HomeMy WebLinkAbout20150790.tiff (: IiV OV
Planning & Building
130 S. McKinley Avenue Phone: 303-857-6694
Fort Lupton,CO 80621 Fax: 303.857.0351
www.fortlupton.org
COME RAINT YOUR FUTURE WITH US
March 19, 2015
iii EC EIV e..
Via Hand Delivery Cl lit5
Weld County Commissioners WELD COU':" s '.'
1150OStreet CO'MMISS1O '."-
P.O. Box 758
Greeley, CO 80632
Re: Fort Lupton Core Urban Renewal Plan
Dear Weld County Commissioners,
The Fort Lupton City Council will be conducting a public hearing on Monday, April 20, 2015 at
7:00 PM to consider the adoption of the proposed Fort Lupton Core Urban Renewal Plan.
Pursuant to C.R.S. §31-25-107(3.5)(a), enclosed with this letter is the proposed Fort Lupton Core
Urban Renewal Plan and the Weld County Impact Report. Also enclosed is the public hearing
notice to consider adoption of the proposed Plan.
Please do not hesitate to contact me with any questions.
Sincerely,
Alyssa Knutson 1
Planner
City of Fort Lupton
Enclosures
emmunAc a i.ans 2015-0790
3-3O-&o16
Ctta q/Z
FORT LUPTON CORE
URBAN RENEWAL PLAN
City of Fort Lupton, Colorado
March 2015
Fort Lupton Core Urban Renewal Plan
1 .0 PREFACE
The urban renewal area (the "Area") included within the boundaries of the Fort Lupton Core Urban
Renewal Plan (the "Plan") covers an area within the City of Fort Lupton (the "City"). The Area is mainly
comprised of the oldest developed core area of the City and includes properties with residential,
commercial and industrial uses. The principal goal of this Plan is to help the Area to redevelop in
accordance with the Fort Lupton Comprehensive Plan (the "Comprehensive Plan"). The Comprehensive
Plan calls for redevelopment of the Area through a mixture of uses, including parks and open space,
residential, commercial, civic and industrial uses.
Section 107(4)(e) of the Urban Renewal Law of the State of Colorado, Part 1 of Article 25 of Title 31 ,
C.R.S. (the "Act") requires that an urban renewal plan must afford maximum opportunity for
redevelopment to be carried out by private enterprise. This Plan is part of a comprehensive program to
encourage and facilitate the development of the Area by private enterprise by implementing the goals of
the Comprehensive Plan. Implementation of the Plan will be the responsibility of the Fort Lupton Urban
Renewal Authority (the "Authority").
2.0 INCLUSION OF AGRICULTURAL LAND
Although the Area contains parcels of land that have been classified as "agricultural land" within the
meaning set forth in Section 31 -25-103(1) of the Act, the agricultural land is included in the Area because
the Area meets the following exceptions in Section 31 -25-107(1)(c)(II)(C) of the Act: the agricultural
land is an enclave within the City and the entire perimeter of the enclave has been contiguous with urban-
level development for a period of not less than three years. As used herein "urban level development" has
the same meaning as in Section 31 -25-103(7.5) of the Act: an area in which there is a predominance of
either permanent structures or above-ground or at-grade infrastructure. The properties located within the
Area and classified as agricultural are legally described in Exhibit A of this Plan.
3.0. URBAN RENEWAL AREA BOUNDARIES
The Area in this Plan contains approximately 641 acres. It is described in Exhibit B, and is depicted in
Exhibit C. As required by the Act, the boundaries of the Area are drawn as narrowly as feasible to
accomplish the planning and development objectives of the Plan.
2
4.0 SUMMARY OF ELIGIBILITY CRITERIA
4. 1 Conditions Survey
Beginning in November 2015, after giving notice required by Section 107(1 )(b) of the Act, City staff
conducted a conditions survey to document whether conditions in the Area meet with definition of
"Blighted Area" in Section 103 of the Act as required to implement the provisions of the Act. The survey
results are included in a report entitled "Fort Lupton Conditions Survey" dated as of February 2015 (the
"Conditions Survey"). The Conditions Survey is attached as Exhibit D and made a part of this Plan.
4.2 Summary of Conditions of Blight
The following is a summary of the conditions of blight that exist in the Area, as more particularly set forth
in the Conditions Survey:
4.2.1 Slum, deteriorated, or deteriorating structures are present in the Area.
4.2.2 There is a predominance of defective or inadequate street layout in portions of
the Area.
4.2.3 There is a presence of faulty lot layout in relation to size, adequacy, accessibility,
or usefulness within the Area. These include properties with limited street access and lots of inadequate
shape creating site development constraints.
4.2.4. There is a presence of unsanitary and unsafe conditions in the Area including
flood plain hazards, lack of pedestrian and bicycle facilities along major arterial streets; junk, debris and
weeds; higher accident rates than other areas of the City; and potential fire hazards.
4.2.5 There is a presence of deteriorated and substandard site and other improvements
in the Area including, curb and gutter and street improvements; lack of street improvements; inadequate
utilities; and lack pedestrian facilities.
4.2.6 Unusual topography or inadequate public improvements or utilities exist in the
form of areas of inadequate street access, lack of pedestrian and bicycle facilities along major arterial
streets; lack of municipal water and sewer services; and lack of pedestrian facilities.
4.2.7 There are conditions that endanger life and property in the Area including flood
plain hazards, lack of pedestrian and bicycle facilities along major arterial streets; traffic hazards; and
potential fire hazards.
4.2.8 There is a presence of health, safety, or welfare factors requiring high levels of
municipal services or substantial physical underutilization or vacancy of sites, buildings or other
improvements consisting of vacant parcels, deteriorated, deteriorating, empty and obsolete buildings;
properties without or with limited street access, and lots of inadequate shape creating site development
constraints; and non-conforming uses.
3
5.0 GENERAL DESCRIPTION OF URBAN RENEWAL PROJECT
The Conditions Survey identifies conditions that constitute a "blighted area" as defined in the Act that
characterize the Area as of the effective date of this Plan. The Plan is part of a comprehensive program to
eliminate and prevent blight in the Area and in the larger area included in the Comprehensive Plan. The
Authority and the City, with the cooperation of private enterprise and other public bodies, will undertake
a program to eliminate the conditions of blight identified in the Conditions Survey while implementing
the Comprehensive Plan.
6.0 URBAN RENEWAL PLAN GOALS AND THE PLAN'S RELATIONSHIP TO LOCAL AND
REGIONAL OBJECTIVES
The Plan has been adopted to achieve the following Guiding Principles from the Fort Lupton
Comprehensive Plan in the Area:
6. 1 Preserve small town culture by sustaining pride in the appearance of homes and
businesses in the Area and promoting healthy, safe neighborhoods.
6.2 Make Fort Lupton a comfortable place for everyone by ensuring that parks, trails, public
facilities and neighborhoods are ADA-accessible.
6.3 Grow from the core based on established growth tiers based on the ability to provide
public services and infrastructure.
6.4 Focus on downtown by attracting economic development, implementing the Fort Lupton
Business Corridor Plan and supporting land uses that will help to expand/strengthen the
downtown area.
6.5 Create an interconnected, robust and attractive transportation network by constructing
multi-use streets and implementing a trails system that connects the entire City to the
region.
7.0 LAND USE REGULATIONS AND BUILDING REQUIREMENTS
The Plan will provide a comprehensive and unified plan to promote and encourage quality development
of the Area by private enterprise pursuant to the Comprehensive Plan.
In implementing the Plan and considering all proposals for development and redevelopment, the City and
the Authority will also implement and apply the policies and standards contained in the Comprehensive
Plan and all applicable codes, ordinances, and land use policies of the City. The Authority is authorized
to adopt Design Guidelines and Standards that are consistent with the Plan and apply to all development,
redevelopment, and rehabilitation of real property in the Area. The Design Guidelines and Standards, if
adopted, are separate from and in addition to the requirements of the Plan and may be adopted or
modified by the Authority without the need to modify or amend this Plan.
The Plan will implement the provisions of Section 31 -25-107(8) of the Act, which provides that, upon
approval of the Plan by the City Council, the provisions of the Plan shall be controlling with respect to
land area, land use, design, building requirements, timing or procedure applicable to the property covered
4
by the Plan. In the event of a conflict involving the provisions of City codes, the Plan, and any
applicable Design Guidelines and Standards, the most restrictive provision shall govern.
8.0 PROJECT ACTIVITIES
8. 1 Land Acquisition
The Authority may acquire any interest in property by any manner available, except that the Authority
may not acquire property by means of eminent domain. The Authority may acquire property or any
interest therein by agreement for the following reasons: To eliminate or prevent conditions of blight; to
carry out one or more objectives of the Plan; to assemble property for redevelopment by private
enterprise; for needed public improvements and for any other lawful purpose authorized by the Plan, the
Act or other applicable law.
8.2 Relocation
If acquisition of property by the Authority displaces any person, family or business, the Authority may
assist such party in finding another location, and may, but is not obligated to, provide other assistance that
the Authority may determine appropriate.
8.3 Demolition, Clearance and Site Preparation
The Authority may demolish and clear those buildings, structures and other improvements from property
it acquires if such buildings, structures and other improvements are not to be rehabilitated in accordance
with this Plan. The Authority may provide rough and finished site grading and other site preparation
services as part of a comprehensive redevelopment program. The Authority may enter into agreements
with developers and owners to undertake such activities in furtherance of the Plan.
8.4 Property Management
During such time as any property is owned by the Authority, such property shall be under the
management and control of the Authority and may be rented or leased by it pending disposition for
redevelopment or rehabilitation.
8.5 Public Improvements
All public improvements shall comply with the Comprehensive Plan, if applicable, all applicable laws,
codes, and ordinances, and any Design Guidelines and Standards that may be adopted by the Authority.
Such requirements may include criteria and standards to address street, streetscape, utility, drainage and
flood problems in the Area as well as other elements deemed necessary by the Authority to eliminate and
prevent conditions of blight and to carry out the provisions of the Act and the Plan.
8.6 Land Disposition, Redevelopment and Rehabilitation
Purchasers or owners of property within the Area will be obligated to develop, redevelop or rehabilitate
such property in accordance with the provisions of this Plan, the Comprehensive Plan, if applicable, all
applicable codes, ordinances of the City, and, if adopted by the Authority, the Design Guidelines and
Standards.
5
The Authority may dispose of property it acquires by means of a reasonable competitive bidding
procedure it establishes in accordance with the Act and pursuant to redevelopment agreements between
the Authority and such purchasers.
The Authority may also enter into owner participation agreements with property owners in the Area for
the development, redevelopment or rehabilitation of their property. Such agreements will provide for
such participation and assistance as the Authority may elect to provide to such owners.
All such redevelopment, owner participation and other agreements shall contain, at a minimum,
provisions requiring:
8.6. 1 Compliance with the Plan, and, if applicable, Design Guidelines and Standards;
8.6.2 Covenants to begin and complete development, construction or rehabilitation of
both public and private improvements within a period of time deemed to be reasonable by the Authority;
8.6.3 The financial commitments of each party (but nothing herein shall obligate the
Authority to make any such financial commitment to any party or transaction).
8.7 Cooperation Agreements
For the purposes of planning and carrying out this Plan, the Authority may enter into one or more
cooperation agreements with the City or other public bodies. Without limitation, such agreements may
include project financing and implementation; design, location and construction of public improvements;
provision of necessary services to the Area; and any other matters required to carry out this Plan. It is
recognized that cooperation with the City, other municipalities and other public and private bodies may be
required to coordinate such issues as the design, construction and timing of public and private
improvements within and outside of the Area to properly and efficiently carry out the goals and objectives
of this Plan. Cooperation agreements addressing such issues are deemed necessary and incidental to the
planning and execution of the Plan.
8 .8 Other Project Undertakings and Activities
Other Project undertakings and activities deemed necessary by the Authority to carry out the Plan may be
undertaken and performed by the Authority or pursuant to agreements with other parties or public bodies
in accordance with the authorization of the Act and any and all applicable laws.
9.0 PROJECT FINANCING
The Authority is authorized to finance this Project by any method authorized by the Act or any other
applicable law, including without limitation, appropriations, loans or advances from the City; federal
loans and grants; state loans and grants; interest income; pay as you go arrangements; annual
appropriation agreements; agreements with public and private parties or entities; sale of securities;
property and sales tax increments; loans, advances and grants from any other available source.
Any and all financing methods legally available to the City, the Authority, any private developer,
redeveloper or owner may be used to finance in whole or in part any and all costs, including without
6
limitation, the cost of public improvements, described or anticipated in the Plan or in any manner related
or incidental to the development of the Area. Such methods may be combined to finance all or any part
of the Project. Any financing method authorized by the Plan or by any applicable law, including without
limitation, the Act, may be used to pay the principal of and interest on and to establish reserves for
indebtedness (whether funded, refunded, assumed or otherwise) incurred by the Authority or the City to
finance the Project in whole or in part.
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 Project. The Authority is authorized to borrow funds and
to create indebtedness 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 funds available to the
Authority.
The Project shall be financed by the Authority under the tax allocation financing provisions of the Act.
Under the tax allocation method of financing the Project, property taxes levied after the effective date of
the approval of this Plan upon taxable property in the Area each year by or for the benefit of any public
body or all or a portion of municipal sales taxes collected within the Area, or both such taxes, shall be
divided for a period not to exceed twenty-five (25) years after the effective date of the adoption of this tax
allocation provision, as follows:
9. 1 Base Amount
That portion of the taxes which are produced by the levy at the rate fixed each year by or for such public
body upon the valuation for assessment of taxable property in the Area last certified prior to the effective
date of approval of the Plan or, as to an area later added to the Area, the effective date of the modification
of the Plan, and, subject to the City Council approval, that portion of municipal sales taxes collected
within the boundaries of the Area in the twelve-month period ending on the last day of the month prior to
the effective date of the approval of the Plan, or, in the case of municipal sales taxes, both such portions,
shall be paid into the funds of each such public body as are all other taxes collected by or for said public
body.
9.2 Increment Amount
That portion of said property taxes in excess of such base amount or, subject to City Council approval,
that portion of said municipal sales taxes in excess of such base amount, or both, shall be allocated to and,
when collected, paid into a special fund of the Authority to pay the principal of, the interest on, and any
premiums due in connection with the bonds of, loans or advances to, or indebtedness incurred by
(whether funded, refunded, assumed or otherwise) the Authority for financing or refinancing, in whole or
in part, the Urban Renewal Project described in the Plan.
Unless and until the total valuation for assessment of the taxable property in the Area exceeds the base
valuation for assessment of the taxable property in the Area, all of the taxes levied upon taxable property
in the Area shall be paid into the funds of the respective public bodies. Unless and until all or the relevant
part of the municipal sales tax collections in the Area exceed the base year municipal sales tax collections
in the Area, all such sales tax collections shall be paid into the funds of the City.
When such bonds, loans, advances and indebtedness, including interest thereon and any premiums due in
connection therewith, have been paid, all taxes upon the taxable property in the Area shall be paid into the
7
funds of the respective public bodies and all such municipal sales tax collections in the Area shall be paid
into the funds of the City as provided in the Act.
The increment portion of the taxes, as described in this Section 9.2, 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 described in the Plan.
10.0 CHANGES IN APPROVED PLAN
This Plan may be modified pursuant to the provisions of the Act governing such modifications, including
Section 31 -25-107, C.R.S.
11 .0 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 interpretation of the provisions of the Plan beyond the intent and purpose of the Plan.
