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Home My WebLink About20102502.tiff (;in of ZIIiI reele 1,i : 4 Y October 11, 2010 Weld County Commissioners 915 Tenth Street Greeley, CO 80631 Dear Commissioners: At a joint breakfast meeting earlier this year with the City Council, the Weld County Commissioners were briefed about an urban renewal study underway for the area known as the E. 8th Street Corridor. As noted at that time, this study would examine the physical, economic and service limitations within this corridor that could qualify it to be designated as an urban renewal area as defined by Colorado State Statutes, and eligible as a tax increment district to support its redevelopment. That study has been completed and concludes that the area conditions warrant such a designation. Although a larger area was studied, the recommended urban renewal area only involves property located within the City of Greeley. In accordance with State Statutes, a cost/benefit analysis has also been prepared. The entire report is attached; the cost/benefit discussion is found at Attachment G of the report. The City's Urban Renewal Authority and Planning Commission will be considering this study and recommendation on October 13th and 19th, respectively. The public hearing to formally consider the designation of the E. 8h1 Street Corridor as an Urban Renewal and Tax Increment Area will be considered by City Council on November 16th, at 6:30 p.m. in the City Council Chambers, 919 7th Street. Please contact me if you have any questions or need further information on this matter. Si ly, C-77: 44/ Rebecca L. Safarik Community Develop fit Director CC Monica Daniels-Mica, Director of Finance and Administration Bruce Barker, Clerk to the Board Roy Otto, City Manager •ny\O\ s Lr ��. P L 2010-2502 ip . 1S1 Community Development-Office of the Director • 1100 10th Street,Ste.202,Greeley,CO 80631. • (970)350-9785 Fax(970) 350-9800 We promise to preserve and improve the quality of life for Greeley through timely,courteous and cost-effective service. East 8t" Street Corridor cate- 940 R, Conditions Survey and Urban Renewal Plan City of7 \� Grecley ad° Fall 2010 Great.From the Ground Up. Community Development Project Staff: Becky Safarik Brad Mueller Chris Kennedy Brandon Gossard Derek Glosson Darrell Gesick Greta Steinmetz IT Support: Scott Cox TABLE OF CONTENTS EXECUTIVE SUMMARY 2 SECTION I: STUDY OVERVIEW Purpose 3 Report Format 3 Definition of Blight 3 Study Methodology 5 SECTION II: AREA OVERVIEW AND DESCRIPTION Study Area Boundaries 6 Study Area Context 7 Existing Land Use and Zoning Districts 7 Comprehensive Plan Guidance 9 SECTION III: DETERMINATION OF STUDY AREA CONDITIONS Slum, Deteriorated or Deteriorating Structures 12 Defective or Inadequate Street Layout 13 Faulty Lot Layout 14 Unsafe or Unsanitary Conditions 14 Deterioration of Site or Other Improvements 15 Unusual Topography or Inadequate Public Improvements 16 Defective Title 17 Endangerment from Fire or Other Causes 17 Unsafe or Unsanitary Building Conditions 17 Environmental Contamination 18 High Services Requirements or Underutilized Sites 18 SECTION IV: SUMMARY OF FINDINGS 20 SECTION V: URBAN RENEWAL PLAN 22 SECTION VI: URBAN RENEWAL PLAN 25 APPENDICES Appendix A: Maps of Study Area and Blight Conditions by Category Appendix B: Sample Photos of Blight Field Survey Appendix C: Summary Table of Area Conditions Appendix D: Legal Description of Study Area Appendix E: Table of Uses in Industrial and Conservation District Zones Appendix F: 2060 Comprehensive Plan Policies Appendix G: Analysis of Fiscal Impact to Weld County Appendix H: Notice/Correspondence to Property Owners DRAFT October 7, 2010 1 Executive Summary By designating deteriorating areas of communities as "blighted," local government agencies can employ financial tools to facilitate redevelopment and new growth. The State of Colorado requires local governments to evaluate such areas against certain criteria and make specific findings before declaring them "blighted." Once an area is declared blighted, a plan must be developed for addressing factors of blight identified in the study. The plan presented in this document fulfills this requirement. In 2009, the Greeley Urban Renewal Authority initiated a study of the general area of East 8th Street between US Highway 85 and the Greeley/Weld Airport for its eligibility as a "blighted" area and possible redevelopment, in part to capitalize on the successful new location of Leprino Foods in the area. A Blight Study was conducted during the spring of 2010 with onsite investigations of individual parcels in an approximately 295—acre area. Staff analyzed the data according to the appropriate guidelines and concluded that conditions appear meet appropriate State criteria warranting a formal "blight"designation by Greeley City Council. The eight conditions of blight (of eleven possible) found in the study area include: deteriorating structures, defective street and lot layout, unsafe conditions, site deterioration, inadequate public improvements, danger to life/property and site underutilization. In accordance with State law, this redevelopment plan is created to address the issues raised in the study. The plan proposes a range of strategies designed to provide more options for the community and encourage new growth including establishing the area as a Tax Increment Finance District. DRAFT October 7, 2010 2 SECTION I STUDY OVERVIEW PURPOSE AND INTRODUCTION The City established revitalization as an important goal when it created the Greeley Urban Renewal Authority (GURA) in 1969. GURA helps preserve the City's overall public health, safety and welfare by working to revitalize older parts of town that have begun to show signs of physical, economic and social decline. One way GURA accomplishes its goals is by closely studying such areas and developing detailed plans designed to address factors of decline. GURA and City staff commenced such a study in 2010 for the East 8th Street Corridor, a broad area along East 8th Street between US Highway 85 and Cherry Avenue just west of the Greeley/Weld Airport. The East 8`h Street Corridor Conditions Survey ("Survey") analyzed conditions on all parcels located within the study area to identify"blight factors" as defined by State law. By designating the East 8th Street Corridor as blighted, the City of Greeley, through GURA, can use tools such as tax increment financing ("TIF") for redevelopment activities within the area. This study represents a step towards achieving goals set out in the City of Greeley 2060 Comprehensive Plan. An important component of future redevelopment in the area will be identification of development programs which effectively leverage public investment, as well as funding mechanisms to complete the necessary infrastructure improvements. REPORT FORMAT The survey is presented in four sections. The remainder of Section I defines the term "blight" and outlines the study methodology. Section II presents a description of the Study Area and an overview of existing conditions. Section III defines the primary categories of blight and documents conditions which are present within each category. Section IV summarizes the findings from the research. The appendix includes maps of parcels exhibiting conditions contributing to blight, as well as a parcel-by-parcel synthesis of qualifying conditions found during the field survey. DEFINITION OF BLIGHT The determination of blight is a cumulative conclusion attributable to the presence of several physical, environmental, and social factors. Blight can be attributable to a number of conditions which, in combination, can accelerate the deterioration of an area. For purposes of DRAFT October 7, 2010 3 the study, the definition of a blighted area is articulated in the Colorado Urban Renewal Law', as follows: "Blighted area" means an area that, in its present condition and use and, by reason of the presence of at least four of the following factors, substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals, or welfare: (a) Slum, deteriorated, or deteriorating structures; (b)Predominance of defective or inadequate street layout; (c)Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; (d) Unsanitary or unsafe conditions; (e)Deterioration of site or other improvements; (f) Unusual topography or inadequate public improvements or utilities; (g)Defective or unusual conditions of title rendering the title non-marketable; (h) The existence of conditions that endanger life or property by fire or other causes; (i) Buildings that are unsafe or unhealthy for persons to live or work in because of building code violations, dilapidations, deterioration, defective design, physical construction, or faulty or inadequate facilities; 0) Environmental contamination of buildings or property; (k.5) The existence of health, safety, or welfare factors requiring high levels of municipal services or substantial physical underutilization or vacancy of sites, buildings, or other improvements; (1) If there is no objection of such property owner or owners and the tenant or tenants of such owner or owners, if an, to the inclusion of such property in an urban renewal area, "blighted area"also means an area that, in its present condition and use and, by reason of the presence of any one of the factors specified in paragraphs (a) to (k.5) of this subsection (2), substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals or welfare. For purposes of this paragraph (1), the fact that an owner of an interest in such property does not object to the inclusion of such property in the urban renewal area does not mean that the owner has waived any rights of such owner in connection with laws governing condemnation. According to state law, it is unnecessary for every condition of blight to be present to be designated as blighted. An area can qualify when as few as four or more conditions are present (or five conditions, in cases requiring the use of eminent domain). The conditions need not be present in each parcel,but must be found in the study area as a whole. The "Study Area Conditions" section of the survey below discusses the physical conditions documented in the study area that resulted in determinations of blight in each individual category as outlined in the statute excerpts above. The "Summary of Findings" draws conclusions regarding the presence of blight in the overall study proposed urban renewal area, which will be final upon determination and adoption by the City Council. Source: Colorado Revised Statute § 31-25-103(2). DRAFT October 7, 2010 4 STUDY METHODOLOGY Before conducting the survey, GURA and the City held a public meeting on February 4, 2010 to gauge support of landowners in the area. The meeting was attended by approximately 20 people, none of which objected to the study or the possibility of establishing a TIF district in the area. Most in attendance displayed vocal support for the effort, so GURA and the City proceeded with a survey of the area to identify blight conditions. The survey includes a detailed analysis of site, building and public improvement deterioration as well as dangers from environmental contamination, crime, flood and fire. Qualifying blight conditions throughout the study area were identified and analyzed on a parcel-by-parcel basis to produce maps showing blight conditions present. The survey involved the following elements: A. Field verification of property and building conditions to update existing available survey information; B. Analysis of infrastructure need in the subject area relative to its current function and adaptability to future land uses; C. Analysis of public safety data; D. Generation of study area maps depicting blight conditions. Colorado State Law requires that an urban renewal plan be developed to address elements of blight identified in the conditions survey. To assist in developing the plan, project staff conducted a charrette on April 6, 2010 at the City Hall Annex building (1100 10th Street). The charrette was attended by City staff(Community Development Department staff and Economic Development Manager) and representatives from Weld County government and the Greeley/Weld Airport. Draft findings of the survey and results of the urban renewal plan were shared in an open- house-style format on April 22, 2010 at the Greeley Wastewater Treatment Plant (300 E. 8`h Street), with invitations mailed to each property owner and known tenants in the area. As a result of public comment received during this process in mid June, 2010, GURA and the