HomeMy WebLinkAbout20100242.tiff D A
DOWNTOWN
DEVELOPMENT AUT HOR ITv
CaEF EY COLORADO
January 25, 2010
Weld County Commissioners:
On August 18, 2009,the City of Greeley, Colorado's City Council approved the modified DDA Plan of
Development.
The final approved copy is now available and is now being transmitted to you for your records.
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710 11th Avenue,Suite 108 3- I I +?tie'
Greeley,Colorado 80631 A E
970-356-6775 F.970-378-8708
Greeleydowntown.com DISTRICT
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CITY OF GREELEY, COLORADO
DOWNTOWN DEVELOPMENT AUTHORITY
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PLAN OF DEVELOPMENT
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' NOVEMBER 2009
(Revised from original AUGUST 2002)
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Plan of Development Downtown Development Authority Greeley, Colorado 2002
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' "Downtown Greeley is the heart of the
community, around which the city has grown
over the past 100 years. . . lssues facing
property and business owners and
' developers are often more complex in
Downtown than in newly developing areas
and require good cooperation and
collaboration of all involved. . ."1
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2020 Comprehensive Plan. City of Greeley. Chapter 11, Redevelopment-Downtown. September,2000.
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Downtown Development Authority DOWNTOWN
710 11th Avenue - Greeley, CO 80631 DEVELOPMENT 4UTHORIT
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November 30, 2009
To:
' Tom Norton, Mayor and
City of Greeley City Council
1000 10th Street
Greeley, Colorado 80631
' In late 2002 the Downtown Development Authority's Plan of Development was
approved by City Council. It has served and continues to serve us as a roadmap for
the economic revitalization of our downtown core area. Because of several
' accomplishments and funding achievements the original Plan is updated to 2009.
The updated Plan, still reflects our original broad areas of focus and serves to provide
' both history and strategic vision as we move forward with the next steps in the long
and challenging effort to "meet the goal of returning downtown Greeley to a vital
economic force in our community"' The modified Plan of Development attached was
' approved by Resolution by the Greeley City Council.
In September of 1998 District voters approved a City ordinance establishing the
' Downtown Development Authority. In late 2002 Tax Increment Financing, as provided
in the Colorado statutes for Downtown Development Districts, was approved for a life
span of 30 years. In 2008 District voters approved an up to 5 mill levy on real property
' within the District that will be ongoing. These two funding events, as well as continued
operational support within the City's budget process, provides the opportunity to now
plan for a significant capital investment to support private investment and economic
' development in the District.
Our Tax Increment dollars have been increasing from a very modest beginning to an
' amount sufficient to make a significant contribution in attracting private capital to our
District. Our now predictable revenue from TIF and our mill levy provides the
opportunity to issue bonds (having also gained that authority in the 2008 election), if
' we should elect to do. Our control of"Increment" dollars also allows the DDA to
negotiate economic incentives in addition to those provided directly by the City and/or
other authorities. For example there are state tax credits in our defined Enterprise
' Zone and federal tax credits by virtue of our National Historic designation on the 8th
and 9th Street Plazas. We also remain a candidate for Community Development block
grants and state of Colorado Historic fund grants.
With the backdrop of a decade of progress in Downtown we are poised to move
forward. I have established a task force charged with prioritizing the next steps of
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DOWNTOWN
DEVELOPMENT AUTHORIT
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supported capital development. They are challenged to report to our Board of
' Directors in early 2010 so that we may begin to promulgate an execution strategy.
I would be remiss if I did not reference the other entities that will be critical if we are to
attain the downtown we seek; the University of Northern Colorado, the Weld County
' Justice center and the City of Greeley's Administrative offices. Each of these three
stakeholders will make immeasurable difference in our overall efforts.
Sincerely,
' Robe G. Tointon, Chairman
Downtown Development Authority
Original Plan of Development, Focus Areas. August 2002
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Plan of Development Downtown Development Authority Greeley, Colorado 2002
CITY OF GREELEY, COLORADO
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DOWNTOWN DEVELOPMENT AUTHORITY
' DOWNTOWN DEVELOPMENT AUTHORITY BOARD
Members Term Expires DDA Eligibility
' Robert Tointon, Chairman 2012 Owner
' George Hall, Vice Chairman 2010 Owner
Travis Gillmore, Treasurer 2012 Officer of Corporation
' Mike Webb 2010 Officer/Director
' Mike Ketterling 2012 Owner
Charles King 2010 Owner
Jerry Naranjo 2011 Owner
John Smith 2012 Officer of Corporation
Tom Burnett 2011 Owner
Dave Clarkson 2010 Owner
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Downtown Development Authority Staff
710 11th Avenue, Ste. 108
Greeley, CO 80631
' Tricia Stewart, Executive Director
Bianca Fisher, Project Coordinator
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Plan of Development Downtown Development Authority Greeley, Colorado 2002
CITY OF GREELEY, COLORADO
DOWNTOWN DEVELOPMENT AUTHORITY
PLAN OF DEVELOPMENT
• Recommended for approval by the Greeley Downtown Development Authority
Board on August 14, 2002.
• Recommended for approval by the Greeley City Council by Resolution on
November 19, 2002.
■ Presented to the Greeley Urban Renewal Authority Board on September 11,
2002.
■ Presented to the Greeley Planning commission on September 25, 2002.
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• Presented to Greeley School District#6 on November 11, 2002.
• Presented to the Weld County Commissioners on September 23, 2002.
■ Updated and approved by Greeley City Council, Resolution 64, 2009, on August
18, 2009.
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IPlan of Development Downtown Development Authority Greeley, Colorado 2002
' CITY OF GREELEY, COLORADO
I DOWNTOWN DEVELOPMENT AUTHORITY
I PLAN OF DEVELOPMENT
' Table of Contents
' Preface i
' Letter from the Chair ii-iii
Members of the Downtown Development Authority iv
IApproval Page v
' Introduction 1-3
History 4-5
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Financing Alternatives 6-10
' Tax Increment Financing 11-14
IMap of Downtown Development Authority Area 15
Plan of Development Priorities 16-17
IFocus Areas for Plan of Development 18-20
IFocus Areas:
Retail and Commercial Development 21-23
I Parking 24
Transportation and Circulation 25-27
Residential and Multi-family housing 28-29
I Entertainment and Culture 30-35
Historic Preservation 36-38
Entryways 39-40
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Government Offices 41
Visitors, Tourism and Conventions 42
' Bibliography 43
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
' 2009 UPDATE
INTRODUCTION
The Downtown Development Authority Plan of Development, originally written in 2002,
supported the establishment of the Tax Increment Finance plan and the property
' valuation baseline. The Plan outlined the establishment and activities of the DDA, and
described the research, planning, and organizational structure of the effort.
' Significant progress and development has occurred in the city and within the downtown
since this document was produced. Therefore, this 2009 edition will preface sections
appropriately where updates are necessary.
In early 2002, the DDA's major effort to establish a property owner-supported, Special
Improvement District led to the 8th and 9th Street Plaza improvement project. The
' construction, paid for by the City and the assessed property owners in the SID, opened
the plazas to one-way car traffic, eliminated overgrown landscaped areas that blocked
retail entrances, and rebuilt city utility infrastructure. The construction was completed in
' 2004.
Also in 2002, the Downtown Historic District was created and enacted by a vote of the
' Historic Preservation Commission. Survey results were accepted and the district's
design review guidelines were adopted to recommend and govern exterior alterations
and development in the district.
' A citywide, "Quality of Life" initiative was passed in 2002, by a vote of Greeley citizens
supporting a sales tax increase to pay for numerous improvements and amenities in the
' community. Included in these projects were a downtown ice rink, a downtown museum
and improvements to Lincoln Park.
' In 2006, the city welcomed the $10 million Ice Haus, a recreational ice rink facility, and
the $4 million Greeley History Museum, an adaptive reuse of one of downtown's finest
t structures, the historic Greeley Tribune Building. Improvements to Lincoln Park, paid for
by this initiative, were completed in 2009.
' Perhaps more heartening for downtown than even the municipal projects is the
significant private investment that has occurred in the intervening seven years since the
drafting of the Plan of Development. Numerous rehabilitation projects were undertaken
' and/or completed including the Madison Avenue Apartment project in the historic
Greeley Junior High Building, the Canterbury Tea Room on 10th Avenue, The Book Stop
retail addition and residential lofts, the Shaw Lofts residential development, the
' rehabilitation of the Kress Building, the conversion and rehabilitation of the historic
Camfield Building by the Academy of Natural Therapy, the Weldorado Building
rehabilitation, the development of the Kiva Theater condominiums, and the Union
Colony Building retail rehabilitation.
Plan of Development Downtown Development Authority Greeley, Colorado 2009
This partial list highlights the key principal of the Main Street organizational approach,
which, when advanced by the DDA in 2001, predicted an impressive 35:1 ratio of dollars
' of private to public investment when the Main Street plan of downtown revitalization was
implemented. In Greeley, the average ratio since 2002 is approximately 31:1. This
encouraging trend continues as downtown sees the addition of restaurants, hair salons,
' retail shops, offices and an independent movie theater and lounge in 2009.
' 2002 INTRODUCTION
"This report presents a viable possibility for the downtown. It is a template for action. It
is a plan and the value of a 'plan' such as this is that the actions of many are made
more predictable..."
' This Plan of Development is the culmination of more than four years of research, study,
consultation, public meetings and Downtown Development Authority (DDA) discussion
and deliberation. It draws on the expertise and counsel of consultants, governmental
' officials, business leaders, private citizens and the experience of downtown
redevelopment successes — and failures - from across the United States. The
bibliography attached to this document is a reflection of the depth and breadth of study.
The documents referenced are available in their entirety from the City of Greeley and/or
the Executive Director of the Downtown Development Authority.
Late in the fall of 1996, the Greeley Town Center Business Association contracted for
an assessment of downtown Greeley regarding revitalization strategies. On July 7,
1998, after several months of consultation and study with the Steiner Company of Fort
' Collins, Colorado', the Greeley Town Center Business Association presented to the
Greeley City Council a proposal for the creation of a Downtown Development Authority.
On September 15, 1998 the DDA District voters approved a City ordinance establishing
' the Downtown Development Authority. The area circumscribed is a large one, of more
than 55 blocks. The area is depicted in a map within the body of this report.
