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Home My WebLink About20070932.tiff WINDSOR Mat,, Town of Windsor \�� ;;0, tvuli ui st„,ra • lkindsur (,,hurndn •:0 1.5() • Hill ( sd i I • r : •,c • ; r, u!.r,rtrn rum COLO March 22, 2007 Board of Weld County Commissioners David E. Long, Chairman P.O. Box 758 Greeley, CO 80632 Dear Chairman Long, The Town of Windsor Board has created the Windsor Revitalization Authority (WRA) for purposes of adopting and implementing a plan that will reduce, eliminate, and prevent the spread of blight and to stimulate growth and investment of our Main Street Corridor. Since it's inception in late 2006, WRA has been active in developing a "Main Street Conditions Survey and Urban Renewal Plan". Enclosed is the final draft notebook of the Survey and Plan for your review. This letter serves as the notification of the intent to consider and adopt the Survey and Plan by the Windsor Town Board. The adoption process includes a public hearing to be conducted by the Windsor Planning Commission on April 5, 2007. The adoption of the Survey and Plan is scheduled for the April 23, 2007 Windsor Town Board meeting. If you have any questions after your review, we would be pleased to meet with you and any other representatives of Weld County. You can contact me or Interim Town Manager, Kelly Arnold. On behalf of the Windsor Town Board, I look forward to working with you and the County Commissioners on this and other important issues that help improve the quality of life of our citizens. Sincerely, Edward Starck Windsor Mayor Enclosure: Town of Windsor Main Street Conditions Survey and Urban Renewal Plan Cc: Windsor Town Board Co ✓nal U Nl (4--ri&Arc r Pi- 2007-0932 a-% u�+t xv�y .fir@ r !At; 1{ ;.cps.:.. w mr' k + ''5 �y •`•It '�, a :g`cam s A. Viii >n ,-4-t`--,-, w ' - a �-,.sz .3 s-fr 14'' 'IS -; 4' '.4 ..etre, ...,.. „ _,,,..„. „ .4,O4,..wel... .., tn,„....txt.:,....3„4..,.a. Irtil,1/43ilr 4..t. --We'442**.wr ' tiCAPtiii, Mien. „" Mpn s _ -3-0A,- -,-Ii, '+rem x. 9,9,- . 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W` 3e y.. 2 f { r>K, "� '� 45s Sa �Z`&y`+`te c : ,:::::::::.:;:#717.,k---- a a ks'`,e�3. x' . r ter," ; Town of Windsor MAIN STREET CONDITIONS SURVEY and URBAN RENEWAL PLAN April 2007 44$00u Matti\D,Lsiol(kap i, Windsor Main Street Urban Renewal Plan Town of Windsor,Colorado March 2007 Windsor Revitalization Authority Windsor,Colorado Town Board X:AJabsA13068 Matrix-- WindsorA Final 3_11_072006Comp_URA.doc 1 Windsor Main Street Revitalization Plan Town of Windsor, Colorado March 2007 Table of Contents Page Section 1.0: Preface and Background 3 Section 2.0: Qualifying Conditions 14 Section 3.0: Relationship to Comprehensive Plan 15 Section 4.0: Land Use Plan and Plan Objectives 16 Section 5.0: Project Implementation 19 Section 6.0: Project Financing 23 Section 7.0: Changes &Minor Variations from Adopted Plan 26 Section 8.0: Severability 29 Attachments Attachment 1: Windsor Main Street Conditions Survey Attachment 2: Windsor Main Street Impact Report r X:\Jobs\J3068 Matrix—Windsor‘Final 3_11_07 2006Comp_URA.doc 2 Windsor Main Street Revitalization Plan Town of Windsor,Colorado March 2007 1.0 Preface and Background 1.1 Preface This Windsor Main Street Revitalization Plan(the"Plan"or the"Revitalization Plan")has been prepared by the Windsor Revitalization Authority(the"Authority")for the Town of Windsor("Town"). It will be carried out by the Authority,pursuant to the provisions of the Urban Renewal Law of the State of Colorado,Part 1 of Article 25 of Title 31, Colorado Revised Statutes,1973,as amended (the"Act"). The administration and implementation of this Plan, including the preparation and execution of any documents implementing it,shall be performed by the Authority. 1.2 Description of Windsor Main Street Revitalization Area According to the Act,the jurisdictional boundaries of the Authority are the same as the boundaries of the municipality. Additionally,within the municipal boundaries there may be one or more urban renewal areas. Under the Act,an urban renewal area is a blighted area,which has been designated as appropriate for an urban renewal project. In each urban renewal area,conditions of blight,as defined by the Act,must be present and the Town Board must find that the presence of those conditions of blight impair the public health and safety and impede the sound growth of the Town in order for the Authority to exercise its powers. Finally, undertakings and activities that constitute an urban renewal project are implemented to eliminate the conditions of blight. X:Ajohs\13068 Matrix—Windsor\Final 3_11_07 2006Comp_URA.doc 3 The Windsor Main Street Revitalization Area(referred to herein as"the Revitalization Area" or"the Area") is located in the Town of Windsor,Weld County. The boundaries of the Area generally include properties north and south of the Windsor's Main Street, Highway 392 corridor.The eastern boundary of the Area lies along the property line one- half mile east of Weld County Road 19 and the western boundary is Weld County Road 13,as delineated on Figure No.1 and described in the legal description included in Section 1.2.1.The legal description controls the boundary description in case of any conflict. The boundaries of the Area are drawn as narrowly as feasible to accomplish the planning and development objectives of this Plan. 1.2.1 Legal Description The Area contains just over 595 acres,more or less,including public and rail right-of- ways. The Survey Area has been divided into four subareas and 42 blocks of land. A legal description of the Area,prepared by Ian Cortez of Matrix Design Group,follows. A parcel of land located in the Southwest One-Quarter of Section 15,South One-Half of Section 16,South One-Half of Section 17,Southeast One-Quarter of Section 18,North One-Half of Section 19,North One-Half of Section 20 North One-Half of Section 21 and the Northwest One-Quarter of Section 22,all in Township 6 North,Range 67 West of the 6th Principal Meridian,Town of Windsor,County of Weld,State of Colorado,more particularly described as follows: BEGINNING at the Southeast Corner of WINTER FARM SUBDIVISION,FIRST FILING, a Subdivision recorded at Reception No.3160633 of the records in the Office of the Clerk and Recorder of said Weld County: Thence Westerly along the Southerly line of said WINTER FARM SUBDIVISION,FIRST FILING to the Southwest Corner thereof,said corner being on the West line of the Southwest One-Quarter of Section 15; Thence Southerly along the West line of the Southwest One-Quarter of Section 15 to the Northerly line extended Easterly of Weld County Assessor Parcel No.080716455001; Thence Westerly along the Northerly line extended Easterly,the Northerly line and the Northerly line extended Westerly of said Weld County Assessor Parcel No.080716455001 to the East line of PIKE SUBDIVISION,a Subdivision recorded at Reception No.2170466 of the records in the Office of the Clerk and Recorder of said Weld County; x:‘Jobs\j3068 J3068 Matrix—Windsor\Final 3_11_07 2006Comp_URA.doc 4 Thence Southerly along the Easterly line of said PIKE SUBDIVISION to the Northeast Corner of LAKE VIEW ESTATES,a Subdivision recorded at Reception No.2362990 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Southerly along the Easterly line of said LAKE VIEW ESTATES to the Southeast Corner of Lot 2 of said LAKE VIEW ESTATES; Thence Westerly,Northerly and Westerly along the Southerly line of Lot 2 of said LAKE VIEW ESTATES to the Southwest Corner thereof; Thence Northerly along the Westerly line of Lot 2 of said LAKE VIEW ESTATES to the Southeasterly line of Windsor Lake as described in the instrument recorded at Reception No.1719108 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Southwesterly,Westerly and Northwesterly along the Southeasterly,Southerly and Southwesterly lines of Windsor Lake as described in.said Reception No.1719108 to the Easterly right-of-way line of 7th Street; Thence Westerly and perpendicular to the Westerly right-of-way line of 7th Street as shown on GRASSLAND PARK SUBDIVISION,a Subdivision recorded at Reception No. 2781927 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Southerly along the Westerly right-of-way line of said 7th Street to the point of intersection with the Southwesterly line of said GRASSLAND PARK SUBDIVISION; Thence Southeasterly to the Northeast Corner of Lot 17 of CALABRIA FIRST FILING,a Subdivision recorded at Reception No.2436217 of the records in the Office of the Clerk and Recorder of said Weld County,said corner being on the Westerly right-of-way line of 7th Street as shown on said CALABRIA FIRST FILING; Thence Southerly along the Westerly right-of-way line of said 7th Street to the Northerly line of Ash Street as shown on said CALABRIA FIRST FILING; Thence Westerly along the Northerly line of said Ash Street to the Southwest Corner of Lot 1 Block 1 of said CALABRIA FIRST FILING; Thence along the West of said CALABRIA FIRST FILING to the Southwesterly right-of- way line of the Burlington Northern Railroad (BNRR); Thence Northwesterly along the Southwesterly right-of-way line of said Burlington Northern Railroad(BNRR)to the most Northeasterly Corner of Tract A of COLUMBINE CENTER SUBDIVISION,a Subdivision recorded at Reception No.2810486 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Southerly along the Easterly line of said Tract A to the Southeasterly Corner thereof,said corner being coincident with the Northeasterly Corner of Weld County Assessor Parcel No.080717400010; X:l Jobs\J3068 Matrix—Windsor l Final 3_17_07 2006Comp_URA.doc 5 Thence continuing Southerly along the Easterly line of Weld County Assessor Parcel No. 080717400010 to the Northerly right-of-way line of Main Street; Thence Westerly along the Northerly right-of-way line of said Main Street to the East line of COLUMBINE CENTER SUBDIVISION,a Subdivision recorded at Reception No. 2810486 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Northerly and Northeasterly along the Easterly line of said COLUMBINE CENTER SUBDIVISION to the Northeast Corner of Lot 3 said COLUMBINE CENTER SUBDIVISION; Thence Northwesterly and Westerly along the Northerly line of said Lot 3 to the Easterly right-of-way line of 11th Street as shown on said COLUMBINE CENTER SUBDIVISION; Thence Northerly,Northwesterly and Northerly to the Southwest Corner of Outlot C of BRUNNER FARM SUBDIVISION,a Subdivision recorded at Reception No. 2533816 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Westerly to the Northeast Corner of Outlot B of said BRUNNER FARM SUBDIVISION; Thence Southwesterly along the Northwesterly line of said Outlot B to the Westerly line extended Northerly of Lot 6 of said COLUMBINE CENTER SUBDIVISION; Thence Southerly along the Westerly line extended Northerly and the Westerly line of said Lot 6 to the Southeast Corner of WINDSOR MANOR FIRST FILING,a Subdivision recorded at Reception No.2071090 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Westerly along the Southerly line of said WINDSOR MANOR FIRST FILING to the Southwest Corner thereof; Thence Northwesterly to the most Southeasterly Corner of Lot 1 of WINDSOR MANOR FOURTH FILING,a Subdivision recorded at Reception No.2330609 of the records in the Office of the Clerk and Recorder of said Weld County,said corner being on the Northerly right-of-way line of Birch Street; Thence along the Northerly right-of-way line of said Birch Street as shown on said WINDSOR MANOR FORTH FILING,WINDSOR MANOR SUBDIVISION FIFTH FILING,a Subdivision recorded at Reception No.2336977 and WINDSOR MANOR SUBDIVISION SIXTH FILING,a Subdivision recorded at Reception No.2444776,all of the records in the Office of the Clerk and Recorder of said Weld County,to the Southwest Corner of Outlot C of said WINDSOR MANOR SUBDIVISION SIXTH FILING,said corner being on the Easterly right-of-way line of Fifteenth Street; Thence Northerly along the Easterly line of 15th Street to a point on a line perpendicular to the Southeast Corner of Tract E of JACOBY FARM SUBDIVISION,a Subdivision X:I Jobs\J3068 Matrix--WindsorA Final 331_07 6 recorded at Reception No.3001893 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Westerly along said perpendicular line to the Southeast Corner of said Tract E; Thence Southwesterly and Northwesterly along the Southeasterly and Southwesterly line of said Tract E to the Southwest Corner thereof; Thence Westerly and perpendicular to the Westerly line of said JACOBY FARM SUBDIVISION; Thence Southerly along the Westerly line of said JACOBY FARM SUBDIVISION to the Southeasterly Corner of the parcel of land described in the instrument recorded July 30, 1993 at Reception No.2344176 of the records in the Office of the Clerk and Recorder of said Weld County,said corner being on the Northerly right-of-way line of Main Street; Thence Westerly along the Northerly right-of-way line of said Main Street to the Easterly line of the parcel of land described in the Quit Claim Deed recorded May 20,2002 at Reception No.2957290 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Southerly to the West One-Sixteenth Corner of said Section 18 and Section 19; r Thence Westerly along the South line of Section 18 to the Southwest Corner of said Section 18; Thence Southerly along the West line of the Northwest One-Quarter of said Section 