City considered adding to the proposed urban renewal area the parcel at the northeast corner of East 8th Street and Balsam Avenue, currently owned by 2025 Investments, LLC (Mr. Michael Fiore). Mr. Fiore was contacted regarding the matter on June 14, 2010 via faxed letter and phone, and during a subsequent conversation did not object to the inclusion of his property in the proposed TIF district, so that property was included in the study area. DRAFT October 7, 2010 5 SECTION II: STUDY AREA DESCRIPTION STUDY AREA BOUNDARIES The shape of the approximately 295-acre, 69-parcel study area is highly irregular, does not always follow major roadways, and is difficult to describe in conventional terms. The western boundary of the study area begins at 5th Street and follows 4th Avenue south before turning east on 9th Street and south again briefly on 3`d Avenue before zigzagging east across parcel lines into the floodplain of the Cache la Poudre River and south along 2"d Avenue to 12th Street. The southern study boundary turns east briefly on 12th Street and then north along US Highway 85 before turning east and following the northern boundary of the Leprino Foods site, south and then east of the Greeley Water Pollution Control Facility ("WPCF") at 300 East 8`h Street to Ash Avenue. The boundary then turns south to the Cache la Poudre River, which it follows east all the way to the eastern boundary of the Andersen Salvage property at 1490 East 8th Street. The eastern boundary extends north from the river briefly before turning west on East 8th Street for less than a mile and then north again along the eastern boundary of parcel 69, owned by 2025 Investments, LLC (see index map page 11). The northern boundary extends west across Balsam Avenue and across parcel lines before crossing US Highway 85 and following 5th Street until intersecting with 4th Avenue. PROPOSED URBAN RENEWAL AREA While the study area outlined above was evaluated for the presence of blight conditions, only the 54 properties within Greeley city limits are proposed for inclusion within an urban renewal area at this time. Options for the future inclusion of the 14 properties currently in Weld County could occur following annexation and a subsequent public process. Also, in an effort to preserve agricultural land, properties assessed for agricultural use any time within the last five years were excluded from the proposed urban renewal area. The darker shaded parcels within Greeley city limits on the map below represent the area proposed for inclusion in an urban renewal district at this time, and will be referred to as the "proposed urban renewal area" throughout the remainder of this report. DRAFT October 7, 2010 6 w a a_r a b r Li: • t■ �- 1 a •OO � any/wag° ■ Oa T. E b •F/ c ,e ? n V o t ■ ' r L OW OIL i a. F �EC 2 � F i 0 III O a • NE • - II la I I ■ it ■■ ■ j N � a a 6 o - - :-- - .- - - 1 - iv, ■ Cr . 7 � : R N • U�' f3 . 5 � � � L 4 . a) J o a . *r > Na . y W a I ■+ a 1i, o EC W (- J a 40M W II CIO E"_i M Ig (10 ■ ■ ■ IN ■ ■ li2yi ° 1.! to N WP j, • ■ }i rim~ . + a � a •• 1 g * + aCaIs ■ a ■ ■ ra^cr7tStf■ 4,, a _ 40 . . a/' 0 ;•• _ • • �� — • o • �� , s ■ . ; O (.11_Idal al 11111 - y �O ' _ - • R � \ . a an • _ , , ash. rI In MIIIMENIMmui IL-- _ iiiiz • • i : BAV PJ£ • I 1'T Ca Pe `'"'� ' t • CZ • aa anytat o :'. . . . • Cn (A CA Cr) STUDY AREA CONTEXT The southern portion of the Pleasant Valley area east of Greeley is located between US Highway 85 Bypass and Crow Creek, and includes a portion of the area within the East 8th Street study area. Pleasant Valley has been a historically productive farming district, with particular respect to sugar beets, and contains the Ogilvy Ditch, established in 1881, also known as the Baker& Ogilvy Irrigating Canal. The Ditch, which runs partially parallel to East 8th Street, is still operating as of 2010. In 2007 the City conducted an urban renewal study in the area with special attention to the former Western Sugar plant, which was vacant after over 100 years of operation. It was determined that the area met the State urban renewal criteria and was established as a Tax Increment Financing District (TIF) to help induce redevelopment. The new TIF district was a key incentive that helped attract Leprino Foods, the world's largest mozzarella cheese manufacturer, to the former Western Sugar plant site at 1st Avenue and 13th Street. Leprino will bring up to 500 new jobs to the area, injecting some $325 million into Greeley's economy over the next 20 years, and nearly $5 billion into that of Weld County. Through a public and transparent process in 2009 that included input from a wide cross-section of stakeholders, the City updated its Comprehensive Plan to include a"land use guidance"map that designates areas of the city as either "employment" or "industrial" areas, based on individual suitability for each land use. The east and northeast portions of the city containing the Leprino Foods site and the East 8th Street Corridor were designated as industrial areas. In April 2009, the City was also awarded a New Energy Economic Development (NEED) grant from the governor's Energy Office to conduct a Phase 1 Engineering and Business Feasibility study to determine the economic feasibility of operating a bio-digester capable of converting waste to energy. The study focused on the East 8th Street Corridor between US Highway 85 and the Greeley-Weld Airport because of the presence of the WPCF, JBS Swift, the future Leprino Foods cheese factory, proximity to transportation modes, and the general agricultural/industrial character of the area. With the recent success in attracting Leprino Foods to the former Western Sugar site, specific designation as an industrial area in the City's 2060 Comprehensive Plan, and interest in the potential to establish a renewable energy facility and possible clean energy park in this same area, the Urban Renewal Authority and the City of Greeley decided to explore the possibility of redevelopment incentives and support for other properties along the East 8`h Street Corridor. EXISTING LAND USE AND ZONING DISTRICTS Land uses throughout the approximately 245-acre proposed urban renewal area include public uses, such as the City's wastewater treatment plant, floodplain of the Cache la Poudre River, salvage operations, manufacturing and other industry, agricultural uses, some retail and limited residential uses. The Greeley/Weld County Airport is not actually in the proposed urban DRAFT October 7, 2010 8 renewal area, but is a major public transportation hub with significant economic impacts (jobs, revenue)that will have great influence on the development of the area and the region. City zoning districts in the area include Conservation District (C-D), Industrial Medium- Intensity (I-M) and Industrial High-Intensity (I-H). Some parcels are assigned more than one zoning category. The table below lists the zoning districts in the study area by acreage: Acres Zoning 108 Conservation District 37.8 High Intensity Industrial 99.9 Medium Intensity Industrial 245.7 Total NOTE: There are a total of 54 parcels within the proposed urban renewal area; 50 parcels are completely within Greeley limits. Portions of the remaining four parcels are in Weld County. The portions of these parcels in Weld County are not being considered for inclusion in the proposed urban renewal area. COMPREHENSIVE PLAN GUIDANCE The Greeley 2060 Comprehensive Plan offers the following general guidance on economic development and land use related to the study area. Also, an excerpt from the Land Use Guidance Map below shows the study area as part of a designated industrial area. More than 20 additional policies related to the area may also be found in the appendices of this report. Economy (Introduction): ... a community's ability to provide a full range of employment opportunities and quality of life amenities for its residents is reliant upon the types of businesses it can attract and retain...Community improvement can be difficult to support without a strong tax base which results from a healthy mix of industrial and commercial employers, which produce higher wages and greater community investment. Policy EC1 (C): Attract and retain business and industry that promote a positive community profile as a result of conscientious environmental, worker, and consumer standards and practices. Policy EC2 (A): Attract and maintain an employed work force which fully utilizes and expands the skill base of residents to accommodate economic growth. Policy EC3 (B): Provide responsive governmental services, facilities, regulations, and business practices that promote a healthy economic climate with adequate and attractive infrastructure, demographic, and informational resources and thoughtful and responsible community planning. DRAFT October 7, 2010 9 Policy EC4 (A): Identify strategic locations for business and industry to accomplish economic and community development objectives and work with property owners to assure sufficient land is available for that purpose. Land Use (Introduction): Ultimately, a harmonious balance of land uses should be sought which supports appropriate business interests and sustains desirable neighborhoods, and provides attractive and interesting corridors into and throughout the community. Policy LU4(B): Promote industrial development which is attractive, compatible with adjacent land uses, environmentally sound, and efficiently located and designed to be functional for its intended use. 2060 Comprehensive Plan - Land Use Guidance Map -WCR•66— o SFr V\ Z 3� O , -0 \ / 9% "Sk?""a"." r X — Is. i 5) . \ — - 'n _ ) -----"We RN 64 . D e ,� • I 00 0 li av - _ - ..nn Mak i e Y ' J. 1 )1 O t1. ( {ti i'' t. e 1 *el '` ' r Greeley-Weld A4%; ,, oneral tudy Area Airport 2�3 _ ,Y F (r; c , t * • Tf.' T •,.• 4 i.96-#M, lia• ICI DRAFT October 7, 2010 10 SECTION III STUDY AREA CONDITIONS This section summarizes the on-site investigations of deterioration within the proposed urban renewal area. These findings are based on field investigations and analysis conducted in spring 2010. Parcels, buildings and public improvements were evaluated and deficiencies noted. The blight categories analyzed as required by State law include: Building Conditions: (a) Slum, deteriorated or deteriorating structures Site Conditions: (b) Faulty street layout (h) Unsafe/unhealthy work/live conditions, (c) Faulty lot layout (i) Environmental contamination, and (d) Unsanitary or unsafe conditions (j) High municipal requirements or site (e) Deteriorating site or other improvements underutilization. (f) Unusual topography or inadequate public (k.5) Health, safety, welfare factors requiring improvements, high levels of municipal response (g) Endangerment from fire or other causes To keep track of blight data and other parcel information, staff created an indexing system and assigned each parcel an identification number as indicated on the map below. Identification numbers correspond with blight data logged in the master spreadsheet (appendix C), and in tables found in the individual criteria discussions that follow. 0 250 500 1,000 1,500 2,000 Feet 1st a . v 1 4t fa 1 t St }1 6 4 M-,_ 3 a ■ • . III La • 24 25, 23 's I b 1St 30 ZJ ts 2 :, ' �!d a •... . a �j -_ - CeelaY - ��l .�l} - C wn• 44 ,, O.wntown .. .j2 1, [ r - - Y Ayer . . . ts -. y� 85 � , nc r • IJCJ 9 - Aa • • 6 Y 1 C • ar te . 1_ay �• e 1.;••• .' 