8
EXHIBIT A
FORT LUPTON CORE URBAN RENEWAL AREA
BOUNDARY DESCRIPTION OF AGRICULTURAL PARCELS
PARCEL 147105000034
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 5, TOWNSHIP 1 NORTH, RANGE 66
WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT LUPTON, COUNTY OF WELD,
STATE OF COLORADO MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF SAID SOUTHWEST QUARTER ; THENCE N
00° 00' 00" E ON AN ASSUMED BEARING ALONG THE WEST LINE OF SAID SOUTHWEST
QUARTER A DISTANCE OF 1275.75 FEET TO A POINT 1374.60 FEET SOUTH OF THE
NORTHWEST CORNER OF SAID SOUTHWEST QUARTER; THENCE N 90° 00' 00" E A
DISTANCE OF 155.00 FEET: THENCE N 00° 00' 00" E PARALLEL WITH THE WEST LINE OF
SAID SOUTHWEST QUARTER A DISTANCE OF 100.00 FEET; THENCE N 90° 00' 00" E A
DISTANCE OF 275.20 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF THE
UNION PACIFIC RAILROAD; THENCE S 00° 12' 18" E ALONG SAID WESTERLY RIGHT-OF-
WAY LINE A DISTANCE OF 1377.02 FEET TO A POINT ON THE SOUTH LINE OF SAID
SOUTHWEST QUARTER; THENCE N 89° 50' 05" W ALONG SAID SOUTH LINE A DISTANCE
OF 435. 13 FEET TO THE POINT OF BEGINNING.
EXCEPT THE SOUTH 30.00 FEET THEREOF.
EXCEPT THE WEST 30.00 FEET THEREOF.
PARCEL 147105247001
A PARCEL OF LAND LOCATED IN THE CITY OF FORT LUPTON, COUNTY OF WELD, STATE
OF COLORADO MORE PARTICULARLY DESCRIBED AS FOLLOWS:
LOT 1 , VINCENT'S EAST ADDITION 3RD FILING AMENDED SUBDIVISION, CITY OF FORT
LUPTON, COUNTY OF WELD, STATE OF COLORADO.
PARCEL 147105247002
A PARCEL OF LAND LOCATED IN THE CITY OF FORT LUPTON, COUNTY OF WELD, STATE
OF COLORADO MORE PARTICULARLY DESCRIBED AS FOLLOWS:
LOT 2, VINCENT'S EAST ADDITION 3R° FILING AMENDED SUBDIVISION, CITY OF FORT
LUPTON, COUNTY OF WELD, STATE OF COLORADO.
PARCEL 147105247003
A PARCEL OF LAND LOCATED IN THE CITY OF FORT LUPTON, COUNTY OF WELD, STATE
OF COLORADO MORE PARTICULARLY DESCRIBED AS FOLLOWS:
LOT 3, VINCENT' S EAST ADDITION 3RD FILING AMENDED SUBDIVISION, CITY OF FORT
LUPTON, COUNTY OF WELD, STATE OF COLORADO.
PARCEL 147105247004
A PARCEL OF LAND LOCATED IN THE CITY OF FORT LUPTON, COUNTY OF WELD, STATE
OF COLORADO MORE PARTICULARLY DESCRIBED AS FOLLOWS:
LOT 4, VINCENT'S EAST ADDITION 3RD FILING AMENDED SUBDIVISION, CITY OF FORT
LUPTON, COUNTY OF WELD, STATE OF COLORADO.
PARCEL 147105247005
A PARCEL OF LAND LOCATED IN THE CITY OF FORT LUPTON, COUNTY OF WELD, STATE
OF COLORADO MORE PARTICULARLY DESCRIBED AS FOLLOWS:
OUTLOT A, VINCENT'S EAST ADDITION 3RD FILING AMENDED SUBDIVISION, CITY OF
FORT LUPTON, COUNTY OF WELD, STATE OF COLORADO.
EXHIBIT B
FORT LUPTON CORE URBAN RENEWAL AREA
BOUNDARY DESCRIPTION
A PARCEL OF LAND LOCATED IN SECTION 29, 30, 31 , AND 32, TOWNSHIP 2 NORTH, RANGE
66 WEST OF THE 6TH PRINCIPAL MERIDIAN AND LOCATED IN SECTION 5, 6, 7, AND 8,
TOWNSHIP 1 NORTH, RANGE 66 WEST OF THE 6 ' " PRINCIPAL MERIDIAN, CITY OF FORT
LUPTON, COUNTY OF WELD, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
NOTE: ALL PARCEL NUMBERS CITED IN THIS DESCRIPTION ARE WELD COUNTY
ASSESSOR PARCEL NUMBERS.
BEGINNING AT THE NORTHWEST CORNER OF PARCEL ID 130929000035;
THENCE EASTERLY 756 FEET TO A POINT ON THE EAST UNION PACIFIC RAILROAD
RIGHT-OF-WAY;
THENCE SOUTHERLY ALONG SAID UNION PACIFIC RAILROAD RIGHT-OF-WAY A
DISTANCE OF 2,174 FEET TO THE NORTHWEST CORNER OF PARCEL ID 130932000019;
THENCE WESTERLY A DISTANCE OF 200 FEET TO A POINT ON THE CENTERLINE OF THE
UNION PACIFIC RAILROAD RIGHT-OF-WAY;
THENCE NORTHERLY ALONG SAID CENTERLINE OF RIGHT-OF-WAY A DISTANCE OF 590
FEET;
THENCE WESTERLY A DISTANCE OF 200 FEET TO THE WEST UNION PACIFIC RAILROAD
RIGHT-OF-WAY;
THENCE NORTHERLY ALONG SAID WEST UNION PACIFIC RAILROAD RIGHT-OF-WAY A
DISTANCE OF 263 FEET;
THENCE WESTERLY A DISTANCE OF 343 FEET TO A POINT ON THE EAST RIGHT-OF-WAY
LINE OF U.S. HIGHWAY 85 AND THE FORT LUPTON CITY LIMITS LINE;
THENCE SOUTHERLY ALONG SAID FORT LUPTON CITY LIMITS LINE TO A POINT ON SAID
CITY LIMITS LINE AND A POINT ON THE NORTH LINE OF PARCEL ID 130932000020;
THENCE EASTERLY ALONG SAID FORT LUPTON CITY LIMITS LINE TO THE WEST UNION
PACIFIC RAILROAD RIGHT-OF-WAY LINE;
THENCE SOUTHERLY ALONG THE WEST UNION PACIFIC RAILROAD RIGHT-OF-WAY LINE
TO THE SOUTHEAST CORNER OF PARCEL ID 130932302027;
THENCE WESTERLY ALONG THE SOUTH LINE OF SAID PARCEL ID 130932302027 TO THE
SOUTHWEST CORNER OF SAID PARCEL;
THENCE SOUTHERLY ALONG THE WEST LINE OF PARCEL ID 130932302026 A DISTANCE OF
135 FEET;
THENCE WESTERLY ALONG THE FORT LUPTON CITY LIMITS LINE TO THE DENVER
AVENUE EAST RIGHT-OF-WAY LINE;
THENCE SOUTHERLY ALONG SAID DENVER AVENUE EAST RIGHT-OF-WAY LINE TO THE
NORTHWEST CORNER OF PARCEL ID 130932302030;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID PARCEL ID 130932302030 TO THE
NORTHEAST CORNER OF SAID PARCEL ID 130932302030;
THENCE SOUTHERLY ALONG THE FORT LUPTON CITY LIMITS LINE TO THE SOUTHEAST
CORNER OF PARCEL ID 130932302013;
THENCE EASTERLY ALONG THE FORT LUPTON CITY LIMITS LINE TO THE SOUTHWEST
CORNER OF PARCEL ID 130932302031 ;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID PARCEL ID 130932302031 TO THE
NORTHWEST CORNER OF SAID PARCEL;
THENCE EASTERLY ALONG SAID PARCEL ID 130932302031 TO THE NORTHEAST CORNER
OF PARCEL ID 130932302032;
THENCE SOUTHERLY ALONG THE FORT LUPTON CITY LIMITS LINE AND THE WEST
UNION PACIFIC RAILROAD RIGHT-OF-WAY LINE A DISTANCE OF 197 FEET;
THENCE EASTERLY ALONG THE FORT LUPTON CITY LIMITS LINE A DISTANCE OF 396
FEET TO A PONT ON THE EAST UNION PACIFIC RAILROAD RIGHT-OF-WAY LINE;
THENCE SOUTHERLY ALONG SAID EAST UNION PACIFIC RAILROAD RIGHT-OF-WAY LINE
TO THE SOUTHWEST CORNER OF THE LANCASTER NORTH ADDITION - FIRST FILING
SUBDIVISION;
THENCE EASTERLY ALONG THE SOUTH LINE OF SAID LANCASTER NORTH ADDITION -
FIRST FILING SUBDIVISION A DISTANCE OF 540 FEET TO A POINT ON THE SOUTH LINE OF
SAID SUBDIVISION;
THENCE SOUTHERLY A DISTANCE 53 FEET TO THE NORTHWEST CORNER OF PARCEL ID
147105227011 ;
THENCE SOUTHERLY A DISTANCE OF 2,088 FEET TO THE SOUTHWEST CORNER OF
PARCEL ID 147105200015;
THENCE EASTERLY ALONG THE SOUTH LINE OF SAID PARCEL ID 147105200015 TO THE
SOUTHWEST CORNER OF PARCEL ID 147105229001 ;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID PARCEL ID 147105229001 TO THE
NORTHWEST CORNER OF SAW PARCEL;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID PARCEL ID 147105229001 TO THE
NORTHEAST CORNER OF SAID PARCEL;
THENCE SOUTHERLY ALONG THE EAST LINE OF SAID PARCEL ID 147105229001 TO THE
SOUTHWEST CORNER OF PARCEL ID 147105242001 AND A POINT ON THE NORTH LINE OF
VINCENT' S EAST ADDITION THIRD FILING AMENDED SUBDIVISION;
THENCE EASTERLY ALONG THE NORTH LINE OF SAID VINCENT'S EAST ADDITION THIRD
FILING AMENDED SUBDIVISION TO THE NORTHEAST CORNER OF PARCEL ID
147105247001 ;
THENCE SOUTHERLY ALONG THE EAST LINE OF PARCEL ID 147105247001 TO NORTHEAST
CORNER OF PARCEL ID 147105304002 AND A POINT ON THE SOUTH STATE HIGHWAY 85
RIGHT-OF-WAY LINE;
THENCE WESTERLY ALONG SAID SOUTH STATE HIGHWAY 52 RIGHT-OF-WAY LINE TO
THE NORTHWEST CORNER OF PARCEL ID 147105307001 AND TO A POINT ON THE EAST
UNION PACIFIC RAILROAD RIGHT-OF-WAY LINE;
THENCE SOUTHERLY ALONG SAID EAST UNION PACIFIC RAILROAD RIGHT-OF-WAY LINE
TO A POINT ON THE SOUTH COUNTY ROAD 12 RIGHT-OF-WAY LINE AND THE FORT
LUPTON CITY LIMITS LINE;
THENCE WESTERLY ALONG SAID THE FORT LUPTON CITY LIMITS LINE TO THE
NORTHEAST CORNER OF PARCEL ID 147108200035;
THENCE SOUTHERLY ALONG THE EAST LINE OF SAID PARCEL ID 147108200035 TO THE
SOUTHEAST CORNER OF SAID PARCEL;
THENCE WESTERLY A DISTANCE OF 466 FEET ALONG THE FORT LUPTON CITY LIMITS
LINE TO A POINT ON THE EAST LINE OF PARCEL ID 147107101004 AND SAID CITY LIMITS
LINE;
THENCE NORTHERLY TO THE NORTHEAST CORNER OF PARCEL ID 147107101005 AND TO
A POINT ON THE FORT LUPTON CITY LIMITS LINE;
THENCE WESTERLY A DISTANCE OF 642 FEET ALONG SAID FORT LUPTON CITY LIMITS
LINE;
THENCE NORTHERLY A DISTANCE OF 5 FEET ALONG SAID FORT LUPTON CITY LIMITS
LINE;
THENCE WESTERLY A DISTANCE OF 30 FEET ALONG SAID FORT LUPTON CITY LIMITS
LINE;
THENCE SOUTHERLY A DISTANCE OF 241 FEET ALONG SAID FORT LUPTON CITY LIMITS
LINE;
THENCE WESTERLY A DISTANCE OF 637 FEET ALONG SAID FORT LUPTON CITY LIMITS
LINE TO A POINT ON THE WEST RIGHT-OF-WAY LINE OF SOUTH FULTON AVENUE;
THENCE NORTHERLY ALONG SAID WEST RIGHT-OF-WAY LINE OF SOUTH FULTON
AVENUE TO THE NORTHEAST CORNER OF PARCEL ID 147107108005;
THENCE WESTERLY TO THE SOUTHEAST CORNER OF PARCEL ID 147106413008;
THENCE NORTHERLY ALONG THE SOUTH FULTON AVENUE WEST RIGHT-OF-WAY LINE
TO THE SOUTHEAST CORNER OF PARCEL ID 147106400024;
THENCE WESTERLY ALONG THE SOUTH LINE OF SAID PARCEL ID 147106400024 TO THE
SOUTHWEST CORNER OF SAID PARCEL;
THENCE NORTHWESTERLY A DISTANCE OF 1 ,129 FEET TO THE NORTHWEST CORNER OF
PARCEL ID 147106417022;
•
THENCE EASTERLY 71 FEET ALONG THE NORTH LINE OF SAID PARCEL ID 147106417022
TO A POINT ON SAID PARCEL AND A POINT ON THE WEST LINE OF THE GRANDVIEW
ADDITION SUBDIVISION;
THENCE NORTHWESTERLY ALONG THE WEST LINE OF SAID GRANDVIEW ADDITION
SUBDIVISION TO THE NORTHWEST CORNER OF SAID SUBDIVISION AND THE FORT
LUPTON CITY LIMITS LINE;
THENCE NORTHERLY ALONG SAID FORT LUPTON CITY LIMITS LINE TO A POINT ON SAID
CITY LIMITS LINE AND THE CENTERLINE OF STATE HIGHWAY 52;
THENCE WESTERLY 118 FEET ALONG SAID FORT LUPTON CITY LIMITS LINE;
THENCE SOUTHERLY 30 FEET ALONG SAID FORT LUPTON CITY LIMITS LINE;
THENCE WESTERLY 305 FEET ALONG SAID FORT LUPTON CITY LIMITS LINE AND TO A
POINT ON THE WEST U.S. HIGHWAY 85 RIGHT-OF-WAY LINE;
THENCE NORTHERLY ALONG SAID WEST U.S. HIGHWAY 85 RIGHT-OF-WAY LINE TO THE
EAST CORNER OF PARCEL ID 130931400027;
THENCE NORTHWESTERLY TO THE NORTH CORNER OF SAID PARCEL ID 130931400027;
THENCE SOUTHWESTERLY TO THE SOUTHEAST CORNER OF PARCEL ID 130931415010;
THENCE WESTERLY ALONG THE SOUTH LINE OF SAID PARCEL ID 130931415010 TO THE
SOUTHWEST CORNER OF SAID PARCEL;
THENCE NORTHEASTERLY TO THE SOUTHWEST CORNER OF PARCEL ID 130931415011 ;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID PARCEL ID 130931415011 TO THE
NORTHWEST CORNER OF SAID PARCEL;
THENCE NORTHERLY ALONG THE WEST LINE OF PARCEL ID 130931415023 TO THE
NORTHWEST CORNER OF SAID PARCEL;
THENCE SOUTHWESTERLY 9 FEET TO THE SOUTHWEST CORNER OF PARCEL ID
130931400023;
THENCE NORTHERLY ALONG THE WEST LINE OF SAID PARCEL ID 130931400023 TO THE
SOUTHWEST CORNER OF PARCEL ID 130931400028;
THENCE NORTHERLY TO THE NORTHWEST CORNER OF SAID PARCEL ID 130931400028;
THENCE EASTERLY 151 FEET TO A POINT ON THE NORTH LINE OF SAID PARCEL ID
130931400028;
THENCE NORTHERLY TO THE SOUTHWEST CORNER OF PARCEL ID 130931102002;
THENCE NORTHERLY 347 FEET ALONG THE WEST LINE OF SAID PARCEL ID 130931102002;
THENCE EASTERLY 100 FEET ALONG SAID PARCEL ID 130931102002;
THENCE NORTHEASTERLY 347 FEET ALONG SAID PARCEL ID 130931102002;
THENCE EASTERLY 587 FEET TO A POINT ON THE WEST LINE OF PARCEL ID 130931100068;
THENCE SOUTHERLY ALONG THE WEST LINE OF SAID PARCEL ID 130931100068 TO THE
SOUTHWEST CORNER OF SAID PARCEL ID 130931100068;
THENCE EASTERLY ALONG THE SOUTH LINE OF SAID PARCEL ID 130931100068 TO THE
SOUTHEAST CORNER OF SAID PARCEL AND A POINT ON THE WEST U.S. HIGHWAY 85
RIGHT-OF-WAY LINE;
THENCE NORTHERLY ALONG THE WEST U.S. HIGHWAY 85 RIGHT-OF-WAY LINE TO THE
SOUTHEAST CORNER OF PARCEL ID 130930000033;
THENCE NORTHERLY 858 FEET TO A POINT ON THE EAST LINE OF PARCEL ID
130930000033;
THENCE EASTERLY TO THE NORTHWEST CORNER OF PARCEL ID 130929000035 AND THE
POINT OF BEGINNING.
