements observed for
signs of deterioration indude:
Primary elements (exterior walls, visible foundation, roof)
Secondary elements (fascia/soffits, gutters/downspouts, windows/
doors, fa~ade finishes, loading docks, etc.)
Ancillary structures (detached garages, storage buildings, etc.)
Predominance of Defective or Inadequate Street Layout:
The presence of this factor is determined through a combination of both field
observation as well as an analysis of the existing transportation network and
vehicular and pedestrian circulation patterns in the Survey Area by persons with
expertise in transportation planning and/or traffic engineering. These conditions
indude:
Inadequate street or alley widths, cross-sections, or geometries
Poor provisions or unsafe conditions for the flow of vehicular traffic
Poor provisions or unsafe conditions for the flow of pedestrians
Insufficient roadway capacity leading to unusual congestion of traffic
6 Conditions Indicative of the Presence of Blight
1-70 I Kipling Corridors Conditions Survey
Inadequate emergency vehicle access
Poor vehicular/pedestrian access to buildings or sites
Poor internal vehicular/pedestrian circulation
Excessive curb cuts/driveways in commercial areas
These conditions can affect the adequacy or performance of the transportation
system within the Survey Area, creating a street layout that is defective or
inadequate.
Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness:
This factor requires an analysis of the parcels within the Survey Area as to their
potential and usefulness as developable sites. Conditions indicative of the presence
of this factor include:
Lots that are long, narrow, or irregularly shaped
Lots that are inadequate in size
Lots with configurations that result in stagnant misused, or unused
land
This analysis considers the shape, orientation, and size of undeveloped parcels
within the Survey Area and if these attributes would negatively impact the
potential for development ofthe parcel. This evaluation is performed both through
observation in the field and through an analysis of parcel boundary maps of the
Survey Area.
Unsanitary or Unsafe Conditions:
Conditions observed within the Survey Area that qualify under this blight factor
include:
Rood plains or flood prone areas
Inadequate storm drainage systems/evidence of standing water
Poor fire protection facilities
Conditions Indicative of the Presence of Blight 7
1-70 I Kipling Corridors Conditions Survey
Above average incidences of public safety responses
Inadequate sanitation or water systems
Existence of contaminants or hazardous conditions or materials
High or unusual crime statistics
Open trash dumpsters
Severely cracked, sloped, or uneven surfaces for pedestrians
Illegal dumping
Vagrants/vandalism/graffiti/gang activity
Open ditches, holes, or trenches in pedestrian areas
These represent situations in which the safety of individuals, especially pedestrians
and children, may be compromised due to environmental and physical conditions
considered to be unsanitary or unsafe.
Deterioration of Site or Other Improvements:
The conditions that apply to this blight factor reflect the deterioration of various
improvements made on a site other than building structures. These conditions may
represent a lack of general maintenance at a site, the physical degradation of specific
improvements, or an improvement that was poorly planned or constructed. Overall,
the presence of these conditions can reduce a site's usefulness and desirability and
negatively affect nearby properties.
Neglected properties or evidence of general site maintenance
problems
Deteriorated signage or lighting
Deteriorated fences, walls, or gates
Deterioration of on-site parking surfaces, curb & gutter, or sidewalks
Poorly maintained landscaping or overgrown vegetation
Poor parking lot/driveway layout
Unpaved parking lot on commercial properties
8 Conditions Indicative of the Presence of Blight
1-70 I Kipling Coffidors Conditions Survey
Unusual Topography or Inadequate Public Improvements or Utilities:
The focus of this factor is on the presence of unusual topographical conditions that
could make development prohibitive, such as steep slopes or poor load-bearing
soils, as well as deficiencies in the public infrastructure system within the Survey
Area that could include:
Steep slopes I rock outcroppings I poor load-bearing soils
Deteriorated public infrastructure (street/alley pavement, curb,
gutter, sidewalks, street lighting, storm drainage systems)
Lack of public infrastructure (same as above)
Presence of overhead utilities or billboards
Inadequate fire protection facilities/hydrants
Inadequate sanitation or water systems
Defective or Unusual Conditions ofTrtle Rendering the Title Non-Marketable:
Certain properties can be difficult to market or redevelop if they have overly
restrictive or prohibitive clauses in their deeds or titles, or if they involve an unusually
complex or highly divided ownership arrangement Examples include:
Properties with covenants or other limiting clauses that significantly
impair their ability to redevelop
Properties with disputed or defective title
Multiplicity of ownership making assemblages of land difficult or
impossible
Existence of Conditions that Endanger Ufe or Property by Fire and Other
Causes:
A finding of blight within this factor can result from the presence of the following
conditions, which include both the deterioration of physical improvements that
can lead to dangerous situations as well as the inability for emergency personnel or
equipment to provide services to a site:
Conditions Indicative of the Presence of Blight 9
1-70 I Kipling Corridors Conditions Survey
Buildings or sites inaccessible to fire and emergency vehicles
Blocked/poorly maintained fire and emergency access routes/
frontages
Insufficient fire and emergency vehicle turning radii
Buildings or properties not in compliance with fire codes, building
codes, or environmental regulations
Buildings that are Unsafe or Unhealthy for Persons to Uve or Work In:
Some of the conditions that can contribute to this blight factor include:
Buildings or properties not in compliance with fire codes, building
codes, or environmental regulations
Buildings with deteriorated elements that create unsafe conditions
Buildings with inadequate or improperly installed utility components
Environmental Contamination of Buildings or Property:
This factor represents the presence of contamination in the soils, structures, water
sources, or other locations within the Survey Area.
Presence of hazardous substances, liquids, or gasses
Existence of Factors Requiring High Levels of Munidpal Services or
Substantial Physical Underutilization or Vacancy of Sites. Buildings, or Other
Improvements:
The physical conditions that would contribute to this blight factor include:
Sites with a high incidence of fire, police, or emergency responses
Sites adjacent to streets/alleys with a high incidence of traffic
accidents
1 0 Conditions Indicative of the Presence of Blight
1-70 I Kipling Corridors Conditions Survey
Sites with a high incidence of code enforcement responses
An undeveloped parcel in a generally urbanized area
A parcel with a disproportionately small percentage of its total land
area developed
Vacant structures or vacant units in multi-unit structures
Conditions Indicative of the Presence of Blight 11
1-70 I Kipling Corridors Conditions Survey
Section 4: Survey Area Location, Definition, and
Description
The 1-70 I Kipling Corridors Conditions Survey Area is located in the City of Wheat
Ridge, Colorado, 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 western third of the Survey Area covers property around the 1-70 I Highway
58 interchange, including commercial areas along Youngfield Street as well as
undeveloped property southwest of the interchange. The middle third of the
Survey Area is generally bounded by Ward Road on the west Kipling on the east
Interstate 70 on the south, and Ridge Road on the North. Finally, the eastern third
of the Survey Area covers property around the 1-70 I Kipling interchange, as well as
property on both sides of Kipling Street south of the interchange to 35th Avenue as
well as a final set of parcels on the northwest corner of Kipling Stand 26th Avenue.
Exhibit 1: Survey Area Context, shows the location of the Survey Area within the
context of the City of Wheat Ridge and surrounding municipalities.
The Survey Area is approximately 1,189 acres in size. Of that total, 87 4 acres make
up the Area's 460 real property parcels, and the remaining 315 acres are occupied
by rights-of-way. As mentioned in Section 1, the real property parcels in the Survey
Area have been combined into larger"blocks"for the purposes of this report Exhibit
2: Survey Area Boundaries visually depicts the layout and configuration of the
Survey Area and the boundaries of the individual blocks within.
