HomeMy WebLinkAbout20153724.tiff CITY OF
DACONO
COLORADO
ES, 1908
November 13, 2015
Weld County Commission
c/o Ms. Esther Gesick
Clerk to the Board RECEIVED
1150 O Street
P.O. Box 758 NOV 17 2015
Greeley, CO 80632
WELD COUNTY
Sent via certified mail
COMMISSIONERS
Dear Ms. Gesick,
Please find enclosed the Urban Renewal Plan and the Dacono Urban Renewal Area Weld County Impact
Report for the City of Dacono, Colorado. I sent the Weld County Impact Report without including the Urban
Renewal Plan to you yesterday via certified mail.
Sine ly,
Valerie Tayl
City Clerk
OitCOMUitt611494A . tlb "Aar
)j.$ "O,5- �e'?GQ1I
I y 2015-3724
512 Cherry Street/PO Box 186/Dacono,CO 80514/Tel:303.83`33.2317/Fax:303.833.5528/www.cityofdacono.com
CITY OF
DACONO
COLORADO
EST. 1908
November 12, 2015
Weld County Commission
c/o Ms. Esther Gesick
Clerk to the Board RECEIVED
1150 O Street
P .O. Box 758 NOV 162015
Greeley, CO 80632 WELD COUNTY
Sent via certified mail COMMISSIONERS
Dear Ms. Gesick,
Please find enclosed the Urban Renewal Plan for the City of Dacono, Colorado.
This report outlines the anticipated impact of the proposed Dacono Urban Renewal Area on Weld County (the
County) . It responds to the requirements outlined in C.R. S . 31 -25 - 107 (3 .5) :
C.R. S . 31 -25 - 107 : APPROVAL OF URBAN RENEWAL PLANS BY THE LOCAL GOVERNING BODY
(3 .5) "Prior to the approval of an urban renewal plan, the governing body shall submit such plan to the board
of county commissioners, which shall include, at a minimum, the following information concerning the
impact of such plan:
I. The estimated duration of time to complete the urban renewal project;
II. The estimated annual property tax increment to be generated by the urban renewal project and the
portion of such property tax increment to be allocated during this period to fund the urban renewal
project;
III. An estimate of the impact of the urban renewal project on county revenues and on the cost and
extent of additional county infrastructure and services required to serve development within the
proposed urban renewal area, and the benefit of improvements within the urban renewal area to
existing county infrastructure;
IV . A statement setting forth the method under which the authority or the municipality will finance, or
that agreements are in place to finance, any additional county infrastructure and services required to
serve development in the urban renewal area for the period in which all or any portion of the property
taxes described in subparagraph (ii) of paragraph (a) of subsection (9) of this section and levied by a
county are paid to the authority; and
V. Any other estimated impacts of the urban renewal project on county services or revenues."
Since ly,
424.__ . a
Valerie Ta or
City Clerk 2015-3645
11-a3 - aois
512 Cherry Street / PO Box 186 /Dacono, CO 80514 / Tel: 303.833.2317 / Fax: 303.833.5528 / www.cityofdacono.com
e
Ricker j Cunningham
Dacono Urban Renewal Area
Weld County Impact Report
Dacono, Colorado
November 2015
PREPARED FOR :
Economic Development Authority of Dacono
Dacono City Council
PREPARED BY:
RickerCunningham
8200 South Quebec Street, Suite A3 -104
Centennial, CO 80112
303 .458 . 5800 phone
303 .458 . 5420 fax
www. rickercunningham . com
lerippe
RickerlCunningham
Summary of Urban Renewal Plan
Development Program
The proposed development program for the Dacono Urban Renewal Area is consistent with
current policy documents and plans for the City of Dacono . The estimated level of development
is anticipated to be completed over 20 to 25 years, and the total build-out is summarized in
Table 1 .
Table 1
Dacono Urban Renewal Area
Estimated Development Build-Out
Units
New Redevelopment : Sq Ft/
Residential 300
Reta i I /Service 150,000
Office/Industrial 100,000
Source : RickenCunningham .
Development Timing
The development timetable for the proposed program presented above will ultimately be
determined by prevailing market conditions . A critical component of the analysis presented
here is the assumption that parcels within the planning area will be developed into a mix of
residential , retail/service, and office/industrial uses . For the purposes of this analysis, it was
assumed that redevelopment and new development in the Dacono Urban Renewal Area (the
Area ) would be substantially completed during the 25-year analysis period .
2
Ricker Cunningham
Summary Impacts to Weld County
For the purposes of this analysis, it is assumed that 100% of the total property tax increment
over the 25-year period would be dedicated to the Area . Table 2 at the end of this report
provides a summary of property tax revenues that could be generated from new redevelopment
within the Area . Estimates are based on the level of development outlined above and reflect
the 25-year tax increment period .
Property Tax Revenue
Currently, the property tax base in the Area is approximately $ 1 .4 million . As presented in Table
2, and based on the proposed level of development, the County's share of property tax revenue
would be limited to its share of the property tax base -- approximately $ 5 . 1 million over the 25-
year period, or $204,000 annually ( on average ) adjusted for general reassessments . After the
25-year analysis period is completed, the County's share of property tax revenues would be
approximately $420,000 on an annual basis. These figures reflect the impacts of inflation,
conservatively estimated at approximately 1% to 2% on an annual basis .
County Services / Infrastructure
Because the entire Area is located within the City of Dacono's municipal boundaries, there is
anticipated to be a minimal impact on County services . Infrastructure impacts associated with
the proposed level of development are assumed to be financed by the Economic Development
Authority of Dacono and the City of Dacono with increment revenues and/or some combination
of increment dollars, general fund dollars and special district dollars ( assuming future creation
of an additional district layer) and developer contributions. Impacts to the County's general
government services could increase due to an increase in non- residential and residential
development, but such impacts should be offset by the increase in value realized by properties
contiguous to the Area .
3
Ricker Cunningham
Net Impact to County
Table 2 also illustrates the net impact to the County over the 25-year tax analysis period . As
shown, the County's net impact, in terms of tax revenue, is estimated to be a surplus of
approximately $ 2 . 8 million . This estimate accounts for deferred property tax revenues of $ 2 . 2
million that would be directed to the Area during the 25-year period .