AND EXCLUDING PARCEL ID 147106400029.
SAID AREA CONTAINS 640.953 ACRES MORE OR LESS.
EXHIBIT C
•
Fort Lupton Core • -
Urban Renewal Area
Fort Lupton City Limits ,-o- , ; • � ' -)--. , - ,, 11-- - : 6:I URA Boundaries ,
CR_16 - -�--- _ _�
a Miles 0.5 It• J • '- ' ": �ir ,-�w 1
• I
•.2
W �Al e f 4R `e r ' I • •
s ;. I. 1 Ida i ' -
ch ! .►` <TS ' '
ei+ -.0.0:-so,...,-..-,4-...1. 1,{
r / 1r -:- a �_.JR
I
/41 / ,, Vie., , ,
i! Weld . I - ` •id•
if . IV li I 4
[. LEH.1 .r,cis. • eali MU r 4 l 1 i ...___.. A.
•5 r•moiap
• • 4010 •
CR�1• 5 ' - GR.•1a - ,ti . _ _ -• i • q�.,,,�;=Y7 .. ._� _ .,_,_
• •'it.. ► rr- I • 4 . �1 'a t
", .._ ,..
. . . ?_:_. _ ..
tai. `1jJ'Y
, 1�• Sr.•
{ 44S _ ' ,. t� }s 1• nklirO Ri rte.'Fit I. _ — r! i,r.:r ;
. ./L: fp
1.1 t 1 r . rear.C••.., . si it,.. ... • 4 , % lir! „e •cp : .. ,.• — i ,.it „A 441 . #
1 Ile
VI �ry
vits . ins g •" -I,- --• I -- S -SCIIV eSa•
13
i i • ^P .1,,,("13 trizal - ?, l•• i ' ,--H4
y • ' �) r ]E1�91 � tIi IVrd . [l :� t= '>s7F 'J � kiat T �` 17:-.� r s. j��r _M1 'r)1=13 li isr-• ..--.. r• .7 tar4 A
1 .1- --, '' • i i I eia(11.1:11q1dWil St ail : . tr. i sit : -
-• f�aif i •
lliv.ht. .... .., • 1 JI .Rinat - 0 m -.j 1; '!11!ll�S "'iwr , f� '� 'ky� I JJJ • ,�,i 1� ' .T . t •7�ii1 —f ,.
Q� ••r►• _ �y+�ry _
1 •t• 1 '.1� f •` • lira'!tit •!i■� I �a F•' L 'ri' 'A ii •!rr .,----1,..� /
. '�• I 91)% rill" bill• I•t 111 1J+I L i••_ WS. qiiii:,..? } • • rrn • •W _ �_� ' rs• in 1
�OI�Y��Cl�7w{S>t: .+>�.i•It" :.-ttioirrsatinr. _Cy n ' x �S _:1-' -
• •n. Y. Y'11li-IIIISIIIIIII'' • ' ,, Si + kilt] Oa.
la i �E�' � . • 11 1 ���� I ' ` ,r �-
et ,.i _ _ St
- _jj -
• /)• • ��' JV• , [ / ri:
- , I-----
�_•J �� pr.� • v _ r �f• Wit= 1 . {.
q
4
i : • �`�.•? • �^ (� _ •1 . ' ^�
•
•-• f. ., e
•
Y �! ,
85r ;it4t
/„ t: i !M ! ar;1,
•
EXHIBIT D
Inv OP
119091111fri
t a u t .,
CON At PAINT YOUR RUTURK WITH VS
CITY OF FORT LUPTON
CONDITIONS SURVEY
FEBRUARY 2015
CITY OF FORT LUPTON PLANNING DEPARTMENT
130 S. MCKINLEY AVE.
Fort Lupton, CO
■
Table of Contents
I. INTRODUCTION 2
II. COLORADO URBAN RENEWAL STATUTES AND BLIGHTED AREAS 2
III. CONDITIONS INDICATIVE OF BLIGHT 4
IV. METHODOLOGY 7
V. SURVEY AREA LOCATION, DEFINITION, AND DESCRIPTION 8
VI. STUDY FINDINGS 13
VII. STUDY SUMMARY AND RECOMMENDATION 17
VIII. CONCLUSION 18
IX. APPENDIX A 20
X. APPENDIX B 41
XI. APPENDIX C 51
1
FORT LUPTON CONDITIONS SURVEY I February 2015
I . INTRODUCTION
The following report, the City of Fort Lupton Conditions Survey ("Survey") has been prepared for
the Fort Lupton Urban Renewal Authority (FLURA) and Fort Lupton City Council. The purpose of
this work was to analyze conditions within a defined area (referred to here as the "Survey Area")
located within the City of Fort Lupton and neighboring Weld County to determine (1) whether
factors contributing to blight are present; and (2) if enough factors are present in the Survey Area
to make it eligible as an urban renewal area under the provisions of Colorado Urban Renewal Law,
Colo. Rev. Statute 31-25-101 et seq.
The Survey is a necessary step of urban renewal, as defined and authorized by Colorado statutes,
and is to be used as a tool by the City of Fort Lupton to remedy and prevent conditions of blight.
The findings and conclusions presented in this report are intended to assist the City Council in
making a final determination as to whether the Survey Area qualifies as blighted and,
consequently, the feasibility and appropriateness of using urban renewal as a reinvestment tool.
II . COLORADO URBAN RENEWAL STATUTES AND BLIGHTED AREAS
In Colorado Urban Renewal Law, the legislature has declared that an area of blight:
"Constitutes a serious and growing menace, injurious to the public health, safety, morals,
and welfare of the residents of the state in general and municipalities thereof; that the
existence of such areas contributes substantially to the spread of disease and crime,
constitutes an economic and social liability, substantially impairs or arrests the sound
growth of municipalities, retards the provision of housing accommodations, aggravates
traffic problems and impairs or arrests the elimination of traffic hazards and the
improvement of traffic facilities; and that the prevention and elimination of slums and
blight is a matter of public policy and statewide concern..."
Under Colorado Urban Renewal Law, the term "blighted area" describes an area with an array of
urban problems, including health and social deficiencies, and physical deterioration. See Colo.
Rev. Statute 31-25-103(2). Before remedial action can be taken, however, Colorado Urban
Renewal Law requires a finding by the appropriate governing body that an area such as the Survey
Area constitutes a blighted area.
For the purposes of this Survey, the definition of a blighted area is premised upon the definition
articulated in Colorado Urban Renewal Law as follows:
"Blighted Area" means an area that, in its present condition and use and, by reason of the
presence of at least four of the following factors, substantially impairs or arrests the sound growth
of the municipality, retards the provision of housing accommodations, or constitutes an economic
or social liability, and is a menace to the public health, safety, morals or welfare:
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;
2 FORT LUPTON CONDITIONS SURVEY I February 2015
f) Unusual topography or inadequate public improvements or utilities;
g) Defective or unusual conditions of title rendering the title non-marketable;
h) The existence of conditions that endanger life or property by fire or other causes;
i) Buildings that are unsafe or unhealthy for persons to live or work in because of
building code violations, dilapidation, deterioration, defective design, physical
construction, or faulty or inadequate facilities;
j) Environmental contamination of buildings or property; or
k.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.
Source: Colorado Revised Statute 31-25-103(2)
In addition, paragraph (I) of Statute 31-25-103(2) states,
"if there is no objection by the property owner or owners and the tenant or. tenants of
such owner or owners, if any, to the inclusion of such property in an urban renewal area,
'blighted area' also means an area that, in present condition and use and, by reason of
the presence of any one of the factors specified in a paragraphs (a) to (k.5) of this
subsection..."
The Statute also states a separate requirement for the number of blight factors that must be
present if private property is to be acquired by eminent domain. Section 31-25-105.5(5),
paragraph (a) states :
"Blighted area" shall have the same meaning as set forth in section 31-25-
103(2); except that, for purposes of this section only, "blighted area" means
an area that, in its present condition and use and, by reason of the presence
of at least five of the factors specified in section 31-25-103 (2) (a) to (2) (I)...
Therefore, State statutes require, depending on the circumstances, that a minimum of one (1),
four (4) or five (5) blight factors be present for an area to be considered a "blighted area."
The blight finding is a legislative determination by the municipality's governing body that is a
result of the presence of factors enumerated in the definition of "blighted area." The area of a
detriment to the health and vitality of the community requires the use of the municipality's urban
renewal powers to correct those conditions or prevent their spread. In some cases, the factors
enumerated in the definition are symptoms of decay, and in some instances, these factors are the
cause of the problems. The definition requires the governing body to examine the factors and
determine whether these factors indicate a deterioration that threatens the community as a
whole.
Several principles have been developed by Colorado courts to guide the determination of whether
an area constitutes a blighted area under Colorado Urban Renewal Law. First, the absence of
widespread violation of buildings and health codes does not, by itself, preclude a finding of blight.
According to the courts, "the definition of 'blighted area' contained in Colorado Urban Renewal
Law is broad and encompasses not only those areas containing properties so dilapidated as to
justify condemnation as nuisances, but also envisions the prevention of deterioration."
3 FORT LUPTON CONDITIONS SURVEY I February 2015
Second, the presence of one well-maintained building does not defeat a determination that an
area constitutes a blighted area. Normally, a determination of blight is based upon an area "taken
as a whole," and not on a building-by-building, parcel-by-parcel, or block-by-block basis.
Third, a city's "determination as to whether an area is blighted...is a legislative question and the
scope of review by the judiciary is restricted." A court's role in reviewing such a blight
determination is simply to verify independently if the conclusion is based upon factual evidence
and consistent with the statutory definition.
Based upon conditions identified in the Survey Area, this report makes a recommendation as to
whether the Survey Area qualifies as a blighted area. The actual determination itself remains the
responsibility of the Fort Lupton City Council.
III . CONDITIONS INDICATIVE OF BLIGHT
As discussed in Section II, the Colorado Urban Renewal Law provides a list of eleven ( 11) factors
that, through their presence, may allow an area to be declared as blighted. This section elaborates
on those eleven (11) factors by describing some of the conditions, or sub-categories, that might
be found within the Survey Area that would indicate the presence of those factors.
(a) Slum, Deteriorated or Deteriorating Structures
During the field reconnaissance of the Survey Area the general condition and level of deterioration
of a building is evaluated. This examination is limited to a visual inspection of the building's
exterior condition and is not a detailed engineering or architectural analysis, nor does it include
the building's interior. The intent is to document obvious indications of disrepair and
deterioration to the exterior of a structure found within the Survey Area. Sub-categories include:
• Roof Deterioration or Damage
• Wall, Fascia Board and/or Soffit Deterioration or Damage
• Foundation Problems (can also be inferred from subsidence)
• Gutter and/or Downspouts Absent or Deteriorating
• Exterior Finish Deterioration (i.e. peeling or badly faded paint, crumbling stucco, cracked
masonry, etc.)
• Window and/or Door Deterioration or Damage
• Stairway and/or Fire Escape Deterioration or Damage
• Mechanical Equipment (problems with or damage to major mechanical elements of
primary structure)
• Loading Areas Damage or Deterioration
• Fence, Wall and/or Gate Damage or Deterioration
• Other Structural Deterioration to Significant Non-Primary Structures
(b) Predominance of Defective or Inadequate Street Layout
The presence of this factor is determined through a combination of both field observation as well
as an analysis of the existing transportation network and vehicular and pedestrian circulation
patterns in the Survey Area. Sub-categories include:
• Vehicular Access (ingress and/or egress options for automobile traffic are unsafe, missing,
or significantly inconvenient for visitors or customers)
4
FORT LUPTON CONDITIONS SURVEY I February 2015
• Internal Circulation (non-public, internal roadways or driveways are unsafe, significantly
inconvenient or present safety problems relative to their interaction with public roads)
• Driveway Definitions and/or Curb Cuts Unsafe or Significantly Inconvenient
• Parking Layout Substandard Causing Safety or Access Problems
• Traffic Accident History (disproportionate share of reported vehicular accidents)
These conditions can affect the adequacy of performance of the transportation system within the
Survey Area, creating a street layout that is defective or inadequate.
(c) Faulty Lot Layout in Relation to Size, Adequacy, Accessibly, or Usefulness
This factor requires an analysis of the parcels within the Survey Area as to their potential and
usefulness as developable sites. Conditions indicative of the presence of this factor include:
• Faulty Lot Shape or Layout (narrow, triangular, split, or other shapes incompatible with
most land uses)
• Vehicular Access Unsafe, Missing or Significantly Inconvenient
• Inadequate Lot Size
The analysis considers shape, orientation, and size of undeveloped parcels within the Survey Area
and if these attributes would negatively impact the potential for development of the parcel. This
evaluation is performed both through observation in the field, and through the analysis of parcel
boundary maps in the Survey Area.
(d) Unsanitary or Unsafe Conditions
This factor is said to be present when safety hazards and conditions are likely to have adverse
effects on the health or welfare of persons in the area due to problems with a lack of
infrastructure or inadequate infrastructure. Conditions observed within the Survey Area that
qualify under this blight factor include:
• Poorly Lit or Unlit Areas
• Cracked or Uneven Sidewalks
• Hazardous Contaminants
• Poor Drainage
• Flood Hazard (within a 100-year flood zone, according to FEMA)
• Grading and/or Steep Slopes that Presents a Safety Hazard
• Unscreened Trash or Mechanical Equipment or Openly Accessible Dumpsters
• Pedestrian Safety Conditions that Present a Clear Danger (i.e., sidewalk problems, lack of
crosswalks/crossing lights, fast-moving traffic, etc.)
