HomeMy WebLinkAbout20192501.tiffJune 27, 2019
Malcolm Fleming
Executive Director
Town of Erie Urban Renewal Authority
645 Holbrook
P. O. Box 750
Erie, CO 80516
Weld County Board of County Commissioners
1150 O Street
Greeley, Colorado 80631
RE: 1-25 URBAN RENEWAL PLAN PUBLIC HEARING
Chair Kirkmeyer and Weld County Board of County Commissioners:
As required by the Colorado Urban Renewal Law, this letter provides notice that the Town of Erie
intends to hold a public hearing to consider the 1-25 Urban Renewal Plan on Tuesday, July 30,
2019 at 6:30 P.M. at the Erie Town Hall, 645 Holbrook Street, Erie, CO 80516.
Included with this letter for your review are a copy of the draft 1-25 Urban Renewal Plan, and the
County Impact Report described in C.R.S. §31-25-107(3.5)(a).
We understand that Weld County has not yet approved an agreement with the Town of Erie Urban
Renewal Authority as required by the Colorado Urban Renewal Law. However, we have a
proposal pending before the County, and are hopeful that the Authority and the County will reach
agreement within the next several weeks, prior to the hearing date. As the Authority
representatives have noted during negotiations, the timing for adoption of the 1-25 Urban Renewal
Plan is critical to the future success of the Plan. As such, we wanted to prepare the necessary
notice and schedule a hearing while our negotiations are continuing, in order to be in position to
proceed on schedule.
Please feel free to contact me if you have any questions about the materials provided herein, or
the Authority's current proposal to the County for allocation of incremental property tax revenue.
Sincerely,
Vedale Re
Malcolm Fleming
Executive Director
Town of Erie Urban Renewal Authority
Enclosure:
1. Draft 1-25 Urban Renewal Plan
2. County Impact Report
Copy:
TOEURA Commissioners
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2019-2501
Interstate 25 (I-25) Urban Renewal Plan
Erie, Colorado
Completed and Originally Submitted in November 2018 and Resubmitted in June 2019
Prepared for:
Town of Erie Urban Renewal Authority (TOEURA)
Town of Erie Board of Trustees
Prepared by:
Alma ges
Ste
R+cker Cunningham
RickerlCunningham
10959 Ashurst Way
Littleton, CO 80130-6967
303.458.5800 Ph
www.rickercunningham.com
Page I 1
1-25 Urban Renewal Plan
Table of Contents
1.0 Introduction 3
1.1 Preface 3
1.2 Blight Findings 3
1.3 Urban Renewal Area Boundaries 4
1.4 Zoning Classifications 4
1.5 Future Land Use Designations 7
1.6 Statutory Compliance 8
2.0 Definitions 9
3.0 Plan Intentions 12
3.1 Purpose 12
3.2 Approach 12
3.3 Implementation 13
4.0 Blight Conditions 13
5.0 Plan Relationship to Community Documents 15
5.1 Consistency with the Comprehensive Plan 15
5.2 Correlation with Other Community Plans 15
6.0 Authorized Authority Undertakings and Activities 16
6.1 Prepare and Modify Plans for the Area 16
6.2 Complete Public Improvements and Facilities 16
6.3 Acquire and Dispose of Property 18
6.4 Enter Into Agreements 18
6.5 Adopt Standards 19
6.6 Provide Relocation Assistance 19
6.7 Incur and Issue Debt 19
6.8 Create Tax Increment Areas 20
6.9 Share Tax Increment 20
7.0 Project Financing 20
7.1 Public Investment Objective 20
7.2 Financial Mechanisms 21
7.3 Incremental Revenues 21
7.4 Other Financing Mechanisms and Structures 22
7.5 Unincorporated Land 23
7.6 Agricultural Land 23
7.7 Future Inclusion Area 23
7.8 Compliance with Section 31-25-107(9.5) (a) of the Act 24
8.0 Severability 24
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page j2
Figure 1
Figure 2
Appendices
Appendix A:
Appendix B:
Appendix C:
1-25 Urban Renewal Plan Area Map
County Road Tax Increment Area
Excerpts from the 2015 Town of Erie Comprehensive Plan Update
Excerpts from the Erie Parkway Corridor Study, 2017
1-25 TIF District Legal Description (s) and Supporting Illustrations
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 13
1-25 Urban Renewal Plan
Town of Erie, Colorado
1.0 Introduction
1.1 Preface
This 1-25 Urban Renewal Plan (herein referred to as the "Plan" or "Urban
Renewal Plan") has been prepared for the Town of Erie (herein referred to as
the "Town"). 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 (herein referred to as the "Act" or "law"), its administration and
implementation will be carried out by the Erie Urban Renewal Authority
(herein referred to as the "Authority" or "TOEURA") .
1.2 Blight Findings
Under the Act, an urban renewal area is a blighted area, which has been
designated as appropriate for an Urban Renewal Project. In order for the
Authority to exercise its powers within the area, the municipality's board or
council must find that the presence of blight, as defined by the Act,
"substantially impairs or arrests the sound growth of the municipality or
constitutes an economic or social liability, and is a menace to the public
health, safety, morals or welfare."
The 1-25 Urban Renewal Plan Area Conditions Survey (herein referred to as the
"Survey"), prepared by RickerlCunningham in April 2018, and presented to the
Authority under separate cover, demonstrates that the 1-25 Urban Renewal
Plan Area (herein referred to as the "Area", "Urban Renewal Plan Area" or "I-
25 Area"), qualifies as a blighted area under the Act. Specifically, the Survey
concluded that nine (9) of the 11 total possible factors are present at varying
degrees of intensity, but all at a level of intensity considered significantly
adverse. A list of statutory factors either observed or identified, along with a
characterization of the same, is presented below in Section 4.0.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 14
1.3 Urban Renewal Area Boundaries
The boundaries of the Urban Renewal Area, as illustrated in Figure 1 and se -
forth in Appendix C, include approximately 65 legal parcels comprising nearly
2,400 acres and adjacent rights -of -way located within three complete
sections and portions of two other sections in eastern Erie. Its boundaries are
generally State Highway 52 (SH 52) on the north, west of Interstate 25 (I-25), a
southern boundary a short distance south of Erie Parkway, and east of County
Road 5 (CR 5).
1.4 Zoning Classifications
Properties within its boundaries are currently zoned either AG / OS Agricultural
/ Open Space or PD Planned Development. A description of each is provided
below (in the form of verbatim excerpts) as defined in Title 10 of the Unified
Development Code dated October 2017.
Agricultural Classification
The use of land for agricultural purposes, including farming, dairying,
pasturage, horticulture, floriculture, viticulture, and animal and poultry
husbandry; excluding the raising of hogs, pigs or other livestock fed for
garbage or offal. Accessory uses may include dwelling units for proprietor
and employees, barns, storage of grain, animal raising, feed preparation, and
wholesale sales of products produced on -site. Specific use types include, but
are not limited to: Agricultural Cultivation, Agricultural Grazing, or Produce
Stand.
Agricultural Purpose
To provide areas to be used for agricultural and open space purposes. The
zoning classification is intended to recognize and preserve lands suitable for
long-term production of agricultural commodities, lands suitable for grazing,
and animal husbandry, view protection, passive and active recreation, and
conservation uses.
Open Space Purpose
This section is intended to regulate the planning, development, construction,
preservation, and maintenance of parks, open space, and trails throughout
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 15
the Town. Parks, open space, and trail regulations are intended to preserve
n atural areas and resources, preserve scenic views, provide access to open
areas and recreational opportunities, create public health benefits, and
generally enhance the quality -of -life for residents. Particular emphasis should
be placed on providing a diversity of parks, trails, and open space
opportunities that serve residents of all ages and abilities and that are
accessible from a variety of locations within the community.
Planned Unit Development Classification
A project of a single owner or a group of owners acting jointly, involving a
related group of residences, businesses, or industries and associated uses,
planned as a single entity; and therefore, subject to development and
regulation as one (1) land -use unit rather than as an aggregation of individual
buildings located on separate lots. The planned unit development includes
u sable, functional open space for the mutual benefit of the entire tract; and
is designed to provide variety and diversity through the variance of normal
zoning and subdivision standards so that maximum long-range benefits can
be gained, and the unique features of the development or site preserved
and enhanced while still being in harmony with the surrounding
n eighborhood. Approval of a planned unit development does not eliminate
the requirements of subdividing.
Planned Unit Development Purpose
The PUD Overlay District is generally used when there is special public interest
that doesn't coincide with the traditional zoning in a geographic area. The
PUD Overlay District may only be used when an application is not able to
meet the requirements of a standard zone classification. The PUD is a
mapped area with restrictions in addition to, or less than, those in the
u nderlying traditional zone. Rather than attempt to create a new zoning
category, an overlay zone is superimposed over the traditional zone and
establishes additional regulations, or reduces or extends the existing uses. The
u nderlying zoning identifies permitted land uses, the overlay zone may
provide design restrictions, additional setbacks, or other exceptions to the
base district regulations.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 16
Figure No. 1: Urban Renewal Area
Sar
Legend
Status
Complete
No
in process
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 17
1.5 Future Land Use Designations
Future land use designations are reflected in the Town's Future Land Use Map.'
The map identifies locations where different land uses may occur within Erie's
Planning Area during the next 10 to 20 years, and where the Town would
support the development of these uses. Any possible future annexations by the
Town would occur within this boundary, but enclaves of county land could
remain within the area without being annexed.
Possible land uses identified in the Area include: NMU Neighborhood Mixed -
Use, RC Regional Commercial, CC Community Commercial, LR Low Density
Residential, MR Medium Density Residential, and HR High Density Residential.
Definitions of these designations from the Town's Zoning Code are provided
below along with a list of possible product types, their densities, and locational
attributes.