19 to the Southwest Corner of the parcel of land described in the Warranty Deed recorded May 25,2004 at Reception No.3183900 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Easterly and Northerly along the Southerly and Easterly lines of the parcel of land described in said Reception No.3183900 to the Southerly line of the parcel of land described in the Warranty Deed recorded January 8,1997 at Recept't,ri No.2528490 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Easterly along the Southerly line of the parcel of land described in said Reception No.2528490 to the Easterly line of the parcel of land described in the Quit Claim Deed recorded October 30,1996 at Reception No.2518415 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Southerly along the Easterly line of the parcel of land described in said Reception No.2518415 to the Northwesterly Corner of the parcel of land described in the Warranty Deed recorded October 16,1997 at Reception No.2574690 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Easterly along the Northerly line of the parcel of land described in said Reception No.2574690 to the Westerly line of HOEHNE SUBDIVISION,FIRST FILING,a x:‘Jobs‘1,3068 Matrix—Windsor\Final 3_77_072006Comp_IURA.doc 7 Subdivision recorded at Reception No.2763722 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Easterly along the Southerly line of said HOEHNE SUBDIVISION,FIRST FILING to the Westerly right-of-way line of 15th Street; Thence Northerly along the Westerly line of said 15th Street to the Northeast Corner of Tract B of said HOEHNE SUBDIVISION,FIRST FILING; Thence Easterly to the Northwest Corner of Lot 1 Block 1 of WESTWOOD VILLAGE,a Subdivision recorded at Reception No.2481714 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Northerly to the Southwesterly Corner of Tract C of said WESTWOOD VILLAGE,said corner being on the Northerly right-of-way line of Westwood Drive; Thence Easterly along the Northerly right-of-way line of said Westwood Drive to the Easterly line of said WESTWOOD VILLAGE; Thence Northerly along the Easterly line of WESTWOOD VILLAGE to the Southwest Corner of SECOND REPLAT OF THE SHOPS AT WESTWOOD SUBDIVISION,a Subdivision recorded at Reception No.2731273 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Easterly and Northeasterly along the Southerly line of said SECOND REPLAT OF THE SHOPS AT WESTWOOD SUBDIVISION to the Southwesterly right-of-way line of 12th Street as shown on RIVERBEND SUBDIVISION SECOND REPLAT,a Subdivision recorded at 2404949 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Southeasterly along the Southwesterly right-of-way line of said 12th Street to the Southeasterly line extended Southwesterly of Sagewood Drive as shown on said RIVERBEND SUBDIVISION SECOND REPLAT; Thence Northeasterly and Easterly along the Southeasterly line extended Southwesterly and the Southwesterly right-of-way line of said Sagewood Drive to the Northeast Corner of Lot 3 Block 6 of said RIVERBEND SUBDIVISION SECOND REPLAT; Thence Northeasterly to the Southwest Corner of WINDSOR WEST SUBDIVISION SECOND FILING,a Subdivision recorded at Reception No.2364230 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Southeasterly along the Southwesterly line of said WINDSOR WEST SUBDIVISION SECOND FILING and the Southwesterly line of WINDSOR WEST SUBDIVISION THIRD FILING,a Subdivision recorded at Reception No.2941325 of the records in the Office of the Clerk and Recorder of said Weld County,and the Southwesterly line extended Southeasterly to the Southeasterly right-of-way line of x:\jobs 1 J3068 Matrix—Windsor‘Final 3_11_07 2006Comp_URA.dac 8 Walnut Drive as shown on WINDSOR WEST,a Subdivision recorded at Reception No. 1628902 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Northeasterly and Easterly along the Southeasterly and Southerly right-of-way line of said Walnut Drive as shown on said WINDSOR WEST,MURPHY SUBDIVISION, a Subdivision recorded at Reception No.1466696,BOWMAN'S ADDITION TO THE TOWN OF WINDSOR,a Subdivision recorded at Reception No.89312 and PLAT OF THE TOWN OF WINDSOR,a Subdivision recorded at Reception No.11123,all of the records in the Office of the Clerk and Recorder of said Weld County,to the Northwest Corner of Lot 16 Block 18 of said PLAT OF THE TOWN OF WINDSOR; Thence Southerly along the Westerly lines of Lot 16 and Lot 7 Block 18 of said PLAT OF THE TOWN OF WINDSOR to the Northerly right-of-way line of Elm Street; Thence Westerly along the Northerly right-of-way line of Elm Street to the Southeast Corner of Lot 1 of said PLAT OF THE TOWN OF WINDSOR; Thence Northerly along the Easterly lines of said Lot 1 and Lot 2 to the Southerly right- of-way line of said Walnut Street; Thence Easterly along the Southerly right-of-way line of said Walnut Street to the Southwesterly line of Weld County Assessor Parcel No.080721107023; Thence Northwesterly,Southeasterly and Southerly along the Southwesterly, Northeasterly and Easterly lines of said Weld County Assessor Parcel No.080721107023 to the Northwest Corner of Lot 1 of CHIMNEY PARK 151 FILING,a Subdivision recorded at Reception No.2078254 of the records in the Office of the Clerk and Recorder of said Weld County; Thence along the Northeasterly lines of CHIMNEY PARK 1sT FILING and CHIMNEY PARK SUBDIVISION,THIRD FILING,a Subdivision recorded at Reception No.3306160 of the records in the Office of the Clerk and Recorder of said Weld County to the Westerly right-of-way line of Colorado State Highway No.257; Thence Southerly along the Westerly line of Colorado State Highway No.257 to the most Southerly Corner of Lot 10 Block 3 of GARDEN EAST SUBDIVISION,a Subdivision recorded at Reception No.2407599 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Easterly to the Southwest Corner of the parcel of land described in the instrument recorded August 7,1992 at Reception No.2316533 of the records in the Office of the Clerk and Recorder of said Weld County,said corner being on the Northerly right-of-way line of East Garden Drive; Thence Easterly along East Garden Drive to the Southwest Corner of Lot 9 Block 1 of WINDSOR TECH BUSINESS CENTER SUBDIVISION,a Subdivision recorded at Reception No.2433992 of the records in the Office of the Clerk and Recorder of said Weld County; X:l Jobs 113068 Matrix—Windsor\Final 3_11_07 2006Comp_URA.doc 9 Thence Northeasterly and Southeasterly along the Northwesterly and Northeasterly lines of said WINDSOR TECH BUSINESS CENTER SUBDIVISION to the Northwest Corner of WINDSOR TECH BUSINESS CENTER II SUBDIVISION,FIRST FILING,a Subdivision recorded at Reception No.2815785 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Easterly,Northeasterly and Southeasterly along the Northwesterly and Northeasterly lines of said WINDSOR TECH BUSINESS CENTER If SUBDIVISION, FIRST FILING to the Southeast Corner of the parcel of land described in the Quit Claim Deed recorded August 6,2002 at Reception No.2980634 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Northerly along the Easterly line of the parcel of land described in said Reception No.2980634 and the Easterly line of the parcel of land described in Personal Representative Deed recorded May 21,1996 at Reception No.2494865 of the records in the Office of the Clerk and Recorder of said Weld County,and the Easterly line extended Northerly of the parcel of land described in said Reception No.2494865 to the Northerly line of Colorado State Highway No.392; Thence Westerly along the Northerly right-of-way line of Colorado State Highway No. 392 to the Southeasterly right-of-way line of the Great Western Railroad; Thence Northeasterly along the Southeasterly right-of-way line of said Great Western Railroad to the Easterly line extended Southerly of the parcel of land described in the Quit Claim Deed recorded January 30,2004 at Reception No.3150288 of the records in the Office of the Clerk and Recorder of said Weld County; Thence Northerly along the Easterly line extended Southerly and the Easterly line of the parcel of land described in said Reception No.3150288 to the POINT OF BEGINNING. SUBJECT TO all covenants,rights,rights-of-way and easements of record. 1.2.2 Figure 1, Windsor Main Street Revitalization Area The Plan map is presented as Figure 1 on the following page. 1.3 Purpose of the Plan The purpose of the Windsor Main Street Revitalization Plan is to reduce,eliminate and prevent the spread of blight within the Area and to stimulate growth and investment within the Area boundaries. To accomplish this purpose,this Plan promotes local x:‘lobs V[3068 J3068 Matrix—Windsor 1 Final 3_11_07 2006Comp_LIRA.doc 10 r I _c I n g pi i l.. b m a tt um II av rr �� i tr ate'' e m tM1A.GDR G _ ay rr u ISI 5 (‘ , E F t ¢ Y .. 4% .c.. Z _lYsl� iej C A3 �' 1SH ce re O o 3 ' z C o C N H1. • .. �i y a . oiv#,i<19 1c 43[ + / --21- ' ''0 7 001041N K W '' cc) . .. C O NO HDWR w, W C J l It . Kkl1 2� 15:^ 1 ' um sr r D L. i S 12 tlo 000M>tuea i 400 ce 1 � ° t 4r 4. gIA C ....TI..1' HirTll {r • e::, a a n lt OOOMtl3H5 1 i s .: @@ ` 3 .OOOM r '7 gin q., 1 T E I 11 Pg -kH`^' 3 } l5 �` L I� 1 ' 4Iitf IA o a GG in ',I' jii! � k � .: Z C r { f.+ r r'4 j M A DO re. iz rl IA len 8 ii iC \-5a ILi lit; .5 III i. 1. ,v Iµ w 7 4,tA,,..E$ S:14M1, +,' tr ;`0 "lid . I,t•n E I !D r objectives with respect to appropriate land uses,private investment and public improvements,provided that the delineation of such objectives shall not be construed to require that any particular project necessarily promote all such objectives. Specifically, the Plan promotes an environment which allows for a range of uses and product types which can respond to market conditions over time;further the goals and objectives of the Comprehensive Plan adopted in 2002 and any other relevant policy document;and, leverage the community's investment in public improvement projects in the Area. While the principal goal of the revitalization effort,as required by the Act,is to afford maximum opportunity,consistent with the sound needs of the Town of Windsor as a whole and to develop and rehabilitate the Area by private enterprise,it is not intended to replace the efforts of area business development or marketing organizations. The rehabilitation and redevelopment of properties within the Revitalization Area will be accomplished through the improvement of existing structures and infrastructure, attraction of new investment and reinvestment,and prevention of deterioration of properties in the Area. The effort will involve the Authority and Town Board with participation and cooperation by the private sector. While the Act authorizes the Authority to undertake zoning and planning activities to regulate land use,maximum densities,and building requirements in the Area, the Town will regulate land use and building requirements.At a minimum,all projects of the Authority within the Area shall comply with all applicable municipal requirements. 1.4 Public Participation The Plan has been made available to business and property owners located within and adjacent to the Plan boundaries,as well as Windsor residents at-large. Notification of the public hearing was provided to property owners,residents,and owners of business concerns at their last known address of record within the Area as required by the Act. Notice of the public hearing to consider the Plan was published in the Windsor Beacon x:‘Jobs 113068 J3068 Matrix—Windsor\Final 3_21_07 2006Comp_URA.doc 12 r-� on March 22,2007 Input on the Plan's intent was solicited from Town residents,property and business owners,and tenants("stakeholders")during several meetings held during the months of July through October 2006. Meetings with select taxing districts were held in November 2006. Presentations were also made at public meetings of the Town Board and Planning Commission during the Fall and Winter of 2006 to receive comments and input on the process. It is the intent of the Authority and Town Board to provide for public participation in proposed developments and planning efforts,which advance the intent of the Plan. Plans and development proposals submitted for approval of the Authority will continue to be made available to the public in an open meeting format. As required by the Act,a report outlining the potential impact of the Plan on Weld County was prepared and submitted along with the Plan document to the County Commissioners of Weld County not less than 30 days before consideration of its /", approval. 