' Subsequent to the election and formation of the Downtown Development Authority, a
draft Plan of Development was presented to the Board of Directors. From this draft
activity, in May of 1999, the DDA commissioned Dr. Thomas A. Clark, University of
Colorado at Denver to devise a compelling but realistic course of action for the
downtown. That product was presented in October of 1999.2
At this same time, in October of 1999, the City of Greeley and the Parking and
' Transportation committee of the DDA contracted with Charlier Associates of Boulder,
Colorado for the purpose of developing a long-range parking, access, and circulation
plan, as well as a short-range list of priority projects for implementation over the next
five years, for the core area of downtown Greeley. This study evolved over several
months and resulted in traffic studies, interviews with businesspersons, customers and
clients in the downtown core. Three public input meetings were held for the general
' public. The final report was issued and recommendations adopted by the DDA Board of
Directors in April 2000.3
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
In February of 2000 the statewide preservation organization, Colorado Preservation
Incorporated, designated downtown Greeley as an "Endangered Place." They
' emphasized how "years of business flight to the outskirts of this northeastern town and
failed attempts to revitalize the once-vibrant center resulted in a downtown of vacant
historic buildings, unattractive storefronts and deserted streets."4
In 2001 Greeley earned recognition as a "Main Street Community" by the Colorado
Community Revitalization Association (CCRA). The concept focuses on economic
development within the context of historic preservation. As a Colorado Main Street
Community, Greeley has already received technical assistance during the three-year
start-up phase, access to training opportunities and direct help from a nationwide
network of downtown revitalization professionals and organizations. CCRA helps
ensure that our redevelopment efforts, as they gain momentum, are not burdened with
ineffective efforts or directed into previously proven failed initiatives.
' In the fall of 2001 the property owners, by petition, requested the City Council to
designate a Special Improvement District (SID) for the construction of basic beginning
infrastructure in the core area of downtown Greeley. City Council approved the SID in
' the amount of approximately $1 ,500,000. The City agreed to fund matching dollars to
provide a total construction budget of $2,600,000. The design firm of EDAW was
selected in February 2002 to do the design development and to prepare construction
' documents for bid.
This work, then, is the end product of many pieces of study and painstaking effort. It has
' been refined into a strategic plan of action and has been approved by the appropriate
authoritative bodies. It is the blueprint for the beginning of substantive work to
accomplish the long-delayed revitalization of central Greeley.
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' 1 Survey of Downtown Improvement Tools. The Steiner Company. February 24, 1997.
2A Plan and Strategy for Revitalizing Downtown Greeley, Colorado. Dr.Thomas A. Clark. University of
Colorado-Denver,College of Urban and Regional Planning.October 1999.
3 City of Greeley Parking and Traffic Study Final Report. Charlier Associates, Inc. April 2000.
Colorado's Most Endangered Places List 2000.
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
' HISTORY'
The historical experience of Greeley is in some ways unique but also mirrors that of
other American communities that arose during colonial and expansive movements
during the 19th Century. Such movements sought economic benefit, hegemonic control
' over the territories conquered, together with the freedom to establish communities and
livelihoods based upon the values and visions of the founders.
' Greeley's establishment in 1870 owes largely to the actions and ideals of its founder,
Nathan Meeker. An avid traveler and supporter of Utopian idealism, Meeker visited
' Colorado in 1868 and decided to acquire land in northeastern Colorado and establish
what he termed the Union Colony, to be modeled after several other Utopian
communities of the time. He called for settlers to join an experimental, relatively small,
' planned community with parks, wide streets, schools, decorative homes and gardens,
and abundant land for farming and pasture. He appealed to individuals and families who
sought a more egalitarian lifestyle, cooperating rather than competing, and temperance
as stemming immorality. He also caught the attention of people seeking the experience
of purportedly undeveloped and uncharted land that would serve as a refuge from social
problems that were beginning to plague parts of the eastern United States. Hundreds of
' well-educated, financially secure, and conservative individuals responded to Meeker's
summons, and about 500 became the first members of the Union Colony who together
helped establish the town of Greeley and eventually began to regard themselves as the
' sons and daughters of the soil. This view, together with other values such as
entrepreneurship, agriculture, temperance, the family and the community, became the
cornerstone of the town, and in many ways has persisted to the present day.
' Once the town of Greeley had secured and stabilized its place, links with the wider
American society proliferated. During the early 20th century, new ideas about
' 'modernization' arrived in the area, especially as settlers from the East established
themselves in Greeley as farmers and merchants. Following World War II, the economic
activities and the population of Greeley continued to diversify. New businesses and
' manufacturing industries were created, new subdivisions were founded, and immigrants
from the States and abroad continued to arrive in the town. By 1960 only about 25
percent of the county's population gained a livelihood in agriculture. Many had chosen
' city living and occupations. By 1960, the spatial layout of Greeley had changed further.
Greeley's boundaries moved westward. This expansion has continued at a rapid pace
while the population doubled. Such growth continues at the present time, with the
' Greeley region becoming one of the fastest growing areas in all of Colorado.
Following a trend in many older American cities, the downtown area of Greeley has
' experienced major, sometimes negative changes, and urban renewal efforts have
arisen to counter their impact. As new subdivisions, commercial centers, and a
shopping mall were established to the west of the Greeley downtown, at least some
' locations in the downtown area were neglected, valuable historical properties were
razed, and a number of businesses were either abandoned or relocated. Highway
bypasses (Routes 85 and 34) have also detracted from activity in the downtown area.
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
' Under the leadership of the City of Greeley and Weld County, improvements have been
made, including increasing available parking, creating downtown mall areas, adding
' new commercial buildings, and restoring existing buildings with historical significance.
While the appearance of the downtown has improved, many activities and enterprises
once flourishing in the downtown area have continued to move to the more westerly,
' newer parts of the city.
The downtown now largely serves the needs of the local population and civil servants
' who work for the City and County. Recently, however, various offices and organizations
have been targeting specific components and issues of the downtown, such as its aging
housing stock, poverty, family services, diversity, economic development, and historic
t preservation. All of these efforts have sought to restore to the Greeley downtown the
vitality and values that once distinguished it from many other Western communities,
such as entrepreneurship, agriculture, temperance, the family, and the community.
' While some of these may no longer be relevant in modern-day urban living in Greeley,
new activities can also seek to recapture or enhance such values as part of the on-
going revitalization efforts in the downtown area.
A detailed explanation of the changing demographics can be found in Dr. Clark's Plan
and Strategy.2
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&2 A Plan and Strategy for Revitalizing Downtown Greeley, Colorado. Dr. Thomas A. Clark,
University of Colorado
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
2009 FINANCING ALTERNATIVES
Downtown Development Authority District Mill Levy
' The property owners, businesses, and tenants of the Downtown Development Authority
approved in November 2008 an increase of up to five mills on all real and personal
property within the boundaries of the Greeley Downtown Development Authority. Upon
' the recommendation of the DDA Board of Directors, City Council, by resolution,
authorized the voter approved 5 mil level to be certified by the County Assessor for
properties within the DDA boundaries.
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Property Tax Increment Financing
' Please reference the Chapter entitled Tax Increment Financing for the update of this
most important funding mechanism for capital improvements within the DDA
boundaries. Updates are as of June 1, 2008.
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Bonding Authority
' In the November 2008 election, the property owners, businesses, and tenants of the
Downtown Development Authority approved authority to bond up to $50,000,000 by
approval of the City of Greeley City Council.
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Sales Tax Increment Financing
' An Agreement for Voluntary Allocation of Sales Tax remains in effect from its inception
and signature by then Mayor Jerry Wones, the City Manager, The City Attorney and the
Director of Finance effective January 1, 2000. This vehicle for DDA funding is provided
in Colorado Revised Statutes #31-25-801 but in the case of Greeley's Sales Tax TIF
has been ineffective. The migration of sales tax generating businesses from the
downtown core since 2000 has resulted in no positive "increment". The baseline for the
' increment was the sales tax revenue for 1999. Further, the agreement between the City
and the DDA can be terminated by giving written notice to the DDA thirty (30) days prior
' to the expiration of the current term of the Agreement. Since this has not occurred, the
Sales Tax TIF remains in effect with automatic renewal each year.
' The Sales Tax TIF should be formally updated with the cooperation of City Council with
a base year adjustment and formula that will allow it to become a part of long term DDA
capital funding.
' City Funding
' The City of Greeley began funding the DDA at a level of $50,000 per year with the
commencement of the Main Street Program in 2001. In 2005, the City increased this
amount to $75,000 per year. Continued City support is essential.
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
' Private Funding
Membership and contributions from private funding sources have averaged
approximately $45,000 per year from 2002 through 2008.
t Event and Festival Profits
Income from events and festivals has grown annually, with a total of about $30,000 in
2009.
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State Historical Fund and Preservation Tax Credits and Other Grants
' Since 2002 and the establishment of the local Downtown Historic District, preservation
funding has provided a generous boost to development through grants and state and
federal tax credits.
' The City of Greeley obtained a $200,000 grant from the State Historical Fund to assist
in the exterior rehabilitation of the Greeley History Museum in the historic Greeley
' Tribune Building. The Greeley Masonic Temple used SHF grant funds obtained by the
local non-profit Historic Greeley, Inc. to complete utility and exterior repairs and
replacements, as did the First Baptist Church. The SHF also paid for a structure
' assessment for St. Patrick Presbyterian Church and portions of the exterior
reconstruction of the Camfield Building.
In addition, state preservation tax credits were utilized significantly in private downtown
rehabilitation projects, providing a 20 percent state tax credit for costs of improvements
to historic buildings in downtown. The following information was gathered in 2007:
' 2002- 2006: Project #s Project $$$s State Tax Credit
' In Greeley 24 $ 975,055 $ 195,011
In Downtown 17 $ 821,169 $ 164,233
' *Totals show that downtown projects account for more than 84% of the historic
preservation projects and resulting state tax credits issued in Greeley.
In 2005, downtown Greeley was named a Preserve America community, a designation
of the White House's Advisory Council on Historic Preservation. This designation
' provides eligibility for grant funding as well. Other federal programs will be implemented
later in the near future. Greeley downtown district has also been added to the National
Register of Historic Places. This designation will provide a 20 percent federal tax credit
for rehabilitation costs on historic buildings in the district.
Plan of Development Downtown Development Authority Greeley, Colorado 2009
t2002 FINANCING ALTERNATIVES
The level and nature of financing vehicles actually employed will be dependent,
' in part, on the development efforts actually undertaken. These events, such as
reconfiguration of the pedestrian malls, will require capital financing of a relatively large
and one-time nature. Continuing financing for the ongoing revitalization efforts and for
the maintenance of project work within the Downtown Development Authority will
require a stream of revenue. Such funding must come from sources that can predictably
be continuing and should grow over time to assure the financial integrity of an
increasingly vital central core. Accordingly, the financing alternatives being considered
are broken into two categories; a) Continuing revenue and b) Capital construction.