NMU Neighborhood Mixed -Use - mix of civic, office, retail and services uses;
designed in a traditional downtown format at a pedestrian -friendly scale;
RC Regional Commercial - intense concentration of retail and employment
uses, region -serving, with large foot -prints; buffered from residential uses; often
located along major transportation corridors;
CC Community Commercial - general community -serving retail co -located
with service providers and office users; design emphasis on convenience,
access and surrounding context;
LR Low Density Residential - single family detached homes; attached homes
including townhomes, condominiums, and patio homes; and rental housing
apartments; along with supportive institutional and commercial uses; 2 to 6
dwelling units per acre; suburban style developments supported by trails and
open space;
MR Medium Density Residential - single family detached homes; attached
homes including townhomes, condominiums, and patio homes; and rental
1 The Future Land Use Map and accompanying land use category descriptions define where and how Erie will grow over the
next ten to twenty years and is accompanied by a discussion of the specific land use categories that are associated with
different locations or types of places within the town.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 18
housing apartments; along with supportive institutional and commercial uses;
6 to 12 dwelling units per acre; medium density neighborhoods developed
around community centers and public spaces; and
HR High Density Residential - single family detached homes; attached homes
including townhomes, condominiums, and patio homes; and rental housing
apartments; along with supportive institutional and commercial uses; 12 to 20
dwelling units per acre; high density neighborhoods located in urban areas
with convenient access to centers of activity.
Areas of Special Consideration
Three areas are identified on the Future Land Use Map as Areas of Special
Consideration. These areas have been identified to acknowledge their
importance as major community gateways, and to acknowledge that an
increased level of review and consideration will need to be placed on
development proposals occurring within the areas identified, in terms of their
uses and design. These include: Highway 52, Erie Parkway and County Line
Road/Arapahoe Road.
1.6 Statutory Compliance
In compliance with the Act, the public hearing notice at which this Plan will oe
considered, including its time, date, location, purpose and a general
description of the urban renewal area covered by the Plan, along with the
general scope of the urban renewal project under consideration appearea in
the Colorado Hometown Weekly, the community's designated legal
newspaper of general circulation. In addition, a reasonable attempt was
made to provide mailing notice of the hearing to all owners of Private Property
and business interests located in the Area at their last -known address of record.
At least 30 days prior to the public hearing, the Plan and I-25 Urban Renewal
Plan - Weld County Impact Report, (herein referred to as the "Weld County
Impact Report") was submitted to the Weld County Board of Commissioners,
and the governing bodies 2 of all other taxing entities whose incremental
property tax revenues would be al ocated under the Plan. Further,
2 Weld County, Town of Erie, St. Vrain Valley School District RE -1J, High Plains Library District, Erie Corporate
Center Metropolitan District #2, Erie Corporate Center Metropolitan District #3, Mountain View Fire
District, Frederick -Firestone Fire District, Summerfield Metropolitan District #2, Northern Colorado Water
District, and 232 Metropolitan District (Erie Exchange).
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 19
representatives of TOEURA and these taxing entities met and negotiated
agreements governing the sharing of incremental property tax revenue in
compliance with the Act.
Finally, official meetings required by the Act were scheduled, noticed and
conducted as follows. The TOEURA Board of Commissioners considered the
Plan on date at a duly noticed meeting of the Authority, and the Planning
Commission reviewed the Plan on date and determined it to be consistent with
the Comprehensive Plan. Lastly, the Town Board of Trustees (herein referred to
as the "Board of Trustees") considered the findings of blight, documented in
the Survey, and adoption of the Plan, at a public hearing on date.
2.0 Definitions
Capitalized and bolded terms shall have the meaning set forth herein. All capitalized
and bolded terms used herein and not defined herein shall have the same meaning
as set forth in the Act.
Act - means the Urban Renewal Law of the State of Colorado, Part 1 of Article 25 of
Title 31, Colorado Revised Statutes, as amended.
Authority - means the Town of Erie Urban Renewal Authority (or TOEURA).
Base Amount - means that portion of property taxes which are produced by the levy
at the rate fixed each year by or for taxing entities upon the valuation for assessment
of taxable property in a Tax Increment Area last certified prior to the effective date of
approval of the Plan; and that portion of municipal sales taxes collected within the
boundaries of the Tax Increment Area in the twelve-month period ending on the last
day of the month prior to the effective date of approval of the Plan.
Board of Trustees - means the Board of Trustees of the Town of Erie.
Comprehensive Plan - means the 2015 Town of Erie Comprehensive Plan Update.
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.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 110
C.R.S. - means the Colorado Revised Statutes, as amended from time -to -time.
Eligible Costs - means those costs eligible to be paid or reimbursed from incremental
revenues and other resources pursuant to the Act.
Future Inclusion Area - has the meaning set forth in Section 7.7 herein.
1-25 Tax Increment Area - means an area identified and depicted in Figure 2 as the
"125 Planning Area and Tax Increment Area" and described in Appendix C, with
boundaries concurrent with the Plan Area, which includes properties and portions of
properties from which incremental property taxes in excess of the Base Amount, when
collected, will be paid into the Authority's Special Fund and used, in part, to finance
the Authority's activities and undertakings.
Plan or Urban Renewal Plan - means this 1-25 Urban Renewal Plan.
Plan Area or Urban Renewal Plan Area or Area - means the area identified and
depicted as the "125 Planning Area" in Figure 1.
Private Property - as applied to real property, means only a fee ownership interest.
Project - (or Urban Renewal Project) means any and all undertakings and activities
authorized in the Plan and the Act to eliminate blighted conditions and improvements
including designing, developing and constructing the various public improvements
and private improvements (which collectively, includes paying the costs of
constructing such improvements and other costs to the extent such costs are Eligible
Costs as allowed by the Act) necessary to serve the proposed Urban Renewal Plan
Area which includes public improvements located within and outside the Urban
Renewal Plan Area.
Redevelopment / Development Agreement - means one or more agreements
between the Authority and developer or developers, and / or property owners or such
other individuals or entities as may be determined by the Authority, to be necessary
or desirable to carry out the purposes of this Plan.
Special Fund - means a fund supervised by the Authority and the resources of which
include incremental ad valorem property and municipal sales tax revenue resulting
from investment and reinvestment in the Urban Renewal Area.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 111
Survey - means the 1-25 Conditions Survey, prepared by RickerlCunningham, dated
October, 2018 and presented to the Board of Trustees under separate cover.
Tax Increment - that portion of incremental revenues in excess of the Base Amount as
set forth in Section 7.3.2 of this Plan, allocated to and when collected, paid into the
Authority's Tax Increment Revenue Fund.
Tax Increment Area - means an area which includes properties and portions of
properties from which incremental property taxes in excess of the Base Amount, when
collected, will be paid into the authority's Special Fund. See the definition of 1-25 Tax
Increment Area, above.
Tax Increment Finance (or Financing) (TIF) - means a financing mechanism which uses
future incremental revenues resulting from private investment within an established
area (Tax Increment Area), as well as other resources obtained by the Authority, to
fund improvements for the public benefit.
Tax Increment Revenue Fund - See definition of Special Fund above.
Town - means the Town of Erie.
Urban Renewal Law - means the State of Colorado, Part 1 of Article 25 of Title 31,
Colorado Revised Statutes, as amended. See the definition of the Act, above.
Urban Renewal Plan or Plan - means this 1-25 Urban Renewal Plan.
Urban Renewal Plan Area or Plan Area - means the 1-25 Urban Renewal Plan Area as
depicted in Figure 1.
Urban Renewal Project - is defined by the Act, but generally means an improvement,
public or private that addresses the findings of blight and advances the goals of the
Plan. See the definition of Project, above.
Weld County Impact Report - means the 1-25 Urban Renewal Plan - Weld County
Impact Report prepared by RickerlCunningham, dated November, 2018 and
presented to the Board of Trustees under separate cover.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page '12
3.0 Plan Intentions
With an urban renewal designation, the Area will be eligible for one or more urban
renewal activities and undertakings authorized by the Act, and advanced by the
Authority. To this end, it is an objective of the Board of Trustees in adopting this Urban
Renewal Plan that the Authority has available to it any and all powers authorized in
the Act, and considered necessary and appropriate to accomplish the undertakings
stated herein. Because powers conferred by the Act include facilitating the
completion of improvements for which public money may be expended, the
intentions of this Plan are considered to be in the public interest and a necessity, such
finding being a matter of legislative determination by the Board of Trustees.
3.1 Purpose
As explained in the Act, the intent of any and all urban renewal plans is to "assist
the municipality in the preparation of a workable program for utilizing
appropriate private and public resources to eliminate and prevent the
development or spread of slum and blighted areas and to encourage needed
urban rehabilitation;" as well as, implement community priorities identified in
adopted community plans and other policy documents.
For this reason, the purpose of this I-25 Urban Renewal Plan is to reduce and
remove blighting conditions adversely impacting properties and businesses in
the Area and described in the Survey. Specifically, as it relates to the Plan Area,
it is the Authority's intent to finance, install, construct, reconstruct and
cooperate with others to accomplish the same, in an effort to further economic
growth in the community and throughout the region. To this end, its purpose is
also to advance objectives expressed in the Comprehensive Plan (herein
referred to as the 2015 Town of Erie Comprehensive Plan Update.) References
from related resources which align with these goals are presented in Appendix
B.
3.2 Approach
The approach to eliminating and preventing the spread of blighting conditions
includes: completion and maintenance of public or private improvements and
infrastructure in the Area, use of financial resources available to the Authority
for the express purpose of the same; and the active promotion of private
investment and job creation. The approach to advancing local objectives is
identification of specific priorities which will effectively leverage private
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 113
investment in the Area and ensure alignment of this I-25 Urban Renewal Plan
with other accepted and adopted community documents.
