HomeMy WebLinkAbout20152850.tiff I , I � 401 LOCUST STREET • P.O. BOX 435 • FREDERICK, CO 80530-0435
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PHONE: (720) 382-5500 • FAX: (720) 382-5520
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August 21 , 2015 Weld County Commissioners RECEIVED
Weld County Administration Building AUG 2 2�,5
1150 "O" Street
Greeley, CO 80631 WELD COUNTY
COMMISSIONERS
Dear Commissioners,
Please find attached to this correspondence an Urban Renewal Plan (Plan) and Impact Report for the
proposed Meadowlark Renewal Area in compliance with C.R.S. 31 -25-107 (3 .5).
The proposed Urban Renewal Area is located entirely within the municipal boundaries of the Town and
contains approximately 35 . 1 acres. The Area is depicted on Exhibit A of the enclosures. Generally it is
located approximately 2000' from the intersection of Colorado Boulevard and Iris Parkway.
The property is burdened by significant impediments to development that may be addressed through the
actions outlined in the attached Plan.
The estimated "Weld County Property Tax Increment" shown in the attached Impact Report was
calculated based upon previous meetings with the County Commission who pledged verbal support that
the Frederick Urban Renewal Authority and Weld County would evenly divide any future tax increment
generated through the County's millage rate. We appreciate your proactive support in recognizing the
need for this critical economic development tool in our community to help make Frederick and Weld
County great!
If you have any questions, please contact me directly at 720-382-5500.
Sincerely,
Matthew S. Le ' erf
Town Manager
Cc: Don Warden, Finance Director — Dept. of Finance and Administration
Enclosures
CaO
- a.t - 15
2015-2850
Built on What Matters.
URBAN RENEWAL PLAN FOR THE
MEADOWLARK BUSINESS PARK URBAN
RENEWAL PROJECT
TOWN OF FREDERICK
August 2015
I. INTRODUCTION
The Urban Renewal Plan for the Meadowlark Business Park Urban Renewal Project has been
prepared pursuant to the provisions of the Colorado Urban Renewal Law, Part 1 of Article 25 of
Title 31, C. R.S., as in effect in all respects on the date this Urban Renewal Plan is approved by the
Town of Frederick Board of Trustees. The Urban Renewal Plan (sometimes referred to herein �
alternatively as the "Plan" ), including the preparation and execution of any documents
implementing it, shall be performed by the Frederick Urban Renewal Authority.
It is the intent of this plan that the objectives of quality development will be achieved by
cooperation between the Authority and the private sector utilizing and facilitating financing of
required improvements, both public and private incentives and tools from any and all available
sources. As required by the Urban Renewal Law, the Plan will afford maximum opportunity,
consistent with the sound needs of the Town as a whole, for the development of the Urban
Renewal Area by private enterprise.
II. DEFINITIONS
Any terms used in this Urban Renewal Plan that are not defined herein are governed by
definitions in the Colorado Urban Renewal Law or definitions in the Town of Frederick Land Use
Code, as applicable. Unless a different meaning is clearly stated, the terms used in this Urban
Renewal Plan shall have the following meanings:
"Area" and "Urba_n Renewal Area" means Outlot C, Meadowlark Business Park, Filing No. 1, Town
of Frederick, County of Weld, State of Colorado, according to the recorded plat thereof, depicted
on Exhibit A, attached to and made a part hereof.
"Authoritv" means the Frederick Urban Renewal Authority, a body corporate and politic of the
State of Colorado.
"Bonds" shall have the same meaning as in Sections 103(3) and 109 of the Urban Renewal Law,
and, without limitation, specifically includes reimbursement agreements with owners and
developers.
"Comprehensive Plan" means the Town of Frederick Comprehensive Plan — 2006. The
Comprehensive Plan is being revised and updated . Any new revisions are not expected to
materially affect the provisions of this Urban Renewal Plan .
"Plan" and "Urban Renewal Plan" means this urban renewal plan as it may be modified for time
to time.
"Tax Increment Financing" or "TIF" means tax allocation financing described in Section 31-25-
107(9) of the Urban Renewal Law, as in effect on the date this Plan is approved by the Town
Board . Unless this Plan is formally amended by the Town Board to provide otherwise, Tax
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Increment Financing shall be required for the full twenty-five year period required to carry out
all the activities and undertakings necessary to complete the Urban Renewal Project.
"Town" means the Town of Frederick, Colorado.
"Town Board" means the Board of Trustees of the Town of Frederick, Colorado.
"Town Land Use and Buildin� Requirements" means the requirements listed in Section VII ofthis
Plan .
"Urban Renewal Law" means the Colorado Urban Renewal Law, Part 1 of Article 25 of Title 31,
C. R.S., as in effect in all respects on the date this Plan is approved by the Town Board .
"Urban Renewal ProiecY' means all of the activities and undertakings required for the complete
development of the Urban Renewal Area, including, without limitation financing and
construction of all public and private improvements and payment of all financing obligations
included in the definition of "Bonds" in the Urban Renewal Law.