• High Crime Incidence (disproportionate share of police calls for service)
• Vagrants, Vandalism and/or Graffiti Suggesting Unsafe Urban Environments
These represent situations in which the safety of individuals, especially pedestrians and children,
may be compromised due to environmental and physical conditions considered to be unsafe or
unsanitary.
(e) Deterioration of Site or Other Improvements
5 FORT LUPTON CONDITIONS SURVEY I February 2015
The conditions that apply to this blight factor reflect the deterioration of various improvements
made on a site other than building structures. These conditions may represent a lack of general
maintenance at a site, the physical degradation of specific improvements, or an improvement that
was poorly planned or constructed. Overall, the presence of these conditions can reduce a site's
usefulness and desirability and negatively affect nearby properties.
• Presence of Billboards
• Signage Deteriorating or Damaged
• Neglected or Poorly Maintained Properties, Streets, Alleys, Sidewalks, and Other Public
Improvements
• Trash, Debris and/or Weeds
• Parking Surface, Curb and/or Gutter Deteriorated or an Absence Thereof
• Lack of Landscaping on Properties with an Expectation of Landscaping or Landscaping that
has Become Neglected
(f) Unusual Topography or Inadequate Public Improvements or Utilities
The focus of this factor is on the presence of unusual topographical conditions that could make
development prohibitive, such as steep slopes or poor load — bearing soils, as well as deficiencies
in the public infrastructure system within the Survey Area that could include:
• Slopes or Unusual Terrain
• Street Pavement Deterioration or Absence
• Curb and Gutter Deterioration or Absence
• Street Lighting Inadequate, Damaged or Missing
• Overhead Utilities in Place
• Lack of Sidewalks
• Water and/or Sewer Service Missing or in Need of Repair or Replacement
• Storm Sewer and Drainage Infrastructure Missing or Damaged
(g) Defective or Unusual Conditions of Title Rendering the Title Non-Marketable
This factor is said to be present when there are problems with the marketability of property titles,
including unusual restrictions, unclear ownership, etc. Due to the expense of title searches, this
blight factor is typically not examined unless developers or land owners provide documentation
of known problematic title issues.
(h) Existence of Conditions that Endanger Life or Property by Fire and Other Causes
A finding of blight within this factor can result from the presence of the following conditions,
which include both the deterioration of physical improvements that can lead to dangerous
situations as well as the inability for emergency personnel or equipment to provide services to
the site:
• Fire Safety Problems Based on Discussions with Fire Department Personnel or Evidence
of Recent Fire
• Hazardous Contaminants
• High Crime Incidence
• Floodplain or Fire Hazard
6 FORT LUPTON CONDITIONS SURVEY I February 2015
(1) 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. This factor is present if there is the presence of:
• Hazardous Contaminants
• Fire Safety Problems
• Buildings and Facilities that Appear Unsafe from Exterior Observation
(j) Environmental Contamination of Buildings or Property
This factor represents the presence of contamination in the soils, structures, water sources, and
other locations within the Survey Area. This factor is present if within the Survey Area there are:
• Hazardous Contaminants
(k.S) Existence of Factors Requiring High Levels of Municipal Services or Substantial Physical
Underutilization or Vacancy or Sites, Buildings, or Other Improvements
The physical conditions that would contribute to this blight factor include:
• High Fire Call Volume
• High Crime Incidence (reflected in police calls for service)
• Site Underutilization (vacant land or buildings)
IV. METHODOLOGY
The general methodology for the Study was as follows: first, determine the Survey Area, which is
the specific geographic territory to be evaluated as determined by City staff under the direction
of FLURA. Once the Survey Area was determined, it was then broken into three separate Sub
Areas, which were determined based on similar property characteristics. The northern Sub Area
(Sub Area 1) is largely industrial and commercial in nature. The center Sub Area (Sub Area 2) is
predominately commercial (retail and restaurant) and residential in nature. The southern Sub
Area (Sub Area 3) is dominated by public facilities, residential and commercial (retail and
restaurant) uses. These Sub Areas and their boundaries are further detailed in Section V of this
Study.
Not all of the properties within the Survey Area were examined due to the size of the Survey Area
and number of parcels included. Rather, general information about the Survey Area was gathered,
such as right-of-way and parcel boundaries, windshield surveys, photography, aerial photography,
Geographic Information Systems (GIS) data from the Weld County Assessor's Office, traffic
accident data from the Fort Lupton Police Department, target hazard information from the Fort
Lupton Fire Protection District, etc. The Survey Area was then evaluated for evidence of blight
through two means: a thorough field reconnaissance of the Survey Area to document observed
physical conditions of blight, and data collection efforts to gather information about blight factors
that are not visually evident. The study results were then categorized and analyzed as to their
applicability to the blight factors outlined in Colorado Urban Renewal Law. Finally, the findings
FORT LUPTON CONDITIONS SURVEY I February 2015
and conclusions regarding blight found within the Survey Area were prepared and presented in
this report.
Pursuant to Colorado Urban Renewal Law, the owners of property located within the Survey Area
were notified by mail that the Study was being conducted.
V. SURVEY AREA LOCATION, DEFINITION, AND DESCRIPTION
The parcels included within the City of Fort Lupton Conditions Survey Area are either located in
the City of Fort Lupton or are an enclave located within Weld County and surrounded by the City
limits. The boundaries of the Survey Area are generally U.S. Highway 85 on the west, County Road
10 on the south, Rollie Avenue on the east, and the northern boundary of Parcel Number
130929000035 (located approximately 0. 16 miles north of County Road 16) on the north. The
Survey Area is generally located within Sections 29, 31 and 32, Township 2 North, Range 66 West
of the 6th P.M. and Sections 5, 6, 7 and 8, Township 1 North, Range 66 West of the 6th P. M. In total
the Survey Area measures approximately 816.9 acres or 1.28 square miles and consists of 1, 134
parcels of land.
Due to the size and number of parcels within the Survey Area, the Area is divided into three (3)
separate Sub Areas that are each comprised of one or more real property parcels. The entire
Survey Area, including the Sub Area boundaries, is shown in Figure 1.
8 FORT LUPTON CONDITIONS SURVEY I February 2015
Figure 1: Survey Area with Sub Area Boundaries 4 kik i' �Il.. � ` �` -�. '••• ' Stir M�Ie Op / II
I )..h t it• �I 4. 'a S, -. / I + _ 1 ra
ithir
III .I144/
1 •' 1'�
1,1
t (i TS ASill 4- —or_ .. _ 8 __ Ie su . • r:
r r
(' I; •.
.�•• •'/ 1 ..,
_ . • '1111 se ON
N Pa.% - -1
id
,I, t •�_ 1 "• \ I .'s..Js as "Las r.111 —If r�r.1" 2S tIwt
/M4j
f
In er•at • 4• 11ft' jtKy!"
w. ;thS`t J i
4.1 III •t • ' ' .y.7,w, .
_. . ,'S Y^I�i ~ •^ Cn1,l\ Ii +• :• r. a ,-y r:7 .
I4♦ •
•y ,.t� f ,. ',1 • •tfi�N. • v9� t. Y • tires. '• • I "
h _ A-••tiw, s'�- . � _,� 1 " - _ ty1• -I ay� L •. .I t . -. fl, �•t' . 1 • 0. I
li
_ • • I. I -
r. .,t. .J` L , L 1 • • *Its-
I.
! te ' '• • • '
r , • Sub Area 3 I d
r i,
••
yam'�0 i - I
It
sly . I — _ i — — — r - Clia?: Al
T -It; 4• ..4,,, II i ,
'.• . ♦ I ' I
.1■ 1 ' r•4 `P I it 1
D a n. I I
4 , I r
1
0
( „I
I i_.Y ...-114 - Jr_'
• _ o , Forl I ,ui�lun City limits 11 *Mk
(
Sub Area Boundaries '
n nW,S' 0.5 t:' "-1 l r
1 I.'S lliiiaim a-7
9
FORT LUPTON CONDITIONS SURVEY I t- e..1:,n.!.;.:•ry 1:1;15
SUB AREA 1
Sub Area 1 is the northernmost portion of the Survey Area. Sub Area 1 is generally bounded by
12th Street on the south, U.S. Highway 85 on the west, Union Pacific Railroad right-of-way on the
east, and the northern boundary of Parcel Number 130929000035 (located approximately 0. 16
miles north of County Road 16) on the north. See Figure 2 for a map of Sub Area 1. Sub Area 1 is
comprised of land that is within the city limits of Fort Lupton, and also includes some portions
that are an enclave within unincorporated Weld County. The total size of Survey Area 1 is 178.7
acres or 0.28 square miles. Survey Area 1 generally includes industrial and commercial businesses.
This Survey Area also includes some residential properties that are primarily located within Weld
County.
Figure 2: Sub Area 1
I - - - .
,
Sub Area Boundaries i •
I .
il Fort Lupton City Limits ��� ;,
t1
Weld Parcels "At !Iii
{I
r i
Mlles
0 0.25 . .O .
.'• «6 ' - . •R-1a-
frl • R , i II la
.• .
r
.-
ti t rem
.s -
ed le
.. a i :,q, h - ..__ . _ _ ., la eiter...•-•14..... *Cane
i int
��
` •, a , . • 1 t t ill •lit �'.
'4. 1:7 •
1 1
Ile
C'I
` F� wiI i • i
1
•*_. Y t 7 I ' gilt
1 .
a- -"S •4. rig 7 f:-, : r, f •♦.. i— ;.- -='L` - - '"It „miser i• . -
,w•
►a-.. . , - . ' / .1, .. 4. . .;.. ... • .�
'AS . \ % • .7 .',•. ll _ 'y T.ai"'Dv
!, • . : t I h•.gt X11 y r' l
y •
:.! £Z3P 9 .V% . ' '7•,n al "fir -: •'`.4 t.11 ► ci t Ik �t R Nile i • I• • • • J -.. .-..r
�: t 1
l i 11 w .1I. 1 rail) _ ♦ V�
4. 11111111111
10
FORT LUPTON CONDITIONS SURVEY I February 2015
SUB AREA 2
Sub Area 2 is the middle portion of the Survey Area and is generally bounded by State Highway
52 on the south, U.S. Highway 85 on the west, the eastern boundary of Parcel Number
147105247001 on the east (located approximately 0. 19 miles east of Rollie Avenue), and 12th
Street on the north. Survey Area 2 is approximately 344.7 acres or 0.54 square miles. See Figure
3 for a map of Sub Area 2. The Survey Area is entirely located within the City of Fort Lupton. Sub
Area 2 is generally comprised of residential and commercial properties, with some industrial
businesses and public facilities.
Figure 3: Sub Area 2
Lana r wain
Sub Area Boundaries 1 1
P:aM
I♦r Fort Lupton City Limits , '
1 4
•
Weld Parcels ,, : ;� 1
1
U Miles 0.25 ` .-,. .-. i • -tr ;".7 .I
• L 4 le li
Or to- ir
•
: .CrIlle - ,, '
1 �T• S !` .. •�w s• 1 y• I 1 ri
ti
1 1 1 r
or
1
Jt t a . s J
f.
r . M n. 4. - l i. r f 1
1 t:P.... 7.4-.'1: . 1 ' - Le , * t
- Ai i ---.. i pii . r 'F, , % _ _ _
N
etkel I i S!r ig *. I 1 N
PI I
r P •.. " • - g 4 1 i..- 914S... i,.: : " . : • • 1
's A •,..--'. is.: ,,-;,- I -,71,:i •1d4.• v . , . . Il 1 t
rt. . .if
j� �4+ 41.1' r 1 ► N N • t • ° _r
- -
r"I.' :- -
1 1 • � i�7�i •
`• g1
xx.t.
).
„ ft niiiiilt !it MI . ; fi IIA 41.,LD:
r .' J' 1 �n '� _ s jetst'1 Zr tc.ii i
t ' , ' - • 1 Vii' `I `. 1.‘ 1:k4,i . it ," . . si. t .
. W
11 FORT LUPTON CONDITIONS SURVEY 1 February 2015
SUB AREA 3
Sub Area 3 is the southernmost portion of the Survey Area and is generally bounded by State
Highway 52 on the north, County Road 10 on the south, Union Pacific Railroad right-of-way on
the east, and the western parcels located along South Grand Avenue on the west. Sub Area 3 is
approximately 293.5 acres or 0.46 square miles. See Figure 4 for a map of Sub Area 3. Sub Area 3
is comprised of land that is within the city limits of Fort Lupton, and also includes some portions
that are located within unincorporated Weld County. The area is generally comprised of
residential, commercial properties, public facilities and some light industrial businesses.
Figure 4: Sub Area 3
'; ' • t' 4- .w 1{ ' ` 1 Nis.
LYII 1. .!!.�jv+E _t
.7 v, 11 5!I s' 1.�
. lici : sr, an_ - ,, 4 tii 'fr JR i '4 ', Matikara 43. .-Ia.
1
,,``, I `! 1 ' lir a hi
1 z: t; • r
y .t -
sr. ; litY. -7 — —7-4 t- — - 1r,--; :.-t : 4.1
I •4. Ia i
1 -,
1 •
X { a , I
Y.
11 , !—• — 'LP M
` M
1 it fit t_Y 7_ 111
•1•1 . 4. 4- 1� Fe
I
'' 1 Y '{}F 1 lip
" vido
-t.-- .,. :4i
ilt
x.
1 . if It
11
tit
a. , - , iii
: - _ ^:1 1 w
1 ,
. 1 I • 11.
•.; - 1_ t.
1
, r
•�' i .1i‘ _ I, .
� r.
A
kit.
Sub Area Boundaries 9,;♦; Fort Lupton City Limits v 1•' y4 • P
Weld Parcels
1 d '
0 Miles 025 I:
. -.1...1' r` ---•'- - 1 - iii1'r L; d . . lt._
12 FORT LUPTON CONDITIONS SURVEY I February 2015
VI . STUDY FINDINGS
(a) Slum, Deteriorated or Deteriorating Structures
No interior inspections were conducted as part of this Survey, but external observations indicate
that there are a number of structures that suffer from various levels of deterioration or neglect in
each of the Sub Areas. Both primary and secondary structures had poorly maintained exterior
finishes, peeling paint, roof deterioration and broken windows. Vacant and boarded up houses
were also identified within Sub Area 2 and 3. Other Survey Area structural problems include
deterioration of gutters and fences. Examples of properties with slum, deteriorated or
deteriorating structures are shown in Appendix A, page 21-23. A map showing the location of
properties identified with the factor is shown on Appendix B, page 42.
The following sub-categories of factor (a) were found in the Survey Area :
• Roof Deterioration or Damage (Sub Area 1, 2 and 3)
• Wall, Fascia Board and/or Soffit Deterioration or Damage (Sub Area 1, 2 and 3)
• Exterior Finish Deterioration (Sub Area 1, 2 and 3)
• Window and/or Door Deterioration or Damage (Sub Area 2 and 3)
• Fence, Wall and/or Gate Damage or Deterioration (Sub Area 1)
• Other Structural Deterioration to Significant Non-Primary Structures (Sub Area 1, 2 and 3)
(b) Predominance of Defective or Inadequate Street Layout
During numerous on-site investigations and field surveys, defective or inadequate street layout
conditions were observed throughout the Survey Area. The most pervasive street conditons found
in the Survey Area related to in adequate steret layouts, substandard parking layouts and
disproportionate traffic accidents.