1.5 Definitions In addition to terms previously defined in the text,the following terms are used in this Plan: Area-The Windsor Main Street Revitalization Area as depicted in Figure 1. Cooperation Agreement-means any agreement between the Authority and the Town or any public body (the term"public body" being used in this Plan as defined by the Act) respecting action to be taken pursuant to any of the powers set forth in the Act or in any other provision of Colorado law,for the purpose of facilitating public undertakings deemed necessary or appropriate by the Authority under this Plan. Plan-The Windsor Main Street Revitalization Plan. x:‘fobs l/3068 Matrix—Windsor\Final 3_11_07 2006Comp_URA.doc 13 Redevelopment/Development Agreement-means an agreement between the Authority and developer(s)regarding the redevelopment or development of property within the Area. 2.0 OTHER FINDINGS The Area is appropriate for one or more urban renewal projects and other undertakings authorized by the Act to be advanced by the Authority. One or more projects could require the demolition and clearance of certain public and private improvements within the Area as provided in this Plan. Such actions are necessary to eliminate unsafe conditions,obsolete and other uses detrimental to the public welfare,and otherwise remove and prevent the spread of deterioration. It is the intent of the Town Board in adopting this Plan that the Authority exercise all powers authorized in the Act and which are necessary,convenient or appropriate to accomplish the objectives of this Plan. It is the intent of this Plan that the Authority exercise all such powers as may now be possessed or hereafter granted for the elimination of qualifying conditions in the Area. The powers conferred by the Act are for public uses and purposes for which public money may be expended and the police powers exercised and this Plan is in the public interest and necessity,such finding being a matter of legislative determination by the Town Board. The Authority may,in its discretion,issue bonds or other obligations as permitted by law. X:‘lobs\J3068 J3068 Matrix—Windsor Final 3_11_07 2006Comp_URA.doc 14 3.0 Qualifying Conditions The Town of Windsor Main Street Conditions Survey, dated November,2006 and amended March,2007(the"Survey"),was completed by the Denver,Colorado office of Matrix Design Group. The Survey illustrates the location of qualifying conditions through maps and images. The Survey documents the evidence of blight in the Main Street Area and is incorporated into this Plan by reference. The legal term"blighted area" describes a wide array of urban problems,which can range from physical deterioration of buildings and the environment,to health,social and economic problems in a particular area. Based on the Survey completed in connection with the adoption and approval of the Plan,at least five qualifying conditions of blight, as defined in the Act,are present within the proposed Area. Among the 11 qualifying conditions identified in the Act,the following are evident in the Area: 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; 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 documented in the Survey,7 of 11 qualifying conditions listed in the Act are present within the Area.The factors not identified within the Area included factors,which could not be directly observed,such as defective titles,dilapidated or dangerous building interiors,or environmental contaminations.Some of these conditions may exist within the Area,in the case of environmental contamination,but as of the time of the Survey, such information was undocumented or unavailable. /" X:\Jobs\/3068 Matra—Windsor Final 3_22_07 2006Corp_URA.doc 15 4.0 Relationship to Comprehensive Plan A general plan for the Town,known as the Windsor Comprehensive Plan,was adopted in 2002 and updated in 2006. A general visioning plan known as Windsor Vision 2025 was accepted by the Town Board in 2005.The Authority,with the cooperation of the Town, private enterprise and other public bodies,will undertake projects and activities described in these Plans in order to eliminate the conditions of blight identified in the Conditions Survey while implementing the goals and objectives of the 2006 Update of the 2002 Windsor Comprehensive Plan and spirit of Windsor Vision 2025. Specific elements of the 2006 Windsor Comprehensive Plan,which this Plan advances,include the following: 4.1 2006 Update of the 2002 Comprehensive Plan On January 4,2007 the Windsor Planning Commission adopted the 2006 Update of the 2002 Windsor Comprehensive Plan. Relevant sections of this recent update to the plan are shown below. Socioeconomic Conditions and Housing Goals and Policies: (derived from page 41 of the 2006 Update of the 2002 Comprehensive Plait) • Promote an adequate supply and variety of safe and economically achievable housing products to meet the current and future needs of the community. • Maintain housing that represents a diversity of style,density and price to meet the needs of Windsor residents. • Achieve and maintain an effective balance between job and housing opportunities, to reduce the need for commuting into Windsor. Overall Land Use Goals and Policies: (derived from pages 79 through 85 of the 2006 Update of the 2002 Comprehensive Plan) x:‘lobs\13068 Matrix—Windsor\Final 3_22_072006Cornp_URA.doc 16 • Infill development of all types of land uses should be encouraged,to ensure more efficient use of infrastructure,strengthen existing neighborhood connections,and preserve the economic viability of the Town center. • Future development should be contiguous to the existing community or,to help ensure that any such areas can be annexed in the future with urban-level services, these areas must have the capability of being easily served by existing facilities. • Encourage all developments to maintain a certain level of architectural and landscape quality such that the character or"look" of Windsor is not compromised. These areas should be complimented with tree-lined streets and greenbelts / greenspace. • Areas of higher density should be encouraged for all types of land uses,to preserve environmentally sensitive areas,encourage more efficient use of infrastructure and provide the development density necessary to support economic development. • Provide"mixed-use" development opportunities,which will allow for market-driven development of a wide variety of retail,commercial and residential land uses,and which will emphasize the potential for synergy between land uses. • All future residential growth should occur in accordance with directions set forth in the Land Use Plan. Emphasis should be placed on promoting residential developments in vacant and underutilized areas which are either already annexed or are contiguous to the existing corporate limits and are easily served with public utilities. Socioeconomic Conditions and Housing Goals and Policies and Residential Land Use Goals and Policies: (derived from pages 42 through 43 of the 2006 Update of the Comprehensive Plan) • Reduce the amount of sub-standard housing through the elimination of blight- causing influences,enforcement of building codes,preservation of sound residential areas,and encouragement of redevelopment and rehabilitation where decay has begun. • Encourage infill development of suitable vacant lots within the Town while considering density,zoning and compatibility of surrounding land uses. X:\tohsl13068 Matrix--Windsor\Final 3_22_072006Comp_URA.doc 17 • Encourage and facilitate the development of housing,which offers alternative choices in lifestyle such as townhouses,apartments and condominiums. • Promote preservation of structures that have historical and architectural significance. • Consider the use of economic incentives and regulatory reforms to encourage the development of a diversity of housing products. Commercial and Industrial Land Use Goals and Policies: (derived front pages 87 through 89 of the 2006 Update of the 2002 Comprehensive Plan) • Windsor's downtown should continue to serve as the focal point and historical reference point of the community and also continue to function as a commercial, social and cultural center. • Windsor should continue to encourage and promote commercial and industrial development,redevelopment and expansions in order to strengthen its tax base, increase revenue sources,and provide high-quality employment opportunities for its residents. • Continue to support and encourage the redevelopment and revitalization of the central business district(CBD)by working with the downtown development organizations and the Chamber of Commerce. • Continue to develop and assess the downtown revitalization plan and respective implementation strategies. Environmental and Cultural Goals and Policies: (derived from pages 99 through 102 of the 2006 Update of the 2002 Comprehensive Plan) • Community growth should include measures to protect and promote Windsor's cultural heritage and resources. • Preserve and promote the Community's historic resources through the Historic Preservation Commission,historic resource surveys,historic preservation planning and incentives,and operation of the Museums and Cultural Affairs Division.The Town should encourage public education on cultural resources through school X:l Jobs I/3068 Matrix—Windsor\Final 3_22_07 2006Comp_URA.doc 18 programs,public outreach efforts,museums,cultural events and the development of a historic walking tour. Circulation and Transportation Goals and Policies: (derived from page 131 of the 2006 Update of the 2002 Comprehensive Plan) • Develop and landscape Town entryways to provide a positive,aesthetically appealing image to visitors and residents. • Work with the Chamber of Commerce,the downtown merchants and the downtown revitalization committee to develop strategies for identifying and creating areas for off-street parking in the downtown area. The Windsor Planning Commission reviewed this Revitalization Plan on April 5th 2007,and recommendation as to its conformity with the 2006 Update of the 2002 Windsor Comprehensive Plan have been submitted to the Town Board. 5.0 Land Use Plan and Plan Objectives 5.1 General Description The vision for revitalization of the area is creation of high quality commercial and mixed- use developments which integrate a range of non-residential uses with residential uses including above ground floor commercial (vertically integrated)where appropriate,as well as property improvements in established business areas,supported by strategic public improvements to infrastructure(including roadway),facilities,and parking within and adjacent to the Area boundaries. A combination of uses is proposed,all of which will further promote development and redevelopment of the Area as a local commercial corridor. Existing conditions present within the Area will be remedied by the proposed Plan,but will need to first be identified as a priority public investment item by the Authority in consultation with the Town and community. Improvements will be partially funded by X:\tabs\J3068 Matrix—Windsor\Final 3_22_07 2006Cotap_URA.doc 19 tax increment revenues. Creation of special districts or other financing districts to serve as supplemental funding sources will also be considered. 5.2 Revitalization Plan Review Process The review process for the Plan is intended to provide a mechanism to allow those parties responsible for implementing the Plan to periodically evaluate its effectiveness and make adjustments to ensure efficiency in implementing the recommended activities. The following steps are intended to serve as a guide for Plan review: a) The Authority may propose modifications,and the Town Board may make such modifications as may be necessary provided they are consistent with the 2006 Update of the 2002 Windsor Comprehensive Plan and the Act. b) Modifications may be developed from suggestions by the Authority,property and business owners,and Staff operating in support of the Authority. c) A series of joint workshops may be held by and between the Authority and property and business owners to direct and review the development of Plan modifications. 5.3 Development and Design Objectives Development objectives for the Area include establishment of uses that will allow projects to respond to changing market conditions. Potential land uses envisioned within the Area include commercial,entertainment,employment,residential,mixed-use, meeting,lodging,public,and parking. Design objectives for the Area are intended to promote flexibility,adaptability to a range of uses and product types,and consistency with prevailing market conditions. These and other objectives include: a) Eliminate and prevent blight b) Implement the 2006 Update of the 2002 Windsor Comprehensive Plan c) Ensure orderly growth of the Town of Windsor d) Stimulate development of vacant and underutilized land in the Area e) Improve the relationship between this area and surrounding areas X:1 Johsl13068 Matrix—Windsor\Final 3_22_07 2006Comp_URA.doc 20 0 Increase property values and strengthen the Town's economic base g) Provide uses supportive of and complementary to planned improvements (transportation) h) Encourage a mix of uses and projects i) Promote a variety of products to address multiple segments j) Encourage the continued presence of businesses consistent with the Plan vision k) Increase the opportunity for development and expansion of business and industry within the Area I) Provide a range of financing mechanisms for private property re-investment and investment m) Mitigate impacts from future transportation improvements n) Encourage public-private partnerships to implement the Plan o) Facilitate cooperation among government agencies including,without limitation, the Town and County in development of the area p) Promote higher design standards including flexible lighting and signage standards �.. q) Unify landscaping,streetscaping and plan components r) Ensure sensitivity to existing surrounding neighborhoods s) Encourage building forms in context with their surroundings t) Recognize and be sensitive to the existing historic preservation subdistricts located within the Area u) Maintain and enhance the historic character of the original Town v) Provide guidance and direction for renovations and proposed new construction within the Area w) Integrate Windsor Lakeshore with Main Street x) Introduce"gateway" treatments at the eastern entrance to the Area y) Make improvements to Boardwalk Park z) Maintain appropriate public open spaces x:‘lobs\13068 Matrix--Windsor\Final 3_22_07 2006Coo p_URA.dac 21 r—, 5.3.1 Development Opportunities—Catalyst Projects A key concept associated with implementation of the Plan is targeted investment that will serve to catalyze development throughout the Area and fund future public improvements. The aggregate impact of potential investment within Area is reflected in the Impact Report,which is incorporated into this Plan by reference. 