HomeMy WebLinkAbout20192553.tiffAugust 6, 2019
Petitioner:
VEISS JEFFREY
2465 BELLANCA CT
ERIE, CO 80516-8130
CLERK TO THE BOARD
PHONE (970) 400-4226
FAX (970) 336-7233
WEBSITE: www.weldgov.com
1150 O STREET
P.O. BOX 758
GREELEY CO 80632
Agent (if applicable):
RE: THE BOARD OF EQUALIZATION 2019, WELD COUNTY, COLORADO
NOTICE OF DECISION
Docket 2019-2553 Appeal 2008224300 Hearing 8/5/2019
Dear Petitioner:
On the day indicated above, the Board of County Commissioners of Weld County Colorado convened and
acting as the Board of Equalization, pursuant to C.R.S. §39-8-101 et seq., considered petition for appeal of
the Weld County Assessor's valuation of your property described above, for the year 2019.
Account # Decision
The Assessment and valuation is set as follows:
Actual Value as Actual Value as Set by
Determined by Assessor Board
R5823586 Stipulated - Approved
Stipulated Value
$713,948 $617,750
A denial of a petition, in whole or in part, by the Board of Equalization must be appealed within thirty (30)
days of the date the denial is mailed to you. You must select only one of the following three (3)
options for appeal:
1. Appeal to Board of Assessment Appeals: You have the right to appeal the County Board of
Equalization's decision to the Colorado Board of Assessment Appeals. A hearing before that Board
will be the last time you may present testimony or exhibits or other evidence, or call witnesses in
support of your valuation. If the decision of the Board of Assessment Appeals is further appealed to
the Court of Appeals pursuant to C.R.S. §39-8-108(2), only the record of proceedings from your
hearing before the Board of Assessment Appeals and your legal brief are filed with the appellate
court.
All appeals to the Board of Assessment Appeals filed after August 10, 2019, MUST comply with the
following provisions of C.R.S. §39-8-107(5):
(5)(a)(I) On and after August 10, 2019, in addition to any other requirements under law, any petitioner
appealing either a valuation of rent -producing commercial real property to the Board of Assessment Appeals
pursuant to C.R.S. §39-8-108(1) or a denial of an abatement of taxes pursuant to C.R.S. §39-10-114 shall
provide to the County Board of Equalization or to the Board of County Commissioners of the County in the
case of an abatement, and not to the Board of Assessment Appeals, the following information, if applicable:
(A) Actual annual rental income for two full years including the base year for the relevant property tax year;
(B) Tenant reimbursements for two full years including the base year for the relevant property tax year;
(C) Itemized expenses for two full years including the base year for the relevant property tax year; and
(D) Rent roll data, including the name of any tenants, the address, unit, or suite number of the subject
property, lease start and end dates, option terms, base rent, square footage leased, and vacant space for
two full years including the base year for the relevant property tax year.
(II) The petitioner shall provide the information required by subparagraph (I) of this paragraph (a) within
ninety days after the appeal has been filed with the Board of Assessment Appeals.
(b)(I) The Assessor, the County Board of Equalization, or the Board of County Commissioners of the
County, as applicable, shall, upon request made by the petitioner, provide to a petitioner who has filed an
appeal with the Board of Assessment Appeals not more than ninety days after receipt of the petitioner's
request, the following information:
(A) All of the underlying data used by the county in calculating the value of the subject property that is being
appealed, including the capitalization rate for such property; and
(B) The names of any commercially available and copyrighted publications used in calculating the value of
the subject property.
(II) The party providing the information to the petitioner pursuant to subparagraph (I) of this paragraph (b)
shall redact all confidential information contained therein.
(c) If a petitioner fails to provide the information required by subparagraph (I) of paragraph (a) of this
subsection (5) by the deadline specified in subparagraph (II) of said paragraph (a), the County may move
the Board of Assessment Appeals to compel disclosure and to issue appropriate sanctions for
noncompliance with such order. The motion may be made directly by the County Attorney and shall be
accompanied by a certification that the County Assessor or the County Board of Equalization has in good
faith conferred or attempted to confer with such petitioner in an effort to obtain the information without action
by the Board of Assessment Appeals. If an order compelling disclosure is issued under this paragraph (c)
and the petitioner fails to comply with such order, the Board of Assessment Appeals may make such orders
in regard to the noncompliance as are just and reasonable under the circumstances, including an order
dismissing the action or the entry of a judgment by default against the petitioner. Interest due the taxpayer
shall cease to accrue as of the date the order compelling disclosure is issued, and the accrual of interest
shall resume as of the date the contested information has been provided by the taxpayer.
Appeals to the Board of Assessment Appeals must be made on forms furnished by that Board, and must be
mailed or delivered within thirty (30) days of the date the denial by the Board of Equalization is mailed to
you.
The address and telephone number of the Board of Assessment Appeals are:
Board of Assessment Appeals
1313 Sherman Street, Room 315
Denver, Colorado 80203
Telephone Number: (303) 864-7710
Email: baa@state.co.us
Fees for Appeal to the Board of Assessment Appeals: A taxpayer representing himself is not charged for the
first two (2) appeals to the Board of Assessment Appeals. A taxpayer represented by an attorney or agent
must pay a fee of $101.25 per appeal.
OR
2. Appeal to District Court: You have the right to appeal the decision of the Board of Equalization to the
District Court of the county wherein your property is located: in this case that is Weld County District
Court. A hearing before The District Court will be the last time you may present testimony or exhibits
or other evidence, or call witnesses in support of your valuation. If the decision of the District Court is
further appealed to the Court of Appeals pursuant to C.R.S. §39-8-108(1), the rules of Colorado
appellate review and C.R.S. §24-4-106(9), govern the process.
OR
3. Binding Arbitration: You have the right to submit your case to binding arbitration. If you choose this
option, the arbitrator's decision is final and you have no further right to appeal your current
valuation. C.R.S. §39-8-108.5 governs this process. The arbitration process involves the following:
a. Select an Arbitrator: You must notify the Board of Equalization that you will pursue
arbitration. You and the Board of Equalization will select an arbitrator from the official list of
qualified people. If you cannot agree on an arbitrator, the District Court of the county in which
the property is located (i.e. Weld) will select the arbitrator.
b. Arbitration Hearing Procedure: Arbitration hearings are held within sixty (60) days from the
date the arbitrator is selected, and are set by the arbitrator. Both you and the Board of
Equalization are entitled to participate in the hearing. The hearing is informal. The arbitrator
has the authority to issue subpoenas for witnesses, books, records documents and other
evidence pertaining to the value of the property. The arbitrator also has the authority to
administer oaths, and determine all questions of law and fact presented to him. The
arbitration hearing may be confidential and closed to the public if you and the Board of
Equalization agree. The arbitrator's decision must be delivered personally or by registered
mail within ten (10) days of the arbitration hearing.
c. Fees and Expenses: The arbitrator's fees and expenses are agreed upon by you and the
Board of Equalization. In the case of residential real property, the fess may not exceed
$150.00 per case. For cases other than residential real property, the arbitrator's total fees
and expenses are agreed to by you and Board of Equalization, but are paid by the parties as
ordered by the arbitrator.
If you have questions concerning the above information, please call me at (970) 400-4226.
Very truly yours,
BOARD OF EQUALIZATION
�ti�0.lG'C.
Esther E. Gesick
Clerk to the Board
Weld County Board of Commissioners
and Board of Equalization
cc: Brenda Dones, Weld County Assessor
COUNTY BOARD OF EQUALIZATION
WELD COUNTY
Single County Schedule Number R5823586
STIPULATION (As To Tax Year 2019 Actual Value)
RE PETITION OF :
NAME:
ADDRESS:
Jeffrey Veiss
2465 Bellanca Ct
Erie, CO
80516-8130
Petitioner (s) and the Weld County Assessor hereby enter into this Stipulation
regarding the tax year 2019 valuation of the subject property, and jointly move the
Board of Equalization to enter its order based on this Stipulation.
Petitioner (s) and. Assessor agree and stipulate as follows:
1. The property subject to this Stipulation is described as:
ERI EA2-8 L8 BLK2 ERIE AIR PARK SUB
2. The subject property is classified as Residential property.
3. The County Assessor originally assigned the following actual value to the
subject property for the tax year 2019 :
Total $713,948
4. After further review and negotiation, Petitioner (s) and Weld County Assessor
agree to the following tax year2019 actual value for the subject property:
Total $617,750
5. The valuation, as established above, shall be binding only with respect to tax
year2019
6. Brief narrative as to why the reduction was made:
Structural issues.
7. Both parties agree that:
ZThe hearing scheduled before the Board of Equalization on 7/25/19
at 1:30 be vacated.
nA hearing has not yet been scheduled before the Board of Equalization.
1
�Dlq-Q553
ASO t 03
DATED this 17th day of July , 2019
Teffrey leis
Petitioner(s) or Agent or Attorney
Address:
2465 Bellanca Court
Erie
Telephone: 303-834-7757
Docket Number R5823586
Stip-1.Frm
(Assistant) County Attorney for
Respondent, Weld County Board of
Commissioners
Address:
1150 "O" Street
P.O. Box 758
Greeley, CO 80632
Telephone:(970) 336-7235
County Assessor
Address:
1400 N.17th Avenue
Greeley, CO 80631
Telephone: (970) 400-3650
2
R5823586/Veiss
Final Audit Report
2019-07-18
Created: 2019-07-17
By: Debra Jakino (djakino@co.weld.co.us)
Status: Signed
Transaction ID: CBJCHBCAABAAZc6I8W6SDh7-e_Ecv9IFL6cO95cKkyL2
"R5823586/Veiss" History
ti Document created by Debra Jakino (djakino@co.weld.co.us)
2019-07-17 - 5:09:48 PM GMT- IP address: 204.133.39.9
Document emailed to Debra Jakino (djakino@co.weld.co.us) for approval
2019-07-17 - 5:09:49 PM GMT
Document approved by Debra Jakino (djakino@co.weld.co.us)
Approval Date: 2019-07-17 - 5:10:36 PM GMT - Time Source: server- IP address: 204.133.39.9
T Document emailed to Marta Arndt (marndt@weldgov.com) for approval
2019-07-17 - 5:10:38 PM GMT
Email viewed by Marta Arndt (marndt@weldgov.com)
2019-07-17 - 5:14:56 PM GMT- IP address: 204.133.39.9
o Document approved by Marta Arndt (marndt@weldgov.com)
Approval Date: 2019-07-17 - 5:17:30 PM GMT - Time Source: server- IP address: 204.133.39.9
Document emailed to Jason Marini (jmarini@co.weld.co.us) for signature
2019-07-17 - 5:17:31 PM GMT
Document e -signed by Jason Marini (jmarini@co.weld.co.us)
Signature Date: 2019-07-18 - 3:43:29 PM GMT - Time Source: server- IP address: 204.133.39.9
Document emailed to Jeffrey Veiss (weldco@sirveiss.com) for signature
2019-07-18 - 3:43:31 PM GMT
i Email viewed by Jeffrey Veiss (weldco@sirveiss.com)
2019-07-18 - 6:10:03 PM GMT- IP address: 24.9.13.170
Document e -signed by Jeffrey Veiss (weldco@sirveiss.com)
Signature Date: 2019-07-18 - 6:15:40 PM GMT - Time Source: server- IP address: 24.9.13.170
Adobe Sign
Document emailed to Karin McDougal (weld-cboe@weldgov.com) for signature
2019-07-18 - 6:15:41 PM GMT
Email viewed by Karin McDougal (weld-cboe@weldgov.com)
2019-07-18 - 6:26:04 PM GMT- IP address: 204.133.39.9
p Document e -signed by Karin McDougal (weld-cboe@weldgov.com)
Signature Date: 2019-07-18 - 11:51:06 PM GMT - Time Source: server- IP address: 204.133.39.9
Signed document emailed to Jeffrey Veiss (weldco@sirveiss.com), canaya@weldgov.com, Karin McDougal
(weld-cboe@weldgov.com), Debra Jakino (djakino@co.weld.co.us), and 2 more
2019-07-18 - 11:51:06 PM GMT
Adobe Sign
Thank you for submitting an appeal to the Weld County Board of Equalization. We will review the
information submitted and you will receive a date to appear before the board.
Contact Information:
Contact Name: Jeffrey Veiss
Contact Email: weldco@sirveiss.com
Contact Phone: 303-834-7757
Appeal Submitted: 02:17 PM July 01, 2019
Appeal submitted for:
R5823586 - VEISS JEFFREY
2465 BELLANCA CT, ERIE
Legal: ERI EAR. -8 L8 BLK2 ERIE AIR PARK SUB
Reason: Value Too High - 1. See the attached document containing 8 comparative sales, 6 of which
are between the dates of 1/1/2017 & 6/30/2018. All of the comparative sales are within The Erie
Air Park subdivision. All of the properties listed as well as my own are 2 acre lots. It&apos4s
important to note that all the properties surrounding the Erie Air Park of a completely different
generation and class and should not be used as comparison. 2. I have no municipal sewer service. I
provide and maintain a private septic waste disposal system. 3. Though the streets in my subdivision
are paved, they have been declared, quot;sub-standard"a by the Town of Erie. The Town of
Erie has further stated there is no intent to bring the roads up to standard. See the attached photos. 4.
Specifically, Bellanca Court is slowly disappearing due to encroaching grass and weeds growing
throughthe pavement despite my best efforts of vegetation control at my own cost. See the attached
photos. 5. There are no sidewalks, curbs or street lights on Bellanca Court or anywhere else in my
subdivision. 6. There is no street maintenance whatsover including, but not limited to, snow
plowing. I personally plow all of Bellanca Court at my own cost and using my own equipment. 7.
My subdivision was declared as quot blighted" by the Town of Erie in 2014. Since then,
nothing has been done to remediate this finding. See the attached document. 8. The only access into
the subdivision, Bonanza Drive, is still, slowly sinking due to old mine shafts.
Estimate of Value: $575,000.00
Document(s) Submitted:
Account: All Accounts - R5823586 Veiss 2465 Bellanca Ct Erie Valuation Appeal.xls
Account: All Accounts - 12 2012 Erie Urban Renewal Plan 2013011 13 0625 8 81.pdf
Account: All Accounts - 20190518_152928. jpg
Account: All Accounts - .01 0518_152859.jpg
Account: All Accounts - 20190518_152 35.jpg
Account: All Accounts - 20190518_15221 . jpg
Account: All Accounts - 2 8 2012 Conditions Survey Draft 2013011613065 83 837.pdf
Account: R5823586 - R5823586_INITIAL PROTEST.pdf
You have selected the following Date Preferences:
Thursday, July 25, 2019, from 1:30 p.m. to 4:30 p.m.
Thursday, July 25, 2019, from 9:00 a.m. to 12:00 p.m.