3.3 Implementation
While the Authority will be the Plan's principal administrator, Board of Trustees
will authorize and oversee its efforts. Therefore, the Authority will work in
cooperation with the Town to prioritize capital investments in the Area
(roadways, open spaces, greenways), ensuring they provide a public benefit
to property owners and business interests within its boundaries, as well as
communitywide. All new development activity will conform to existing
municipal codes and ordinances, along with any site -specific regulations or
policies in effect at the time. Finally, while the Act authorizes the Authority to
regulate land uses, establish maximum or minimum densities, and institute other
building requirements in an urban renewal area; for the purpose of this Plan,
the Authority anticipates these activities will be the responsibility of the Town in
partnership with the Authority.
4.0 Blight Conditions
Before an urban renewal plan can be adopted by a municipality, the proposed urban
renewal area must be determined to be "blighted" as defined in Section 31-25-103(2)
of the Act which provides that "in its present condition and use and, by reason of the
presence of at least four of the factors (see below) in section 31-25-103 (2) (a) (or five
in cases where property will be acquired by eminent domain the use of eminent
domain is anticipated) 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 pub/ic health, safety, morals, or
welfare." Statutory factors include:
(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 nonmarketable;
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 114
(h) The existence of conditions that endanger life or property by fire or other
causes;
(i) Buildings that are unsafe or unhea thy 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;
(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; or
(I) If there is no objection by the property owner or owners and the tenant or
tenants of such owner or owners, if any, to the inclusion of such property in an
urban renewal area, "blighted area" also means an area that, in its present
condition and use and, by reason of the presence of any one of the factors
specified in paragraphs (a) to (k.5) of Section 31-25-103(2), substantially impairs
or arrests the sound growth of the municipality, retards the provision of housing
accommodations, or constitutes an economic or social liability, and is a
menace to the public health, safety, morals, or welfare.
The general methodology used to prepare the Survey involved the following steps: (i)
identification of parcels to be included in the Survey Area; (ii) collection of information
about properties, infrastructure and other improvements in the Survey Area
boundaries; (iii) investigation of conditions through field reconnaissance; (iv) review of
aerial photography; (v) discussions with representatives of various public agencies
and municipal departments; and (iv) recordation of identified and observed
conditions listed in the Act.
Among the 11 qualifying factors listed above, the Survey showed the presence of all
nine (9) blight factors in the Area that is the subject of this Plan.
(b) Predominance of defective or inadequate street layout;
(c) Faulty lot layout in relation to size, cdequacy, 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 nonmarketable;
(h) Existence of conditions that endanger life or property by fire or other causes;
(j) Environmental contamination of buildings or property; and
(k5) 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.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 115
5.0 Plan Relationship to Community Documents
5.1 Consistency with the Comprehensive Plan
Whereas the Plan's purpose is to facilitate investment in the Area consistent
with the community's objectives, development within its boundaries will need
to reflect the vision and objectives expressed in the 2015 Town of Erie
Comprehensive Plan Update. As explained therein, future investment within
Erie's municipal boundaries consistent with the following stated vision, and
supporting guiding principles (presented in Appendix A), will be encouraged
and supported.
"Erie is a community which recognizes the importance of conserving and
enhancing its historic small town character, the roots from which it grew, preserving
the natural environment in which it resides; a caring community which offers its
residents an environment in which to seek a high quality of life; a balanced
community with a diverse range of housing, employment, educational, shopping
and recreational opportunities; and a vital community which provides financial
and social support for quality of life programs. "3
Additional intents found in the Comprehensive Plan that influenced elements
of this Urban Renewal Plan are presented in Appendix A. Note: While most are
posed verbatim, others are reworded or paraphrased for clarification. In all
instances, direct excerpts are notated in italics.
5.2 Correlation with Other Community Plans
Among the Town's many resource documents, those considered most relevant
to the intentions of this Plan based on its geographic location within the Town
and desired outcomes, were reviewed and references therein identified.
Excerpts from all relevant reports are either presented in the Appendices or
body of this Plan.
3 The Vision is based on the premise that the health of the Town and the quality of life of its residents are not
dependent on any one factor. The underlying premise is an understanding that the Town must seek a
balance between environmental, economic and community/social considerations. Each of these
components is interrelated and essential to the continued health and sustainability of the community.
Viewed together, they provide a balanced and flexible overall basis for formulating the Town's
Comprehensive Plan. Source: 2015 Town of Erie Comprehensive Plan Update.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 116
6.0 Authorized Authority Undertakings and Activities
Whereas the Act allows for a wide range of activities to be used in furtherance of the
goals of an urban renewal pan, in the context of this Plan, the Authority intends to
complete public improvements and provide financial assistance together with the
Town, affected property owners, and other parties with an interest in the Area. To this
end, partnerships and similar forms of cooperative arrangements will be an essential
element of the Authority's approach to eliminating and preventing the spread of
blighting conditions within its boundaries. Other powers conferred by the Act and a
component of the Authority's strategy for implementing the Plan are described in the
following paragraphs.
6.1 Prepare and Modify Plans for the Area
The Authority may work with public bodies, and retain consultants and other
advisors to assist with the planning of properties in connection with Urban
Renewal Projects in the Area. In acdition, the Authority may propose, and the
Board of Trustees may make, modifications to the Plan, provided they are
consistent with adopted community plans and any subsequent updates.
However, any such amendments made and otherwise contemplated, must
be compliant with the Act. The Authority may also, in specific cases, allow non -
substantive variations from the provisions of the Plan, if it determines that a
literal enforcement would constitute an unreasonable limitation beyond the
intent and purpose stated therein.
In the context of this Plan, the Authority intends to frequently review and
evaluate its effectiveness at implementing Urban Renewal Projects within its
boundaries. If deemed necessary, the Authority, may consider modifications,
but will do so only in concert with Area property and business owners, and Town
staff operating in support of the Authority.
6.2 Complete Public Improvements and Facilities
The Authority may, or may cooperate with others to, finance, install, construct
and reconstruct public improvements considered Eligible Costs as per the Act,
and necessary to promote the objectives of this Plan. Whereas public
improvements should, whenever possible, stimulate desired private sector
investment, it is the intent of this Plan that the combination of public and private
investment that occurs in the Area will benefit properties within its boundaries,
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 117
as well as those in the community at -large. Improvements identified as
necessary to catalyze development and redevelopment include completion
and expansion of infrastructure and utilities; as well as, vehicular and non -
vehicular roadway enhancements.
As explained in Section 4.0, nine (9) of the 11 qualifying conditions of blight as
defined in Section 31-25-103(2) of the Act, were evident in the Area. As the
Plan's administrator, the Authority will seek to most effectively leverage
available resources in the furtherance of desired private investment, while also
eliminating the spread of blighting conditions described in the Survey and
generally characterized as follows. The Authority may assist in the financing or
construction of such improvements to the extent authorized by the Act and
required to accommodate development and redevelopment for the benefit
of the public. Examples of these improvements include but are not limited to
the following:
(a) Predominance of defective or inadequate street layout - construction of
new roadways and accommodations within existing roadways such as
curbs, gutters, driveways, sidewalks, lighting, bicycle lanes, and others, in
order to ensure safe vehicular and non -vehicular mobility within the Area;
(b) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness
- completion of the infrastructure improvements identified under (a)
above; and assistance with property assemblages where necessary, in an
effort to improve property utilization in the Area;
(c) Unsanitary or unsafe conditions - completion of improvements known to
increase the safety of visitors to, and users of, properties in the Area
including adequate fencing around industrial operations;
(d) Deterioration of site or other improvements - assistance with site
improvements within properties visibility suffering from neglect and a lack
of maintenance;
(e) Unusual topography or inadequate public improvements or utilities -
completion of, or assist with financing capital improvements in the Area,
including those identified in Town -adopted and accepted plans and
reports deemed to limit the economic feasibility of desired projects;
(f) Defective or unusual conditions of title rendering the title nonmarketable
-- mitigation of impacts to property owners and business operations from
easements and mineral extraction;
(g) Existence of conditions that endanger life or property by fire or other
causes - infrastructure intended to protect people and property
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 118
including water facilities to ensure adequate water flow and capacity for
fire protection purposes;
(h) Environmental contamination of buildings or property - make availaole
resources to remove or mitigate contaminates from the ground and
"ready" affected parcels for development; and
(i) 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 - assist with property assemblages,
and development / redevelooment initiatives considered meritorious and
consistent with the vision expressed herein.
In addition to completing improvements, the Authority may also participate in
activities including building and site demolition when those activities are
required by existing Development or Cooperation Agreements, or when they
are required to eliminate unhealthy, unsanitary, and unsafe conditions, or
obsolete uses deemed detrimental to the public welfare.
6.3 Acquire and Dispose of Property
The Authority may sell, lease or otherwise transfer real property or any interest
therein acquired by it as part of an Urban Renewal Project in accordance with
the urban renewal plan. The Act further allows for the acquisition of property or
interest in property by condemnation in a manner provided by the laws of this
state for the exercise of the power of eminent domain by any other public
body. While this Plan encourages properties to be acquired through arms -
length transactions, it authorizes the use of eminent domain by the Authority.
Upon its acquisition, and prior to its disposal, the Authority may temporarily
operate, manage and maintain property if deemed in the best interest of the
Urban Renewal Project and the Plan. It may also set aside, dedicate and
transfer properties to public bodies for public uses in accordance with the plan
with or without compensation.
6.4 Enter Into Agreements
The Authority may enter into Redevelopment and Development Agreements
and contracts with developers, prcperty owners, individuals and other entities
determined to be necessary to carry out the purposes of a plan. Such
Agreements, or other contracts, may contain terms and provisions deemed
necessary or appropriate for the purpose of undertaking contemplated
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 119
activities, and remain in full force and effect, unless all parties to such
Agreements agree otherwise.