Examples of inadequate street layouts were identified in Sub Areas 1 and 2. In Sub Area 1, there
is an offset intersection located at Denver Avenue and County Road 16. Offset intersections also
occur in Sub Area 2 at Fulton Avenue and 2nd Street and again at Grand Avenue and State Highway
52.
There are instances of commercial businesses with parking lots that back directly into the street
in Sub Areas 1, 2 and 3, which is a safety issue for other vehicles and pedestrians. In Sub Area 3,
vehicular access and internal circulation issues along State Highway 52 cause traffic to extend out
onto the Highway.
Additionally, 2013 and 2014 traffic accident reports for the Fort Lupton Police Department show
that there are intersections and roadways within each of the Sub Areas that have a
disproportionate share of traffic accidents. Within Sub Area 1, these intersections included the
intersection of 14th Street and U.S. Highway 85. There were also a significant number that
occurred at the intersection of 14th Street and Denver Avenue in 2014. In Sub Areas 2 and 3, there
are a large number of accidents located at several intersections along State Highway 52, including
at U.S. Highway 85, Grand Avenue, Denver Avenue, and Pacific Avenue.
Examples of properties with a predominance of defective or inadequate street layout are shown
in Appendix A, page 24-26. A map showing the location of properties identified with this factor is
shown on Appendix B, page 43.
13 FORT LUPTON CONDITIONS SURVEY I February 2015
The following sub-categories of factor (b) were found in the Survey Area :
• Vehicular Access (ingress and/or egress options for automobile traffic are unsafe, missing,
or significantly inconvenient for visitors or customers) (Sub Area 3)
• Internal Circulation (non-public, internal roadways or driveways are unsafe, significantly
inconvenient or present safety problems relative to their interaction with public roads)
(Sub Area 3)
• Parking Layout Substandard Causing Safety or Access Problems (Sub Area 1, 2 and 3)
• Traffic Accident History (disproportionate share of reported vehicular accidents) (Sub
Area 1, 2 and 3)
(c) Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness
Within Sub Area 1, there exists examples of faulty lot layouts that are unusually shaped and/or
do not have direct vehicular access to a public street. Sub Area 3 also has faulty lot layouts that
are unusually long and narrow and/or not have direct vehicular access within this Sub Area.
Examples of these lots are also identifed in Appendix A, page 27. The location of these parcels is
shown on the map at Appendix B, page 44.
The following sub-categories of factor (d) were found in the Survey Area :
• Faulty lot shape or layout (Sub Area 1 and 3)
• Vehicular access unsafe, missing or significantly inconvenient (Sub Area 1 and 3)
(d) Unsanitary or Unsafe Conditions
Unsanitary or unsafe conditions were identified thoughout the Survey Area. One of the largest
safety concerns is that a lack of sidewalks and other pedestrian infrastructure is prevalent
throughout each of the Sub Areas, One example is located within Sub Area 2 at the northeastern
corner of the State Highway 52 and U.S. Highway 85 intersection. A lack of sidewalk at this location
prevents pedestrians from being able to safetly cross the onramp onto U.S. Highway 85
northbound. Pedestrians instead have to walk onto State Highway 52 in order to cross and access
the western portion of the City. There is also a lack of sidewalks around the City's high school,
preventing safe travel for students. In areas where there are sidewalks, they are often too narrow
to comply with ADA requirements or to allow multiple people to safely walk next to each other.
Other sub-categories of unsanitary or unsafe conditions observed include unscreened trash,
which was observed in each of the Sub Areas. Additionally, open and accessible dumpsters were
observed in Sub Areas 2 and 3. Finally, in Sub Area 1, along Factory Drive, there are properties
that are located within the FEMA 100-year flood zone. See Figure 5 for the location of these
parcels.
14
FORT LUPTON CONDITIONS SURVEY E February 2015
Figure 5: Parcels within the 100-Year Flood Zone
Sub Area 1 - Floodplain Parcels
Zone A - 100-Year Floodplain
I ,
f IA
1
1
d
I
f
,:
ar; ,lo r •,
J
1 le*c
1
1
,
•
I MA lit
t r
_ a
i ir lllnel a
I
Ir.
Examples of unsanity and unsafe conditions within the Survey Area are shown in Appendix A at
page 28-30. A map showing the location of these properties is shown on Appendix B, page 45.
The following sub-categories of factor (d) were found in the Survey Area :
• Cracked or Uneven Sidewalks (Sub Area 2)
• Flood Hazard (within a 100-year flood zone, according to FEMA) (Sub Area 1)
• Unscreened Trash or Mechanical Equipment or Openly Accessible Dumpsters (Sub Area 1
and 3)
• Pedestrian Safety Conditions that Present a Clear Danger (i.e., sidewalk problems, lack of
crosswalks/crossing lights, fast-moving traffic, etc.) (Sub Area 1, 2 and 3)
15 FORT LUPTON CONDITIONS SURVEY 1 February 2015
(e) Deterioration of Site or Other Improvements
A variety of blight conditions were observed within the Survey Area related to site deterioration
and non-primary improvements. These conditions, which negatively affect the appearance and
utilization of the area, most commonly include poorly maintained properties or infrastructure or
parking surface or curb and gutter deterioration. Several sites throughout each of the Sub Areas
were found to have other deterioration issues such as maintenance problems including street
and curb deterioration, unimproved parking lots and poorly maintained curb cuts. There is a
presence of billboards located within Sub Area 1, which is a sub-category of factor (e).
Examples of unsanitary or unsafe conditions are shown in Appendix A at page 31-33. A map
showing the location of these properties is shown on Appendix B, page 46.
The following sub-categories of factor (e) were found in the Survey Area:
• Presence of Billboards (Sub Area 1)
• Neglected or Poorly Maintained Properties, Streets, Alleys, Sidewalks, and Other Public
Improvements (Sub Area 1, 2 and 3)
• Trash, Debris and/or Weeds (Sub Area 1 and 3)
• Parking Surface, Curb and/or Gutter Deteriorated or an Absence Thereof (Sub Area 1 and
2)
(f) Unusual Topography or Inadequate Public Improvements or Utilities
Several instances of inadequate public improvements were observed in each of the Sub Areas.
As discussed earlier, the Survey Area has a lack of sidewalks or sidewalks that are too narrow to
allow for pedestrian safety. Deterioration of streets and/or curb or gutters exists throughout the
Survey Area. Portions of Sub Area 1 lack a connection to water and sewer utilities. Sub Area 3
also has areas that lack a connection to utilities, particularly in the unincorporated portions
within Weld County. Finally, there is a presence of overhead utlities within each of the Sub
Areas.
Examples of inadequate public improvements or utilities within the Survey Area are shown in
Appendix A, page 34-36. A map showing the location of these properties is shown on Appendix B,
page 47.
The following sub-categories of factor (f) were found in the Survey Area :
• Street Pavement Deterioration or Absence (Sub Area 1 and 3)
• Curb and Gutter Deterioration or Absence (Sub Area 1 and 3)
• Overhead Utilities in Place (Sub Area 1, 2 and 3)
• Lack of Sidewalks (Sub Area 1, 2 and 3)
• Water and/or Sewer Service Missing or in Need of Repair or Replacement (Sub Area 1 and
3)
• Storm Sewer and Drainage Infrastructure Missing or Damaged (Sub Area 1 and 3)
(g) Defective or Unusual Conditions of Title Rendering the Title Non-Marketable
It is unknown if these conditions exist within the Survey Area.
(h) Existence of Conditions that Endanger Life or Property by Fire and Other Causes
16 FORT LUPTON CONDITIONS SURVEY I February 2015
Within Sub Area 2, there is a bulk plant located within railroad right-of-way that is classified as a
High-Hazard Group H classification according to the Fort Lupton Fire Protection District's target
hazards list. These target hazards are properties that "poses an extraordinary risk to civilian life
safety, firefighter safety, or surrounding property." Appendix A, page 37 shows the bulk plant that
was identified by the Fort Lupton Fire Protection District as having a High-Hazard Group H building
classification.
Additionally, as stated earlier under factor (d), there are parcels located along Factory Drive in
Sub Area 1 that are located within the 100-year floodplain according to FEMA. See Figure 5 for
the location of these parcels.
Appendix B, page 48 shows a map with the location of properties identified with factor (h).
The following sub-categories of factor (h) were found in the Survey Area :
• Fire safety problems based on discussions with fire department personnel or evidence of
recent fire (Sub Area 2)
• Floodplain or flood hazard (Sub Area 1)
(i) Buildings that are Unsafe of Unhealthy for Persons to Live or Work in because of Building
Code Violations, Dilapidations, Deterioration, Defective Design, Physical Construction, or
Faulty or Inadequate Facilities
Several buildings were observed in Sub Areas 2 and 3 that appeared unsafe from exterior
observation based upon dilapidation and significant deterioration of the structures. Examples of
these buildings are identified on page 38-39 in Appendix A . A map showing the location of these
properties is shown on Appendix B, page 49.
The following sub-categories of factor (i) were found in the Survey Area:
• Buildings and facilities that appear unsafe from exterior observation (Sub Area 2 and 3)
(j) Environmental Contamination of Buildings or Property
It is unknown if these conditions exist within the Survey Area.
(k.5) Existence of Factors Requiring High Levels of Municipal Services or Substantial Physical
Underutilization or Vacancy of Sites, Buildings, or Other Improvements:
Underutilized or vacant sites are located within Sub Area 2 and 3, which are identified on the map
at Appendix A, page 40. A map showing the location of these properties is shown on Appendix B,
page 50.
The following sub-categories of factor (k.5) were found in the Survey Area :
• Site underutilization (vacant land or buildings) (Sub Area 2 and 3)
VII . Study Summary and Recommendation
Within the entire Survey Area, the following blight factors were identified:
• Slum, Deteriorated or Deteriorating Structures;
• Predominance of Defective or Inadequate Street Layout;
17 FORT LUPTON CONDITIONS SURVEY I February 2015
• Faulty Lot Layout in Relations to Size, Adequacy, Accessibility, or Usefulness;
• Unsanitary or Unsafe Conditions;
• Deterioration of Site or Other Improvements;
• Unusual Topography or Inadequate Public Improvements or Utilities;
• Existence of Conditions that Endanger Life or Property by Fire or Other Causes; and
• Existence of Factors Requiring High Levels of Municipal Services or Substantial Physical
Underutilization or Vacancy of Sites, Buildings, or Other Improvements
The map shown at Appendix C shows the location of all properties that were identified within the
Survey Area that have one or more of the above blight factor conditions. These factors were
determined to exist under the requirement outlined in the state Urban Renewal Statutes that the
Survey Area be evaluated "in its present condition and use" and that the blight "substantially
impairs or arrests the sound growth of the municipality, retards the provision of housing
accomodations, or constitutes an economic or social liability, and is a menace to the public health,
safety, morals, or welfare."
Chart 1 shows the blight factors that were found in each individual Sub Area. According to the
findings, seven observed factors were found in Sub Area 1, eight factors were observed in Sub
Area 2, and eight factors were found in Sub Area 3. As discussed in Section II, in order for an area
to be declared blighted, four of the eleven blight factors must be found within the Survey Area.
Based on the findings shown in Chart 1, nine of the eleven blight factors were found in the entire
Survey Area. Additionally, since at least seven of eleven blight factors were identified within the
Sub Areas, a finding of blight may be made with confidence under any of the above scenarios.
Chart 1: Blight Factors within Sub Areas
Sub Area Sub Area Sub Area Survey
Factor
1 2 3 Area
A ✓ V V ✓
g V V V V
C V ✓ V
p V V V V
E V V V V
F V ✓ V ✓
G
H V ✓ ✓
V V V
J
K.5 ✓ V V
TOTAL 7 8 8 9
VIII . CONCLUSION
It is the conclusion of this Study that within the Survey Area, as described in this report, there is a
presence of adverse physical conditions sufficient to meet criteria established in the State statute.
18 FORT LUPTON CONDITIONS SURVEY I February 2015
Although some portions of the Survey Area are in adequate or sound condition, there exists
deteriorated and substandard conditons throughout the Survey Area as a whole, which could lead
the legislative body to a finding that this area is blighted.
19
FORT LUPTON CONDITIONS SURVEY I February 2015
Appendix A :
Photos of Blight Factors
20
a) Slum, deteriorated or deteriorating structures.
SUB AREA 1 EXAMPLES
a
l _ --
ir is.
01 Illititli v
.. illidw-s ' 1 S lill
poll. , ,.ass do _
-siiiiiiiii
..H .....
--I
4."M-9101 4 - r - eillielltelii,
Is. `iw_
ii
v7
ISt b
pi: 14) .:z
r
„axe ‘lt *P if"'
I jet
21.
a) Slum, deteriorated or deteriorating structures.
SUB AREA 2 EXAMPLES
X09
•
• a ti, 1 ill• 74:.::
- 4; e: A W i . 4 it *47: ::# .
s*• •• -
_1\00 14
•*o -.` r r.3 ., r
arl .r ,
.` ' -nom e1 •
47 .7;•' 49
p
• ' •
/ -44 .I A,. .
/ • It
i 1- r I • SI
•
II 1st
IDIIIIII i II II it
1t11 ,
_ __
_ . . . le I
•
• _. . .Ci 1 .1 .
11410‘. .....
. _
; . ,
.. . .
.., . .vt.i.,- Is
: i
Ilk. I‘. ' , )11
-4 ' {I \ - - .
:w
•
.
'Illagetiguipli _
i ._ _
ill 7
I
•
_ — - r •
i
22
a) Slum, deteriorated or deteriorating structures.
SUB AREA 3 EXAMPLES
\ .. yt_:cit . a'•
• •
• 77.'1 ^. _ S .r.. -
•
tellit It\1 • .
II
r-----•.
•
la 4 zi. • , 1 1 1/2: it. :,:
_...... stlir
• .. . - -__ .. - :A.' , .•••.••••••._.„.0,, : -fit ` n• •
_ice .' . . _ �`�!
= s:.A.L• _ . * ,-•- - -
iI .� -' '
-- I
I h
♦
__ ' ' tit I ... -
As*f 1— el
k .
k '
1 21%
„- r ••
Ill sk
t .
v .
/ tit
/ . - t.• „ . r. ,
ilk
IP•
to It
IF O , ]' •: .
11111!4 AV •
•..
23
b) Predominance of defective or inadequate street layout.
SUB AREA 1 EXAMPLES
.
\- - eats Stir it
ili - . • 1
_ k.. r 9, +rte .
t
tar I j as a C'- tam=
j i 1-- 1 li - : MI wen__ ...„ .......__
.w....... ,_
_ _
, .....ti
O
.� -
. ,
j A..44411;
STOP
t t: - -
or ` t • �y+ I i'4 a ..
a
f
i Si. : # ' - 1 %i It
-•R Y _
1 Fr• . +
.
. 1
a-
•
24
b) Predominance of defective or inadequate street layout.
SUB AREA 2 EXAMPLES
ff ; l
•
w.
t ', • 1
J'
,1
"Isn'
.z.c _ OW ;
k"j
'41i‘prerk
Ti ' C.ii M
< r ' '
It
- i . .
.. rI
OWI sc."' r -
lia
Tie
me a.
I m
7. . •! '
- s t 41,1 b eigJ i I Ir f
25
b) Predominance of defective or inadequate street layout.
SUB AREA 3 EXAMPLES
•
If
106._ • t �a i . -
' •
r' I 1 'r
qtr. ,-
e _
, _ _
1 -
I. . 4:11 -
1 . . .I '45TOP k •
,
IIIIIIiinnet
$51i12'� `
3
r 1
.1 ii U111,
J•
• I..PI it Minn PUMA II: .. ..,. i..1 mai, k
I 1; . '4 ' insirc atj i gm"
le_ r_.