12 Survey Area Location, Defin ition, and Description
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, l, II '=t:. ~~~ ..
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-:
• .•. · ...... ,-._:..C·-........
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1-70 I Kipling Corridors Conditions Survey
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Survey Area Location, Definition, and Description 13
1-70 I Kipling Corridors Conditions Survey
14 Survey Area Location. Definition, and Description
1-70 I Kipling Coffidors Conditions Survey
A range of land uses are found in the Survey Area, the most notable of which are:
The Applewood Village Shopping Center located northeast of the
32nd & Youngfield intersection
Various hotel, restaurant, large-format retail, and higher-density
residential uses in the vicinity of the Interstate 70 I Kipling Street
Interchange
Manufacturing and light industrial uses north of 1-70 between
Kipling Street and Ward Road
Recreational, park. residential, and small commercial uses along
Kipling Street
By acreage, the majority of the Survey Area is commercial or industrial (57%). The
next highest category is vacant or undeveloped land, which makes up more than a
third of the Area (3SOAl). Residential is by far the least common land use, with only 5%
of the total acreage in the Survey Area being devoted to housing, with the majority
being multi-family apartment buildings.
Survey Area Location, Definition, and Description 1 5
1-70 I Kipling Corridors Conditions Survey
Section 5: Survey Findings
The overall findings of the 1-70 I Kipling Corridors Conditions Survey are presented
in this section. These findings are based on the analysis of data collected in a field
study conducted in the Fall of 2008.
Slum, Deteriorated or Deteriorating Structures:
As described in Section 3, Slum, Deteriorated or Deteriorating Structures is a factor
that focuses on the physical condition of structures within the Survey Area. The
assessment of this factor was primarily performed during the field survey, with 19
blocks identified as containing at least one structure that exhibits these conditions
to a substantial degree. The following photos provide some examples of instances of
Slum, Deteriorated, or Deteriorating Structures that were found within the Survey Area.
t ••... 1-
·~ .
Deteriorated root peeling paint. other exterior finish problems
16 Survey Findings
1-70 I Kipling Co"idors Conditions Survey
Boarded windows, peeling paint deteriorated roof
Boarded windows and graffiti
Survey Findings 17
1-70 I Kipling Coffidors Conditions Survey
The prevalence of these conditions within the Survey Area provide sufficient
evidence to make a finding of Slum I Deteriorated Structures.
Predominance of Defective or Inadequate Street Layout:
Many of the roads in the Survey Area provide narrow or nonexistent sidewalks,
including areas where pedestrians would reasonably be expected to walk, such as
around bus stops. Additionally, the lack of road and intersection capacity to meet
automobile traffic demand in certain sections of the Survey Area, combined with an
overall lack of connectivity north of Interstate 70, can create a frustrating experience
for drivers.
According to a memorandum obtained from the Wheat Ridge Police Department
on October 31, 2008, Kipling Street in the vicinity of the t-70 interchange (W. 44th
Ave toW. 52nd Ave) is heavily congested and consequently has a relatively high
incidence of traffic accidents.
A separate memorandum from the Wheat Ridge Public Works Department dated
November 3, 2008 further elaborates on issues with the road network in the Survey
Area. Following are some of its findings.
The Denver Regional Council of Governments' Metro Vision
Transportation plan has identified the need to widen Kipling from a
four to a six lane arterial.
All the interchanges on Interstate 70 in the Survey Area are
inadequate for the amount of traffic they must carry. This includes
the 1-70 I Kipling St Street interchange, the 1-70 I 44th Ave I Ward
Road interchange, and the 1-70 I 32nd Ave. interchange.
• There is a general lack of east-west access in the portion of the
Survey Area north of 1-70. Similarly, there is a lack of access across the
interstate in that same area.
18 Survey Findings
Numerous intersections of surface streets are inadequate in capacity,
including 49th & Kipling, 44th & Ward Road, 44th & Youngfield, and
32nd & Youngfield.
1-70 I Kipling Corridors Con ditions Survey
A bus stop located in an area with no curb, gutter, or sidewalk
The Survey Area north of 1-70 between Kipling St. and Ward Rd. suffers from a lack of
connectivity
Survey Fin dings 19
1-70 I Kipling Corridors Conditions Survey
In total, 36 blocks within the Survey Area are documented as exhibiting this blight
factor. The circulation issues described for both automobile and pedestrian traffic
are both sufficient and widespread enough to justify a finding of Predominance of
Defective or Inadequate Street Layout within the Survey Area.
Faulty Lot layout in Relation to Size, Adequacy, Accessibility, or Usefulness:
Instances of the Faulty Lot Layout blight factor found in the Survey Area arise due to
one or more of the following reasons:
Parcels that are too small to be redeveloped under existing zoning
codes without assemblage
Parcels that are awkwardly shaped and difficult to develop under
existing zoning codes
Parcels that rely on parcel assemblages or easements on other
parcels to gain access to public roads
Information regarding parcel layouts was derived from parcel maps rather than
visual observation during the field survey.
This area just south of the Kipling I /-70 interchange has large parcels with
poor access as well as small, narrow, and awkwardly shaped parcels
20 Survey Findings
1-70 I Kipling Corridors Conditions Survey
Generally, parcel assemblages were not assumed as a given. In other words, issues
with some parcels lacking access to public rights-of-way or sufficient space to
develop could be mitigated if parcel assemblages were to be made, but this fact
does not prevent these defective parcels from being considered to have a faulty lot
layout
A total of 27 blocks were identified that contained at least one or more lots with a
faulty layout, justifying the documentation of Faulty Lot Layout as existing within the
Survey Area.
Unsanitary or Unsafe Conditions:
The presence of the Unsanitary or Unsafe Conditions factor is usually associated with
instances of deteriorating, neglected properties or in cases where safety precautions
are not taken. In the Survey Area, the biggest safety concern observed was the lack
of adequate pedestrian facilities, including on some sections of busier roads with
transit service.
Another source of blight contributing to the Unsanitary and Unsafe category is the
high level of congestion in portions of the Survey Area. As mentioned earlier, the
congestion levels in the vicinity of the 1-70 I Kipling Street interchange contribute to
an above-average incidence of police responses to traffic accidents in the area.
According to the aforementioned memorandum obtained from the Wheat Ridge
Police Department dated October 31, 2008, public safety responses to incidents
of crime are unusually high and show"clustering" near the 1-70 I Kipling Street
interchange. Many of Wheat Ridge's hotels and motels are located in this area, and
some routinely generate high levels of emergency calls.
The following images illustrate just three examples of the Unsanitary and Unsafe
blight factor which were found within the Survey Area.
Survey Findings 21
1-70 I Kipling Corridors Con ditions Survey
Frequent curb cuts combined with a lack of sidewalks in this part of the
Survey Area present a hazardous situation for pedestrians
A Jack of road shoulders and sidewalks relegates pedestrians to
walking in the dirt or on the street
22 Survey Findings
1-70 I Kipling Corridors Conditions Survey
Three buckets of an unknown substance discarded on the side of road in the Survey Area
This railroad crossing is poorly marked very uneven, and requires a
stop shortly after the crossing, conceivably forcing larger trucks to block the tracks
Survey Findings 23
1-70 I Kipling Corridors Conditions Survey
In all, 23 separate blocks were considered to show signs of the Unsanitary or Unsafe
Conditions factor, providing sufficient evidence to warrant a finding of this type of
blight within the Survey Area.
Deterioration of Site or Other Improvements:
The most common and prolific occurrence of deterioration under this blight factor
in the Survey Area is parking surface deterioration. This includes situations where
parking blocks have not been well maintained, as well as problems with the parking
surface itself. Parking surface issues range from gravel patches and small potholes
to complete deterioration of the asphalt surface to the point where the underlying
earth is exposed.
