HomeMy WebLinkAbout20123642.tiff RECEIVED
WELD COUNTY
COMMISSIONERS
HIGHWAY 85 CORRIDOR URBAN RENEWAL
PLAN
EVANS REDEVELOPMENT AGENCY
JANUARY, 2013
t'itr of
Evans, (0.1.4 ColoradoEvansCity of
, Colorado
Sheryl Trent Jacque Ehrett
Community&Economic Development Director Building/Neighborhood Services
1100 37th Street • Evans,Colorado 80620-2036 1100 37th Street • Evans,Colorado 80620-2036
Office:(970)475-1112 • Cell:(970)208-6633 • Fax:(970)330-3472 Office:(970)475-1120 • Fax:(970)330-3472 • Emergency:911
strent@ci.evans.co.us • www.cityofevans.org jehrett@ci.evans.co.us • www.cityofevans.org
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TABLE OF CONTENTS
I. INTRODUCTION 1
1.1 Preface 1
1.2 Background 1
1.3 Definitions 2
2. LEGISLATIVE FINDINGS 2
2.1 Qualifying Conditions 2
2.2 Development Projects 3
2.3 Planning Approval 3
2.4 Public Hearing 4
2.5 Boundaries of the Highway 85 Corridor Urban Renewal Plan Area 4
2.6 Other Findings 4
3. DESCRIPTION OF PLAN OBJECTIVES 5
4. PLAN IMPLEMENTATION 5
4.1 Development Activities 5
4.2 Property Acquisition and Land Assemblage 5
4.3 Relocation Assistance and Payments 6
4.4 Demolition, Clearance and Site Preparation 6
4.5 Public Improvements and Facilities 6
4.6 Property Disposition 6
4.7 Redevelopment Agreements 6
4.8 Interagency Cooperation 7
5. PROJECT FINANCING 7
5.1 Tax Increment Financing 7
5.2 Additional Taxing Entities 8
5.3 Participating Interest in Projects 8
6. AMENDMENTS TO THIS PLAN 8
HIGHWAY 85 CORRIDOR URBAN RENEWAL PLAN
January 15, 2013
1. INTRODUCTION
1.1 Preface
This Highway 85 Corridor Urban Renewal Plan ("Plan") has been prepared by the Evans
Redevelopment Agency ("ERA") for adoption by the City Council of the City of Evans
pursuant to provisions of the Urban Renewal Law of the State of Colorado, Article 25 of
Title 31, Colorado Revised Statutes. This Plan is prepared and adopted to satisfy the
requirements of § 31-25-107(1), C.R.S., that an urban renewal plan be adopted by the
governing body of the municipality before an urban renewal authority undertakes an
urban renewal project. The administration of this project and the enforcement and
execution of this Plan shall be performed by the ERA.
1.2 Background
The Plan Area is the area generally bounded by the City limits to the north, the City
limits to the south, the railroad right of way to the east, and St. Vrain Street and parcels
adjacent to the west; comprised of commercial, residential, and industrial parcels. The
area is approximately 335 acres in size, including adjacent rights-of-way. The area is in
the center of the City of Evans and is located along the U.S. 85 Corridor and includes
most of the commercially zoned property in the corridor. The Plan Area is coincident
with the US 85 Overlay District. The intent of this Plan is to facilitate accomplishment of
the goals of the US 85 Corridor Master Plan and the implementation of the US 85
Overlay District Design Standards (Chapter 19.62, Evans Municipal Code).
The goals of the US 85 Corridor Master Plan include the following:
• Establish a unique identity for the City of Evans
• Improve economic vitality along the US 85 Corridor
• Maximize long-term property values and community benefits
• Minimize the impact of nonresidential development on residential areas
• Improve safety for automobiles, bicycles, and pedestrians
• Encourage the development of sidewalks and trails along West Service Road
• Encourage in-fill development to develop higher densities with the corridor
• Facilitate the undergrounding of overhead utilities within the corridor
There are several major impediments to achieving these goals. First, the Plan Area has
suffered from chronic neglect and disinvestment. There are a number of dilapidated
properties in the Plan Area which discourage investment in new improvements.