Monday, July 29, 2019, from 3:00 p.m. to 4:30 p.m.
Tuesday, July 30, 2019, from 1:30 p.m. to 4:30 p.m.
Thursday, August 1, 2019, from 1:30 p.m. to 3:30 p.m.
Thursday, August 1, 2019, from 9:00 a.m. to 12:00 p.m.
The Appeal process can take several weeks for us to complete. You will receive a written decision
on your appeal within five (5) working days of your hearing.
We thank you for your submittal.
Weld County Board of Equalization
Thank you for submitting an appeal to the Weld County Assessor's Office. We will review the
information submitted and if we have questions we will contact you at one of the following:
Contact Information:
Contact Name: Jeffrey Veiss
Contact Email: weldco@sirveiss.com
Contact Phone: 303-834-7757
Appeal Submitted: 11:24 AM May 19, 2019
Appeal submitted for:
R5823586 - VEISS JEFFREY
2465 BELLANCA CT, ERIE
Legal: ERI EAR. -8 L8 BLK2 ERIE AIR PARK SUB
Reason: Value Too High - 1. See the attached document containing 8 comparative sales, 6 of which
are between the dates of 1/1/2017 & 6/30/2018. All of the comparative sales are within The Erie
Air Park subdivision. All of the properties listed as well as my own are 2 acre lots. It apos;s
important to note that all the properties surrounding the Erie Air Park of a completely different
generation and class and should not be used as comparison. 2. I have no municipal sewer service. I
provide and maintain a private septic waste disposal system. 3. Though the streets in my subdivision
are paved, they have been declared, quot;sub-standard"a by the Town of Erie. The Town of
Erie has further stated there is no intent to bring the roads up to standard. See the attached photos. 4.
Specifically, Bellanca Court is slowly disappearing due to encroaching grass and weeds growing
throughthe pavement despite my best efforts of vegetation control at my own cost. See the attached
photos. 5. There are no sidewalks, curbs or street lights on Bellanca Court or anywhere else in my
subdivision. 6. There is no street maintenance whatsover including, but not limited to, snow
plowing. I personally plow all of Bellanca Court at my own cost and using my own equipment. 7.
My subdivision was declared as quot blighted" by the Town of Erie in 2014. Since then,
nothing has been done to remediate this finding. See the attached document. 8. The only access into
the subdivision, Bonanza Drive, is still, slowly sinking due to old mine shafts.
Estimate of Value: $575,000.00
Document(s) Submitted:
Account: All Accounts - R5823586 Veiss 2465 Bellanca Ct Erie Valuation Appeal.xls
Account: All Accounts - 12 2012 Erie Urban Renewal Plan 2013011 13 0625 898 l .pdf
Account: All Accounts - 20190518_152928. jpg
Account: All Accounts - .0190518_152859.jpg
Account: All Accounts - 20190518_152 35.jpg
Account: All Accounts - 20190518_15221 . jpg
Account: All Accounts - 2 28 2012 Conditions Survey Draft 2013011613065 83 837.pdf
The Appeal process can take several weeks for us to complete. We will mail a decision on your
appeal by June 30th for real property and by July 10th for business personal property and/or oil and
gas.
We thank you for your submittal.
Weld County Assessor's Office
(970) 400-3650
comps
Appeal of 2019 Real Property Notice of Valuation
Account: R5823586
Address: 2465 Bellanca Ct, Erie, CO 80516
Subdivision: Erie EA2-8 L8 BIk2 Erie Air Park Sub
Specification: 4 beds, 3.5 baths, 2469 sqft
2017 Valuation: $650,000
2019 Valuation: $713,948
Pcoposed.Valuatior $57,000
1. I have no municipal sewer service. I provide and maintain a private septic waste disposal system.
2. Though the streets in my subdivision are paved, they have been declared, "sub -standard" by the Town
of Erie. The Town of Erie has further stated there is no intent to bring the roads up to standard. See the
attached photos.
2a. Specifically, Bellanca Court is slowly disappearing due to encroaching grass and weeds growing
through the pavement despite my best efforts of vegetation control at my own cost. See the attached
photos.
3. There are no sidewalks, curbs or street lights on Bellanca Court or anywhere else in my subdivision.
4. There is no street maintenance whatsover including, but not limited to, snow plowing. I personally plow
all of Bellanca Court at my own cost and using my own equipment.
5. My subdivision was declared as "blighted" by the Town of Erie in 2014. Since then, nothing has been
done to remediate this finding. See the attached document.
nut vt Ulc Ivllvvvll ly pi vpc1 UCJ Cal G VV 1U 1111 I I IC. L.I IG Intl I al JUVUlVlJwl I. LJCIOVU vll WV JQl '.J/IVGJ IJ IVvv
along with the above reasons, I propose that the value of my property is adjusted to $575,000.
All of the properties listed below as well as my own are 2 acre lots. It's important to note that all the
properties surrounding the Erie Air Park of a completely different generation and class and should not be
used as comparison.
2017/2018 Comparative Sales:
Sold Date Sold Price Address Beds Baths Size
2019/03/06 600000 2955 Piper Dr S, Erie, CO 80516 4 beds 3 baths 2,296 sqft
2019/03/01 420000 270 Viking Ct, Erie, CO 80516 6 beds 3 baths 4,700 sqft
2018/06/08 610000 185 Piper Dr, Erie, CO 80516 4 beds 3 baths 2,606 sqft
2018/05/16 695000 250 Cessna Dr, Erie, CO 80516 3 beds 3 baths 4,204 sqft
2018/02/05 380000 190 Cessna Dr, Erie, CO 80516 5 beds 3 baths 3,360 sqft
2017/11/06 540000 150 Cessna Dr, Erie, CO 80516 4 beds 4 baths 3,398 sqft
2017/10/16 530750 155 Commander Dr, Erie, CO 80516 4 beds 2 baths 2,423 sqft
2017/03/27 688000 265 Skylane Dr, Erie, CO 80516 4 beds 3 baths 2,960 sqft
557968.75 Mean Average
573958.33 Mean Average, 2017/2018 only
Page 1
sir
Ricker Cunningham
Town of Erie Area
Conditions Survey
Erie, Colorado
Surveyed and Submitted February 2012
Prepared for:
Town of Erie Urban Renewal Authority (TOEURA)
Erie Board of Trustees
Prepared by:
Ricker Cunningham
8200 South Quebec Street, Suite A3-104
Centennial, CO 80112
303.458.5800 phone
303.458.5420 fax
www.rickercunningham.com
1
Ricker Cunningham
Town of Erie Area
Conditions Survey
Town of Erie, Colorado
1.0 Introduction
The following report, the Town of Erie Area Conditions Survey (the "Survey") was
prepared for the Erie Urban Renewal Authority (TOEURA) and Erie Board of Trustees in
February 2012. The purpose of this work was to analyze conditions within a defined
area (referred to here as "the Survey Area" and the "Area") located within the Town of
Erie and Boulder and Weld Counties, Colorado and determine: first, whether factors
contributing to blight are present; and second, if enough factors are present such that
the Area is eligible as an urban renewal area under the provisions of the Colorado Urban
Renewal Law.
As the first step in the determination of blight and establishment of an urban renewal
area, preparation of a conditions survey is also an important step in advancing
community goals. Whereas the two paramount goals of any urban renewal plan are to
eliminate blight and advance the community's comprehensive planning goals, the
survey and subsequently the plan are the vehicles where investment and reinvestment
challenges (blight) in the area are documented and the strategy to address them,
defined.
Establishment of an urban renewal plan area, after a declaration of blight, will allow the
Town of Erie, through its urban renewal authority, to use designated powers to assist in
the mitigation of blighting conditions in the urban renewal plan area and improvement
of infrastructure within and adjacent to its boundaries.
2.0 Definition of Blight
A determination of blight is a cumulative conclusion based on the presence of several
physical, environmental, and social factors defined by state law. In reality, blight is
often attributable to a multiplicity of conditions, which, in combination, tend to
contribute to the phenomenon of deterioration of an area. For purposes of this Survey,
the definition of a blighted area is based upon the definition articulated in the Colorado
Urban Renewal Law, as follows:
2
e"p"ee.
0a•
Ricker Cunningham
"Blighted area" means an area that, in its present condition and use and, by reason of
the presence of at least four of the following factors, substantially impairs or arrests the
sound growth of the municipality, retards the provision of housing accommodations, or
constitutes an economic or social liability, and is a menace to the public health, safety,
morals, or welfare:
(a) Slum, deteriorated, or deteriorating structures;
(b) Predominance of defective or inadequate street layout;
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
(d) Unsanitary or unsafe conditions;
(e) Deterioration of site or other improvements;
(f) Unusual topography or inadequate public improvements or utilities;
(g) Defective or unusual conditions of title rendering the title non -marketable;
(h) The existence of conditions that endanger life or property by fire or other causes;
(i) Buildings that are unsafe or unhealthy for persons to live or work in because of
building code violations, dilapidations, deterioration, defective design, physical
construction, or faulty or inadequate facilities;
(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;
If there is no objection of such 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 this subsection (2), substantially impairs or
arrests the sound growth of the municipality, retards the provision of housing
accommodations, or constitutes an economic or social liability, and is a menace
to the public health, safety, morals or welfare. For purposes of this paragraph
(1), the fact that an owner of an interest in such property does not object to the
inclusion of such property in the urban renewal area does not mean that the
owner has waived any rights of such owner in connection with laws governing
condemnation.
(I)
Source: Colorado Revised Statute 31-25-103(2).
While the conclusion of whether an area constitutes a legally "blighted area" is a
determination left to municipal legislative bodies, this Survey provides detailed
documentation of the aforementioned physical, environmental and social factors as
3
t
40.
Ricker Cunningham
they exist within the boundaries defined herein. Note: It is not legally necessary for
every factor to be present in an area in order for it to be considered "blighted". In
addition, a given factor need not be present on each and every parcel or building to be
counted, but must be found somewhere in the area as a whole. In other words, the
presence of one or more well -maintained, non -blighted buildings or parcels does not
necessarily preclude a finding of blight for a larger area in which blighting factors are
present elsewhere'. Rather, an area qualifies as blighted when four or more factors are
present (or five factors, in cases where the use of eminent domain is anticipated). As
explained in item (I) above, this threshold may be reduced to the presence of one
blighting factor in cases where no property owners and tenants within the boundaries of
the area object to inclusion in an urban renewal plan area.
With this understanding, the Town of Erie Area Conditions Survey presents an overview
of factors within the Survey Area sufficient to make a determination of blight. Note,
that while this report makes certain recommendations related to the presence of
specific factors, the Erie Board of Trustees will make the final determination as to
whether the Survey Area constitutes a "blighted area" under Colorado Urban Renewal
Law.
3.0 Survey Area Facts
The Survey Area consists of 1,191 parcels of land, as well as adjacent and internal rights -
of -way which collectively consist of approximately 5,471 acres. Generally, the Interstate
25 (I-25) Corridor provides the Survey Area's eastern boundary, State Highway 52 its
northern boundary, State Highway 287 its western boundary, and State Highway 7 its
southern boundary. Given its size and number of parcels, the Survey Area has been
divided into 9 "super blocks" or subareas as illustrated in Figure 1 on the following page.
For this reason, the "Summary of Findings" (Section 5.0) provides conclusions regarding
the analysis and presence of qualifying conditions by subarea, rather than by parcel.
As reflected in Figure 1 on the following page, not all properties within these boundaries
were included, but rather select parcels and concentrations of parcels located adjacent
to several of the Town's major arterials. Properties within the Survey Area are owned by
numerous local, regional and out-of-state interests and all were notified that the Survey
was being conducted.
' While not clearly addressed in Colorado Urban Renewal law, this interpretation has been favored by the
courts.
4
e
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•
Ricker Cunningham
Figure 1: Survey Subarea Map
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
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4
4
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-- Erie Parkway
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Boulder County
E Baseline Road
Survey Area Outside of Municipal Boundaries
Erie Municipal Boundary
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4.0 Study Methodology
Ricker Cunningham personnel conducted field investigations in January and February of
2012 for the purpose of documenting conditions within the categories of blight shown
above. Pertinent Geographic Information Systems (GIS) data from the Boulder and Weld
Counties Assessor's Offices and Town of Erie were also obtained and subsequently
analyzed. Finally, discussions with Town of Erie staff and TOEURA representatives were
conducted and collectively the results of these efforts are discussed herein.
Whereas the 11 factors listed in the Urban Renewal Law (see Section 2.0 of this report)
contain few specific details or quantitative benchmarks to guide the conditions survey
process, Ricker Cunningham has developed a checklist of more specific categories of
blighting conditions within each statutory factor to aid in the identification and
characterization of blight factors. This checklist has been used in nearly 50 urban
renewal conditions surveys for dozens of municipalities across Colorado, and the
Southern and Western United States.
(a) Slum, deteriorated, or deteriorating structures
This factor is said to be present when the physical condition of structures in the
area present specific life -safety concerns. Sub -categories include:
• Roof deterioration or damage
• Wall, fascia board and/or soffit deterioration or damage
• Foundation problems (can also be inferred from subsidence)
• Gutter and / or downspouts absent or deteriorating
• Exterior finish deterioration (i.e. peeling or badly faded paint, crumbling
stucco, cracked masonry, etc.)
• Window and / or door deterioration or damage
• Stairway and / or fire escape deterioration or damage
• Mechanical equipment (problems with or damage to major mechanical
elements of primary structure)
• Loading areas damage or deterioration
• Fence, wall and / or gate damage or deterioration
• Other structural deterioration to significant non -primary structures
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(b) Predominance of defective or inadequate street layout
This factor is said to be present when the layout (or non-existence) of streets or
roads creates problems impacting health, safety, welfare or sound development.
Sub -categories include:
■ Vehicular access (ingress and/or egress options for automobile traffic are
unsafe, missing, or significantly inconvenient for visitor or customers)
■ Internal circulation (non-public, internal roadways or driveways are unsafe,
significantly inconvenient or present safety problems relative to their
interaction with public roads)
■ Driveway definitions and / or curb cuts unsafe or significantly inconvenient
■ Parking layout substandard causing safety or access problems
■ Traffic accident history (disproportionate share of reported vehicular
accidents)
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness
This factor is said to be present when lot size or configuration inhibits or is likely
to inhibit sound development. Sub -categories include:
■ Faulty lot shape or layout (narrow, triangular, split, or other shapes
incompatible with most land uses); an include parcels that are blocked from
direct vehicular access by other parcels
■ Vehicular access unsafe, missing or significantly inconvenient
■ Inadequate lot size (i.e. downtown and/or historical environments that have
been subdivided)
(d) Unsanitary or unsafe conditions
This factor is said to be present when safety hazards and conditions are likely to
have adverse effects on the health or welfare of persons in the area due to
problems with a lack of infrastructure. Sub -categories include:
■ Poorly lit or unlit areas
■ Cracked or uneven sidewalks
■ Hazardous contaminants
■ Poor drainage
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• Flood hazard (within a 100 year flood zone, according to FEMA)
• Grading and / or steep slopes that presents a safety hazard
• Unscreened trash or mechanical equipment or openly accessible dumpsters
(note - this is scored as a safety problem under this statutory factor even if not
a municipal code violation)
• Pedestrian safety conditions which present a clear danger (i.e., sidewalk
problems, lack or crosswalks/crossing lights, fast-moving traffic, etc.)