Other notable sources of this blight factor found in the Survey Area included issues
with deteriorated signs and advertisements, unpaved commercial parking lots,
excessive litter, dumping, and debris.
The photographs below show examples of instances of site deterioration and
neglect
Shifted and uneven parking blocks
24 Survey Findings
I
1-70 I Kipling Coffidors Conditions Survey
Parking blocks strewn across lot
Deteriorated parking surface
Survey Fin dings 25
t-70 I Kipling Corridors Conditions Survey
Deteriorated parking surface
Dilapidated signage
26 Survey Findings
1-70 I Kipling Corridors Con ditions Survey
Poorly maintained site with debris from deteriorated structure
Unpaved commerdal parking lot
Su rvey Rn dings 27
1-70 I Kipling Corridors Conditions Survey
In total, 26 blocks showed some form of deteriorating site improvements.
Conditions pertaining to this factor are prevalent enough in the Survey Area for a
finding of DeteriorationofSiteorOtherlmprovementsto be made.
Unusual Topography or Inadequate Public Improvements
In the Survey Area, topography was rarely found to be an impediment to
development or redevelopment but public infrastructure was found to be
insufficient or lacking in certain areas to the point where it could discourage future
redevelopment projects.
The most prevalent instances of this blight factor were deteriorated or nonexistent
curb I gutter, pavement, and sidewalks. Excessive overhead utilities were also
observed in numerous areas throughout the Survey Area.
The following photos show blight examples that fall under this category.
An inconsistent gravel bed substitutes for a pedestrian sidewalk along an arterial
28 Survey Findings
1-70 I Kipling Corridors Conditions Survey
A pothole, filled with gravel lies where a curb, gutter, and sidewalk should be
A sign forces pedestrians to walk close to a busy road where there are no curb, gutter, or
sidewalks
Survey Findings 29
1-70 I Kipling Corridors Conditions Survey
As 20 blocks were found to contain examples of inadequate public improvements, a
finding under this factor for the Survey Area has been made.
Defective or Unusual Conditions of Title Rendering the Title Non-marketable:
No parcels within the Survey Area have been identified as having provisions in their
titles with the potential for causing a hindrance to redevelopment However, this
does not mean that such parcels do not exist
This blight factor was not assessed during the field survey; instead, the project team
relied on information from the City of Wheat Ridge regarding the issue of overly
restrictive or defective property titles hampering redevelopment
As of the time of this writing, the project team has not received any information
indicating the existence of titles within the Survey Area restricting development,
and therefore, a finding of Defective or Unusual Conditions of Title Rendering the Tide
Non-Marketable has not been made within the Survey Area.
Existence of Conditions that Endanger Ufe or Property by Fire and Other
Causes:
A portion of the Survey Area is located within the Arvada Rre Protection District,
which provided information to the project team regarding recent fire loss and
conformance to fire codes.
Eleven properties were identified in a memorandum sent by the Rre Protection
District on December 1, 2008 as having frequently violated the fire code or having
experienced fire loss. Most of these properties are located in the vicinity of the 1-70
I Kipling Street interchange, and are commercial in nature, but a few multi-unit
apartment buildings also made the list
While instances of this type of blight were found on relatively few blocks compared
to other types of blight examined thus far, significant fire safety issues did exist in a
concentrated number of larger buildings. For this reason, the project team made a
positive finding of Existence of Conditions that Endanger Ufe or Property by Fire and
Other Causes.
30 Survey Findings
1-70 I Kipling Corridors Conditions Survey
Buildings that are Unsafe or Unhealthy for Persons to Uve or Work In:
Buildings that are Unsafe or Unhealthy for Persons to Uve or Work In results in similar
findings to those found under the previous category, Existence of Factors that
Endanger Ufe or Property by Rre or Other Causes, but expands the range of safety
issues it considers.
Aside from fire safety issues, other more minor concerns emerged, induding
instances of rodent infestations, improperly installed swimming pool fendng,
bedbug infestations, and gas lines unprotected from vehides. (Memorandum from
Wheat Ridge Community Development, December 10, 2008).
While the geographical concentration of this blight factor resulted in relatively
few blocks showing a positive finding, mostly around the 1-70 I Kipling Street
interchange, the blocks that did turn up positive often had fairly significant issues in
high-density structures. Therefore, on an overall basis, the Buildings that are Unsafe or
Unhealthy for Persons to Uve or Work In factor was found to be present in the Survey
Area.
Environmental Contamination of Buildings or Property:
This factor is generally considered present where there is documented evidence of
the existence of hazardous contaminants in the soils, water or structures of an area.
Matrix Environmental Services, Inc. conducted a review of existing environmental
data regarding properties within the Survey Area, and found properties with
sufficient evidence of some environmental contamination. The specific findings are
summarized in the following three memoranda:
Property Name: Coastal Fuel Service Station
Property Address: 5190 Ward Rd
Spill Desaiption: gasoline, unknown quantity, 11/25/98
SiteiD:6T
Status: Site currently impacted with petroleum greater than regulatory
standards
Survey Findings 31
1-70 I Kipling Coffidors Conditions Survey
Matrix conducted a document review for the current Coastal fuel service station at
5190 Ward Rd. (fuel service station) in accordance with practices and procedures
generally accepted by the environmental consulting industry. The fuel service
station is within the Wheat Ridge Survey Area and is considered in Matrix's
document review because there are known, documented releases associated with
their underground storage tanks. Other properties within the Survey Area may
also contain environmental impacts; however, they have not been researched as
part of this property's analysis. The review presented herein includes statements
of professional opinion and is based on documents and information provided
by and produced by others. Matrix has not performed a site walk or sampling of
environmental media of any kind. The potential exists for unreported and unknown
environmental issues associated with the fuel service station or surrounding areas
that are not identified herein. No warranties, expressed or implied, are presented
herein.
On November 3, 2008 Matrix completed a cursory review of over 50 documents
for this property at the Division of Oil and Public Safety (OPS) at the Colorado
Department of Labor and Employment The documents indicated a petroleum
release at the fuel service station occurred in November 1998. Multiple
environmental investigations have been performed on the soil and groundwater at
the fuel service station, including:
32 SurveyFindings
12/1998 -Preliminary Site Assessment reports petroleum-impacted
soil.
2/1999-Site Assessment confirms petroleum-impacted soil and
recommends a Corrective Action Plan (CAP).
6/2000 -CAP selects soil vacuum extraction/air sparging (SVEI AS)
remediation technologies.
4/2007 -Monitoring Reports submitted quarterly since startup of
SVEI AS system and 4/2007 Monitoring Report provides notice of
planned SVE/ AS system shutdown.
5/2007-SVE/AS system shutdown.
9/2008 -Quarterly monitoring continues and CAP Modification
requests selection of Monitored Natural Attenuation (MNA) as
remediation strategy to achieve cleanup standards.
1-70 I Kipling Corridors Conditions Survey
10/2008 -OPS had not responded to MNA reque st.
According to the most recent Quarterly Groundwater Monitoring report ava ilabl e
at the time of Matrix 's document review, the subsurface at the fuel service station
is still impacted with petroleum hydrocarbons at concentrations greater than
Colorado regulatory standards. Based on, and at the time of, the Matrix file review,
documented environmental impacts from petroleum hydrocarbon releases are still
present at this site within the Survey Area.
Property Name: Amoco Service Station 15215
Property Address: 3805 Kipling St.