0• hSt r • • •• 55 ir . +� ♦ r 8 • f .1 • • 4 • ♦ . r • • a • • • to • Iii St o '� a • 1 ♦••• s• . • s . •• Q ¢ ri .Y,Y tat,: A Sunrise r v •Pent M !c h St MO DRAFT October 7, 2010 11 BUILDING CONDITIONS Factor (a): Slum,Deteriorated and Deteriorating Structures Deterioration was identified through observation of exterior physical conditions among parcels and buildings within the survey area. No interior or roof inspections were conducted. State statutes recognize there does not have to be total deterioration of the building for blight to be present. Also, instances of non-conformity with current City code in the form of outmoded or obsolete structures or structure features are considered to meet blight criteria.2 Building elements evaluated included the following: 1. Roof(no flat roof inspections) 7. Stairways/Fire Escapes 2. Walls, fascia, soffits 8. Mechanical Equipment 3. Foundation 9. Loading Areas 4. Gutters/downspouts 10. Fences/Walls/Gates 5. Exterior Finishes 11. Other Structures 6. Windows and Doors Analysis: Evidence of deteriorating structures was found in 52 % of parcels. The most common examples were poorly maintained exterior finishes, fascia, walls, and sofits. There were fewer examples of deteriorating fences, stairways, balconies/railing, windows and doors. Many parcels contained structures that are legal but do not conform to the current City Development Code. Because of the non-conformities, these properties are considered out-moded or obsolete. The most common non-conformity was metal siding. Some specific examples are summarized below: ID Issues 11 Non-conforming building features (metal siding) 46 Non-conforming building features (metal siding) 52 Structure deterioration(fence) The Appendix section of this report includes photographs of representative examples of deteriorating structures found in the Study Area, a map of parcels exhibiting this condition, and parcel-by-parcel documentation of qualifying conditions found during the field survey. Conclusion: Fifty-two percent of the parcels in the proposed urban renewal area show evidence of structural deterioration and many do not conform to City development standards. As a result, the area meets blight criteria (a) Slum, deteriorated, or deteriorating structures, as defined by Colorado state law. 2 Legal non-conforming is defined in the Greeley Development Code(Code)as:Any building,structure,or use that does not conform to the regulations of this Code,but which was lawfully constructed,established and/or occupied under the regulations in force at the time of construction or initial operation. Section 18.58.050 of the Code states that non-conforming structures are allowed to continue as long as: 1) The structure is not enlarged,moved,or altered in a way that increases its non-conformity and if the structure were destroyed by more than 50%(area or value)it could not be rebuilt as it exists;and 2)If a non-conforming building/structure(or portion of)is destroyed by more that 50%of replacement value,it must be rebuilt in conformity with the Code. DRAFT October 7, 2010 12 SITE CONDITIONS The evaluation of site conditions is divided into four categories: I) defective or inadequate street layout; 2) faulty lot layout; 3) unsafe or unsanitary conditions; and 4) deterioration of site or other improvements. Representative conditions among each category of site deterioration are described as follows: Factor (b): Defective or Inadequate Street Layout This section summarizes the on-site investigations of street layout within the study area. This factor includes such conditions as inadequate street widths; dead ends; poor conditions of existing streets; poor provisions or unsafe conditions for the flow of traffic; including pedestrian and bicycle; traffic congestion; inadequate emergency vehicular access; obsolete and impractical street layout; or inadequate facilities for traffic flow or movement through the area. Street layout was evaluated according to the following basic criteria: 1. Vehicular Access 4. Parking layout substandard 2. Internal circulation 5. Traffic accident history 3. Driveway definition/curb cuts Analysis: Evidence of faulty street layout was found on 67% of parcels in the proposed urban renewal area as determined by current City access design standards. The most common examples involve poor vehicular access and internal circulation. Poorly defined driveways were also common. Some specific examples are summarized below: Study ID Issues 17,18, 20 Vehicular access issues, substandard parking layout, dead end, obsolete and impractical layout 10 Vehicular access issues, driveway definition/curb cuts 39 Vehicular access issues, obsolete and impractical layout Traffic accident records for the study area were compiled from data provided by the City of Greeley Police Department. However, the small number of accidents (6) in the largely rural study area did not necessitate a comparative analysis to similar areas in the city, nor a finding of blight. Conclusion: Sixty-seven percent of parcels in the proposed urban renewal area show evidence of faulty street layout. As a result, the area meets blight criteria (b) DRAFT October 7, 2010 13 Predominance of defective or inadequate street layout, as defined by Colorado state law. Factor(c): Faulty Lot Layout This section summarizes the on-site investigations of lot layout within the proposed urban renewal area. Included here are such problems as long and narrow or irregularly sized properties; obsolete and impractical lot layout; and configurations resulting in stagnant and unproductive conditions of the land by misuse or nonuse. Specific criteria used in the field survey include: 1. Faulty lot shape or layout 2. Vehicular access 3. Lot size Analysis: Fifty-six percent of the parcels in the proposed urban renewal area show evidence of faulty lot layout. The most common occurrences were lot shapes and access issues that would not likely be created under current standards. Instances indicating faulty lot layout include properties with no clear legal access to the nearest public roadway, lot-lines that have structures built on them, lots that are less usable because of odd shapes (often due to topography), and lots that are generally too small to develop. Specific survey results are outlined below: Study ID Issues 20 Land-locked parcel; too small; oddly shaped 31 Land-locked parcel; too small; oddly shaped 53 Land-locked parcel Conclusion: Fifty-six percent of the parcels in the proposed urban renewal area show evidence of faulty lot layout. As a result, the area meets blight criteria (c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness, as defined by Colorado state law. Factor(d): Unsanitary or Unsafe Conditions This section summarizes the on-site investigations of safety and sanitation within the study area. Conditions associated with this factor relate directly to the health and safety of those who use the site. Concerns in this section not only include direct hazards such as crime but issues such as poor lighting that may create dangerous situations and issues such as graffiti that may be an indicator of a potential safety issue. Specific criterion used in the field survey includes: 1. Poorly lit or unlit areas 6. Grading/steep slopes 2. Cracked or uneven sidewalks 7. Unscreened trash mechanical 3. Environmental contaminants 8. Abandoned vehicles 4. Poor drainage 9. High crime incidence 5. Floodplain/Flood hazard 10. Vagrants/vandalism/graffiti DRAFT October 7, 2010 14 Analysis: One-hundred percent of study area parcels show evidence of unsafe conditions. Because the entire study area is in the FEMA 100-year floodplain, the most common factors are floodplain and poor drainage. Because this blight factor is so pervasive and uniform throughout the study area individual instances are not listed for discussion. Crime statistics are tracked by calls to specific cross streets as opposed to specific parcels or locations. As a result, staff used crime statistics for major intersections in/around the study area to determine conditions of crime incidence. As expected, the majority of calls for police service occurred in portions of the study area with higher population density, primarily west of Highway. 85 and south/southwest of the Poudre River. While crime is not particularly high when compared to areas of the city with higher population density, crime statistics for the proposed urban renewal area are about double those in the Greeley Tech Center, a comparable industrial area in east Greeley located in southeast Greeley near the US Hwy 85 intersection with Hwy 34. While theft was the highest occurring type of crime call, assault and burglary were also significant, as seen in the table below: Rape Assault Burglary Theft Vandalism Total /Larceny Greeley Tech 1 2 3 6 4 16 Center East 8t°Street 1 4 7 17 2 31 *No murder or robbery data available for either site. Because of the pervasive nature of the floodplain as a condition of blight, no specific parcels are pointed out in this section as examples. Conclusion: Many of the parcels surveyed exhibited evidence of unsanitary or unsafe conditions, including high crime occurrence and poor lighting; however, all of the parcels in the study area had the potential for flooding and drainage problems because of close proximity to the Poudre River and subsequent presence in the FEMA 100-year flood plain. As a result, the area is thought to meet blight criteria (d) Unsanitary or Unsafe Conditions. Factor (e): Deteriorating Site or Other Improvements This section summarizes the on-site investigations of site or improvement deterioration within the proposed urban renewal area. Elements of this factor relate solely to the conditions of the site itself and any improvements made to it regardless of the condition of the structures on it. Specific criteria used to evaluate the site include: DRAFT October 7, 2010 15 1. Presence of billboards 4. Trash/debris/weeds 2. Signage problems 5. Parking surface 3. Neglect/maintenance 6. Lack of landscaping Analysis: Seventy-two percent of parcels in the study area showed evidence of site deterioration. The most predominant examples were inadequate landscaping and parking surface issues. Specific survey results are outlined below: Study ID Issues 65 Deteriorating driveway 41 Debris, lack of landscaping, dirt parking surface, etc. 69 lack of landscaping, dirt parking surface Almost every parcel evaluated lacked the degree of landscaping and/or open space that would be required by current standards. There was also a fairly common occurrence of deteriorating parking surfaces that required resurfacing. Some parcels exhibited general maintenance and neglect issues involving trash and weeds. Conclusion: Seventy-two percent of parcels in the proposed urban renewal area showed evidence of site deterioration. As a result, the area meets blight criteria (e) Deterioration of site or other improvements, as it is defined in by Colorado state law. Factor (f): Unusual Topography or Inadequate Public Improvements This section summarizes the on-site investigations of topography and public improvements within the proposed urban renewal area. This factor evaluates the site in terms of topography that could make it difficult to development. This factor also evaluates the status of public improvements in order to identify deficiencies. Specific criteria used to evaluate the site included: 1. Slopes or unusual terrain 2. Street pavement 3. Curb and gutter 4. Street lighting 5. Overhead utilities 6. Lack of sidewalks 7. Water/sewer service 8. Storm sewer/drainage DRAFT October 7, 2010 16 Analysis: One-hundred percent of parcels in the proposed urban renewal area exhibited examples of unusual topography and inadequate public improvements. The area is marked by a general lack in adequate public infrastructure, particularly in the east. Unusual terrain around the Poudre River was common throughout the study area as were the presence of overhead utilities and lack of sidewalks, curb and gutter. Specific survey results are outlined below: Study ID Issues 69 Overhead power lines, no sidewalks, curb, gutter, street lights 21 No sidewalks, curb, gutter, street lights, drainage, etc. 30 No sidewalks, curb, gutter, street lights, drainage, etc. Conclusion: One-hundred percent of the parcels in the proposed urban renewal area exhibit examples of unusual topography and/or inadequate public improvements therefore the area is thought to meet blight criteria (f) Unusual topography or inadequate public improvements or utilities, as defined by state law. Factor (g): Conditions of Defective or Unusual Title Factors in this category include irregularities that would render the property non-marketable or otherwise create problems selling the property. Qualifying conditions that are discernable without doing a complete title search for each parcel include instances where a property lacks clear legal access to a public roadway, or contains a structure that is built over a lot line. Conclusion: While 20% percent of parcels surveyed exhibited factors of blight as described above, staff did not complete title searches for every parcel in the proposed urban renewal area, therefore the area is not considered to meet blight criteria (g) conditions of defective or unusual title. Factor (h): Danger to Life, Property This section summarizes the on-site investigations of safety within the proposed urban renewal area. Factors such as buildings or property not in compliance with current fire codes, building codes or environmental regulations (asbestos or soil contamination) may be applicable here. Specific criteria used in the field survey are as follows: 1. Fire Safety Problems 2. Environmental Contaminants 3. High Crime Incidence 