• High crime incidence (disproportionate share of police calls for service)
• Vagrants, vandalism and / or graffiti suggesting an unsafe urban environments
(e) Deterioration of site or other improvements
This factor is related to factor (a), and said to be present when land and/or
structures have been either damaged or neglected. Sub -categories include:
• Presence of billboards
• Signage deteriorating or damaged
• Neglected or poorly maintained properties, streets, alleys, sidewalks, and
other public improvements
• Trash, debris and / or weeds
• Parking surface, curb and / or gutter deteriorated or an absence thereof
• Lack of landscaping on properties with an expectation of landscaping (due to
zoning or context) or landscaping that has become neglected
(f) Unusual topography or inadequate public improvements or utilities
This factor represents the combination of two formerly separate factors. To that
end, it is said to be present when the topography is incompatible with
development (hilly, sloped, etc.) or properties are lacking complete public
infrastructure. Sub -categories include:
• Slopes or unusual terrain
• Street pavement deterioration or absence
• Curb and gutter deterioration or absence
• Street lighting inadequate, damaged or missing
• Overhead utilities in place
• Lack of sidewalks (or significant damage)
• Water and / or sewer service missing or in need of repair or replacement
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• Storm sewer and drainage infrastructure missing or damaged
(g) Defective or unusual conditions of title rendering the title non -marketable
This factor is said to be present when there are problems with the marketability of
property titles, including unusual restrictions, unclear ownership, etc. Due to the
expense of title searches, this blight factor is typically not examined unless
developers or land owners provide documentation of known problematic title
issues. (No sub -categories).
(h) The existence of conditions that endanger life or property by fire or other causes
This factor is said to be present when site and / or building maintenance or use
issues exist that may threaten site users. This factor also includes potential
threats from fire or other causes. Sub -categories include:
• Fire safety problems based on discussions with fire department personnel or
evidence of recent fire
■ Hazardous contaminants
• High crime incidence (included in other factors)
■ Floodplain or flood hazard (included in other factors)
(I)
Buildings that are unsafe or unhealthy for persons to live or work in because of
building code violations, dilapidations, deterioration, defective design, physical
construction, or faulty or inadequate facilities
This factor is said to be present when primary improvements, specifically those
described in the context of factors (a) and (d) above, as well as property, poses a
danger to the extent that habitation and/or daily use is considered unsafe. Sub-
categories include:
■ Hazardous contaminants
• Fire safety problems
• Buildings and facilities that appear unsafe from exterior observation
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(j) Environmental contamination of buildings or property
This factor is said to be present when there exist threats from chemical or
biological contamination. Unlike category (i) above, this factor can be said to exist
even when such contamination does not pose a direct health hazard, so long as it
causes other problems (i.e. inhibits development). Sub -categories include:
■ Hazardous contaminants
(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
This factor is said to be present when properties or their improvements are
u nderutilized; or, there is a disproportionate amount of public service being
provided. For instance, properties generating frequent calls for police, code
e nforcement or fire service and therefore, requiring more than their share of
municipal services. Sub -categories include:
• High fire call volume
• High crime incidence (reflected in police calls for service)
• Site underutilization (vacant land or buildings)
5.0 Summary of Findings
The presence of blight that "...substantially impairs or arrests the sound growth of the
municipality, retards the provision of housing accommodations, or constitutes an
economic or social liability, and is a menace to the public health, safety, morals, or
welfare..." [Colorado Revised Statute 31-25-103(2)]
It is the conclusion of this Survey that, within the Survey Area described in this report,
there are adverse physical conditions sufficient to meet criteria established in the
Statute as "blighting factors." As described herein, there are 10 of 11 blight factors
present including: (a) slum, deteriorated and 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; (h) existence of conditions that endanger life or
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property by fire or other causes; i) buildings that are unsafe or unhealthy; (j)
environmental contamination; and, k.5) substantial physical underutilization or vacancy
of sites, buildings, or other improvements.
Factors that were either observed or identified included several dilapidated structures
that appeared unsafe and / or unhealthy in and around the Historic Downtown Erie area
(Subarea 5), inadequate provisions for vehicular and pedestrian movement and
inadequate public improvements particularly in the large tracts of land located adjacent
to the 1-25 Corridor and south on County Line Road, environmental contamination, and
the presence of a flood zone which, when taken together along with obvious site
underutilization and building vacancies, could lead the legislative body to a finding that
the Survey Area is blighted. Ten of the 11 possible qualifying blight factors specified by
the law were found to at least some extent in the Survey Area as a whole (all of which
were also found to be present and significant in terms of their potential to "negatively
impact welfare, safety and development potential"), each of which is described in detail
in the discussion that follows.
(a) Slum, deteriorated, or deteriorating structures
No interior inspections were conducted as part of this Survey, but close external
observations indicate that among the structures present within the Area, a
significant number (particularly in the Historic Downtown Erie area (Subarea 5)
suffer from various levels of deterioration and neglect. Both primary and
secondary structures exhibited signs of peeling paint, broken windows, crumbling
foundations, roof damage and overall property neglect. Some mechanical
equipment located outside of select commercial buildings is not enclosed and
shows signs of rust. Within Subarea 6 and the Austin Industrial Park specifically,
as well as along several major arterials, there is evidence of fence damage and
other non-structural deterioration.
The following sub -categories of factor (b) were found in the Survey Area:
■ Roof deterioration and damage (Subarea 5)
■ Wall, fascia board and soffit deterioration and damage (Subareas 5 and 7)
■ Foundation problems (can also be inferred from subsidence) (Subarea 5)
■ Gutter and downspout deterioration (Subarea 5)
■ Exterior finish deterioration (Subarea 5)
■ Window and door deterioration and damage (Subarea 5)
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■ Mechanical equipment damage (Subareas 5 and 9)
■ Loading area damage and deterioration (Subarea 5)
■ Fence, wall, gate damage and deterioration (Subareas 5, 7 and 9)
■ Deteriorating structures (Subareas 5 and 7)
(b) Predominance of defective or inadequate street layout
Predominance of defective or inadequate street layout can be considered present
when existing roads are insufficient to meet the needs of improvements within
the Area, or there is a lack of streets or the streets that are in place are
deteriorating. Within the Survey Area, both conditions exist. Subareas 1 through
4 and 6 through 9 have several vacant (lacking horizontal and vertical
infrastructure) and unimproved (lacking significant vertical structures) parcels
lacking internal roadways and adequate points of access (driveway definition).
Along with a lack of internal streets is a lack of lighting (internal), sidewalks and
parking areas making the properties within these subareas largely inaccessible
and deficient in terms of improvements required by zoning. Within the Historic
Downtown Erie (Subarea 5), Austin Industrial (Subarea 6) and Airpark (Subarea 7)
areas, existing roads and parking areas are frequently a combination of gravel and
pavement and many exhibit deterioration.
The following sub -categories of factor (b) were found in the Survey Area:
■ Vehicular access, both ingress and egress are either lacking or awkward
(Subareas 1-8)
■ Complete streets do not exist making conditions unsafe (Subareas 1 8)
■ Driveway definitions and curb cuts are unsafe and do not exist (Subareas 1 —
9)
■ Parking layout substandard (Subareas 5 — 8)
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness
Because lot constraints associated with access are typically a byproduct of
inadequate streets, the Survey Area suffers from this blight factor for the reasons
explained under (b) above. In addition to poor vehicular access and a lack of
roadway improvements for both vehicular and non -vehicular movement, parcels
within Subareas 1 through 4 and 6 through 9 have limited use in their current
condition due to size (large). Conversely, several lots in the Historic Downtown
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Erie area (Subarea 5) have limited usefulness due to their size (and / or shape)
being either too small (for redevelopment) or irregular.
A data search of well surface locations published by the Colorado Oil and Gas
Commission showed that there are numerous active and drilled, planned and
undrilled oil and gas facilities within the Survey Area. Whereas acquisition of
mineral rights for oil and gas drilling and the easements associated with well
drilling can be expensive and difficult to acquire. For this reason, they are often
an encumbrance to development and identified here as present and an impact to
property usefulness.
The following sub -categories of factor (c) were found in the Survey Area:
■ Faulty lot shape or layout (Subareas 1 - 9)
• Vehicular access unsafe, missing or significantly inconvenient (Subareas 1 - 9)
■ Inadequate lot size (Subareas 1, 2, 4 - 7, 9)
(d) Unsanitary or unsafe conditions
Multiple factors contribute to unsafe conditions in the Survey Area, among them a
lack of complete streets. As explained under (b) above, complete streets provide a
safe environment for both vehicular and non -vehicular traffic. Unsanitary and
unsafe conditions can also result from the presence of environmental concerns,
flood zones, and other physical site constraints, as well as incidents of crime.
According to an Environmental Protection Agency (EPA) report (October 2011),
there are two areas of concern within the Survey Area with regard to
environmental contamination. One is classified as a brownfield property and the
other as possessing hazardous waste. These parcels are located in Subareas 1, 3
and 5.
While properties in the Area are generally flat, a FEMA-issued flood map
(Community Panel 080181 0001 D) was examined for the Survey Area, indicating
that a 100 -year (1 percent annual) flood hazard zone impacts properties within
Subareas 5, 6 and 7. Its location is reflected in the map in Figure 3. Location
within a flood hazard zone represents an endangerment to property and (to a
lesser extent) life from this "other cause."
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Figure 2:
SOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
ACTIVE OR DRILLED AND PLANNED OR UNDRILLED OIL AND GAS WELLS
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Figure 3:
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Date Thursday, February 23. 2012
RICKER E CUNNINGHAM (303) 458-5800 www.rickercunningham.com
8200 South Quebec Street, Suite A3-104 - Centennial, CO 80112-4411
Ricker Cunningham
With regard to incidents of crime, according to the Erie Police Department, the
Historic Downtown Erie (Subarea 5) has generated more than 3,100 calls for
service since January 2008, a figure considered disproportionately high (19% of all
reports) when compared with other sectors of the Town. Specifically, this
represents the second highest number of police reports taken for all subdivisions
within the community. Historic Downtown Erie has the highest number of
incidents on a per capita basis, though, given its density.
The following sub -categories of factor (d) were found in the Survey Area:
■ Poorly lit and unlit areas (Subareas 1 - 9)
■ Cracked and uneven sidewalks (Subareas 5 and 6)
■ Hazardous contaminants (Subareas 1, 3 and 5)
■ Poor drainage (Subareas 5, 7 and 9)
■ Flood hazard (Subareas 5 - 7)
■ Grading and steep slopes (Subareas 4, 7 and 9)
■ Unscreened trash and mechanical equipment, as well as openly accessible
dumpsters (Subareas 5)
■ Pedestrian safety conditions which present a clear danger (Subareas 1- 8)
■ High crime incidence (Subarea 5)
■ Graffiti (Subarea 5)
(e) Deterioration of site or other improvements
Sites in the Survey Area include a mix of maintained and poorly maintained
residential and commercial properties, along with vacant and unimproved tracts.
Many parking surfaces, on- and off -site, are cracked or a combination of gravel
and paving. The age and quality of landscaping and signage varies significantly
within the Area and even within the subareas. Generally, Subareas 5, 6, 7 and 9
exhibited the most instances of site deterioration. Specifically, there is sign
damage in Subareas 5, 7 and 9. There are weeds and a lack of landscaping in
Subarea 5, and Subareas 5 through 7, respectively. Finally, there is parking
surface deterioration in Subareas 5 and 7. Unimproved properties that exhibited
this factor were identified because they lacked specific improvements required by
zoning.
The following sub -categories of factor (e) were found in the Survey Area:
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• Signage deteriorating and damaged (Subareas 5, 7 and 9)
• Neglected and poorly maintained properties, streets, alleys, sidewalks, and
other public improvements (Subarea 5)
• Trash, debris and weeds (Subarea 5)
• Parking surface, curb and gutter deterioration and or an absence (Subareas 5
and 7)
• Lack of landscaping (Subareas 5 - 7)
(f) Unusual topography or inadequate public improvements or utilities
While the Survey Area is generally flat but does include instances of hilly areas in
Subareas 4, 5, 7 and 9. With regard to improvements and utilities, these include
streets, curbs, lighting, sidewalks, bicycle paths and trails, as well as the presence
of overhead utilities and the capacity of water, sewer and storm sewer
infrastructure. The absence of streets, lighting, sidewalks, bicycle paths and trails
are addressed under factors (a), (b), and (c) above and provided in detail on the
following page. Overhead utilities are visible throughout the Historic Downtown
Erie area (Subarea 5), as well as in Subareas 7 and 9. The absence and capacity of
water, sewer and storm sewer infrastructure by subarea is described below.