III. URBAN RENEWALAREA BOUNDARIES
The Urban Renewal Area is entirely within the municipal boundaries of the Town and contains
approximately 35 . 1 acres. The Area is depicted on Exhibit A.
IV. QUALIFYING CONDITIONS
An independent consultant, Jac Cuney, experienced in conducting conditions surveys, conducted
a field investigation survey to determine if conditions constituting the definition of "blighted
area" contained in Section 103(2) of the Urban Renewal Law exist in the Area. The results of this
survey are contained in a report entitled "Out Lot C Meadowlark Business Park 1 Conditions
Survey" dated July 2015 that identified and documented the following statutory conditions as
existing in the Urban Renewal Area :
A. Predominance of defective or inadequate street layout;
B. Faulty lot layout in relation to size adequacy, accessibility, or usefulness;
C. Unsanitary or unsafe conditions;
D. Deterioration of site or other improvements;
E. Unusual topography or inadequate public improvements or utilities;
F. 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.
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The Conditions Survey is incorporated in and made a part of this Plan as Exhibit B. The above
conditions show that the Urban Renewal Area qualifies as a blighted area as defined in the Urban
Renewal Law. By definition a "blighted 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 of the Town. �
V. CONFORMANCE WITH COMPREHENSIVE PLAN
As required by the Urban Renewal Law, this Plan conforms with the Comprehensive Plan, which
is a general plan of the Town as a whole. The Comprehensive Plan will govern the execution of
this Urban Renewal Project by the Authority in a manner consistent with the following goals and
objectives.
VI . GOALS AND OBJECTIVES OF THE URBAN RENEWAL PLAN
A major objective of the Comprehensive Plan is to create safe and attractive places to live, work,
and shop in accordance with community goals, policies, and strategies articulated for each land
use category. The activities and undertakings necessary to carry out this Urban Renewal Plan are
intended to implementthe following specific goals, policies, and strategies ofthe Comprehensive
Plan .
Goal 10: Strive for a diverse, balanced business community that brings economic
vitality, while maintaining a balance with population and community character.
StrateQv 10. 1. 1: Encourage the recruitment of businesses that support the
economic base and create primary jobs for the Town .
Strate�v 10.2. 2: Develop a policy regarding preferred businesses, including those
which practice environmental stewardship, businesses that provide high-paying jobs, or locally
owned non-corporate businesses.
Stratesv 10. 1.4: Utilize incentives and programs to promote economic
development, including but not limited to, expediting the development review process, utilizing
public-privatefinancing mechanisms, and/orapplyingfordevelopment orredevelopmentgrants.
Policv 10.2 : Esta6lish partnerships with public and private entities to benefit the
community.
Policv 10.3 : Encourage new businesses and retain existing businesses that provide
needed local services.
Strateav 10.3 . 1 : Collaborate with the business community to facilitate growth,
development and infra structure improvements that benefit residents and businesses.
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Stratesv 103.3 : Consider making public improvementsto the Town forthe purpose
of attracting new businesses, such as gateways/entries with attractive signage and landscaping.
Policv 10.4: Maintain streamlined development review and building permit proposes.
Strate�v 10.4. 1: Provide efficient and timely review of development proposals,
while maintaining quality standards in accordance with the Town's Land Use Code.
Policv 10.5 : Complete vital sections of the Town's infrastructure where needed .
Strategv 10.5 . 1: Encourage the community's infrastructure improvements be built
in a timely and efficient manner to promote economic development.
Strateav 10.5. 2 : Encourage landowners or developers to design, finance, and
construct infrastructure improvements within and to their property or properties.
Strate�v 10.53: Establish reimbursement agreements between the landowners
and the Town.
StratesV 10. 5.4: Explore options towards designing, financing, and constructing
infrastructure improvements upfront, understanding that future development will pay its way by
contributing its "fair share" cost of the improvements at the time of development.
Policv 10.6: Promote an increase and diversification of the employment base to
accommodate job-generating developments that help achieve jobs for Frederick residents.
Strateav 10.6. 1: Encourage businesses that will provide jobs for Frederick residents.
Strate�v 10.6. 2: Promote businesses that will provide job diversity.
Strategv 10.6.3 : Maintain the strong manufacturing, construction, engineering,
research and development, and high-tech industries.
Strate�y 10.6.4: Encourage management, professional, scientific, and research and
development jobs to capture more of the workforce.
Strate�v 10. 6.5: Work toward a job-housing ratio greater than 1 :1.
Policv 10.7 : Locate economic development in appropriate and viable locations.
Policv 11.3 : Encourage the development of community and regional commercial sites.
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Strate�v 11.3. 1: Consider alternative funding mechanisms.
Goal 13: Encourage desirable industrial development within the Town consistent
with the Town's overall growth policies.
Policv 13. 1 : Locate industrial uses in appropriate and viable locations. �
Strategy 13. 1. 1: Locate industrial within proximity to other industrial land uses.
Policv 13. 2 : Minimize the impact of industrial uses on adjacent properties.
Strate�v 13 . 2. 1 : Use the Town's land use authority and capital improvement
policies to provide an adequate supply of both finished sites and raw land suitable for industrial
development in a range of sizes to accommodate the different requirements of various
businesses.