5.4 Development Standards All development in the Plan Area shall conform to the 2006 Update of the 2002 Windsor Comprehensive Plan, the Zoning Code,Historic Preservation Ordinance,International Building Codes,applicable Design Standards,Downtown Corridor Plan,and any site- specific zoning for properties in the Area,all as in effect and as may be amended from time to time. In conformance with the Act and the Plan,the Authority may adopt additional design standards and other requirements applicable to projects undertaken by the Authority in the Area. Unless otherwise approved by the Town Board,any such standards and requirements adopted by the Authority shall be consistent with all other zoning and development policies and regulations. 5.5 Public Improvements and Facilities The Authority may undertake certain actions to make the Area more attractive for private investment. The Authority may,or cause others to,install,construct,and reconstruct any public improvements in the Area,including,without limitation,streets, sidewalks,underground utility and service facilities,streetscapes,pedestrian corridors, and parking facilities. The Authority may also,or cause others to,install,construct and reconstruct any other authorized improvements in the Area,including,without X:l Jobs‘13068 Matrix—Windsor\Final 3_11_07 2006Comp_LIRA.doc 22 limitation,other authorized undertakings or improvements for the purpose of promoting the objectives of this Plan and the Act. Public projects are intended to stimulate (directly and indirectly)private sector investment in and around the Area. The combination of public and private investment will assist in the investment and conversion of the Area into a viable commercial, employment and mixed-use sub-area supported by multiple forms of transportation with supporting public spaces contributing to increased property and sales taxes. 5.5.1 Infrastructure New infrastructure(utility) that is required will be located in public rights-of- way or dedicated easements. These systems will be added to the existing infrastructure to the extent possible. Existing services may be removed or abandoned to accommodate new development in the Area. In undertaking all activities and improvements pursuant to this Plan,the Authority shall comply with all applicable building and zoning regulations,and other applicable ordinances of the Town. 5.6 Other Improvements and Facilities There could be other non-public improvements in the Area that may be required to accommodate development. The Authority may assist in the financing or construction of these improvements. 6.0 Project Implementation The Act allows for a wide range of activities to be used in the implementation of an urban renewal plan. In the case of the Windsor Main Street Urban Renewal Plan,it is the intent of the Authority to provide incentives to stimulate private investment in cooperation with property owners and other affected parties in order to accomplish the X:l Jobs I J3068 Matrix—Windsor\Final 3_l l_07 2006Camp_LIRA.doc 23 objectives of the Plan. Public-private partnerships and other forms of cooperative development will be key to the Authority's strategy for preventing the spread of blight and eliminating existing blighting conditions. Reliance on powers such as eminent domain will only be considered as a final option as determined by the Town Board,to achieve the objectives of this plan. 6.1 Property Acquisition and Land Assemblage The Authority may acquire property by negotiation or any other method authorized by the Act,except that any proposal to acquire property under the power of eminent domain must be approved by the Town Board in accordance with the Act. The Authority may temporarily operate,manage and maintain property acquired in the Area. Such property shall be under the management and control of the Authority and may be rented or leased pending its disposition for redevelopment. ,,.,. 6.2 Relocation Assistance It is not anticipated that acquisition of real property by the Authority will result in the relocation of any individuals,families,or business concerns.However,if such relocation becomes necessary,the Authority shall adopt a relocation plan in conformance with the Act and consistent with specific objectives which will be identified in that plan. 6.2.1 Mitigate Inconvenience and Expense Development of any relocation program for the Area will be designed to mitigate the inconvenience and expense of individuals,families and business concerns that may be displaced by acquisition of property by the Authority. 6.2.2 Information Program Any relocation program will be accompanied by an information program to keep all affected parties advised of relocation activities on a continuing basis and to x:‘Jobs‘13068 Matrix—Windsor\Final 3_11_072006Comp_IJRA.doc 24 encourage all such parties to keep the Authority informed of their needs and requirements. 6.3 Demolition, Clearance, and Site Preparation In carrying out this Plan,it is anticipated that the Authority may be required to demolish and clear buildings,structures and other improvements from property in the Area. Additionally,development activities consistent with this Plan,including but not limited to development or cooperation agreements,may require such demolition and clearance to eliminate unhealthy,unsanitary,and unsafe conditions,eliminate obsolete and other uses detrimental to the public welfare,and otherwise remove and prevent the spread of deterioration. With respect to property acquired by the Authority,it may demolish and clear,or contract to demolish and clear,those buildings,structures and other improvements from property pursuant to this Plan,if in the judgment of the Authority such buildings, structures and other improvements cannot be rehabilitated in accordance with this Plan. The Authority may also undertake such additional site preparation activities,as it deems necessary,to facilitate the disposition and development of such property. 6.4 Property Disposition The Authority may sell,lease,or otherwise transfer real property or any interest in real property subject to covenants,conditions and restrictions,including architectural and design controls,rime restrictions on development,and building requirements,as it deems necessary to develop such property. Real property or interests in real property may be sold,leased or otherwise transferred for uses in accordance with the Act and this Plan. All property and interest in real estate acquired by the Authority in the Area that is not dedicated or transferred to public entities,shall be sold or otherwise disposed of for redevelopment in accordance with the provision of this Plan and the Act. X:11065\13068 Matrix—Windsor\Final 3_11_07 2006Comp_IIRA.doc 25 6.5 Redevelopment and Rehabilitation Actions Redevelopment and rehabilitation actions within the Area may include such undertakings and activities as are in accordance with this Plan and the Act,including without limitation: demolition and removal of buildings and improvements as set forth herein;installation,construction and reconstruction of public improvements as set forth herein;elimination of unhealthful,unsanitary or unsafe conditions;elimination of obsolete or other uses detrimental to the public welfare;prevention of the spread of deterioration;an,provision of land for needed public facilities. The Authority may enter into agreements with private parties or public entities to provide assistance or undertake all other actions authorized by the Act or other applicable law to redevelop and rehabilitate the Area. 6.6 Redevelopment Agreements The Authority is authorized to enter into Redevelopment Agreements or other contracts with developer(s) or property owners or such other individuals or entities as are determined by the Authority to be necessary or desirable to carry out the purposes of this Plan. Such Redevelopment Agreements,or other contracts,may contain such terms and provisions as shall be deemed necessary or appropriate by the Authority for the purpose of undertaking the activities contemplated by this Plan and the Act,and may further provide for such undertakings by the Authority,including financial assistance,as may be necessary for the achievement of the objectives of this Plan or as may otherwise be authorized by the Act. 7.0 Project Financing 7.1 Public Investment Objective It is the intent of the Plan that the public sector play a significant role in revitalization efforts as a strategic partner. Experience has proven that a critical component to the success of any revitalization strategy is participation by both the public and private X:\Jobs 1 J3068 Matrix—Windsor 1 Final 3_11_072006Comp_URA.doc 26 sectors. Leveraging of resources will be key as no one entity,either public or private,has sufficient resources alone to sustain a long-term improvement effort. Typical public infrastructure investments may include,but are not limited to: unifying streetscape elements;improving access and circulation;improving streets and parks;providing for corridor improvements and public parking;completing utilities;and,creating special districts or other financing mechanisms. Stakeholders involved in the Plan process specifically highlighted the need for:community spaces;connections to the lake; relocation of the railroad(when feasible);under-grounding of overhead utility lines;alley improvements;facade improvements;and preservation of structures including: select downtown buildings;and,official buildings including the post office,hospital,Pioneer Village,and several churches. 7.2 Authorization The Authority may finance undertakings pursuant to this Plan by any method i^ authorized under the Act or any other applicable law,including without limitation,the following:issuance of notes and bonds in an amount sufficient to finance all or part of this Plan;borrowing of funds and creation of indebtedness;advance and reimbursement agreements;federal or state loans or grants;interest income;annual appropriation agreements;agreements with public or private entities;and loans,advances and grants from any other available sources. The principal,interest,costs and fees on any indebtedness are to be paid for with any lawfully available funds of the Authority. Debt may include bonds,refunding bonds,notes,interim certificates or receipts, temporary bonds,certificates of indebtedness,or any other obligation lawfully created. The Authority is not a local government district under Article X,Section 20 of the Colorado Constitution does not limit the debt options of an authority in Colorado. X:\Jobs\13068 Matrix—Windsor\Final 3_11_07 2006Comp_URA.doc 27 7.3 Project Revenues Tax Increment Financing The Plan contemplates that a primary method of financing this project will be through the use of municipal sales and property tax increments as authorized by the Act. All property and sales taxes collected within the Area,by or for the benefit of any public body,shall be divided for a period not to exceed 25 years as follows: a) That portion of the taxes which are produced by the levy at the rate fixed each year by or for each such public body upon the valuation for assessment of taxable property in the Area last certified prior to the effective date of approval of the Plan,or as to an area later added to the Area,the effective date of the Jr, modification of the Plan or that portion of municipal sales tax collected within the boundaries of said Area in the twelve-month period ending on the last day of the month prior to the effective date of approval of the Plan,or both such portions,shall be paid into the funds of each such public body as are all other taxes collected by or for said public body. b) That portion of said property taxes or all or any portion of said sales taxes,or both,in excess of such amounts in subparagraph(a)shall be allocated to and, when collected,paid into a special fund of the Authority to pay the principal of, the interest on,and any premiums due in connection with the bonds of,loans or advances to,or indebtedness incurred by(whether funded,refunded,assumed or otherwise)the Authority for financing or refinancing,in whole or in part,the project within the Area.Any excess municipal sales tax collections not allocated pursuant to this subparagraph shall be paid into the funds of the municipality. c) The portion of taxes described in subparagraph(b)may be irrevocably pledged by the Authority for the payment of the principal of,the interest on,and any X:\Jobs 113068 J3068 Matrix—Windsor I Final 3_11_07 2006Comp_URA.doc 28 r premiums due in connection with such bonds,loans,advances,and indebtedness. d) The Town and the Authority may enter into agreements with other public bodies and private parties to provide financial assistance in support of development projects consistent with this plan as may be more fully set forth in the provisions of such agreements.Existing agreements between the Town and private parties that are consistent with this plan are intended to remain in full force and effect. 