According to the Town of Erie Public Works Department, there are several
infrastructure deficiencies within the Survey Area. These items are summarized
by infrastructure category and by impacted subarea (in parentheses) as follows:
Roads
• State Highway 52 at Weld County Roads 3, 5 and 7 are stop -controlled intersections
that will need traffic signals (1)
• Weld County Road 12 east of Weld County 7 is a gravel road (1)
• Jasper Road and Jay Road are two lane roads without bike shoulders and require
alignment improvements at curves (5)
• Weld County 10 1/2 is a two lane road without bike shoulders (4)
• Weld County 1 %2 is a gravel road located in the County (4)
• Weld County 10 between Weld County 3 and 1-25 is a gravel road (1, 4)
• Erie Parkway east of Briggs Street crosses Coal Creek at a sharp turn; a new bridge is
required to straighten alignment (5)
• Erie Parkway, east of Briggs Street to 1-25, does not have street lights (1 through 5)
• Erie Parkway at Weld County Roads 3, 5, and 7 are all stop -controlled intersections,
which will require traffic signals in the future (1,4)
■ Arapahoe Road at County Line is a stop -controlled intersection needing traffic signal
(6)
• Arapahoe Road and SH 287 intersection improvements including an additional
through lane and double left turn are needed (9)
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• Arapahoe Road improvements east and west of SH 287 are needed including shoulder
and additional through lanes (9)
• East County Line Road at South Main Street alignment requires improvements (7)
• East County Line Road north of Jay Road is a two lane roadway without bike shoulders
(5)
• Airport Drive north of SH 7 is a stop -controlled intersection that requires a signal (7)
• Airport Drive is a two lane roadway without bike shoulders (7)
• Roadway improvements are needed for Sheridan Boulevard (8)
• Additional access will be needed to SH 287 with a signal between Sheridan Boulevard
and Mountain View Boulevard (8)
• Bonanza Drive is a two lane roadway without a bike shoulder and street lights (7)
• Weld County 3 north of Erie Parkway is a gravel road (4)
• Weld County 5 is a two lane road without bike shoulders (1)
• Weld County 7 two lane without bike shoulders (1, 3)
• 1-25 at Erie Parkway needs signals at ramps in the future (1, 2)
• I-25 at Weld County 10 will need an interchange in the future (1)
• 1-25 at Weld County 12 will need an interchange in the future (1)
• Streets in Airpark Subdivision need sidewalks, drainage improvements, street repairs,
and street lights (7)
• Austin Industrial Park lacks sidewalks and needs drainage improvements (5)
• SH 7 realignment needed to connect to Arapahoe Road (7)
• Arapahoe Road needs wider shoulder to accommodate bike lanes between 119th and
County Line Road (6)
• Vista Point Estates needs a sidewalk (6)
• Briggs Street north of Evans needs the sidewalk extended on the west side (5)
• North and east sides of Vista Parkway in Vista Point need sidewalks (6)
• Vista Parkway west of Coal Creek needs a sidewalk (6)
• Left turn lane needed at the intersection of Bonnell Ave and County Line Road (5)
• County Line Road at Vista Parkway, Bonnell Avenue, Austin Avenue, and Maxwell
Avenue are all stop -controlled intersections, which will require traffic signals in the
future (5, 6)
• County Line Road between Balcom and Cheesman do not have sidewalks on east side
of road, limiting access for children walking to elementary school (5)
• County Line Road at South Main has line of site issues and intersection needs to be
relocated (7)
• County Line Road between Moffatt and Cheesman needs left turn lane for access to
elementary school (5)
• County Line Road at Bonnell needs left turn lane onto Bonnell (5)
• Weld County Road 5 north of Highway 52 needs bridge improvements over the
Sullivan Ditch (1)
• Meller Street is only half -built north of Sunwest to just south of Telleen (5)
Water and Waste Water Infrastructure
• The waterline in Cessna Drive north of Commander Drive should be looped (6)
• No sewer are present south and west of SH 287 and Arapahoe Road (9)
• Upsizing required in existing sanitary sewer downstream of SH 287 and Arapahoe
Road (9)
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• Lift Station needed at SH 7 and Sheridan Blvd (8)
• Waterline extensions required for development north of Erie Parkway and east of
Weld County Road 3 (1, 4)
• Waterline extension required for development south and west of SH 287 and
Arapahoe Road (9)
• Sanitary sewer improvements required for development north of Erie Parkway and
east of Weld County Road 3, except for the southerly end of Section 17, and south of
Erie Parkway east of Weld County Road 7 (1 through 4)
• Sanitary sewer improvements are required for the northeast corner of SH 7 and
Bonanza Drive (7)
Storm Drainage
• Coal Creek south of Erie Commons and north of Briggs Street is in need of
improvement to reduce erosion and stabilize the side slopes (5)
• Channel needed in Vista Ridge (7)
• Storm outfall improvements needed downstream of SH 287 and Arapahoe Road (9)
The following sub -categories of factor (f) were found in the Survey Area:
• Slopes and unusual terrain (Subareas 4, 5, 7 and 9)
• Street pavement absence and deterioration (Subareas 1- 5 and 6 - 9)
• Curb and gutter absence (Subareas 1 - 5, and 7)
■ Street lighting inadequate and missing (Subareas 1 - 5, and 7)
• Overhead utilities (Subareas 5, 6, 7 and 9)
• Lack of sidewalks (where lighting, curbs and gutters are missing) (Subareas 1 -
5, and 7)
• Water and sewer service incomplete (Subareas 1 - 4 and 7 - 9)
• Storm sewer and drainage incomplete and inadequate (Subareas 5, 7 and 9)
(g) Defective or unusual conditions of title rendering the title non -marketable
A title search was not completed for the purpose of this analysis.
(h) The existence of conditions that endanger life or property by fire or other causes
This factor applies to threats to site users from fire, flooding, environmental
contamination and other causes. With regard to fire, according to officials for the
Mountain View Fire Protection District, several commercial properties within the
Survey Area are not sprinklered. While the building code does not require that all
non-residential buildings be sprinklered, the lack of fire protection infrastructure
could be considered a threat to users. Having said this, it is difficult to be precise
about where these properties are located, other than in Historic Downtown Erie
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(Subarea 5) where fire officials were able to cite specific examples. (Note:
Sprinklering requirements are based on classification, size, and presence of
possible hazardous materials.) Unimproved and vacant parcels not serviced by
water or lacking the appropriate flow or pressure could be considered to be a
threat were a fire to occur, however, officials explain that they have the
e quipment (tanker trucks) to address the types of fires that might occur on these
types of properties.
As reported above, there are two areas of concern within the Survey Area. One is
classified as a brownfield property and the other as possessing hazardous waste
and the affected parcels are located in Subareas 1, 3 and 5. Also reported above,
the Historic Downtown Erie area (Subarea 5) generates a disproportionately high
n umber of 911 calls when compared with other sectors of the community.
Specifically, Historic Downtown Erie represents the second highest number of
police reports taken for all subdivisions within the community. Finally, a flood
hazard zone impacts properties within Subareas 5, 6 and 7.
The following sub -categories of factor (h) were found in the Survey Area:
• Fire safety problems based on discussions with fire department personnel or
evidence of recent fire (Subareas 1, 2 and 5 - 7)
• Hazardous contaminants (Subareas 1, 3 and 5)
• High crime incidence (included in other factors) (Subarea 5)
• Floodplain or flood hazard (included in other factors) (Subareas 5 - 7)
(i)
Buildings that are unsafe or unhealthy for persons to live or work in because of
building code violations, dilapidations, deterioration, defective design, physical
construction, or faulty or inadequate facilities
As explained under factor (a) above, there is a significant inventory of residential
and commercial properties in various states of disrepair, many of which have
boarded up and / or broken windows, facade and roof damage, and insufficient
fencing to protect pedestrians from unprotected trash and outdoor storage. In
addition to physical deterioration, many of these buildings are also lacking fire
protection (sprinklers). Finally, two parcels have been identified as areas of
e nvironmental concern by the EPA. These parcels are located in Subareas 1, 3 and
5.
20
41.0- Air
else
Ricker Cunningham
The following sub -categories of factor (i) were found in the Survey Area:
■ Hazardous contaminants
■ Fire safety problems
■ Buildings and facilities that appear unsafe
(j) Environmental contamination of buildings or property
As identified in Factor (d), (h) and (i) above, in October 2011, the EPA reported
two areas of concern within the Survey Area with regard to environmental
contamination. One it classified as a brownfield property and the other as
possessing hazardous waste. Impacted parcels are located in Subareas 1, 3 and 5.
The following sub -category of factor (j) was found in the Survey Area:
■ Hazardous contaminants
(k.5) The existence of health, safety, or welfare factors requiring high levels of
municipal services or substantial physical underutilization or vacancy of sites,
buildings, or other improvements
As explained above, Historic Downtown Erie (Subarea 5) has generated more than
3,100 calls for service since January 2008, or 19% of all reports by subdivisions
within the Town and the highest number on a per capita basis. In addition to high
levels of municipal services, there is substantial physical underutilization and
vacancy of both sites and buildings.
The following sub -categories of factor (k.5) were found in the Survey Area:
■ High crime incidence (reflected in police calls for service)
■ Site underutilization (vacant land and buildings)
Summary of Factors
Table 1 summarizes the findings across all surveyed subareas. As shown, ten factors of
the 11 total possible factors were found, to some extent, within the Survey Area. In this
case, all ten factors (as discussed earlier) were present to a degree that appeared likely
to have a significantly negative impact on safety, welfare and/or sound development.
2.1
ise—
Ricker Cunningham
Figure 2 illustrates the general location the above factors were present within the
Survey Area.
Table 1
Town of Erie Area Conditions Survey
Summary of Findings
Blight
Qualifying
Factor
Present
(a)
X
(b)
X
(c)
X
(d)
X
(e)
X
(f)
X
(g)
(h)
X
(I)
X
(j)
X
(k5)
X
Factors
10
Total
Source: Ricker Cunningham.
22
s ee
- e e
see
Ricker Cunningham
Appendix A: Survey Conditions (Factors) by Location
sae e'e� .
Ricker Cunningham
Factor (a)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (a) PRESENT
Legend
0
Factor 'a' Not Present
Factor 'a' Present
UI
I W1
1 I .
I .-i I ---7a, -.
:71 c Cal
r•
1 . I.
1..
---_..
,
I
I
I
,
I
87
r-1
I.-
0.5
n Erie Pathway
, I
r I I
Iaa i
I
I
I
.__J • 1
Ii
Boulder County !..,I
1
1
1 inch equals 1 miles
E Baseline Road I
2
Miles
i
.)
1 i
:I
I'
Mineral, Road
52
r
t
sot
CC1,
cr-•--.-
�� •
41. 1
Ci
I
=
I -
.----
Weld County
4
Erie Parkway
as 7- j•
'1
I .
I
t
,
I
•
,
TOWN OF ERIE
r8
a Oa
a
r--
----
x_1/1
i
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
I
I
N
I
Date: Monday, February 20, 2012
`-esue
4111* e
Ricker Cunningham
Factor (b)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (b) PRESENT
Legend
0
Le.
Factor 'b' Present
Factor 'b' Not Present
1
i
• r
• ,
I •
• I
II a
--I
. •
I '
I
age. __ ea. ---a•
I
J
•
. _.�_--aa -._ ..�
0.5
I
I
I
I
I
I
a
CF.-- ------- --et,
J� }
CI f
of•
--_�
I
I
r Erie Parkway
Boulder County
1
1 inch equals 1 miles
E Baseline Road
2
Miles
Weld County
ne Park
frs
. I
I
I. TOWN OF ERIE
I
Mineral. Road
:
I
rat
I
I
I
I
I
t gs Survey Area Outside of Municipal Boundary
I
I Ene Municipal Boundary
assaniOne
N
I
I
Q
6
r.4
t� l
♦ -1 e
•
Ricker Cunningham
Factor (c)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (c) PRESENT
Legend
0
Factor 'c' Present
Factor 'c' Not Present
•
'I
„-1 •
r... ..,
I
-- ;
a
GAI
Cs
•
�a
=I
iO' -..J
UI
1
WI
i I
L
I : I 1.
I - -
• • -
1
• I
Erie Parkway
I
•
�" i
•
.
•
•
/s.. —.............r
0.5
Boulder County
1
1 inch equals 1 miles
E Baseline Road
2
■Miles
---
—
-
-J
1
I
52)
Weld County
Erie Parkway
tatil
MjgeraI. Road
TOWN OF ERIE ! i
r----
1
•
-- -- __I I
rI
..1 --i 41 )
• /
I /
• 1
•--•.�--
1 I
• 1
•� i--------
r- I
• I
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
CI
• /
N
r -
Ricker Cunningham
Factor (d)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (d) PRESENT
r -
Legend
L
Factor "d' Present
Factor 'd' Not Present
_e-
52
eig
O'
oc,
.
1 t I • Weld County
.
Cl i l
.
i- ' o,_.�
v1 11
i ! .
w1 .
I
--'monomania Se ----I
--) 1---s., ...
•
• .l
I•
I
•
I
! .---�.._----------- - ---
i I
I
-' r
_., i
L.,..-4.17le!
n Erie Parkway
I
.
.
�.• . ..Y Id 41•••• a .MO.
Erie Parkway
:=
1
•
:'! i TOWN OF ERIE
1
•
Boulder County
0 03 1
1 inch equals 1 miles
E Baseline Road
2
Miles
•
..--
--... -.
Mineral- Road
•
f
0- 8' 1 1
I
•
I
t
----1i
f
I
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
a -r -- alga C-- ea/ ---�
r
I
S
N
•
e-Y�e
e.
it- 41
Ricker Cunningham
Factor (e)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (e) PRESENT
Legend
0
I
Factor 'e' Present
Factor 'e' Not Present
•es ---
1 '—I
.
,s,:�� -- •,�re -=_-= -.` r-;L1I
;�
i I
I —I
`-•aw_-a _ - • •_.-are
a
I
I
I
I
I
1
I
r --sass----•-•
•
1
'
f
O,_..=met
i VI
WI
i '
I
L ---a---- - _1
aaa______MINI sass•— ----
_•
Illipfr .
0.5
Erie Parkway
•
;-i
• _ _
••ad
Boulder County
1
1 inch equals 1 miles
E Baseline Road
2
■ Miles
f
•
Weld County
4
Erie Parkway
••
I
TOWN OF ERIE
8
Mineral Road
• ::
il
• I
• ,/
•
li
sass-• i It"
�;----••—... `_ __
�--sass--
V.+
i
----sass—
VII= ___so—so —••••S_
ea. I•
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
w
Date: Monday, Febru.in, 20, 2012
1.geb- 4110P
Ricker Cunningham
Factor (f)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (f) PRESENT
Legend
■
0
S.--
Factor T Present
Factor 'f Not Present
•
I
• • ,
•
05
cr---••----
WI
•
alraM VIM
' 1 is
Erie Parkway
1
Boulder County
1
1 inch equals 1 miles
- --e. • ease
E Baseline Road
2
Miles
I
I
,5
Weld County
Erie Parkway
•
I
TOWN OF ERIE
Mioeral-Road
1
ese
•
r
r--------1
..I notdr
(71
I
-- rear ----ari-ar---r.a
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
1
•
O
N
O
(N
R
2
n
0
IL
ID
C
0
2
N
O
. eta
Ricker Cunningham
Factor (g)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (g) PRESENT
Legend
0
Factor °g' Present
Factor 'g' Not Present
r- I
f.
•
I..-_----!
L . _ .-.. .,NI_. ._..J
•
.
•
•
/
I..�_. *WWII. . n----..AMS
0.5
Erie Parkway
Boulder County
1
1 inch equals 1 miles
E Baseline Road
2
■ Miles
-
.-- n _ Of IMO.
6
Weld County
4
Erie_Parkway
•
1
TOWN OF ERIE
7
i
I
----
Mingral Road
♦ . '✓ Y 1
I•
;
1
I ;
re
f_ _ I
I� .}
I 1/
4----
tir-----
I
,.I
811
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
l
sar
r-�
- a'
N
Date Monday. February 20, 2012
`�~ e ler
OP 11IP
Ricker Cunningham
Factor (h)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (h) PRESENT
Legend
0
Factor 'h' Present
Factor 'h' Not Present
•
I
0.5
Erie Parkway
,,I
•
1.•
•
-
•
1
-- ea. •-----. ....