Strategv 13. 2. 2 : Encourage industrial parks to include appropriate amenities such
as recreational or other facilities that benefit their employees.
StrateaV 13.2. 3: Encourage reinvestment in and improvement to the Town's
existing industrial areas to maintain and improve their economic vitality and appearance.
Goal14: Provide and maintain a roadway network, which meets Frederick's
rirriilatinn �nrl arracc noaric in _a cafc arnnnmiral anrl affi�iant mannar
--• - -. . _ -- - . . _ . . - - - - -- " - - - - -� - - - . _ . , _.
Policv 14. 1 : Ensure that the transportation system is compatible with adjacent land
uses to maintain a high level of mobility.
StrateRv 14. 1. 1 : Time improvements to the transportation system to coincide with
new development.
Goal 16: Maintain Frederick as a desirable community through the installation of
public improvements, providing a high level of service.
Policv 16. 1: Cooperate with the service districts to develop a process that will ensure
that public improvements are installed efficiently and in a timely manner.
Strategv 16. 1. 1: Encourage the area's service districts to use the Town of Frederick
Comprehensive Plan as a guide to determine the location of public improvements.
Strate�y 16. 1.2: Initiate discussions with the service districts to enter into
intergovernmental agreements that require cooperation in providing municipal facilities and
services in the Frederick Planning Area .
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Strate�v 16. 2. 2: Require developers to install all public improvements necessary to
serve their development.
VII. LAND USE REGULATIONS AND BUILDING REQUIREMENTS
All development and redevelopment in the Area will be governed by the Comprehensive Plan,
the Town Land Use Code, the Town Design Standards and Construction Specifications, and the
International Building Code as adopted by the Town with minor modifications (collectively, the
"Town Land Use and Building Requirements"). The Plan will implement the provisions of Section
31-25-107(8) of the Urban Renewal Law, which provides that, upon approval of the Plan, the
provisions of the Plan shall be controlling with respect to land area, land use, design, building
requirements, maximum densities, timing or procedure applicable to the property covered by
the Plan . The Plan shall be automatically updated to reflect any revisions made to the
Comprehensive Plan as it applies in the Area.
VIII. PROJECTACTIVITIES
The Authority is authorized to use any and all powers available to it under the Coloredo Urban
Renewal Law and other applicable laws in order to carry out the activities and undertakings it
determines are necessary for the successful execution of this Plan, including, without limitation,
those listed below.
A. Owner Participation and Cooperation with Special Districts
The Authority may enter into ownership participation agreements and cooperation agreements
with property owners, developers, and special districts, including metropolitan districts, in the
Area for the development, redevelopment or rehabilitation of their property or provision and
improvement of public improvements.
Owner participation and other agreements ofthis nature shall contain, at a minimum, provisions
requiring:
1. Compliance with the Plan and all applicable ordinances and regulations.
2. Covenants to begin and complete development, construction or rehabilitation of
both public and private improvements within a period of time considered to be appropriate by
the Authority.
3. The financial commitments of each party.
4. The financial and legal ability to carry out development and redevelopment
proposals.
B. Property Acquisition
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If the Authority determines it is necessary to acquire any real property to implement this Plan,
the Authority may do so by any means available by law, except that, unless the owner of such
property agrees, the Authority is not authorized to acquire any property by exercise of the power
of eminent domain.
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C. Property Management
During such time as acquired property is owned by the Authority, such property shall be under '
the management and control of the Authority and may be rented or leased pending its
disposition for redevelopment.
D. Relocation Assistance and Payments
It is not expected that the implementation of this Plan will require the displacement of any
person, family, or business. However, if acquisition of property displaces and person, family, or
business, the Authority may assist such party in finding another location, and may, but is not
obligated to make relocation payments and provide relocation benefits authorized by the Urban
Renewal Law (except to the extent required by law in the event the use of eminent domain is
properly authorized and causes such displacement) to eligible residents and businesses in such
amounts and under such terms and conditions as required by law.
E. Demolition, Clearance, and Site Preparation
The Authority may demolish and clear, or contract to demolish and clear, buildings, structures,
and other improvements from any property it acquires in accordance with this Plan . The
Authority may provide rough and finished site grading and other site preparation services as part
of a specific redevelopment program.
F. Public Improvements and Facilities
In carrying out this Plan, the Authority may cooperate with other public bodies and with private
enterprise to provide public improvements and facilities as may be necessary to serve the needs
of the Area and respond to community needs as set forth in the Comprehensive Plan and the
Town Land Use and Building Requirements. The Authority may make provision and provide
funding for such public improvements and facilities in accordance with the goals and objectives
of this Plan .
G. Property Disposition
If the Authority acquires any real property in the Area, the Authority shall dispose of such
property it acquires by any legal means, including establishment of a reasonable competitive
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bidding procedure as required by the Urban Renewal Law. Such requirements may include
compliance with the Plan, covenants to begin and complete construction of improvements within
a time deemed reasonable by the Authority. The Authority shall also determine the financial and
legal ability of any private developer to carry out any redevelopment agreement with the
Authority.