In accordance with the Act, the Authority may also enter into one or more
Cooperation Agreements with lawful entities for the purpose of financing,
installing, constructing and / or reconstructing improvements considered
eligible and necessary for implementation of the plan. In addition, it may, but
is not required to, contract with the municipality or other organization for
administrative support of the authority and its staff, including the distribution of
financial resources.
6.5 Adopt Standards
The Authority may work with public bodies, and retain consultants and other
advisors to assist with zoning and rezoning properties in the Urban Renewal
Area. However, while the Act allows for the adoption of standards and other
requirements applicable to projects undertaken in an urban renewal area, in
the context of this Plan, it is the Authority's intention that these activities will be
conducted in cooperation with the Town. Further, as stated throughout
preparation of the Plan and planning process, it is also the intent of the
Authority that all development in the Area meet or exceed applicable rules,
regulations, policies, other requirements, and standards of the Town and any
other governmental entity with jurisdiction.
6.6 Provide Relocation Assistance
While this Plan does not anticipate individuals, families or business concerns will
require relocation due to the acquisition of real property, if such a relocation
becomes necessary, the Authority will adopt a relocation plan in conformance
with the Act.
6.7 Incur and Issue Debt
This Plan authorizes the Authority to borrow money and apply for and accept
advances, loans, grants and contributions from all lending sources, private and
public, for purposes identified in the Plan, as authorized by the Act. The
Authority may also loan or make monetary resources available to undertakings
and activities deemed meritorious and consistent with the Plan. These
resources may be derived through any and all methods authorized by the Act,
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 120
including the issuance of bonds to finance activities and operations of the
Authority as defined in 31-25-109 of the Act.
Such bonds may be special obligations of the authority which, as to principal
and interest and premiums (if any), are payable solely from and secured only
by a pledge of any income, proceeds, revenues or funds of the Authority
derived in connection with its undertakings and activities including grants or
contributions of funds.
6.8 Create Tax Increment Areas
As explained in Section 31-25-107 of the Act, the Urban Renewal Plan may
contain a provision that the incremental property taxes of specifically
designated public bodies levied on taxable property in the Urban Renewal
Area, and / or municipal sales taxes, both in excess of the Base Amount when
collected and deposited in a Special Fund of the Authority; may be used for a
period not to exceed twenty-five (25) years after the effective date of the
Urban Renewal Plan, once approved, for the furtherance of its activities and
undertakings.
6.9 Share Tax Increment
The Authority may enter into agreements with public bodies within the Urban
Renewal Area for any purpose authorized or contemplated by the Act,
including but not limited to an agreement to share Tax Increment derived from
the levy of the public body that is a party to such agreement.
7.0 Project Financing
7.1 Public Investment Objective
A critical component of any urban renewal initiative is participation by both
the public and private sectors since no one entity, either public or private,
typically has sufficient resources to overcome the financial hurdles frequently
encountered in deter'orating areas of communities. To this end, effective
leveraging of funds from multiple sources will be essential to sustain initiatives
to complete public improvements necessary to attract private commercial
and job -generating developments in the Area. Additional support may be
necessary in the form of policy, regulating, and design support from the Town
and other advocacy partners.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 121
7.2 Financial Mechanisms
As explained above in Sections 6.7 and 6.8, the Authority may finance its
undertakings pursuant to the Plan by any method authorized under the Act or
any other applicable law. In addition to incremental tax revenues, possible
o ther financing vehicles include, without limitation, the issuance of notes,
bonds, interim certificates, certificates of indebtedness, or other obligation
lawfully created as defined in the Act. The Authority may also borrow funds,
access federal and state loans or grants, and earn interest income; as well as
e nter into reimbursement or annual appropriation agreements with public or
private entities, or any other lawful source; the principal, interest, costs and fees
o f which are paid for with available funds of the authority.
7.3 Incremental Revenues
It is the intent of the Board of Trustees in approving this Plan that incremental
property tax revenues will be the primary funding source for Eligible Costs and
priority improvements in the Area. The Authority may irrevocably pledge these
funds to pay the principal of, and interest on, any other premiums due in
connection with the bonds, loans or advances to, or indebtedness incurred
(whether funded, refunded, assumed, or otherwise) by the Authority for
financing or refinancing, in whole or in part, all undertakings and activities
authorized by the Act, except:
(a) Any offsets collected by the County Treasurer for return of overpayments or
any funds reserved by the Authority for such purposes in accordance with
Section 31-25-107(9) (a) (III) and (b), C.R.S.; or
(b) Any reasonable (as determined by the Authority) set -asides or reserves of
incremental taxes paid to the Authority for payment of expenses
associated with administering the Plan.
Unless and until the total valuation for assessment of the taxable property in the
Tax Increment Area exceeds the base valuation, all of the taxes levied upon
taxable property therein shall be paid into the funds of the respective public
bodies. Also, when such bonds, loans, advances and indebtedness, including
interest thereon and any premiums due in connection therewith have been
paid, all remaining taxes upon the same taxable property shall be paid to the
respective public bodies.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 122
While this I-25 Urban Renewal Plan contemplates the use of incremental
property tax revenues, the Board of Trustees may allocate municipal sales tax
Increments, if requested to do so, but only after receipt of a financing plan
outlining the proposed amounts and purpose for which the municipal sales tax
increments are to be used. As such, the use of incremental sales tax revenue
is hereby authorized pursuant to Section 31-25-107 (9), C.R.S., which is by this
reference incorporated herein as if set forth in its entirety; however, any such
pledge of sales tax increment by the Authority in a Development or
Redevelopment Agreement shall not be authorized until a separate
Cooperation Agreement between the Authority and Town setting forth -he
allocation of incremental sales taxes between the Town and the Project is
established. The approval of such Cooperation Agreement by the Town and
Authority will not constitute a substantial modification, nor will the addition of a
new activity or undertaking. Finally, approval of such a Cooperation
Agreement will not extend this Plan or the duration of a specific Urban Renewal
Project in the Area which is presently twenty-five (25) years after the effective
date of the Plan's adoption, which authorized and created the Tax Increment
Area, regardless of when such Cooperation Agreement may be approved.
7.3.1 1-25 Tax Increment Area
The 1-25 Tax Increment Area is the only tax increment area within the
Urban Renewal Area as the boundaries of each are one and the same.
In the event the Board of Trustees desires to expand the Tax Increment
Area, and with the exception of the inclusion of the Future Inclusion Area
as provided in Section 7.7, the Urban Renewal Area will also have to be
expanded and the Plan must be amended.
7.4 Other Financing Mechanisms and Structures
This 1-25 Urban Renewal Plan intends to provide for the use of incremental
revenues as one tool to facilitate investment and reinvestment in the Area.
However, whereas the Authority is authorized to finance its implementation by
any method authorized by the Act, it is committed to making a variety of
strategies and mechanisms available, including those that may be used
independently or in various combinations, as may be necessary to further its
objectives. Given the obvious and well -documented obstacles often
associated with development in challenging environments, the Authority
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
23
recognizes that it will be imperative that solutions and resources be put in place
which are comprehensive, flexible and creative.
7.5 Unincorporated Land
The Area includes unincorporated land. Specifically, all parcels located with
Section 15 are unincorporated land. There are no other parcels within the Area
that are unincorporated. In accordance with the Act, inclusion of
u nincorporated land requires the following: (1) Approval by the Weld County
Board of County Commissioners of the inclusion in the Area of the
u nincorporated land; (2) Consent of all fee owners of the unincorporated land;
and (3) Consent of all holders of any mortgage secured by the subject
u nincorporated land. As of the effective date of this Plan, all unincorporated
lands included in the Area as depicted on Figure 1 have satisfied the consent
requirements of the Act. The Future Inclusion Area has obtained approval by
the Weld County Board of County Commissioners, and, as set forth below, will
be added to the Area and the Tax Increment Area automatically upon
o btaining the required consents.
7.6 Agricultural Land
The Area includes Agricultural Land. In accordance with Section 31-25-
107(c) (II) (D) of the Act, each public body that levies an ad valorem property
tax on the Agricultural Land has agreed in writing to the inclusion of the
Agricultural Land within the Area.
7.7 Future Inclusion Area
The area labeled the Future Inclusion Area in Figures 1 and 2, shaded in blue,
are unincorporated parcels intended to become part of the Area and the Tax
Increment Area once consents to the parcel's inclusion in the Plan are
obtained from the owners and mortgagees of such parcels. Any parcel within
the Future Inclusion Area that satisfies the consent requirements provided in
Section 31-25-112.5 of the Act shall automatically be included in the Area and
the Tax Increment Area as of the date the last required consent of such parcel
is obtained. Accordingly, the Future Inclusion Area may be included in the
Area and the Tax Increment Area in whole or in part, in accordance with the
foregoing. The inclusion of any portion or all of the Future Inclusion Area will not
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 124
be deemed a substantial modification of the Plan. The inclusion of all or a
portion of the Future Inclusion Area will not extend this Plan or the duration of
a specific Urban Renewal Project in the Area which is presently twenty-five (25)
years after the effective date of The Plan's adoption, which authorized and
created the Tax Increment Area, regardless of when such Cooperation
Agreement may be approved.
7.8 Compliance with Section 31-25-107(9.5)(a) of the Act
Section 31-25-107(9.5) (a) of the Act requires an attempt to negotiate an
agreement governing the sharing of incremental property tax revenue
allocated to the Special Fund. It is contemplated by this Plan that the Authority
may choose to remit to one or more public bodies levying a tax within the 1-25
Tax Increment Area all of said public body's tax increment that is authorized to
be deposited in the Special Fund pursuant to this Plan. The Authority is hereby
authorized to remit to any public body levying a property tax within the 1-25
Tax Increment Area any incremental property tax revenue received by the
Special Fund without deduction, setoff, or retention beyond a reasonable
processing time. To the extent any incremental property tax revenue is fully
remitted to any public body levying such property tax, without deduction,
setoff or retention beyond a reasonable processing time of such funds, this Plan
will be deemed to satisfy the requirements of Section 31-25-107(9.5) (a) of the
Act as to such public body without the need for a separate agreement.