Conclusion
In summary, and regarding "the impact of the reinvestment project on county revenues and on
the cost and extent of additional county infrastructure and services required to serve
development within the proposed reinvestment area " there do not appear to be any additional
County infrastructure requirements required to serve development in the proposed
reinvestment Area at this time . Further, the City does not contemplate that the County will
have to provide any public improvements, police, fire, utility or other specific services to serve
such development as properties in the area are entirely located within the municipal boundaries
of the City and will therefore be served by the City. Finally, any additional demands ( direct or
indirect ) on County services due to a general increase in population within the Area should be
more than offset (as are all other such costs ) by increases in the base assessed value due to the
periodic adjustment in the base assessment roll, as well as increases in property value located in
proximity to the Area .
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Dacono Area Urban Renewal Plan
City of Dacono, Colorado
November 2015
Prepared for:
Dacono Economic Development Authority ( DEDA)
Dacono City Council
Prepared by:
RickerlCunningham
8200 South Quebec Street, Suite A3- 104
Riclostileunningham
Centennial, CO 80112
303 .458 . 5800 phone
303 .458 . 5420 fax
www. rickercunningham . com
T
04 Dacono
Area
Urban Renewal
Plan
Table of Contents
Section 1.0 Introduction 3
1 . 1 Preface
1 . 2 Blight Findings
1. 3 Other Findings
1 .4 Urban Renewal Plan Area Boundaries and Characteristics
1.4. 1 Map of Dacono Area Urban Renewal Planning Boundary
1 . 5 Public Input
Section 2.0 Definitions 6
Section 3.0 Plan Purpose 7
3 . 1 Plan Approach - Eliminating Conditions of Blight
3 . 2 Plan Approach - Advancing Local Objectives
3 . 2 . 1 Plan Vision
3 . 2 . 2 Plan Goals and Objectives
3 . 3 Plan Implementation
Section 4.0 Blight Conditions 12
Section 5.0 Plan Relationship to Other Community Documents 13
5 . 1 Plan Conformity
5 . 2 Consistency with the Comprehensive Land Use Plan
5 . 3 Correlation with Other Community Plans
Section 6.0 Authorized Urban Renewal Undertakings and Activities 14
6. 1 Complete Public Improvements and Facilities
6. 2 Complete Other Improvements and Facilities
6. 3 Promote Development and Redevelopment
6.4 Adopt Standards
6. 5 Modify the Plan
6. 6 Review the Plan
6. 7 Provide Relocation Assistance
6 .8 Demolish, Clear and Prepare Improvements
6. 9 Acquire and Dispose of Property
6. 10 Enter Into Redevelopment / Development Agreements
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
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Y
6 . 11 Enter Into Cooperation Agreements
6 . 12 Create Tax Increment Areas
Section 7.0 Project Financing 19
7 . 1 Public Investment Objective
7 . 2 Financing Mechanisms
7 . 3 Tax Increment Financing
7 . 3 . 1 Special Fund
7 . 3 . 2 Base Amount
7 . 3 . 3 Incremental Revenues
7.4 Other Financing Mechanisms and Structures
Section 8.0 Severability 20
Appendix A: Excerpts from the City of Dacono Comprehensive Land Use Plan,
adopted 2005 24
Appendix B : Dacono Area Urban Renewal Planning Boundary Legal Description 35
1$
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
2
1
Dacono Area
Urban Renewal Plan
City of Dacono , Colorado
1.0 Introduction
1. 1 Preface
This Dacono Area Urban Renewal Plan (the "Plan" or the "Urban Renewal Plan" ) has
been prepared for the City of Dacono ( "City " ) . It will be carried out by the Economic
Development Authority of Dacono (the "Authority" or " EDAD" ), 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" ) . It has been prepared
to satisfy the requirements of § 31-25-107( 1 ), C. R. S., that an urban renewal plan be
adopted by the governing body of the municipality before an urban renewal authority
undertakes an Urban Renewal Project. 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 City Council 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 Dacono Area Conditions Survey (the " Survey" ), prepared by RickerECunningham,
dated November, 2015, and presented to the Authority under separate cover,
demonstrates that the Dacono Urban Renewal Area ( herein referred to as the "Area"
and " Plan Area " ) and as defined in the Survey (therein referred to as the " Survey
Area " ), is a blighted area under the Act whereas 11 of 11 factors were found to be
present within its boundaries .
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
3
s ,
1 .3 Other Findings
As such, the Area, as described in more detail in Section 1 . 4 below, will be eligible for
one or more urban renewal activities and undertakings authorized by the Act to be
advanced by the Authority. To this end, it is the intent of the City Council in adopting
this Plan that the Authority has available to it any and all powers authorized in the Act
which are necessary and appropriate to accomplish the objectives stated herein .
Further, it is the intent of this Plan that the Authority exercises these powers for the
elimination of qualifying blighting conditions in the Area and furtherance of the goals
and objectives of the community's general plan . Because powers conferred by the Act
are intended to advance improvements for which public money may be expended, the
intent of this Plan is considered to be in the public interest and a necessity -- such
finding being a matter of legislative determination by the City Council .
1.4 Urban Renewal Area Boundaries and Characteristics
4 The Area includes 352 legal non-residential parcels comprising approximately 4,480
4 total acres, including rights-of-ways, all located within the municipal borders of the city
of Dacono and Weld County, Colorado. These boundaries, while including all non-
residential parcels within the city, were defined as narrowly as feasible to accomplish
4 the planning and development objectives of the Plan_within the Plan Area .
w
Although it is not the intent of this Plan to include single family residential structures
within the Plan Area, it is its intent to include infrastructure supporting the
neighborhoods where they are located, as well as all other public infrastructure serving
the community. Despite their exclusion, property types within the Area as defined by
the Weld County Assessor's office include Residential, Commercial, Industrial, Vacant,
State, and Exempt, while zoning designations include Residential, Commercial, Civic and
Open Space, Light Industrial, and Agricultural . Note that several parcels are zoned as
one classification, yet assessed another. For instance, numerous parcels classified as
Agricultural by the Weld County Assessor, are actually assessed at a Commercial rate .