H. Cooperation Agreements
For the purposes of planning and carrying out this Plan, the Authority may enter into one or more
cooperation agreements with the Town or other public entities. Without limitation, such
agreements may include project financing and implementation; design, location and construction
of public improvements and any other matters required to carry out this Plan, including payment
or reserving of funds required to provide for or contribute to area impacts as a result of the
proposed development and redevelopment of the Area.
I. Other Plan Undertakings and Activities
Other Plan undertakings and activities deemed necessary by the Authority to carry out the Plan
may be undertaken and performed bythe Authority or pursuant to agreements with other public
or private entities in accordance with the provisions of the Urban Renewal Law and any other
applicable law.
IX. PROJECT FINANCING; TAX INCREMENT FINANCING
The Authority is authorized to finance implementation of the Plan and the Urban Renewal Project
by any method authorized by the Urban Renewal Law or any other applicable law, including,
without limitation, appropriations, loans or advances from any source, including, without
limitation, the Town; federal loans and grants; state loans and grants; interest income;
agreements with public and private parties or entities; sale of securities and other assets;
property and sales tax increments (if approved by the Town Board); and loans, advances and
grants from any other available source. The following methods of financing redevelopment
projects are illustrative only and not necessarily inclusive or complete. All financing methods
legally available to the Town and/or the Authority, including other public and private entities or
agencies, and/or developers may be used to finance the public or private improvements or any
other costs described or anticipated in this Plan, or related in any manner to the development
and redevelopment of the Area. These methods include, without limitation : Property tax
increment financing; sales tax increment financing (if approved by the Town Board ); general
obligation bond financing; special obligation bond financing; municipal revenue bond financing;
general and metropolitan improvement district financing; local improvement district and special
assessment financing; tax anticipation notes and warrants; installment purchasing; short-term
notes and loans; tax exempt financing; industrial development revenue bond financing;
conventional financing; and any other method of financing acquisition, improvements, or
redevelopment as authorized by law, including, without limitation, reimbursement agreements
with the private sector.
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Such financing methods can be combined to finance individual developments in the Area as well
as all activities and undertakings by the Authority to carry out the Plan and the Urban Renewal
Project. These methods can also be used insofar as legally allowable to pay the principal of and
interest on and to establish reserves for indebtedness (whether funded, refunding, assumed or
otherwise) incurred by the Town or the Authority to finance, refinance, or refund in whole or in �
part, the Urban Renewal Project as defined in the Urban Renewal Law and the Plan . It is the policy
of the Authority to consider any and all methods of financing by any legal method, or any
combination of inethods of financing.
The Authority is authorized to issue notes, bonds, or any other financing instruments or
documents in amounts sufficient to finance all or part of the Urban Renewal Project as defined
in the Urban Renewal Law and the Plan. The Authority is authorized to 6orrow funds and to
otherwise create indebtedness through incurring obligations for in-kind contributions from the
Town or any other entity in carrying out this Plan . The principal, interest and any premiums due
on or in connection with such indebtedness may be paid from tax increments or any other fund
available to the Authority.
Activities and undertakings pursuant to the Plan may be financed by the Authority under the Tax
Increment Financing provisions of the Urban Renewal Law in existence at the time this Plan is
approved by the Town Board . Unless this Plan is formally amended by the Town Board to provide
otherwise, Tax Increment Financing shall be required for the full twenty-five year period required
to carry out all the activities and undertakings necessary to complete the Urban Renewal Project.
A. Establishment of Special Fund
The Authority shall establish a tax increment revenue fund for the deposit of all funds generated
pursuant to the division of ad valorem property tax and, upon approval of the Town Board,
municipal sales tax revenues described in this section.
B. 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 Urban Renewal
Area last certified prior to the effective date of approval of the Plan, and, if authorized by the
Town Board, that portion of municipal sales taxes collected within the boundaries of the Urban
Renewal Area in the twelve-month period ending in that last day of the month prior to the
effective date of the approval of the Plan, or both such portions, shall be paid into the funds of
each such public body as all other taxes collected by or for said public body.
C. Increment Amount
That portion of said property taxes in excess of such base amount or that portion of such
municipal sales taxes in excess of such base amount, or both, shall be allocated to and, when
10
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 described in this Plan, or as otherwise
authorized by the Urban Renewal Law. Unless and until the total valuation for assessment of the
taxable property in the Urban Renewal Area exceeds the base valuation for assessment of the
taxable property in the Urban Renewal Area, all of the taxes levied upon taxable property in the
Urban Renewal Area shall be paid into the funds of the respective public bodies. If sales tax
increment financing is authorized by the Town Board, unless and until all or the relevant part of
the municipal sales tax collections in the Urban Renewal Area exceed the base year municipal
sales tax collections in the Urban Renewal Area, all such sales tax collections shall be paid into
the funds of the Town . 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 Urban Renewal Area shall be paid into the funds of the respective public
bodies.
The increment portion of the taxes, as described in this subsection C, 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, but excluding 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.5., and also excluding a reasonable
amount each year as determined by the Authority for payment of maintenance and operating
expenses associated with administering the Plan, carrying out the Urban Renewal Project, and
maintaining the existence of the Authority.