8.0 Severability
If any portion of this Plan is held to be invalid or unenforceable, such invalidity will not
affect the remaining portions of the Plan. Further, if there is any conflict between the
Act and this Plan, the provisions of the Act shall prevail, and the language in the Plan
will automatically be deemed to conform to the statute.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 126
1-25 Urban Renewal Plan
Town of Erie, Colorado
Appendix A:
Excerpts from the 2015 Town of Erie Comprehensive Plan Update
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 127
2015 Town of Erie Comprehensive Plan Update
GUIDING PRINCIPLES
The following statements describe the community's aspirations and set the direction for the
Comprehensive Plan. They demonstrate the general ideals to oe sought for the Town within
its planning area over the next 20 years, building on the Vision established for the
community. Our Vision includes the following key principles:
Overall Economic Vitality
The Town will promote a healthy, thriving economy that provides opportunities for
quality employment with livable wages for its residents.
Stewardship of the Natural Environment
The Town will identify and conserve its natural, scenic, and environmentally sensitive
areas including important wildlife habitat, waterways, and visually sensitive areas. Erie
will strive to be a clean, sustainable, environmentally -friendly town.
Balanced Land Use Mix
The Town will work to diversify and balance the mix of land uses as the Town grows.
Particular emphasis will be placed on enhancing the local economic base to provide
employment opportunities for residents, seeking to achieve a better balance as a place
to work as well as live. In so doing, the community will seek a balance between the
enhancement of Old Town's vitality and other existing areas of the community and the
identification of opportunities for commercial and employment in outlying areas.
Provide Infrastructure and Public Services Efficiently and Equitably
Erie will coordinate future development and/or provision of capital facility projects and
infrastructure, including water, wastewater, fire protection, emergency management
services, police protection, schools, parks, and other utilities that affect the quality of life
and economic stability of the community.
CHAPTER 4: LAND USE
Goal #1: Balanced Land Use Mix
Plan for a balanced mix of commercial and residential land uses in Erie.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page I 2
Employment (Business/Industrial)
Background and Intent
The future land use plan map identifies two types of employment uses: business and
industrial. Employment uses are intended to provide concentrated areas of high quality
employment facilities for uses such as office headquarters, research and development
facilities, and educational facilities, as well as locations for light manufacturing,
warehousing and distribution, indoor and screened outdoor storage, airport -related
industries, as well as a range of other existing heavy industrial services and operations.
Industrial Policies:
11.1 CHARACTERISTICS
The Industrial designation is intended to provide locations for light and manufacturing,
warehousing and distribution, indoor and screened outdoor storage, airport -related
Industrial and a wide range of other industrial services and operations. Several heavy
industrial uses currently exist within the Town's Planning Area and typically involve more
intensive work processes, manufacturing, and basic resource handling or extraction.
New heavy industrial uses will generally be discouraged. Zoning controls within an
Industrial area are not as extensive as in the Business category and a broader range of
uses is permitted, including those that involve extensive outdoor activities.
I1.2 LOCATION
Because of their potential environmental impacts, Industrial uses should generally be
located away from population centers or must be adequately buffered. Industrial uses
that generate significant noise should be located away from residential areas and mist
be in compliance with the Town's Noise Ordinance. Traffic generated by Industrial uses
should not pass through residential areas. Sites should have access to one or more
major arterials or highways capable of handling heavy truck traffic.
I1.3 SCREENING
Storage, loading and work operations should be screened from view along all industrial
area boundaries (when adjacent to non -industrial uses) and along all public streets.
11.4 AIRPORT COMPATIBLE LAND USES
The suitability of Industrial uses within the environs of the Erie Municipal Airport shall be
determined according to the Land Use Compatibility Guidelines contained in DRCOG's
Airport Compatible Land Use Design Handbook.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 129
CHAPTER 6: NATURAL RESOURCES AND ENVIRONMENT
Goal #1: Protect Sensitive Areas
Preserve environmentally sensitive areas from development.
Policies:
N RE 1.3 —DISCOURAGE DEVELOPMENT IN SENSITIVE OR HAZARD AREAS
The Town will discourage developments where a significant risk to life and property exist,
as in areas of floodplain, geologic hazard, unstable soils, undermined areas, and steep
slopes in accordance with the recommendations of the Colorado Geologic Survey,
FEMA, and the Office of Mined Lands.
Goal #3: Environmentally Sensitive Design
Promote environmentally sensitive design that minimizes the use of and impacts to
renewable and non-renewable resources
Policies:
N RE 3.3 —SETBACKS AND DESIGN OF OIL AND GAS WELLS
The Town will continue to ensure that new development is setback from oil and gas wells
for safety reasons and will seek ways to make these buffered areas as attractive and
useful as possible. The design (i.e., color, profile, and screening) of oil and gas wells will
be subject to standards set forth by the Town.
N RE 3.4- MITIGATE RESOURCE EXTRACTION IMPACTS
The Town will continue to ensure that mineral resource extraction is adequately
mitigated to reduce impacts on surrounding development and that reclaimed areas
are designed to provide opportunities for recreation and wildlife habitat.
N RE 3.5 -UNDERMINED AREAS
Development should not be permitted over undermined areas unless risks can be
mitigated. Portions of the site deemed to be undevelopable due to the effects of
undermining should be integrated as part of an overall open space network.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 30
CHAPTER 9: PUBLIC FACILITIES AND SERVICES
Goal #2: Funding for Infrastructure and Services
Equitably distribute the cost for urban services over the areas that enjoy the benefit of such
services and among those entities responsible for extending such services.
Policies:
PFS 2.1 REQUIRE NEW DEVELOPMENT TO PAY FOR INFRASTRUCTURE AND SERVICES
OUTSIDE OF TOWN BOUNDARY
The Town will not expand services and infrastructure to areas outside of the Town
Boundary unless new development pays for the full cost (capital and operational) of
expanding infrastructure and providing services.
CHAPTER 10: REGIONAL COORDINATION
Goal #1: Regional Cooperation
Foster coordination and cooperation be
governmental agencies in the region.
Policies:
een the Town and other cities, counties, and
RC 1.1 REGIONAL COORDINATION
The Town will coordinate its land use goals and policies with those set forth by other
governmental agencies within the region and identify areas requiring ongoing
collaboration and cooperation, including the DRCOG Metro Vision 2035 Plan and the
potential commuter rail line along I-25.
RC 1.2 INTERGOVERNMENTAL AGREEMENTS
The Town will work to maintain Intergovernmental Agreements already in place and
continue to pursue new Intergovernmental Agreements with neighboring jurisdictions to
address issues such as the location of future growth and development, the provision of
public facilities and services, the conservation of natural resources, revenue sharing, and
to discourage sprawling rural residential development outside of defined growth areas.
RC 1.3 COORDINATION OF SERVICES
The Town will coordinate with internal service departments as well as with other
governmental organizations that provide services to residents, such as the school
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 131
districts, to ensure that existing and new neighborhoods have adequate services and
school sites, and that existing public facilities are properly maintained to serve the needs
of current and future residents.
CHAPTER 13: COMMUNITY CHARACTER AND DESIGN
Goal #1: Maintain and Enhance Erie's Character
Guide the appearance, scale, and location of development to enhance and maintain
Erie's unique character.
CCD 1.8 —SETBACKS AND DESIGN OF OIL AND GAS FACILITIES
The Town will continue to ensure that new development is setback from oil and gas wells
for safety reasons and will seek ways to make these buffered areas as attractive and
useful as possible. The design (i.e., color, profile, and screening) of oil and gas wells will
be subject to standards set forth by the Town. The use of low profile tanks as new wells
are established will be encouraged.
CCD 1.9 UTILITY TRANSMISSION AND DISTRIBUTION SYSTEMS
The Town will ensure that electric, natural gas, petroleum, and other generation,
distribution, pipeline and storage facilities are located in a manner that is safe,
environmentally sensitive and minimizes aesthetic impacts. Lines will be required to be
placed underground to the maximum extent feasible.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page X32
1-25 Urban Renewal Plan
Town of Erie, Colorado
Appendix B:
Excerpts from the Erie Parkway Corridor Study/ 2017
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
I 33
Erie Parkway Corridor Study, 2017
Executive Summary
Erie Parkway is one of three continuous east -west arterial connections within the Town of
Erie. Situated approximately midway between State Highway 7 (SH 7) on the south and SH
52 on the north, Erie Parkway bisects the Town and provides regional connectivity to
Boulder and Interstate 25 (I-25). Central to the Town, Erie Parkway serves as the community's
spine and as the gateway to the Town from US Highway 287 (US 287) on the west and 1-25
on the east.
In recent years, Erie Parkway has experienced continuing pressure for growth, and its role in
the region has transitioned from a rural road to the major arterial corridor that it is today. Not
only is Erie Parkway the primary route for accessing the Town of Erie from I-25 on the east
and from Boulder on the west, but it also serves east -west travel needs regionally. Today,
there is much variability along the corridor the adjacent land uses include suburban and
rural residential, commercial, retail, and a high school. Similarly, the cross section varies from
a two-lane rural road on the west end to sections of four lanes with landscaped medians,
sidewalks, and bike lanes.
The Town of Erie initiated this Corridor Study to create a vision that will serve as a blueprint
for future multimodal transportation and urban design improvements along the corridor. The
study area extends between US 287 and 1-25 (approximately 6.67 miles).
Project Purpose and Corridor Needs
The purpose of the project is to identify, and eventually implement, multimodal
transportation improvements to enhance mobility and safety along Erie Parkway, as well as
define streetscape design elements that will support local economic vitality, retain the
small-town character, and enhance the identity of Erie.
Transportation improvements are needed to address:
Mobility - Local and regional travel demand and traffic congestion along the corridor
are expected to increase due to residential and employment growth along Erie
Parkway and the surrounding areas.