—..—_•_-•— weaned,
--
Boulder County
1
1 inch equals 1 miles
E Baseline Road
2
Miles
I
I
i
I
gamma --•
---
4
Erie Parkway
TOWN OF ERIE
1
r
------ ---
Sa
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
Date: Monday, February 20. 2012
- ���_�'�
a
•
Ricker Cunningham
Factor (i)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (i) PRESENT
Legend
0
Factor 'i' Present
Factor 'i' Not Present
i
1
i I
i Mine.ral. Road
a
t ; Weld County
I
ci , I
I 1
WI
1 '
I
-1
lI I
I •
•
I
I-------- --'
I
I
---
•
L__,.....71.1
r , Erie Parkway
0.5
I
Boulder County
1
1 inch equals 1 miles
—..eagle,
E Baseline Road
2
Miles
•
4
Erie Parkway
TOWN OF ERIE
roases ._.e
i
i
I
I
i
•
---- — -I 1
sash )
•------a- - -
.!
841
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
I �1
S
N
Date: Monday. February 20, 2012
'4
41.
Ricker Cunningham
Factor (j)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (j) PRESENT
Legend
0
Factor 'j' Present
Factor )' Not Present
• -. "-'
I '-I
• I
. 1
• +k,,..5%-��� I `l• r -------r �d ,I.
I I.
I
. I I.
, • .
I
I
•
1
I
•4
•
1 I
S
'r'' • r I Erie Parkway s•��s
� r
Lit
:
I t
I 1
l
-7 -
r
,
-s•d -1 is
I
0.5
Boulder County
1
1 inch equals 1 miles
I
16
I I
I I
I l
-I
I
'I
I ,
I
1
I
E Baseline Road I
2
■ Miles
I
1
Weld County
4
Erie Parkway
I
I
TOWN OF ERIE
7
1--- •
-
i i Erie Municipal Boundary
cess
I!r—. saws-------
,
I
/
I
I
�---------M.RMI OM.Mli
t
i
I
I
Survey Area Outside of Municipal Boundary
I
r
I
i
N
Date: Monday, February 20. 2012
Ricker Cunningham
Factor (k5)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
SUBAREAS WITH CONDITION (k5) PRESENT
Legend
Factor 'k5' Present
Factor 'k5' Not Present
WI
C.
,
$
4
L._nos
rI
..
I --I #---;RI -.
.
re
..
sit - r----- - I rn
.41%4 to-
rI '
! 4
. .
Ls.a a ._.---. ea. ..a
i
. I
. ,
•
I I
r
Erie Parkway
- +—.0 4011•14-•••••••••5414140041114444.41114
C
44
finsi••••••••••ei
Le —V
0
1
.r
Boulder County
0 0.5 1
1 rlch` equals 1 miles
E Baseline Road
2
■ Miles
•
weld County
Erie Parkway
l
-,.
TOWN OF ERIE
I
I
I
I
Mineral. Road
i
1
tr. ___....___1
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
I
C
I
I
S
r ,
S
/
N
Date: Monday, February 20, 2012
-le As -
Ricker Cunningham
Totals
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
TOTAL NUMBER OF CONDITIONS PRESENT IN SUBAREAS
Number of Factors
Present in Subareas
0
■
5 or More Factors
4 Factors
Fewer than 4 Factors
I `-I
r....; �.J
----' clay„�t4 -- i
c-,...._________. --�1 E .I
i I
I
I
L.
te.••
W._..r_... .-WY—_- _ .. a
0.5
Erie Parkway
�
i _
- - - - -• - -• - --- W--
Boulder County
1
;rich equals 1 miles
E Baseline Road
a.
I
i
I
2
Miles
,I
I'
,i
- ! _ Mineral. Road
Weld County
Erie Parkway
I
I
I
TOWN OF ERIE
I
Survey Area Outside of Municipal Boundary
Erie Municipal Boundary
I
•
EP
a I
t
N
I
Date: Monday. February 20, 2012
e°
vo
sir
Ricker Cunningham
Factor (a)
37
♦fir
Ricker Cunningham
Factor (b)
38
• ___
��-I
Ricker Cunningham
Factor (c)
1 •l
•
f ,
.,111' .. {
•,
`'
`
1 7
'
•� +•
Y
' .•lam. .. •
s- I
•,
•
_
• _
•
•NV
.' y, • ti'I. ., '�}•• I �'• •
••. n�'% S _ , • '.i\ MW •• _ - n " .. •
•• l• N •,,4
•-• • -f
ta•A ft+., _ - 1 •,7 ._ .a. ). , N- •v4 r. _ ..
4. Ma
• ' 'Cv vN •..•A'... .. ♦, 1C,. •�. '._' Y / 4,' `,Y Y. < *' •• r.. •.
i , •�.' p ','vF .' • iTl ` "P' :.V.' �� s ' } •
;L'1;, )• L td _ t. rb 91 • 91. -,44,0 {(IY. 1/4•' 144 � '♦ '4a - • \..
:., `_ �. ' \\\\`� iC±:4It
I'•'•_•�(�` � �•i il } -� _• sr: '•' -'•*
<
'�. .�
•�wog:.• .1, vet{ w rarea
fr _ •
I�
•
• . • ♦ .
-
v ..� t•al�,s•
-rp•M_''i,�.
! • F J>w''
'
tqlk
.i-r
aleIt
o '-. .� 4- , Net. I _, ••�.
• �L •.r u'
• t�I M J ,
-
siii•
.
1
1.
•
• • -. • - • -
4
2•.. • Y♦-• . lam• 99
• a
_ • -
r - .• • L
•. a - a
_
k1�� 111V •`►r�. •�, -. -e^� - • a - - •••••• S;• r.
—"Naos.
Antis•
•14--
- '\
• r ...p - - �•I w••Y y�yj,neat '
•
••Z‘ b J`44' .41'41. .C aii �• • •-
._ • _- .-•?�Ic' .
39
e
Ricker Cunningham
Factor (d)
T.
I
1 l��yh .
ELECTRIC FENCE
'444k. ar
•
1�jJ
►�_.,Y: Y •� /Y yl: '. n, M i y }
A f
.
, e• `:Ai d �1 : • ,X ,�-s
•.S.
A
•
'.. .a '_ I
'1 ,}
4.
4.4
Y1i
- �y
•
_
I
' N..
n.• f
.. "
"^tA1 is . ♦
,08"4'....;:,...-.
St
•
0.1
f
Vis.hke:;:k. .
It
R . - , :,,-' .
' gilir'' ... r . S e'��♦c-'
ref,1
.
1
litt•
40
Ricker Cunningham
Factor (e)
41
Ricker Cunningham
Factor (f)
42
•
..�a,,.,.. *�s.l.-..l
•
I
I
..
,• .
r -
J
I
I
i d
irirtisg-
skip
110- 441P.
Ricker Cunningham
Factor (h)
TOWN OF ERIF COtORADO
PARCELS IN SURVEY SUBAREAS
100 YEAR FEMA FLOOD ZONES
f
I
-r...� r ---f
I
.._.._ .-_•-_--_••_.._.-
fele
1.4
Erie Parkway
•.I
•
I
,..i 1
II C •.
• c) 1.
i
—.. _.._ ..—..
,•—•
I -N
r11/4:0
1
011PSSSSaa Mane.
Boulder County
E Baseline Road
100 Year Flood Zones
))M, Parcels outside of Erie's Survey Area
t i Erie Municipal Boundary
I
I
I
I
•
I
I
:r_
Weld County
•
_••_I•_:
5-
4
Erie Parkway
i
I
1
I
,
Mlneral.Rod
trail 1111%St
lit ... 3 • e S. S so ..mim .• a ••••
i 2
1
I
%__.. _.__... -.�r -''---
I
_..." r---
TOWN OF ERIE !
".:J
_-- a,. _*0_a
5
8 41011
7
13
•
!
I
I
51
73
Total
1,191 5,471
I
•
I
I
•
at
a
r
N
`S !.:Ir-
♦��_I
•
Ricker Cunningham
Factor (i)
j / .. t -
e .0•1"
ti +-
.
Ii
•
A b .._ • • d. ' :
t ". 'fir
T �•
... ..• -'w
\ yr i. , • • t
•
.
•
. ' .
"` f
-.- •-. �.
.
' . :if
_ �.
'�1
gaas
�'
•
...
r
ir.
.yvro
di.
. i
2.-,
ip,
r.s
;,iT
,,_
: , w �; aft * .r aIrt• .
Gk.-,--
-
- .:<ii
...
•
1 /�.
---_ _--
-'•nom
3 .---.1O:i
•r
..J
- . w
.•
,
•
•
'f �r'Gf - �f •1
�Z�• w ).4 l'1ti•
NI* e
I. ... . -
< <
t.
s�
i'
�•
%
•S.t
• w
•1 I.
1
1it
.1001
11'7i'yob
40
'sr' ' A 44: : ,. *4 ._ .
, K • ea 4440 ._
......„:„...__
S
-h
. •
iPI
-
y•-
1 .• - •. L -r u_ •
•
•
%
../'_tee �' •
te" -
. ..,.
... •
—.S �'-• -,..�'y'•i
-
/ y ,
,t,r:._._illki
r
•
' -
qtr: _. A --
• . • *
- , a
-ft-lejlato
I
.--- •
-..•. s•. a'
• f..I WASP M•t
•
..
. rO„, ."'a''
44
lb-- 411IP
e
Raker Cunningham
Factor (j)
TOWN OF ERIE COLORADO
PARCELS IN SURVEY SUBAREAS
FACILITIES SUBJECT TO ENVIRONMENTAL PROTECTION AGENCY REGULATION
1.S... — -+..,
1 "!
• JJ''
. ••!
1 I Ise QS 00P is s tea Ill Sin 1 tin "1 lc 1............. i
1
L.
•
s•
o
VI
WI
r
,
t
I I
r
I
I ! j Erie Parkway
CROCKETT AND KELLY
•
1
(..
a..-'---. - ..-.
le
.-..-_•- . I. a • . a .a
Boulder County
E Baseline Road
A Major Discharge of Air Pollutants
•
■
essence*
Property
Hazardous Waste
Parcels outside of Erie's Survey Area
Erie Municipal Boundary
Facilites Subject to Environmental Regulation
Environmental Protection Agency. October 2011 , -
,- r
0 05 1
)21(01"
Iies
1 inch equals 1 codes 1.
i,
r
I
ttad -1-arc--z--7--- .= . = 52 .._jr...
I
I
ear.. a •r. a.. w;
4
Erie Parkway
TOWN OF ERIE
f
r
I
I
t
---—•-
m
-s'
A DENVER REGIOILAL_L.4Nb,FILL -- -J
A REPUBLIC i �ERVICES
1
FRONT RAN9F LANDFIL
9
300
636
51
73
Date Moncidy February 20. 2012
ItelPawe
re -S
t- 1.10'
Ricker Cunningham
Factor (k5)
R'
46
leis
Ricker Cunningham
Appendix C: Field Inventory
ID
Town of Erie Conditions Surrey
FIELD INVENTORY
January - February 2012
Parcel Description
a. Slum, Deteriorated or Deteriorating Structures
b. Faulty Street Layout
c. Faulty Lots
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Source: Ricker -Cunningham.
47
� ere
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ea
Ricker Cunningham
Airport Area
Urban Renewal Plan
Town of Erie, Colorado
December 2012
Prepared for:
Town of Erie Urban Renewal Authority
Town of Erie Board of Trustees
Prepared by:
Ricker Cunningham
8200 South Quebec Street, Suite A3-104
Centennial, CO 80112
303.458.5800 phone
303.458.5420 fax
www.rickercunningham.com
Airport Area
Urban Renewal Plan
Town of Erie, Colorado
Table of Contents
Section 1.0. Introduction 3
1 1 Preface
1 2 Blight Findings
1 3 Other Findings
14 Urban Renewal Area Boundaries
1 4 1 Map of Urban Renewal Area
Section 2.0 Definitions
Section 3.0 Purpose of the Plan
3 1 Development and Design Objectives
Section 4 0 Blight Conditions
Section 5.0 Plan's Relationship to Local Objectives and Appropriate Land
Uses
5 1 General Description
5 2 Relationship to 2005 Town of Erie Comprehensive Plan
5 3 Relationship to Other Community Plans
6
8
10
11
Section 6 0 Authorized Urban Renewal Undertakings and Activities 13
6 1 Public Improvements and Facilities
6 2 Other Improvements and Facilities
6 3 Development Opportunities — Catalyst Projects
6 4 Development Standards
6 5 Variations in the Plan
6 6 Urban Renewal Plan Review Process
6 7 Property Acquisition and Land Assemblage
6 8 Relocation Assistance
Airport Area Urban Renewal Plan (12 12)
1
Airport Area
Urban Renewal Plan
Town of Erie, Colorado
Table of Contents (cont'd)
6 9 Demolition, Clearance, Environmental Remediation, and Site Prep
6 10 Property Disposition
6 11 Redevelopment and Rehabilitation Actions
6 12 Redevelopment / Development Agreements
6 13 Cooperation Agreements
6 14 Creation of Tax Increment Areas
Section
7 0 Project Financing
71
72
73
74
Section 8 0
Appendix I
Appendix II
Appendix III
Attachment 1
Attachment 2
Public Investment Objective
Authorization
Tax Increment Financing
7 3 1 Special Fund
7 3 2 Base Amount
7 3 3 Increment Amount
Other Financing Mechanisms and -Structures
Severability
Town of Erie Comprehensive Plan, adopted 2005
Urban Renewal Area Legal Description
Tax Increment Area Legal Description
Erie Conditions Survey
Airport Area Weld County Impact Report
Airport Area Urban Renewal Plan (12 12)
21
25
2
Airport Area
Urban Renewal Plan
Town of Erie, Colorado
1.0 Introduction
1.1 Preface
This Airport Area Urban Renewal Plan (the "Plan") has been prepared by the
Town of Erie Urban Renewal Authority (the "Authority") for the Town of Erie
("Town") It will be carried out by the Authority, pursuant to the provisions of
the Urban Renewal Law of the State of Colorado, Part 1 of Article 25 of Title 31,
Colorado Revised Statutes, 1973, as amended (the "Act") The administration
and implementation of this Plan, including the preparation and execution of any
documents implementing it, shall be performed by the Authority
1 2 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 each urban renewal
area, conditions of blight, as defined by the Act, must be present, and in order
for the Authority to exercise its powers, the Town Board of Trustees must find
that the presence of those conditions of blight, "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 Erie Conditions Survey, prepared by RickerlCunningham, dated February,
2012, which is attached hereto as Attachment 1 (the "Survey"), demonstrates
that the Erie Conditions Survey Area ("Study Area"), as defined in the Survey, is
a blighted area under the Act
Airport Area Urban Renewal Plan (12 12)
3
1.3 Other Findings
The Area is appropriate for one or more urban renewal activities and
undertakings authorized by the Act to be advanced by the Authority.