X. CHANGES IN APPROVED PLAN
This Plan may be modified pursuant to and in accordance with Section 31-25-107(7) ofthe Urban
Renewal Law governing such modifications, including all protections afforded by law to owners,
lessees, and holders of Bonds, including rights to reimbursement payments.
XI . MINOR VARIATIONS
The Authority may in specific cases allow minor variations from the provisions of the Plan if it
determines that a literal enforcement of the provisions of the Plan would constitute an
unreasonable limitation or restriction beyond the intent and purpose of the Plan .
XII. EXHIBITS
Exhibit A: Map of Urban Renewal Area
Exhibit B: Conditions Survey
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EXHIBIT A: MAP OF URBAN RENEWAL AREA
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EXHIBIT B: CONDITIONS SURVEY
[THIS PAGE INTENTIONALLY LEFT BLANK - SEE ATTACHED]
13
MEADOWLARK BUSINESS PARK
Conditions Survey
Frederick, Colorado
Prepared for:
Town of Frederick
August 2015
I
1.0 Introduction
The purpose of this survey (the "Conditions Survey") is to analyze conditions within an -
area described as Outlot C, Meadowlark Business Park, Filing No. 1, Town of Frederick,
County of Weld, State of Colorado (the "Survey Area") to determine if factors that meet
the definition of a "blighted area" in Section 31-25-103(2) of the Colorado Revised
Statutes are present and whether the Survey Area is, therefore, eligible as an urban
renewal area under the provisions of the Colorado Urban Renewal Law.
The Survey Area contains approximately 35. 1 acres located west of Colorado (Road 13)
and north of Majestic Street. Property owners of record were notified that the Survey
was being conducted as required by statute. The Survey Area is depicted in red in Exhibit
A, attached to and made a part hereof. Photographs of the Survey Area are included in
Exhibit B, attached to and made a part hereof.
2.0 Definition of Blight
For purposes of this Conditions Survey, conditions that constitute a blighted area are
based upon the following definition in Section 31-25-103(2) of the Colorado Urban
Renewal Law.
"Blighted area" means an area thot, in its present condition and use and, by reason of the
presence of at leastfour of the followrng factors, substantially impairs or arrests the sound
growth of the municipalrty, retards the provision of housing accommodations, or
constitutes an economic or social Iiability, and is a menace to the public health, safety,
morals, or welfare:
(aJ 5lum, deteriorated, or deterioratrng structures;
(bJ Predominance of defective or inadequate street layout;
(c) Faulty /atlayout in relation to size, adequacy, accessibility, or usefulness;
(dJ Unsanitary or unsafe conditrons;
(e) Deterioration of site or other improvements
(fJ Unusual topography or inadequate publrc improvements or utilities;
2
(gJ Defective or unusua! condrtions of title rendering the title non-marketable;
(hJ The existence of canditians that endanger life or property by fire or other
causes;
(iJ euildings that are unsafe or unhealthy for persons to live or work in
because of building code violations, dilapidations, deterioration, defective
design, physical consYruction, or faulty or inadequate facilitres;
(jJ Environmental contamination of buildings or praperty;
(k.5J The existence of health, safety, or welfare factors requiring high levels of
municipal servrces or substantial physical underutilrzation or vacancy of
sites, buildings, or other improvements;
(I) If there is no objection of such property owner or owners and the tenant
or tenants of such owner or owners, rf any, to the inclusion of such
property in an urban renewa! area, "blighted area" also means an area
that, in its present condition and use and, by reason of ihe presence of any
one of the factors specified in paragraphs (aJ to (k.5) of this subsection (2J,
substantially impairs or arrests the sound growth of the municipality,
retards the provision of housing accommodations, or constrtutes an
economic ar sacial liability, and is a menace to the public health, safety,
morals or welfare. For purposes of thrs paragraph (1J, the fact that an
owner of an interest in such property does not object to the indusion of
such property in the urban renewal areo does not mean that the owner
has warved any rrghts of such owner in connection with laws governing
condemnation.
The determination of whether an area constitutes a "blighted area" is a legislative
determination within the discretion of a municipal governing body. The purpose of this
Conditions Survey is to provide documentation of the above defined physical,
environmental and social factors as they exist within the Survey Area. It is not necessary
for every factor to be present in an area in order for it to qualify as a "blighted area".
Rather, an area qualifies as blighted when four or more factors are present. As explained
in item (I) above, this threshold may be reduced to the presence of one blighting factor in
cases where property owners and tenants in the Survey Area do not object to inclusion in
an urban renewal area . As explained later in this report, conditionsevidencing blight were
found in the Survey Area .
3.0 Study Methodolagy
3
An independent consultant, Jac Cuney, experienced in conducting conditions surveys,
conducted field investigations for the purpose of documenting conditions within the '
categories of blight shown above. The consultant used a checklist of conditions within
each statutory factor to aid in the identification and characterization of blight factors.