1 . 5 Public Input
The EDAD will consider the Plan on November 2, 2015 at a special meeting of the
Authority. The Planning Commission will review the Plan on December 1, 2015 and
determine if it is consistent with the City's Comprehensive Land Use Plan, adopted
2005 . City Council will consider the findings of blight, documented in the Survey, and
I
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
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Dacono Municipal Boundary Parcels within the Urban Renewal Plan Boundary Excluded Residential Parcels
Mimes - Urban Renewal Plan Boundary IIII Survey Area Parcels (additional)
RICKER I CUNNINGHAM (303) 458-5800 www. rickercunningham . com '"' - le cat
8200 South Quebec Street, Suite A3- 104 - Centennial, CO 80112-4411 ` a`'
adoption of the Plan, at a public hearing on December 14, 2015 . As required by the Act,
every reasonable attempt was made to notify all property owners and owners of a
business interest in the Area of the public hearing . The hearing notice appeared in the
XX, the community's designated legal newspaper of general circulation, describing its
purpose, as well as its date, time and location .
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 . Unless otherwise stated, all capitalized and bolded
terms herein shall have the same meaning as set forth in the Act.
Area or Urban Renewal Area - means the boundaries of the Dacono Area Urban Renewal Plan
as depicted in Figure No. 1 .
Authority - means the Economic Development Authority of the City of Dacono (the Authority
and EDAD) .
Base Amount - means that portion of property taxes which are produced by the levy at the rate
fixed each year by or for taxing entities upon the valuation for assessment of taxable property in
a Tax Increment Area last certified prior to the effective date of approval of the Plan; and, that
portion of municipal sales taxes collected within the boundaries of the Tax Increment Area in
the twelve-month period ending on the last day of the month prior to the effective date of
approval of the Plan .
Weld County Impact Report - means the Dacono Area Urban Renewal Plan - Weld County
Impact Report prepared by Ricker' Cunningham, dated November 2015, and presented to the
Authority Board under separate cover.
Comprehensive Land Use Plan - means the City of Dacono Comprehensive Land Use Plan,
adopted 2005 .
Cooperation Agreement - means any agreement between the Authority and City, 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 .
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
6
I
Plan or Urban Renewal Plan - means this Dacono Area Urban Renewal Plan (the 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 .
Study Area - means the geographic area defined for the Survey.
Survey - means the Dacono Area Conditions Survey, prepared by RickeriCunningham, dated
November, 2015 and presented to the Authority Board under separate cover.
Tax Increment - means that portion of property and / or municipal sales taxes in excess of the
Base Amount set forth in Section 7. 3 . 2 of this Plan allocated to and, when collected paid into
the Authority's Tax Increment Revenue Fund .
Tax Increment Areas - means one or more areas designated as a Tax Increment Area, as
defined and pursuant to the procedures set forth in Section 6. 12 of this Plan .
Tax Increment Finance (or Financing) (TIF) - means a financing mechanism which uses future
revenues resulting from private investment within an established area (Tax Increment Area ) to
fund improvements for the public benefit.
Tax Increment Revenue Fund - means a fund supervised by the Authority and the resources of
which include incremental ad valorem property and municipal sales tax revenue resulting from
investment and reinvestment in an established urban renewal area .
City Council — means the City Council of the City of Dacono .
Urban Renewal Project — as defined in the Act.
3.0 Plan Purpose
The purpose of this Plan is to reduce, eliminate and prevent the spread of blight and to
stimulate and catalyze growth and investment within the Area boundaries . To accomplish this
purpose, the Plan is intended to promote local objectives expressed in adopted community
plans and advance the vision and priorities of the City of Dacono Comprehensive Land Use Plan,
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
7
adopted in 2005 . These objectives and priorities are referenced in the discussion that follows
and more specific excerpts (taken verbatim ) presented in Appendix A of this Plan and further
addressed in Section 5 .0 below.
3. 1 Plan Approach - Eliminating Conditions of Blight
As explained above, the purpose and intent of this, and all urban renewal plans, is to
both remove conditions of blight and advance local objectives . The approach to
eliminating conditions of blight in the Area will be to actively promote investment
within its boundaries; where necessary participate in investment within its boundaries;
and, to make financial resources available to assist property and business interests with
the same, especially investment that otherwise would have been infeasible due to the
presence of these conditions.
3.2 Plan Approach - Advancing Local Objectives
The approach to advancing local objectives is to ensure this Plan 's vision aligns with that
of the community; and, to further stated principles, both as expressed in the 2005
Comprehensive Land Use Plan and presented below.
3.2. 1 Plan Vision (taken verbatim)
Whereas the intent of this Plan is to implement priority projects in the
Comprehensive Plan, their shared vision is to -- guide development and re-
development over a 20-year horizon to benefit current and future residents. As
the City grows, it will likely change in character, too, ideally consistent with the
following (provided via public input):
VISION 1 : Our future development will be concentrated within a growth
boundary, be actively managed, served by adequate public facilities
and will encourage economic vitality
VISION 2: Our community will strive to balance future land uses and ensure
economic self-sustainability
VISION 3: Our communities will be livable, walkable, safe and distinctive
VISION 4: Our environmental resources will be protected and when used, used
wisely
VISION 5: Our citizens will take part in the decisions and actions that affect
them
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
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3.2.2 Plan Goals and Objectives
While an overriding goal of the Plan is to facilitate investment in the Area
sufficient to fund public improvements, particularly those that serve to mitigate
conditions of blight, in order to effectively advance local objectives,
development within its boundaries will need to reflect intentions expressed in
the general plan for the community. The following offers a description of goals
(taken verbatim) identified to advance the stated vision, with those that will be
furthered through implementation of this Plan presented in red .
1 . Use the Comprehensive Plan for all City land use decisions .
2. Set high aesthetic standards for new developments.
3. Create, manage and sustain a robust, diverse, local economy to provide
employment.
4. Ensure that new development "pays its own way."
5 . Provide outstanding services to Dacono's citizens by ensuring an attractive
quality of life.
6. Create great first impressions at strategic gateways in Dacono through
distinctive design and adequate resources to maintain the city's
improved appearance.