4. Floodplain Analysis: All parcels in the proposed urban renewal area are impacted to some degree by the floodplain. See discussion under blight criteria (d) Unsanitary or Unsafe Conditions for more details. Also, 17 a fire service response time analysis was performed using actual response times for all calls in the city. Seven parcels in the eastern portion of the study area were subject to reduced fire response time and subsequently deemed to have fire safety problems. (See fire service analysis map in appendix) Finally, while crime is not particularly high when compared to areas of the city with higher population density, crime statistics for the area are about double those in the Greeley Tech Center, a comparable industrial area in east Greeley. See discussion under blight criteria (d) Unsanitary or Unsafe Conditions for more details. Conclusion: One-hundred percent of the parcels in the proposed urban renewal area are impacted by the FEMA 100 year floodplain. Reduced fire response time and elevated crime rates relative to a similar industrial area are also contributors. As a result, the area meets blight criteria (h) The existence of conditions that endanger life or property by fire or other causes, as it is defined in by Colorado state law. Factor(i): Unsafe, Unhealthy for Live-Work This section summarizes the on-site investigation of health and safety within the proposed urban renewal area. Factors such as buildings or property not in compliance with fire codes, building codes or environmental regulations (asbestos or soil contamination) may be applicable here. 1. Environmental contaminants 2. Fire safety problems 3. Building/facilities unsafe Analysis: Eleven percent of properties in the proposed urban renewal area demonstrated factors of blight including environmental contamination and reduced fire service response times. See discussion under blight factor (h): Danger to Life, Property above for additional details. While structures were not inspected on the inside or the roof, City building officials knew of no safety issues with structures in the study area. Conclusion: The study area does not meet blight factor(i): Unsafe, Unhealthy for Live-Work. Factor (j): Environmental Contamination Conclusion: Few parcels exhibited signs of environmental contamination therefore blight factor(j)was not met. Factor (k.5): High service demands or site underutilization This section summarizes the on-site investigations of service demands and site utilization within the proposed urban renewal area. This category considers two different conditions that can impact the welfare of an area. Parcels exhibiting"health, safety, or welfare factors requiring high levels of municipal services" may include areas of high crime or repeated fire code violations. Areas characterized by "substantial physical underutilization or vacancy of sites, buildings, or 18 other improvements" may include vacant lots, parcels with vacant structures, or parcels for which the value of improvement is disproportionately small in relation to the land value. Analysis: Seventy-four percent of parcels in the survey area were thought to be underutilized. As a transitional zone between Greeley's densest urban area (downtown) and its most sparsely populated rural outskirts, the study area contains many properties that have not been developed to the potential allowable in the Development Code. Also, crime statistics for the area are about double those in the Greeley Tech Center, a comparable industrial area in Greeley. See discussion under blight criteria (d) Unsanitary or Unsafe Conditions for more details. Specific survey results are outlined below: Study ID Issues 34 Site underutilization 69 Site underutilization 49 Site underutilization; high crime incidence Conclusion: Seventy-four percent of the parcels in the study area were considered to be underutilized. Crime statistics for the area are about double those in the Greeley Tech Center, the other comparable industrial area in Greeley. As a result, the area meets blight criteria (k.5) the existence of health, safety, or welfare factors requiring high levels of municipal services or substantial physical underutilization or vacancy of sites, buildings, or other improvements, as it is defined in by Colorado State Law. 19 SECTION IV SUMMARY OF FINDINGS The presence of blight"...substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals, or welfare... " [Colorado Revised Statute 31-25-103(2)] It is the conclusion of this survey that within the proposed urban renewal area there is a presence of adverse physical conditions sufficient to meet criteria established in the state statute. Although some portions of the study area are in adequate or sound condition, there exist deteriorated and substandard conditions throughout the study area as a whole, which could lead the legislative body to a finding that this area is blighted. Only 2 of the 54 parcels in the proposed urban renewal area did not exhibit conditions sufficient to make a blight determination. The remaining 52 parcels comprising over 96% of the parcels in the proposed urban renewal area exhibited conditions sufficient to make a blight determination. The following text and map summarize and confirm the blight determinations made in the proposed urban renewal area. (a): Deteriorating or deteriorated structures were evident within the area particularly with respect to walls and exterior finish. Also, a significant number of structures surveyed were not in conformance with City Code. Blight condition met (b): Conditions of faulty street layout and (c): Conditions of faulty lot layout existed throughout the area. The most common problems involved poor vehicular access and faulty lot layout, shape and size. Blight conditions met (d): Unsafe or Unsanitary Conditions; and (h): Danger to life and property were prevalent in every parcel in the area because of proximity to the Poudre River and subsequent presence in the FEMA 100-year flood plain. Blight conditions met (e): Substandard site improvements were prevalent throughout the area. Conditions included parking surface deterioration, site maintenance problems, trash/debris/weeds and lack of landscaping. Blight condition met 117: Unusual topography is present throughout the area largely because of proximity to the Poudre River; the co-condition of inadequate public improvements or utilities is also prevalent, as all properties lack appropriate access to drainage infrastructure and many lack access to other basic services including, water and sewer. Blight condition met (k.5): High Services Demand or Site Underutilization were prevalent in the area, largely because it is a transitional area between the city's densest urban areas and its sparsest rural outskirts. Blight condition met The map below is a composite of individual blight criteria maps. Reddish colored parcels exhibited four or more individual blight factors and were considered blighted in adherence to state law. Green parcels exhibited less than four individual blight factors and were not considered blighted. Individual blight criteria maps are located in the appendix of this report. 20 ......i , 1 f kmi • s • a IL. r ,� .v S t - N - o o 0 t� , — a ter Si , st --: L ' v is r ■i 4 T. 'V y hro4 o vi t '3 ony duaya S; , __ O .v,• raj, 7 G) /1? � Z a, co _C 6 I I w •1r i m a - ,, 4 ). LJ 1:I C c .t U #111 Z 2 1E t : ,c5 pat- -- - - - - - - - -. r IV 0 0 4 A / r4 ( 62 o ete En 2 3 Oil R O * a ` 3 :3 C �u' riarrfrruna r . N QNc £Fs c !a e r` �— ——Ern", _T _ �Y_ a N a� a � ii — was . � Oath 2 ill �_ {O� II 1 Cl:Z N. ;4 1 411411.r {� .r I r Z CS M Ira ,' i 4, w CO F �.,h b \ //in—..., .i: I •-i t- 0.11frn'E 1.'1, i..) •.y 03. / ■ • l t1. li I _ 4,0ny iel M+N tu \ My 0 "-WI M N •• tFq 19tAw0 — aS 1v i/? H. —4; TR:14 . si 4140 t c0 f~ rin T n V pop, w V O pc . `ve r I W R 1 _ - . ty 0 p � J- — O r ll_ �i ,a� ■ � vac c co 1n . C .5 E.N M �% S ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ • ■ s ■ . ■ ■ •1AIM/ int. J u) „ , L 47 21 SECTION V Urban Renewal Plan According to Colorado law, in order to use urban renewal tool such as tax increment financing it is not enough to simply find that an area is blighted. The second part of the process is to develop an urban renewal plan, a range of options for addressing individual factors of blight identified in the study area. The East 8 Street Corridor Urban Renewal Plan that follows was developed primarily through a planning charrette3 held on April 6, 2010, attended by GURA and City Community and Economic Development staff, and representatives from Weld County government and the Greeley/Weld Airport. The plan consists of the following four potential redevelopment scenarios: 1) No action alternative; 2) Incremental alternative; 3) Large-scale redevelopment alternative 1: Low to Medium-Intensity Industrial; and 4) Large-scale redevelopment alternative 2: Medium to High- Intensity Industrial. Each alternative is discussed in more detail below. 1. No Action Alternative The first alternative represents the status quo, and discusses what could happen if no redevelopment occurred in the study area. Possible outcomes without intervention could include: 1) lost economic development opportunities for the City and Weld County; 2) continued site and structural deterioration; and 3) increases in crime. It is unlikely that the area would realize its full economic development potential without the considerable incentive that tax-increment financing provides for large potential employers such as Leprino Foods, which would not likely have committed to locating in Greeley without such incentives, particularly given the current difficult economic climate. An under-capitalized and deteriorated area is unlikely to attract new industry and business or support expansion and growth of existing businesses and may even contribute to further deterioration. 2. Incremental Alternative This alternative represents the possible result if businesses and property owners used a combination of private funds, tax-increment financing and other resources to address the blight factors identified in the study area over time. While smaller scale, incremental redevelopment would have the potential to address some of the blight factors identified in the study area, the broader community and economic development goals could be achieved with larger employers and redevelopment in the area. Without significant new construction/reinvestment in the area, it is difficult to increase property values, tax revenues, and subsequent tax increments by an amount sufficient to spur additional reinvestment. l A charrette is a hands-on planning workshop where attendees brainstorm possibilities for an area. About ten people attended the charrette held at the City Hall Annex Building at 1100 10th Street in Greeley. 22 3. Large-Scale Redevelopment Alternative 1 : Low to Medium Intensity Scenario Alternative 3 is the first of two large-scale redevelopment scenarios outlined in the urban renewal plan. This alternative represents possible outcomes if the area were redeveloped with a focus on low to medium intensity industrial uses including a potential clean energy park, agri- tech business incubator and a mix of other industrial, commercial and recreational uses. Several unique, potentially game-changing opportunities for redevelopment and large-scale economic development stand out in this possible scenario. Large-Scale Redevelopment Alternative 1 : Low to Medium Intensity Scenario Recreation Office Agri-tech -It qAD \ -•'—t—] r-•--\-IIi ''—'—'—'1 incubator ifii , r it is i 1 i !a 4.-‘! • 4 -••—.._. - issi Medium Light �vt �. I Industry Industry ""`+"""`.,,+�,.a..., 1SF �.•�+�«"' ! Gravel j'� nnr.. r'Mkt2' ��Z Mining/VVater I • t �'� js..p ' efts storage I I 1--- 44,,, . f=N .. i I a 11s e� Medium ran, \ �:r • }..,..•• e• '' ,�,`__.