'" . .�' a% II
26
c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
SUB AREA 1 EXAMPLES
r AM Aar..•:r - - ' - -1 .• . _ - ^ '_ .• t
�' .._- ', I( 14 I . • •1M► ;
•ti. is, ,i_ ;tali
AI_ I , (t , • "7! � -i ' ) '
~��� � ' , f ay ••: 11}( • 1 'SSi , •-•e ,/. 44aI •t •! '. r .
i
�j( v 1 •
— 11 ,
, ..,,, . . � . �, � s 4
112i. .1-* i
r,4 4,14fmr I I I
e i 4! ` Jai"' '
•�, F _ 1 1 f
iik o.
.404
JP
fr
tit
a lip:
i 1 - ljt,^ ' �._..�. �' ' 1 • 0; --,ill ♦ -' 19.1
11i {R
eil);1 A _ , . _ es I •,
11,1/2
k ,. -#71 f ill • •1 .4.. %4 -.' .i - •.;„..; •-• •• a
adiliiS,
111A • a \ - .•
, isi
i 614
/ "..1 l cy :._
.1 t
%Ji___.SUB AREA 3 EXAMPLES
fit_._ i `t.I n ; re
M ..„, 4 et
04
4i
tfinl 1 __
r.9
4
�� ; •mot, ,':
1� •.l • - �1
'i r
MI ,r t i lint
111Q !4, 4141411
'a
w YY 4.fir .
4 In
11 4
• L. ?z, .. . t 1
I.
r ♦
lirl t
IP 1. �* l� 5 A. �1 - I '
r. . -4. \ f h�1 , ,. 1 R
S .,.-4 a .. . - ,4 'S ' # 13
'4" '1'+, Wit ' .9'i
__ . - I I
41ilika : ' A ' r
r
i • ., H - - - EI 4 i i I
—. c 1.4 d'" f '
1
rit-f-7", •t A N 4
4% Agit'Ali.. "AisS AV t
tsi � ..'7e it a 1:_ `x 1 .. i"
27
d) Unsanitary or unsafe conditions.
SUB AREA 1 EXAMPLE
► . _ri
f
PI
• ms..
Nis
IIIISOINsasna
- ,
rr� i. ` A • _ •`e, It, II
..a•�_. ••• ...��V- 1.so ell '.. sat
• r--4-. ."-
..... - .
♦
r.
01
0
I
• r I 1
r `` ` t
• •1 •
, • I r.' -:,... . ilk• a� � � . '
if -• -.0
r 1
1(
1/� 1:,1
/•
1
w
/ I
28
d) Unsanitary or unsafe conditions.
SUB AREA 2 EXAMPLES
p
t
s ' may .
rii ..---
fry
-• -. "- -..... 1 I.-• - ....4.1. \NOP,
- - e! tt. illifr
' re —b' — ' —40-1H- ri'tis ._ 1 1./ �1r� 1 f
-cc _ .- .
• F ty • .
7 . I
.I4. M } - 1 -fr r . 3-..
� . -
rir •mil:
..
•
f' $
-
• r
•
•
V .
ka-
li
ami a-
77,
•
• L
4 '
..ss ,Ideril ' ^rte- _ -
ti .
nillest
29
d) Unsanitary or unsafe conditions.
SUB AREA 3 EXAMPLES
14"." . e.t. ."...iii. ,., —_ . . .
•
VI
- `c.�r
_ • ,,,, IY • l Y
I.:.f
••�4.Y • r A • _-
• - . v'J�[t - . .. `f-..• .may-'
♦ I
. . N
•
if
if
7/
1
V"
p • .. •• se t . • .C ' • i ll. w• •7 -. - -- s-•. ••jam t ► •. ,,
.•L • 1 T •
' •..C . .Jr i . 5. r 4."-, •• Y
14 a %. -. , - lifiriatlitb: dr* 't 4117.1. 1 • 1,4110.04 Is .
t•
30
e) Deterioration of site or other improvements.
SUB AREA 1 EXAMPLES
•1
f.
k •1 •: •
oil i\ 4
I.
•
-
SS
I•' >- ~_ •
- •
' �. �_,: t IIIII,INIIIH:"
— iicH
r - • — -•It la b. -
, ,‘
�.. .
, � •
• cleft.- _,-- 41 i S*'` -
14* r ' Otte • ' -%. et
0 •••i ei
,_ .. ii. 4k.
il 1 / IF 'I ea..ilk
1 '• , � ttis J "Ai :' _ _ • ..
•�e,. __di"
�� 1 , '' ,•,
ma r dee' • • • Om
— . , • .1 -
' : t:.Ir 1, �
. . . •• . •
' _ - - - - -•..- -J 1• • t ••t
r
:: •, t btu• .41 1 ..%•. • ;•r ,.�
• t
. � '*410..4
$ .
, t
•
31
e) Deterioration of site or other improvements.
SUB AREA 2 EXAMPLES
\ ,
• -....... a._ :
. I d iiiii
,.. .
.i. . :40,
_ A.
- a ,
�� J
•
•
rr-c-,. 4 %,:i..._.tellilk . ,• 44 • * - _-
` I
06
atith
.11110.
j - j f i
. Hi ' i: .' • , ' 73 r ,i um.. • all
tII
jirirCri
i m , .17 -. _....q"
Ass a aims IA
I
•
....a-
•
Y •
. ' 4 i i It
•
.. 1.-Lt, i„ -11 .
`••11Tr a•, I•
a
• a
i i ' • r.
r , r
r J Y
Ill . - , .
iT
32
e) Deterioration of site or other improvements.
SUB AREA 3 EXAMPLES
r .
ice-I N - - �
•rSr.._ fit~ _ ' �• .su -•k.:_-
e_ _ -
•
L_ioek
illinw
•
- •
ill !
4
•
rt
'" • R - a , ter: ".r��'� ' a
PPP
14 I'l
-sr im-
•
33
fJ Unusual topography or inadequate public improvements or utilities.
SUB AREA 1 EXAMPLE
Oil
11 st, ‘ f 0 k,:,•
v•
I' '
l I
V •
' • I
•` L
• '
i
T
34
f) Unusual topography or inadequate public improvements or utilities.
SUB AREA 2 EXAMPLES
/777 , dm...! _, ...,
l ♦ {
,
liti
. \ 4 4, .m, 41. .. V * i.,„( e
F IN Ire 1 , ` . .. .Y;a
ir 1 I t I A
• - • '''-OW 04:.
illaipMellIMMIIMINIEW"...."
► G i1 r 4) 1
smomilliiiNI.,
ir
•
•
•
•
•
4r. '
•
• . :IP i •II,• ill, .14 pr : --
... ....___ , • rt. lly esit
kaiLAN''N " A' ' .
.4•1 liEr4art
• - ...__ -
;fir
ir
r
•
•
r
e.
•
. I. • a 1 •
/ NI I1)4.
• t ' • •
•
1111111thill 'Lfl : . . VI ISI
1: --11440.. naigitlittot,
' '
35
1) Unusual topography or inadequate public improvements or utilities.
SUB AREA 3 EXAMPLES
Ci •
•i
■ N .
.V IY • - -AU•-•--
......
-
11MIMIIIIIP 8- / .1
aspaillilplell& ...---
liktiOtab-.-get . - OMNI 0 1/414: -.I •' 1 ...)N
. - • ti '444 . .N ` '
layik. • ir
/ -
74.
I
36
h) The existence of conditions that endanger life or property by fire or other causes.
SUB AREA 2 EXAMPLES
•
S * .C
'•
I .
•
' 4
.
I - i
r
I
`, r � , r i
• S •
30 . 4411-LI: ...,k -ior.,3 4);
. •
1.14.1
• _iVie
. er.,K: ' " % kill*
r
•.a • 1
'�
� � � f � ��
ill
•
� . . `
--•• r1 : .
- -
•
•`'r.• ��y w - _ `s! '
- _ - '� • ?� _c `yam•'• I��! "i.4.t
37
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.
SUB AREA 2 EXAMPLES
* • 1
bike • . '
f
, i,*4_ z4i; ae_
-
_ - _
l
(„ ,
t
` I I t
‘\ . • 4'
\ •
. ) s /•
• • t— A
it. i
• f
11
•
_10.-------
: •' e ms. -I • . sr � �.. _ ' ` ,
s
lbla .I. •ft . ell 1 ---"P•-•• .nitir
r tu ' 4.1 / I iiiiik.1‘ . al .
. . . - -. lilt i i
.� if- - A
• V : ..a !
_ •
r
Lam. ' • = ''`�►••f ♦-
1f
i
38
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.
SUB AREA 3 EXAMPLES
I. •,
N. .4 lib .11 ts-es4. I. ( r . . . . /
1 40'7 -• ‘.*1 / „
-., . % - •• \‘ 'Cll " • 2 '....4 it
111\ti
• •
• e 111 _ 1Q' % cr. Alt 4: •`- ' f
tfee 4
. . '.
i -.�
' ice' .
f• f�� rte . err - - % 1rJ1
i r' "".' � '�1V/� x _ft !'atilt/tar-
• H4' •1:6 yr..iro;p .. - 'r_ .� rr.vlr' r�:J..}r, )1'`i• + �r
e 3. ! .. � .. .• .w �+ •;• - r . .( vow i•- � '. 7!
% •. - . •'h.. 4•` ray Nglq -A. rr►i' _
'1 -
`' f ;
♦ -..-••••••
..ciellEr a -'
inglignille. 6 .. 'It
110,M Ds
i₹- OP
.r
6 rt.'li� j _ -• _ _ r -
- r
re `
1 • •
—
!.
39
k.5) The existence of health, safety, or welfare factors requiring high levels of mu-
nicipal services or substantial physical underutilization or vacancy of sites,
buildings, or other improvements.
SUB AREA 2 EXAMPLE
i
1
1
..-- Jrasak.....irtaiiscarairmtareS . s _ • b
...eir
-apailiEs.—esper
...,3410.
rir a trio ;11.10 , �. _
SUB AREA 3 EXAMPLES 'Inane lir
I
f .
, • , _ ,
I
istriblill r t • ' ' . i
rte -. I.
• _ .5 ., ... f- y _
�'" , - r v
L�• ply
..'} -i 1�'?"• , • ••-`'y••. -'L- •• "iCa . �' - _ -
'
.
40
Appendix B :
Blight Factor Maps
41
a) Slum, deteriorated or deteriorating structures.
• •
I + 1
• kfS Y ' I
..
'
L f.. h
so I a
1
,, ... it • 11/2", .
•• , •l I.
1 +45 I I •,‘,„,4, .
'• : � ' -a-- - -
G, - Sub Area t
' 1.111 M WcId' 'a fralPP , ,i,
� t rti}g�+j
-� - ! -1____ I irII
• I, i •. •
le 11
,•1 �,.1 4k GR 14� �� _ _ „ ___' , r. 4th St - ,'-', 7� • I=
" • t
45 IlfrA)ii.. , . ...*sue'•: I e Id •
1 'y , i , - '
•
, I.alikerieHl 4
�..- - ; so Sub Area 2 . •s....,. 'N,
1' •a • ra.. ► w = r ,1 >. .)' •• r4�•a.^�+f '•i,. 'Is - '�1 , ' (2 • ' , -t om i ,' - _ ' `�' :! ' •' 0 .% . '
r • y• a ms+ 71 ,• 4. \' '-' Y - �♦ � • •44. ky ,
AW)
3
:I i Jr r 4.
a
I ya 1"�. 1l'^{, t '4 } '�� • {' • . e ,lr
-
• • • 0'84• •Y• •-q.1' at . -�•• ti v: -ry M•
•4 •• t .4_. • • 1 •. .7. 'n. ••L.•‘1 _ ! •. - ti.%
I . • 1 '•a� L Wit : • •' •,
I I a e. te**, -Att 412. 1"re- i
r r• 7 r - - �S� , r r r _ir •� . .l` 'y _ 1��Y.-L� -~ w*-dam 1� • ,— � y f a • , •mot �1 �•• •at sir, .INi .
.." � . Sub Area 3
a 1 Ii
•
2 r • I1
- . .4 l 1 �• _ i ,,..4r'r•Z r tip,- d- -t+.e1 •J1 1 ,:al CS I
k V'
ti: , I ' ; 1
i et a"1 I , �!
1 t i,
I
/
`t {. „ 71e;' I
II f �� 1 1
T r 'Ill 4 - .
I t a.,,P'- 1-
I ' ` 1 4 -
d
:- ,.
Factor At .. .,
Fort Lupton City Limits ',
Sub Area Boundaries - iise
H — CR10 r •• L VW
Mlles 0.5 w{ `° �� ' t1 '0
i , 1 .t.
42
b) Predominance of defective or inadequate street layout.
C t'* L' - ' , I .
- . 1, , w -
(trisirli •'• e•
.....TOW i ' . j
4 .. i __, . . . ,
. _ . . I
..; g. , •
IL/ •ttssi-'l R+ r 1�
I �l� isiii,
# rt • .
lilt ,
11
. . . . + . ., ,. .— _ C= ; '- iii��� Sub Area ' >,
' � ''• _ 1}• •► .8 • Wets .. MO
7 ,! I4• I'.• • • •� { � ,..
I4 VJI�l l
1 1 fit
r . IVJI�lJI .__ t . . 1• Eilk .IT _ -3
• I . ••.‘ '.. a 4 ••• e , 'I 85 .-— 1V . . :
1 „y� .l• r J u r x A2 v •c. M
t
. ,s �' 1- k.,, � . Sub Area -
11 . �.Y - le,-j.� • •,� :".„1"-=•••-_ ,-
- •
f • a
1 .z.�. ►.• air Jr f �� � tt" :,ytn St�: ! _ ' µ ,
W . • 12., , _ , . • . M y w } r,�1 n 1 : ' - ¶',ti's I r N` •I. •lc 40- ii"•• I•il11' . SS's : 1• {!r.* 4•. _ 5
1� - 1 _ t 7
r • li r r ..I.. '. .4 Alt7r *kr -N._ -4 I i 1 iii .a:PIS_z�c-:� : •s` a_�"a_ —•. — 4s'� ' _' .� • I �`,4 40? '� _w - ml. PI 1' f.• ni.. ,I
t •R _ tf� � It.
'• � • '�
s + 3 w ,� I Lb.r� � `. •
1
it + �. .[r yyr •.a� i'll •
4 .r �;' iM w •
' . •' wei � ' I , •
• r, sA M
s_ _ . 4.
- - -. • . -• -.'jar - �••
1 :,y ! i
•
„�, Sub Area 3
• ` ` '111 • l + , � •/
il
(y�•��{�,� lj, � _-" , is fi ! - .1 pt• s` 1
i ' 7
TTjj
Pt
:-
11 Jt ill: i
a. '. - t — .r — t I -- — — -
1 —*E --r0,- --
1
Factor B '1 t� ' -
,_,�, •
,1 _ _ ,ii
i_ _ _ 1 Fort Lupton oily Limits 'I - '.
1
I
Sub Area Boundaries ; I•_ I
a ii0 "_0.' -a-._.
151.4.111
0 Miles 0.51 .. "'1
. 1. I ill 1
43
c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness.