Spill Description: gasoline, unknown quantity, discovered 5/8/89
SiteiD: 128
Status: Site currently impacted with petroleum greater than regulatory
standards
Matrix conducted a document review for the current Amoco fuel service station at
3805 Kipling St (fuel service station) in accordance with practices and procedures
generally accepted by the environmental consulting industry. The fuel service
station is within the Survey Area and is considered in Matrix 's document review
because there are known, documented releases associated with their underground
storage tanks. Other properties within the Survey Area may also contain
environmental impacts; however, they have not been researched as part of this
property's analysis. The review presented herein includes statements of professional
opinion and is based on documents and information provided by and produced by
others. Matrix has not performed a site walk or sampling of environmental media
of any kind. The potential exists for unreported and unknown environmental issues
associated with the fuel service station or surrounding areas that are not identified
herein . No warranties, expressed or implied, are presented herein.
On November 3, 2008 Matrix completed a cursory review of over 40 documents
for this property at the Division of Oil and Public Safety (OPS) at the Colorado
Department of Labor and Employment The documents indicated a petroleum
release at the fuel service station discovered in May 1989. Multiple environmental
investigations have been performed on the soil and groundwater at the fuel service
station, including:
Survey Findings 33
/-70 I Kipling Corridors Conditions Survey
4/1995 -Supplemental Investigation details petroleum-impacted
groundwater.
10/1996 -Corrective Action Plan (CAP) proposes Monitored Natural
Attenuation (MNA) with quarterly groundwater monitoring and free
product removal if it appears in monitoring wells. OPS accepted CAP.
5/2003 -Groundwater monitoring continued quarterly, but CAP
Modification proposed to include soil vacuum extraction/air
sparging (SVEJAS} system pilot study.
9/2003 -CAP Addendum submitted selecting Enhanced Fluid
Recovery (EFR) and MNA as technologies to achieve cleanup
standards.
6/2004-4,700 gallons of groundwater/free product removed from
subsurface by vacuum.
9/2008 -Groundwater monitoring continued quarterly, this
monitoring report states clean up goal of March 20091ikely will not
be achieved. One monitoring well reported to have 0.06 feet of free
product present
According to the most recent Quarterly Groundwater Monitoring report available at
the time of Matrix's document review, the subsurface at the fuel service station is still
impacted with petroleum hydrocarbons at concentrations greater than Colorado
regulatory standards. Based on, and at the time of, the Matrix file review, there are
documented environmental impacts from petroleum hydrocarbon releases still
present at this site within the Survey Area.
Property Name: Circle K Service Station #2709885
Property Address: 4885 Kipling St.
Spill Description: gasoline, unknown quantity, 8/28/06
SiteiD: 13F
Status: Site currently impacted with petroleum greater than regulatory
standards
Matrix conducted a document review for the current Texaco fuel service station at
4885 Kipling St (fuel service station} in accordance with practices and procedures
generally accepted by the environmental consulting industry. The fuel service
34 Survey Findings
1-70 I Kipling Corridors Conditions Survey
station is wrt:hin the Survey Area and is considered in Matrix's document review
because there are known, documented releases associated with their underground
storage tanks. Other properties within the Survey Area may also contain
environmental impacts; however, they have not been researched as part of this
property's analysis. The review presented herein includes statements of professional
opinion and is based on documents and information provided by and produced by
others. Matrix has not performed a srt:e walk or sampling of environmental media
of any kind. The potential exists for unreported and unknown environmental issues
associated with the fuel service station or surrounding areas that are not identified
herein. No warranties, expressed or implied, are presented herein.
On November 3, 2008 Matrix completed a cursory review of over 50 documents
for this property at the Division of Oil and Public Safety (OPS) at the Colorado
Department of Labor and Employment The documents indicated a petroleum
release at the fuel service station reported in August 2006. Muftiple environmental
investigations have been performed on the soil and groundwater at the fuel service
station, including:
11 /2cYJ6-Site Summary Form received
1/2007-Site Characterization Report presents sampling results for
petroleum-impacted groundwater.
11/2007-Site Characterization Report Addendum with updated
petroleum-impacted groundwater results.
4/2008-Corrective Action Plan (CAP) selecting Monitored Natural
Attenuation (MNA) with quarterly monitoring.
7/2008 -OPS approves CAP.
According to the most recent documents and correspondence available at the
time of Matrix's document review, the subsurface at the fuel service station is still
impacted with petroleum hydrocarbons at concentrations greater than Colorado
regulatory standards. Based on, and at the time of, the Matrix file review, there are
documented environmental impacts from petroleum hydrocarbon releases still
present at this site within the Survey Area.
Survey Findings 35
1-70 I Kipling Corridors Conditions Survey
The ongoing contamination at the three gas station properties has lead the project
team to conclude that the Environmental Contamination of Buildings or Property
exists within the Study Area, and have made a positive finding of this type of blight.
Existence of Factors Requiring High Levels of Munidpal Services or
Substantial Physical Underutilization or Vacancy of Sites, Buildings, or Other
Improvements:
The Wheat Ridge Police Department analyzed data from its Computer-Aided
Dispatch and Records Management System collected over the past year to
determine any patterns of unusual law enforcement throughout the Survey Area.
This effort identified several properties and rights-of-way near the 1-70 & Kipling
interchange area that received high numbers of'priority one' emergency calls in the
past year. These properties include numerous high-{jensity hotel and residential
properties which generated anywhere between 1 00 and 450 calls for service each
in the past year, disproportionately burdening the Police Department's limited
resources.
Additionally, vehicle crimes including theft and break-ins are also frequent in the
Survey Area, showing "clustering" near the 1-70 I Kipling Street interchange when
displayed geographically. A secondary duster is present just north of 32nd &
Youngfield, in the southwestern portion of the Survey Area.
Rnally, vacancies were found in the Survey Area to a moderate degree. (Rve blocks
were found to have vacant structures on them, or have multi-unit commercial
structures with a significant portion of the units sitting vacant). Other portions of
the Survey Area were found to be largely undeveloped or underdeveloped, despite
being in an urbanized area. The combination of high crime statistics and public
safety calls and the presence of vacant structures and underutilized land provides
sufficient evidence for the finding of the Existence of High Levels of Munidpal Services
or Substantial Physical Underutilization or Vacancy factor.
36 Survey Findings
/-70 I Kipling Corridors Conditions Survey
Vacant storefront
Vacant storefront
Survey Findings 3 7
1-70 I Kipling Corridors Conditions Survey
Vacant, underutilized property
In total, 33 ofthe 46 blocks showed either high levels of vacancy or required
unusually high levels of municipal service in the past year.
38 Survey Findings
1-70 I Kipling Corridors Conditions SuNey
Section 6: Survey Summary and Recommendation
Within the entire Survey Area, ten of the eleven blight factors were identified as
being present The blight factors identified are:
Slum I Deteriorated Structures
Predominance of Defective or Inadequate Street Layout
Faulty lot Layout in Relation to Size, Adequacy, or Usefulness
Unsanitary or Unsafe Conditions
Deterioration of Site or Other Improvements
Unusual Topography or Inadequate Public Improvements or Utilities
Existence of conditions that endanger life or property by fire and
other causes
Buildings that are unsafe or unhealthy for persons to live or work in
Environmental contamination of buildings or properties
High Levels of Municipal Services or Underutilization or Vacancy of
Sites, Buildings, or Other Improvements
As discussed in Section 2, in order for an area to be declared blighted, a certain
number of the eleven blight factors must be found within the Survey Area_ Four
of the eleven factors is the required minimum, unless none of the property owners
or tenants object to being included within an urban renewal area; then, the
required minimum is only one of the eleven factors. In the event however, that
eminent domain is to be used to acquire property within the urban renewal area,
the required minimum is five of the eleven factors. Since ten blight factors were
identified within the Survey Area, a sufficient number of blight factors exist under
any of the above scenarios.