(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/damage
� Wall, fascia board and soffit deterioration/damage
• Foundation problems (can also be inferred from subsidence)
• Gutter/downspouts: deterioration or absence
• Exteriorfinish deterioration (i.e. peeling or badly faded paint, crumbling stucco,
cracked masonry)
� Window and/or door deterioration/damage
• Stairway/fire escape deterioration/damage
• Mechanical equipment (problems with or damage to major mechanical
elements of primary structure)
• Loading areas: damage/deterioration
• Fence/wall/gate damage or deterioration
� Other structures: deterioration to significant non-primary structures
(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-categoriesinclude:
� 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/curb cuts: unsafe or significantly inconvenient
� Parking layout substandard : causing safety or access problems
4
• Traffic accident history: (when data is available), 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, and other shapes
incompatible with most land uses. Includes parcels that are 6locked from direct
vehicular access by other parcels.
� Vehicular access unsafe, missing or significantly inconvenient. Because access
involves the interplay between lots and roadways, parcels with poor access are
usually found to have both category (b) and (c) present.
� Inadequate lot size. This can depend on the context (i.e. downtown and/or
historical environments can often develop successfully with smaller lots,
whereas suburban locales are expected to have larger parcels available for
development)
(d) Unsanitary or unsafe canditions
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
• Poordrainage
• Flood hazard : substantially within a 100-yr floodplain, according to FEMA
� Steep slopes and difficult grade changes that are a safety hazard
• Unscreened trash or mechanical equipment: openly accessible dumpsters
(note: this is scored as a safety problem under this statutory factor even if not
a municipal code violation) or potentially dangerous mechanical equipment
� Pedestrian safety issues: often related to other blight factors, this sub-category
is present when pedestrian and cyclists face a clear danger from sidewalk
problems, lack or crosswalks/crossing lights, fast-moving traffic
5
• High crime incidence: (when data available), usually defined as an area with a
disproportionate share of police calls for service
� Vagrants/vandalism/graffiti: while usually not a direct safety threat, can be '
indicative of unsafe urban environments
(e) Deterioration of site or other improvements -
This factor is present when land and/or structures have been either damaged or
neglected. Sub-categoriesinclude:
• Neglected or poorly maintained properties, streets, alleys, sidewalks, and other
public improvements
• Trash/debris/weeds
� Parking surface/curb/gutter deterioration/damage
� Lack of landscaping: reserved for properties with an expectation of landscaping
(due to zoning or context) but with none (orlandscaping that has become
neglected)
(f) Unusual topography or inadequate public improvements or utilities
This tactor represents the combination ot two tormerly separate tactors. To that
end, it is said to be present when the topography is steep and incompatible with
development or properties are lacking complete or inadequate 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
• Lack of sidewalks (or significant damage)
• Water/Sewer service: missing or in need of repair/replacement
� Storm sewer/drainage 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 or unclear ownership. Due to the
6
expense of title searches, this blight factor is typically not examined unless
developers or land owners provide documentation of known title issues.
(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: identified through fire code violation data (where
available), discussions with fire department personnel, or evidence of recent
fires
� Hazardous contaminants: an "other cause" posing danger to life/property
� High crime incidence ( note: included in other factors)
• Floodplain/flood hazard (note: included in otherfactors)
(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
� High crime index
� Building/facilities unsafe: this determination is best made through interior
inspection but can be obvious with outside observation in some cases.
(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
7
(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 -
underutilized; or, there is a disproportionate amount of public service being
provided, such as properties generating frequent calls for police, code enforcement
or fire service and therefore, requiring more than their share of municipal services.
Sub-categoriesinclude :
• High fire call volume
• High crime incidence (reflected in police calls for service)
• Site underutilization (vacant land or buildings more than approximately 20
percent vacant) or sites that are underutilized because of incompatible uses
4.0 Survey Area Facts
The Survey Area consists of a single platted parcel of unimproved land described in
Section 1.0 and depicted on the vicinity map, Exhibit A. According to the Weld County
Assessor, none ot the Survey Area has been classitfed as agricultural land in the tive-year
period prior to the date of this Conditions Survey.
5.0 Survey Results
The Conditions Survey documented the presence in the Survey Area of six of the eleven
blight factors listed in the Colorado Urban Renewal Law, including (i) predominance of
defective or inadequate street layout; (ii) faulty lot layout in relation to size, adequacy,
accessibility, or usefulness; (iii) unsanitary or unsafe conditions; (iv) deterioration of site
or other improvements; (v) unusual topography or inadequate public improvements; (vi)
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
i m p rovem e nts.
The Survey Area is comprised ofvacant and unimproved land. Factors that were observed
and identified include lot and street layout problems, inadequate provisions for
pedestrian safety, inadequate public improvements, lack of infrastructure easements,
and site underutilization, all of which would support a finding that the Survey Area is
8
blighted. The six blight factors specified by the law found in the SurveyArea are described
in more detail in the discussion that follows (The letter in parentheses in the title to the
following paragraphs corresponds to the letter for that factor in Section 31-25-103(2),
C. R.5.).
(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.