7.4 Financing Mechanisms/Structures The Plan is designed to provide for the use of tax increment financing as one tool to facilitate investment and reinvestment within the Area. The Authority is committed to making a variety of strategies and mechanisms available which are financial,physical, market and organizational in nature. It is the intent of this Plan to use the tools either independently or in various combinations. Given the obstacles associated with development,the Authority recognizes that it is imperative that solutions and resources be put in place,which are comprehensive,flexible and creative. Among those deemed reasonable for the Area are improvement district(s). 8.0 Changes and Minor Variations from Adopted Plan 8.1 Changes in the Approved Revitalization Plan This Plan may be modified pursuant to the provisions of the Act governing such modification,including Section 31-25-107 thereof,as the same may be amended from time to time. 8.2 Cooperation Agreements For the purpose of this Plan,the Authority may enter into one or more Cooperation Agreements with the Town or other public bodies pursuant to the Act. Such cooperation agreements may include,without limitation,agreements regarding the planning or X:l Jobs l J3068 Matrix—Windsor l Final 3_11_07 2006Comp_IJRA.doc 29 implementation of this Plan and its projects,as well as programs,public works operations,or activities which the Authority,the Town or such other public body is otherwise empowered to undertake and including without limitation,agreements respecting the financing,installation,construction and reconstruction of public improvements,utility line relocation,storm water detention,environmental remediation, landscaping and/or other eligible improvements within the Area. The Town and Authority recognize the need to cooperate in the implementation of this Plan for,but not limited to,such items as project financing and administering the construction of public improvements. This paragraph shall not be construed to require any particular form of cooperation. x:\Jobs\13068 Matrix—Windsor\Final 3_11_07 2006Comp_URA.doc 30 0 t. II » » y . \\\ ` \ a » . . < \ yy , � w § �y a > \ , , , > \ .; \ ?' s ,\ . ^ : 2 \ \ , v \/ \ »/ � / § x .o .` :. . . Town of Windsor MAIN STREET CONDITIONS S RVEY . �41\0fix[� Ch^r^ November 2006 Windsor Main Street Conditions Survey November 2006 Table of Contents Section 1: Survey Overview 1 Section 2: Colorado Urban Renewal Statutes and Blighted Areas 2 Section 3: Conditions Indicative of the Presence of Blight 5 Section 4: Survey Area Location, Definition, and Description 9 Section 5: Survey Findings 17 Section 6: Survey Summary and Recommendation 32 Windsor Main Street Conditions Survey November 2006 Table of Exhibits Exhibit 1: Regional Context Map 11 Exhibit 2: Survey Area Overview Map 12 Exhibit 3: Survey Area Overview Map - Subareas A - D 13 Exhibit 4: Count of Blocks by the Number of Factors 32 Exhibit 5: Number of Factors by Block Map 34 Exhibit 6: Number of Factors by Block Map - Subareas A - D 35 Exhibit 7: Blight Factors Identified by Block 40 Exhibit 8: Count of Blocks by Specific Factor 41 MaaaD crac ii Windsor Main Street Conditions Survey November 2006 Section 1 : Survey Overview The Windsor Main Street Conditions Survey ("Survey") is an examination and analysis of various conditions found within a defined area along Windsor's Main Street corridor to determine if the area qualifies as "blighted" within the meaning of Colorado Urban Renewal law. The Survey is a necessary step if urban renewal, as defined and authorized by Colorado statutes, is to be used as a tool by the Town of Windsor ("Town") to remedy and prevent conditions of blight. The findings and conclusions presented in this report are intended to assist the Town in making a final determination as to whether the area qualifies as blighted and, consequently, the feasibility and appropriateness of using urban renewal as a reinvestment tool along the corridor. To conduct the Survey and prepare the Windsor Main Street Conditions Survey Report, the Town of Windsor retained the services of Matrix Design Group, a Denver-based consulting firm that provides planning, environmental, engineering, and design services to municipalities throughout Colorado and the nation. The general methodology for the Survey was as follows: First, the specific geographic territory ("Survey Area") to be evaluated was determined by the Town. Next, general information about the Survey Area was gathered, such as right-of-way and parcel boundaries, aerial photos, zoning information, etc. The Survey Area was then evaluated for evidence of blight through two means: a thorough and methodical field reconnaissance of the entire Survey Area to document observed physical conditions of blight; and a focused data collection effort to gather information about those blight factors that are not visually observable, such as crime and safety statistics, underground contamination data, etc. The Survey results were then categorized and analyzed as to their applicability to the blight factors outlined in the Colorado Urban Renewal statutes. Finally, the findings and conclusions regarding blight found within the Survey Area were prepared and presented in this report. Matti Gsa>p k 1 Windsor Main Street Conditions Survey November 2006 Section 2: Colorado Urban Renewal Statutes and Blighted Areas In the Colorado Urban Renewal Law, Colo. Rev. Stat. § 31-25-101 et seq. (the "Urban Renewal Law"), the legislature has declared that an area of blight "constitutes a serious and growing menace, injurious to the public health, safety, morals, and welfare of the residents of the state in general and municipalities thereof; that the existence of such areas contributes substantially to the spread of disease and crime, constitutes an economic and social liability, substantially impairs or arrests the sound growth of municipalities, retards the provision of housing accommodations, aggravates traffic problems and impairs or arrests the elimination of traffic hazards and the improvement of traffic facilities; and that the prevention and elimination of slums and blight is a matter of public policy and statewide concern...." Under the Urban Renewal Law, the term "blighted area" describes an area with an array of urban problems, including health and social deficiencies, and physical deterioration. See Colo. Rev. Stat. § 31-25-103(2). Before remedial action can be taken by a public agency, however, the Urban Renewal Law requires a finding by the appropriate governing body that an area such as the Survey Area constitutes a blighted area. Id. § 107(1). The blight finding is a legislative determination by the municipality's governing body that as a result of the presence of factors enumerated in the definition of "blighted area," the area is a detriment to the health and vitality of the community requiring the use of the municipality's urban renewal powers to correct those conditions or prevent their spread. In some cases, the factors enumerated in the definition are symptoms of decay, and in some instances, these factors are the cause of the problems. The definition requires the governing body to examine the factors and determine whether these factors indicate a deterioration that threatens the community as a whole. For purposes of the Survey, the definition of a blighted area is premised upon the definition articulated in the 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: M1h ,pGaP' 2 Windsor Main Street Conditions Survey November 2006 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, dilapidation, deterioration, defective design, physical construction, or faulty or inadequate facilities; j. Environmental contamination of buildings or property; or k. 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" In addition, paragraph (I.) states, "if there is no objection by the property owner or owners and the tenant or tenants of such owner or owners, if any, to the inclusion of such property in an urban renewal area, `blighted area' also means an area that, in its present condition and use and, by reason of the presence of any one of the factors specified in paragraphs (a) to (k) of this subsection...." The statute also states a separate requirement for the number of blight factors that must be present if private property is to be acquired by eminent domain. At § 31-25-105.5(5), paragraph (a.) states, "`Blighted area' shall have the same meaning as set forth in section 31-25-103 (2); except that, for purposes of this section only, `blighted area' means an area that, in its present condition and use and, by reason of the presence of at least five of the factors specified in section 31-25-103 (2)(a) to (2)(l)...." Thus, the state statutes require, depending on the circumstances, that a minimum of either one, four, or five blight factors be present for an area to be considered a "blighted area." At the time of the Survey, knowledge of future objections by property owners or tenants to being included in an urban renewal area, and knowledge of future use of eminent domain to acquire private property will most likely not be available. Consequently, the conservative approach of requiring the presence of at least five of the eleven blight factors in the Survey Area will be used as the basis for the recommendations in this report. MamxDCeapk 3 Windsor Main Street Conditions Survey November 2006 Several principles have been developed by Colorado courts to guide the determination of whether an area constitutes a blighted area under the Urban Renewal Law. First, the absence of widespread violation of building and health codes does not, by itself, preclude a finding of blight. "The definition of 'blighted area' contained in [the Urban Renewal Law] is broad and encompasses not only those areas containing properties so dilapidated as to justify condemnation as nuisances, but also envisions the prevention of deterioration." Second, the presence of one well-maintained building does not defeat a determination that an area constitutes a blighted area. A determination of blight is based upon an area "taken as a whole," and not on a building-by-building, parcel-by-parcel, or block-by-block basis. Third, a town's "determination as to whether an area is blighted...is a legislative question and the scope of review by the judiciary is restricted." A court's role in reviewing such a blight determination is simply to verify independently if the conclusion is based upon factual evidence and consistent with the statutory definition. Based upon the conditions identified in the Survey Area, this report makes a recommendation as to whether the Survey Area qualifies as a blighted area. The actual determination itself remains the responsibility of Windsor's Town Council. ivfmKDOc nck 4 Windsor Main Street Conditions Survey November 2006 ,r+ Section 3: Conditions Indicative of the Presence of Blight As discussed in Section 2, the Colorado Urban Renewal statutes provide a list of 11 factors that, through their presence, may allow an area to be declared as blighted. This section elaborates on those 11 factors by describing some of the conditions that might be found within the Survey Area that would indicate the presence of those factors. Slum, Deteriorated, or Deteriorating Structures: During the field reconnaissance of the Survey Area, the general condition and level of deterioration of a building is evaluated. This examination is limited to a visual inspection of the building's exterior condition and is not a detailed engineering or architectural analysis, nor does it include the building's interior. The intent is to document obvious indications of disrepair and deterioration to the exterior of a structure found within the Survey Area. Some of the exterior elements observed for signs of deterioration include: • Primary Elements (exterior walls, visible foundation, roof) • Secondary Elements (fascia/soffits, gutters/downspouts, windows/doors, facade finishes, loading docks, etc.) • Ancillary Structures (detached garages, storage buildings, etc.) Predominance of Defective or Inadequate Street Layout: The presence of this factor is determined through a combination of both field observation as well as an analysis of the existing transportation network and vehicular and pedestrian circulation patterns in the Survey Area by persons with expertise in transportation planning and/or traffic engineering. These conditions include: • Streets/Alleys with Poor or Unimproved Surface Conditions • Inadequate Street/Alley Width • Poor Provisions or Unsafe Conditions for the Flow of Vehicular/Pedestrian Traffic • Insufficient Roadway Capacity Leading to Unusual Congestion of Traffic • Inadequate Emergency Vehicle Access • Poor Vehicular/Pedestrian Access to Buildings or Sites • Poor Internal Vehicular/Pedestrian Circulation These