7. Protect development from flood hazards, promote maximum
compatibility between land uses; and provide for the conservation of
water and energy and the protection of air quality through efficient land
use relationships.
8. Provide citizens with safe, affordable, convenient and efficient
transportation alternatives.
9 . Plan for easily accessed, walkable, and interconnected neighborhoods .
10. Plan for residential densities appropriate to the adjacent existing and
proposed land uses .
11. Provide a variety of housing types in attractive neighborhoods for a
diverse labor force needed for economic growth.
12 . Ensure convenient and affordable school sites .
13. Encourage land use configurations that will reinforce a safe, efficient
transportation system .
14. Ensure that the transportation impacts of new development are fully
understood and mitigated in the development review process .
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
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MN
1 I
15. Ensure that enough land is set-aside in appropriate locations to provide
diverse recreational opportunities for all ages, in aesthetically pleasing
settings.
16 . Preserve a corridor for a possible Regional Transportation District ( RTD )
light rail expansion through Dacono .
17 . Reduce/avoid traffic congestion by adhering to concepts identified in the
Transportation Master Plan .
18 . Encourage the integration of diverse ethnicities and ages in the
community.
19 . Assure the health, safety and welfare of citizens .
20. Attract clean, non-polluting industries that require skilled labor to raise
local wages.
21 . Maintain and preserve scenic vistas and view corridors as development
occurs.
22 . Preserve significant wetlands and wildlife habitat from development .
23 . Promote maximum compatibility between adjacent land uses .
Following are a list of objectives (taken verbatim ) that may serve as benchmarks
for the City relative to their success at implementing actions to advance the
stated vision, with those that will be furthered through implementation of this
Plan presented in red .
1 . Create a new City Center for the heart of Dacono with a mix of retail,
commercial, residential and civic land uses will serve to keep tax dollars
local . (paraphrased)
2. Promote a business-friendly atmosphere to attract new businesses and
encourage existing businesses to expand.
3. Create business and industrial parks to congregate similar business types
near each other.
4. Encourage a healthy mix of business types in the city to ensure a
sustainable and long-lasting sales tax base.
5 . Ensure that the City can accurately evaluate total City costs incurred to
provide services for new developments .
6. Create a public campaign promoting local shopping and support of local
business .
7. Identify city entries with the highest visibility and create aesthetically
pleasing gateways welcoming visitors to the City.
8 . Adopt comprehensive design standards addressing landscaping, lighting
and signage for all new development in the City.
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
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n
9 . Execute code enforcement for both businesses and residences .
10. Explore corridor preservation for a possible Regional Transportation
District ( RTD) light rail expansion through Dacono .
11. Include the minority groups living in our community for a higher sense of
community unity.
12 . Ensure that new developments are aware of the plans of adjacent
proposed developments .
13. Developers will be required to connect to adjacent roads, trails and
open space corridors.
14. Preserve the Eastern Planning Area for rural lifestyles ( include very large
lots of one home per five acres, horse pastures, agricultural operations
and "ranchettes" ) consistent with the local heritage.
15. Support the development and provision of homes priced and sized to
meet the needs of all community residents and workers, including low-
and moderate-income families, large families, disabled citizens, families
with single heads of household and the elderly.
15 . Develop a parks and recreation master plan consistent with the
Comprehensive Plan .
16. Use river and creek corridors as linear greenways and passive recreation
areas .
17 . Bring about community development practices that conserve water and
power.
18. Set aside school sites well before development so the land can be
acquired at reasonable cost.
19 . Ensure that new development preserves rights-of-way to accommodate
future traffic needs.
20. Ensure that vehicle travel through neighborhoods will be at slow, safe
speeds .
21 . Reduce per-capita automobile uses to decrease both congestion and the
public cost of new roads .
3.3 Plan Implementation
As the Plan 's administrator, the Authority will seek to advance its objectives through
the completion of projects which leverage private investment and reinvestment within
its boundaries. Specifically, the Authority will work in cooperation with the City to :
advance investment in the public realm ( roadway, parks, open space ), encourage
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
11
development consistent with or exceeding existing standards; and, judiciously use
limited resources which benefit the community at-large .
All development in the Area shall conform to the existing municipal codes and
ordinances and any site-specific regulations or policies which might impact
improvements within its boundaries, all as are in effect and as may be amended from
time to time . Although the Act authorizes the Authority to "regulate land uses,
establish maximum or minimum densities, and institute other building requirements in
an urban renewal area " for the purpose of this Plan, the Authority anticipates that
these will be the responsibility of the City .
4.0 Blight Conditions
Before an urban renewal plan can be adopted by the city , the proposed urban renewal area
must be determined to be "blighted" as defined in Section 31-25-103 (2 ) of the Act, which
provides that "in its present condition and use, the presence of at least four (or five in cases
where the use of eminent domain is anticipated) of the following factors (see below)
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. " Statutory factors include :
(a ) Slum, deteriorated, or deteriorating structures;
( b ) Predominance of defective or inadequate street layout;
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
(d ) Unsanitary or unsafe conditions;
(e ) Deterioration of site or other improvements;
(f) Unusual topography or inadequate public improvements or utilities;
(g) Defective or unusual conditions of title rendering the title nonmarketable;
( h ) The existence of conditions that endanger life or property by fire or other causes;
( i ) Buildings that are unsafe or unhealthy for persons to live or work in because of building
code violations, dilapidation, deterioration, defective design, physical construction, or
faulty or inadequate facilities;
(j ) Environmental contamination of buildings or property;
( 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
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
12
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 that Study Area;
( iii ) evaluate evidence of blight through field reconnaissance, review of aerial photography,
discussions with representatives of various City departments; and, ( iv) record observed and
documented conditions listed as blight factors in the Act.
Among the 11 qualifying factors identified in the Act, the Survey showed the presence of the
following eleven ( 11 ) blight factors in the area which is the subject of this Plan, and reflected
herein as Figure 1 .