The Survey Area is comprised of a vacant unimproved parcel. The vacant parcel
therefore lacks driveway definitions and curb cuts. Along with a lack of internal
streets is a lack of lighting, sidewalks and parking areas. The following sub-
categories of factor (b) were found in the Survey Area :
� Vehicular access - ingress and egress is non-existent
• Driveway definitions and curb cuts are unsafe or do not exist
• Internal streets and roadways are non-existent
(c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness
Because poor vehicular access is also a characteristic of faulty lots, the Area suffers
from this blight factor for the reasons explained under (b) above.
• Vehicular access unsafe and inconvenient or non-existent
(d) Unsanitary or unsafe conditions
Multiple factors contribute to unsafe conditions in the Area . Among them is a lack
of improved roadways, as explained under (b) above. Additionally, steep slopes
(described in factor (f) below) combined with insufficient lighting and incomplete
sidewalks and trails are considered a danger to pedestrians.
There is no lighting along the major rights-of-way that border the Area, creating an
unsafe environment for pedestrians.
The following sub-categories of factor (d) were found in the Survey Area :
� Poorly lit or unlit areas
9
� Poor drainage
� Grading / steep slopes
• Pedestrian safety issues �
(e) Deterioration of site or other improvements
The following sub-categories of factor (e) were found in the Survey Area :
� Neglected and poorly maintained property
� Trash, debris and weeds
• Lack of landscaping (as required by zoning)
(f) Unusual topography or inadequate public improvements or utilities
As explained above, there is insufficient lighting along the rights-of-way that border
the Area, creating an unsafe environment for pedestrians.
Public improvements and utilitiesthat are lackingand which will require completion
as part of any development program include : connections to water and sanitary
sewer mains; internal roadways, curbs and gutters; sidewalks and trail
improvements; street lighting; on-site provisions for storm drainage; and, water
quality features. Although utilities are available in the vicinity of the Survey Area,
existing inadequacies constitute a deterrent to development within its boundaries.
The following sub-categories of factor (f) were found in the Survey Area :
� Slopes and unusual terrain
• Non-existent Street pavement
• Curb and gutter absence Street lighting inadequate and missing
• Lack of sidewalks
� Water and sewer service incomplete
� Storm sewer and drainage incomplete and inadequate
(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, as here, the site is vacant, or properties or
their improvements are underutilized; or, there is a disproportionate amount of
10
public service being provided - for instance, properties generating frequent calls for
police, code enforcement or fire service and therefore requiring more than their
share of municipal services. Sub-categories include:
� High fire call volume (not found on this site)
� High crime incidence (not found on this site)
• Site underutilization (vacant land or buildings more than approximately 20
percent vacant. This condition is present in the Area)
Summary of Factors
Ta61e 1 summarizes the findings across all surveyed parcels. As shown, sixfactors ofthe
11 total possible factors were found, to some extent, within the Survey Area . In this case,
all six 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.
Table 1
Summary of Findings
— — ,
Blight Qualifying Present I
Factor
(a)
(b) X
(c) X
(d) X
(e) X
(f) X
(B)
(h)
(i)
Ii)
(ks) x
TotalFactors 6
11
1
EXHIBIT A
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1 /
WELD COUNTY iMPACT RF,PORT
URBAN RF,NF_,WAL PLAN FOR THE MEADOWLARK BUSINESS PARK
URBAN RENEWAL PROJECT
This impact report is submitted to the County Commissioners of Wcld County as required by
Section 31 -25-107(3 .5)(a), C.R.3., for the Urban Renewal Plan for the Meadowlark Business
Park Urban Kcncwal Yrojcct (thc "Urban Renewal Plan"). The information iu this xeport is
based upon estimates of development projected to occur commencing in 2016. The development
estimates are based on signiflcant assumptions. Some assumed market conditions and economic
circumstances inay not materialize and unanticipated events and circumstances will occur
subsequent to the date of this report. Therefore, the actual results achicved during the urban
renewal project will likely vary from thc projections. The following infonnation follows ihe
format dictated by the statute.
(I) The Estimated Duration of Time to Gomplete the Urban Renewal Proiect.
As provided in the Urban Renewal Plan it is anticipated that at least 25 years will be required to
carry out the Urban Renewal Project.
(II) Lstimated Annual Propertv TaY Increment to be Generated by the lJrban Renewal Proicct
and the Portion of Such Property "1'ax Incremcnt to be Allocaled Durint� 'I'his Period to Fund the
iJrban Renewal Proiect.
The Urban Renewal Plan states that the full 25-year period for allocation of property taY
increment revenue will be required to pay the bonds (including refunding bonds), notes, interim
certificates or receipts, temporary bonds, certificates of indebtedness, debentures, and other
financial obligations (as defined in Section 31 -25- 103 , C.R.S .) incurred by the Prederick Urban
Rcncwal Autharity (the "Authority") to cazry out the Urban Renewal Project.
Because the iinprovements to be constructed in the Urban Renewal Area are buildings that
produce less tax revenue relative to more intense land uses and improvements, project costs and
indebtedness are anticipated to exceed availablc tax increment revenue. The annual revenue
anticipated to be allocated to the special fixnd created by Section 31 -25- 107(9)(a)(II), C.R.S.,
from the property lax levy of Weld Counly is set forth in the attachment to this report.