Secondly, there is a lack of public improvements to facilitate vehicular, bicycling and
pedestrian access to businesses. There are properties with environmental contamination.
Finally, too many of the businesses in the Plan Area are focused on highway functions
and do not provide a unique identity to the City of Evans.
Implementation of this Plan would remove these obstacles to development by providing
financial assistance in the redevelopment of properties in a manner that will enhance the
corridor as an asset to the City of Evans.
1.3 Definitions
Cooperation Agreement: Any agreement between ERA and the City of Evans or any
other public body respecting action taken pursuant to any of the powers set forth in the
Urban Renewal Law, or in any other provision of Colorado law, for the purpose of
facilitating public undertakings deemed necessary or appropriate by ERA under this Plan.
2010 Evans Comprehensive Plan: The comprehensive land use plan adopted by the City
of Evans.
US 85 Overlay District: An area coincident with the Plan Area governed by the US 85
Overlay District Design Standards, Chapter 19.62 of the Evans Municipal Code.
Plan: This Highway 85 Corridor Urban Renewal Plan as it may be amended from time to
time.
Development Agreement: An agreement between ERA and a developer or developers
respecting the development of property within the Evans Center Urban Reinvestment
Plan Area.
Plan Area: The property described in Section 2.5 of this Plan which has been found to be
blighted and for which the undertaking of urban renewal projects is declared to be
necessary.
2. LEGISLATIVE FINDINGS
2.1 Qualifying Conditions
Based on the Highway 85 Corridor Reinvestment Study prepared by Ricker-Cunningham
Consulting Group, dated January, 2013, and evidence presented at the public hearing, the
City Council finds that there exists blight, as defined by § 31-25-103(2), C.R.S., in the
Plan Area.
The Highway 85 Corridor Reinvestment Study found multiple conditions of blight which
indicate that more than five factors of blight are present in the Plan Area, as required by
§ 31-25-103(2), C.R.S. The factors found to exist include:
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a) Faulty lot layout in relation to size, adequacy, accessibility and usefulness:
Many of the lots lack appropriate access and are too small to be efficiently
developed.
b) Predominance of defective and inadequate street layout: Existing streets
and roads are inadequate to support development patterns typical of
modern urban centers.
c) Deterioration of site conditions: There are widespread examples of
parking lots, retaining walls, signage and trash or weeds that indicate a
pattern of continuing deterioration and neglect.
d) Conditions that endanger life and property by fire and other causes: The
water pressure in existing water mains is minimally adequate for the
existing sprinklers and is inadequate for major firefighting.
e) Inadequate public improvements: Water, sewer, and transportation
systems are inadequate for existing as well as projected uses in the Plan
Area.
f) Defective or unusual condition of title: A substantial proportion of the
Plan Area is affected by restrictive conditions that limit alteration of the
existing structures. In addition, the overlapping access easements restrict
any potential redevelopment.
g) Factors requiring high levels of municipal services or substantial
underutilization or vacancy of sites or buildings:
The City Council finds that the presence of these factors in the Plan Area substantially
impairs or arrests the sound growth of the City of Evans, retards the provision of housing
accommodations, constitutes an economic and social liability and is a menace to the
public health, safety, morals and welfare of the City of Evans.
2.2 Development Projects
The City Council finds that the Plan Area is appropriate for one or more projects and
other undertakings of ERA as authorized by the Urban Renewal Law.
2.3 Planning Approval
A general plan for the City of Evans, known as the 2010 Evans Comprehensive Plan, has
been adopted by the City Council. This Plan has been submitted to the Planning
Commission for review and recommendations as to its conformity with the 2010 Evans
Comprehensive Plan. The Evans Planning Commission met on January 8, 2013, and has
submitted its written recommendations to the City Council. This Plan has also been
submitted to the Board of County Commissioners of Weld County as required by the
Urban Renewal Law.
3
2.4 Public Hearing
The City Council of the City of Evans held a public hearing to consider this Plan after
public notice thereof in compliance with the Urban Renewal Law in the Greeley Tribune
newspaper, describing the time, date, and purpose of the public hearing, identifying the
Plan Area and outlining the general scope of the projects being considered for
implementation pursuant to this Plan. Notice of the public hearing has been mailed to all
property owners, residents, and owners of business concerns in the proposed Plan Area at
their last known address of record at least 30 days prior to the public hearing.