� l i Industry Ns,ja iJj ' \ Mixed � ' � I i . % 4. --ante* � � r Use LI 4 1�. J ; f Leprino / � S Anaerobic digester Foods g== (— First, as mentioned previously in this report, the City of Greeley with assistance from the State of Colorado has undergone significant research into the possibility of developing an anaerobic digestion facility in the area north of the Leprino Foods site. Such a facility would transform waste streams from the Leprino Foods and JBS sites into energy capable of powering 6,000 homes. Initial success could result in a cluster of similar facilities capable of meeting a portion of Greeley's energy needs into the foreseeable future. While invaluable to the city, the development of clean energy facilities in the area would do more than just provide cheap, clean electricity for Greeley residents and businesses, it could attract clusters of complementary businesses, and result in the development of the first "clean energy park" of its kind. A development of this magnitude would be a huge boon for Greeley, Weld County and Colorado, bringing significant economic benefits, including green, blue and white-collar jobs, while putting Greeley at the cutting edge of a growing international movement toward renewable energy. Finally, the parcels in the study area west of US Highway 85 and the Poudre River are less vulnerable to flooding than most others that border the river, making them more suitable for commercial and retail development than most. This combination of developable land in close proximity to an amenity such as the Poudre River represents potential for higher end mixed-use 23 development that could include boutique retail, restaurants, entertainment and recreation associated with the river, such as an outdoor amphitheater and trails system. 4. Large-Scale Redevelopment Alternative 2: Medium to High Intensity Scenario Alternative 4 is the second large-scale redevelopment scenario outlined in the urban renewal plan and represents possible outcomes if the area were redeveloped with a focus on higher intensity industrial uses, while still maintaining a focus on green industry, but with more opportunities for heavier manufacturing, research and testing and waste recycling. In this alternative, the use of existing industrial waste streams to generate green energy and the broader concept of the clean energy park are still central to the vision. The primary difference from the lower intensity scenario discussed above is the greater focus on heavier uses such as manufacturing, and a shift away from mixed-use development. Alternative 4 would likely result in more blue-collar employment, with some white-collar jobs. Large-Scale Redevelopment Alternative 2: Medium to High Intensity Scenario Medium — Heavy Industry aerial �.--.. ---7 4: 1 / 141/4 Heavy `•ti _---+ Industry Medium- Inc$agtry 1\p _ _ rcrairp ,,:rorita, .,. 1:11r2; \. � ; Water :, i*• storage 4136,,Ls • „lb .• 1=1O. ?� i f Heavy t .fit it r , j � , I 1 Indust A - D ._ N-. • `ilks Leprino ‘i N • Anaerobic digester Foods _ 1 Fiscal Impact Analysis Staff conducted a fiscal impact analysis using the Medium to High-Intensity Industrial scenario outlined above assuming 50 percent build out over a 25-year lifespan of the proposed tax- increment financing district and found that the urban renewal area would generate approximately $ 16,316,535 ($709,415 average per year) in incremental property tax revenues over that time period. Weld County's share of that revenue would average approximately $ 145,691 per year. The entire fiscal impact analysis is included as Appendix G at the end of this report. 24 SECTION VI Conclusion In conclusion, staff recommends the establishment of an urban renewal area and tax-increment finance district in the area outlined in this report for the following reasons: • The proposed Urban Renewal Area is found to be "blighted" as defined by Colorado State Statute and documented in the Conditions Survey; • The Urban Renewal Plan addresses issues of blight as defined by State Statute; • TIF is a proven tool for economic development(see Leprino story); • No initial capital investment is required by Weld County or City of Greeley; • Infrastructure/services required to implement urban renewal plan would not impact Weld County; • Weld County and City of Greeley would benefit significantly from increased revenues, area investment and employment possibly resulting from the TIF; • The Plan furthers goals of the 2060 Comprehensive Plan related to redevelopment, economic development and land use. As a result, staff recommends the GURA Board: • Accept the results of the study and the subsequent determination of blight for properties in the study area; and • Approve and facilitate the creation of a tax-increment financing district within study area boundaries as presented. 25 APPENDIX A: TABLE AND MAPS OF SURVEY FINDINGS Maps: Index Map Blight Factor (a) — Slum, Deteriorated or Deteriorating Structures Blight Factor(b) — Faulty Street Layout Blight Factor(c)—Faulty Lot Layout Blight Factor(d) - Unsanitary or Unsafe Conditions Blight Factor(e)— Deteriorating Site/Substandard Improvements Blight Factor (f) -- Unusual Topography or Inadequate Public Improvements Blight Factor (h) — Danger to Life, Property Blight Factor (i) — Unsafe, Unhealthy for Live, Work Blight Factor (k.5) --High Service Requirements or Site Under-Utilization Fire Safety Streetlights Water and Sewer High Crime Incidence *There were no contributing conditions for Blight Factor (g) Defective or Unusual Title, or Blight Factor (j) Environmental Contamination, so no maps were created for these blight factors. 0 b '' al as 2 m C � OS CO p a) u u „ '5 t a �= N Z a Oa w tv s y IX c OO LL eny/CuayO is N to ♦Q ; , C ■ OEM '' A J y •r c . • NSP* - cV ■ aC = ; 6g ai Lb' a L a. 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PITZ , Aka-1.---e s d -v CI o o '�eitil , - t any ,sG it mt C 41 4-- - any is i —_ - ► I — _ y s w y L• Ss? Ave Nia _131m• nS \./ L. ,,\\._______ 0. L-In ii 1 Oa c ,� V \\Ilit✓ a� Ow Ls ttip a ■ ■ ■ ■ ■ ■ ■ d aA'V PAZ E h^n`� • t /)0 1 �• ,.10Y- 1-- ^fir •^ CIml %1 1• L 1+,1 ►= trie ri � ,,1 o c g ca �`. /L,, — i rl r• �' cu .- any paE r I ` .pd CO a) LO a) H r '6 1_ -.....ii d �_ 00 D E (7).c I N �i1 .N _� ' L L L /i _.. I� (O C CJ 1- N ;71 r_ co i err, t c° `°n w 'N �� t any loop_ v> o wany yip `Y> fir ■ ■ ■ MINI ■ ■ ■ N �•PII� LION ■ I•D o o > a/ � � r f— t m - L , Co <4;3 vi cA ir t 4a cv m I I. + 1r i o8E >Y Si ■M - o vi ■ r- C7 ij NI;_, N >, 11 II: ti b it ill Cr, va r a i1 ■) " (.-- and /wag0 !�; r1 , el tz .N iI -, CI) O i 1 ■� - O 3 � y Si ■; cu oa) o 5c is o o �' Q i -,--, a � � a: ■� � � `° r co 03 it 3 o a) � i: o O c .c 2 c a r.nanflwaJra.st�.ale,�afl.at '�t cv ® c_ '" D Q 19 ca c a) c ..- t . � o o El 1„ 0) DD D co cde. Cn Opt a�i a t) F • l ` a O no i 1 O ■ ■55�ij ■ Olt ' S r n any tues!`-'f ��a.an.a.�.s. -rs_2 1 g _ - II 1 t N 2 v1 •5Y � J� -O E E 00 Fe^ a) o O ?Cu• Cl rn in b V15. Its _-r --- - - - - ---------------- N i If ere are* I iota ^ 1 ♦ + • ■ t +4P■ UP■■ ■■■ ■■I enytIsd 4�lil "tit I,rI * van %■ a■ i■■■ ■■i*■ L l lil a a ees 4 CAS 0 t■■ ■a 6e >, e �i ■ `n Q b ta Ili CI et iii II hal ■ 'N o-_--- • v, +S -ID ■ - 7 . + sig C L Nei W s9 1, 0 - — _ ■ a a ` l o a OO 0 j) - ■ v� Z oo s �* . ■ _ G 6 bJ a 16 II III Eh i } 'fir ' 4) O O any P u Z as ,L .....4■ ■ ■■ ■ ■■ ■ ■■91 ■ ■ ■ ■ ■■J G, Q V CD F1 = C fir, a.,, 1�� wil - ■ iii 1 hi CD,, ■ any Pit ..-----.RI 1l ` ac q NI.., NI • it,1 l c0 ■ -.� I1 O ■ %n v) in cn ^�,ti �,eil ■ - .c r , V • .. ,_ r N .- ^i ■ O O O and LOP O ■ anv tw P■ ■ ■ ■ ■■■ ■■ ■ ■ ■■ ■■r111A ■ ■ ■ ■i U) in (7) (07 CC u N- te in APPENDIX B : PHOTOS Example of Factor (a) Slum, deteriorated, or deteriorating structures • • f . - (� ; • -, •r 4ctt •, ? , `$ i :.l 4 'f. _ • n. _ , . • tc - Oil• • • _ 3 !j}1 -- Examples of Factor (b) Predominance of defective or inadequate street layout R ' > �! ..7 - • • TM'r� h s :: .. L; 'til _ N7.' Mb t. 1 I t '� r ', . .,r iii ___ _ _ • •. . - - . " _ - , Examples of Factor (c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness ` i....w ,_ t t 4 -. -«l mac; t 1 \ .S I\ — f a I y: 4 k I \ 1 0,___________ _ _______T _ \ ,,,. \ \ islask { \ i n= N. \ \\ HI _ _ _ ... — ,., i \ I I ii __,,,,,,.,..j. i • te a� - M:1,lwA 1 :: 11 Z. { ."I' ..r. -Zw.. --. x 1 f [ I � � 4... x }- '� ` t. IN ka > \ `::"' -- -t '^-' r A '1 1 Examples of Factor (d) Unsanitary or unsafe conclitiuns .— • ---•-Tr- ÷....ir•-- - - - _ i I 1\ ; i* , 1 P { • ki III 1 `_ II ` i v\es Ian li MSS urtiluascisiimmisgir II i „ ;< Vii. _ - ._3r ' i.---- �_ _ � l_ _ w r mot' Examples of Factor (e) Deterioration of'site or other improvement _ .. . . -- v • • ♦ .r.id r. ri . Yip �c♦ . ,� { c _ ` ah-�. dr Ri� ••u'•yl�'�'4.,..,,,-,, t+a La2R`'1J "`r :.-.5.•,...7,,..•.•• S i T '• '.�l.�y.'.Y�a. - j_ _� '.4. tiI•' x ys t-• -"tr+ C[ a. Al; a .$ ♦*1 .. 3:.`'�aw., •( P e�y • V r 1 Ly 4. to Y ` \. •"..... +•r l. . % ' err � •'� V) • •'. • ♦ • -t '--,....•[ �' 1' • -. ��% i{4t�r; •l• .y.-k' • f. jlw,r_ 1. ♦ • 'ark r r- C`•; 1 t .1 S .ti. ,-,24 ., .,, Tl' -.•-t.. _ _� ... ,.v - • .. 41 � e Iii r�jk�-��t tt.Iy♦f`� }sq. �[�1 '/rti1 1r 1 •w• .414--4 ♦ -- 14_ r i •i t+ jfet •'"i).-4vj y,•1 / ♦ '1\ •-I' •. ), rr_ 1. r'7. •JS1 g r �.t.�` � �. '�`'' ' �. � - - - . - • Examples of rFactor (fl Unusual topography or inadequate public improvements or utilities �.� 'µ3 a • ''""'2i t A(jj �ia so. �` ^ 99 : 2.4.e a r P, lam( • •__:::,..-...:!:H •': . . _ • 11 • • 47 ^-� _._- »�. .. , .. H'.. �3` �'if- ' a ..Y V a akl - fl {. .. ' __ $- t r____ ps..,,,t,„,,,,:„.„:„.„,,,,,,,,„„,,„ .i.,,....., •. : ::::.„,:„., ,,.:,,,,,,,,,,,,. ,...--..„ _ _ •• ,.... _ • . • . • • • m n'__ _.,:::::::..:,„:„ ....,„..„,.. , ,...„<„.„,"„,.... •__,,,„..,::„,:„„:„, . .. ; ....„..„„ !.:„,....,,,.....„.r $t pl�y• OF $ a 7 4L.y,.• to _• -41 - �iA :',k.7 eAJF j $$ S�� }� i ,�, 4 ' f t i s •.-.„.•,A.,;:•:•-•::-•::::::.:-::;.:4.1,' .\ .'3 =r 1 -4 da �,4vq.�-M•r>,z ...^+ -.4,§..:,:•"- Y r�x� _ w_I+ar, t .Y:;..w. r tx 's•"' ti +l x.;" £ t . Y r -.- ., ax«. r v�8.&E�a< ..R.� . "<21 + ,..S ?;1::- a x ..c .. .1-,,:.; ss,: ... - gam a�U s • g •'� .9 1 : ) fie`.; !' f 1 ..,1 r _ �.. rt<N tr`^ :l .. � .a. '' one. ! : r$n ,�° ', • �"• L t`4r :, y 45'. ti. ..,„ ,,,,..;,•,,..,„,,•.� F �2 r _ r • ,-2 r• 4 t f + i r i ro f `_t:. . �. :t X <ire. s rt 41`�•�x o !''r S �:; .i 7 taw f fii ' 1 .� ,,s; .� Ji �£• .+-.-.;::: ::.7.".c. ' i 3. + _. .'t 1a1 �, "-1,. • f f •• '..�¢a•�. 'F!0 t Fc w r;.,:::::•‘" xll:� t it. e�a�, t '�t ,• '" ! F P s ... Lean. • . • 4 _ \ '�{ ' 'Ia s'' . e, r Att" q 'xis iilS Fl •1.�. J • t r! 'R+ •.��'1� rY-•?-. ---•2;,•-•i•-••-•.:-5 ≤V S'• ^ �1 • -�$i � aaMa: f' -. sSY� y'. �` a\i � � -Y. M i;•-,, •N3/4 V , ;t�: r,�. V_ ,rAy.. i q 1 dt .� , ad d 1.>R .t s �, �a i '� rS < sstr s.1'Sr'! _ 5..x • �41` • wl d r�is t • .K., + .� c 4, .v Ki,$ . p f.fl'!",7 I •�ilrl1'1 _ 9 ; - � :'±q 1 I:. A. • ! • 4'x.1 !. i ,f.' 14R 'Sr 1 . rl • ppy a . .Ilnc. , •• • SPF E� . ,. 3 5 " , * • • • • • • •3w°-,-:.:-...,..,,....,.-4-:,,...,,:;',.t:: ,... .r.Y .M"3 ff ...... } ,e�q °°S:yY",c,-, y �a,�� .�•e Z s"..,. ",..,..-Witt"-'-'''', _t`�a�._'; �'i--lo'..^ta• \b ,� � hR.ra .a rl,..� �Sa:4 � -1�.4.V.:.6, --,'.--c--',::--c ' 31 7fllr = .. ..i.:,_...;_... i� ¢'L.9 .:i. a s, 417, ,y P.!!, 1"Cd7 .. tyej43M1K •Ti . t' ! .. O az .:,"4u.€ •`i�k� ft"!> • {tS .� �kaes. ;zt� � 4y�T\ �r't!=�� i". e �rti':"' v'� .-•~ r- • '?::.-1 ,:;:;:7X-2:244,1°,<„.... ' ,: .D,,,,. '_ c - -c ♦-' I F ,•;gyp+:) _.' ' ° c4-. ::s. : s;..;. s'S . .7./, t. it a I , ' <>y, ✓•:�G�a'F�h '• A, l,w b{ff� ��:.1 Y' �er-;aRb4 _� .p1' s ,t�>" Af ax. k � sr, �,e � S ` , AM e 1'aw ff £ ,Ys� : >A>. $ ?r SS` _' j D V i •,�� ,Sa ••—,:.3:,::.—5» *•,,, Ti 39' v a£i ! v l ff a .Z':� `$ .,spdr .a 2 _r, 2 . "2 RtJ. -:".• c£°'" tt a�-- is :-'aV"�"Y2 a 2 1.. x Y t:-: I �'s1 R . s- '.x -. = 4- =s Wit':c 1 .--- (•!•4sM1 ! '"s L '< .,f �1.,'£" £ ,r 4¢'' sf',�s;:i. «sxi! �L 'xyn,�, '•it4 - _1' •4! . 1e:1;.�i R x iEs4 c< i >'�L a - ..a...-0,:.:.:,;&$3.3 Fa tR' ir4M ' r '-3 .liZ-1 I ✓ So'a .0,e�- tt,i y,, , -_ _ It itt. a - e !, ,�- r y,,,¢q" -epx?t,-:cw -::6i.• Dye 41.? ,�t .• - . k b �:#,,,. i':.:.2-. 4.-- `T` a'ir o ate',"" t,. S _ 4'F- _ a..._. /— `'tr .<:�. i ,sl �' R ' ;fir •- .k:".!:i :..: •... 'unpaved': , �-� .•:-•-' _ A.:124•••:-;-_->.;•;, -••45:2'474 :f ' crr reps "� c erg - sidewalk, overhead -p.over lines, etc .} • • Examples of Factor (k.5) The existence of health, safety, or welfare factors requiring high levels of municipal services or substantial physical underutilization or vacancy of sites, buildings, or other improvements T s a .„.,v, '' d b.*" i^ s{ !s` ... I �1 1t 3 >3t 11.E :'6 r' a•c��..' ru �a ' Is9 T'v 3 �s a� j 7 e;..: Ala ! z• !� J �, '. A ar r� > , Jt .......•;"t •;11 J .t`5ae R A₹ F �q F ‘')<% �,: ) � tF •• val'r t ,t ." • i�I Y 2, -;SI'• P -, Ji i 'old }y�i;',.1"0:2-44.(65.-.; k ' "4F?��4 s• < x .d t lllt, {+ t '4° a;ix 3t.�. 1< t,. 4 .4',•a ::.: • e _ ` ) ' X` 1 .q . aC t .4"?, 'I3 1 IV ! iii ' . ,... ' ,e ) •$# ( • i° r _� S�I yy1 • A 1 •.7l et a .•( a 1 :nV £ ¢ w..: .:..ia.z r ktI r.: �J I S K ,AY. S i v � .' v1 lir �a` £�,x�." 4 i`3"/ i• ' Y it•;, J ' 1 t�- ,,� ( e' jr X j :°C I. �. .I 1 a u uQ .z s �} 1 !1 1* .t` r 1 {1 i6' 1 9 p/(„ .. r . 1 - Y' .a� . 19A irl , `la1 �''� <. /lr°tJ^ ! a9�P 'tY ♦ l;: ). �l r�• �~ "� _ tt. '�! i 4-is, n d„ i. � ' III r' r� '� •r:r,•1 I "t:', 1, ill„Y"a" , 't, .:1"0 •,�1. 