' Continuing Revenue:
The long term success of the downtown revitalization is dependent on a financial model
that assumes a stable, if not modestly increasing, revenue stream.
1. Property Tax Increment Financing. This funding mechanism, for the most part,
should be used for infrastructure and other capital improvements. However, state
law does not preclude its use administratively. This is not a newly imposed tax
t burden but the allocation of "incremental" or additional taxes generated within a
defined district as a result of physical improvements that increase assessed
valuations. This allocation of property tax growth within a district can be attained
' by a vote within the district.
2. Sales Tax Increment Financing. Similar to property tax increment financing, this
' tax is generated as a result of increased sales tax collections from one year to
the next. This is not an additional or new tax but simply the allocation of
"incremental" taxes that are generated within the district as a result of its
t increased economic activity and sales. The baseline for a Sales TIF was created
for the DDA in 1999.
' 3. City Funding. Of the officially registered DDAs in Colorado, the level of City
funding is more or less proportionate to city size. Since the Greeley Downtown
Development Authority is a public entity, having been created by City ordinance,
t city funding is appropriate. Until the proposed increment financing grows, over
time, to support the required annual improvement expenses, a city budget
allocation is required. (The City of Greeley has agreed to provide interim
' financing of $50,000/year through 2004 in support of the DDA)
4. Private Funding. Private support is a realistic complement to a publicly funded
agency. Private funding can create a stronger sense of commitment and paid
memberships or dues, while not largely significant for major capital projects, can
assist markedly in meeting the annual administrative budget. (Private and
Community support generates 50 percent matching funds with the City's annual
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
5. Event and Festival Profits. Prior to 2001, events sponsored by the Downtown
Development Authority operated at a loss or breakeven. In 2001 the major
' Oktoberfest event was budgeted to achieve profitability. It netted more than
$9,000 for the DDA in 2002, and Oktoberfest is again budgeted to be profitable.
City of Greeley sponsored Friday Fest and Rio Grande Restaurant sponsored
' Concert Series are generating interest and attracting visitors and residents to the
Downtown. Additional events, carefully planned, will be introduced in 2003 and
beyond.
6. Enterprise Zone. The Greeley DDA is within a Colorado defined Enterprise Zone.
The zone was created to induce economic development activity through an
' income tax credit program. Currently the income tax credit is 25 percent and has
real value to membership supported organizations such as that recommended in
"Private Funding" above. Private support up to a specified amount is exempt
from federal income tax under Section 501(c)(3) of the IRS Code. Greeley's
501c3 "Greeley Downtown" has applied for and been granted enterprise zone
project designation by the Economic Development Commission of the State of
Colorado.
Capital Program Funding Options:
t1. Property Tax Increment Financing. This proposed funding source should over
time become the primary ongoing capital improvements funding mechanism for
' the area served by Greeley's Downtown Development Authority. As mentioned
above, it is not a newly imposed tax burden but the allocation of "incremental" or
additional taxes generated within a defined district as a result of physical
' improvements that increase assessed valuations.
2. Greeley Urban Renewal Authority (GURA) Tax Increment Financing District. A
tax increment district overlaying the DDA District's northern one half (north of
11th Street) is already in place and remains in effect until 2006. (See map on
' page 11).
3. General Improvement District. By petition of a majority of registered electors
' owning real or personal property within the DDA (or a portion thereof) a district
can be formed. The proposed district boundaries would embrace the proposed
and described improvements. Once formed and organized, the district can fix
' and set rates and levy charges for any revenue-producing service or facility. It
can levy ad valorem taxes on properties to pay for bonded indebtedness and for
operating expenses.
t4. Special Improvement District. Created for the purpose of defraying the costs of
defined improvements and services, a SID can assess costs to defray expenses
' or to service bonded indebtedness. A vote of property owners in accordance with
TABOR rules is required for the issuance of bonds and the levying of taxes. A
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
' special improvement district was approved in early 2002 by petition of property
owners within the described boundaries and by City ordinance.
' 5. Community Development Block Grants. The Greeley Urban Renewal Authority is
now initiating its year 2002 Community Development Block Grant requests.
These federal monies are available for projects that meet the national objectives
of either:
a) Assistance to low-moderate income, or
' b) Eliminates blight and/or slums. Several projects within the DDA should be
considered for application.
' 6. State Historical Fund for Preservation. With Greeley designated "Endangered,"
the review process for historic preservation grants is favorable. Several grants
have been approved for redevelopment activity within the DDA. These include:
' a) an inventory of and development of design review guidelines for historic
buildings,
b) a façade grant for the Buckingham-Gordon building (United Way building)
' c) a façade and restoration grant for 714 Tribune Centre,
d) rehabilitation grant for two locally designated historic buildings within the
Meeker Historic District
' 7. Tax Credits for Historic Preservation. Both State and Federal tax credits are
available for the preservation and rehabilitation of designated historic buildings:
' a) State tax credits. With Greeley's recent status as a Certified Local
Government (CLG) with the Colorado Historical Society, a 20 percent tax
credit can be obtained for qualified costs for rehabilitation on a building on
' the local historic register or a contributing property in a local historic
district.
b) Federal tax credits. A 20 percent federal tax credit is available for
qualified rehabilitation costs on buildings listed in the National Register of
Historic Properties.
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
' 2009 UPDATE
TAX INCREMENT FINANCING
' A letter of authority from the City Attorney's office sets forth the following Tax Increment
Financing Procedures (TIF):
• "In late 2002 the DDA submitted a plan to the City in accordance with C.R.S.
#31-25-801, et. Seq. The plan was reviewed by the appropriate authorities, the
City authorities, planning commission, City Council, and the school district
' regarding the plan of development. After review, the City Council approved the
plan of redevelopment pursuant to C.R.S. #31-25-808(4)(D). Included in the
resolution approving the plan was a provision that the City shall execute any and
' all necessary legal procedures to implement the same."
■ Pursuant to that plan, the County Assessor set as the baseline the 2003 property
tax base for the increment. The property currently subject to the Greeley Urban
' Renewal Authority Increment will be exempted from remission of any increment
monies realized until the Urban Renewal Authorities Tax Increment Financing
' expires.'
■ For the DDA to incur indebtedness and spend monies realized from the tax
increment, the DDA must submit the question of the intended pledge of revenues
' to vote by the qualified electors of the District at a special election to be held for
that purpose.
' On June 7, 2002 the Colorado Revised Statue #31-25-807 was amended by the
Colorado legislature to "Extension of the period that a portion of municipal taxes may be
allocated to a special fund to pay indebtedness related to a Downtown Development
' Authority to thirty years (from twenty five).
• CO #31-25-807. Powers — Duties. "Notwithstanding any law to the contrary,...
after approval by the governing body of the municipality, contain a provision that
' taxes, if any, levied after the effective date of the approval of such plan of
development by said governing body upon taxable property with the boundaries
of the plan of development area each year.... shall be divided for a period not to
' exceed thirty years... after the effective date of approval by said governing body
of such a provision."
' ' At year-end 2006 the GURA TIF expired and the final payout of GURA TIF dollars was made during
2007.
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Plan of Development Downtown Development Authority Greeley, Colorado 2009
TAX INCREMENT FINANCING
In 2002 the Colorado legislature extended the life of Downtown Development
Authorities time frame for tax increment financing to 30 years. With a baseline year of
2003 and a beginning year of 2004 the Greeley DDA Tax Increment Financing vehicle
becomes viable through year 2033. Because Tax Increment Financing revenue
increases are cumulative revenue, accordingly bonding capability can grow dramatically
in the later years of the TIF term.
Greeley Urban Renewal Authority TIF
The Greeley Urban Renewal Authority (GURA) TIF that overlaid the majority of the
developed area north of 11th Street within the DDA boundaries ended at year-end 2006.
Accordingly, beginning in 2007 earned TIF dollars within the entire DDA boundaries
accrue to the benefit of the DDA.
Downtown Development Authority TIF
' The Weld County Assessor has determined the total taxable assessed valuation of real
and personal property within the specified development area as of year-end 2003 as
$11,750,783. At that date the Assessor's calculations reflected zero percent increment
value and one hundred percent base value for the first year.
General and/or special obligation bonds can be issued for the financing of capital
projects within DDA boundaries with the approval of voters in the District. These bonds
would be retired using the increased sales and property tax increment generated by
such improvement projects. The DDA TIF boundaries are illustrated on the map
included within this document, including the 2008 extension of the boundaries to the
south.
A general reassessment of taxable property occurs each year in which there is a
change in the level of value used in determining actual value. Current statutes provide
that odd numbered years are years of reappraisal.
2002 TAX INCREMENT FINANCING
Tax increment financing is an accepted manner of providing a predictable and sustained
income stream for Downtown Development Authorities and Urban Renewal Authorities
in the state of Colorado. Such predicted funding allows these authorities to construct
major capital projects through bond issues and other long-term debt vehicles. Tax
increment financing is a tool used by Downtown Development Authorities across the
state, whereby additional tax revenue, generated in a specific district, is used to fund
public improvements in that district. Primarily a tool for attracting investors to revitalize
lagging downtown areas, it is now being used to finance affordable housing,
12
t
Plan of Development Downtown Development Authority Greeley, Colorado 2009
neighborhood revitalization, and the redevelopment of obsolete industrial sites. Projects
of many types, capital and otherwise, can be funded with the goal of increased
economic vitality. Of the 21 Colorado Downtown Development Authorities reporting (23
' total), all except three (Commerce City, Lakewood, and Superior) are currently using
property tax increment financing to fund their administration and capital projects. Twelve
' of these twenty-one authorities are using both property and sales tax increment
financing. Other funding sources are property tax mill levies and municipal general fund
contributions.'
Greeley Urban Renewal Authority existing TIF
The Greeley Urban Renewal Authority (GURA) is in the final four years of a property
TIF. Their District overlays the majority of the developed area north of 11th Street and is
' within the DDA boundaries. GURA will retain rights to this TIF and be the exclusive
recipient of increment payments during its remaining life. At the conclusion of this time,
the DDA will begin receiving the tax increment from this area based upon the DDA's
' base value for year one.
The Greeley Urban Renewal Authority, by virtue of TIF revenues in excess of long-term
' debt obligations, continues to invest in urban renewal projects within the northern
boundaries of the DDA.