4 ft. , IIIll
• t . ,
• ',
t w,'' t-- •--/iii'
'• - '�' .. S
• _ • r "�•`
• o i r 1 - Imo, .- t • 4.
s
nt' = _ .: It
( a:: • :CR; 16i • . _ ' ' _ `-r- it
r y' fir. �! I 1 r- Cr
,,�;, ,. a
• - 11
� . II. • ��f l . II
•
, I Ell
' - ,. - --SP' �. _ ,;. r _ � , 1 , - Sub Area 1 f verat fa- .
y I
I
,m, I ,',. t Weld • le, Y1�;��
/ #i :
t' • all kill J:J
i
rf f� I rRY•I ,a - •. - - . . - � • R 14.5'•--ii:-yr-�•- =^ ' *'�""� .� alt. r. � - r'�l ,th Sty - :a ..
4110
1. t . .-... It ` _ �• f .., . wli�1 1::zzL
•• � 2 A-• ' arac� ✓. 1�..•
•
1 +.s • -•
`•. •It � •� C I •1 .�. y. i.f tS
tip _ f ` Fe. . 1 • 1r � l
r •
T� $•• t •. _ . ..r.4.144‘. 44.
.. I •� del
itan y..�= . . bAI ' 1
d 1 5- 1
3 s Q lr/, -• -• • ' ...4., , :• i e gY '
•
�� �+fir r fa �. / t'�l �p t. t•1� . � it • k '.�1 .'_' - lYS� ' 'la flea
�IL• /, ,
• • s i /(yam. y�. t • . se
f,`r , If� f `...', ' j� iA t' ' 1 I• 1� -•--- .•, 3 • •
�y, ' . ~ r 41 - :�
I. • itiot 40 :-% /3-ftit. - — _ . .. ; ' WI. -i, ° , •-.--.1
14.4
— �� — _ ."r — — _-- -•
--• .lSt,..t... - 1st_SI - �
>.c•---ice—, a_a=. fi_i_a_ r i:- -• - �11A" • ,; . r`r. . .4 J t {
•
-"T �' re )..• i lip i r + r ei 7 Z • aeaT. t r . ._ ..
• - - i et , - • - -
' • '•• # �� - Sub Area 3
I
Weld '4,„t _ 'I �• .A , r.
) ,
4,jl 3 _ R r; 1 I
i t
lo 6 I; ,
• ;1" ll ii 'III
pie 4O ll
'
'" 1
it
1,4
,. .
3'T'ertt, ., •
I pr-- I Factor C , `
1
•
Fort Lupton City Limits ;' '
f . .
Sub Area Boundaries •' '• ''
lMgiiiip�t -• � -1 �'
Miles 0.5 rr.' . • i 11.1/4 p t wit
'„fl' 1
44
d) Unsanitary or unsafe conditions.
S
I . ,�. ~ try 1. If ���' •
Illi S
41
Jb - �'- --- .-•r - - -
- - , . f I ‘ Sub Area 1
}, 1;. �7 1 wcla }
r 5 .. N. 11-
1 1re�..
- -L.GR1.3 .5 - } ' - • •1'4th`St� -
� .44
�. - ' I ! -`' - Y
I .. F35 •' 14•••• '� 1
�i Weld ;j.- ? ;k '-'40-
, art-
...� ^ ,.
Sub Area 2 • - f
1 A
I .-- •• , ,
W • . ` 1 S 1 ��' 1 Ia
r L _
ei 4. •+•
• • lmt ifb sit t , . trt",b — ,,
ci,Ili ,* .. 1• • f I •a 1 j• i .1_ WO
- • 1 - +I•I '' '` •J, j 4 l `1 �f « -O •• Q� '+1 gr> ..�.-I A mow' . . .. .r ` .li�•M` , , -.... r . A •7. %, ve•44t t{T^ war•. J •A • — _.,, 'r„i , •-I 1 \ •.
♦ 1
A lit: I • i ',I (It. • C' 4' ' . ..
ac nc-iaL.-arm C °~_1 •
t la; i :OW SLt �aP - 4 isirYt• It) •- - ' . .fir. #r.al 1R `•-fit w t
_
a LSI . Ill d.ops
' Sub Area 3
! 1 t
1 41 ill.• I • � I � .I 1 ...,
• - I Wi
II
w 1 Wei* - 7
II
42,
I
.1. a._ ••
fl T 1 ! ,
v .
4 •
Factor D
[ TT Fort Lupton City Limits
,
Sub Area Boundaries ll
r T.
Miles as w.;-44,.--. :,�i -.: If 1 I R
i-. .�,
• Ii A ,
1 -
45
e) Deterioration of site or other improvements.
. i... t Y �L 0 / %7 I I t :•
• _44, . ... t
• 7,i
1', ' , t. fie ,' *�� •,,,0 ') T I► I •r •- I j 4 it. 'It. .tis pora.-0-. . r I , - 1 II I I" .te ll st ir ., ,i, -..,:il,) a I i - 1 It i • 1 ih. . , a.'
_ 4 CR, � 61 Lc
1 . r 4 s„....101.11 . I go ir . rill ) ; r r t ...
r..
al I 111 t
ti ' et
y �. i- Sub Area 1 - -
ll
/ `. , ` � I f Ft dill n• • .I
lij;1It • y , y. I rosy ft
1
1 X.
1
I. _ :1:I
•.�ll. Of
• _ , is\
ir"tioi1 ; : S34 • alLcii ,
_
.. i.,:, .
....
• ►��' ti Sub Area 2 1- , r:
f *YC:•^M.. };�
it
��� • A4
�A . ��rt, i. _ ;slit ItlWeld nPI
•�ti,r }, Y :� 1
_t'� \ 3 .� , ••• '. t 111 i• I r-y
II
..•,�xi I •' 1 1 ••. • �,0. i �li •,l� t 'i :i + ! .' ...., , .-. 1
,, ; Pv•, .e , yn• y
I '� —1- 1r \ -f •.; Srj� ..- :. tQ• • '- - •-7 Va ♦ '.P • '� `•✓•.•� _ _ — I - _ ,' Ie .: '•. ter. r y ..ra. •
...iciest:amen- . - y �` ,� r —
1
,l , • r ��• ' �.-. �4 G.••, - -. 1 Ste - - 4. 4 < e� • ..
.. SS e i cl it
..
O 11T •r ' ...+.�• _
,� IIt A•tr � • ,` ; # •
�, '
• • •
Sub Area 3
ce . I .to .ea•
RI
185 r .. , . •
,
• 4t L. I, I 4 .
7F
I & iii . 'dr tor 7
1 •
a-1 I r
_. : ,
- L' 3 — ' - _ _at_aa-i mr 86 _•. . Y_ .
11
F I Factor E . .
_
I - - - -'
ED- - Fort Lupton City Limits 'r ! i� -
: ' - _ -
Sub Area Boundaries r
• 11
l CC St S, ;, +L U
0 Miles 0.5 wit4}.tt , I I�
a s Ichi ,
46
1) Unusual topography or inadequate public improvements or utilities.
� . ' �`
ll 1 II
Jett
r .r• 1 •,' , c IS v at\Ifr. 61:Sti.) :$14-11411:44 4:.-fir ' t r
''� 4 �' 2 'is �' _tip
R 1', , 'C R, 16,
. ,� } r
, a- :, / 1 .5 ,t . .
- .
• •'. I �J V • y•.' 1
-- _ _ r '2 - Sub Area I r -r a -
hl - '~ I ' Ad _ VVQIdr i
`F r ', r7, �. , h .. _ t Weld
ii
ill!: -04`
li
----- CH 1.$ .5-,...--_ ,..- -.. - _ -,- . . -' - _navej - .4
- -14th Str-a_.. _ - _--
S si i
i j ti x....Iil?' --: 1
, ! . e• . , tin t• i P
— - 4• -.♦ .•• r . Ir 4 — — a W ;at—n- - al-w'"Y
imiths
I ' 744::::::3::::
_ . 'T , at
Sub Area 2 '� -
iir , $a 4 • "t: 1.•4:41 . • ••••
• _ •
t .
• ,..j:-.•.2 ,. oz. ,,qt
�, , r A 1, 1 6 • tr`q'1 I 'r 1 - ' ,,.`}- .• - •••7:t pr'�td reCt iop:I., M, •y jy�7�L !';'i':
lJ •.ii SAS ,4�1 r .1 iIAA
^ .. 7 1. • IM
-{) -•..-.
. - 0 al - I i I _•.A ' •-V Al• l •
.yFr .. r . .q .___ '
��,.. 1..� • f" Sub Area 3 I �.�
r o
• iN, 14 i VI r1 . -- 1 rim
IK5 "' Ir ) t.
1
it"r I. 'it I t
. i ! . 1
i l
I .yam ! ti, I
It { II li W I I
r 1♦ r /
. 4ly I I
r . . ..
• 1 . r
,
p - ' .-. _
rt' `
• t
4.
w '
Factor F _ ..�
41
r - — — — — - -
gl 'I �
Fort Lupton City Limits "`"
ii
C Sub Area Boundaries x ►- $y ll�ry}slig
Miles 0.5 J .�,'� ►3", -• ""
ll. A
‘ -x
I - i ; 4
47
h) The existence of conditions that endanger life or property by fire or other causes.
k. L - , 4 r, -•
„ F. ? 4 ii:: c p i f i
itii. I I./ I
1
iri41,
-,y'ly ,•�
- • CR!16r �E-
,, •` • v. , , •
i 1 . . - .i il
1'!• ,E A ' I I ' t t a 1
I •1 •• Rw- i _
;, • - — vi 1• " -L F P
. ;h • - — Sub Areal - - -VIZI 1114.1.4114! 1J . ' .. I . +. 4 - ea .1,), i • * - i 104 Weld
oft
.- _ - _ CR•l irrr-� _- - - - ,'e'• �I - . : 1A 4th S - -
I v,, 3 4 :i. e . ,._.. .
1 `� .� :� . Weld •` ,�
11 t '
1 r 'I. n . 4 Ir •
!• < w + » Sub Area 2
00
Oka
ti • I, , . t • `j ' a ,(,fit` G. _
; _ < �,� , .. t 't' - - ; -. r•- • ' 1 `• ' 4 • , - /p.ir..,,,, t4.:::/ �• • .. : IFS • Q �rK . 1:11::::-‘34....-If%11
! ' I.
ti� 1.A
1 ♦ � `ham ., r 4-4 � • • I w� 1
• • •
r• . 'Pi fi bi V.4"I I Itif . ede c. blit: i ,..,.,.- •-• *• . . . i et 4 -yin Ir. ' 'I• \ • - .
,,.a-aa clis rail— - ! l• ,,ate wY V1 l 1 Ilk
'
Ir_-�. r aa_:_ .1! i ci' •r• ' .4 i i I 41 i ii .,:,* ., ' _ , -
• 11 • TEI
etcr Ar•... t i 4
j . 4�^.• • I Sub Area 3 - `
4.4 -•
+{/
N"
i 1 1
Weld185 ' `,1 ir ti-
• J J Z ma
,
lii.: ::
1 ..... rt: (
1'• Weld a.
r TitiI ,r . _' F
1/..):
s _,< _ n _ _ - - - _
' • - I , .
� .} � � i�.14 it ; 1
•: 1
•
Factor. H ,�'
•
`L � , Fort Lupton City Limits 1
Sub Area Boundaries
r �'itg
o Miles 0.5 `"= '•�i -' a1,•AD , IN., -,,,t,'' .
a..
11�
48
i) Buildings that are unsafe or unhealthy for persons to live or work in because of build-
ing code violations, dilapidations, deterioration, defective design, physical construc-
tion, or faulty or inadequate facilities.
_ .. ,.. _ . .Ur,t tu, - - -yl
• r II, •
•
MO
I 1
p•-•-i *IA *I $ 1
f jilt. i
14 5 - •: ....
- - - - --- i : t1c.T:1'4tirS: - .•Aht_ .., wet• ;.,,. .c ,�
•..it Ell
- • ♦ • t
ww t ye : SU ' f• ij
s ' ' s%^— r �.""
►i�4S* t; '
rat . .� as yr f •• ,• •
�;•`
Ifrojoiltot- . bir-1,44.3i41411, 41 ki, N It #.4*• • i
1 44
i __ BIZ ' ti �_ e .45 V , J a
•}�` . ' . •44 i I-
ailryr- .l•f4 ♦ 1 . a • C. t I' '� � fir I a t. i • '_t {-
1 1- ' i:
.. - .. - .- J • - - : '1.4 ‘4 , ' 4-m- J
11
ii Sub Arcs 3
. I f
dal ,i
y4 - ----• 6R,12
re. tli •
Weld
I I
{ l 'eld I
irk. I
.( �' t1 1
tit... I
es a
I• is . + � �
it - .•
Factor I 4 `
• - -
r • ? r ..--
li r_ _ _y Kurt Luptoni City Limitss
i
Sub Area Boundaries 1 - � � -
N it.c. • R i•- _- -1 •
M -• _ . .. _
0 M lies 0.5 w -: E ¢ S 1 Itr , a "`'I6
Sit
a 11
49
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.
1
) .. • - 7 -_r41--_ t .
1 - r - • • ♦ L 1V
I es II
I . I lit
�,, ; Sub Area 1 1 - '' a a
tie: -
1
aalg
4 '44S
I 1 Li? . .;,..., ,.. -
r--rim, bansi.Y'VP'�!r(' RV•$ rl a_ - - r-_t.a-i _ ..• - - Adil w i� 1J • 1h Jt •- a-_ ...411 1
♦ • 1
1 r
.04
I , rm .. 1 iJ I .
I a t �,, a-. 1 • ,, y
nil' 11 - - • '• -4.1•1 ' _, 4 .. :pi :_'• -•• .. .) ti j ` ,..
I Ilk
�• Sub Area 2 �..LL,, ..;
Z• )
u +/ •
of • .
-4 • ?,t 1 J *. ! Y
_
i
p• �� 1.. 03301
♦ •If • t ,.1i. , • V .y •IVV Y• y _ -
Y
. 1 li. na? 1 - • - ''...s. a 7444 -,
Ill Slat 1t1 k iii
IF-' 'i 6•' -�- , 1
la
. 4: • gilt
G
Sub Area 3414
4.--aq
41
fil
ii 1
Weld ` • b II
1 ./4': 1
i'
- itI
t
• -'
/
f . r t - i III a
t 4 ' ' J '
ad L '\ y • , ' 4 ' M /
i: • i
I mo . . till- '•qk • - '� 1 '' • f
-% ; - a
• L' ifiti? 1
Factor K.S _ _ _ _
'1
� ,��j Fort Lupton City Limits •
i
II 1
Sub Area Boundaries ' , 1
1
L3,fQ= .
Miles O.CJ r/ •%ems - r s 1
- -..' 1 t
J (
;,
50
Appendix C :
Blight Factor Map of Entire
Survey Area
51
-; r . , , I ' i V .-44/ i
i
r4 ' s l 1• ' / • 1,' y - /r
f I
C 1EM. ..•-.4.
is fp.
....I ,
tI i -i� II .I s Zits.A. r `
' Y 1 I :
I .
,jA.
1
i4 'I -,/ ` Weld
ii i
• e 1
.. isi ITV% - .
^, I
I,:
� =• ilial
• [ F 'ml r l l i !its_ .�
J -- as Glt 14 5a.1... ' •J.�• -• .i. {17 . - 1 re 11! t LE'1r n_ r s n
1 ' • I fly) ed '
LA .,..14,..r,sc,4...,,,,...".., ire _., .
l ,16,2*jelf
.1
_ I
rk.,r }r. ? A ' • �'rir, ice.
Vt/�?l"J 1�'r- •. t1ilk• �\ • / `. -� � • .g• .- _ -� { I♦ l i.