Condusion
It is the recommendation of this conditions survey report to the Wheat Ridge City
Council that the Survey Area, in its present condition, contains a sufficient number of
blight factors as required by the Colorado urban renewal laws for the Survey Area to
be declared a "blighted area:' Whether or not the documented blight "substantially
Study Summary and Recommendation 39
1-70 I Kipling Corridors Conditions Survey
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" is a determination that must be made by the
Wheat Ridge Oty Council.
40 Study Summary and Recommendation
1-70 I Kipling Corridors
Urban Renewal Plan
Wheal Ridge, Colorado
Allachmenl 2
l-70 I Kipling Jefferson County Impact Report
L:
1-70/Kipling Corridors Urban Renewal Plan
Jefferson County Impact Report
Wheat Ridge, Colorado
June 2009
Prepared for:
Wheat Ridge Urban Renewal Authority
Wheat Ridge, Colorado City Council
Prepared by:
Leland Consulting Group (LCG)
LELAND CON~ULTINC. GROUP
1
1-70/Kipling Corridors Urban Renewal Plan
Jefferson County Impact Report
Wheat Ridge, Colorado
June 2009
This report outlines the anticipated impact of the proposed 1-70/Kipling Corridors
Urban Renewal Plan on Jefferson County (the County). It responds to the requirements
outlined in C.R.S. 31-25-107 (3 .5):
C.RS. 31-25-107: APPROVAL OF URBAN RENEWAL PLANS BY THE LOCAL
GOVERNING BODY
(3.5) "Prior to the approval of an urban renewal plan, the governing body shall submit
such plan to the board of county commissioners, which shall include, at a
minimum, the following information concerning the impact of such plan:
1. The estimated duration of time to complete the urban renewal project;
II. The estimated annual property tax increment to be generated by the urban
renewal project and the portion of such property tax increment to be allocated
during this period to fund the urban renewal project;
Ill. An estimate of the impact of the urban renewal project on county revenues and
on the cost and extent of additional county infrastructure and services required
to serve development within the proposed urban renewal area, and the benefit of
improvements within the urban renewal area to existing county infrastructure;
IV. A statement setting forth the method under which the authority or the
municipality will finance, or that agreements are in place to finance, any
additional county infrastructure and services required to serve development in
the urban renewal area for the period in which all or any portion of the property
taxes described in subparagraph (ii) of paragraph (a) of subsection (9) of this
section and levied by a county are paid to the authority; and
V. Any other estimated impacts of the urban renewal project on county services or
revenues."
Lft.J\ND CONSULTING CROUP
2
Summary of Urban Renewal Plan
Development Program
The proposed development program for the I-70/K.ipling Corridors Urban Renewal
Plan is consistent with current policy documents and plans for the City of Wheat Ridge
and is subject to change. The anticipated development program is summarized in Table
1 .
Table 1
1-70/Kipling Corridors Urban Renewal Plan
Proposed Development Program
New Redevelopment
Retail
Office
Residential (60% Rental; 40% Ownership)
Source: Leland Consulting Group.
Development Timing
Building
SF/Units
425,000
200,000
500
The development timetable for the proposed program presented above will ultimately
be determined by prevailing market conditions. A critical component of the analysis
presented here is the assumption that key parcels within the planning area will be
redeveloped into a mix of office, retail/ commercial, employment and residential uses,
some at densities greater than is evident in the market today. For the purposes of this
analysis, it was assumed that redevelopment and new development in the 1-70/Kipling
Corridors Urban Renewal Area (the Urban Renewal Area) would be substantially
completed during the 25-y ear analysis period.
LF.I AND CON~ULTING GROUP
3
Summary Impacts to Jefferson County
Property Tax Revenue
Table 2 at the end of this report provides a summary of property and sales tax revenues
that could be generated from new redevelopment within the Urban Renewal Area.
Estimates are based on the development program outlined above and reflect the 25-year
tax increment periods. For the purposes of this analysis, it is assumed that 100% of the
total property and sales tax increment over each of the 25-year periods would be
dedicated to the Urban Renewal Area.
As presented in Table 2, and based on the proposed development program, investment
in the Urban Renewal Area could generate approximately $58 .8 million in incremental
property tax revenues over the 25 -year analysis period. Currently, the property tax base
in the Urban Renewal Area is approximately $8,584,000.
During the 25-year analysis period, the County's share of property tax revenue would be
limited to its share of the property tax base, or approximately $2.6 million annually (on
average), or $63.9 million over the 25-year period. During this same tax increment
period, the County would defer approximately $16.5 million in property tax revenue.
After the 25-year analysis period is completed, the County's share of property tax
revenues would be approximately $4.0 million on an annual basis. These figures do
reflect the impacts of inflation, estimated at approximately 1% to 2% on an annual basis.
LELAND CONSULTING GROUP
4
Sales Tax Revenue
The current sales tax rate for the City of Wheat Ridge is 3.0% (this goes to the general
fund), and the current sales tax base in the Urban Renewal Area is $7,063,356. Based on
the development program presented above, investment in the Urban Renewal Area
couJd generate approximately $102.1 million in incremental sales tax revenue for the
City over a 25-year period. The County will retain its 0.5% rate on taxable sales in the
Urban Renewal Area . Based on the proposed development program, the Urban Renewal
Area would generate approximately $46.4 million in new sales tax revenue for the
County over the 25-year period . After the 25-year period is completed, the County's
share of new sales tax revenues would be approximately $2.3 miUion on an annual basis.
These sales tax revenue figures also reflect the impacts of inflation, estimated at
approximately 2% on an annual basis.
County Services I Infrastructure
Because the entire Urban Renewal Area is located within the City of Wheat Ridge's
municipal boundaries, there is anticipated to be a minimal impact on County services .
Infrastructure impacts associated with the proposed development program are assumed
to be financed by the City of Wheat Ridge with increment revenues and/ or some
combination of increment dollars, general fund dollars and special district dollars
(assuming future creation of an additional district layer). Impacts to the County's
general government services could increase due to an increase in non-residential and
residential development, but such impacts should also be relatively insignificant and
more than offset by the increase in value realized by properties contiguous to the Urban
Renewal Area.
Lr:LAND CoN~Ul TING GROUP
5
L:
Net Impact to County
Table 2 also illustrates the net impact to the County over the 25-year tax analysis period.
As shown, the County's net impact, in terms of tax revenue, is estimated to be a surplus
of approximately $93.9 million. This estimate accounts for deferred property tax
revenues of $16.5 million that would be directed to the Urban Renewal Area during the
25-year period.
Conclusion
In summary, and regarding "the impact of the Urban Renewal project on county
revenues and on the cost and extent of additional county infrastructure and services
required to serve development within the proposed Urban Renewal area" there do not
appear to be any additional County infrastructure requirements required to serve
development in the proposed Urban Renewal Area. Further, the City of Wheat Ridge
does not contemplate that the County will have to provide any public improvements,
police, fire, utility or other specific services to serve such development as properties in
the area are entirely located within the municipal boundaries of the City and will
therefore be served by the City. Finally, any addjtional demands (direct or indirect) on
County services due to a general increase .in population within the Urban Renewal Area
should be more than offset (as are all other such costs) by increases in the base assessed
value due to the periodic adjustment in the base assessment roll, as well as increases in
property value located in proximjty to the Urban Renewal Area.