Downtown Development Authority proposed TIF
' The Downtown Development Authority requests of the Weld County Assessor his
determination of total taxable assessed valuation of real and personal property within
the specified development area as of the last certification of value date.
' The approval date of this plan dictates whether this will be the value certified prior to
December 10, 2002.2 The Assessor's calculations will reflect zero percent increment
' value and one hundred percent base value for the first year.
In reality, the final approvals for the DDA TIF by Council Resolution occurred so late in
November of 2002 that the Weld County Assessor was not able to certify TIF property
values by the statutory deadline of December. Accordingly, said values were
' established for a base year on December 1, 2003.
Notwithstanding the continuing term of the GURA TIF, the DDA's baseline becomes
' established and is the basis for increment distributions within GURA's designated 15
block boundary after the GURA tax increment expires or is otherwise retired.
' The DDA TIF, however, in the southern half of the Downtown Development Authority
District accrues to the benefit of the DDA immediately. Because there is significant new
construction and redevelopment planned in the southern portion of the DDA, the
' 13
1
Plan of Development Downtown Development Authority Greeley, Colorado 2009
approval of this plan will allow some tax increment to begin flowing to the DDA within
the next two years.
' General and/or special obligation bonds can be issued for the financing of capital
projects within DDA boundaries with the approval of voters in the District. These bonds
' would be retired using the increased sales and property tax increment generated by
such improvement projects.
Affect on other Taxing Authorities
' If the total assessed value of the DDA area does not exceed or is less than the base
which existed prior to the approval of the plan, all the taxes levied in the area are paid to
the funds of the individual taxing entities within the area, such as the County, City and
school district.
' Only the property tax levied on redevelopment and new construction within the DDA will
affect the base positively for the DDA. In the event of a general reassessment of taxable
property within the DDA area, the increment change in assessed value is
proportionately adjusted and distributed to the DDA and to the taxing authorities having
jurisdiction within the District. That is, taxes from increased property values on
unimproved property within the DDA District, resulting from DDA activity elsewhere in
' the District, will flow not to the DDA but to the appropriate taxing entities.
A general reassessment of taxable property occurs each year in which there is a
change in the level of value used in determining actual value. Current statutes provide
that odd numbered years are years of reappraisal.
' The argument has been made successfully in the 21 districts where tax increment
financing is currently being applied in Colorado that this method of stimulating
redevelopment is a winning situation for all taxing entities. If redevelopment does not
occur in a depressed and economically disadvantaged area property values in general
will not increase and will in fact often decline. On the other hand, if robust development
occurs, reappraisal occurring during general reassessment periods will reflect an
increase in property values throughout the District. This increased value then accrues
proportionally to all taxing entities having jurisdiction within the District.
' Summary of State Urban Renewal Authorities and Downtown Development Authorities
February 2000. Colorado Municipal League.
2 Colorado State instructions to County Assessors, 15-AR-DT, ARL Vol 2 1-84, Revised 12-01.
' 14
' Plan of Development Downtown Development Authority Greeley, Colorado 2009
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I 15
Plan of Development Downtown Development Authority Greeley, Colorado 2009
PLAN OF DEVELOPMENT PRIORITIES
' The focus areas of the Plan of Development describe issues that exist within the
Downtown Development Authority District that the DDA Board proposes to address
during the thirty-year life of the TIF. A primary objective and purpose of the Plan is to
' promote the safety, prosperity, and general welfare of the District and its inhabitants and
to assist in the development, redevelopment, and planning of its economic and physical
restoration and growth. The ability to finance the respective areas will be dependent,
' among other things, on available funding, the relative strength of priority, the opportunity
for private investment, changing needs of the community, and general economic
circumstances.
Proposed projects for the District in which the DDA is asked to participate will be
evaluated against the following criteria. Additional criteria may be applied.
1. Infrastructure improvements, such as new streetscapes, will be supported that
enhance the attractiveness, historic character, and the overall experience of
' being in downtown Greeley. Infrastructure improvements of various natures that
encourage and attract new business and development will be a priority.
' 2. Assistance, including grants and loans, may be made available for the
establishment of new and/or expanded retail and service businesses. Assistance
may be in the form of, but not limited to, assemblage of sites, acquiring, selling
' and leasing, constructing, equipping and developing commercial properties and
making adequate utilities and public facilities available for private development.
Such businesses must be in keeping with the mission of the DDA to make
downtown Greeley a fun place to live, work, play and do business. Other criteria
may also apply.
' 3. Assistance, including grants and loans, may be made available for the
establishment of new and/or expanded residential units, including live/work units
in the downtown. Rehabilitation of existing housing will be encouraged as well
as, where practical, the conversion of existing structures to residential use.
4. Private development of various kinds will be encouraged that creates a public
' benefit. For example, the DDA may participate in a partnership with a private
developer if the project is highly desirable and consistent with the plans and
' objectives of the DDA, and the project shows promise of stimulating additional
revitalization or redevelopment opportunities.
5. Projects that incorporate alternative modes of transportation, along with the
automobile, will be encouraged in order to make downtown Greeley accessible to
as many people as possible. This includes, but not limited to, support of street
' reconfiguration, additional downtown parking, mass transit, bike lanes, and
pedestrian traffic patterns.
' 16
Plan of Development Downtown Development Authority Greeley, Colorado 2009
6. Activities and events will be supported that attract area residents, neighboring
community members, and tourists by broadening entertainment, cultural, and
' social events that take place throughout the District. Projects that promote
Downtown Greeley as a place for shopping, dining, entertainment, relaxation,
culture, recreation, and education will be encouraged.
' 7. Development will be supported in such a manner that the historic context of the
area within the confines of the DDA boundaries is enhanced respective to the
' various areas: commercial, residential, church, governmental, and collegiate.
Projects that promote and comply with the Design Guidelines for Downtown
Greeley as they relate to historic preservation will be encouraged.
8. Activities that promote a diversity of activities in the District and maintain the area
as a regional center for commercial, financial, residential, governmental, social,
' recreational, and cultural activities will be encouraged.
2009 Administration and Marketing:
' Future changes to the Plan of Development can be adopted by the Board of Directors of
the Downtown Development Authority as long as such updates are related to changes
' in Colorado State Statute or Greeley City Ordinance. Included are updates that reflect
then current status of projects previously approved and/or authorized. Clarification,
corrections, and updates within the Plan may similarly be accomplished with approval of
' the Board of Directors.
Administration and Marketing:
' The operations of the Authority may be financed from funds generated by the proposed
' TIF as outlined in Colorado Revised Statutes section 31-25-816. The need to maintain
continuity and coordination over the life of the TIF makes it necessary that some funds
generated from the TIF be directed to support reasonable or necessary administrative
and marketing activities.
Presently, the DDA consists of three staff members, the Executive Director, the Project
t Coordinator and the Administrative Assistant. The administrative staff may continue as
such or increase depending upon the level of work necessary to carry out DDA plans
and activities successfully. Likewise, marketing is a crucial ingredient to the success of
' any downtown revitalization effort by informing potential investors, developers, and
prospective businesses of the activities and opportunities generated by the TIF as
guided by the DDA.
' There is no set formula for the amount expended on administration and marketing for a
DDA. The costs for these activities will vary over the life of the TIF depending upon the
level of services required.
' 17
1
Plan of Development Downtown Development Authority Greeley, Colorado 2009
' 2009 UPDATES TO FOCUS AREAS
' The original Plan of Development laid out several focus areas with the organization's
goals for establishment or improvement in these critical areas.
' Many of these goals have been accomplished; many have changed in the course of the
intervening five years. A few of the focus areas remain unchanged, and the DDA
continues to follow the recommendations of the 2002 plan.
Additionally, the Plan of Development has been compared with the City of Greeley 2060
Comprehensive Plan to ensure continued compatibility.
' Neither of these additions, nor the Plan of Development, brings any new solutions,
information, or direction to the table. This plan is the compilation of the many plans,
' studies and deliberations into a cohesive and comprehensive summary from which the
DDA will prioritize and take action.
' The following is not meant to be a specific nor an exhaustive list. It is the start of a
continuing process outlining focus areas that are currently of interest. This is a working
document in which many people will be encouraged to have ongoing input.
' The following are the pertinent updates and additions to some of these focus areas.
' 2002 FOCUS AREAS
FOR
' PLAN OF DEVELOPMENT
' The following areas of "opportunity" have been raised by citizens, Downtown
Development Authority Board members, Planning Commission members, Greeley City
' Staff personnel, and the Greeley City Council as necessary events and issues to be
addressed if we are to meet the goal of returning downtown Greeley to a vital economic
force in our community.
' Each of the nine focus areas have been the subject of study, debate, consultation, and
planning. These focus areas, which have been previously identified, are an issue
' (either individually or as a part of a larger study/plan) that has been developed, debated
and approved within the last decade, or more likely, the last three years. They have
been drawn from documents such as Greeley's 2020 Comprehensive Plan, Parking and
' Traffic Study, Lincoln Park Master Plan, etc. The focus areas are listed in an order
reflecting initial priorities as seen at the outset of the Plan in 2002. These priorities are
subject to change as needs and circumstances change.
' 18
t
Plan of Development Downtown Development Authority Greeley, Colorado 2009
This Plan of Development, in itself, brings no new solutions, information, or direction to
' the table. This plan is the compilation of the many plans, studies and deliberations into a
cohesive and comprehensive summary from which the DDA will prioritize and take
action.
' The following areas of opportunity should not be evaluated without first having read and
understood the underlying document(s) from which they emerge. These documents,
' listed in the Reference section, are detailed and precise. They provide the necessary
detail from which an action plan should be developed. Source documents can be
checked out (or copies made available for a modest charge) from the office of the
' Downtown Development Authority in Greeley, Colorado.
The following is not meant to be a specific nor an exhaustive list. It is the start of a
' continuing process outlining focus areas that are currently of interest. This is a working
document in which many people will be encouraged to have ongoing input.
PROPOSED PHASING OF IMPROVEMENTS
' PURSUANT TO THE LOCAL IMPROVEMENT DISTRICT
ADOPTED BY THE CITY OF GREELEY
On February 19, 2002, the City of Greeley adopted Local Improvement District No. 464
which generally describes seven (7) general areas of improvements to be made within
' the Authority's boundaries. Those seven areas consist of improvements to:
1. The 9th Street Plaza (9th Avenue to 8th Avenue);
' 2. The 8th Street Plaza (9th Avenue to 8th Avenue);
' 3. Lincoln Park Diagonal Walk Way (10th Avenue to 9th Avenue);
4. 9th Avenue Improvements (10th Street to 7th Street);
5. 8th Avenue Improvements (10th Street to 7th Street);
' 6. Parking Lot Improvements on 7th Avenue (7th Street to 6th Street); and
' 7. Miscellaneous Block Improvements.