4
(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;
(j) Environmental contamination of buildings or property; and
( 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 Relationship to Other Community Documents
5. 1 Plan Conformity
As supported by specific references presented herein, implementation of this Plan will
further the principles and objectives of the Comprehensive Land Use Plan ( and any
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
13
a
subsequent updates ) with respect to -- promotion of commercial and other employment
offerings; and, provision of a greater variety of residential product offerings . In
addition, as also stated previously, development in the Area shall conform to all
regulating documents, including the current municipal code and other rules, regulations,
and policies promulgated pursuant thereto . Any planning documents that might impact
development in the Area including, but not limited to, City -approved site, water,
drainage, and public improvement plans; parks, recreation and open space master
plans; and, any applicable City design standards that are in effect and may be amended
from time to time . Finally, conditions of blight within the Area will be remedied by
improvements, public and private and funded in part by incremental taxes, to the extent
deemed appropriate by the Authority in consultation with the City and affected
property owners .
5.2 Consistency with the Comprehensive Land Use Plan
As explained earlier, a general plan for the City known as the City of Dacono
Comprehensive Land Use Plan, was adopted in 2005 . The Authority, with the
cooperation of the City , private enterprise and other public bodies; will engage in
undertakings and activities in order to eliminate the identified conditions of blight while
also implementing the goals of the Comprehensive Land Use Plan and all other relevant
City -adopted plans for the Area . Key elements of that plan which this Dacono Area
Urban Renewal Plan will advance are described in detail in Appendix A.
5 .3 Correlation with Other Community Plans
Implementation of this Plan will be consistent with objectives expressed in all City -
adopted and accepted plans that speak specifically to improvements in the Area .
6.0 Authorized Authority Undertakings and Activities
Whereas the Act allows for a wide range of activities to be used in the furtherance of the goals
of an urban renewal plan, it is the Authority's intent to provide financial assistance and deliver
public improvements only as shown to be necessary, in partnership with property owners and
other affected parties, in order to accomplish the objectives stated herein . Partnerships and
other forms of cooperative agreements are an essential component of the Authority's strategy
for preventing the spread of and eliminating existing blighting conditions . Representative
undertakings of the Authority in the furtherance of this Plan are described as follows .
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
14
6.1 Complete Public Improvements and Facilities
The Authority may, or may cooperate with others to, finance, install, construct, and
reconstruct any public improvements . Additionally, the Authority may, or may
cooperate with others to, demolish and clear existing improvements for the purpose of
promoting the objectives of the Plan and the Act.
Whereas public improvements or investment should, whenever possible, stimulate
directly and indirectly desired private sector investment, it is the intent of this Plan that
the combination of public and private investment that occurs in the Area will benefit the
properties within its boundaries, as well as the community at-large .
As described in Section 4.0 of this Plan, eleven ( 11) qualifying conditions of blight are
present within the Area, for which the following Urban Renewal Projects ( by factor) will
remedy through completion of these improvements and actions :
(a ) Slum, deteriorated, or deteriorating structures -- repairs to commercial
structures ( interior and exterior), facades, fencing and ancillary structures; and,
demolition of the same;
( b ) Predominance of defective or inadequate street layout -- curb and gutter and
driveway enhancements; pedestrian, bicycle and trail connections; and safety
improvements;
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness --
vehicular access and other roadway improvements, pedestrian and safety
improvements, acquisition and consolidation of parcels;
(d ) Unsanitary or unsafe conditions -- enhanced lighting within public rights-of-way,
pedestrian improvements within public spaces; and, any required off-site
improvements deemed reasonable and for the public benefit;
(e ) Deterioration of site or other improvements -- paving and parking improvements,
landscaping, and graffiti removal;
(f) Unusual topography or inadequate public improvements or utilities -- grading to
improve drainage and developable acres, completion of onsite roadways and
utility lines, undergrounding of non -region-serving utility lines; as well as, other
offsite improvements which impact development within the property;
(g) Defective or unusual conditions of title rendering the title nonmarketable --
mitigation of impacts associated with the presence of inactive underground
mines, and infrastructure within existing pipeline and utility easements;
Dacono Area Urban Renewal Plan ( 11 . 2 . 2015 )
15
. .
( h ) The existence of conditions that endanger life or property by fire or other causes
-- vehicular and non -vehicular roadway improvements, flooding mitigation,
funding for the cleanup of environmental contaminants;
( 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 -- see remedies under Factor a
above;
(j ) Environmental contamination of buildings or property -- removal of
environmental contaminants; and
( 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 -- participation in eligible expenses (as per the
Statute) that make development in the Area feasible.
6.2 Complete Other Improvements and Facilities
To the extent that non-public improvements in the Area may be required to
accommodate development and redevelopment and still benefit the public, the
Authority is hereby authorized to assist in the financing or construction of such
improvements to the extent authorized by the Act.
6.3 Promote Development and Redevelopment
A key concept associated with implementation of the Plan is commitment to priority
public investments that serve to catalyze and make feasible private investment that
generates resources to fund the same. The potential impact of this investment on Weld
County resources and services is quantified in the Dacono Area Urban Renewal Plan —
Weld County Impact Report which was submitted to the Board of County
Commissioners of Weld County as required by the Act. A copy of the Plan was provided
to the St. Vrain Valley RE-1 (J ) and Weld RE-8 School Districts, and all documents
required by the Act presented to the Authority Board under separate cover.
6.4 Adopt Standards
As stated earlier, all development shall conform to applicable rules, regulations, policies,
other requirements, and standards of the City and any other governmental entity with
jurisdiction in the Area . While the Act allows for the adoption of standards and
requirements applicable to projects undertaken in an urban renewal area, in the context
of this Plan, it is the Authority' s intention that investment in the Area conform to City -
approved documents .
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1
6.5 Modify the Plan
The Authority may propose, and the City Council may make, modifications to this Plan
as may be necessary provided they are consistent with the Comprehensive Land Use
Plan and any subsequent updates. Additionally, any such amendments made in
accordance with this Plan and as otherwise contemplated, must also be compliant with
the Act. Finally, 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 .
6.6 Review the Plan
Ii
An ongoing process of review is recommended as a mechanism to allow those parties
II
responsible for administering and implementing key projects within its boundaries to
periodically evaluate its effectiveness and potentially make adjustments. Modifications
may be developed from suggestions by the Authority, property and business owners,
and City staff operating in support of the Authority and advancement of this Plan .