Safety - There is a higher than expected number and seventy of crashes at the
intersection of US 287 and Isabelle Road (west end of the Erie Parkway Corridor).
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 34
Bicycle and Pedestrian Activity - Today's bicycle and pedestrian infrastructure along
and across Erie Parkway does not provide sufficient connectivity, comfort, and safety to
support walking and biking in the community.
Transit Accessibility - Transit service along Erie Parkway is limited and lacks transit -
supportive infrastructure, amenities, and connections to destinations along the corridor
to support future service.
Economic Vitality - Transportation infrastructure is needed to support economic
development along Erie Parkway and to provide connectivity to downtown commercial
and civic activities.
Character and Identity - Erie Parkway is a major spine through the Town of Erie. The
current corridor design is inconsistent and lacks elements to support the desired small-
town character and unique identity of Erie.
Preferred Alternative
The Preferred Alternative for Erie Parkway includes a series of multimodal transportation and
urban design improvements to address the project purpose and the corridor needs. The
Preferred Alternative includes widening Erie Parkway to four lanes along most of the
corridor. On the west end of the corridor, Erie Parkway (referred to as
Isabelle Road west of the Town boundary) will transition to two lanes through the US 287
intersection. On the eastern half -mile of the corridor, a wider cross section (six lanes) is
needed to accommodate the future traffic associated with the anticipated
commercial/business development proximate to 1-25. Over Coal Creek, Erie Parkway will be
realigned with a 40 mile per hour (MPH) design speed, including a new bridge that will
accommodate the four -lane section.
The Erie Parkway cross section includes the same flow- ine to flow -line width (76 feet) as the
Town's current Principal Arterial street standard. However, the Erie Parkway Preferred
Alternative includes a slight reconfiguration of the pavement with narrower travel lanes (11
feet) to accommodate wider bike lanes (5 feet plus the 2 -foot gutter pan). The wider bike
lanes will provide more separation between bicyclists and vehicles and will allow bicyclists
to be centered in the lane away from the seam between the asphalt street and concrete
gutter. The cross section maintains an 18 -foot landscaped median along the length of the
corridor and includes a wide (10 -foot) detached shared use path on both sides of the street
to accommodate pedestrians and those bicyclists who may not feel comfortable riding in
the bike lanes adjacent to traffic. The Preferred Alternative cross section includes a build -to
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
35
line for the Erie Commons and Commercial Districts and the possibility of additional uses
within the 30 -foot easement.
The Preferred Alternative for Erie Parkway incorporates traditional signalized intersections
typically at half -mile spacing, with un-signalized full movement intersections typically at
quarter -mile spacing. The existing roundabout at 119th Street would be replaced with a
signalized intersection to accommodate the four through lanes and the level of traffic
volumes anticipated by 2040.
Three future trail underpasses are identified in the Preferred Alternative. The first underpass is
for the Coal Creek Trail - the new bridge over Coal Creek will allow the trail to pass
underneath, as it does today. The next future trail underpass location is roughly one-third
mile west of CR 7 - this underpass would connect the planned trail system north and south
of Erie Parkway. Finally, a potential future underpass is identified for a location
approximately midway between CR 7 and 1-25 - the intent of this crossing is to provide a
direct connection for pedestrians between the future commercial land uses north and
south of Erie Parkway.
Table ES -1. Preferred Alternative Projects
ID
Project
Location
Description
Planning
Level
(2017$)
Cost
Primary
Responsibility
Priority
14
CR7
CR7-1/2
to
New
Reconstruction
Parkway
of
Erie
$14,100,000
Developers
Long-
Term
15
1
New
-25
SB
CR7-1/2
Ramps
to
Reconstruction
Parkway
of
Erie
$11,500,000
Developers
Long -
Term
16
1-25
Intersections
Terminal
Ramp
Signalization
$650,000
CDOT,
Developers
Dacono,
Erie,
Short
Term
-
17
1-25
Interchange
Area
Landscaping
$1,300,000
Developers
Dacono,
Erie,
Term
Mid
-
Corridor Context
Erie Parkway is one of three continuous east -west arterial connections within the Town of
Erie. Situated approximately midway between State Highway 7 (SH 7) on the south and SH
Completed and Originally Submitted in November 20:8, and Resubmitted in June 2019
Page 36
52 on the north, Erie Parkway bisects the Town and provides regional connectivity to
Boulder and Interstate 25 (1-25). Central to the Town, Erie Parkway serves as the community's
spine and as the gateway to the Town from US Highway 287 (US 287) on the west and 1-25
on the east.
In recent years, Erie Parkway has experienced continuing pressure for growth, and its role in
the region has transitioned from a rural road to the major arterial corridor that it is today. Not
only is Erie Parkway the primary route for accessing the Town of Erie from 1-25 on the east
and from Boulder on the west, but it also serves east -west travel needs regionally. Today,
there is much variability along the corridor the adjacent land uses include suburban and
rural residential, commercial, retail, and a high school. Similarly, the cross section varies from
a two-lane rural road on the west end to sections of four lanes with landscaped medians,
sidewalks, and bike lanes.
Physical Characteristics and Access
The current configurations range from the basic two travel -lanes plus narrow shoulders
through rural areas to four travel lanes with raised center medians, auxiliary turn -lanes, bike
lanes, and detached sidewalks through developed areas.
3. Land Use and Economic Market Assessment
Current and Future Land Uses
Between CR 5 and 1-25, the existing land uses transition back to primarily rural residential and
agricultural uses, with some oil and gas sites. The Colorado State Land Board owns much of
the adjacent property on the north side between the high school and CR 7. The NOAA
radio tower is situated on the state lands. Some industrial activity occurs in the southeast
quadrant of Erie Parkway and CR 7. Vacant lands proximate to the 1-25 interchange are
slated for commercial/retail development in the future.
Character Districts
The character along Erie Parkway varies. Character districts are defined on Figure 11 to help
inform decisions about design solutions that complement the surrounding land uses today
and in the future. The west end of the corridor is .n an agricultural landscape, and the east
end is envisioned as a highly commercial area greatly influenced by 1-25. Between these
ends are districts that consist of low -density residential, and urban mixed use commercial
with higher density residential. The journey from one end of the corridor to the other is
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page I37
interrupted by the crossing of Coal Creek, a wonderful riparian corridor. The intersection at
Briggs Street marks the south end of historic downtown. The primary gateways to the Town
of Erie are at the ends of the corridor. At these locations, substantial architectural or sign
features may be considered on the corners and possibly in the median to acknowledge the
edge of Town limits.
Sub -gateways at the edges of the character districts occur along the corridor and at the
intersections that lead to historic downtown.
Implementation Plan
Project #14 - This project includes full reconstruction of Erie Parkway from CR 7 to
approximately one -half -mile east of CR 7 (including the CR 7 intersection). This section will
include widening to match the Preferred Alternative cross section. The project includes
construction of a trail underpass to connect the planned trail system north and south of Erie
Parkway.
Project #15 - This project includes full reconstruction of Erie Parkway from approximately
one -half -mile east of CR 7 to the southbound I-25 ramps. This section is expected to require
three travel lanes in each direction to accommodate the future travel demands. The
project includes construction of a bicycle and pedestrian underpass to connect the future
land uses north and south of Erie Parkway.
Project #16 - The Town of Erie has recently requested that CDOT conduct a signal warrant
analysis for the I-25/Erie Parkway ramp terminal intersections. When MUTCD signal warrants
are met, these intersections should be signalized to improve traffic flow in the interchange
area.
Project #17 - The Town of Erie extended landscape irrigation sleeves to the I-25/Erie Parkway
interchange area. This project includes landscaping and adding a Town of Erie monument
sign to create an aesthetically pleasing and welcoming entrance to the Town, as shown
conceptually on Figure 23. The landscaping would enhance the overall appearance and
significance of the existing interchange condition. Currently the existing interchange
landscape consists of native grasses with two levels of concrete block retaining walls on the
east and west sides of Interstate 25. Dark colored angular rocks fill the spaces between the
retaining walls.
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Page 138
1-25 Urban Renewal Plan
Town of Erie, Colorado
Appendix C:
1-25 TIF District Legal Description(s) [To be added]
Completed and Originally Submitted in November 2018, and Resubmitted in June 2019
Interstate 25 (I-25) Urban Renewal Plan
Weld County Impact Report
Erie, Colorado
Completed and Originally Submitted in November 2018 and Resubmitted Without
Change in June 2019
Prepared for:
Town of Erie Urban Renewal Authority (TOEURA)
Town of Erie Board of Trustees
Prepared by:
_•�;agile
Ricker Cunningham
RickerCCunningham
10959 Ashurst Way
Littleton, CO 80130
303.458.5800 Phone
303.458.5420 Fax
www.rickercunningham.com
Page I 1
Interstate 25 (I-25) Urban Renewal Plan
Weld County Impact Report
Erie, Colorado
This report outlines the anticipated impact of the proposed 1-25 Urban Renewal Plan on Weld
County (the County) . It responds to the requirements outlined in C.R.S. 31-25-107 (3.5) (a) :
C.R.S. 31-25-107: APPROVAL OF URBAN RENEWAL PLANS BY LOCAL GOVERNING BODY
(3.5) (a) "At least thirty days prior to the hearing on an urban renewal plan or a substantial
modification to such plan, regardless of when the urban renewal plan was first
approved, the governing body or the authority shall submit such plan or modification to
the board of county commissioners, and, if property taxes collected as a result of the
county levy will be utilized, the governing body or the authority shall also submit an
urban renewal impact report, which shall include, at a minimum, the following
information concerning the impact of such plan:
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."