In accordance with the Local Improvement District Ordinance for the general
' improvements to be made as indicated above, this plan anticipates the improvements to
be funded and constructed in four (4) distinct phases as follows:
' 19
Plan of Development Downtown Development Authority Greeley, Colorado 2009
A. The first phase of construction improvements shall consist of (1) 8th Street
Mall Improvements; (2) the 9th Street Mall Improvements; (3) Lincoln Park Walk Way
' Improvements: (4) Mid-block Alley Improvements; and (5) Parking Improvements. This
First Phase shall be bid as soon as possible in order that construction to be completed
in the summer of 2003. The funding for this phase will be obtained from the City directly
and a City funded loan to the DDA, said loan to be repaid pursuant to the LID
Ordinance.
' B. The second phase of improvements authorized by and delineated in the
LID consists of 8th Avenue improvements. These improvements are to be bid and
negotiated after Phase I and upon the receipt of sufficient revenue generated from the
financing alternatives and tax increment financing indicated earlier in this plan.
C. In the third phase of the improvements, area improvements within the
' boundaries of the LID will be made upon receipt and sufficiency of tax increment
financing to secure the payment for the cost of said improvements. This phase would
not occur until there are sufficient monies contemplated to pay for the cost of those
improvements.
D. In the fourth phase, and the fourth and final phase of the improvement
' plan, 9th Avenue is to be improved. However, both the design bid and construction
costs of this final phase have not been developed at this time. The financing for this
final phase shall be obtained from the financing alternatives and tax increment financing
indicated earlier in this plan.
Under the Local Improvement District established by the City of Greeley, the
' improvements delineated in the Local Improvement District Ordinance were those of a
general nature. Not all of the improvements contemplated in the LID Master Plan be will
be constructed immediately. As this improvement phasing plan shows, the
' improvements will be constructed over a period of time based upon the financing
obtained both through public and private sources, as well as, tax increment financing.
The LID Ordinance does not contemplate, and this plan does not contemplate the
' immediate construction of all the improvements that were generally described in the
Local Improvement Ordinance. The downtown improvements were and are intended to
be a long term project, and as the above phasing shows, this improvement plan may
take a considerable time to complete all the improvements indicated in the plan and the
LID Ordinance.
This phasing plan is and has been developed jointly by the City of Greeley and the
Downtown Development Authority in order to show and explain the appropriate phasing
of improvements, based upon the existing and anticipated financing available. Future
financing and revenues from both public and private sectors and tax increments may
accelerate or decelerate this general phasing plan.
20
Plan of Development Downtown Development Authority Greeley, Colorado 2009
FOCUS AREA
RETAIL AND COMMERCIAL DEVELOPMENT
' Of seventeen cities from across Colorado with which Greeley has been compared,
thirteen achieved gross sales per capita in excess of Greeley in the year 1998 (Exhibit
10 of Clark report). Greeley's citywide performance in overall rates of increase in Sales
and Use Tax collections has been comparatively inferior. Per capita income has risen
precipitately in recent years because aggregate personal income gains have outstripped
population gains by a wide margin. So, buying power is up, and, despite rising housing
' costs, disposable income gains should have produced commensurate increases in retail
sales, hence in tax collections. They did not. Efforts should, therefore, be made to
enhance the shopping and work experience in the downtown area to keep people doing
' business in Greeley.
Retail Development
There are two factors that ultimately determine downtown sales volume. The first is the
rate at which the downtown captures a share of the citywide sales. The capture rate for
' downtown Greeley has remained flat for the past several years.' Improving access to
Downtown from the west and south and expanding residential opportunities in and near
Downtown could increase this rate. The second is the size of the overall citywide
' volume itself. Working to make the downtown area an interesting place to visit would
attract people from surrounding areas, benefiting the entire City.
' Retail Actions:
' 1 . Enrich the downtown shopping experience.
2. Differentiate Greeley's downtown from its regional rivals.
3. Support increased parking and improved circulation, as well as other modes of
' transportation to and within the downtown.
4. Develop programs and incentives to attract appropriate retailers to the
' downtown.
5. Develop a working partnership with businesses throughout the city to promote
Greeley as an attractive place to visit and shop.
Commercial Development
' If the base of downtown pedestrian-related amenities is improved, which includes retail
and residential development, the downtown will become a magnet for new office-using
' businesses. The evidence from around the nation is abundant and compelling.
Downtown environs have become the new frontier in office development, and even
rising land prices will do little to slow the progression, because offices, unlike much
' 21
1
Plan of Development Downtown Development Authority Greeley, Colorado 2009
' manufacturing, can build up rather than out. Multi-story buildings can be placed atop
small lots, thereby minimizing the cost of land rent. This is a classic case of input
' substitution, and the contemporary rewards of downtown locations are compelling given
a vibrant arena that can attract and retain a competent work force.2
' Good design can mitigate the impact of increased densities by creating vital and active
centers of community interaction where people enjoy a more pedestrian oriented and
mixed-use environment. At the same time, good design can provide successful infill
' development that is compatible with the scale, character and context of existing
neighborhoods, and with the vision the community has for itself. In order for a planning
process to be effective, there must be a paradigm of planning standards that encourage
' mixed use, pedestrian orientation, and infill standards to accommodate the required
higher densities where appropriate.
Forms of financial incentives, such as tax increment financing, would offer an
equalization of the cost of urban development with that of cheaper suburban lands. Tax
credits, redevelopment grants, and public-private partnerships of infrastructure are all
' means that must be addressed in any redevelopment plan. Adjoining areas in the City
might join together to support a given project, because both would benefit from it
happening.3
' The supporting of "brownfield" development is critical if existing environmental hazards
are to become less of a hindrance for infill development. Brownfields are previously
' developed lands that may contain toxins or other environmental hazards that carry with
them potential liabilities for new development. These liabilities have discouraged new
development within urban areas throughout the United States, favoring instead
development on new lands in the urban fringe. This pattern has helped to reinforce
sprawling development, often to the detriment of the traditional city center.
22
Plan of Development Downtown Development Authority Greeley, Colorado 2009
' Commercial Actions:
' 1. Offer economic incentives, such as tax increment financing, utility and
development fee waivers, up zoning, transfer of development rights
opportunities, etc., in order to overcome higher land and development costs in
the downtown area.
2. Provide zoning incentives by up-zoning select development parcels with
improved floor area ratio (FAR) allowances, reduced setbacks, and flexible
' design requirements.
3. Create aggregated and purposeful open space that can be used for parks,
preservation of natural features, and development of view corridors, sun light
' corridors and other desirable features.
4. Develop existing building's upper levels to accommodate professional offices.
5. Increase the stock of commercial and professional office space.
' 6. Provide infrastructure incentives for infill development.
7. Support mixed-use with commercial and compact residential.
8. Support public transportation.
1
' A Plan and Strategy For Revitalizing Downtown Greeley, Colorado. Dr. Thomas A. Clark,
University of Colorado-Denver, College of Urban and Regional Planning. October 1999
2 A Plan and Strategy For Revitalizing Downtown Greeley, Colorado. Dr. Thomas A. Clark,
' University of Colorado-Denver, College of Urban and Regional Planning. October 1999
3 Livable Communities. American Institute of Architects-Colorado. February 21, 2001.
' 23
Plan of Development Downtown Development Authority Greeley, Colorado 2009
FOCUS AREA
PARKING
' The City of Greeley's Public Works Department, in cooperation with the Downtown
Development Authority, has developed several planning documents to address
short and long term parking, pedestrian, bicycle, and transit and transportation
' issues. These plans and studies all fall under the larger strategic Greeley
Comprehensive Transportation Plan Mobility 2020 (Draft pending approval).
Collectively they serve the Downtown Development Authority as the roadmap for
' downtown parking issues.
Specific to the area within the Downtown Development Authority boundaries City
' Council adopted a 25-point program stretching over the next decade.' The DDA
encourages the City to follow through with the actions outlined in the Parking and
Traffic Study.
Potential Parking Structure2
' Redevelopment activities in Greeley's DDA district would include both public and
private projects. Public projects, primarily funded by tax increment financing, would
be used to leverage private development in the planned area. Public projects have
' included construction of street improvements, brick sidewalks and public plazas,
planting street trees, construction of public buildings, partnerships with private
developers, funding public art, improved street parking and parking garages.
' A parking structure could be funded through a variety of methods. Greeley could
issue bonds paid back from these sources. The parking revenue could come from
' parking meters and parking permits sold downtown.
Land could be purchased by the City specifically for parking or offer land already
' City-owned. In the case of the Parking Structure, the DDA could use tax increment
collected in their development area to help fund the project. The philosophy is that
' the public improvements create additional property value, and the tax increment
collected is used to pay off loans issued to pay for the improvements. In the case of
the Parking Structure, commercial development would be spurred by the structure,
' especially with retail outlets placed on the ground floor, which in turn would
generate additional property and sales taxes to help pay off the loan for the
structure.
t
Parking and Traffic Study, Final Report, City of Greeley. Charlier Associates, Inc. Adopted May 2000
2 Parking Structure Feasibility Analysis, Greeley, Colorado. Carl Walker, Inc. Planning, March 2002
' 24
1
Plan of Development Downtown Development Authority Greeley, Colorado 2009
' 2009 UPDATE
FOCUS AREA
' TRANSPORTATION AND CIRCULATION
' In 2006, in response to public perceptions of parking and safety issues, the DDA added
to its marketing effort, the GEMcar, a small electric shuttle car. Conceived as a
marketing/transportation attention-getter, the car was intended to shuttle downtown
' patrons, driven by a staff or volunteer force of "downtown ambassadors." Until such a
staff can be assembled, one car is used for festival support and transportation.
' In other transportation initiatives, the DDA is currently exploring the potential for
restoration of Greeley's historic trolley line, using numerous other downtown trolleys
nationwide as models. This fixed-line trolley would connect the university neighborhood
' with downtown, shuttling the much-needed student population back and forth from
community to campus, as well as nearby residents, university staff and faculty, and
other business neighbors, such as North Colorado Medical Center staff. The American
' Public Transportation Association (AP) states that trolleys work as transportation, but
are also beneficial to the community as an economic development engine. A trolley is
both a shuttle and an attraction that would energize downtown redevelopment. The
DDA plans to investigate those communities that are most similar in size to Greeley that
have utilized trolleys then obtain funding for a feasibility study.