Property tax increment from the Weld County levy against the tax incremcnt assessmcnt roll
begins with $5,288 in 2016 and, as a result of full build out in 2032, the final year of 2040 will
providc $98,708 in the last year that property tax allocated by law will be paid into the special
fund. The tolal amount projected to be allocated from the County levy is $ 1 ,484,993 .
The statute allocates all of the property tax increment to the special fund during the 25-ycar
period that indebtedness is outstanding to fund the Urban Renewal Project.
(III) Estimate of the Im��act of the LJrban Rcncwal Project on County Revenucs and on the
Cosl •ind l�xtc�it of� Additional Countv Infi�astruciw•e and Scrvices Required to Servc
Development Within the Proposed Urban Renewal Area and the Benelit of imnrovements
Within the Urban Renewal Area to I;xislin�omity lnfrastructure.
Based on the latest available ini'ormation from the Weld County Assessor, the actual value of the '
Urban Renewal Area is $561 , 120 and the current assessed value is $ 162,725 . For the purposes
of this report it is assumed that the base valuc for 2015, the anticipated base year to be
established in accordanec with Section 31 -25- ] 07(9)(a)(1), C.R.S., is $ 162,725 .
The proposed Urban Renewal Area is entirely within the boundaries of the Town of Fredericl<.
The Urban Kcnewal Area will be developcd by construction of sixieen business buildings, eacli
containing 10,000 square feet of gross floor arca and the corresponding public infrastructure
required for the private improvements. Construction is anticipated to wmmence in 2016 and it is
projccted that one building will be constructed each year thereaftcr until construction is complcte
in 2032.
It is not anticipatcd that the County will be requircd to provide any public improvements, police,
fire, utility or other spccific County infraslructure or scrvices to serve the area in thc Urban
Renewal Plan. The Urban Renewal Project is not adding any residential units to the area, and it
is not expected that any additional demands (direct or indirect) will impaet County services such
as health and human services that will not be covered by the County' s property tax levy against
the base value as it grows pursuant to reasscssment as provided in Section 31 -25- 107(9)(e),
C.R.S.
1\ / (� � . � �` � 1 TI � 1 . J ll � � m. {l )�. : ..�. ♦ 1� .. A . N �. .�...1 . . �� I] � � �: �r�n.� .� r�� r n � � �i� n��q �
.
� . ..
1 Y . ) l W • � • � N ��ru � . iauw n � u�.0 u��. . �uu ��.. .�j . . . 0 . u .��.... .. ....� . .�. ... .. .. . ....
Countv lnfrastructure and Services Rc�uired to Serve Development in the llrb-tn Renewal Area
lbr lhe Period in Which the Tax Incrcmcnt Revcnuc Resulting Prom the Countv's Lcvv is
Allocatcd to the Authorih'.
As stated above, the County will not be expec[ed to provide any infrastructure or services to
serve the area in the Urban Rencwal Plan, including such County services such as health and
human scrvices. The Co�mty will reccive increased revenue 1'rom the base assessed value as it
grows from the bi-annual statutory reassessment process.
V. Other I�stim�ted Im�,acts ofthe Urb�n Renewal Vroject on Coimt�� Services or Revenucs.
The projected development of the Urban Renewal Area as a business park is not expected to
result in any unusual or other impact on County services or revenues. No additional County
infrastructure will be reyuired lo service the public and private units to be constructed in the
Area. If additional revenues are required to construct and service public improvements, it is
anticipated that a metropolitan districl or similar separate service district will be established.
2
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NOTICh; OF PUBLIC H�AIZING
Notice is hereby given lhal a public hearing will be held by and bcfore thc Board of Trustees of the Town of
Frederick, Colorado (the "Town") on ihe proposed Meadowlark Business Park Urban Renewal Plan in the
Frederick Town Hall, 401 Locust Street, Frederick, Colorado 80530, at lhe hour of 7:00 P.M. Mountain
llaylight Timc on Scptembcr 22, 2015.
Tlie proposed Urban Renewal Arca dcscribcd in tl�c Plan is generally describcd as Outlot C, Meadowlark
Business Park, Filina No. 1 . The purpose of the hearing is to consider ( 1 ) wheYher the Area included in the
proposed Plan is a blighted area as described in Section 31 -25- 103, C.K.S., (2) the approval and adoption of
the Plan by the Town Board, (3) other undertakings and activities in accordance with the Colorado Urban
Renewal Law by the Town and tlie Frederick Urban Renewal Authority (the "Authority").
The general scope of the proposed Plan includcs undertakings of the Authority, the Town, and private
entcrprise for thc climination and prevention of blight, ineluding without limiYation, use of tax inerement
financing and other tools and activities authorized by law and the proposed Plan for the redevelopment of
the Area. The proposed Plan is on file with and may be inspected at the office of the "fown Clerl< at the
above described address.
Any person or organir�tion desiring to bc heard will be affordcd an opporhanity to bc heard at such
hearing.
Published under the authority and by direction of the Board of "frustees of the 'I'own of Frederick,
Colorado.
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