6.7 Provide Relocation Assistance
In the event it is necessary to relocate or displace any businesses or other commercial
establishments as a result of any property acquisition, the Authority shall adopt
relocation policies consistent with the Act, for payment of relocation expenses . Such
expenses may include moving expenses, actual direct losses of property for business
concerns, and goodwill and lost profits that are reasonably related to relocation of the
business, resulting from its displacement for which reimbursement or compensation is
not otherwise made.
6.8 Demolish, Clear and Prepare Improvements
The Authority may, on a case-by-case basis, elect to demolish or cooperate with others
to clear buildings, structures and other improvements within the Area in an effort to
advance activities and undertakings deemed consistent with the vision stated herein .
Additionally, existing Development or Cooperation Agreements may require such
demolition or site clearance to : eliminate unhealthy, unsanitary, and unsafe conditions,
obsolete uses deemed detrimental to the public welfare; and, otherwise remove and
prevent the spread of deterioration .
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6.9 Acquire and Dispose of Property
Acquisition of property by negotiation or any other method, including eminent domain ,
is authorized for use within this Plan Area . Properties acquired by entities other than
the Authority may temporarily be operated, managed and maintained by the Authority
if requested to do so by the acquiring entity and deemed in the best interest of the
Urban Renewal Project and the Plan . Such property shall be under the management
and control of the Authority and may be rented or leased pending its disposition for
redevelopment.
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 in
accordance with the Act and this Plan .
6. 10 Enter Into Redevelopment / Development Agreements
The Authority may enter into Redevelopment / Development Agreements or other
contracts with developer(s) or property owners or such other individuals or entities
determined to be necessary to carry out the purposes of this Plan . Further, such
Agreements, or other contracts, may contain terms and provisions deemed necessary or
appropriate for the purpose of undertaking the activities contemplated by this Plan and
the Act. Any existing agreements between the City 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. 11 Enter Into Cooperation Agreements
For the purpose of this Plan, the Authority may enter into one or more Cooperation
Agreements with the City of Dacono or other public bodies pursuant to the Act.
• Whereas the City and the Authority recognize the need to cooperate in the
implementation of this Plan, these Cooperation Agreements may include without
limitation the planning, financing, installation, construction and / or reconstruction of
public or other eligible improvements . This paragraph shall not be construed to require
any particular form of cooperation .
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6. 12 Create Tax Increment Areas
The boundaries of the Urban Renewal Area shall be as set forth in Section 1 .4 and
illustrated in Figure 1 . It is the intent of the City Council in approving this Plan to
authorize the use of Tax Increment Financing by the Authority as part of its efforts to
advance the vision, objectives and activities described herein . Pursuant to the
provisions of Section 31-25- 107 (9 ) of the Act, the City Council in approving this Plan
further contemplates that one or more Tax Increment Areas may be created within the
Urban Renewal Area as development occurs . Notwithstanding such distinction, the
Authority is specifically authorized to expend the revenue from Property and Sales Tax
Increments to the extent authorized by the Act and this Plan .
While this Dacono Area Urban Renewal Plan contemplates that the primary method of
assisting with financing eligible expenses in the Area will be through the use of Property
Tax Increment revenue, the City Council may allocate Municipal Sales Tax Increments if
requested to do so by the Authority and only after receipt of a financing plan outlining
the proposed amounts and purpose for which the Municipal Sales Tax Increment is to
be used . As such, the use of Sales Tax Increment is hereby authorized pursuant to
Section 31-25-107 (9 ), C. R.S., which is by this reference incorporated herein as if set
forth in its entirety, but any such pledge of Sales Tax Increment by the Authority in a
Development or Redevelopment Agreement shall not be authorized until a separate
Cooperation Agreement between the Authority and the City setting forth the
allocation of Incremental Sales Taxes between the City and the Project. The approval
of such Cooperation Agreement by the City and the Authority is hereby found by the
City not to be a substantial modification of the Urban Renewal Plan, and is not an
addition of a new Urban Renewal Project, does not alter the boundaries of the Plan
Area, does not change the mill levy or sales tax component of the Plan ( up to 100% of
the Sales Tax Increment being hereby authorized by the Plan ), and is not an extension
of the Plan or the duration of a specific Urban Renewal Project, regardless of when such
Cooperation Agreement may be approved . The entire Plan Area is hereby designated as
a single Tax Increment Area.
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 is critical as no one entity,
either public or private, has sufficient resources alone to sustain a long-term
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improvement effort. Possible public investments for which the Authority, with the
support of the City , may participate include ( but are not limited to) : pedestrian
improvements including construction of sidewalks, street lights and other design
enhancements intended to improve safety for vehicular and non -vehicular movement;
roadway improvements including curbs, gutters, and traffic lights; and, infrastructure for
drainage and utilities under the authority of the City . The Authority may also provide
financial assistance for other expenses considered eligible under the Act.
7. 2 Financial Mechanisms
The Authority may finance undertakings pursuant to this Plan by any method
authorized under the Act or any other applicable law, including without limitation of the
following : 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 federal or state loans
or grants, interest income, annual appropriation agreements, agreements with public or
private entities, 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 incurred by the Authority 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
incremental revenues may be used for a period not to exceed the statutory
requirement, which is presently twenty-five ( 25 ) years after the effective date of the
Plan adoption which authorizes and creates the Tax Increment Area .
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 sales tax revenue described in
this section .
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7.3.2 Base Amount
The Base Amount includes that portion of property 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
modifications); 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 and
paid to the public body, as are all other taxes collected by or for said public
body.
7.3.3 Incremental Revenues
Incremental revenues including that portion of said property, and if authorized
by the City Council, municipal sales taxes in excess of the Base Amount set forth
in Section 7 .3 . 2 above shall be allocated to, and when collected, paid into the
Authority's Tax Increment Revenue Fund . The Authority may use these funds
to pay the principal of, the interest on, and any other premiums due in
connection with the bonds, loans or advances to, or indebtedness incurred
(whether funded, refunded, assumed, or otherwise ) by the Authority, for
financing or refinancing, in whole or in part, any portion of an Urban Renewal
Project considered eligible under the Act. Unless and until the total valuation
for assessment of the taxable property in any Tax Increment Area exceeds the
base valuation, all of the taxes levied upon taxable property in the Tax
Increment Area shall be paid into the funds of the respective public bodies .