conditions can affect the adequacy or performance of the transportation system within the Survey Area, creating a street layout that is defective or inadequate. Windsor Main Street Conditions Survey November 2006 Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness: This factor requires an analysis of the parcels within the Survey Area as to their potential and usefulness as developable sites. Conditions indicative of the presence of this factor include: • Lots that are Long, Narrow, or Irregularly Shaped • Lots that are Inadequate in Size • Lots with Layouts or Configurations that are Obsolete or Impractical • Lots with Layouts or Configurations that Result in Stagnant, Misused, or Unused Land This analysis considers the shape, orientation, and size of undeveloped parcels within the Survey Area and if these attributes would negatively impact the potential for development of the parcel. This evaluation is performed both through observation in the field and through an analysis of parcel boundary maps of the Survey Area. Unsanitary or Unsafe Conditions: Conditions observed within the Survey Area that qualify under this blight factor include: • Floodplains or Flood Prone Areas • Inadequate Storm Drainage Systems/Evidence of Standing Water • Poor Fire Protection Facilities • Above Average Incidences of Public Safety Responses • Inadequate Sanitation or Water Systems • Existence of Contaminants or Hazardous Conditions or Materials • High or Unusual Crime Statistics • Open Trash Dumpsters • Severely Cracked or Uneven Surfaces for Pedestrians • Illegal Dumping • Vagrants/Vandalism/Graffiti/Gang Activity • Open Ditches, Holes, or Trenches These represent situations in which the safety of individuals, especially pedestrians and children, may be compromised due to environmental and physical issues considered to be unsanitary or unsafe. NIeixuaigiCnxipk 6 Windsor Main Street Conditions Survey November 2006 Deterioration of Site or Other Improvements: The conditions that apply to this blight factor reflect the deterioration of various improvements made at a site other than building structures. These conditions may represent a lack of general maintenance at a site, the physical degradation of specific improvements, or an improvement that was poorly planned or constructed. Overall, the presence of these conditions can reduce a site's usefulness and desirability and negatively affect nearby properties. • Neglected, Vacant, or Abandoned Properties • Evidence of General Site Maintenance Problems (e.g. deterioration of signage or lighting, poorly maintained landscaping or overgrown vegetation) • Deterioration of On-Site Parking Surfaces, Curb 8 Gutter, or Sidewalks • Deterioration of Fences, Wall, or Gates • Poor Parking Lot/Driveway Layout Unusual Topography or Inadequate Public Improvements or Utilities: The focus of this factor is on the presence of unusual topographical conditions that could make development prohibitive, such as steep slopes or poor load-bearing soils, as well as deficiencies in the public infrastructure system within the Survey Area that could include: • Deterioration of or Lack of Public Infrastructure (e.g. street/alley pavement/curb/gutter, sidewalks, street lighting, storm drainage systems) • Presence of Overhead Utilities • Inadequate Fire Protection Facilities/Hydrants • Inadequate Sanitation or Water Systems Defective or Unusual Conditions of Title Rendering the Title Non-marketable: A conditions survey does not include a verification of title for all the properties in the Survey Area; consequently, if this factor is identified as existing within the Survey Area, it is usually known at the commencement of the survey that certain properties have problematic titles. Examples include: • Properties with Disputed or Defective Title • Multiplicity of Ownership Making Assemblages of Land Difficult or Impossible 110 Mand:OgIGnip 7 Windsor Main Street Conditions Survey November 2006 The Existence of Conditions that Endanger Life or Property by Fire and Other Causes: A finding of blight within this factor can result from the presence of the following conditions, which include both the deterioration of physical improvements that can lead to dangerous situations as well as the inability for emergency personnel or equipment to provide services to a site: • Buildings or Sites Inaccessible to Fire and Emergency Vehicles • Blocked or Poorly Maintained Fire and Emergency Access Routes or Frontages • Insufficient Fire and Emergency Vehicle Turning Radii • Buildings or Properties not in Compliance with Fire Codes, Building Codes, or Environmental Regulations Buildings that are Unsafe or Unhealthy for Persons to Live or Work In: Some of the conditions that can contribute to this blight factor include: • Buildings with Deteriorated Elements that Create Unsafe or Unhealthy Conditions • Buildings with Inadequate or Improperly Installed Electrical, Natural Gas, or Other Utility Components • Buildings or Properties not in Compliance with Fire Codes, Building Codes, or Environmental Regulations Environmental Contamination of Buildings or Property: This factor represents the presence of contamination in the soils, structures, water sources, or other locations within the Survey Area. • Presence of Hazardous Substances, Liquids, or Gasses Found at a Site Existence of Factors Requiring High Levels of Municipal Services or Substantial Physical Underutilization or Vacancy of Sites, Buildings, or Other Improvements: The physical conditions that would contribute to this blight factor include: • Sites with a High Incidence of Fire, Police, or Emergency Responses ▪ Sites Adjacent to Streets/Alleys with a High Incidence of Traffic Accidents • Sites with a High Incidence of Code Enforcement Responses • An Undeveloped Parcel in a Generally Urbanized Area • A Parcel with a Disproportionally Small Percentage of its Total Land Area Developed • Vacant Structures • Vacant Units in Multi-Unit Structures MLCaauP,- 8 Windsor Main Street Conditions Survey November 2006 Section 4: Survey Area Location, Definition, and Description The Windsor Main Street Conditions Survey Area is located in the Town of Windsor in Weld County, situated along Colorado's Front Range about 50 miles north of Denver. The Survey Area is primarily centered around Windsor's Main Street, Highway 392. It is bounded on the east by a property line one-half mile east of Weld County Road 19, and on the west by Weld County Road 13. The northern and southern borders of the Survey Area vary, but as an approximation, the Survey Area extends about one-fifth mile to the north and south of Windsor's Main Street. The Survey Area consists of 450 separate parcels and covers a. total of just over 595 acres. Using public and railroad rights-of-way, the Survey Area has been divided into four subareas and 42 blocks of land. Given the large size of the Survey Area, this facilitates the presentation of the Survey findings and allows for maps to be presented at a readable scale. Exhibit 1: Regional Context Map and Exhibit 2: Survey Area Overview Map provide general Survey Area location and boundaries. Exhibit 3: Survey Area Overview Map - Subareas A - D provides a closer view of the four subareas and the 42 blocks of land. The Survey Area is focused along Windsor's Main Street, a commercial arterial street that runs through Windsor on an east/west axis. The distance along Main Street between the east and west Survey Area boundaries is about 31/2 miles. Main Street contains a wide variety of retail establishments, ranging from large grocery chains to family-owned businesses in small buildings, and virtually every size and type of retail in between. The far eastern portion of the Survey Area primarily consists of large parcels which are agricultural or light industrial in nature. To the west of this area, on the other side of Chimney Park Drive, lies Windsor's traditional downtown area, which contains numerous parcels that are much smaller on average than most parcels in the Survey Area as a whole. The built environment of this particular area consists mainly of small, attached commercial buildings fronting Main Street, offices, and single family residences to the north and south. The western one-third of the Survey Area, west of 10th Street, is characterized by retail and commercial buildings on a relatively large scale, ranging from large grocery stores to smaller pad retail establishments and strip malls. This western portion of the Survey Area, like the far eastern portion, also has some agricultural operations on some of the larger parcels, especially west of 16th Street. The age of the developments across the Survey Area vary widely, ranging from the time around Windsor's inception in the late 19th century to freshly minted retail in the outlying areas. As a general rule, the older buildings exist on Windsor's original downtown street grid, attD ,csa{1°. 9 Windsor Main Street Conditions Survey November 2006 where the land parcels are much smaller, and newer auto-oriented retail development is situated on the larger parcels to the west. However, due to Windsor's agricultural heritage, not everything old lies on the original downtown grid, as there are some historical farms located on some of the outlying larger parcels in the Survey Area. MahicsiCauip,r• 10 C) N ≥ W o _ z d N W . ' fr l �<, as w vni Q E , t- Y , O l' Z In Z • .. r O y • „_. z ., � s ti 2 ti Li 3 Y. n � • ,rx � . !. '''-'� .. . 4 r67- fyr�.� nk ek ti, c f °2 i ,3 1, oin RS c U it .r IF ,c i N C N .- N r - C No i z as •.-..._-ii,a • i yit . .„ ' r o ... ., > (t. , , w z , , Ce Ill 0 7Ia� • � � ,n �O CO (r7(#1 ''. '- --ail ta + 'i ib+ y ,7a ,1 f 1. n. y �YISw is 1y ' _P ,' u RH � • L •.� '•l ' ' : '' L r f a -. o Ql a C X Ji. J` p s.. T lb ra ry i e cin « L V ;o CD y f., r P 1Cr- ti T ii, LAW . , M E 15 tfi Street o o"iNt. ... .b Ell[ .1 » / N 1±bb I lirri!':- 16tStreetTVr ., ft'. . ,.1,,,,,„.... ,_ .:",. till r l.41 + ' O ea 31 v A L V p (J m C CI Oi' o A O 13 'Ovi 02 Lel a)o p O Y ;` R, " Y ; Q a. ID m o f T > A a W Y ou Q1 I- -O C CO Z ,'. i. L N in m •N t , ':d 3 f ... , o M O � 1 Yr Lsy N .C j v L ci o Rill'N -y} _ , '� fl1 - yam-R-�h ::: w* Vi . .0, r 1�.. ,. J.. i lam' . •�G ' i.y.'' 'fix t 44, L. ..- rim*f S �1rt .' " a h , M .: rn et v ' . ,r. nk' g Cq i .id 1mom" !! iii C t + a ..� •.�•� 3` a'i r` • . • .. • ‘ ' 1 3v • 1 fth Street m r .a 'Y.1t°,; �a 12th Street CAi 4 ' �• -,r"., m . t.r 3 1 `. y s{' vi �< c d13 s r i ` C 113s ? Qt. r 13th Street ,, • , i L m oo E10 / 0 i f t s'-4," 9 . b•. / •'.-so - S„,-l. „ r 0 J 0 4J l'lel yY *# r .+0.y K r > .C.7 a .,e 4. 15th street! '4 t i ,.., 7 , ,, .. -7 i te-7t' . N .. {{....��i • 3 W L. allr LAW H *v / 0 LEI CO• C ov - ID o eg e o k i >• m Y Sal > ≥ ° ney k Dr's m h1m N I I , t f t. I t lit it en yi `" ' , . 2nd ge • • £ t. 14e • " 3rd Street. wI tl'Cet tV U OS $e f7! . +y _" C. N to 7 M 4404P m As 141 •"t .:z ._ 1i t 00 a yy�� ^ .7th...5treet „ o i T4.. p@ El 7 -� xtreet k c..- 1 ' I I. L O N Z :s Irt tfsIT c I. „LT_ coos k...."Zi g i . y t � A elf i �t ri . f t`.` 3� ,. „, (lister Lake Raa• ' • ...� ' . . . c� ro ` Y.. S 1 co n $ ' .. ....I .ii., f't vii ;$': i`s..1; ' ri. i r 'gii J.. P��d Ski s':. r4. �'i �.- la *. a a, en L y If_ as L / l t, 2 CFI reeo o Qin to o vir o II111ey Perl (Wt q ] 'O >. U ' �F ' e *g,I Gf� 1 a 1,1 L Y e ] el x N N m Ei vi 1St Str�et 4; r" it ri .. f a+ g' 'J ty * . li w' "m# d 0 3 W 'S Windsor Main Street Conditions Survey November 2006 Section 5: Survey Findings The overall findings of the Windsor Main Street Conditions Survey are presented in this section. These findings are based on the analysis of data collected and field surveys conducted Fall 2006 for all parcels in the Survey Area except the city-owned parcel occupying the northern half of Block 13, which was added to the Survey Area and analyzed March 2007. Slum, Deteriorated or Deteriorating Structures: A number of structures were observed throughout the Survey Area that exhibit a significant degree of deterioration of one or more exterior building components. Examples include: • A dilapidated light industrial building on Block 37. • A deteriorating structure on Block 30. • A deteriorated ancillary structure in a residential area on Block 24. • A deteriorating structure with a highly improvised, wooden "addition" on Block 30. r i , ligli -.--, __ pt. as , ` a � : i v. Deteriorating light industrial structure(Block 37) Deteriorated building(Block 30) , , j 'C E f A i. tt s'-4d ,- ! 