1 j sv 3 l 4 1t&i it y! \, r i �) � 7 1 s3 7' " 1 ,v, ,4 a I,.1 ,M V "�. 1 ,-:�, ! � ? C •d 1� +r. • , g1 1 I It, 1 f f., _ 1 f I 1 '1 1' - N. 1- :T. f L .. +- - e. .," ,�'MT....C. ''"'A n _ +'"Y a ms • Ar 1 .._ •„_ 3, IN i i• 3p 1 • r ,*„„:'. ] 1 1 ur! rN _ $J ".. I I ',L w j J •^--IIY'.�i P{ . Y [ 1M`1I I^if � .wx.. il....: i. 1. \ .,.._.. .._ \• 1 > \ ... 3 _......e,a....a , f. «R r Yom' �":'' ..e../^•` .F .. s "�4a Appendix C: Conditions Survey Spreadsheet 2 W J O N A 2 N m O 2 2 J 8;1 A rWJ N N O N W t t VAi A W N 2 m J T N A 2 N c(53 O m J N O 7 co J a a co N 0. O co W Study ID 171 CO ➢ m m ➢ T ➢ m m 1 31 ➢ ➢ m m m 31 ➢ ➢ m m ➢ T ➢ ➢ ➢ m ➢ 31 ➢ ➢ ➢ m 1 31 ➢ ➢ ➢ m ➢ A ➢ ➢ ➢ m A ➢ ➢ o➢ m 1 D S1 ➢ ➢ CD J Co N N Co or co Cr co CO C N V 0 O CO o V CO N IV 0 NJ W PO N N V O N O 0) N CO - Cw CW 0 NJ ro J V V V NJ 0 0 - CO 0 P0 OCo -3 [p V m v rrt 0) 0 0 0 0 - N O a CO 0) N -' O) a a AN A A O) 0) O) o m CO CO 0) CO 01 CO 0) 0) m p) 0) co N 0) J J CO 0) IP -3 N Parcel R# N ()) A a aril O co co V (i1 V W 0) 01 01 CO 0) N O) 0 A N V 0) O J A A J co N (O M a J 0) CO N CO 0 CO G) CO O N 0 J 0 V) CD J 0 0) J 0 NJ O 0) a co co W N N) J N N J CO 03 Co m 0 0] C W W m O Co CO W (0 W m W Co Co N Co Co W 0) m 0 N W O Co CO m O_ m O C W 0) CO O CO W N (O N O m O trF 01 0) 0) 0) CO Co 0) CO CO A Co CO J CO 0) co 0) 0) 0) CO W 0) Co 0) 0) CO T 0) 0) 0) 0) 0) 0) 0 CO 0) N CO Co O A 0) o D ➢ H r o,_0000o 00 000070000 m W -. COW T w o x O 0mop , m m 0 0 00 0 CI 0 0D O 4 To N ➢ C 5 0 ➢ C O D ➢ m m ➢ D D W 2 ➢ ➢ 31 ➢ ti ➢ m 21 m m m C W m ZI O < ➢ ➢ 0 0 ➢ = 0 00 = 0077701 ; 7r; O N 2 2 m 0 O m m m m m m m T D m D ' ); 1:1 D m m O m D O T m m 2 W D y 7 m D Z Z r O r m m 0 O m Z T T 0) p m m T m T m m D T P Z Z Z m m S m () m m C Z N < 33 Z D m D m m m m m m m m m D m 0 Cl C) m 0 R1 m 3m] x D O Z m Z K c CI D 9 p (/I O O2 T t D O➢ r r W I U e, rm- W -. (m/1 � m ➢ Z C m r CJ () p CJ CI C C m < 111 Om ➢ < < D ➢ � Z 0i= rn m Z <N m m 9 T XI X O 0 0 0 0 O 0 0 < < m p W < > m1 Z m p > 31 m K < < < < < W W m Z -I m m mO T W < < D 0 D p 9 r O m 9 co co y m O O m T h 2 O ti ti m K O T. ti S Z 0- w m z z z m 0 0 0 0 0 z z W z 0 ➢ ➢ ➢ 1 0 0 0 ]Di 7 m 0 2 ➢ n T A m m �° p 0 0 ox. 21 0 cDi O O 2 0 D - 0 - O W ➢ c D ➢ ➢ r D T 2 * W C C H H W co C 2 T S S m m D ID) Z m Z N ere l m m m CI O 00 O Z O a W (7 y 3 W O O m r Z Z < Z 2 ➢ Z < O 0 r m Z y Z Z m W w H 0 (� p m o m m m m O r Owner 0 z < m < m m T 0 m 2 ➢ ➢ 31 W zt m T D z 1 W C < `➢ < < < ➢ a z tun D D 2 m m Nr9° rr ry O r r ➢ p ➢ D D D O < 0 20 00 p 0 8 = = = C * p m I W T -1 2 = 2 a Cl) 0 O 0 0 m 0 — T ➢ D ➢ 0 < < < Q N O O O O - 'O O (0 N O O ' O 0) - N 0 - N O -c N O Co O N 0 (J O CO N O - P N W O 7 - O W N Da O (O Area (n COOK) W Co W 0 0) 2 m Co a a Co NO a 2 01 a 0 a O a N O A a a Co N — f O a 0) O a J O a m CO CO J a 0) A N 0 m J N A J O O J CO O CO CO J V) A J co(O a 0) O O) a N CO J . . I I • Roof _ Walls,Fascia,Soffits . I a I Foundation 3• -I , . Cutlers/Downspouts Exterior Finishes . ' Windows&Doors ' 0 I Stairways/Fire Escapes Mechanical Equipment Loading Areas N '•. I , Fences/Walls/Gates a . .. I ..61""' Outmoded/Nonconforming I I Other Structures Vehicular Accesstrm " _. . -..- . .. • •, , Internal Circulation 2 �� , r� 1 Driveway Definition/Curbcuts II MN II M -; .. . -;;., , Parking Layout Substandard '" �".' ', 111„1 . . '. Traffic Accident History Faulty Lot Shape or Layout Vehicular Access III _IM."NIIIMI ."MIINIM"IL Inadequate Lot of Size S mill. . ..-.. III M . . . Poorly Lit or Unlit Areas . ..-...,. . Cracked or Uneven Sidewalks ...---.-.-..- —...-....-...,.. Environment Contaminants a c Poor Drainage . .. . Floodplain)Flood Hazartlin 151 3...... III t I Grading/Steep Slopes A Unscreened Trash Mechanical n Abandoned VehiclesRail Road X ings ' Neglect/Maintenance C.. la- -; . -. ... -. . .... Trash) ria/Weeds N a Parking Surface 3 a Lack of Landscaping ...'nimIT.' '.11.'L...".••-L'.'L, Slopes or Unusual Terrain c Street Pavement d .... _.-.- -.-. ME .. . . Curb 8 Gutter a a .. .;,-.: . MI ; . . Street Lighting 3 Overhead Utilities 1 q II M III II IN -. IN .. . Lack of Sidewalks B -. .-... ME -- . . M Water/Sewer Serivoe m v Storm Sewer/Drainage F U .. 'Defective/Unusual A• klipilli IIIIMIIIN Fire Safety Problems ^p Environmental Contaminants cft 2 High Crime Incidence MI A B .. Floodplain 5I . PPIIIIII Environmental Contaminants Cg I.c Fire Safety Problems " . *Building/Facilities unsafe p Environmental Contaminants High Traffic Accident Rate c B m _ ; j . . Ill . High Crime Incidence 77 F; N Elii . . .- .-. Site Underutilization Appendix D — LEGAL DESCRIPTION (to come) 1 Appendix E - TABLE OF LAND USES 1-L (Industrial Light Intensity) Permitted Uses=Use is permitted by right in the zoning district PERMITTED USES Residential Commercial Cont. Commercial Cont. *Farming *Bingo Halls & Parlors *Printing, Copy Shops, Institutional *Brew Pubs Mail Centers *Cemeteries Builders/Contractors *Radio/TV Stations Columbarium Supply Offices & Yards - Recreation Uses *Churches max. 25 % of GFA for *Community Recreation *Libraries, Museums, indoor assembly Buildings Public or Quasi-public *Cleaning & Janitorial *Indoor/Outdoor *Police/Fire Stations Services Extensive (Skating Rinks, Ambulance Dispatch and *Dry Cleaning (no Bowling Alleys, Video Storage cleaning on-site) Arcades. Riding Clubs, *Schools - Adult *Emission Testing Tennis Courts, etc.) (Business/Trade) Centers *Membership Clubs, Commercial *Exterminating Shops Health Clubs, Martial Arts Aniinnl Uses Golf Uses Studios *Kennels (Could also be a DR) *Golf Courses. Country *Outdoor Intensive (Go Cart *Pet Stores Clubs, Driving Ranges Tracks, Bumper Cars, etc.) *Stables — 5 or under(over w/o lighting *Open Space 5 boarded-Special Review) *Golf Courses, Driving *Park (pocket) *Veterinary Clinic Ranges with lighting *Park (neigh) (no outdoor runs) *Miniature Golf *Park (comm/reg) *Veterinary Clinic Laundromats *Rental Service (outdoor runs) Lodging (Equipment, Small Tools, *Art, Dance, Photo *Hotels, Motels Supplies, Appliances, Studios, Galleries ;llalinfactured, Mobile Home Furnishings) *Auction Houses Homes *Repair Shops (excludes livestock) *Sales Lots *Taxidermist t trio Uses *Meclical/Derual C)fficvs & Theaters *Auto Rental (Maximum 10 Clinics. Massage *Indoor, Movie Cars or Vans) Therapists, Medical *Train, Shuttle, Bus *Car & Tnrck Wash— 3 Supply Sales & Rental Depots bays or under (over 3 bays *Mortuaries, Funeral *Upholstery Shops USR) Homes *Wholesale Goods & Sales *Banks. Savings & Loans, *Nurseries, Greenhouses. *Warehouse (no outdoor Financial Institutions. Garden Shops storage) ATM's, Drive-up *Offices Windows - "D" required ;'Parking Lots & Structures for Drive-up Windows *Pawn Shops *Bars, Taverns, Nightclubs, Lounges I-L (Industrial Light Intensity) Permitted Uses =i_"se is permitted by right in the zoning District I'ERNII TTE I) USES Industrial Wireless Uses *Commercial Laundries & Dry *Co-location (on existing Cleaning Plants tower)`=+ [-.Crematoriums *Stealth Design"* *Farm Equipment, *Roof-top mounted" Implement, Diesel &. Bus Sales & Repair *Manufacturing, Fabrication,Assembly *Moving & Storage Companies Newspaper& Publishing Plants. Binderies *Research & Testing Labs Trattsportatinu Facilities *Low Impact *Truck, Trailer and Large Equipment Rental *Utility Service Facilities - Less than 300 sq ft, no office or storage space *Welding, Machine Shops As long as tower or building height is not in creased 3 I-I, (Industrial Light Intensity) Design Review= Use is permitted in the zoning district but is subject to review by City staff Use b+ Special Review= All aspects of the proposed land use must be approved by the Planning Commission DESIGN REVIEW USE BY SPECIAL REVIEW Commercial Institutional Auto Lees Child Carta/Day-Care Centers/Preschools *Auto Repair. Sales— under 1 acre (over I acre Emergency Shelters, Missions in size whether on individual sites or several 'Schools such uses combined is a USR) Universities/Colleges *Banks, Savings & Loans. Financial Commercial Institutions. ATM's, Drive-up Windows - Animal Uses "D" required for drive- up windows Stables (over 5 boarded - Special Review) *Entertainment Establishment *Auto repair, sales over I acre in size. whether bats Stations (under I acre) on individual sites or several such uses *Gas Stations with Repair. Lube & Tire Shops - combined including underground fuel storage (over I *Builders/Contractors Supply Offices & Yards - acre in size USR) max 25% of site for outdoor storage 'Convenience Stores with Gas Sales Lodging 'Gas Station (site over l acre in size) *Bed and Breakfasts Gas Station with repair, lube & tire shop— including underground fuel storage over I acre Warehousing in size *Self Serve Storage Units (site over 5 acres in *Personal Service Shops (Beauty. Barber. size is a USR) Tanning & Nail Salons, Shoe Repair) Industrial Restaurants *Adult Business Cafes. & Other Eating Establishments Recycling Centers (includes outdoor seating/eating areas) *Small Collection Drive-in or Drive-thru Facilities *Large Collection & Processing Facility (including outdoor seating areas) Telee•ano u nieatieeu Uses Drive-up Window *'Satellite Antennas (over 3' in diameter) Retail Sales *Utility, Commercial Towers and Cabinets less *Under 3,000 sq ft GFA (one or than building height permitted by zone combo, of stores) Wireless Uses '3.000 - 20.000 sq. ft. GFA (one or *Free-standing(non-stealth)*' combo. of stores) *'Large Retail (over 20,000 sq. ft.) *RV and Travel Trailer Parks Theaters •-Drive-in *Outdoor Auditoriums, Sports Arenas. Stadiums k'' As long as tower or building height is not increased 4 I-L (Industrial Light Intensity) ik'sll;n Reviess = Use is permitted in the zoning district but is subject to review by City staff Use by Special Review =All aspects of the proposed land use must be approved by the Planning Commission USE BY SPECIAL REVIEW Commercial Cont. *Theme or Amusement Parks,Zoos, Aquarium, boil & Gas Operations Tekeoit►u►ut►ic atiuu Uses *Utility, Communication Towers/Cabinets over building height permitted by zone 'Utility Service Facilities - more than 300 sq. tt., no office or storage space 'Utility Lines - over 33 KVA, overhead Warehousing *Site over 5 acres in size CD (Conservation District) Permitted Uses=Use is permitted by right in the zoning district lkcsign Review = Use is permitted in the zoning district but is subject to additional review by City staff Use by Special Review= All aspects of the proposed land use must be approved by the Planning Commission PER IITTE E) USES DESIGN REVIEW USE. BY SPECIAL REVIEW Residential Industrial 'Farming 'Gravel & Mineral Commercial Extraction Recreation Uses Oil & Gas Operations *Open Space *Utility Lines - Over 33 *Park (pocket) KVA. Overhead *Park (neigh) *Park (comni/reg) 5 I-1M (Industrial 'lediuin Intensity) Permitted Uses=Use is permitted by right in the zoning district PERMITTED USES Residential *Bars, Taverns, Nightclubs. *Parking Lots & Structures *Farming Lounges *Pawn Shops Institutional *Bingo Halls& Parlors *Printing, Copying Shops, *Cemeteries, *Brew Pubs Mail Centers Columbarium *Builders/Contractors °Radio & TV Stations *Libraries, Museums, Supply Offices & Yards - Recreation Uses Public or Quasi-public max. 25% of GFA for indoor .Community Recreation *Police/Fin Stations assembly Buildings Ambulance Dispatch and *Cleaning & Janitorial :Indoor, Outdoor Storage Services Extensive (Skating Rinks. *Schools - Adult *Dry Cleaning (no Bowling Alleys, Video (Business, Trade) cleaning on-site) Arcades, Riding Clubs, Commercial *Emission Testing Centers Tennis Courts, etc.) Animal Lases *Exterminating Shops Outdoor Intensive (Go *Kennels (Could also be DR) *Flea and Farmers Markets, Cart Tracks, Bumper Pet Stores Swap Meets -Outdoor Cars,etc.) *Stables— 5 or under(over 5 Golf Uses Open Space boarded - special review) *Golf Courses,Country Park (pocket) *Veterinary Clinic (no Clubs, Driving Ranges Park (neigh) outdoor runs) without lighting *Park (conm>/reg) *Veterinary Clinic *Golf Courses, Driving Rental Service (outdoor runs) Ranges with lighting (Equipment, small tools, *Art. Dance, Photo *Miniature Golf supplies. appliances, home Studios, Galleries *Laundromats furnishings) *Auction Houses (exclude Mannfartured, Mobile Homes *Repair Shops livestock) *Sales Lots Taxidermist :Auto Uses *Repair Theaters *Auto Rental (maximum *Mortuaries. Funeral *Indoor, Movie Mears cars or vans) Homes *Train, Shuttle. Bus *Car & Truck Wash (over 3 *Nurseries, Greenhouses, Depots bays— USR) Garden Shops 'Upholstery Shops *Towing Services *Offices r=:'Watehousing (No Outdoor *Banks, Savings & Loans. Storage Financial Institutions, 4 Wholesale Goods& Sales ATM's, Drive-up Windows - "D" required for drive-up windows 6 1-NI (Industrial 1lediu in Intensity) Permitted Uses=Use is permitted by right in the zoning district PERMITTED USES Industrial Utility Service Facilities *>Bulk Storage of *Less than 300 sq ft,no office Flammable liquids & or storage space Gases -(below ground). LP *More than 300 sq ft, no Tanks as per Fire Code office or storage space *Co-generation & Power *Water&Waste Water Plants Treatment Plants *Commercial Laundries & *Welding, Machine Shops Dry Cleaning Plants *Well Drilling Companies *Concrete, Asphalt Batch Plants Wireless Uses *Crematoriums *Co-location (on existing *Farm Equipment, tower)** Implement, Diesel & Bus *Stealth Design** Sales& Repair *Roof-top mounted** *Manufacturing, Fabrication. Assembly *Moving & Storage Companies *Newspaper& Publishing Plants, Binderies *Research & Testing Labs Transportation Facilities *Low Impact *High Impact *Truck,Trailer and Large Equipment Rental *Trucking & Freight Terminals * _ As long as tower or building height is not increased 7 I-M (Industrial Medium Intensity) Design Review= Use is permitted in the zoning district but is subject to review by City staff Use by Special Review=An aspects of the proposed land use must he approved by the Planning Commission DESIGN REVIEW USE BY SPECIAL REVIEW Commercial ln,titu.tionul Auto Uses *Child Care/Day-Care Centers/Preschools *Auto Repair.Sales-under 1 .ion (over I acre in size *Churches is a USR) Commercial Banks.Savings and Loans.Financial Institutions, Animal Uses ATM's, Drive-up Windows-"D"required for Stables(over 5 boarded) drive-up windows Aretu Uses *Gas Stations-under l acre(over I acre in size is a *Auto Repair,Sales(over i acre) USR) *Car/Truck Wash(over 3 bays) Gas Stations with Repair,Lube &Tire Shops- *Co nvenience Stores with Gas Sales including Underground Fuel Storage Lover 1 acre in -Gas Stations with Repair.Labe&Tire Shops— size is a USR) including Underground Fuel Storage(over I acre in *Entertainment Establishment size) *Builder/Contractor Supply Offices and Yards *Personal Service Shops(Beauty.Barber.Tanning& (Maximum 25%of site for outdoor storage) Nail Salons,Shoe Repair) Warehousing ing Restaurants *Outdoor Storage *Cafes,&Other Eating Establishments(includes *Self Serve Storage Unit—under 5 acres(site over outdoor seating/eating areas) 5 acres in size requires a USR) *Drive-in or Drive-thru facilities(including outdoor seating areas) Industrial *Drive-up Window = Adult Business Retail Sales Ree cling Centers *Under 3,000 sq ft G FA i one or combo of stores) *Small Collection x-3,000-20,000 sq ft GFA (one or combo of stores) *Large Collection &Processing Facility *Large Retail (over 30.000 ul ft) Telecomnrurricatwn Uses K•Large Retail (over 100.000 sq ft) *Satellite Antennas over 3' in Diameter *RV and Travel Trailer Parks Utility.Communication Towers/Cabinets less than Theaters Building Height Permitted by Zone *Drive-in 'Outdoor Auditoriums,Sports Arenas.Stadiums :Thence or Amusement Parks,Zoos.Aquariums Wireless Uses Industrial Free-standing(non-stealth)*" g-Ai wort s. Heliports 4'Chemical Manufacturmg Plants g,Food&Beverage Processing 4'Oi!fig.Gas Operations *Race Tracks Telecommunication Uses Utility.Communication Towers/Cabinets over building height permitted by zone *Utility Lines -Over 33 KVA,overhead Waste Management 4'°Refuse Transfer Warehousing site over 5 acres in size As long as tower of building height is not increased 8 I-H (Industrial High Intensity) Permitted Uses=Use is permitted by right in the zoning district PERMITTED USES R& idential Recreation Uses Transportation Facilities *Fanning *Community Recreation *Low Impact Institutional Buildings *High Impact *Cemeteries. *Open Space *Truck.Trailer and Large Columharium *Park (pocket) Equipment Rental *Schools - Adult (Business, *Park (neigh) *Trucking & Freight Trade) *Park (comm/reg) Terminals Commercial *Taxidermist Utility Service Facilities Animal Uses Theaters *Less than 300 sq ft, no office *Kennels 'Drive-in or storage space *Auction Houses (exclude ev'Warehousing(No Outdoor *More than 300 sq ft. no livestock) Storage) office or storage space Auto Uses *Wholesale Goods& Sales *Water &Waste Water *Towing Services Industrial Treatment Plants *Banks, Savings & Loans, *Bulk Storage of *Welding.Machine Shops Financial Institutions. Flammable Liquids & 'Well Drilling Companies ATM's, Drive-up Windows- Gases - (below ground).LP Wireless Uses "D" requited for drive-up Tanks as per Fire Code *Co-location (on existing windows *Co-generation & Power tower)*" *Builders, Contractors Plants *'Stealth Design"* Supply Offices & Yards - *Commercial Laundries& Dry ,Roof-top mounted** Maximum 25%of GFA for Cleaning Plants indoor assembly *Conctete,Asphalt Batch *Cleaning &Janitorial Plants Services *Crematoriums *Exterminating Shops *Farm Equipment. *Flea and Farmers Markets, Implement. Diesel & Bus Swap Meets -Outdoor Sales& Repair Golf Uses *Manufacturing, *Golf Courses, Driving Fabrication, Assembly Ranges with Lighting *Moving & Storage Manufactured, Mobile Homes Companies *Repair *Newspaper& Publishing *Offices Plants.Binderies *Parking Lots& Structutes *Research & Testing Labs *Radio&TV Stations ..K As long as tower of building height is not increased Q 1-H (Industrial High Intensity) Design Review=Use is permitted in the zoning district but is subject to review by City staff Use by Special Review=All aspects of the proposed land use must be approved by the Planning Commission DESIGN REVIEW USE i%Y SPECIAL REVIEW Conunercial In ttinnal *Banks, Savings and Loans, Financial *Churches Institutions.ATM's, Drive-up Windows-"D" Commercial required for drive-up windows Auto Uses *Builders, Contractors Supply Offices& Yards ;Auto Repair,sales over 1 acre in size, whether -maximum 25%of site outdoor storage on individual sites or several such uses *Gas Stations— under .l. acre. (sites over 1 acre combined size USR) *,.Comm. Truck Wash *Gas Stations with Repair, Lube &Tire Shops - *Car& truck wash over 3 bays including Underground Fuel Storage(sites *Convenience Stores with Gas Sales over 1 acre size USR) *Gas Stations with Repair, Lube & Tire Shops— Warelrnusing including Underground Fuel Storage,site over *Outdoor Storage 1 acre size *Self Serve Storage Units—under 5 acres (sites *Theme or Amusement Parks, Zoos.Aquariums over 5 acres in size require a Use By Special Industrial Review) *Airports. Heliports Industrial ;Auto Dismantling,Junk& Salvage Yards *Adult Business Chetnical Manufacturing Plants Recyelurg Centers Food & Beverage Processing Small Collection Foundries *Large Collection & Processing Facility *Grain & Feed Elevators & Supply Telecommunication Uses *Livestock Auctions *Satellite Antennas over 3' in Diameter Oil & Gas Operations Utility, Communication Towers/Cabinets less *Race Tracks than building height permitted by zone *Rendering Plants, Slaughterhouse, Meat Processing, Packaging ii'ireless Uses Telecommunication Uses *Free-standing(non-stealth)** *Utility Communication Towers/Cabinets over building height permitted by zone *Utility Lines-over 33 KVA, overhead Waste itiauageruen1 *Refuse Transfer ** As long as tower of building height is not increased 10 APPENDIX F: GREELEY 2060 COMPREHENSIVE PLAN POLICIES EC (A) (3) Research market opportunities related to existing sectors of the economy, particularly in areas such as agri-tech associated with added value products, crop production and services, energy, education, medical, aviation and convention and visitor activity EC 1 (A) (4) Support programs and actions which foster economic opportunities related to the export of goods and services on the regional, national and international market level EC1 (A) (5) Establish and maintain a business environment that encourages the retention, growth, and prosperity of existing businesses where consistent with the overall objectives of this 2060 Comprehensive Plan EC1 B (1) Recruit business development that: brings new capital into the local economy, providing multiplier effects in addition to higher wages; has promising growth prospects; involves a cluster of commerce engaging in complementary activities. EC I B (3) Diversify the area employment base to assure stability in times of changing markets. EC1 B (4) Encourage the start-up and growth of small businesses EC2 (C) (1) Seek economic growth in business sectors which maintain quality environmental practices which improve the area's image and appeal (see also EC2C I a and EN5G3) EC2 (C) (2) Develop strategies to disallow, discourage and/or mitigate impacts from businesses unsuitable for an urban environment, or which produce a product or service which significantly detracts from the local image or quality of life and deters community investment (see also LW C2) EC4 (A) (1) Promote primary employment opportunities, where appropriate to the business and neighborhood, within Regional Activity Centers and Employment Corridors where the greatest concentration of jobs and job growth are planned and supported (see also TR6A4) EC4 (A) (3) Support proposals to cluster related primary-wage businesses and industry in order to facilitate collaboration among business interests and to market such areas as magnets for capital, research talent and high- skill manufacturing jobs EC4 (A) (4) Promote related technology -oriented businesses to locate in close proximity to one another within the city and near major research institutions to facilitate the attractiveness of a technology campus environment EC4 (A) (5) (a) Develop corridor plans along major entryways that reinforce a desirable industrial and business image along with community appeal (see also CD3A I a) EC4 (B) (1) Support the economic health and importance of Downtown and adjacent areas as a key economic center within the city and region EC4 (B) (2) Encourage reinvestment in and improvement of older industrial areas to maintain and improve their economic vitality, appearance and performance (see also CD2A3 and RE3Cla) 11 EC4 (B) (3) Reinvest in and improve public infrastructure in older industrial areas in order to retain these existing sites as viable industrial centers EC4 (B) (3) (a) To the degree that such areas have become obsolete or neglected, explore the potential to designate these areas as "blighted" and then eligible for tax increment financing to support their redevelopment EC4 (C) (1) (a) Use the City's annexation policies, land use authority, and capital improvements construction to provide an adequate supply of finished sites and raw land suitable for industrial/economic development to attract and accommodate desired business development EC4 (C) (1) c Promote business park, industrial development and employment corridors in the ...(ii) Airport Corridor (and) (x) Identified Strategic Employment Corridors LU4 (A) (1) a. Heavy industrial and manufacturing uses should be located to take advantage of existing freight rail corridors, air transportation, and major arterial roads. LU4 (A) (1) (a.) i. Consider strategic design and construction of heavy industrial uses located along major community entryways. LU4 (A) (1) (a.) ii. Promote corridor design that presents an appealing and cohesive image of the community. LU4 (A) (1) b. Medium-industrial uses should be located along arterial roads and/or as part of an industrial park. LU4 (A) (I) (b.) iii. Promote the synergistic location of uses within an industrial park that promotes its identity and attracts complementary uses, such as in the airport area. LU4 (A) (1) (c.) ii. Light industrial uses should be promoted along major community entryways, within industrial parks, and as transitional uses between areas of less intense land use, including residential, depending upon the degree to which off-site impacts can be successfully addressed. LU4 (A) (1) d. Consider the development of an Industrial Mixed Development District ("IXD") which defines minimum and maximum proportions of a variety of industrial development, and a limited allowance of commercial uses to provide a setting which complements the flexibility of a range of businesses... LU4 (A) (I) d.U. ...consider a mix of uses that promote Transit Oriented Development and other transportation system linkages, especially as it relates to employees and shift work. LU4 (A) (2) In newly developing areas, residential uses should not be allowed immediately adjacent to medium or high-intensity industrial uses and zoning districts without a Development Concept Master Plan or other overlay protection... LU4 (A) (4) Disallow high impact agricultural and heavy industrial land uses that create obnoxious impacts, such as noise, fumes, odor, health concerns, or other hazards to the community. 