Also, when such bonds, loans, advances and indebtedness, including interest
thereon and any premiums due in connection therewith, have been paid, all
taxes upon the same taxable property shall be paid to the respective public
bodies .
Further, the incremental portion of said taxes, as described in this subsection
7. 3 . 3, may be irrevocably pledged by the Authority for the payment of, principal
and interest on, and any premiums due in connection with such bonds, loans,
advances and / or indebtedness incurred by Authority to finance an Urban
Renewal Project (as defined in the Act); except :
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(a ) Any offsets collected by the County Treasurer for return of
overpayments or any funds reserved by the Authority for such purposes
in accordance with Section 31-25- 107(9 ) (a ) ( III ) and ( b), C. R. S.
( b ) Any reasonable (as determined by the Authority) set-asides or reserves
of incremental taxes paid to the Authority for payment of expenses
associated with administering the Plan .
If there is any conflict between the Act and this Plan, the provisions of the Act
shall prevail, and the language in the Plan automatically deemed to conform to
the statute .
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.
Whereas, 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 these tools either independently or in various combinations .
The Authority and City Council also recognize that Colorado law allows for the creation
of additional political subdivisions within a municipality to fund improvements and
provide other services within a defined geography. These entities include metropolitan,
general improvement, and other special districts including business improvement
districts . These have available to them certain taxing powers that can generate
additional revenues to assist with redevelopment efforts . However, as such, they will
require the support of property owners within their boundaries and in select instances,
community at-large, prior to their collection .
Given the obstacles associated with infill development and redevelopment, the
Authority believes that it is imperative that solutions be put in place which are
comprehensive, flexible and creative; and, the Authority may contract with the City to
administer these various resources .
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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I
Dacono
Area
Urban Renewal
Plan
City of Dacono , Colorado
Appendix A:
City of Dacono Comprehensive Land Use Plan, adopted 2005 (excerpts taken verbatim )
2.0 Dacono's Context
2.3 Urban Design
Policies:
1. The City opposes 'leapfrog' development unless provisions are made to relieve the City of
associated additional maintenance costs.
4.0 Dacono Comprehensive Land Use Plan
4.1. 1 Key Principles of the Comprehensive Plan
4. 1. 1. 1 Growth - Paying for Itself
Policies :
1 . Growth will pay its own way; the development will pay the costs for new public
infrastructure .
2 . The City opposes leapfrog development unless provision is made to relieve the
City of associated additional maintenance costs . (duplicate of above )
4. 1. 1.2 Feathering Densities
Policies :
2 . New developments will demonstrate that adequate public facilities are available
nearby to serve their developments' needs (water, sewer, schools, fire
protection, roads etc. ) .
4. 1. 1.3 Land Use / Zoning Transitions
Policies :
1 . The City encourages similar land uses on both sides of a collector and or local
street. To support this, changes in land use zoning will be made at the rear of
properties rather than at the front property line . Adequate buffering
(vegetative, setbacks or architectural ) will need to be provided to buffer
dissimilar "facing" land uses .
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2 . Zoning shall not permit adjacent uses that are incompatible or create adverse
impacts unless separated by a buffer zone designed to mitigate the adverse
impact.
4.2 Residential Land Uses
Policies :
1 . To encourage housing variety, the Comprehensive Land Use Plan proposes "average
minimum" densities in every land use designation .
2 . Residential neighborhoods will be designed, when appropriate, to mix homes with
commercial / retail uses, provide housing options, and encourage mobility without
auto reliance .
3 . The City encourages neighborhoods with housing choices that will allow residents to
remain in neighborhood through their life stages change (single, married, raising
children, "empty nesters, retirees)
5 . The City supports and encourages affordable housing dispersed throughout the
community, not concentrated in one area . Every effort will be made to blend
affordable housing with market- rate housing. Lower- income housing will look like
higher- income housing, using similar exterior materials, windows and building forms .
Affordable housing will not be segregated or clustered .
4.3 Commercial
Policies:
1. Establish a new City Center District to provide a unique social and business
destination . The City Center will encompass traditional neighborhood design (TND)
principles incorporating an array of uses such as stores, restaurants, offices,
residences, civic uses, schools and numerous trail connections; and, provide a logical
pedestrian and vehicular connection between established and new neighborhoods .
2 . Promote a positive political and regulatory environment to encourage growth and
development of a diverse tax base .
3 . The City will support a full range of housing types and work places, where ages and
classes are integrated .
4. Streets, pedestrian paths and bike paths will offer a system of connected and
interesting routes to all destinations .
4.3.2 Neighborhood Commercial
Policies :
1 . Neighborhood commercial centers will be encouraged at appropriate locations in
residential areas to increase convenience and reduce the need for cross-city travel .
2 . Small commercial buildings may be considered on a case-by-case if the use and
buildings are compatible with the neighborhood .
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1
3 . New Community and Neighborhood Commercial areas will incorporate a mix of uses,
including retail, residential and office in neo-traditional ( New Urbanist) development
patterns .
4. The City will encourage commercial development in clusters or mixed -use centers as
opposed to strip development.
5 . Parking that is placed in courtyards, behind buildings and in innovative arrangements
will reduce the visual blight of endless parking lots.
6. The City will promote a positive political and regulatory environment to encourage
growth and development of a diverse tax base .
7. The City will support compact development that reduces auto-dependence, and
increases walkability in commercial areas .
4.3. 3 Community Commercial
Policies:
1 . New Community and Neighborhood Commercial areas will incorporate a mix of uses,
including retail, residential and office in traditional ( New Urbanist) development
patterns .
2 . The City will promote a positive political and regulatory environment to encourage
growth and development of a diverse tax base.
4.3.4 Regional Commercial
Policies:
1 . The City encourages a variety of retail and commercial establishments .
2 . Commercial and business development along Interstate 25 will have a pleasing
appearance as viewed from the Interstate. Facades facing the Interstate will have
finish materials and landscaping similar to building fronts .