1 R: f .. Deteriorating ancillary structure(Block 24) Building with an improvised wooden `addition'on Block 30 tit.Nfdtr?... ICmzpk 17 Windsor Main Street Conditions Survey November 2006 • Boarded windows on a stucco building on Block 30. • A storage building with peeling paint and weather damage on Block 25. • A shuttered building with a noticeable fissure in one of its walls on Block 25. • A residence with a damaged front door on Block 4. A building with broken and boarded windows(Block 30) A deteriorated storage building(Block 25) v5. re it; y. 7 I Deteriorated building with cracking brick walls(Block 25) A residence with a damaged door(Block 4) There were additional residential and commercial structures scattered throughout the Survey Area that showed evidence of deterioration and ill-maintenance. In all, of the 42 blocks surveyed in the area, 17 blocks were found to contain at least one structure with at least one component of the building exterior in a state of significant deterioration or disrepair. T.Yra ctuv- 18 Windsor Main Street Conditions Survey November 2006 Predominance of Defective or Inadequate Street Layout: The evidence of defective or inadequate street layout found within the Survey Area involves several examples of poor vehicle access to certain parcels, unimproved alleyways, and improper street width or roadway capacity leading to congestion. A few specific examples: • An unimproved alley in a residential area, between Blocks 21 and 22. • Several undeveloped or agricultural parcels on Blocks 41 and 42 with extremely limited access to unimproved roads or no public street frontage at all. • A Windsor town traffic study indicates Highway 392 (Main Street) needs widening west of 13th Street, where it narrows from 4 to 2 lanes all the way to Interstate 25. • The intersection between 11th Street and Highway 392 (Main Street) is the primary access point for both Windsor High School and a large housing development to the north. Consequently, it can become congested while school is in session. 0 AP 1. I ' _ _.. ,,,., fir-:, /41 111 Unimproved alley(Between Blocks 21 and 22) / Parcels on Blocks 41 and 42 without frontage to o street APIF kr t ' i• '^ usHighwdy 392fr.: ^f• '" I ,. n t. Highway 392(Main Street)narrows from 4 to 2 through 11`h Street provides primary access for the high school and lanes near 13`h Street,causing congestion in the area. housing, creating congestion at the intersection with Main. ..�NtalmcllGolpk 19 Windsor Main Street Conditions Survey November 2006 Throughout the entire Survey Area, a total of 20 blocks out of 42 were found to contain at least one occurrence of Defective or Inadequate Street Layout. t.Matrix cmxpta. 20 Windsor Main Street Conditions Survey November 2006 Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness: The size, orientation, and shape of a parcel can greatly affect its usefulness and potential for redevelopment. Therefore, two conditions in particular were considered for this section: if a lot was of insufficient square footage (under 5,000 square feet), and if the shape or orientation of the lot was irregular. Specifically, to qualify for this "faulty lot layout" blight factor, a parcel had to be both undeveloped and qualify for one of the mentioned two conditions. A few examples include: • Many parcels on Block 36 have irregular shapes and poor road access, making them extremely difficult or impossible to develop. ▪ An undeveloped (but landscaped) parcel exists on Block 12 with insufficient access to Walnut Street. • Multiple lots on Blocks 02 and 03 are too small, irregular, or both. • Small and irregular parcels on Block 07. l `1 •.1I I y r i y:4` Flt, e +•,'N _ - - J Multiple irregular parcels on Block 36 Parcel on Block 12 with irregular shape and poor access Cr"— " ..� $4 -4."44 t ) t. '' 'fist. ij =l Lots on Blocks 02 and 03 that are small and oddly shaped More small and irregular parcels on Block 07. lit,' Matli;s2.7icmap,r, 21 Windsor Main Street Conditions Survey November 2006 Out of 450 parcels surveyed, 10 were found to be both undeveloped and under 5,000 square feet in area, and 8 parcels in total were both undeveloped and had unusual lot shapes that hamper potential development. This translates to 13 of the 42 Survey Area blocks with at least one parcel with physical attributes that qualify for this blight factor. �tf Man GteuN 22 Windsor Main Street Conditions Survey November 2006 Unsanitary or Unsafe Conditions: Some of the physical examples of Unsanitary or Unsafe Conditions found in the Survey Area occur through situations dangerous to pedestrians such as poor drainage and standing water, floodplains, unpaved pedestrian rights-of-way, highly dilapidated buildings, and haphazard storage of scrap objects near sidewalks. A few examples of these conditions include: • Lack of safe pedestrian corridor along Main Street on Block 33. • An unenclosed scrap yard near a sidewalk on Block 32. r , ..,(947.:,-. . 4-4',514-44,;14 4 \d� i` � i Lack of safe pedestrian areas along Main St. (Block 33) Unenclosed scrap scattered near the sidewalk(Block 32) Due to conditions such as the examples above, as well as a number of parcels with floodplain issues, 17 of the 42 blocks were found to exhibit evidence of Unsanitary and Unsafe Conditions. 1V, Mahn agiciouP- 23 Windsor Main Street Conditions Survey November 2006 Deterioration of Site or Other Improvements: A variety of conditions were identified that meet the Deterioration of Site or Other Improvements factor. These situations included problems such as unimproved parking lots, poor parking lot layout, general site maintenance problems, exposed scrap, and overgrown vegetation. A few examples: ▪ A large, underutilized site with dirt parking and exposed storage on Block 25. ▪ A similar, unimproved lot on Block 20. • Storage of appliances behind buildings on Block 28 gives the sense of poor site maintenance. • A residential site with overgrown vegetation and unimproved driveway on Block 32. Y 11 II �R A x �'. ..•_ '„":1 `mss" _ , r t1 An underutilized parcel with unpaved parking(Block 25) A similar, unimproved lot(Block 20) T `�+NJy�s1�Ir - _. _. Exposed appliance storage along Ash Street(Block 28) Overgrown vegetation at a residential site on Block 32 Overall, 15 of the 42 blocks meet this blight factor due to the presence of at least one observable condition of site improvement deterioration. -- ti i?. MatT4 iCmW- 24 Windsor Main Street Conditions Survey November 2006 Unusual Topography or Inadequate Public Improvements or Utilities: No examples of unusual topography were noted in the Survey Area; however, there were numerous instances of inadequate public improvements or utilities observed. The most prevalent condition found that qualifies under this blight factor is the lack of street curb and gutter (and, consequently, an adequate storm drainage system as well). Other conditions also include the lack of sidewalks and the presence of overhead utility wires within the Survey Area. The following four photographs show the lack of sidewalks, curb and gutter in certain places, mostly in the far eastern and western portions of the Survey Area, but also in the central area in places where pedestrians would reasonably be expected to walk. tom` A 4.,.. ..,rte x iiii A lack of sidewalks along Main Street(Block 33) An uneven ditch and unpaved shoulders on Block 39 w tea. -++ 3'- s- 4s 3 e rrmiyti ar ?1/4. %.t.,,c a$' ,r Y y^ ,. t, "`' ve 4 ,o-uX Ya„Cyu .£a' 'b-; Y" 4 -i i 'fix [ �Sbc.4 M+' - ,..c.;... . - AM'k »"..., 1441 M1 A+,n ' Lack of curbs,gutters, and sidewalks on Block 35 No sidewalks and undefined driveway(Block 40) In all, 17 of the 42 blocks in the Survey Area were found to contain at least one example of inadequate public infrastructure or utilities. thrt,&`a ,c-ffill,- 25 Windsor Main Street Conditions Survey November 2006 Defective or Unusual Conditions of Title Rendering the Title Non-marketable: The Windsor Main Street Conditions Survey did not involve an examination of the titles belonging to the 450 parcels within the Survey Area. Additionally, no records or evidence were provided by the Town of Windsor or any other person or organization regarding the existence of a defective or unusual condition of title within the Survey Area. However, this does not preclude the possibility that some of the 450 parcels have disputed or restrictive titles rendering them difficult or impossible to market and redevelop. Consequently, the Survey finding for this blight factor is being reported as "not available." 1r Nlauix0. Cnaq� 26 Windsor Main Street Conditions Survey November 2006 The Existence of Conditions that Endanger Life or Property by Fire and Other Causes: The conditions that apply to this blight factor primarily involve buildings or sites that are not in compliance with fire codes, building codes, or environmental regulations. The field survey portion of the Survey does not include accessing the interiors of any structures, nor does it include an engineering or environmental analysis of any site or building. Consequently, in the absence of evidence provided by the Town of Windsor or the Windsor-Severance Fire Protection District, this blight factor is considered as not identified within the Survey Area. _ , N1ahix0Ceaq� 27 Windsor Main Street Conditions Survey November 2006 Buildings that are Unsafe or Unhealthy for Persons to Live or Work In: Much like the situation explained above for the "Conditions that Endanger Life or Property by Fire and Other Causes" blight factor, the conditions that would serve as evidence for the existence of this blight factor are also not able to be determined through visual observation of the exterior of sites or buildings within the Survey Area. Additionally, no specific blocks or parcels have been identified as falling under this blight category from any other sources. Therefore, this blight factor is considered not identified for the purpose of this survey, even though it may exist to some degree within the Survey Area. 28 Windsor Main Street Conditions Survey November 2006 Environmental Contamination of Buildings or Property: Information relating to the existence of conditions applicable to this blight factor is also not available through field observations, as the environmental contamination may be present underground or within buildings in the Survey Area. A memorandum dated July 12, 2006 from the Town of Windsor Director of Public Works suggests a few locations within the Survey Area where fuel spills and chemical storage could have caused contamination, but due to the lack of testing and documentation, no parcels or blocks are considered to fall under this blight factor for the purpose of this study. 29 Windsor Main Street Conditions Survey November 2006 Existence of Factors Requiring High Levels of Municipal Services or Substantial Physical Underutilization or Vacancy of Sites, Buildings, or Other Improvements: Conditions that would qualify under the first part, "factors requiring high levels of municipal services" would include sites with a high incidence of public safety responses, sites with a high incidence of traffic accidents, or sites with a high incidence of code enforcement responses. For the second part of this blight factor, "substantial physical underutilization or vacancy of sites, buildings, or other improvements," evidence would consist of vacant structures or vacant units in multi-occupant structures, as well as undeveloped lots in a generally urbanized area or parcels with a disproportionally small percentage of its total land area developed. There were a few examples found of prominent retail vacancies in the Survey Area: • A large, vacant market anchoring a shopping center on Block 12. • A parcel on Block 07 with a disproportionately small amount of its land area developed, given adjacent development. • a". I _ z •r'Pr a t • .iA —_ -- - J' r., . 1 A large, vacant market space on Block 12. Parcel on Black 07 disproportionately under-developed Also, a few undeveloped parcels were found in Windsor's traditional downtown area. Although these parcels were fairly small, the compact, attached buildings characterizing surrounding development, along with the adjacent pedestrian amenities and on-street parking, make them very viable for development. Thus, they have been categorized as underutilized. The following two photos visually illustrate this underutilization: ti' Maa ,ACmaip'. 30 Windsor Main Street Conditions Survey November 2006 ..�. An underutilized parcel in Downtown Windsor(Block 26) Underutilized parcel in Downtown Windsor(Block 28) Due to the various factors explained above, 17 of the 42 blocks overall in the Survey Area qualified under this blight factor. tit MaavcDesglCaa4). 31 Windsor Main Street Conditions Survey November 2006 Section 6: Survey Summary and Recommendation Within the entire Survey Area, 7 of the 11 blight factors were found. The factors not identified within the Survey Area were all factors which could not be directly observed, such as defective titles, dilapidated or dangerous building interiors, or environmental contamination. As discussed previously, some of these conditions may exist within the Survey Area and, in the case of environmental contamination, is suspected in certain areas, but as of the time of the Survey, such information was undocumented or unavailable. While a total of 7 of the 11 blight factors were identified within the Survey Area, variations exist within the Survey Area as to the number of blight factors observed. As noted in Section 4, the Survey Area has been broken down into 42 blocks. This serves to present the findings at a smaller geographical level to reveal variations in the distribution of blight across the Survey Area. For each of the 42 blocks, a total number of blight factors out of 11 possible was determined. Exhibit 4: Count of Blocks by Number of Factors shows each possible total number of blight factors, and how many blocks exhibited each given total. As the table shows, about half of all blocks displayed 3 or 4 blight factors, with the rest showing either a higher or lower number. Exhibit 4: Count of Blocks by Number of Factors Total Number of Factors Count of Blocks 0 5 1 9 2 2 3 11 4 10 5 2 6 1 7 2 8 0 9 0 10 0 11 0 Total Block Count 42 Matla iCmxP' 32 Windsor Main Street Conditions Survey November 2006 To reflect this information geographically, each of the 42 blocks were assigned a Block Identification Number, and each was colored based on its Number of Factors Total, with the lighter the color, the fewer the number of blight factors found on the block. First, the Survey Area is shown as a whole with the number of blight factors found labeled on each block in Exhibit 5: Number of Factors Identified by Block Map. This map is then followed by Exhibit 6: Number of Factors Identified by Block Map - Subareas A - D, which is a breakdown of the Survey Area into the 4 subareas, so that more detail can be seen. ;. NlahLxDCyupk 33 NI Jl W r4- j "�"C"47i m 16 $ I• k $ o ' � � ro 8.1111 10 tr.4- $'t, e . � � : a r ,i c , r xlP 4 yga e41.:7S-4 ,Jf Ott 4 4 aut 1 { L c a {# i it, ,rte y 'PT'� ITT.? A - ..:1 - .. 