It is the intent of the Town Board of Trustees in adopting this Plan that the
Authority exercise all powers authorized in the Act which are necessary,
convenient or appropriate to accomplish the objectives stated herein. Further,
it is the intent of this Plan that the Authority exercise all such powers as may
now be possessed or hereafter granted for the elimination of qualifying
conditions in the Area.
The powers conferred by the Act are for public uses and purposes for which
public money may be expended. This Plan is in the public interest and necessity
-- such finding being a matter of legislative determination by the Town Board of
Trustees.
1.4 Urban Renewal Area Boundaries
The proposed Airport Area Urban Renewal Area (the "Area") includes all
properties within the Town limits as delineated in Figure No. 1 and described in
the legal description presented in the Appendix. The boundaries of the Area
include approximately 460 acres of land generally defined to include 144 legal
parcels and adjacent rights -of -way. Geographically, it is generally situated in the
northeast quadrant of East Baseline Road and East County Line Road in southern
Erie, as illustrated in Figure No. 1. In case of conflict, Figure No. 1 shall control.
Airport Area Urban Renewal Plan (12.12)
4
Figure No. 1: Urban Renewal Area
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Erie Municipal Boundary
Airport Area Parcels
N
Date: Thursday, December 20, 2012
Airport Area Urban Renewal Plan (12.12)
5
1.4.1 Map of Urban Renewal Area (Figure No. 1)
The Area map is presented as Figure No 1 on the previous page
2.0 Definitions
Act — means the Urban Renewal Law of the State of Colorado, Part 1 of Article 25 of Title
31, Colorado Revised Statutes, as amended
Area — means the Airport Area Urban Renewal Area as depicted in Figure No 1 and
legally described in Appendix II
Authority — means the Town of Erie Urban Renewal Authority
Town Board of Trustees — means the Town Board of Trustees of the Town of Erie
Comprehensive Plan — the Town of Erie Comprehensive Plan adopted 2005
Cooperation Agreement — means any agreement between the Authority and 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
C.R.S. — means the Colorado Revised Statutes, as amended from time to time
Impact Report — means the Airport Area Weld County Impact Report prepared by
RickerlCunningham, dated December, 2012, attached hereto, as Attachment 2 and
incorporated herein by this reference
Improvement District — means a special district created to make improvements,
typically to public space infrastructure, in a given area
Airport Area Urban Renewal Plan (12 12)
6
Municipal Sales Tax Increment Revenue - means the municipal sales tax increment
revenue allocated to the Authority as defined in Section 7 3 3 of this Plan
Plan — means this Airport Area Urban Renewal Plan
Property Tax Increment Area — means portion of the Area designated as a property tax
increment area, as defined and pursuant to the procedures set forth in Section 7 3 of
this Plan
Property Tax Increment Revenue — means the property tax increment revenue
allocated to the Authority by the Act as defined in Section 7 3 3 of this Plan
Redevelopment / Development Agreement — means one or more agreements between
the Authority and developer(s) 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
Sales Tax Increment Area — means any portion of the Area designated as a sales tax
increment area, as defined and pursuant to the procedures set forth in Section 7 3 of
this Plan
Study Area — means the geographic territory defined for the Survey, the boundaries of
which are larger than the Area boundaries
Survey — means the Erie Conditions Survey, prepared by RickerlCunningham, dated
February, 2012, attached hereto as Attachment 1 and incorporated herein by this
reference.
Tax Increment Area — means a portion of the Area designated as a Property Tax and/or
Sales Tax Increment Area, as defined and pursuant to the procedures set forth in Section
7 3 of this Plan
Urban Renewal Project — means any work or undertaking carried out under the Act
Airport Area Urban Renewal Plan (12 12)
7
3 0 Purpose of the Plan
The purpose of this Plan is to reduce, eliminate and prevent the spread of blight within
the Area and to stimulate growth and investment within the Area boundaries To
accomplish this purpose, the Plan promotes local objectives expressed in adopted
community plans with respect to appropriate land uses, private investment and public
improvements, -provided that the delineation of such objectives shall not be construed
to require that any particular project necessarily promote all such objectives
Specifically, the Plan seeks to advance the vision and priorities of the Comprehensive
Plan
While the principal goal of the urban renewal effort, as required by the Act, is to afford
maximum opportunity, consistent with the sound needs of the Town as a whole and to
develop and rehabilitate the Area by private enterprise, it is not intended to replace the
efforts of area business development or marketing organizations The development of
properties within the Area will be accomplished through the improvement of existing
and construction of new, structures and infrastructure, attraction of new investment
and reinvestment in the Area through the involvement of the Authority and Town with
participation and cooperation by the private sector
3.1 Development and Design Objectives
All development in the Area shall conform to the Zoning Code and any site -
specific zoning regulations or policies which might impact properties, all as in
effect and as may be amended from time to time While the Act authorizes the
Authority to undertake zoning and planning activities to regulate land use,
maximum or minimum densities, and building requirements in the Area, the
Town will regulate land use and building requirements through existing
municipal codes and ordinances
Airport Area Urban Renewal Plan (12 12)
8
General development objectives for the Area include redevelopment of
properties in the Area for the purpose of generating revenue sufficient to fund
public improvements that address conditions of blight and facilitate
development and redevelopment of the Area and adjacent properties in a
manner that will advance the Town's objectives to be a community "which
offers its residents a high quality of life, a balanced community with a diverse
range of housing, employment, educational, shopping and recreational
opportunities, and a vital community " (2005 Town of Erie Comprehensive Plan)
Specific objectives include the following
1 Eliminate and prevent blight by facilitating redevelopment
2 Implement elements of the Comprehensive Plan
3 Support and advance actions identified in existing plans prepared by the
Town of Erie related to development of vacant and under-utilized parcels
that are consistent with the vision of this Plan
4 Provide public infrastructure and make more efficient use of existing land
5 Advance uses that can leverage public investment in planned
improvements
6 Enhance the public realm including streetscape amenities, trail
connections and other pedestrian -friendly improvements
7 Advance the Town's desire for mixed -use development that combines
multiple land uses and product types in the same environment
8 Provide a range of financing mechanisms for improvements
9 Facilitate public -private partnerships
Airport Area Urban Renewal Plan (12 12)
9
4.0 Blight Conditions
Before an urban renewal plan can be adopted by the Town, the Area must be
determined to be a "blighted area" as defined in Section 31-25-103(2) of the Act, which
provides that, in its present condition and use, the presence of at least four (or five in
cases where the use of eminent domain is anticipated), of the following factors (see
below) in the Area, substantially impairs or arrests the sound growth of the municipality,
retards the provision of housing accommodations, or constitutes an economic or social
liability, and is a menace to the public health, safety, morals, or welfare
(a) Slum, deteriorated, or deteriorating structures,
(b) Predominance of defective or inadequate street layout,
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness,
(d) Unsanitary or unsafe conditions,
(e) Deterioration of site or other improvements,
(f) Unusual topography or inadequate public improvements or utilities,
(g) Defective or unusual conditions of title rendering the title nonmarketable,
(h) The existence of conditions that endanger life or property by fire or other
causes,
(I) Buildings that are unsafe or unhealthy for persons to live or work in because of
building code violations, dilapidation, deterioration, defective design, physical
construction, or faulty or inadequate facilities,
(1) 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 for conducting the Survey is to (i) define the Study Area, (ii)
gather information about properties, infrastructure and other improvements within the
Area, (iii) evaluate evidence of blight through field reconnaissance, review of aerial
Airport Area Urban Renewal Plan (12 12)
10
photography, discussions with representatives of various Town departments, and, (iv)
record observed and documented conditions as per the Statute
Among the 11 qualifying factors identified in the Act, the Survey identified the presence
of the following nine blight factors in the Study Area
(a) Slum, deteriorated, or deteriorating structures,
(b) Predominance of defective or inadequate street layout,
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness,
(d) Unsanitary or unsafe conditions,
(e) Deterioration of site or other improvements,
(f) Unusual topography or inadequate public improvements or utilities,
(h) The existence of conditions that endanger life or property by fire or other
causes,
(I) Buildings that are unsafe or unhealthy for persons to live or work in
(k5) 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
5 0 Plan's Relationship to Local Objectives and Appropriate Land Uses
5 1 General Description
Implementation of this Plan supports the objectives and requirements of the
Comprehensive Plan with respect to development and redevelopment As
development occurs in the Area, it shall conform to the Comprehensive Plan
and any subsequent updates, the Town of Erie Unified Building Code and any
rules, regulations, and policies promulgated pursuant thereto, any site -specific
planning documents that might impact properties in the Area including, but not
limited to, Town -approved site, drainage, and public improvement plans, and
Airport Area Urban Renewal Plan (12 12)
11
any applicable Town design standards, all as in -effect and as may be amended
from time to time
Existing conditions present within the Area will be remedied by the proposed
Plan and funded in part by tax increment revenues Improvements will be
phased as the market allows
5 2 Relationship to Erie Comprehensive Plan
A general plan for the Town, known as the 2005 Town of Erie Comprehensive
Plan was adopted in 2005 The Authority, with the cooperation of the Town,
private enterprise and other public bodies, will undertake projects and activities
described in this Plan in order to eliminate the conditions of blight identified
herein while implementing the goals and objectives of the Comprehensive Plan
and any subsequent updates Specific elements of the Comprehensive Plan
which this Plan advances, include the following (taken verbatim)
Chapter F introduction
How to ,Use the Plan
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 Specific policies for the areas defined along Highway 52 and
Leon A Wurl Parkway (WCR 8) are contained in Chapter 13, Community
Character and Design and are also referenced in applicable sections of the Land
Use Policies contained in this chapter While guidance is also provided on other
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gateway corridors, the Areas of Special Consideration are largely undeveloped
today —giving the community the ability to establish a unified character prior to
development occurring in many cases
The policies provide guidance on the following
® Leon A Wurl Parkway (WCR 8) —landscape buffers, pedestrian connections,
view protection, parking design and location, building orientation, fencing,
and signage,
® Highway 52 —Clustering of commercial development in compact activity
centers, broad setbacks for residential development, and fencing,
® County Line Road/Arapahoe Rd —Landscape buffers, pedestrian
connections, view protection, parking design and location, compatibility
with airport flight patterns, building orientation, fencing, signage, and
transitions between urban intensity uses and existing rural residential
neighborhoods and open space areas
Additional excerpts are presented in Appendix I
5 3 Relationship to Other Community Plans
Implementation of this Plan will be consistent with development objectives
expressed in all community adopted and accepted plans
6.0 Authorized Urban Renewal Undertakings and Activities
The Act allows for a wide range of activities to be used in the implementation of an
urban renewal plan In the case of this Plan, it is the Authority's intent to provide
financial assistance and public improvements in cooperation with property owners and
other affected parties in order to accomplish its objectives Public -private partnerships
Airport Area Urban Renewal Plan (12 12)
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and other forms of cooperative development will be key to the Authority's strategy for
preventing the spread of blight and eliminating existing blight conditions
6.1 Public Improvements and Facilities
The Authority may undertake certain actions to make the Area more attractive
for private investment The Authority may, or cooperate with others to,
finance, install, construct, and reconstruct any public improvements
Additionally, the Authority may, or cooperate with others to, demolish and clear
existing improvements for the purpose of promoting the objectives of the Plan
and the Act
'\,Public projects are intended to stimulate (directly and indirectly) private sector
investment in and around the Area It is the intent of this Plan that the
combination of public and private investment that may be necessary to advance
the objectives stated herein will assist in the investment and reinvestment of
the Area and thereby contribute to the overall economic well-being of the
community
As described in Section 4 0 of this Plan, nine qualifying conditions of blight, as
defined in Section 31-25-103(2) of the Act, are evident in the Area This Plan
proposes addressing each of these conditions through potential completion of
the following public improvements and facilities
(a) Slum, deteriorated, or deteriorating structures improvements to
buildings and other structures including fences and retaining walls,
(b) Predominance of defective or inadequate street layout road and
parking area repairs, paving, gateway and driveway construction,
(c) Faulty lot layout in relation to size, adequacy, accessibility, or
usefulness improved access, and, property assemblage (rf necessary),
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(d) Unsanitary or unsafe conditions enhanced lighting on public rights -of -
way, parking lot construction, completion of pedestrian improvements,
any required off -site improvements deemed reasonable and for the
public benefit, and, flood zone mitigation,
(e) Deterioration of site or other improvements signage repairs and
construction, landscaping, and, roadway surface improvements,
(f) Unusual topography or inadequate public improvements or utilities on -
site and off -site infrastructure improvements as approved by the
Authority, sidewalk and complete street construction, and, improved
curbs and gutters,
(h) The existence of conditions that endanger life or property by fire or
other causes compliance with fire codes, and, flood zone mitigation
(see (d) above),
(I) Buildings that are unsafe or unhealthy for persons to live or work in
(see (a) above),
(k5) 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 property development and
redevelopment
6 2 Other Improvements and Facilities
There could be other non-public improvements in the Area that may be
required to accommodate development and redevelopment The Authority
may assist in the financing or construction of these improvements to the extent
authorized by the Act
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6.3 Development Opportunities —Catalyst Projects
A key concept associated with implementation of the Plan is targeted
investment that will serve to catalyze development throughout the Area and
fund public improvements The aggregate impact of potential investment
within the Area is reflected in the Impact Report in Attachment 2
6 4 Development Standards
All development in the Area shall conform to applicable rules, regulations,
policies and other requirements and standards of the Town and any other
governmental entity which has jurisdiction over all or any portion of the Area
In conformance with the Act and the Plan, the Authority may adopt design
standards and other requirements applicable to projects undertaken by the
Authority in the Area Unless otherwise approved by the Town Board of
Trustees, any such standards and requirements adopted by the Authority shall
be consistent with all other Town zoning and development policies and
regulations
6.5 Variations in the Plan
The Authority may propose, and the Town Board of Trustees may make, such
modifications to this Plan as may be necessary provided they are consistent with
the Comprehensive Plan and any subsequent updates, as well as the Act, or
such amendments made in accordance with this Plan and as otherwise
contemplated by this Plan
The Authority may, in specific cases, allow non -substantive variations from the
provisions of this Plan if it determines that a literal enforcement of the provision
would constitute an unreasonable limitation beyond the intent and purpose
stated herein
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6.6 Urban Renewal Plan Review Process
The review process for the Plan is intended to provide a mechanism to allow
those parties responsible for implementing key projects to periodically evaluate
its effectiveness and make adjustments to ensure efficiency in implementing the
recommended activities
The following steps are intended to serve as a guide for future Plan review
(a) The Authority may propose modifications, and the Town Board of
Trustees may make such modifications as may be necessary provided
they are consistent with the Comprehensive Plan and any subsequent
updates, as well as the Act
(b) Modifications may be developed from suggestions by the Authority,
property and business owners, and Town staff operating in support of
the Authority and advancement of this Plan
(c) A series of joint workshops may be held by and between the Authority
and property and business owners to direct and review the
development of Plan modifications
6.7 Property Acquisition and Land Assemblage
The Authority may acquire property by negotiation or any other method
authorized by the Act, except that any proposal to acquire property under the
power of eminent domain must first be approved by the Town Board of
Trustees The Authority may temporarily operate, manage and maintain