L[l /\. D CON~ULTING GROUP
6
TABLE 2
WHEAT RIDGE URBAN RENEWAL AUTHORITY
1-70/KIPLING CORRIDORS URBAN RENEWAL PLAN
TIF ANALYSIS -URBAN RENEWAL AREA AND COUNTY IMPACTS
JUNE 2009
170/Kip//ng Corridors Urban Renewel Are•
Total Incremental Property Tax Revenues from New Redevelopment
Incremental Sales Tax Revenues
Total Tax Revenue Increment ' .. .: ~· .._,-·...,;.. ..
~ , .. . ·-.... .-I-·.~ !_..;. . . -~ ~-
Jefferson County
Property Tax Revenues from Existing Base
Property Tax Revenues Deferred From New Redevelopment
Share of Sales Tax Revenues
Net Tax Revenues·· 25-YNr Period '• . ' I l.
-------
Source : Leland Consult ing Group .
I 2013 .•
$582 ,283
$2 ,311 ,816
$2,894,098
$12 ,155 ,302
($162 .945)
$6 ,271 ,433
$18,263,789
" Cumulative Total By: -. . . ~ 2018 2023 2028 2033 ..
$5 ,989 ,816 $19 ,298 ,003 $37,476,112 $58 ,839 ,069
$15 ,506,162 $39 ,935,41 1 $68 ,773 ,691 $102 ,069 ,334
$21,495,978 $59,233,414 $106,249 ,803 $160,908 ,403
$24 ,629 ,176 $37 ,404 ,521 $50 ,514 ,687 $63 ,941,703
($1 676 185) ($5.401 336) $10.487281 ($16 .502 '·
$14,356,620 $24 ,314 ,292 $35,006 ,802 $46 ,442 ,206
$37,309 ,612 $56,318,477 $75,034,209 $93,881 ,295
------------
7
TABL.E 2 (CONrD)
WHEAT RIDGE URBAN RENEWAL. AUTHORITY
1-70/KIPUNG CORRIDORS URBAN RENEWAL PLAN
TIF ANAL.YSIS ··JEFFERSON COUNTY IMPACT
JUNE 2009
o.v.t-nt Progr..,.
.... flttMwlopiMnt:
Re!al
Olflca
Residential (60% Rental :~% OWnership)
Annual Property Tax Rownue Ellllmlltn
Elfknllre<l CumviiiM> Oew/optNnl Demand:
Rotal
Otllce
Rnidenlllll (60% RanUII : 40% Ownenhlp)
E-Odo.wtopmor~-v-.
Relal
omce
Rnidenlllll (60% Ranlel ; 40% OWnerwhlp)
El-red~A ... ssedV-:
Rllel
omce
Rniden1181 (60% Rental ; 40% Ownenhlp)
Ea-red Dewlcipmen! PropMy Tax Re...,ues (87 ,..}:
Rot ..
Ofllce
Rniderclel (60% Rental : 40% Ownenhlp)
Total Property Tu Rewnueo f1om New Re<iewlop!Mnt:
Total Property Tu R.....,uool""" E.odoclnt l)ewlopmenl:
Total Property TIX Rownueo:
Exlollng Property Tu laae:
Total Property Tu lncr.ment:
~~"'-" .,. . c6\liii'y Shal'l'1>f J't'CipenJ Tu -: u' ,.. ~-. .,
'Ca\ii\t y lhoro of Propony Tox lnci.-~~t; ' ,; -..1-
'f.iul CouniJ ~of l'raporty Tu -.. : ; -~ ·1
Annual lain Tu R-.. e-
El-led c.....,~o~~ve Rellll Dev.lopn'lenr:
El-led TaXJible Retal S.IM from Naw Oevelopmenr:
TOUI Saleo Tu Rownueolrom N41w Rodewlopmant:
Total Saln Tax R.ownuoln>m Exlollnil o-1-nt:
Total Sileo Tu Rownueo:
Exlollng Sileo Tax 81111 :
Total Sileo Tu ln-t:
~ .... ':;,;~·.~
~~-
Bulkllnv
Sflllnlls
425,000
200,000
500
1100
1121
1175,000
2t%
mr.
1%
0 .06700
0.06700
0.01700
0 .02436
o .ot•.s1
$250
3.00%
[
I
"Co<.<lly J"J*''' COlitiiYI'tl'.ro~·saiu TOli ~~~
Coll"!'f"l~aro of .Nn ~-Tu'tR"""!'~· "-,
Total C'ou!'lly Shari of Sileo Tu R-~
~ ' ...
\,;.r.
t-.: .>· : ?' ·~};-'0~···:.(
.. 'I 'o ;,:JJ;; I ~: '
; 0.50%
Sout<»'l-~Group.
2001
0
0
0
so
so
so
so
so
so
so
so
so
so
la,584,000
18,sa.,ooo
18,514,000
so
J' 12,402..131
). so
IZ.402,13t
2001
0
so
so
S7,01U51
ST.oeu58
17,063,358
so
·"'" \11~·22· 'i6 >
1,177.221
2010
10 .000
0
25
$1 ,030,000
so
$4 .50&.250
$2118 ,700
so
$358 ,698
so
so
so
so
181111,840
18,111,840
18,111,140
so
Sl,42t,1to .~·
~ 11-so . .,.
12 ,428,110 •)I
.i.e_.__
2010
10.000
$2,550,000
$71,500
$1,1)3,110
$7,210,,10
$7,ot3,358
$U7,1S4
-~ ~
.. ,. $1 ,1Jt,lll, .•
$12,750
.fl.zemc
2011
35,000
10 ,000
50
S3,713,150
$1 ,326,125
SU82.875
S1 ,07U14
S384.576
$736,917
$25,967
so
$31,207
S57,114
$1,111,840
11.727,034
U,lll,840
S57,114
'· • S2.426.1iei " "~·~~ '4>< sz.ut~
2011
35.000
$9.103,500
$273,105
17,105.321
17,ne,434
17,063,351
t415,071
sf.200,at~r
S4U i't 'su .. M&
2012
60.000
20 .000
75
$0,558 ,382
12.731 ,818
$14,342.042
$1,901 ,345
$792,227
$1 ,141 ,827
$93.663
$33,458
$84 ,286
$111 ,427
$1,751.538
SI,N7,H5
$1,751,538
$111,427
u.•50~' so
fi .-so,ffi
2012
eo.ooo
$15.818,120
$477,544
17,277,313
17,754,126
17,013,358
$111,570
• S1\2J i')"tf
s7t.St1•'
. f1.2f2 ....
v-
2013
15,000
30,000
100
$10,892.334
$4,220,1158
S1U98.404
S3,1oo.m
$1 ,223 ,991
$1 .587.834
$185,417
$68,924
$99,322
$333,112
18,7SI,S31
at.OIOJ01
$1,751,$31
$333,112
2014
145,000
40,000
150
$18,809,474
$5,7118,370
$30,430 ,1144
$4 ,674,747
$1 ,660,947
$2,422,303
1289.7118
$106,467
$138,402
$512.151
....... 104
$1 ,3$8,710
....... 104
$512,158
,j ,.,--_.. 12 ~4211· .; aa .~4.121
-,SO ~ .·, SO
sz .450'.42 _j ~ 1i~1 .. m
v-
2013
15,000
$25.707.784
sn1.2u
17,350.157
18 ,121,381
17,013,3$8
$1 ,051,033
2014
145,000
~.022.m
$1,.200,181
$1,423,151
$1 ,82.,341
$1,063,358
$1,510,110
2015
195.000
50,000
200
123.214.020
$7,482.827
141 ,791 .830
$8,752,388
$2 ,184.220
$3 ,328.630
$424 ,103
S148,242
$210,740
$181,011
.. ,...,104
SU2S.110
......... 104
$111 ,011
$_2.~.21
~~· 'u
stffi.IM
2015
195,000
$54,900.418
$1,147,013
$1,417,115
U ,1..,to7
17,ot3,358
12,011 ,551
'J'%~,021
1111J.,...