2.5 Boundaries of the Highway 85 Corridor Urban Renewal Plan Area
The boundaries of the Highway 85 Corridor Urban Renewal Plan Area are set forth in
Appendix 1 attached hereto. The Plan Area is designated as an urban renewal area by
this Plan. The Plan Area is drawn as narrowly as feasible to accomplish the planning and
development objectives of the Plan for the Plan Area.
2.6 Other Findings
2.6.1 This Plan conforms to and is consistent with the 2010 Evans
Comprehensive Plan.
2.6.2 One or more of the projects may require the demolition and clearance,
subject to other restrictions, of certain property within the Plan Area as
provided in this Plan. Such actions may be necessary 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.
2.6.3 Other portions of the Plan Area may be conserved or rehabilitated through
appropriate public action, as authorized or contemplated by the Urban
Renewal Law, and through the cooperation and voluntary action of the
owners and tenants of such property.
2.6.4 In order to eliminate or reduce the qualifying conditions currently existing
within the Plan Area, it is the intent of the City Council in adopting this
Plan that ERA exercise all powers authorized to be exercised by ERA
under the Urban Renewal Law and which are necessary, convenient, or
appropriate to accomplish the objectives of this Plan. It is the intent of
this Plan that, except as otherwise provided herein, ERA shall exercise all
such powers as may now be possessed or hereafter granted to ERA for the
elimination of qualifying conditions within the Plan Area. Acquisition of
property or any interest in property by ERA within the Plan Area may be
undertaken by any means authorized by ERA, including condemnation as
provided in C.R.S. § 31-25-105.5.
2.6.5 A feasible method exists for the relocation of individuals, families, and
business concerns that may be displaced by an urban renewal project
4
through the adoption of a relocation policy by ERA insuring that adequate
substitute business locations can be made available and that adequate
relocation assistance is available.
2.6.6 The powers conferred by the Urban Renewal Law are for public uses and
purposes for which public money may be expended and the 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.
2.6.7 The uses contemplated under this Plan are necessary and appropriate to
facilitate the sound growth and development of the City of Evans in
accordance with sound planning standards and local community
objectives, and any acquisitions within the Plan Area which may require
the exercise of governmental action are necessary because of the presence
of blight in the Plan Area.
2.6.8 The Plan Area does not contain property that was included in a previously
submitted urban renewal plan that the City Council failed to approve in the
past twenty-four months.
3. DESCRIPTION OF PLAN OBJECTIVES
This Plan is an important tool to address the problems confronting the Plan Area. The Plan is
intended to achieve the goals for the area previously outlined in the 2010 Evans Comprehensive
Plan and the US 85 Corridor Master Plan through a project or projects. The vision for the future
Highway 85 Corridor is for a mix of vibrant retail employment uses reflecting the goals of the
US 85 Corridor Master Plan.
4. PLAN IMPLEMENTATION
In order to accomplish the objectives of this Plan and to fully implement this Plan, ERA
shall be authorized to undertake the following activities:
4.1 Development Activities
Development activities within the Plan Area may include such undertakings and activities
as are in accordance with this Plan and the Urban Renewal Law, including without
limitation: demolition and removal of buildings and improvements; installation,
construction and reconstruction of public improvements; elimination of unhealthful,
unsanitary or unsafe conditions; and other actions to remove or to prevent the spread of
deterioration or to provide land for needed public facilities. ERA is authorized to solicit
interest from developers in development projects and to negotiate with landowners,
developers, and investors regarding appropriate projects within the Plan Area.
4.2 Property Acquisition and Land Assemblage
It is the principal intent of this Plan that property for projects in the Plan Area be
voluntarily acquired by private individuals and entities. While ERA is authorized to
5
acquire real property or any interest in real property by purchase, gift, donation, lease or
other conveyance, this principal intent is the foundation upon which this Plan has been
developed. If necessary, ERA is authorized to acquire property or interests in property by
condemnation as provided in Article 1 and Article 7 of Title 38 of the Colorado Revised
Statutes. Any exercise of the power of condemnation shall be in accordance with
requirements of C.R.S. § 31-25-105.5.