property acquired in the Area Such property shall be under the management
and control of the Authority and may be rented or leased pending its disposition
for redevelopment
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6 8 Relocation Assistance
It is not anticipated that acquisition of real property by the Authority will result
in the relocation of any individuals, families, or business concerns However, if
such relocation becomes necessary, the Authority will adopt a relocation plan in
conformance with the Act
6 9 Demolition, Clearance, Environmental Remediation, and Site Prep
In carrying out this Plan, it is anticipated that the Authority may, on a case -by -
case basis, elect to demolish or to cooperate with others to clear buildings,
structures and other improvements Additionally, development activities
consistent with this Plan, including but not limited to Development or
Cooperation Agreements, may require such demolition and clearance to
eliminate unhealthy, unsanitary, and unsafe conditions, eliminate obsolete and
other uses detrimental to the public welfare, and otherwise remove and
prevent the spread of deterioration
With respect to property acquired by the Authority, it may demolish and clear,
or contract to demolish and clear, those buildings, structures and other
improvements pursuant to this Plan, if in the judgment of the Authority, such
buildings, structures and other improvements are not to be rehabilitated in
accordance with this Plan The Authority may also undertake such additional
site preparation activities as it deems necessary to facilitate the disposition and
development of such property
6 10 Property Disposition
The Authority may sell, lease, or otherwise transfer real property or any interest
in real property subject to covenants, conditions and restrictions, including
architectural and design controls, time restrictions on development, and
building requirements, as it deems necessary to develop such property Real
Airport Area Urban Renewal Plan (12 12)
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property or interests in real property may be sold, leased or otherwise
transferred for uses in accordance with the Act and this Plan All property and
interest in real estate acquired by the Authority in the Area that is not dedicated
or transferred to public entities, shall be sold or otherwise disposed of for
redevelopment in accordance with the provision of this Plan and the Act
6.11 Redevelopment and Rehabilitation Actions
Development and redevelopment actions within the Area may include such
undertakings and activities as are in accordance with this Plan and the Act,
including without limitation demolition and removal of buildings and
improvements, installation, construction and reconstruction of public
improvements, elimination of unhealthful, unsanitary or unsafe conditions,
elimination of obsolete or other uses detrimental to the public welfare,
prevention of the spread of deterioration, and, provision of land for needed
public facilities The Authority may enter into Cooperation Agreements and
Redevelopment /Development Agreements to provide assistance or undertake
all other actions authorized by the Act or other applicable law to develop and
redevelop the Area
6.12 Redevelopment / Development Agreements
The Authority is authorized to enter into Redevelopment/Development
Agreements or other contracts with developer(s) or property owners or such
other individuals or entities as are determined by the Authority to be necessary
or desirable to carry out the purposes of this Plan Such Redevelopment/
Development Agreements, or other contracts, may contain such terms and
provisions as shall be deemed necessary or appropriate by the Authority for
the purpose of undertaking the activities contemplated by this Plan and the
Act, and may further provide for such undertakings by the Authority, including
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financial assistance, as may be necessary for the achievement of the objectives
of this Plan or as_may otherwise be authorized by the Act
Any existing agreements between the Town and private parties that are
consistent with this Plan are intended to remain in full force and effect, unless
all parties to such agreements agree otherwise
6.13 Cooperation Agreements
For the purpose of this Plan, the Authority may enter into one or more
Cooperation Agreements pursuant to the Act The Town and the Authority
recognize the need to cooperate in the implementation of this Plan and, as
such, Cooperation Agreements may include, without limitation, agreements
regarding the planning or implementation of this Plan and its projects, as well as
programs, public works operations, or activities which the Authority, the Town,
or such other public body otherwise empowered to undertake and including
without limitation, agreements respecting the financing, installation,
construction and reconstruction of public improvements, storm water
detention, environmental remediation, landscaping and/or other eligible
improvements' This paragraph shall not be construed to require any particular
form of cooperation
6.14 Creation of Tax Increment Areas
The boundaries of the Area shall be as set forth in Appendix II As more fully set
forth herein Section 7 3 below, it is the intent of the City Council in approving
this Plan to authorize the use of Tax Increment Financing (TIF) by the Authority
as part of its efforts to undertake this Plan Pursuant to the provisions of
Section 31-25-107(9) of the Act, the City Council in approving this Plan
contemplates that separate property tax increment areas ("Property Tax
Increment Areas") and/or sales tax increment areas ("Sales Tax Increment
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Areas") (Property Tax Increment Areas and Sales Tax Areas, collectively, "Tax
Increment Areas") shall be created within the Area as development occurs
Notwithstanding such distinction, the Authority is specifically authorized to
expend the revenue from property tax increments, all or a portion of municipal
sales tax increments, or any combination thereof, to the extent authorized by
the Act
As a new Tax Increment Area is needed, this Plan may be amended to reflect the
boundaries of that new Tax Increment Area The process for creating a new Tax
Increment Area shall be initiated by the Authority Each such amendment,
unless specifically stated to the contrary, shall be deemed an adoption of a
provision that taxes, if any, levied and collected after the effective date of the
approval of the amendment, upon taxable property in the Property Tax
Increment Area defined in such amendment or that municipal sales tax, or any
portion thereof, collected in the twelve-month period prior to the effective date
of the amendment within the Sales Tax Increment Area defined in such
amendment, or both such taxes, shall be allocated to the Authority as set forth
in the amendment for a period of twenty-five years or such lesser period as
provided in any Cooperation Agreement and/or Redevelopment/Development
Agreement
A legal description for the first TIF District to be established with adoption of
this Plan is presented in Appendix II
7.0 Project Financing
7.1 Public Investment Objective
A critical component to the success of any urban renewal strategy is
participation by both the public and private sectors Leveraging of resources
will be key as no one entity,' either public or private, has sufficient resources
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alone to sustain a long-term improvement effort Typical public infrastructure
investments may include, but are not limited to completing streetscape
elements, improving access and circulation, completing regional pedestrian
connections, improving streets and public spaces, providing other infrastructure
improvements, completing roads and utilities, and, creating various financing
mechanisms
7 2 Authorization
The Authority may finance undertakings pursuant to this Plan by any method
authorized under the Act or any other applicable law, including without
limitation issuance of notes, bonds and other obligations as defined in the Act
in an amount sufficient to finance all or part of this Plan, borrowing of funds and
creation of indebtedness, reimbursement agreements, and / or utilization of the
following federal or state loans or grants, interest income, annual
appropriation agreements, agreements with public or private entities, and,
loans, advances and grants from any other available sources The principal,
interest, costs and fees on any indebtedness are to be paid for with any lawfully
available funds of the Authority
Debt may include bonds, refunding bonds, notes, interim certificates or receipts,
temporary bonds, certificates of indebtedness, or any other obligation lawfully
created
7 3 Tax Increment Financing
Activities may be financed by the Authority under the TIF provisions of the Act
Such tax incremental revenues may be used for a period not to exceed the
statutory requirement, which is presently 25 years after the effective date of
adoption of this Plan, calculated in accordance with applicable rules of the
Property Tax Administrator of the State of Colorado
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7.3 1 Special Fund
In accordance with the requirements of the law, the Authority shall
establish a tax increment revenue fund for the deposit of all funds
generated pursuant to the division of ad valorem property and
municipal tax revenue described in this section
7.3 2 Base Amount
That portion of the taxes which are produced by the levy at the rate
fixed each year by or for each public body upon the valuation for
assessment of taxable property in the Tax Increment Area last certified
prior to the effective date of approval of the Plan (or future
amendments) 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, shall be paid into the funds of each such public
body as are all other taxes collected by or for said public body
7 3 3 Increment Amount
As explained under 6 14 above, that portion of said property and
municipal taxes in excess of such base amount set forth in Section 7 3 2
of this Plan shall be allocated to and, when collected paid into the tax
increment revenue fund to pay the principal of, the interest on, and any
other premiums due in connection with the bonds of, loans or advances
to or indebtedness incurred by, whether funded, refunded, assumed, or
otherwise, the Authority for financing or refinancing, in whole or in part,
the Urban Renewal Project (as defined in the Act), or to make payments
authorized by the Act Unless and until the total valuation for
assessment of the taxable property in the Tax Increment Area exceeds
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the base valuation for assessment of the taxable property in the Tax
Increment Area, all of the taxes levied upon taxable property in the Tax
Increment Area shall be paid into the funds of the respective public
bodies. Unless and until the total municipal sales tax collections in the
Tax Increment Area exceed the base year municipal sales tax collections
in the Tax Increment Area, as provided in Section 7.3.2, above, all such
sales tax collections shall be paid into the funds of the City. When such
bonds, loans, advances and indebtedness, including interest thereon
and any premiums due in connection therewith, have been paid, all
taxes upon the taxable property in the Area shall be paid into the funds
of the respective public bodies.
The increment portion of the taxes, as described in this subsection
7.3.3, may be irrevocably pledged by the Authority for the payment of
the principal of, the interest on, and any premiums due in connection
with such bonds, loans, advances and indebtedness incurred by the
Authority to finance the Urban Renewal Project (as defined in the Act);
provided, however, any offsets collected by the County Treasurer for
return of overpayments or any reserve funds reserved by the Authority
for such purposes in accordance with Section 31-25-107(9)(a)(III) and
(b), C.R.S. The Authority shall set aside and reserve a reasonable
amount as determined by the Authority of all incremental taxes paid to
the Authority for payment of expenses associated with administering
the Plan.
If there is any conflict between the Act and this Plan, the provisions of
the Act shall control, and the language in the Plan will be automatically
deemed to conform to the statute.
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7.4 Other Financing Mechanisms / Structures
The Plan is designed to provide for the use of TIF as one tool to facilitate
investment and reinvestment within the Area However, in addition to TIF, the
Authority shall be authorized to finance implementation of the Plan by any
method authorized by the Act The Authority is committed to making a variety
of strategies and mechanisms available which are financial, physical, market and
organizational in nature It is the intent of this Plan to use the tools either
independently or in various combinations Given the obstacles associated with
redevelopment, the Authority recognizes that it is imperative that solutions and
resources be put in place which are comprehensive, flexible and creative
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
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Erport re
6
rban Renewal Pi n
Town of Erie, Colorado
Appendix I
Town of Erie Comprehensive Plan, adopted 2005 (excerpts taken verbatim, but formatted for
emphasis)
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Chapter 2. Vision and Guiding Principles
Vision
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
Guiding Principles
A Coordinated and Efficient Pattern of Growth
The Town will have a compact pattern that encourages urban growth to locate within the
Planning Area Boundary, fosters the efficient provision of infrastructure and services, and
balances development and conservation of the natural environment
Quality Design and Development
Erie will promote a high standard of design for all new development, renovation, and
rehabilitation to reinforce and enhance its unique nature for residential neighborhoods, public
places, and commercial businesses
Overall Economic Vitality
The Town will promote a healthy, thriving economy that provides opportunities for quality
employment with livable wages for its residents
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A Comprehensive, Integrated Transportation System
Erie has a safe, efficient, and innovative transportation system that reduces neighborhood
isolation and promotes a sense of community by connecting all areas of town, accommodates
various modes of public and private transit, and facilitates travel to regional centers
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
Stable, Cohesive Neighborhoods Offering a Variety of Housing Types
The Town will promote new neighborhoods that contain a mix of land uses and diversified
housing options that meet the varying needs of its residents, including single family, attached
homes (duplexes, townhomes), multifamily dwellings, and housing included as part of mixed -
use developments The Town will work to maintain the quality and character of established
neighborhoods and ensure that infill and redevelopment is designed in a manner that minimizes
impacts on existing neighborhoods, including rural neighborhoods in the Planning Area New
housing and neighborhoods should be appropriate in size, scale, design and use New housing
areas should be located where residents will have access to the full range of infrastructure,
facilities and services that are needed for healthy, livable neighborhoods
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,
Airport Area Urban Renewal Plan (12 12)
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police protection, schools, parks, and other utilities that affect the quality of life and economic
stability of the community
Chapter 3. Community Building Blocks
Erie's five Community Building Blocks include:
® Neighborhood Emphasis
® Mixed -Use Development
• Gateways and Corridors
® Rural Character
® Economic Sustainability
Mixed -Use Development
The Land Use Plan (Chapter 4, pages 4-17) includes a new land use category to accommodate
Mixed -Use Development At a general level these mixed -use areas are similar in that they are
intended to contain a variety of activities, such as offices, retail, and multiple housing types
They differ, however, `in that the scale and configuration of development will vary by its location
and development context (i e , Old Town infill/redevelopment vs new development) Common
principles for mixed -use development include
Mix of Uses
▪ Depending upon their location and scale, primary uses for mixed -use development areas
may include commercial, office, retail, and/or housing However, more active uses such
as retail and commercial should be placed at the ground level to provide pedestrian
interest Where activity uses are limited, they should be concentrated at key
intersections or near major public spaces to maximize public exposure and increased
activity levels
® Both vertical (stacked) and horizontal (side -by -side) mixed -use is encouraged in Erie
provided it is well-connected to surrounding neighborhoods
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® Vertical mixed -use refers to the integration of two or more land use types within a
building, occurring on different floors, one of which is residential A typical example of a
vertical mixed use building would incorporate active uses, such as stores, offices, and
restaurants, at the street level and residential or office uses on the upper floors
® Horizontal mixed -use refers to a pattern where several types of uses or buildings,
together with residential, are included, as part of a cohesive development in proximity
to each other— but each building would contain its own separate use They would be
designed as a set of coordinated uses, with common parking areas, strong pedestrian
connections, and similar design features, but would contain separate uses in each
building
Design for Pedestrians/Multi-Modal Access
▪ Site plan and building designs should be pedestrian -oriented by incorporating wide and
detached sidewalks and paths, seating, low-level lighting, and signs that are scaled for
pedestrians in high activity areas
® Mixed -use development should incorporate walkable blocks (typically less than 400 feet
in length) with frequent pedestrian connections to adjacent neighborhoods
® Provide for interconnected block and street patterns
c Provide access to the arterial street system and provide locations for future transit
stops -
a Provide connections to parks, trails, and open space
Include Housing
® Incorporating housing into mixed -use development areas is strongly encouraged, either
in a vertical (stacked) configuration or as an adjacent, but well -integrated use
® High density housing should be concentrated within -or near activity centers to provide
opportunities for residents to walk to shops, services, and jobs
® In larger mixed -use developments, housing (apartments, lofts, or townhomes) can also
be used to provide transitions to surrounding neighborhoods
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Transitions From and Connections to Surrounding Areas