s 1hss.51s
fl ~,.ffi · '·" ~t:z4~~
1200.!)~ :.-1274,SO i
s(b t:n1 :. si,824.1S1
2011
245.000
50,000
250
$30,131 ,910
SU24,054
$53.806.982
$8,738.254
$2,674.976
$4,263,036
$587 ,458
$1118,267
$289,417
S1,085,110
$1,132,545
$1,117,705
Sl,l32,545
11,085,110
CUtUfs
so
.~ ...... 75
2011
245,000
S70.356.997
$2,110,710
17,572,17'
IU13,514
S7,0U,351
U ,t20,221
1Ut2,tie1
l3$1,7l's
11.113.83.1
2017
295 .000
70 ,000
300
$37,369 ,717
$11 ,0114.236
$86,505 .429
$10,637,218
$3,2 14,429
$5.293,832
$760.228
$232,723
$372,624
S1 ,385,575
$1,132,545
$10,218,120
sa,t3U45
11,313,575
12,411,17&
10
S2.•1if.I7S
2017
295 .000
$86.409.879
12,582.216
$7,148,102
110,240,111
17,063,358
$3,1n,543
11;27 •• 7&7
Soi32',G41
11 ,706,818
TA.BLE 2 (CONrD)
WHEAT RIDGE URBAN RENEWAL AUTHORITY
1·7DIKIPLINO CORRIDORS URBAN RENEWAL PLAN
nF ANALYSIS -JEFFERSON COUNTY IMPACT
JUNE 2009
Dewl-nt Progrwn
N-Rod.,.lopment:
Ralall
Olflce
Rnldentilll (150% R~ 40% Ownerahlp)
Annuli p,..per~y Tu -... EltlmiiiH
&-rw c..,..IM o.~ DetnMtd.
~· Of!lce
RMidenclll (150% Renbll; 40% Own«al'ip)
E,.,,.,~-v-.
Rllal
Oftlc•
R-nclll (60% RerUI; 40% Own«aa'ip)
&-r.d Dew/oplnent Aa,..Nd ~ ..
Rill I
Oftlce
R-nclll (150% Rarcll; 40% Own«ahlp)
Es-r.d O.W~nt "'-<fy Tu Re-a (81 ,.,.):
Rill I
Oftlce
R-nclll (80% Rercll; 40% Own«aa'ip)
Total P"'i**Y Tu R.....,UH from-Rod ... lopment:
Total Properly Tu R.....,UH from Elllellnt O.WioptMnt:
Totll ""'perty Tu R.....,uee:
&lltlng PI'OI'I'!Y TIX .... ,
Totll Properly Tu ln..-:
C<H.nry l"¥>""1 • • ••
County Sh.,. of "'-'tJ To• 1-r --;-'1 'fiJ\ 't..~,
COunty .. .._. of llfopefty Taa lnct"MMnt . • .,1 , ...... ~· -..
Total County Sh.,. of Propetty Tu R._,uef •h •"' · .
Annuel Sllet TIIX Rewnue &llmlll•
&llmeled Cumllid<e Rnol Development
&tlmelod Tu-R-Salet 11om New Oevelopmtnl:
Totll Sll• Tu R.....,UH from-R.-lopmem:
Totl1 SIIH Ta R.....,ue 11om &idne o....~_.,
Tolll Ill• Ta R-un:
Ellidne Sileo Tu -:
Total SoiH Tu ln..-:
Coonry ,,.,..., -.
County '"""' of ..... ·ra. •-: < • -";. t ~
County,,._ of--Tu -ue: \ ~~. ".--t • .:,.. ;
T-Coiml}f 1111.,. of-Tu R.....,ue:
--~~Gtao.op.
Building
SF/Units
425.000
200.000
500
L
I
$100
1125
lt75,000
28'4
21%
""
0.01700
0.01700
0.01700
0.02438
1.02431
$250
S.OO%
O.SG%' ··-0.-
2G11 2G11 2020
J.t5.000 395,000 425,000
85,000 100,000 115.000
350 400 450
$45,014,875 $53,084.&87 S58,82i,840
$13,883.215 $18,798.155 S1UN.Je2
$78.917 ,358 $114 ,074,147 $10!1 .008.417
$13,054.250 $15,3114,582 $17.010,682
$4.020.332 $4,871,0!17 $5,770,525
$8,381 ,422 $7.488,302 $8,677 ,070
$1142.838 $1 ,135,720 $1 ,339 ,327
$270 ,855 Slot1,789 $423.838
$460,583 $553,444 SBSI .482
$1,113,057 $Z,03&,1U $2,414,147
St,021,170 St 021,170 St,112,01t
$10,704,127 $11,010,103 $11.521.738
St,021,170 $1,021.870 St,I12,0H
$1,11S,057 S2.031,tll 12,414,147
$2,$24.172 IJ.I24,172 12,S..,I1t
10 $8 so
n .aun 12,$24,172 IU41.Jit
2GII 2G11 2020
345.000 395,000 425,000
$103.076.73-t $120.375.699 $132 .108,520
$3,012,302 $3,111,271 Sl,M3.251
$7,72!1,018 $7,102,331 17,110,3$3
$10,117,310 111 .. 13,110 111 ,1113,111
$7,013,351 17,013,351 17,013,351
$3,754,034 $4,358,254 14,710 212
11.217 518 II ,MUIO 11,313,3111
111S,JU 1101.171 S.0,543
S1 .102.1M SI ,IOUtt $1,173,13&
Yew I
2021 2022 2GU 2G24 2025 I
I
425,000 425,000 425.000 425,000 425,000
130,000 145.000 160.000 175.000 180,000
500 500 500 500 500
S80 .584.838 $82,4 12,883 $84.285.0&3 $86.213.815 S88.200,02A
$23.188.814 $26,817,174 $30.251 ,794 $3-t ,OI0.537 $38,111 ,n8
$124.754.078 $128.4118 .700 $132.351 .601 $138.322 140 $140,411 .813
$17,572,503 s 18,099,878 $18,042 .1188 $1!1.201 .1148 S1D ,n8,007
$8,718 ,898 S7 ,718,D80 $8.773,020 18.883,358 $11 .052,416
SU30.425 $10,228,337 $10 ,535,187 $10.851 .243 $11 ,176,780
$1 ,404.279 $1 ,528,808 $1 .574 .672 11 .821 ,912 11 ,870,570
$502,038 $504,544 $871.551 $783.253 S85D .852
$754,005 Sae3.!147 $88ll,1!&5 $916.581 $!144 ,058
$2,741,220 S2,177,at $3,138,011 $3,301,721 U,474,4t0
$1,112,011 st,2t3,210 $1,213,210 $1211,242 St.21U42
$11,113,301 $12,110,101 lt2,33t,211 $12 ...... $12,781,722
St,112,011 $1,203,210 St,203,210 St,2t1,242 $1,215,242
$2,741,220 su77,ztt S3 ,131.0H $3,301,721 U,474,4t0
$2, .... 111 12,17!1.411 $2,175.411 12.101 ,172 12.101 ,172 .. so so so so
lt.MI,tll SU7!1.411 12.571..411 12,101,172 12.101 ,172
Yo or
2021 2022 2023 2024 2025
425.000 425,000 425,000 425,000 425,000
$134.750.691 $137.445 ,704 $140.1114 .618 $142.9118.511 $145.858.481
14,042,521 $4,123,371 $4,205,131 $4,211,155 $4,375,754
17.151,111 $1,031,751 $1,111,148 .. 200,337 $1.212,340
$12,001 ,117 $12,112,121 $12,324,M4 112.-.212 112,151,01S
$7,013,351 17,013,351 17,013,351 17,013,358 $7,013 ,358
14,t31.331 ss.-.= $1.211,821 1!1.421.131 11,5114,731
11 ,321.521 I1 ,Ut.7t3 S1.3U.It1 11.3416.723 $1 ,310,3 10
$17).753 str7 .221 $700 ,173 $714,103 S72t.2t2
12.000.211 52.027.022 52.054.1111 12,011.7 15 $2,101,1112
--
9
TABLE 2 (CONTO)
WHEAT RIDGE URBAN RENEWAL AUTHORITY
1-7CiiKIPUNG CORRIDORS URBAN RENEWAL PLAN
TIF ANALYSIS -JEFFERSON COUNTY IMPACT
JUNE 2009
__ ..... _....., ..... ·-·-··
-Rod-lopmont:
Rel8ll
Ofla
R11ld...U.I (eo% Rental; •0% OwnersNp)
Ann1111l Prop«ty Ta Ro-.ue Eotlmlll"
E•llrNfod CIIII .. M 0.....,._, Domend:
R-
Ofllco
Roaiclo~ (eo% RlfUI; .a% Ownolshlp)
£--~-~. Rlllll
Ofllco
Roatde~ (10% Rorul; .a%~)
&tlrNtod~--V-:
R-
Olllce
R-~ (eo% Rorut; .a% Ownonhlp)
E•llrNfod Dowlopmolll F'rol*fy Tar Re-• (87 ,..}: -Ofllco
R-~ (eo% RIIUI; .a% Ownorllllp)
Total Prop«ty Ta R-ue• from -Rod~mont:
T Otlll Prol*1}' Ta R-ueo from Elllltint Oewlopmoftt:
TOC.l Propony Ta R._,ueo:
&latlng Pf'OIIIftY Tala11:
TOC.l Prof*tl_Tu In~:
Counry ltrf)/W;( .' .,. • 1 li.."'