4.3 Relocation Assistance and Payments
In the event it is necessary to relocate or displace any businesses or other commercial
establishments as a result of any property acquisition, ERA shall adopt relocation policies
for payment of relocation expenses. Such expenses may include moving expenses, actual
direct losses of property for business concerns, and goodwill and lost profits that are
reasonably related to relocation of the business, resulting from its displacement for which
reimbursement or compensation is not otherwise made.
4.4 Demolition, Clearance and Site Preparation
With respect to property acquired by ERA, it may demolish and clear, or contract to
demolish and clear, those buildings, structures and other improvements from property
pursuant to this Plan if in the judgment of ERA, such buildings, structures and other
improvements are not to be rehabilitated in accordance with this Plan.
4.5 Public Improvements and Facilities
ERA may undertake certain actions which would make the Plan Area more attractive for
private investment. These actions may include street and traffic improvements,
streetscape improvements, landscaping, park and recreation facilities, utility
improvements and public art projects.
4.6 Property Disposition
ERA may sell, lease, or otherwise transfer real property or any interest in real property
subject to such covenants, conditions and restrictions, including architectural and design
controls, time restrictions on development, and building requirements, in addition to
zoning and building code regulations. Real property or interests in real property may be
sold, leased or otherwise transferred for uses in accordance with this Plan.
4.7 Redevelopment Agreements
ERA is authorized to enter into one or more Development Agreements with developer(s)
and such other entities as are determined by ERA to be necessary or desirable by ERA to
carry out the purposes of this Plan. Such Development Agreements may contain such
terms and provisions as shall be deemed necessary or appropriate by ERA for the purpose
of undertaking the activities contemplated by this Plan or the Urban Renewal Law, and
may further provide for such undertakings by ERA, including financial assistance, as may
be necessary for the achievement of the objectives of this Plan or as may otherwise be
authorized by the Urban Renewal Law.
6
4.8 Interagency Cooperation
ERA may enter into one or more Cooperation Agreements with the City of Evans or
other public bodies pursuant to the Urban Renewal Law. Cooperation Agreements may
provide, without limitation, for financing, for construction of public improvements, for
administration, for technical assistance and for other purposes.
5. PROJECT FINANCING
5.1 Tax Increment Financing
ERA is authorized to utilize tax increment financing as provided by C.R.S.
§ 31-25-107(9). The primary method of financing the projects undertaken in furtherance
of this Plan shall be the use of tax increment financing pursuant to Section 31-25-107(9),
C.R.S., which is by this reference incorporated herein as if set forth in its entirety. If
there is any conflict between the Urban Renewal Law and this Plan, the provisions of the
Urban Renewal Law shall control. All sales and property taxes collected within the Plan
Area shall be divided as follows:
a) That portion of sales taxes equal to the amount collected within the
boundaries of the Plan Area in the twelve-month period ending on the last
day of the month prior to the effective date of the approval of this Plan,
and that portion of property taxes which are produced by the levy at the
rate fixed each year by and for each public body upon the valuation for
assessment of taxable property in the Plan Area certified by the Weld
County Assessor on or about December 1, 2012, shall be paid into the
funds of each such public body as are all other taxes collected by or for
such public body.
b) Except as ERA may legally provide otherwise under the Urban Renewal
Law, such municipal sales taxes and such property taxes in excess of the
amounts described in paragraph a), above, shall be allocated to and, when
collected, paid into a special fund to fund ERA's obligations with respect
to any project within the Plan Area to the extent necessary for payment of
the principal of, the interest on, and any premiums due in connection with
the bonds, loans or advances to, or indebtedness incurred by (whether
funded, refunded, assumed, or otherwise) ERA for financing or
refinancing, in whole or in part, the projects in the Plan Area.