' 2002 FOCUS AREA
TRANSPORTATION AND CIRCULATION
(TRAINS, PLANES & AUTOMOBILES-BUSES, BICYCLES & PEDESTRIANS TOO)
Downtown Greeley is the transportation hub of the city and for most of Weld County.
Local transit, The Bus, finds all of its routes intersecting and connecting in downtown
' Greeley. Intercity and commuter bus service have terminals downtown. Highways 34
and 85 intersect here. The Greeley-Weld County airport is located two miles east on 8th
Street and Colorado's main line rail service north and south parallels 7th Avenue.
' The goals and visions of the Downtown Development Authority are compatible and
' complimentary to Greeley's Comprehensive Transportation Plan. That Plan "should
serve as a pro-active, visionary tool that can be implemented gradually. At the same
time, the plan should provide enough flexibility for future plan updates to build upon."
' Further, the Transportation Plan's mission is "to plan and implement a safe, efficient,
continuous, coordinated and convenient multi-modal transportation system that serves
the needs of the users in the community."'
' 25
Plan of Development Downtown Development Authority Greeley, Colorado 2009
VEHICULAR CIRCULATION
The Comprehensive Transportation Plan, a 20 year plan, spells out actions in several
areas that have impacts in the Downtown Development Authority area. The DDA will
work to implement those elements relevant to the downtown area.
iVehicular Circulation Actions:
1. Expand the traffic and vehicular concepts constructed within the Special
Improvement District to the remaining blocks of the DDA served area.
2. Roadway actions focus on critical roadway maintenance and improvement
projects as they contribute to a positive and attractive visual image and
community character.
3. Travel demand management strives to reduce the dependency on single
occupancy automobile use.
4. Rail service actions focus on the long-term establishment of a commuter rail
corridor linking Fort Collins, Greeley and Denver.
5. Grade crossing protection and "quiet zones" are particularly important in the
downtown corridor.
' 6. Bus transit development includes increased frequency on existing routes
providing appropriate links with UNC, shopping centers, and corporate centers as
' economic growth warrants and supports such activity.
7. Develop a new shuttle service between UNC and the downtown to provide quick
and easy access to the downtown for students, faculty, and staff of the
University.
8. Employ vehicular actions detailed in "Parking Focus Area" within this report.
BICYCLE CIRCULATION
Downtown is a destination, ultimately, for all of the residents and most of the visitors to
Greeley. Accordingly bicycle and other modes of transportation need to be specifically
addressed as to how the objectives of each individual traveler are served. Parking, of
course, is critical to arrivals and departures, and the actions discussed here are closely
connected with the corresponding actions in the sections "Parking Focus Area" and in
"Pedestrian Circulation Actions" below.
26
Plan of Development Downtown Development Authority Greeley, Colorado 2009
' Bicycle Circulation Actions:
1. Employ bicycle actions detailed in "Parking" focus area.
2. Embrace and cooperate in the implementation of the portion of the Master Bike
' route Plan that applies to the area of the DDA.
3. Provide a continuous bicycle route system within the DDA.
' 4. Provide connectivity with the bikeway system along the Cache La Poudre River,
Sheep Draw and with other regional linkages.
t5. Seek construction opportunities.
PEDESTRIAN CIRCULATION
A pedestrian-friendly environment is a critical element of the revitalization of the area
within the Downtown Development Authority boundaries. Fortunately, City of Greeley
policies support this goal.2 These policies are:
' a) Prioritize pedestrian movements in design and construction equal to motor
vehicle system.
b) Provide for convenient and safe pedestrian access.
' c) Provide for continuous pedestrian routes and linkages.
d) Develop pedestrian systems accessible to all members of the community.
e) Promote coordination and cooperation on pedestrian projects.
tVirtually all planning for the revitalization of the downtown core has discussed and
addressed pedestrian circulation issues. The 2002 Special Improvements District work
' project is specific to pedestrian needs in its final design for construction.
1
Greeley Comprehensive Transportation Plan, Mobility 2020(Draft pending approval)April 2002.
' 2 Greeley Comprehensive Transportation Plan, Mobility 2020(Draft pending approval) April 2002.
27
Plan of Development Downtown Development Authority Greeley, Colorado 2009
2009 UPDATE
FOCUS AREA
' RESIDENTIAL AND MULTI-FAMILY HOUSING
' Since the original Plan of Development was published in 2002, significant housing
development has occurred within the DDA boundaries. The 44-unit Madison Avenue
Apartments were opened in the historic and rehabilitated Greeley Junior High Building,
' in between UNC campus and downtown. This building, long off the tax rolls as the
school district administration building, provides studio and one-bedroom apartments to
dozens of students and residents.
' Significant loft apartment redevelopment was completed in downtown, with 8 new units
in the Shaw Building, 19 units renovated in the Camfield Building, 8 loft units added or
' rehabilitated in the 16th Street area with The Book Stop addition, and other second-floor
renovations. Numerous other downtown apartments and lofts have been added on the
8th and 9th Street Plazas including but not limited to those at Kiva Theatre
Condominiums, and the Weldorado Building.
Nevertheless, the DDA area has felt the slowdown in the housing market with some
' landlords experiencing high vacancy rates, and single-family houses falling victim to
foreclosures, vacancies, and the resulting deterioration. According to the 2000 census,
well over 80% of the residential property in the DDA is renter-occupied, with some
' blocks reporting 95-100% rental property.
' Plans such as the City of Greeley's Neighborhood Building Blocks program,
Neighborhood Watch areas, the Monroe Historic District, and the proposed Cranford
Historic District adjacent to DDA, seek to build neighborhood safety, maintenance
standards, and economic incentives.
' 2002 FOCUS AREA
RESIDENTIAL AND MULTI-FAMILY HOUSING
' Approximately one third of all dwelling units in the City of Greeley are located in and
around the downtown. These areas, however, have been losing population, and
' resident incomes have slipped relative to those in the City at large. There is good
reason to try and reverse this trend and develop the downtown's residential base over
the next half decade and beyond. More people living Downtown would support
t commercial enterprises, alternative transportation modes such as busses and trains,
museums and libraries, and, most importantly, an overall vitality that is necessary for a
vibrant and healthy city center. In many ways a strong population in the downtown area
t is crucial for successful commercial redevelopment. Livable communities are
accomplished through good design that is compatible with existing as well as with new
ideas about how people effectively interact with each other.
28
Plan of Development Downtown Development Authority Greeley, Colorado 2009
In 1990, 8088 housing units were located in Census Tract 1 and the adjoining tracts in
' the downtown area. These constituted 34 percent of all housing units in the City.
Estimates have been produced that predict growth rates in the downtown based upon
the projected growth of Greeley and Colorado as a whole. According to Dr. Clark, "A
' high capture rate of 30 percent of all new housing units in the city would yield over
1,700 additional units in the downtown area during the years 1999 to 2010. A moderate
capture rate would yield over 870 units in this period" (Exhibit 18 of Clark report). More
' recent estimates, however, fall far short of the predictions above. Twenty-eight new
units, or just 2 percent of the City total, are estimated for 2002. While the figures cited
by Clark may not become a reality, this discrepancy underscores the need for
' aggressive development of new and attractive housing downtown that would preserve
the character of older neighborhoods while providing opportunities for workers and
others to live downtown.
Further, it is anticipated that almost 1,000 additional housing units will be required within
the downtown vicinity as a direct result of expansion at UNC during 1999-2005. An
' additional 1,000 units will be needed in this same area during 2005-2010 as growth at
UNC continues.'
' Housing Actions:
1. Convert vacant upper levels of stores and offices to residential lofts.
' 2. Develop multi-family student housing apartments within DDA.
3. Promote infill development in residential neighborhoods and vacant industrial
sites where appropriate
' 4. Rezone downtown areas if necessary to facilitate high quality rehabilitation of
existing residential areas.
5. Support multi-modal transportation for downtown residents.
' 6. Support development of live/work units for artists and others who wish to work
from home.
7. Encourage compatibility of the new development with the existing
' neighborhood/area, including lot size, house size, house orientation, setbacks,
topography, etc.
t 8. Retain historic character of neighborhood where appropriate.
9. Support desegregated land use that encourages interaction between commercial
and residential uses without the automobile.
1 A Plan and Strategy for Revitalizing Downtown Greeley, Colorado. Dr. Thomas A. Clark, University of
' Colorado at Denver, College of Urban and Regional Planning. October 1999.
29
Plan of Development Downtown Development Authority Greeley, Colorado 2009
' 2009 UDATE
FOCUS AREA
' ENTERTAINMENT AND CULTURE
' In 2006, the DDA presented to the Greeley City Council, a plan of marketing strategy to
promote downtown as an "Arts and Entertainment" district. The plan was derived from
research gathered from other downtown communities that based successful
' revitalization on an emphasis on these types of businesses.
New logos for both the DDA organization and the newly created Arts and Entertainment
' District were developed as a result of a call-for-entries contest. These new marketing
images are represented here:
DOWNTOWN
' DEVELOPMENT AUTHORITY DISTRICT
GREELEY , COLORADO
' In addition, many new events and festivals were added to the list of proven downtown
traffic generators. Following is a 2009 list of major DDA attended events:
' First Friday: Spend a Night on the Town (every month)
UNC/Greeley Jazz Festival
Blues Jam
' Friday Fest
Arts Picnic
Rio Concert Series
' Oktoberfest
Greeley Lights the Nights
Trick-or-Treat Street
' Martin Luther King March
Events are altered as necessary, depending on attendance and funding opportunities.
t
' 30
Plan of Development Downtown Development Authority Greeley, Colorado 2009
2002 FOCUS AREA
ENTERTAINMENT AND CULTURE
The presence of the Union Colony Civic Center, and various other cultural, religious,
' recreational and educational facilities help set downtown Greeley apart today, and are
likely to have a greater impact in the future. These characteristics and facilities argue
strongly for a strategic emphasis for downtown revitalization stressing the multiple
' functions of culture, recreation, education and information. "Culture and its companion
functions seem already centered in the downtown, and there is no other place
elsewhere where a greater concentration of these activities now resides."'
CULTURAL VENUES
' The Union Colony Civic Center and its growing attendance year after year present a
unique opportunity for downtown. Much evidence exists proving the willingness of
UCCC attendees to come to downtown Greeley and enjoy the varied performances.