1 ;.•fir t l + _ '° V•• , • ..��,,ijJjj • •- �,{L7i1. r . ,- • ' _ / ,
i" i frikk,..•:'- r�, T...{+ - A t• • a = . -t ! ♦. ^ A. may -
I • 1
v�1 , ./ 7~=�, ry 1. I • ♦ ii''�� t1 ti. ♦ etc •
1
�. �•;,.' ,r4_ a < , • I.•, y. . L i + ..r
• •s• .r s.
• -:* . wia.c.VI*sk:Nit , ill
•
S.
•
tit.'1 r bid"
I • .-1 •-_,...4 i M'k, St j 1
f .:
+ —
r y _ S� 1
I r .
is. 1:s j n
•
/y 1
• •Gr. I
'Age)lerf n n i‘ PAZ
•
• i liLt
bar . • . ".444. I ;1 1. ... I
ydie�•r ) 7 . �- - � r . ..a—a- 1f-1l i
• , 1 . .M
•
Er I
.• .- 1 6.• ri i ✓ I. 11
rill-Ill alight Factors Present
. 11
• --=r ;
I�c� rt I ,uptoii City Ilimits ,
• 1
1
Sub Area Boundariesii ra
� � r -
II
di
Milfrs 0.5 \' 'Lt I 1 - _ •
1 ti
1 ••
52
Fort Lupton Core Urban Renewal Plan
Weld County Impact Report
This report is submitted to the Board of Commissioners of Weld County (the "County") in
accordance with the requirements of Section 31 -25-107(3.5), C.R.S.
The proposed Fort Lupton Core Urban Renewal Plan (the "Plan") is being considered for approval
and adoption by the City Council of the City of Fort Lupton pursuant to the provisions of Section 31 -
25- 107, C.R.S.
The proposed Urban Renewal Area (the "Area") contains property that has been classified by the
Weld County Assessor as agricultural land within the five-year period prior to consideration of this
Plan for approval by the City Council. The property classified as agricultural is legally described in
the Plan as required by Section 31 -25- 107(1 )(d), C.R.S. The assessed value of the agricultural land
totals $3, 150, which is less than 1/20 of one per cent of the 2014 total assessed value ($21 ,694,690)
of the proposed urban renewal area. The agricultural land falls within the following exception set
forth in Section 31 -25-107(1 )(c)(II)(C):
The agricultural land is an enclave within the territorial boundaries of a municipality
and the entire perimeter of the enclave has been contiguous with urban-level
development for a period of not less than three years as determined at the time of
designation of the area.
Using the total of the December 2014 certified values for the land in the proposed urban renewal area
the base value of the Area is $21 ,694,690. This report does not take into account that pursuant to
Section 31 -25-107(9)(g), C.R.S., the value of the above agricultural land will be increased for
purposes of calculating the initial base value from agricultural to fair market value as land classified
as vacant. Solely for the purposes of this report, it is assumed, but is by no means certain, that new
taxable improvements will total $5,200,000 in tax increment value estimated to begin producing TIF
revenue in 2019. It is also estimated that growth in revenue to both the base and increment values
due to general reassessments will increase by an estimated 2.0% per annum allocated every other
year to the base and the increment so that each are proportionately adjusted in accordance with
Section 31 -25-107(9)(e), C.R.S.
In addition, the Fort Lupton Urban Renewal Authority proposes to enter into an agreement with
Weld County to share back 50% of the tax increment revenue resulting from the general fund levy of
the County in the Area. The combination of (1 ) increased revenue from the enhanced base value
resulting from application of Section 31 -25-107(9)(g), C.R.S.; (2) the growth in the enhanced base
value from bi-annual reassessments pursuant to Section 31 -25-107(9)(e), C.R.S. : and (3) the share
back of 50% of the TIF revenue allocated to the Fort Lupton Urban Renewal Authority ("FLURA")
from the County's general fund levy will provide a level of funding sufficient to offset any impacts
on County services or revenue.
I. The estimated duration of time to complete the urban renewal project.
The Urban Renewal Area included in the Plan includes the older sections of the City and will likely
require sustained redevelopment efforts for the period of time that the tax allocation provisions of
Section 31 -25-107(9)(a)(II), C.R.S., are in effect. The time required to complete the Plan will be
affected by the local and national economy, including the willingness of the private sector to make
investments in the Urban Renewal Area.
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 time period to fund the urban
renewal project.
For the purposes of this report, it is assumed that the property tax increment revenue will be allocated
to FLURA for the full time period permitted by the Plan. The tax increment revenue is assumed to
be necessary to pay for public improvements required to serve the new development in the Urban
Renewal Area included in the Plan. The approval of the plan will result in an increase in assessed
value to the base from the current $21 .7 million level to approximately $29.8 million. That increase
in revenue from the base value will begin in 2016. The estimated increased value to the increment
portion of the assessment roll is projected to be $3,500,000 at build out in 2017, and other projects
thru the end of the TIF life totaling $2,500,000, after applying the estimated 2.0% per annum
increase due to general reassessments over the life of the project. During the same period the base
value is projected to increase by the same 2.0% factor by an additional $8,140,208, all of which is
allocated to the County and other taxing bodies.
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.
The County will be receiving significant revenue from the increases in base value as projected in the
above calculations mandated by the statute and from an agreement to pay the County each year the
revenue produced by the County's general fund mill levy in the Urban Renewal Area. Without
evidence to the contrary, this existing revenue stream should provide ample funding for any
additional County infrastructure and services required to serve this area of the City of Fort Lupton
without diluting funds available for needed public improvements. In addition, the Fort Lupton Urban
Renewal Authority proposes to enter into an agreement with Weld County to share back 50% of the
tax increment revenue resulting from the general fund levy of the County in the Area. The County
will not be required to contribute to the cost of constructing or installing any additional utilities and
infrastructure to serve this Urban Renewal Area or the cost of maintaining them.
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 are allocated and paid to the authority.
2
The Urban Renewal Area covers the core area of the City and is characterized by urban-level
development, and as redevelopment replaces older taxable improvements with newer uses, there
does not appear to be any demonstrated increased impacts on any additional county infrastructure
and services as a whole that is not offset by the increased revenue from the sources described above.
V. Any other estimated impacts of the urban renewal project on county services or revenues.
There are no other estimated impacts of the urban renewal project on services or revenues.
3
CITY U F FILER Af? T I A 3
FORT LUPTON URBAN RENEWAL AUTHORITY COME PAItIT YOUR FUTURE WITH US
March 16, 2015
To Whom It May Concern :
You are receiving this notice because you are:
1. An owner of property within the proposed Fort Lupton Core Urban Renewal Area; or
2. A resident within the proposed Fort Lupton Core Urban Renewal Area; or
3. An owner of a business concern within the proposed Fort Lupton Core Urban Renewal
Area.
A map of the proposed Fort Lupton Core Urban Renewal Area and the notice of public hearing
is enclosed.
This notice is to inform you of a hearing to be conducted by the City Council of the City of Fort
Lupton on Monday, April 20, 2015 at 7 :00 PM at the Fort Lupton City Hall, located at 130 S.
McKinley Ave. Fort Lupton, Colorado 80621. The purpose of the hearing is to consider the
adoption of the Fort Lupton Core Urban Renewal Plan.
If you have any questions, please contact Alyssa Knutson, aknutson@fortlupton.org or
303.857.6694, Ext. 128. You can also visit http ://www.fortlupton.org/470/Urban-Renewal-
Projects for more information .
Sincerely,
Alyssa Knutson
Planner
City of Fort Lupton
Enclosures
Proposed Fort Lupton Core Urban Renewal Area
FPI/1Oga
Urban Renewal Area Boundary ��I Fort Lupton City Limits Weld Parcels
I i
N
. 111 .
.1)
I,'1 1
[ 73/41 ictol. , ,, \I
CR16
I
a
II I ti
CR 14.75 - I
.
•11 1
, i -
o,
i
7r�CR.14.5a f - S.�S_ - == I I E 14th St
r 11 I
I ' is
m #0* I �I : I , Stage Dr
0
�- �� -� Lantern Dr
*16. � aTrappe,O
. 12th 12th St H
! — — Platte ` --•.na-�-
r
f ,r - I IS O lt. Oak St
! W 1.1t1i St- , , 14 1/2o^filn t o ? yv Chest
n`t
I i il I 1 e o4.
Ce ,; gP°r m St
44j ! I V A A .�'y
v 9 1-1 ++ { ��ts9eOr ii 4. �' i1 , n y
I c 3 0 it -II-1H
_ 1 11 I fl
1 � a o _ _ 9th St
I't Sth St f }iut
V /$4iTj4rI
1 > stn St '" I , iff! t 4/17",31:1•.**
6e
_4t nip fH I + . 1 ; 1-l! I > .I{ la:6441i-i l 10, � > _
r - i.t ista:I t.II 5th St o 11l�/� � ! ( cts
Waao�w��g�
I ��ttIu li Elitt-rifithiet ! 03
f1! I1 � > 4th St ' > -iI.I.�.�.I� o
I ! rlI II ', ti1 "II( Ilf�l!LI Q z a '!" l + ili > • l' 'a
L.1 ' II �3rdSt } a 1 l ` ` > 1,. ( , o. 3rd St 6 o',
IN , 111 �,' ' Q�I�I I� '2nidl St ar 1 I 1'\ m` Conestoga Tri S
' 2nd St
j . ,2nd St c d
l ! ' ' 0
Hwy 52 1st St73
....._, II l I � I � I ( > c { O 9
1 I l > "sill
�p 0 •O 0
N 7
i t a Dexter st d t o.
c
Valle0 II c a : 1 ' 1 I ! c •
I 3
00 r Silveredo Ln
Lane CI
Crane St t > D
c
c • y Q Virginia Dr
e. Reynolds St ! I •d
N Q i t15
o
m i N
0
O
U)
t
I h`HIIICt '
1 Kahll PI
1 N Kahil:St _ _w _ _ _ CRI12Iiinrigl
I
O f Q I _ _' !
o 03 I
1
r > I CO I V
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing on the Fort Lupton Core Urban Renewal Plan will be
held by and before the City Council of the City of Fort Lupton, Colorado (the "City"), in the City
Council Chambers located at City Hall, 130 South McKinley, Fort Lupton, Colorado, 80621 at the
hour of 7:00 P.M . Mountain Daylight Time on Monday, April 20, 2015.
The proposed Urban Renewal Area described in the Plan is generally described as follows:
THE NORTHERN BOUNDARY GENERALLY FOLLOWS A LINE THAT BEGINS AT A POINT ON THE WEST U.S.
HIGHWAY 85 RIGHT-OF-WAY LINE THAT IS LOCATED 987 FEET NORTH OF COUNTY ROAD 16 AND
EXTENDS EAST TO A POINT ON THE EAST UNION PACIFIC RAILROAD RIGHT-OF-WAY LINE;
FROM THAT POINT THE EASTERN BOUNDARY GENERALLY FOLLOWS THE EAST UNION PACIFIC RAILROAD
RIGHT-OF-WAY LINE TO A POINT ON THE FORT LUPTON CITY LIMITS. THE BOUNDARY CONTINUES WEST
AND FOLLOWS CITY LIMITS TO A POINT ON THE EAST UNION PACIFIC RAILROAD RIGHT-OF-WAY LINE.
THE BOUNDARY THEN CONTINUES SOUTH ALONG SAID RIGHT-OF-WAY TO A POINT ON 9TH STREET. THE
BOUNDARY CONTINUES EAST TO A POINT GENERALLY LOCATED AT THE NORTH END OF THE ALLEY
LOCATED EAST OF HARRISON AVENUE. THE BOUNDARY THEN CONTINUES SOUTH ALONG SAID ALLEY TO
2ND STREET. THE BOUNDARY THEN GENERALLY MOVES EAST TO THE WEST BOUNDARY OF COYOTE
CREEK GOLF COURSE. THE BOUNDARY THEN CONTINUES SOUTH ALONG THE WEST EDGE OF SAID GOLF
COURSE TO A POINT ON THE SOUTH STATE HIGHWAY 52 RIGHT-OF-WAY LINE. THE BOUNDARY THEN
CONTINUES WEST TO A POINT ON THE EAST UNION PACFIC RAILROAD RIGHT-OF-WAY LINE. THE
BOUNDARY THEN CONTINUES SOUTH ALONG SAID RIGHT-OF-WAY TO A POINT ON COUNTY ROAD 12
AND THE FORT LUPTON CITY LIMITS;
FROM THAT POINT THE SOUTHERN BOUNDARY GENERALLY CONTINUES WEST ALONG THE FORT
LUPTON CITY LIMITS TO A POINT ON SOUTH FULTON AVENUE;
FROM THAT POINT THE WESTERN BOUNDARY GENERALLY CONTINUES NORTH ALONG SOUTH FULTON
AVENUE. THE BOUNDARY THEN GENERALLY CONTINUES NORTH ALONG THE WEST EDGE OF THE
PROPERTIES LOCATED ALONG MONTE VISTA COURT AND SOUTH GRAND AVENUE TO A POINT ON THE
FORT LUPTON CITY LIMITS AND STATE HIGHWAY 52. THE BOUNDARY THEN FOLLOWS SAID CITY LIMITS
WEST TO A POINT ON THE WEST U.S. HIGHWAY 85 RIGHT-OF-WAY LINE. THE BOUNDARY THEN
CONTINUES NORTH ALONG SAID RIGHT-OF-WAY TO A POINT ON FACTORY DRIVE. THE BOUNDARY THEN
FOLLOWS THE PARCELS LOCATED ALONG THE EAST BANK OF THE SOUTH PLATTE RIVER TO A POINT ON
COUNTY ROAD 14.5. THE BOUNDARY CONTINUES NORTH ALONG THE PROPERTY LOCATED EAST OF THE
PLATTEVILLE DITCH AND CONTINUES EAST TO A POINT ON THE EAST HISTORIC PARKWAY RIGHT-OF-WAY
LINE. THE BOUNDARY THEN CONTINUES SOUTH TO A POINT ON COUNTY ROAD 14.5. THE BOUNDARY
THEN CONTINUES EAST ALONG SAID COUNTY ROAD TO A POINT ON THE WEST U.S. HIGHWAY 85 RIGHT-
OF-WAY LINE. THE BOUNDARY CONTINUES NORTH ALONG SAID RIGHT-OF-WAY TO THE POINT OF
BEGINNING.
A map of the proposed Urban Renewal Area is included with this Notice. More information on
the proposed Urban Renewal Plan and the Urban Renewal Area boundaries can be found at
http://www.fortlupton.org/470/Urban-Renewal-Projects.
The purpose of the hearing is to consider(1) whether the Area included in the proposed Plan is
a blighted area as described in Section 31-25-103, C.R.S., (2) the approval and adoption of the
Plan by the City Council, (3) other undertakings and activities in accordance with the Colorado
Urban Renewal Law by the City and the Fort Lupton Urban Renewal Authority (the "Authority").
The general scope of the proposed Plan includes undertakings of the Authority, the City, and
private enterprise for the elimination and prevention of blight, including, without limitation,
use of tax increment financing and other tools and activities authorized by law and the
proposed Plan for the redevelopment of the Area. The proposed Plan specifically prohibits the
use of eminent domain. The proposed Plan is on file with and may be inspected at the office of
the City Clerk at the above described address.
Any person or organization desiring to be heard will be afforded an opportunity to be heard at
such hearing.
Published under the authority and by direction of the City Council of the City of Fort Lupton,
Colorado.
Hello