1,-. ,yam u mr rx� ��{� y h A +, .,. w 1 1 `,h1.7:ta 3Pr 1 ,V 1 pe .�X S I•� Lr �✓ .. �.'!y �.i .YEAS. ��_' f e zQ r lor . A : s L !t+�4 v in r , - . v, LLgy..y $ pZ z"c It L • Y , .. j • s ti i u ti It w ,,,ii, ,, ery, I ' ' �yf' MAY t'. ' o ifi� �.. � y. i F t en csin y J il . _. th Street o li\I , 4 . d_ Y Oa a �.:.` G 16th Street A.,r 0 R cu lc ti Ir mo '' a Lei 0. ro < 1 _.e `y U C.4 p' H Y E m C m i >' ,m, OC 0 t , ft'''L v v. Li- O 0 } Y` ~ Nfa Q in` J , to f` L 7 w O .eNN I�4.. a o ti Z N E « a '. c IA '..' 1 a+ N � ` 3 w .-fir ..*"' ,. i u N N J' to Y { 4 ' ' f*Aar •� � "�* '�• -' m y a .Ni •T f . o ►4 1M • '- . 's ..4 fl . .E-swa'+`'^.a �•. tom- •M III iYi., r (. 4.:(;) A ;) raw •4 4 . : " Ala' i ` 4i` _'P vt 1 S T e t �«.. yt t . N h ;1 r • 1 tth Street _. _ :�.._. .4 ' ."q a !Da Nis•i *.t • 't" to �f� *. . ' t, /.t-y,e- ♦ °r"� to 0,„„-1,..-,„.„, ` � 'itit ,r%,t „ ..4.Y a f$:::::1;::°: '�`F ,•. Y / 4,t 1 it r i •� mil'. O 0 0 ) C mz y}L tin V ON V P• C YA` Ti"Sr;m n � d ` y1y� ; in U- ., tor 0 ; 40.oy',s"Aty, o _ own vs V in m r ;�_., tM �� ,.v#, v TE''ll . rr ~ ° el$Y a t' \\t V_t o ,, 1 's N". tis�a 3 1 C 3 W �i� a ry 1 en 33,,, N .at -0 ! o z a m z , ® y l C d 111 wi rip , O / 0 iteMit ?r,.., Y a Y1 {0 1- ney�e"Dr t 4 x ,,�� 't > ' m I >Ls o ' Cr) h, -= x" r d a O T I 3 lV 01 d r o I 1' N E t ;yNi . Z � 1 , N M C") _ ,� , 7 &a I ...4,' M ..::: b 16 r" 4th Street 17 ' 7 I A.ffi ',,,C-` / C , N VI N a a R N, ,“_-...;..k„.5th Street ...• - ' ..t N / ,A } qq a4 0 N N z N CO f. d >. ',— N ,. r� . SIP et� .. y! - 4. Z y w Z n A ' f I if' '. C., 3 W yap I / �- y .AYR. L— C. O CO N CO l--r'r ; 0 z a. / �1 x Ibir 44.3; _ M a�. • N ..m�a eF: en x, M 'A X m Hollister take Road —- V31 r.ciJ, i,zee .r3 K . I I ii i w �k_ '¢ I' ireFu., a - ,4 • a L M mM of x -0 N ..•., M U C mz C r o . r i • r/ Eli TJ C O ti LL F . ^ .d r��p.. G{limney Park Drive _ .. >t 0., tin 0 r o E Jif ' mIIIi = r L `o $ E r aNal 'if,e N O � NC1 „♦ til C i ♦ ' a t K' , c x .. 3 w a Windsor Main Street Conditions Survey November 2006 The table on the following page, Exhibit 7: Blight Factors Identified by Block, shows specifically which blight factors were identified in each of the 42 blocks in the Survey Area. r—. MahaDi('aapk 39 Windsor Main Street Conditions Survey November 2006 Exhibit 7: Blight Factors Identified by Block •4-, N e to p.. to a) O Block R '...iii O �f: O i' S Factor a1 01 • • • • 1 Slum,Deteriorated Or Deteriorating Structures 02 • • • 03 , • 2 Predominance Of Defective Or Inadequate Street Layout 04 • • • 05 Faulty Lot Layout In Relation To 3 Size,Adequacy,Accessibility,Or 06 • Usefulness 07 • • IIIII1Ur • 4 Unsanitary Or Unsafe Conditions 08 09 • Deterioration Of Site Or Other 10 • • 5 Improvements 11 • • • Unusual Topography Or Inadequate 12 • • • 6 Public Improvements Or Utilities 13 Defective Or Unusual Conditions Of 14 • 7 Title Rendering The Title 15 Nonmarketable 16 • The Existence Of Conditions That 8 Endanger Life Or Property By Fire 17 • Or Other Causes 18 • • • Buildings That Are Unsafe Or 9 Unhealthy For Persons To Live Or 19 • • • Work In 20 • • • • Environmental Contamination Of 21 • 10 Buildings Or Property 22 • The Existence Of Health,Safety, 23 • • Or Welfare Factors Requiring High Levels Of Municipal Services Or 24 • • • • 11 Substantial Physical Underutilization Or Vacancy Of 25 • • • • • • Sites,Buildings,Or Other 26 • • • Improvements 27 • • • • • 28 • • • • • • • 29 • • • 30 • • • • 31 32 • • • • 33 • • • • 34 _ • • • • 35 • • • 36 • • • • • • • 37 • • • • -- 38 • • • 39 ' • • • • • 40 • • • 41 • • • • 42 • !Africa*Gmup. 40 Windsor Main Street Conditions Survey November 2006 As a final way of displaying the Survey results, Exhibit 8: Count of Blocks by Specific Factor, shows each of the 11 blight factors and the number of blocks on which each factor was identified or observed: Exhibit 8: Count of Blocks by Specific Factor Factor Count of Blocks Deteriorated or deteriorating structures 17 Defective or inadequate street layout 20 Faulty lot layout in relation to size, adequacy, accessibility, or usefulness 13 Unsanitary or unsafe conditions 17 Deterioration of site or other improvements 15 Unusual topography or inadequate public improvements or utilities 17 Defective or unusual conditions of title rendering the title non-marketable n/a Conditions that endanger life or property by fire or other causes n/a Buildings that are unsafe or unhealthy for people to live or work in n/a Environmental contamination of buildings or property n/a Existence of health, safety, or welfare factors requiring high levels of municipal services 11 or substantial underutilization or vacancy of buildings, sites, or improvements In conclusion, it is the recommendation of this Conditions Survey report to the Town of Windsor that the Survey Area in its present condition may be declared a "blighted area" as defined in Colo. Rev. Stat. § 31-25-103(2) by reason of the documented evidence of the existing conditions found in the Survey Area, the applicability of those conditions to the 11 blight factors defined in Colorado law, and the existence of more than five of those factors within the Survey Area. Ilk MahalCaa�� 41 Windsor Main Street Urban Renewal Plan Weld County Impact Report March 2007 Windsor Revitalization Authority Windsor, Colorado Town Board x:\lobsV 1.3068 Matrix--I MatisnrATIF Analysis\Fina13_22_07 Impact ReporLAoc Windsor Main Street Urban Renewal Plan Weld County Impact Report March 2007 This report outlines the anticipated impact of the proposed Windsor Main Street Revitalization Plan on Weld County. It responds to the requirements outlined in C.R.S. 31-25-107(3.5): C.R.S.31-25-107: APPROVAL OF URBAN RENEWAL PLANS BY THE LOCAL GOVERNING BODY s (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: I. The estimated duration of time to complete the urban renewal project; II. The estimated annual property tax increment to be generated by the urban renewal project and the portion of such property tax increment to be allocated during this period to fund the urban renewal project; III. An estimate of the impact of the urban renewal project on county revenues and on the cost and extent of additional county infrastructure and services required to serve development within the proposed urban renewal area, and the benefit of improvements within the urban renewal area to existing county infrastructure; IV. A statement setting forth the method under which the authority or the municipality will finance,or that agreements are in place to finance, any additional county infrastructure and services required to serve development in the urban renewal area for the period in which all or any portion of the property taxes described in subparagraph(ii) of paragraph (a) of subsection (9) of this section and levied by a county are paid to the authority;and V. Any other estimated impacts of the urban renewal project on county services or revenues. Summary of Urban Renewal Plan Development Program The proposed development program for the Windsor Main Street Revitalization Plan is consistent with current policy documents and plans for the City and is based on input from the community,property owners and other stakeholders,and is subject to change. The anticipated development program is summarized in Table 1. X:Alobs\!3068 Matrix—I ViudsorATIF Analysis\Final 3_22_07 Impact Rcport.doc 2 Table 1 Windsor Main Street Urban Renewal Plan Proposed Development Program Land Use Developed SF/Units Retail 320,000 Office 135,000 Residential 890 Source: Leland Consulting Group. Development Timing The development timetable for the proposed program presented above will ultimately be determined by prevailing market conditions. A critical component of the analysis presented here is the assumption that key parcels within the planning area will be redeveloped into a mix of retail/commercial,employment and residential uses,some at densities greater than is evident in the market today. For the purposes of this analysis,it was assumed that redevelopment and new development in the Area would be substantially completed during the 25-year analysis period. Summary Impacts to Weld County Table 2 provides a summary of property and sales tax revenues that could be generated from new redevelopment within the Urban Renewal Area. Estimates are based on the development program outlined above and reflect the entire 25-year tax increment period. For the purposes of this analysis,it is assumed that the total property and sales tax increment over the 25-year period would be dedicated to the Area. As presented in Table 2,and based on the proposed development program,investment in the Area could generate approximately$82.1 million in incremental property tax revenues over the 25-year analysis period. Approximately$64.0 million,or 78% of this incremental revenue, would result from new redevelopment in the Area, while the remaining$18.1 million, or 22%,would result from an increase in value of existing properties that may or may not redevelop.Currently, the property tax base in the Urban Renewal Area is approximately$2.9 million, which represents approximately 1% of total property tax revenue in Weld County. During the 25-year tax increment period, the County's share of property tax revenue would be limited to its share of the property tax base or approximately$660,000 annually (on average),or $16.6 million over the 25-year period.During this same tax increment period, the County would defer approximately$12.1 million in property tax revenue. After the 25-year tax increment period is completed,the County's share of property tax revenues would be approximately$1.1 million on an annual basis. These figures do reflect the impacts of inflation,estimated at approximately 2% to 3% on an annual basis. x:\lohs\13068 Matrix—Windsor\TIE Analysis\Final 3_22_07 Impact Report.doc 3 Sales Tax Revenue The current sales tax rate for the Town of Windsor is 3.2% and the current sales tax base in the Urban Renewal Area is approximately$2.1 million. Based on the development program presented above,investment in the Area could generate approximately$50.5 million in incremental sales tax revenue for the Town over a 25-year period. Because the County does not have a sales tax, the Urban Renewal Area will not have an impact on County revenues from a sales tax perspective. These sales tax revenue figures also reflect the impacts of inflation, estimated at approximately 2% on an annual basis. County Services/Infrastructure Because the entire Urban Renewal Area is located within the Town of Windsor's municipal boundaries, there is anticipated to be a minimal impact on County services. Infrastructure impacts associated with the proposed development program are assumed to be financed by Windsor with increment revenues and/or some combination of increment dollars, general fund dollars and special district dollars (assuming future creation of an additional district layer). Impacts to the County's general government services could increase due to an increase in non- residential and residential development,but such impacts should also be relatively insignificant and more than offset by the increase in value realized by properties contiguous to the Area. Net Impact to County Table 2 also illustrates the impact to the County over the 25-year tax increment period. As shown, the County's net impact,in terms of tax revenue,is estimated to be approximately$4.4 million. This estimate accounts for deferred property tax revenues of$12.1 million that would be directed to the Area during the 25-year period. Conclusion In summary,and regarding"the impact of the urban renewal project on county revenues and on the cost and extent of additional county infrastructure and services required to serve development within the proposed urban renewal area" there do not appear to be any additional county infrastructure requirements required to serve development in the proposed urban renewal area. Further, the Town does not contemplate that the County will have to provide any public improvements,police,fire, utility or other specific services to serve such development as properties in the area are entirely located within the municipal boundaries of the Town and will therefore be served by the Town. 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