13 In the Old Town area, mixed -use developments should be used to help revitalize major
corridors into the downtown core (Briggs Street and Cheesman) and should provide
transitions to surrounding neighborhoods
® Larger mixed -use developments should be designed in conjunction with surrounding
neighborhoods where possible, providing direct connections and strong development
relationships
Gateways and Corridors
Erie has an opportunity to establish distinct entryways to the community along its major
gateway corridors This opportunity is most evident along Leon A Wurl Parkway (WCR 8) and
Highway 52, where development to date has been limited, but is anticipated on the Future Land
Use Map Other gateway corridors, including County Line Road (North and South), Baseline Road
(Hwy 7), and Arapahoe Road, have a character that is fairly well established either through
existing open space or existing development patterns Future development in any of the Town's
gateway corridors should be designed with the following principles in mind
Development Quality/Relationship to the Corridor
® Development setbacks should be landscaped to buffer development, to help preserve
key view corridors, to provide an inviting environment for pedestrians, and to establish
a consistent character
® Development should be oriented towards the gateway corridor, providing a high level of
architectural detailing and entrances for pedestrians
® Buildings located at major intersections should be brought closer to the street to anchor
corners and to help form a gateway into adjoining neighborhoods
® Parking, loading areas, and other unsightly uses should be located away from the
gateway corridor where possible and should be fully screened using a combination of
landscaping, berming, and/or decorative fencing
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Economic Sustainability
Employment opportunities and commercial services within Erie are currently very limited The
Town recognizes that expanding opportunities for employment and commercial development is
important to enhance tax revenues generated in the Town as well to reduce the need for
residents to travel to neighboring communities to work, shop, and meet other daily needs The
Town also recognizes that attracting significant commercial and employment development will
be challenging given the high volume of competition from neighboring Front Range
communities
In light of these challenges, the Plan seeks to achieve build economic sustainability over time by
placing an emphasis on each of the community building blocks highlighted in this Chapter
• the creation of high -quality residential neighborhoods,
o encouraging a more mixed -use pattern of development that allows'the integration of
commercial and employment uses on a smaller scale,
s establishing a high quality pattern of development along the community's major
gateway corridors, and
® protecting the community's rural character as a unique aspect of its appeal
Chapter 4: Land Use
Goal #1 Balanced Land Use Mix
Plan for a balanced mix of commercial and residential land uses in Erie
RESIDENTIAL
Rural Residential Policies
RR 1.1 —CHARACTERISTICS
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The Rural Residential designation provides a rural setting for large -lot, very low density single-
family housing Lot sizes and layouts will be dependent upon topographical constraints and hilly
terrain located in some areas of the community In some cases, large portions of a lot may
remain in an undeveloped state, reinforcing the rural character of this development pattern
Existing Rural Residential development in Boulder and Weld Counties typically relies on
individual sewage treatment systems and either individual water wells or rural water districts
New Rural Residential developments located within the Town's incorporated area will be
required to be served by municipal water and wastewater service Single lot developments will
be required to be served by municipal water and wastewater service if within 400 feet of a
sewer line
RR 1.2 —DENSITY RANGE
Homes will typically occur at densities of between 0-2 dwelling units per acre, with average
densities of 1 dwelling unit/acre However, lots in many existing rural subdivisions in the
Planning Area exceed 1 acre
RR 1.3 —LOCATION
Rural Residential neighborhoods will typically be located at the fringe of urban development,
near existing rural neighborhoods, or in areas with steeper terrain or other natural features
unsuitable for urban residential development In some cases, they will serve as a transition
between more intense urban neighborhoods and natural features to be protected or existing
rural neighborhoods
RR 1.4 —CLUSTER DEVELOPMENT
The Town will encourage the use of cluster development patterns as a means of preserving
scenic view corridors, preserving natural features, creating transitions between areas of
different development intensity, and providing open space for the common use and enjoyment
of residents and the broader community The use of cluster development patterns as a means of
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preserving cohesive blocks of agricultural land is also encouraged (See also Community
Character and Design)
RR 1.5 —OPEN SPACE
Open space designated through clustering, dedication, or other means should provide strong
visual and physical connections to the surrounding open space and trails network —both existing
and planned
RR 1 6 —ROADWAY DESIGN
Access road and driveway configurations should follow the natural contours of topographic
features to minimize slope disturbances, maximize scenic views, and conserve natural features
High -Density Residential Policies
HDR 1.1 —CHARACTERISTICS
The High Density Residential designation accommodates higher -intensity residential housing
types, such as apartments, townhomes and condominiums, combined with complementary
residential and non-residential land uses, such as single-family attached and detached homes,
retail, commercial, and office uses Mixed -use buildings may also be appropriate, provided that
they are designed in scale with other uses in the development area Schools, places of worship,
and other civic uses are also appropriate Developments generally have shared parking and
recreational facilities Site design should allow for convenient access to work, service, and
leisure destinations and should encourage the use of alternative modes of travel
HDR 1 2 —DENSITY RANGE
High Density Residential neighborhoods typically have a gross density of 12-20 dwelling units
per acre to allow for a variety of housing types, however, average gross densities will not
typically exceed 16 dwelling units/acre
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HDR 1.3 —LOCATION
High Density Residential uses are typically located near intersections of arterials and collector
streets, but may also be used to provide a transition between commercial or employment areas
and lower density neighborhoods High -density neighborhoods should not be located in settings
where the only access provided consists of local streets passing through lower density
neighborhoods
MIXED -USE
Background and Intent
The Future Land Use Plan Map identifies two Mixed -Use Categories The Downtown District and
Mixed -Use The Downtown District incorporates Erie's historic commercial downtown, and is
largely focused on ensuring the compatibility of infill and redevelopment within the area's
historic context The Mixed -Use category is primarily focused on the creation of mixed -use
development in areas that are currently undeveloped, however, it also addresses the extension
of mixed -use development along downtown's primary gateway corridors The addition of the
Mixed -Use category represents a more flexible approach to development within the Town
largely driven by the Town's desire to establish itself as a community of neighborhoods
Mixed -Use Policies
MU 1 1 —CHARACTERISTICS
Mixed -Use development provides a mix of residential, commercial, retail, and office uses in a
compact, pedestrian -oriented environment These areas should incorporate pedestrian -friendly
design elements through management of location, scale and orientation of parking facilities,
driveways, connective sidewalks and trails, public plazas, and storefronts
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MU 1.2 —LOCATION
Mixed -use development may be located near the intersections of arterials and collector streets,
but may also be used to provide a transition between commercial or employment centers and
residential neighborhoods It is also encouraged along the Briggs and Cheesman Street Corridors
in downtown
MU 1.3 —INTEGRATION OF USES
Mixed -Use Development can occur in two primary configurations — Vertical Mixed- Use or
Horizontal Mixed -Use Vertical mixed -use refers to the integration of two or more land use
types within a building, occurring on different floors A typical example of a vertical mixed use
building would incorporate active uses, such as stores and restaurants, at the street level and
residential or office uses on the upper floors Horizontal mixed -use refers to a pattern where
several types of uses or buildings are included, as part of a cohesive development in proximity to
each other— but each building would contain its own separate use Either pattern should be
designed as a set of coordinated uses, with common off-street parking areas, strong pedestrian
connections, and similar design features
MU 1 5 —GATEWAY CORRIDORS
Mixed -use development located along an identified gateway corridor will be subject to
additional development standards as specified in policy CCD 15, Community Character and
Design
COMMERCIAL
Background and Intent
Commercial uses are intended to provide concentrated nodes of community services The
Future Land Use Plan Map identifies three types of commercial uses based upon the location
and intensity of the center Regional Commercial, Community Commercial, and Neighborhood
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Commercial Policies for each type are provided below along with several generally applicable
policies for all commercial uses As there are limited commercial uses in Erie today, the Town is
fortunate to have the opportunity to guide the location and form of these uses along its major
gateway corridors To reinforce the Town's vision to become a community of neighborhoods,
commercial uses will be located in compact activity centers as opposed to a linear, "strip" type
of pattern as is typical in many more urbanized communities Commercial uses will also be
linked to and be sensitive to surrounding neighborhoods in terms of access and design
General Commercial Policies —All Categories
C 1.1 —CIRCULATION AND ACCESS
Clear, direct pedestrian connections should be provided through parking areas to building
entrances and to surrounding neighborhoods or streets Integrate main entrances or driveways
with the surrounding street network to provide clear connections between uses for vehicles,
pedestrians, and bicycles
C 1 2 —PARKING DESIGN AND LOCATION
Uninterrupted expanses of parking should be avoided Parking areas should be broken into
smaller blocks divided by landscaping and pedestrian walkways that are physically separated
from vehicular drive isles Parking areas should be distributed between the front and sides of
buildings, or front and rear, rather than solely in front of buildings to the maximum extent
feasible Parking facilities should also promote safe pedestrian, bike, and public transit modes of
transportation through appropriate placement of landscaped islands and facilities
C 1.3 —ARCHITECTURAL CHARACTER
Commercial centers shall be required to meet design standards for commercial development as
specified in the Unified Development Code to address the compatibility with surrounding areas
and mitigation of negative visual impacts such as uninterrupted wall planes, parking areas, and
service and loading areas While design standards will apply to all Community Commercial
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development, they are particularly important to consider for larger footprint retail buildings, or
"big -box" stores Standards address such features such as
® Fa�ade and exterior wall plane projections or recesses,
® Arcades, display windows, entry areas, awnings, or other features along facades facing
public streets,
® Location, distribution, and screening of parking,
® Building facades with a variety of detail features (materials, colors, and patterns),
Ei Location and screening of mechanical equipment, and
® High quality building materials
C 1 4 —GATEWAY CORRIDORS
Commercial centers located along an identified gateway corridor will be subject to additional
development standards as specified in policy CCD 15, Community Character and Design
Community Commercial Policies
CC 1 1 —CHARACTERISTICS
Community Commercial centers provide a mix of general retail (e g grocery stores, larger
retailers) and commercial services in a concentrated and unified setting that serves the local
community These centers typically have a Gross Leasable Area of between 100,000 and 250,000
square feet and generally range between 10 and 20 acres in size Centers located along the
Highway 52 Corridor may be significantly smaller and may not necessarily include a major
anchor as in other areas of the community
CC 1.2 —LOCATION
Community Commercial centers should be located at the intersection of one or more major
arterial streets They may be located adjacent to urban residential neighborhoods and may
occur along primary highway corridors as existing uses become obsolete and are phased out and
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redeveloped over time Large footprint retail buildings (often known as "big -box" stores) shall
only be permitted where adequate access can be provided
CC 1.3 —UNIFIED SITE DESIGN
A unified site layout and design character (buildings, landscaping, signage, pedestrian and
vehicular circulation) shall be required and established for the center to guide current and
future phases of development Building and site design should be used to create visual interest
and establish a more pedestrian -oriented scale both within the center and to surrounding
neighborhoods
CC 1.4 —ORGANIZATION OF USES
Community commercial uses should be concentrated and contained within planned activity
centers throughout the community Within each activity center, complementary uses should be
clustered within walking distance of each other to facilitate efficient, one -stop shopping, and
minimize the need to drive between multiple areas of the center Large footprint retail buildings
or "big -box" stores should be incorporated as part of an activity center or node along with
complementary uses Isolated single store developments or linear "strip" developments are
strongly discouraged
EMPLOYMENT (BUSINESS / INDUSTRIAL)
Industrial Policies
I 1.1 —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
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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
I 1.2 —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 must 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
I 1.3 —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
I 1.4 —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
Chapter 5: Growth Management
Goal #1 Sustainable Development Patterns
Promote the sustainable use of land and other resources by encouraging orderly, contiguous
growth and compact development
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Policies
GM 1.1 —ENCOURAGE A BALANCED MIX OF RESIDENTIAL AND NONRESIDENTIAL USES IN THE
COMMUNITY
The Town will strive to achieve a more balanced mix of residential and nonresidential uses to
shift its emphasis away from a"bedroom" community
Goal #2 Planning Area Boundary
Identify areas for future expansion of the Town that can be serviced and are compatible with
the Town and its systems This area could include a combination of urban and rural
development, open space, and other uses as appropriate
Policies
GM 2 1 —CONSIDER BENEFITS AND COSTS OF ANNEXATION ON A CASE -BY -CASE BASIS
Consider the benefits and costs of annexation of undeveloped lands within Boulder and Weld
County and existing enclaves of development on a case -by -case basis Proposed annexations
shall be considered where the following criteria can be met or demonstrated
m Location relative to the Town's Boundary The annexation should be a logical extension
of the Town boundaries The pattern of the proposed growth should extend outward
from the existing Town limits in a logical, appropriately phased manner
▪ Mix and balance of proposed land uses and consistency with the Comprehensive Plan
The annexation and proposed development should be consistent with the policies set
forth in the Town's Comprehensive Plan and other policies as adopted
® Fiscal impacts of the proposed annexation The annexation and proposed development
should have a demonstrated significant benefit to the Town Tangible and intangible
benefits that may be considered include sales tax generation, employment base
expansion, surplus water rights acquisition, unique open space or recreational amenities
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for the Town, housing opportunities for the elderly or other special populations, and
utility or service upgrades or benefit to other areas of the Town
® Ability of the Town to provide facilities and services The annexation and proposed
development shall be provided with adequate urban services, which are capable of
being integrated into the Town's existing or planned utility, transportation, public
safety, and general services system in a financially respon-sible manner
a Cost of providing facilities and services The fiscal impacts of extending and providing
Town services for the life of the development will be weighed against the anticipated
tax and other revenues generated from the proposed development Necessary
infrastructure improvements shall not be planned, constructed, or funded in such a
manner as to impose an unreasonable level of public or private debt relative to realistic
buildout as based upon sound demographic and growth projections annually approved
by the Town
as Benefit of proposed annexation outweighs negative impacts Existing urban density
development currently zoned within Boulder or Weld County and included in the Town's
Planning Area shall be considered for annexation if the benefit to the Town outweighs
any negative impacts
TOWN'S PLANNING AREA BOUNDARY
-The Planning Area Boundary identifies the area in which Erie wishes to influence land use
decisions, and asks other jurisdictions to recognize Erie's right to do so The map included in the
complete Comprehensive Plan illustrates the relationship between Erie's incorporated boundary
(represented by the area shaded in orange) and it's Planning Area Boundary (represented by the
area shaded in green)
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L
Mr _art -�.rea
Urban Ren vial PI .n
Town of Erie, Colorado
Appendix II:
Urban Renewal Plan Area Legal Description
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r®ii`re
Urban Renew I Pan
Town of Erie, Colorado
Appendix III
Tax Increment Area Legal Description
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