12 Appendix G: Fiscal Impact Analysis East 8th Street Urban Renewal Plan WELD COUNTY IMPACT REPORT AND REVENUE PROJECTIONS This report outlines the estimated fiscal impact of the proposed East 8"Street Urban Renewal Plan on Weld County. It responds to the requirements outlined in C.R.S. 31-25-107 (3.5)below: C.R.S.31-25-107: APPROVAL OF URBAN RENEWAL PLANS BY THE LOCAL GOVERNING BODY (3.5) "Prior to the approval of an urban renewal plan, the governing body shall submit such plan to the board of county commissioners, which shall include, at a minimum, the following information concerning the impact of such plan: (a) The estimated duration of time to complete the urban renewal project; (b) The estimated annual property tax increment to be generated by the urban renewal project and the portion of such property tax increment to be allocated during this time period to fund the urban renewal project; (c) An estimate of the impact of the urban renewal project on county revenues and on the cost and extent of additional county infrastructure and services required to serve development within the proposed urban renewal area, and the benefit of improvements within the urban renewal area to existing county infrastructure; (d) A statement setting forth the method under which the authority or the municipality will finance, or that agreements arc in place to finance, any additional county infrastructure and services required to serve development in the urban renewal area for the period in which all or any portion of the property taxes described in subparagraph (ii) of paragraph (a) of subsection (9) of this section and levied by a county are paid to the authority; and (e) Any other estimated impacts of the urban renewal project on county services or revenues. 1 Summary of Urban Renewal Plan The proposed Urban Renewal Plan consists of a range of potential redevelopment scenarios for Tablet: the East 8th Street Corridor, including two large- East 8th Street Corridor Urban Renewal Plan scale redevelopment scenarios (low-medium and Potential Redevelopment Scenario medium-high industrial) that assume wholesale transformation of the area, and a more modest Urban Renewal Plan Developed Sub-Areas Square-footage scenario that assumes incremental expansion of 85 & 8th Area 83,396 existing uses and some redevelopment. A Big R Parcel 5,430 variation of the medium-high intensity industrial Eastern Area 386,633 scenario assuming 50 percent build out over the Fiore Parcel 253,745 25 year life of the TIF district was selected for Meander Area 8,352 use in this analysis and is summarized in Table 1. N 8th St Area 22,375 If realized, this scenario would result in the N CO Beef Area 7,312 addition of 879,111 square feet of medium to N Riverside Area 67,094 high intensity industrial land uses in the proposed S 8th St Area 20,529 urban renewal area. More detailed descriptions S Riverside Area 24,245 of the methodology used in selecting this Total 879,111 scenario can be found in the attached Exhibit B (spreadsheet) and Exhibit C (reference map). All future property tax revenue assumptions as outlined in this report utilize the data as presented in Table 1. Summary Impacts to Weld County The attached Exhibit A is a detailed illustration of property tax projections, as well as a likely redevelopment scenario for the proposed Urban Renewal Area. Exhibit A also provides a summary of property tax revenues that could be generated from new (incremental) taxable redevelopment within the proposed Urban Renewal Arca. These estimates are based on the potential redevelopment scenario outlined above and reflect the entire 25-year tax increment period. The entire property tax increment will be dedicated to projects within the proposed Urban Renewal Area until payment of all financial obligations incurred by the GURA arc satisfied. Property Tax Revenue As shown in Exhibit A, based on the potential redevelopment scenario presented in Table 1 above, the Urban Renewal Area would generate approximately $16,316,535 in incremental property tax revenues over the 25-year analysis period. The total amount allocated by Statute (section 31-25-107(9), C.R.S.) to GURA in property tax increment revenues is estimated to average approximately $709,415 per year. During the same 25-year period, the County's share of property tax revenue is limited to its share of the property tax base (approximately 22 percent), and would average approximately $145, 691 per year based on this potential redevelopment scenario. After the 25-year tax increment period 2 is completed, the County's share of property tax revenues would rise to approximately$301,455 per year. County Services/infrastructure Because the entire proposed Urban Renewal Area is located within City of Greeley municipal boundaries, the City, GURA, and possibly other public entities, such as special districts, will be responsible for all public improvements therein, including street, water, sewer, and all public utilities. No additional County infrastructure will be required to serve development within the proposed urban renewal area. All police, fire, and other services will be provided by entities other than the County. 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January 20, 2010 Dear Property Owner: The City of Greeley is considering action along East 8`h Street (see map on back) that would encourage investment and growth in the area by providing public funds for land owners to make needed improvements to their property, generally in the form of infrastructure. Because your property is in the area we are looking at, I am writing to invite you to a meeting with other owners and City staff on February 4`1' at 4:00 p.m. at the Greeley Recreation Center - 651 10`11 Ave. We will be meeting in conference room 102 on the first floor past the reception desk near the vending machines. Staff will provide updates on City projects and current developments in the area and discuss opportunities for area property owners. If you are interested in attending or have more questions, please contact Chris Kennedy at 970-350-9781. See you then! Sincerely, Becky Safarik Community Development Director City of Greeley City of �� G reeleyColorado Great.From the Ground Up. April 13, 2010 Dear Property Owner, Tenant or Resident: The City of Greeley, through the Greeley Urban Renewal Authority (GURA), is exploring the establishment of a special redevelopment designation, known as a"Tax Increment Financing (TIF) District", to create financial incentives for redevelopment projects along the East 8"' Street Corridor (see map on the back of this letter). Such districts are allowed under State law for certain areas within communities that exhibit signs of physical or economic distress that prevents them from being fully successful. An initial meeting was held February 4`1, at the Greeley Recreation Center to describe the intent of this study, discuss possibilities in the area and gauge support for the effort. Those in attendance at that meeting expressed interest in and general support for the designation. As a result, the study, which is a required element under state law to create such districts, has been conducted to determine eligibility of the area to meet the state standards and consider what types of redevelopment projects could help address the economic and physical needs to improve the area. The results of that study will be presented at an Open House on April 22 from 3:30 p.m. to 5:30 p.m. in the conference room at Greeley's Waste Water Treatment Plant, 300 East 8th St. If you currently lease your property to tenant(s), please forward this invitation to them as well. The conference room is located on the south side of the facility. It is easiest to get there via 13th St., turning north on 1't Ave. Go all the way to the security gate where staff will let you in. The conference room will be the first red-brick building on your right with plenty of parking. We are excited about building on the success in attracting Leprino Foods, and the work done to establish a renewable energy facility in this same area. If you are interested in attending or have more questions, please contact Chris Kennedy at 970-350-9781. Hope to see you then! Sincerely, Becky Safarik Community Development Director Community Development-Office of the Director • 1100 10th Street,Ste.202,Greeley,CO 80631 • (970)350-9785 Fax(970) 350-9800 We promise to preserve and improve the quality of life for Greeley through timely, courteous and cost-effective service. Cinof� �� G recleyColorado Great.From the Ground Up. Michael Fiore 730 W. 62nd Ave. Denver, CO 80216 June 14, 2010 Mr. Fiore: The Urban Renewal Authority and the City of Greeley are exploring the possibility of redevelopment incentives along the East 8ih Street Corridor that would encourage investment and growth in the area by providing funds for land owners to make needed improvements to their property. A redevelopment incentive called "tax-increment financing" was used to help attract Leprino Foods to Greeley, and will be the focus of this effort as well. The Authority and the City would like to include in this effort your East Greeley property, located at the north east corner of the East 8111 Street and Balsam Avenue intersection. Redevelopment activities such as infrastructure upgrades, utility relocation and environmental remediation are but a few that can be eligible for funding through tax-increment financing. I will be attempting to contact you this week via phone to discuss the matter further. You may also reach me directly at 970-317-3014 or via email at chris.kennedyggrceleygov.com. I hope to talk to you soon. Sincerely, Chris Kennedy, AICP Community Development-Office of the Director • 1100 10th Street,Ste.202,Greeley,CO 80631 • (970)350-9785 Fax(970) 350-9800 We promise to preserve and improve the quality of life for Greeley through timely,courteous and cost-effective service. Fiore Email From: Michael E. Fiore [mike@fioreandsons.com] Sent: Friday, June 25, 2010 10:21 AM To: Chris Kennedy Subject: RE: Greeley property Hello Chris, I'm out of the office most of time so I apologize for the late response. Initially I don't see any reason not to be included in the corridor. What could the down side to me be? Thanks Chris Mike From: Chris Kennedy [mailto:Chris.Kennedy@Greeleygov.com] Sent: Thursday, June 24, 2010 1:18 PM To: Michael E. Fiore Cc: Brad Mueller Subject: Greeley property Hi Mike: I've been trying to contact you for the last couple of weeks regarding your property in East Greeley and financial benefits that may be available to you. The urban Renewal Authority and the City of Greeley are exploring the possibility of redevelopment incentives along the East 8th Street Corridor that would encourage investment and growth in the area by providing funds for land owners to make needed improvements to their property. A redevelopment incentive called "tax-increment financing" was used to help attract Leprino Foods to Greeley, and will be the focus of this effort as well . The Authority and the City would like to include your property in the effort. we have determined that the required findings can be made in order to include your property in the proposed tax-increment financing district. Again, inclusion will make you eligible for financial incentives similar to those that helped attracted Leprino Foods. Redevelopment activities such as infrastructure upgrades, utility relocation and environmental remediation are but a few that can be eligible for funding through tax-increment financing. Also, inclusion will not affect the amount of property taxes you currently pay. You may reach me directly at 970-317-3014 or via email at chris. kennedy@greeleygov.com. If I do not hear back from you regarding this matter, I will assume you have no objections to being included in the district, and will proceed accordingly. I hope to talk to you soon. Page 1 Fiore Email Thanks, Chris Kennedy, AICP City of Greeley Community Development Dept. 1100 10th St. , Suite #202 www.greeleygov.com chris.kennedy@greeleygov.com Main: 970-350-9780 Direct: 970-350-9781 Fax: 970-350-9800 P Think Green and only print this email if you must. Reduce, Reuse, Recycle. It's free! Subscribe now so you won't miss the next edition of City Scoop, the City's monthly E-newsletter. Page 2 Hello