CoUI'Ity ,,._of"""""' Tn -: -' ·. J~.lr~t· County ....... o1 ~rTox l -nt :
Tacal c-., ShiN ol P"""<I'J Tu R-ue 1 .• -~'"'tr'.'.;
• j .,; -·-."'\j: -~
Annuol IIIIo Tu R._,ue &tlmiiiM
&llrNiod CumulltiYe Rolal Oovetot:mora;
&llrNtod Tu-Rl!lil Solu 11om New OeYolopmont
Tacal IIIH TaR._,.,., from Now ~lo!lmont:
Tout IIIH Tu R._,ue from &latlng O.YII-t:
Total 111M Ta R._,ueo:
&lltlng -· Ta -= Tocal SoiM Ta lncromMt:
Counly l~t¥>«1 ,. ... --"'!'\
Co""'Y lho,. <>~-• T .. •-' .. ~ -4 .~ ....
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T-Counry IliON of..._ Tu R-ue: ~·-: ~·r: .... . .
S.U.:.. 1.-.decr-., Group.
lulkllng
lfiUnlta
•25.000
200,000
500
I
1100
1121
1175,000
2t'l!o
2t'l!o
"'
0 •• 700
0.01700
0 .• 700
0.02431
1.12435
$210
100'1(,
OSO'Ii.
O.SO'Ii.
O.SO'Ii.
202t 2027 2021
425,000 •25.000 425.000
200,000 200,000 200,000
500 500 500
$70.2<18 ,02. sn,353,..as $74,524,007
S.l.321 ,111 S.2.MO.S27 $43,837,851
SIU.I2•,111 II ole .0112 .193 $153 .• 31 ,710
$20.371.347 $20,8112 ,<187 $21.111 ,9112
$11,983,1•5 $12.342.640 $12.712.919
$11,512.084 $11,157,448 $12.213,170
Sl .720.117 $1 ,772,307 SU25 •• 78
$8111 ,000 S1.a.2.534 $1 ,073.110
$972,310 S1.Cl01.551 $1 ,031 .5811
$3 ,154,127 13,111.ltZ U ,llO,IM
S1 ,3U,114 $1,311,114 11.412,071
113,042,121 113.204.517 113,412.111
$1,311,114 $1,311,1 14 11,412,071
$3 ,154,127 u,11t,m 13,130,1M
11.127.114 11.127.114 U .IA,&II
10 10 10
11 .127,114 11.127.114 IUU..tll
202t 2027 2021
~25.000 425,000 425.000
$148,775 .851 $151 ,751.164 $154.788,187
M ,413,270 I4,SS:t,US 14,143,511
$1,315,114 11.441.115 11,553,304
112,121,433 113,001,:150 113,171,1"
17,01UH 11,013,3. 17,013,3"
$1781,077 $1,137,114 11,113,133
11,314,114 S1 ,101,1M 11 ,422.217
r743.171 1711,751 ST7S ,I31
11.1 31,072 12,111,112 12.111,141
v-
202t 2030 2031 2032 2033
425,000 425.000 •25,000 425,000 .25.000
200,000 200,000 200,000 200,000 200,000
500 500 500 500 500
S78,759 ,n7 $79,082,511 $81 ,434 ,385 $83 ,877,.27 188,313.750
S.5,152,781 S.8,S07.3&' S.7.802.3&5 ... 331.1183 SS0.818.a53
Sl51.034,733 $112.775.775 1117.159.0411 $172,8111 .120 1177169.~
$22.210.321 122,921,131 $23,115,975 12A.324,454 $25 .~.117
$13,094 .3011 $13,487.131 $13 ,891,750 $1 •. 308.502 $1•.737,757
Sl2.579,515 $12,!151 .11S2 $13,345.000 $13,748 ,030 SU,151,'11
S1M0.241 $1 ,931.148 $1 .... 7.7 $2 .~.590 $2,054 ,590
$1 ,101.024 $1,139.205 $1 ,173,311 $1,208.582 $1.201.582
$1,082,548 $1 ,094 .•22 $1,127,255 S1.161 ,on $1 ,111 ,0n
' 14,041,110 14,170,275 14.2tS.lU 14,424,244 14,424,244 I
SI,4U,171 St,S71,SI7 IU71,n7 St.I72,HI sun ....
113,1130.117 113,747,172 113,172,210 114,0SI,t11 SI4,0S1,111 I
St,4U,071 II,S71 ,SI7 n.s71.n7 II,IT:t,HI 11,172,8111 I
14,041,110 14,170,271 S..2tS.lll S.,424,2U I4,42A,2 U
IUA.4SI U ,ITe ... u ,m .• n .r.e .110 Sl,701,710
10 10 ·: 10 10 10
12.113,411 12.171 ... !~ 11.m .... n .r.e .110 12.701 .710
Ynr
202t 2030 2031 2032 2033
425,000 .25,000 425,000 425,000 425,000
$157.881 .911 $181 .039 .549 $164.210.340 $167,545,547 S170.89e.451
14,7M,417 14,131 ,1 11 M ,127,11D SS,OZI,HI IS.12t,814
11,111,137 St704,W St,711 ,171 11,171,710 ....... 511
SIUSS,ON 113,131,001 113,711,111 113,10t,1H SI4,01S.4U
17,013 ,311 17,013,311 17,013,3H S7 ,.3,351 17,013,3H
$1,211 ,738 11,472,153 St.ase,us 11,142.100 $7,032,12t
11 .438,431 I1,410,1H $1,415.312 S1 ,47Uts 11 ,414 ,715
S711.41D $1416,111 Sl21 .302 1137,721 $154,412
12,225.141 u.auoz $2,211.114 12..311,1U l2,l41.lC7
-
10