' The 1,600+ seating capacity is filled on many weekdays and weekend nights throughout
the year. Many attendees come from Fort Collins, Loveland, Cheyenne and even the
Denver metropolitan area. Most go directly to their UCCC event and immediately leave
' the downtown area after the performance. The "capture rate" of before-show dining and
shopping is low. This regular influx of visitors (over 150 days each year) is a huge
opportunity for downtown eateries and retailers.
' The Weld Library District has repeatedly committed to remaining in the downtown area
with their Lincoln Park Library Branch. Since their tax mill levy increase in 1999, and
their construction of a massive West side library, concern exists about whether the
taxing District has reserved sufficient funds to meet their obligations to Lincoln Park.
Gates Foundation funding for a major computer center, designated for downtown, lends
' impetus to this challenge. Only $500,000 of capital dollars is reserved for this branch.
A brighter picture emerges for Greeley's Museums. The Quality of Life Task Force has
recommended to City Council in the spring of 2002 that a museum, reflecting the history
of the Union Colony, be constructed in downtown.2 Subject to City Council approval and
ultimately the voters, this project — along with the Ice Rink Sports Center— can play a
significant role in reestablishing downtown as a focal point of the community.
' Cultural Actions:
1. Capitalize on the large destination audience for "before and after event"
' dining and shopping. Provide a compelling reason for show attendees to
come early and stay late.
' 2. Seek opportunities to better tie the downtown area to the Greeley
Independence Stampede activities.
' 31
Plan of Development Downtown Development Authority Greeley, Colorado 2009
3. Consider matching funds and/or match sponsorships to organizers of
events or festivals, which draw significant numbers of people to Greeley
' and the Downtown Development Authority area.
4. Capitalize on UCCC events by scheduling compatible activities downtown,
' at Lincoln Park or on the Plazas. For example, during Jazz festival there
could be other jazz venues in restaurants, churches, and outside. During
Chautauqua, there may be historic ties to museums, libraries and Lincoln
Park.
EVENTS AND FESTIVALS
1 Events and festivals figure prominently in community life. Greeley has a full calendar of
well-attended annual events. Three of the most successful events are Oktoberfest, the
' Rio Grande Restaurant's Wednesday Concert Series, and Friday Fest. The Downtown
Development Authority, the City of Greeley, and leading businesses and corporations
sponsor these events. The City of Greeley and/or other organizations and groups
' sponsor several other community events, which are staged downtown. Some of the
other downtown events sponsored by non-DDA groups are:
' u Cinco de Mayo Celebration
u 4th of July Independence Parade
u Farmers Market (every Wednesday and Saturday in summer)
' ❑ Parade of Lights and Santa Claus
❑ Greeley Arts Picnic
❑ Colorado Jazz Festival
' ❑ Historic preservation month scavenger hunt
❑ Art Train
' Events Actions:
1. Expand DDA-sponsored events in recognition of community needs and
' preferences. Continuously seek new opportunities.
2. Make each DDA sponsored event profitable while enhancing Downtown
businesses.
' 3. Relocate events to the Downtown area that most appropriately reflects the
historic context of Downtown, such as the High Plains Chautauqua and
the University and community summer park concerts.
t
' 32
Plan of Development Downtown Development Authority Greeley, Colorado 2009
' RECREATION AND THE
ICE SPORTING COMPLEX: THE "ICE CUBE"
A city's quality of life starts with its downtown. A vibrant town center fills residents with
pride. A decaying core eats away even at prosperous areas elsewhere in the city. Ice
' rinks are destination centers, meaning people will drive to use them wherever they are
built. Their popularity is soaring, which is why the Greeley Quality of Life Task Force
has rated a rink so high on its list of proposed public projects to be funded by a sales
' tax increase.3 However, instead of a downtown location, the Quality of Life Task Force
is recommending g the ice rinks be incorporated into the west Greeley recreation center
proposed for 65` Avenue.4
There are many compelling arguments why the ice rinks should not be part of the
recreation center, but should instead be located in a venue downtown. Below are two
' endorsements for such a placing:
"I am forwarding this letter in support of the development of an indoor ice skating
t facility in downtown Greeley. The University of Northern Colorado currently has
a competitive men's ice hockey club...UNC has a very active campus recreation
and intramural sports program...The potential for an ice rink in the downtown
' area would greatly benefit our students as well as provide a large customer base
for the rink. I encourage the Downtown Development Authority to pursue this
possibility."5
' "As a major employer, North Colorado Medical Center (NCMC) is continuously
interested in potential projects and developments that can enhance the quality of
life and services in the community... We see an ice-sporting complex as an
important addition to community amenities and services. A proposed downtown
commercial district location seems to be a reasonable method of increasing both
' interest and traffic in the downtown area...As Chief Executive Officer of NCMC, I
support the development of an ice-sporting complex and the placement of that
complex in the downtown commercial district in Greeley."6
' The Quality of Life Task Force Report Facts:
' ❑ Average gross revenue for multiple ice sheet facilities is $1,186,644.
❑ Average expenditures for multiple ice sheet facilities is $919,485
❑ Total estimated annual usage is over 298,000 people.
' u 2006 projected population within a 30-mile radius of 8th Ave and 10th
St. is 538,424, which exceeds the national average for a population
needed to support an ice sporting complex.'
' 33
Plan of Development Downtown Development Authority Greeley, Colorado 2009
Ice Sporting Complex Actions:
' 1 . Gain widespread, citywide support for the funding and construction of
complex in downtown area. Support the sales tax issue to assure capital
dollars are available for construction.
' 2. Support the sports complex downtown by linking retail, residential and
commercial development with its emergence.
3. Integrate the ice sports complex into all of the strategic redevelopment
plans of the Downtown Development Authority, including the architectural
' and historically sensitive adaptive reuse of buildings and facades of
structures within the proposed site.
' In addition to an Ice Sporting Complex, downtown Greeley can be defined by a central
park where the community can gather and enjoy a host of functions. Lincoln Park is
such a place. The Constitution and By-Laws of the Union Colony, No. 1, noted, "in the
' center, or conveniently, a plaza or square of ten acres shall be laid out for the business
portion of the town, and grounds shall be reserved for a park."
The Lincoln Park Master Plan was developed to facilitate the planning for improvements
needed to help maintain the park's historic role as an important place for recreational
activities. Any cultural and entertainment actions should take into consideration, when
' possible, their relationship to this historic area.
PUBLIC ART
' Public art can often help define a unique feeling that commercial areas wish to create.
Public art can reflect experiences, history, or living beings that are important to an area.
' Public art can be an amenity that adds to people's experiences, increasing their
enjoyment of Downtown. It also can reinforce a special "sense of place" that sets
' Greeley apart from other commercial districts.
Greeley has enacted a public art loan and acquisition program that allows acquisition
costs of one percent of capital programs enacted within the City's budget (with some
restrictions). This program plus DDA financing and private participation should ensure
that this element of revitalization is undertaken.
tPublic Art Actions:
' 1. Sponsor public art pieces that reflect the environment or history of Greeley.
2. Establish a long-term program for the introduction of major sculptures and works
of art into the various neighborhoods and communities within the DDA.
' 34
Plan of Development Downtown Development Authority Greeley, Colorado 2009
3. Encourage and invent art opportunities in conjunction with the Lincoln Park
Library, the Tointon Gallery and the Greeley Museums.
' 4. Stimulate private placements and showings of art works in the downtown area;
i.e. Annual "Click" photography winners, Greeley Art Show, etc.
5. Encourage the creation and display of urban mural projects (like the Eleanor
Yates "Box" mural and the Leo Tanguma murals) in Downtown, particularly
adjacent to parking lots, on blighted buildings, and on blank walls.
I A Plan and Strategy For Revitalizing Downtown Greeley, Colorado. Dr.Thomas A. Clark,
' University of Colorado-Denver, College of Urban Design. October 1999
2 Quality of Life Task Force Report, Recommended projects, May 28,2002
3 The Greeley Tribune.Tribune Opinion, page Al 0,Sunday June 2,2002.
° Quality of Life Task Force Report. Recommended projects, May 28, 2002
'Letter from Hank Brown, President University of Colorado,May 20,2002.
6 Letter from Jon Sewell,Chief Executive Officer, North Colorado Medical Center, May 24,2002.
Claritas Site Report, March 19, 2002
' 35
Plan of Development Downtown Development Authority Greeley, Colorado 2009
' 2009 UPDATE
FOCUS AREA
HISTORIC PRESERVATION
The Downtown Historic District was designated in 2002, and encompasses Lincoln
Park, the Weld County Courthouse and the plaza blocks between 7t and 10th Streets
and 8th and 9th Avenues. Design review guidelines were adopted to govern exterior
' alterations and development in this district, as well as recommend appropriate
development in the DDA district as a whole.
' In 2005, downtown Greeley was named a Preserve America community, a designation
of the White House's Advisory Council on Historic Preservation. This designation
provides eligibility for grant funding as well.
Other federal programs will be implemented later in the near future. The core area of
the district has been added to the National Register of Historic Places. The designation
' will provide a 20 percent federal tax credit for rehabilitation costs on historic buildings in
the district, which includes contributing buildings within the plaza blocks bordered by 7th
Street and 10th Street.
t
' 2002 FOCUS AREA
HISTORIC PRESERVATION
' The historic character of the downtown area is a link to Greeley's unique past as one of
Colorado's few successful colony settlements. It is also an important urban center
' servicing the surrounding agricultural area, also a unique and valuable asset. While
many of the original downtown buildings have been changed or demolished over time,
enough of the early buildings and development pattern remain to preserve a sense of
' the historic character of the downtown area. Downtown has been and continues to be
the center of the community.'
' Historic structures dot the downtown landscape. They furnish an ambiance unrivaled in
any of the region's suburban and highway-oriented shopping venues. These are
perhaps the downtown's most important resource. The downtown offers, as well, a
' legible street grid laid out a century ago, mature trees, a major park and other structures
having architectural character, ample setbacks in residential areas, and spacious
interiors. There is also the rich intermingling of building types in tight spaces. These
t add character and link together to form clear edges along some of the downtown
streets. Newer buildings too often turn a blank face to the street, reducing the quality of
the pedestrian experience.2
' The Greeley Historic Preservation Ordinance, enacted in 1995, created the Historic
Preservation Commission and gave the commission the ability to designate structures
' 36
Plan of Development Downtown Development Authority Greeley, Colorado 2009
and districts to the Greeley Historic Register and to review exterior alterations proposed
for designated structures.
' Historic Greeley Inc., a non-profit citizens' group, was formed in 2001 to advance the
cause of preservation and history within the Downtown Development Authority area and
' the community at large.