c) When, in any calendar year, all amounts due and owing on such bonds,
loans, advances, and other indebtedness, if any, including interest thereon
and any premiums due in connection therewith, have been paid, but in no
event later than 25 years following the adoption of this Plan for the
construction of the projects' improvements, any excess sales and property
tax collections not allocated pursuant to this paragraph or any Cooperation
Agreement between ERA and City or other taxing jurisdiction, shall be
paid into the funds of said jurisdiction or public body. Unless and until
7
the total sales and property tax collections in the Plan Area exceed the
base year property tax collections in the Plan Area, as provided in
paragraph a), above, all such sales and property tax collections shall be
paid into the funds of the appropriate public body. ERA reserves the right
to enter into Cooperation Agreements with select taxing jurisdictions
relative to allocation of incremental tax revenues to support the purposes
of this Plan and projects undertaken pursuant to this Plan.
d) The adoption of this Plan shall be deemed an adoption of a provision that
taxes, if any, levied after the effective date of the approval of this Plan
upon taxable property in the Plan Area shall be divided among ERA and
various taxing entities for a period of 25 years thereafter or such lesser
period as provided in Section 31-25-107(9), C.R.S
5.2 Additional Taxing Entities
The Evans City Council recognizes that Colorado law allows the creation of additional
political subdivisions within a municipality to provide services within a defined area.
These entities include downtown development authorities, metropolitan districts, general
improvement districts and other special districts as well as business improvement
districts. These districts have available certain taxing powers that can generate revenues
to support redevelopment.
ERA shall explore a variety of strategies and mechanisms to finance necessary public
improvements. It is imperative that financing mechanisms be flexible and creative to
provide necessary assistance to a broad range of redevelopment activities.
5.3 Participating Interest in Projects
ERA may require a participating interest in private development projects for which it
provides financial assistance. Public assistance is frequently needed for redevelopment
projects in order to fill the gap between traditional equity and debt financing and the
additional costs of a redevelopment project. In the event the project generates revenues
at or greater than market return, the public should share in the success of the project. The
terms of the participating interest will be specified in the Redevelopment Agreement at a
level and on terms appropriate for each project.
6. AMENDMENTS TO THIS PLAN
This Plan may be amended or modified pursuant to provision of the Urban Renewal Law
as provided in § 31-25-107, C.R.S.
8
Appendix 1
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12883 Pioneer Hi Bred International Inc 4200 W Service Rd Unit 4 Evans CO 80620
13566 Midwest Hose&Specialty Inc 600 31st St Unit 1 Evans CO 80620
50015 Accurate Fab&Finish,LLC 3303 Empire St Evans CO 80620-1634
50023 Adamson Warmuth VFW#6624 3501 State St Evans CO 80620-2123
50024 Adamson-Warmuth Vfw Aux#6624-Snack Bar 3501 State St Evans CO 80620-2123
50033 Affordable Homes of Greeley Inc 3511 W Service Rd Evans CO 80620-2149
50047 All Pet Animal Clinic 818 31st St#A Evans CO 80620-1517
50055 Amcan Lodging Partners,LIc 3015 8Th Ave Evans CO 80620-1203
50059 American Eagle Garage Doors,LIc 1017 42Nd St Evans CO 80620-2915
50064 Americas Best Value Inn 800 31St St Evans CO 80620-1518