Completed and Originally Submitted in November 2018 and Resubmitted Without
Change in June 2019
Page I2
Summary of Urban Renewal Plan
Development Program
The proposed development program for the 1-25 Urban Renewal Plan is consistent with current
policy documents and plans for the Town of Erie. "Development" in the context of this analysis
includes both real estate products and oil and gas wells to be constructed in the I-25 Urban
Renewal Area (the "Area") over the next 25 years. Table 1 summarizes total development in the
Area during the 25 -year analysis period.
Table 1
1-25 Urban Renewal Area
Proposed Development Program
New Development:
Mixed Residential (units)
Retail (sq ft)
Employment (sq ft)
Oil and Gas (wells)
1,820
700,000
900,000
49
Source: RickerlCunningham.
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 developed into a mix of
residential uses (both for -sale and rental), retail/service and employment space, and oil and gas
wells. For the purposes of this analysis, it was assumed that this level of development in the Area
will be substantially completed during the 25 -year development and stabilization period.
Table 2 summarizes assumptions used to estimate future property tax revenues associated wit
the proposed oil and gas wells.
Table 2
1-25 Urban Renewal Plan
Property Tax Revenue Assumptions (First Year Production)
Volumes
Well Type (BBL, MCF)
$/ unit
MCF)
(BBL, Production Lease Net
Tax Rate Revenue
Oil 128,000
$52.00
87.50% 82.50%
Natural Gas Liquid 72,000
$32.00
Gas 800,000
$4.50
Taxable Well
Net Revenue $10,362,000 volume X $/unit
X % lease net revenue
(Market
Value) $10,400,000 market value rounded
"BBL" means a barrel of 42 U.S. gallons of oil.
MCF means a thousand cubic feet of natural gas.
Source: Town of Erie and Ricker I Cunningham.
Comp/eted and Originally Submitted in November 2018 and Resubmitted Without
Change in June 2019
Page 13
Assumptions which provided the basis for this analysis are described as follows:
Commodity prices will fluctuate, affecting future market values for oil and gas.
Typical well production decline with transition from "exponential" decline to "hyperbolic"
decline after the first few years.
"Exponential" growth is characterized by an ever-increasing growth rate or rate of decline,
whereas "hyperbolic" growth is characterized by a sudden and complete growth increase
or decline.
Well utilization rates were applied based on this growth pattern.
The life of a well on average is 20 to 30 years.
It is estimated that 49 wells could be developed within the first 5 years of the 25 -year analysis
period.
Summary Impacts to Weld County
It is assumed that 100O of the total County property tax increment over the 25 -year statutory
period will be collected by the Town of Erie Urban Renewal Authority, with 50% of the
incremental revenue allocated to project costs. Table 3 at the end of this report provides a
summary of these property tax revenues.
Property Tax Revenue
Currently, the County share of the property tax base in the Area is approximately $17,800.
During the 25 -year period, the County's share of the property tax base revenue will total
approximately $470,600, or $18,800 annually. In addition, the County's 50% share of property tax
increment revenues will total approximately $32.3 million during this period. After the 25 -year
analysis period, the County's share of property tax revenues will increase to approximately $2.9
million annually. These figures reflect the impacts of inflation, conservatively estimated at
approximately 1% annually.
County Services / Infrastructure
Because the majority of the Area will be located within the Town of Erie's municipal boundaries,
minimal impact on County services is anticipated. Infrastructure impacts associated with the
proposed development program are assumed to be financed by the Town of Erie Urban
Renewal Authority, with incremental revenues and/or some combination of these and general
fund dollars, special district resources (assuming future creation of an additional district layer),
and developer contributions. Impacts to the County's general government services could
increase due to an increase in residential development, but such impacts should be more than
offset by the increase in property tax revenue described above and value increases in
properties located outside of, and adjacent to, the Area.
Completed and Originally Submitted in November 2018 and Resubmitted Without
Change in June 2019
Page 14
Conclusion
In summary, and regarding "the impact of the reinvestment project on county revenues, anc on
the cost and extent of additional county infrastructure and services required to serve
development within the proposed reinvestment area", there do not appear to be any significant
additional county infrastructure requirements needed to serve development in the proposed
reinvestment Area. Specifically, the only portion of the Area that is unincorporated is Section 15,
which is served by Northern Colorado Water for its water utility and Mountain View Fire Rescue
District for its fire services. It is anticipated that the only County service will be police through the
Weld County Sheriff for Section 15. Other than Section 15, the Area will be served by the utility
and fire districts, as well as the Town of Erie. Finally, any additional demands (direct or indirect)
on county services due to a general increase in population within the Area should be more than
offset (as are all other related costs) by increases in county revenue as described herein, as well
as by adjustments in the base property tax assessment roll and increases in property values
located within the Area's influence area.
Table 4 summarizes the 1-25 Urban Renewal Plan's adherence to statutory requirements with
respect to the impact report.
Table 4
1-25 Urban Renewal Plan
Statutory Impact Report References
Statutorily Required Information
Statutory Reference
Plan Information
Description of the Urban Renewal Project
See Table 1
Estimated Duration of Time to Complete the
Urban Renewal Project
(3.5) (a) (I)
25 years
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
(3.5) (a) (II)
See Table 3
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
(3.5) (a) (III)
See Table 3: minimal
impact on county
infrastructure and
services
Method under which Authority will Finance
Additional County Infrastructure and Services
Required to Serve Development in the Urban
Renewal Area
(3.5)
(a)
(IV)
"incremental
and/or
combination
general
special
(assuming
of an
layer),
contributions"
revenues
some
of these and
fund dollars,
district resources
future creation
additional district
and developer
Any Other Estimated Impacts of the Urban
Renewal Project on County Services or
Revenues
(3.5) (a)
(V)
None
Completed and Originally Submitted in November 2018 and Resubmitted Without
Change in June 2019
Page 15
Table 3
1-25 Urban Renewal Area
Weld County Impact Analysis
Development Program (25 years)
New Development:
Mixed Residential (units)
Retail (sq ft)
Employment (sq ft)
Oil and Gas (wells)
1, 820
700,000
900,000
49
Weld County
Property Tax Revenues from Existing Base
Property Tax Increment Generated by URA
Property Tax Increment Retained by URA
Cumulative Total By:
5
10
15
20
25
$89,526
$8,106,310
$4,053,155
$181,217
$22,497,378
$11,248,689
$275,310
$35,156,468
$17,578,234
$371,677
$49,594,522
$24,797,261
$470,570
$64,547,088
$32,273,544
Source: Ricker I Cunningham.
Completed and Originally Submitted in November 2018 and Resubmitted Without Change in June 2019
Page 16
Table 3 (cont'd)
1-25 Urban Renewal Area
Weld County Impact Analysis
Development Program
New Development:
Mixed Residential (units)
Retail (sq ft)
Employment (sq ft)
Oil and Gas (wells)
1,820
700,000
900,000
49
Annual Property Tax Revenue Estimates
Estimated Cumulative Development Demand:
Mixed Residential
Retail
Employment
Oil and Gas (wells)
Estimated Oil and Gas Well Utilization:
Estimated Development Market Value:
Residential (Mixed)
Retail
Employment
Oil and Gas (wells)
Estimated Development Assessed Value:
Residential (Mixed)
Retail
Employment
Oil and Gas (wells)
Estimated Development Property Tax Revenues (113.176 mills):
Residential (Mixed)
Retail
Employment
Oil and Gas (wells)
$300,000
$200
$150
$10, 400 000
7.2%
29%
29%
87.5%
O113176
0.113176
0.113176
0.113176
1
2
3
4
Year
5
6
7
8
9
0
0
0
0
0%
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
25
0
0
0
0%
$7,575,000
$0
$0
$0
$545,400
$0
$0
$0
$0
$0
$0
$0
50
25,000
25,000
15
0%
$15,301,500
$5,100,500
$3,825,375
$0
$1,101,708
$1,479,145
$1,109,359
$0
$61,726
$0
$0
$0
100
50,000
50,000
30
100%
$30,909,030
$10,303,010
$7, 727,258
$321,453,912
$2,225,450
$2,987,873
$2,240,905
$281,272,173
$124,687
$167,404
$125,553
$0
150
75,000
75,000
49
45%
$46,827,180
$15,609,060
$11,706,795
$238,631,312
$3,371,557
$4,526,627
$3,394,971
$208.802,398
$251,867
$338,155
$253,616
$31,833,225
200
100,000
100,000
49
40%
$63,060,603
$21,020,201
$15,765,151
$214,237,889
$4,540,363
$6,095,858
$4,571,894
$187,458,153
$381,579
$512,305
$384,229
$23,631,395
250
150,000
150,000
49
36%
$79,614,011
$31,845,605
$23,884,203
$194,742,241
$5, 732,209
$9,235,225
$6,926,419
$170,399,461
$513,860
$689,904
$517,428
$21,215,741
325
200,000
200,000
49
32%
$104,533,197
$42,885,414
$32,164,061
$174,835,256
$7,526,390
$12,436,770
$9,327,578
$152,980,849
$648,748
$1,045,205
$783,904
$19,285,108
400
250,000
250,000
49
28%
$129,942,805
$54,142,835
$40,607,126
$154,510,658
$9,355,882
$15,701,422
$11,776,067
$135,196,825
$851,806
$1,407,542
$1,055,657
$17,313,742
County Impact:
County Share of Property Tax Base:
County Share of Property Tax Increment:
Total County Share of Property Tax Revenue:
0.015800
0.015800
$17,763
$0
$17.763
$17,763
$0
$17, 763
$17,940
50
$17 940
$17,940
S0
$17.940
$18,120
$0
$18,120
$18,120
$0
$18 120
$18,301
$0
$18 301
$18,301
$0
$18,301
$18,484
$0
$18 484
Source: Ricker I Cunningham.