Greeley's first historic district, the Monroe Historic District, was formed in 1999 within
' the boundaries of the Downtown Development Authority.
Reinvestment using tax increment financing is an excellent way to rehabilitate and
' preserve some of Greeley's historic structures while, at the same time, increasing the
economic viability of the area. Historic structures, built originally for one purpose, can
take on new life as residences, retail stores, or commercial offices.
Preservation Actions:3
' 1. Advance and establish a designated Downtown Local Historic District, which has
been approved for application by the DDA Board of Directors in June 2002.
2. Encourage historic preservation Downtown through the use of financial, building,
and related incentives for rehabilitation and restoration of landmark structures
and facilities.
' 3. Identify the major obstacles to the rehabilitation and reuse of Downtown buildings
and develop strategies to address such limitations.
' 4. Maintain Downtown as a "municipal campus" with a full range of governmental,
entertainment, educational, public safety, recreational, library and civic services.
' 5. Re-adopt the Lincoln Park Master Plan. Develop a schedule and gather
resources for its implementation.
' 6. Adopt Design Guidelines for Downtown Greeley as the guiding document for
' design review within the Downtown Historic District.
DESIGN GUIDELINES4
' The City of Greeley Development Code currently provides guidance for citywide
construction and development. Slightly more relaxed guidelines sometimes apply for
City, State, or Federal designated historic structures.
Design guidelines help provide protection for historic resources by providing written
' documentation for how improvements should be undertaken in order to preserve the
historic character of the building or area.
' 37
Plan of Development Downtown Development Authority Greeley, Colorado 2009
Architectural Design Actions:
1. Adopt the Design Guidelines for Downtown Greeley as the design review
document for the proposed Downtown Local Historic District. The guidelines will
be used by the Historic Preservation Commission and the City Council for
' projects within the DDA boundaries that define a locally designated historic
district.
t 2. All projects in the defined area, except minor ones as defined by the code, will be
reviewed, and determinations made, based on the objective of preservation of
the historic resource.
' 3. Ensure that public facilities reflect these same architectural design standards.
' 4. Encourage development and re-development to achieve a streetscape that is
intimate in scale and inviting to the passerby.
' 5. Seek funding from State and Federal agencies for the preservation of historic
structures and areas.
' ' Design Guidelines for Downtown Greeley. Allyn Feinberg Planning&Design. Prepared for City of
Greeley, Draft II. (This document is pending incorporation into plan review process.)
2 A Plan and Strategy For Revitalizing Downtown Greeley, Colorado. Dr.Thomas A.Clark, University
of Colorado-Denver,College of Urban and Regional Planning. October 1999
3 2020 Comprehensive Plan 2020.City of Greeley, CO. Chapter 11,"Redevelopment."
" Design Guidelines for Downtown Greeley. Allyn Feinberg Planning& Design. Prepared for
' City of Greeley, Draft II. (This document is pending incorporation into plan review process.)
38
I
Plan of Development Downtown Development Authority Greeley, Colorado 2009
' 2009 UPDATE
FOCUS AREA
' ENTRYWAYS
The Quality of Life sales tax initiative established funding for improvements to the City's
entryways. Downtown has benefited moderately in this effort on its northern and
southern borders, with improvements completed on north 11th Avenue and on 16th
' Street to the south.
But much improvement is left to be made outside the programs accomplished by the
' Quality of Life funding. The "great abundance of trees" referred to below, is quickly
disappearing, and measures must be taken to preserve this unique and valuable aspect
of our downtown.
' City of Greeley departments, including parks, forestry, water, community development,
and DDA must work together to develop a program of preservation and maintenance of
t the distinctive "tree lawn" parcels of the downtown streetscape. Greeley's core
downtown urban forest must be protected with surrounding live plantings, with a ban on
"hardscaping" and other non-live landscaping on the public right-of-way tree lawns and
streetscapes.
2002 FOCUS AREA
' ENTRYWAYS
Gateways and entry corridors should welcome visitors, residents, and travelers to the
City of Greeley and present a positive image and expectation of Greeley. The concepts
outlined by members of the Citizens' Entryway Committee are that:
❑ Greeley has a rich cultural heritage dating back to the first Native American
inhabitants.
o Agriculture, including crops, orchards, and cattle is a very important part of
' Greeley's past and present.
❑ The Platte and the Poudre rivers have contributed significantly to the settlement
and growth of Greeley.
' o The great abundance of trees throughout the City contributes to the overall
quality of life and, when viewed in mass from a distance, makes Greeley appear
to be an "oasis on the plains."
' o Present day Greeley is a progressive, growing city with many high quality
attributes, including the Union Colony Civic Center, a well known university and
college, a modern medical center, a great parks and open space system, a solid
business and industrial base, and most importantly, its citizens.
' 39
1
Plan of Development Downtown Development Authority Greeley, Colorado 2009
These concepts represent strong ideas and beliefs about where Greeley came from,
where it is today, and where it is heading.' As travelers approach the downtown area,
' they should be alerted to the fact that they are entering the unique area that is
downtown Greeley, a place in which the residents take pride in both the past and
present.
' Entryway Actions:
t 1. Soften and enhance the 8th Avenue Downtown Business District to serve as a
major entry corridor.
2. Curb extensions should be constructed at intersections to create space for
' pedestrians to gather and relax on sidewalk benches. Curb extensions will also
shorten the distance pedestrians have to cross the Avenue, making the
Downtown a safer and more enjoyable place to walk and shop.
' 3. Street trees and decorative pedestrian lights should line the street, creating a
pleasing visual image to mark one's arrival.
4. High mast streetlights should be installed.2
' 5. Appropriate signage should be placed on major entryway corridors to both mark
ones arrival and offer directions to points of interest.
1
1
t
1 Entryway Master Plan, City of Greeley, Colorado. July 1994.
2 8th Avenue, Downtown Business District, Entryway Master Plan, p.13, City of Greeley.
' 40
Plan of Development Downtown Development Authority Greeley, Colorado 2009
FOCUS AREA
GOVERNMENT OFFICES
The City and the County maintain significant employment concentrations downtown.
' Colorado State offices are numerous. School District 6 has administrative offices that
relocated into the central downtown core in 2001. The University of Northern Colorado,
on the south flank of the DDA area, has a large employment base. All told, the various
' government entities comprise the largest employment base in the downtown area.
Furthermore, the presence of these offices stimulates several hundred daily "trip visits"
by their clients. The Weld County court system is expanding, with additional courtrooms
' planned for the Centennial Center in 2003. The City of Greeley's Public Works
Department purchased the Anderson & Whitney building in mid 2002, retaining their key
position in the downtown area.
Given the importance of government offices present in downtown Greeley, this area
cannot be minimized. Attorneys, ancillary court services, City clients and public visitors
' provide a solid core of activity each day. The location of the available buildings within a
few blocks of each other provides a great opportunity for Greeley to create a unique
sub-area of downtown with, primarily, a government and public facilities emphasis.'
' Government Actions:
1. Build critical transportation, entertainment, transit and housing links necessary to
stimulate UNC student activity of Downtown.
' 2. Support Weld County government's expansion of the Judicial Center surrounding
the existing Court House and Centennial Center.
' 3. Support the continued the growth and consolidation of City offices in the
Downtown core, eventually moving to support a new City Administrative Center,
and thus freeing up needed space for additional commercial offices.
' 4. Support businesses, professionals and services directly serving the various
' government entities.
1 A Plan and Strategy For Revitalizing Downtown Greeley, Colorado. Dr. Thomas A. Clark,
University of Colorado-Denver, College of Urban Design. October 1999
41
Plan of Development Downtown Development Authority Greeley, Colorado 2009
FOCUS AREA
VISITORS, TOURISM AND CONVENTIONS
Greeley is a diverse community with many attractions, including museums, parks,
performing and visual arts, recreation and tours. Nationally acclaimed sports teams can
be visited in Denver, one hour away south. Rocky Mountain Park is one hour away to
the west and the 193,000-acre Pawnee National Grassland is just to our north. Greeley
' is home to the University of Northern Colorado Jazz Festival, the Colorado Farm Show,
the Independence Stampede, and the Hot Air Balloon Harvest to name only a few.
' Notwithstanding the above, Greeley is not a large visitor, tourist or convention center.
This is changing as the new major exhibition halls of Island Grove Regional Park attract
major new exhibitions, shows and conventions. The Aims College Education Center,
' University of Northern Colorado, local hotels, and the City of Greeley provide excellent
facilities for a growing number of scheduled conferences and events.
Visitor, Tourism and Convention Actions:
' 1. Develop supporting convention and meeting venues in the downtown area to
supplement the resources of the City of Greeley.
2. Work in concert with the Greeley Convention and Visitors Bureau.
' 42
Plan of Development Downtown Development Authority Greeley, Colorado 2009
BIBLIOGRAPHY
I. 2020 Comprehensive Plan — City of Greeley
' Chapter 11, Redevelopment - Downtown (Adopted September 2000)
II. Design Guidelines For Downtown Greeley (Draft II)
' Prepared for the City of Greeley by Allyn Feinberg Planning & Design Inc.
Pending incorporation into City of Greeley plan review process.
t III. General Design Review Guidelines, City of Greeley Historic Preservation
Commission.
t IV. A Plan and Strategy For Revitalizing Downtown Greeley, Colorado
Dr. Thomas A. Clark, University of Colorado-Denver, College of Urban and
Regional Planning. October 1999
' V. Parking and Traffic Study, Final Report, City of Greeley
Charlier Associates, Inc.
Adopted May 2000
VI. Parking Structure Feasibility Analysis, Greeley, Colorado
t Carl Walker, Inc. Planning
March 2002
' VII. Entryway Master Plan, City of Greeley, Colorado
EDAW, Inc.
July 1994
VIII. Lincoln Park Master Plan
t City of Greeley, Community Development Department
Designed by EDAW, Inc. Adopted August 1991
' IX. Pedestrian Mall Technical Memorandum
Prepared for the City of Greeley and the Downtown Development Agency
January 2000.
' X. Quality of Life Task Force Report, Recommended projects. May 28, 2002
' Xl. Greeley Comprehensive Transportation Plan: Mobility 2020
(Draft pending approval)
April 2002.
' 43
Plan of Development Downtown Development Authority Greeley, Colorado 2009
1
t
Copies of these planning and approved documents are available for
further review at:
Downtown Development Authority
710 11th Avenue, Suite 108
Greeley, CO 80631
' Please contact Bianca Fisher at (970) 356-6775.
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