3 . The City will promote a positive political and regulatory environment to encourage
growth and a diverse tax base .
4. The City will support destination / big box developments that incorporate high -quality
architecture and site planning.
5 . Major employment centers and other large traffic generators will locate near major
collectors, arterial or Interstates .
4.3.5 Improvements to Highway 52 Commercial
Policies :
1 . The City will focus on measures to sustain commercial areas on Highway 52 .
2 . The City will support compact development that reduces auto dependence, and
increases walkability in commercial areas.
3 . The City will promote a positive political and regulatory environment to encourage
growth and development of a diverse tax base .
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4. Streets, pedestrian paths and bike paths will contribute to a system of fully connected
and interesting routes to all destinations .
5 . The City will promote safe pedestrian crossings of major roadways within the Dacono
planning area .
4.4 Employment
4.4. 1 Business District
1 . As Dacono grows, the City will encourage business development to provide a balance
of jobs and housing units where the jobs match the skills of the workforce and the
housing is available at the prices, sizes and locations for workers who wish to live in
our community.
2 . The City will promote a positive political and regulatory environment to encourage
growth and development of a diverse tax base .
3 . Major employment centers and other large traffic generators will locate near minor
arterials and lnterstates .
4.4.2 Industrial
Policies :
1 . Support the development of Section 24 as an industrial park and will evaluate
incentives for industrial businesses to locate to this area .
2 . Separate industrial development from residential uses by a natural, physical or land-
use buffer that gradually transitions from one land use type to the next.
3 . Visually buffer industrial development requiring large outdoor storage yards or
outdoor work areas from major collector or arterial roads and residential areas.
4.4.3 Business / Light Industrial
Policies :
1 . Business / light industrial development will be separated from residential uses by
either a natural, physical buffer or a buffer of land uses that make a gradual transition
from one type of land use to the next.
2 . The City will promote a positive political and regulatory environment to encourage
growth and development of a diverse tax base .
4.6 Transportation
Policies:
4.6.6. Future Public Transportation
Policies :
2 . Provide an efficient, cost-effective and safe road and street system to meet the City's
needs for convenient movement of people, goods and services throughout the
Planning area .
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3 . New developments will be required to improve intersections on collector and arterial
road intersections to maintain not less than level-of-service " D " ( less than 40 seconds
average wait at an intersection ) during peak hours .
4. Proposed developments will be coordinated with adjoining developments to provide
connectivity of streets, trails ( off street trails and/or detached sidewalks ), utilities and
drainage and open space easements . This connectivity will provide multiple routes for
vehicles, pedestrians and emergency vehicles through each neighborhood .
5 . The City will support compact development that reduces auto-dependence, and
increases walkability in neighborhood and community commercial areas by locating
housing in the City Center and in or near commercial centers.
6 . Streets, pedestrian paths and bike paths will contribute to a system of connected,
interesting routes, to all destinations.
7. The City will promotes safe pedestrian crossings of major roadways within the Dacono
planning area .
8. The design of Colorado Boulevard (WCR 13 ) will accommodate the regional trail .
9 . Developments may be required to mitigate off-site traffic impacts caused by
development.
10. Local streets will generally be arranged to provide multiple routes through a
neighborhood, and through the city.
11 . The City will discourage residential developments that generate " double frontage "
lots, which result in rear-walled yards facing a collector or local street.
13 . Reserve adequate rights-of-way for future transit system / light rail line .
14. Encourage alternative forms of transportation .
4.7 Parks and Trails
4.7. 1. Park Level-of-Service (LOS)
Policies :
1 . As the City grows, it will maintain a level of service for parks of 7 . 5 park acres per
1,000 residents.
2 . All residents of the City shall have a neighborhood, community or regional park within
a 1 . 2 mile walk from their homes .
4. Embed civic, institutional and recreational uses into neighborhoods.
4.7.2 Park Dedications / Impact Fees
Policies :
1 . All new developments will provide finished neighborhood park facilities to meet the
demand created .
2 . All City residents will share the cost of community and regional parks, or other special-
use areas and their amenities.
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4.7 . 2 Park Dedications / Impact Fees
Policies :
1 . All new developments will provide finished neighborhood park facilities to meet the
demand created by new residents .
2 . All city residents will share the cost of community and regional parks, or other special-
use areas and their amenities .
4.7.4. Local and Regional Multi-Use Trails
Policies :
1. New development will provide multi-use trail connections along ditches, irrigation
channels and abandoned railroad right-of-ways to connect neighborhoods to parks,
open space and other community facilities as indicated in the Comprehensive Land
Use Plan .
2 . Dacono will support the St. Vain Legacy Trail System and will work with partner
communities towards trail implementation .
3 . The City will strive to meet or exceed the National Recreation and Park Association 's
Open Space Standards, which suggest a ratio of one trail mile per 2,000 people for
bicycling and jogging.
4.8 Open Space
Policies :
1 . All new developments will provide finished neighborhood park facilities to meet the
demand created by new residents .
2 . All city residents will share the cost of community and regional parks, or other special-use
areas and their amenities.
5.0 Implications of the Comprehensive Plan
5.3 Schools
Policies:
1. There are two school districts within Dacono, however it is of paramount importance that
the two school systems coordinate policies to operate seamlessly toward goals that best
serve students and the community at large. An area of suggested coordination is public
access to school grounds and facilities.
2 . The City will cooperative with the St. Vrain and Fort Lupton school districts to plan future
school facilities, helping to predict road and utility needs . To that end the City shall assist the
School Districts in identifying and reserving land for school facilities so as to reduce the need
for school acquisition and construction before development.
3 . To reduce costs of both schools and parks the City will explore joint development of school
sites (elementary, middle and high schools ) for neighborhood parks, when public
accessibility meets the neighborhood ' s needs .
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6.0 Civic Improvements - Increasing the ' livability" of Dacono
6.2 Image and Visibility Improvements
6.2.2 City-Wide Street Tree Plantings
Policies :
1 . Future subdivisions and commercial development will provide street trees as an
integral part of the landscape design .
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Dacono Area Urban Renewal Plan
City of Dacono , Colorado
Appendix B :
Dacono Area Urban Renewal Planning Boundary Legal Description
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