Completed and Originally Submitted in November 2018 and Resubmitted Without Change in June 2019
Page 17
Table 3 (cont'd)
1-25 Urban Renewal Area
Weld County Impact Analysis
Development Program
New Development:
Mixed Residential (units)
Retail (sq ft)
Employment (sq ft)
Oil and Gas (wells)
1,820
700,000
900,000
49
Annual Property Tax Revenue Estimates
Estimated Cumulative Development Demand:
Mixed Residential
Retail
Employment
Oil and Gas (wells)
Estimated Oil and Gas Well Utilization:
Estimated Development Market Value:
Residential (Mixed)
Retail
Employment
Oil and Gas (wells)
Estimated Development Assessed Value:
Residential (Mixed)
Retail
Employment
Oil and Gas (wells)
Estimated Development Property Tax Revenues
Residential (Mixed)
Retail
Employment
Oil and Gas (wells)
$300,000
$200
$150
$10,400,000
(113.176 mills):
7.2%
29%
29%
87.5%
0.113176
0.113176
0.113176
0.113176
Year
10
11
12
13
14
15
16
17
475
300,000
300,000
49
24%
$155,850,151
$65,621,116
$49,215,837
$133,762,084
$11,221,211
$19,030,124
$14,272,593
$117,041,823
$1,058,860
$1,777,022
$1,332,767
$15,301,019
550
350,000
350,000
49
20%
$182,262,651
$77,323,549
$57,992, 662
$1 12,583,087
$13,122,911
$22,423,829
$16,817,872
$98,510,201
$1,269,970
$2,153,751
$1,615,313
$13,246,311
650
400,000
400,000
49
19%
$217,555,328
$89,253,468
$66,940,101
$108,023,472
$15,663,984
$25,883,506
$19,412,629
$94,520,538
$1,485,197
$2,537,837
$1,903,377
$11,148,978
750
450,000
450,000
49
18%
$253,535,632
$101,414,253
$76,060,690
$103,361,406
$18,254,565
$29,410,133
$22,057,600
$90,441,231
$1,772,785
$2,929,388
$2,197,041
$10,697,445
850
500,000
500,000
49
17%
$290,213,787
$113,809,328
$85,356,996
$98,595,297
$20,895,393
$33,004,705
$24,753,529
$86,270,885
$2,065,976
$3,328,518
$2,496,388
$10,235,766
950
550,000
550,000
49
16%
$327,600,151
$126,442,163
$94,831,623
$93,723,529
$23,587,211
$36,668,227
$27,501,171
$82,008,088
$2,364,854
$3,735,336
$2,801,502
$9,763,783
1,050
600,000
600,000
49
15%
$365,705,221
$139,316,275
$104,487,206
$88,744,467
$26,330,776
$40,401,720
$30,301,290
$77,651,409
$2,669,503
$4,149,959
$3,112,469
$9,281,337
1,150
650,000
650,000
49
14%
$404,539,632
$152,435,224
$114,326,418
$83,656,451
$29,126,854
$44,206,215
$33,154,661
$73,199,394
$2,980,009
$4,572,500
$3,429,375
$8,788,266
County Impact:
County Share of Property Tax Base:
County Share of Property Tax Increment:
Total County Share of Property Tax Revenue:
0.015800
0.015800
$18,484
$0
$18,484
$18,669
$0
$18,669
$18,669
$0
$18,669
$18,856
$18,856
$18,856
$0
$18,856
$19,044
$0
$19,044
$19,044
$0
$19,044
$19,235
$0
$19,235
Source: Ricker I Cunningham.
Completed and Originally Submitted in November 2018 and Resubmitted Without Change in June 2019
Page 18
Table 3 (cont'd)
I-25 Urban Renewal Area
Weld County Impact Analysis
Development Program
New Development:
Mixed Residential (units)
Retail (sq ft)
Employment (sq ft)
Oil and Gas (wells)
1,820
700,000
900,000
49
Annual Property Tax Revenue Estimates
Estimated Cumulative Development Demand:
Mixed Residential
Retail
Employment
Oil and Gas (wells)
Estimated Oil and Gas Well Utilization:
Estimated Development Market Value:
Residential (Mixed)
Retail
Employment
Oil and Gas (wells)
Estimated Development Assessed Value:
Residential (Mixed)
Retail
Employment
Oil and Gas (wells)
Estimated Development Property Tax Revenues (113.176 mills):
Residential (Mixed)
Retail
Employment
Oil and Gas (wells)
$300,000
$200
$150
$10,400,000
7.2%
29%
29%
87.5%
0.113176
0.113176
0.113176
0.113176
Year
18
19
21
25
1,250
700,000
700,000
49
13%
$444,114,162
$165,802,620
$124,351,965
$78,457,800
$31,976,220
$48,082,760
$36,062,070
$68,650,575
$3,296,457
$5,003,077
$3,752,308
$8,284.406
1,350
700.000
750,000
49
12%
$484,439,728
$167,460,647
$134,566,591
$73,146,810
$34,879, 660
$48,563,588
$39,024,311
$64,003,459
$3,618,937
$5,441,809
$4,081,356
$7,769,589
1,450
700,000
800,000
49
11%
$525,527,393
$169,135,253
$144,973,074
$67,721,755
$37,837,972
$49,049,223
$42,042,191
$59,256,536
$3,947,536
$5,496,227
$4,416,611
$7, 243, 648
1,550
700,000
850,000
49
10%
$567,388,369
$170,826,606
$155,574,230
$62,180,884
$40,851,963
$49,539,716
$45,116,527
$54,408,274
$4,282,346
$5,551,189
$4,758,162
$6,706,410
1,650
700,000
900,000
49
9%
$610,034,010
$172,534,872
$166,372,912
$56,522,424
$43,922,449
$50,035,113
$48,248,144
$49,457,121
$4,623,457
$5,606,701
$5,106,102
$6,157, 704
1,750
700,000
900,000
49
8%
$653,475,826
$174,260,220
$168,036,641
$50,744,576
$47,050,259
$50,535,464
$48,730,626
$44,401,504
$4,970,962
$5,662,768
$5,460,526
$5,597,353
1,820
700,000
900,000
49
7%
$686,411,008
$176,002,823
$169,717,007
$44,845,519
$49,421,593
$51,040,819
$49,217,932
$39,239,829
$5,324,954
$5,719,395
$5,515,131
$5,025,179
1,820
700,000
900,000
49
6%
$693,275,118
$177,762,851
$171,414,178
$38,823,407
$49,915,809
$51,551,227
$49,710,111
$33,970,481
$5,593,332
$5,776,589
$5,570,283
$4,441,002
County Impact:
County Share of Property Tax Base:
County Share of Property Tax Increment:
Total County Share of Property Tax Revenue:
0.015800
0.015800
$19,235
$0
$19, 235
$19,427
$0
$19,427
$19,427
$0
$19,427
$19,621
$0
$19,621
$19,621
$0
$19,621
$19,817
$0
$19,817
$19,817
$0
$19,817
$20,016
$0
$20,016
Source: Ricker I Cunningham.
Completed and Originally Submitted in November 2018 and Resubmitted Without Change in June 2019
Chloe Rempel
From:
Sent:
To:
Subject:
Attachments:
Karla Ford
Monday, July 1, 2019 7:38 AM
CTB
FW: I-25 Urban Renewal Plan Public Hearing
2019.06.24 Letter to Weld County re Notice of 1-25 URA Plan Hearing_BPEdit.pdf;
6.24.19 Draft 1-25 Urban Renewal Plan.pdf; 6.24.19 1-25 Urban Renewal Plan Weld
County Impact Report.pdf
Please add to correspondence, per Bruce Barker. Thank you!
Karla Ford
Office Manager, Board of Weld County Commissioners
1150 O Street, P.O. Box 758, Greeley, Colorado 80632
:: 970.336-7204 :: kford@,weldgov.com :: www.weldgov.com ::
My working hours are Monday -Thursday 7:00a.m.-4:00 p.m.
Friday 7:00a.m. - Noon
Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed
and may contain information that is privileged, confidential or otherwise protected from disclosure. If you have received this communication in error, please
immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of
this communication or any attachments by anyone other than the named recipient is strictly prohibited.
From: Amy Teetzel <ateetzel@erieco.gov>
Sent: Friday, June 28, 2019 12:25 PM
To: Mike Freeman <mfreeman@weldgov.com>; Scott James <sjames@weldgov.com>; Barbara Kirkmeyer
<bkirkmeyer@weldgov.com>; Sean Conway <sconway@weldgov.com>; Steve Moreno <smoreno@weldgov.com>
Cc: Malcolm Fleming <mfleming@erieco.gov>; CWhite@BHFS.com; Karla Ford <kford@weldgov.com>
Subject: FW: I-25 Urban Renewal Plan Public Hearing
Caution: This email originated from outside of Weld County Government. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
My apologies — the subject line in the original email had a typo, it should read 1-25 as it does now.
Amy Teetzel I Administrative Operations Manager
Town of Erie I Administration
Phone: 303-926-2715 I Fax: 303-926-2705
www.erieco.gov I Facebook I Twitter I Linkedln
From: Amy Teetzel
Sent: Friday, June 28, 2019 10:58 AM
To: mfreeman@weldgov.com; sjames@weldgov.com; bkirkmeyer@weldgov.com; sconway@weldgov.com;
smoreno@weldgov.com
1
Cc: Malcolm Fleming <mfleming@erieco.gov>; CWhite@BHFS.com; Karla Ford <kford@weldgov.com>
Subject: I-15 Urban Renewal Plan Public Hearing
On behalf of Malcolm Fleming, Erie Town Administrator, I am sending you the attached letter regarding the I-25 Urban
Renewal Plan Public Hearing.
Amy Teetzel I Administrative Operations Manager
Town of Erie l Administration
645 Holbrook Street l P.O. Box 750 l Erie, CO 80516
Phone: 303-926-2715 I Fax: 303-926-2705
www.erieco.gov I Facebook I Twitter I Linkedln
Erie, Colorado - the BEST place to raise a family!
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2
Hello