50076 Arellano Automotive 4303 W Service Rd Evans CO 80620-3201
50097 B&B Local Construction/Fence/Electric,LIc 1007 42nd St Evans CO 80620-2915
50109 BDR Fire&Water Restoration,lnc 1000 35Th St Evans CO 80620
50158 Compass Group USA Inc 3031 8Th Ave Evans CO 80620
50168 Central,Inc 3333 Central St Evans CO 80620-1525
50186 Clayton Homes#277 3455 W Service Rd Evans CO 80620-1515
50225 Dahl Supply 1225 40Th St Evans CO 80620-2511
50226 Dairy Specialists LLC 3309 Empire St Evans CO 80620-1634
50240 Vogel West Inc 910 31St St Evans CO 80620-1530
50251 Plan_B Stampede LLC 675 31St St Evans CO 80620-1500
50261 Economy RV,Incorporated 3231 W Service Rd Evans CO 80620-1513
50266 Ehrlich Motors Inc 2805 8th Ave Evans CO 80631
50278 Erwin Inc 3310 State St Evans CO 80620-1541
50281 Esh Discount Family Market,LLC 818 31st St Evans CO 80620
50283 Evans Laundromat 835 31St St Evans CO 80620
50284 Evans Liquor,LIc 1100 42Nd St Evans CO 80620-2517
50287 Evans Trading Post,LLC 918 37th St Evans CO 80620-2113
50297 Family Dollar Store#4680 825 31St St Evans CO 80620-1506
50301 Fastenal Company 1104 42nd St Evans CO 80620-2517
50307 First Class Truck&Auto Service 3725 W Service Rd Evans CO 80620-2607
50325 Fresh Rides,Inc 3919 State St Evans CO 80620-2606
50327 Front Range Cad Services,Llc 1011 42Nd St Evans CO 80620
50365 Sonny&Company Inc 3419 State St Evans CO 80620-1511
50410 Ideal Construction Service,Inc 3220 State St Evans CO 80620
50412 III 8 Inc, 3705 W Service Rd Evans CO 80620-2607
50434 J H Electric Inc 3222 State St Evans CO 80620-1540
50439 JW Skid Loader Service,Inc 3617 Central St Evans CO 80620-2118
50455 Joe's Body Shop 915 36Th St Evans CO 80620
50515 Lugnut Auto 3723 W Service Rd Evans CO 80620-2607
50525 Mariscos&Tacos El Ta patio 1012 37th St Evans CO 80620-2115
50552 Kyung Won Shin LLC 3301 W Service Rd Evans CO 80620-1514
50555 Mi Gallo Giro 3721 W Service Rd Evans CO 80620-2607
50616 Oberhelman,(Cpa)Dennis L 3819 St Vrain St Ste B Evans CO 80620
50676 Redbox Automated Retail,LLC(7-Eleven) 1011 37th St Evans CO 80620
50697 United Flea Market 922 37th St Evans CO 80620
50729 Lewis D Morales LLC 3025 8th Ave Evans CO 80620-1203
50732 7-Eleven Inc#19088 CORP 1011 37th St Evans CO 80620-2114
50779 Petroleum Wholesale LP 665 31St St Evans CO 80620-1500
50824 Trion Lift Parts LLC 3819 St Vrain St Ste A Evans CO 80620-2600
50826 Tru-Bilt Trailers LLC 3602 Denver St Evans CO 80620-2119
50846 VIP Signs 1013 42nd St Evans CO 80620-2915
50860 WS Repair 3311 State St Evans CO 80620-1510
50870 Weatherford Completion Systems 4329 Brantner Rd Evans CO 80620-3205
50875 Wernsman Engineering,Inc 1011 42nd St Evans CO 80620
50882 Williams-Lowe Cdl Mobile Chiropractic Clinic 800 31St St Unit B Evans CO 80620
50883 Wireless Advanced Communications, Inc 3901 W Service Rd Evans CO 80620-2632
2601643 La Hacienda Rental Hall Corp 3001 8th Ave Ste 295a Evans CO 80620
2601663 Afni Inc 3001 8th Ave Evans CO 80620
2601825 Enagic USA Inc 818 31st St Evans CO 80620
2601846 Your Odds and Ends LLC 818 31st St Suite D Evans CO 80620
2601861 D&J Services Inc 1005 42nd St Evans CO 80620
2601955 Gold Exchange Colorado 922 37th St Evans CO 80620
2602106 Frontier Petroleum Srvcs LLC 4329 Brantner Road Evans CO 80620
2602160 Grace Community Bible 818 31st St Unit F Evans CO 80620
2602267 NAV LLC 1100 42nd St Evans CO 80620
2602373 Sabica 2 Inc 1011 37th St Evans CO 80620
2602421 Cash for Gold and Silver 818 31st St Ste C Evans CO 80620
2602435 So Low Ride N Shine 3108 State St Evans CO 80620
2602448 Medina,Angie 818 31st St.Unit L Evans CO 80620
2602559 Elliott,Pam 1015 42nd St Evans CO 80620
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