Iliff Station Area Urban Renewal Plan

Transcription

1 Iliff Station Area Urban Renewal Plan Aurora, Colorado March 5, 2014 Prepared for: Aurora Urban Renewal Authority Aurora, Colorado City Council

2 Iliff Station Area Urban Renewal Plan Aurora, Colorado Table of Contents Section 1.0 Definitions... 1 Section 2.0 Introduction Preface Urban Renewal Area Boundaries Iliff Light Rail Station... 7 Section 3.0 Purpose of the Plan... 8 Section 4.0 Blight Conditions Blight Findings Section 5.0 Plan s Relationship to Local Objectives and Appropriate Land Uses Relationship to the Comprehensive Plan Land Use Fundamental Concept Plan Land Use Framework Plan Rezoning Design Standards Section 6.0 Authorized Urban Renewal Undertakings and Activities Public Improvements and Facilities Other Improvements and Facilities Variations in Plan Project Financing and Creation of Tax Increment Areas Establishment of the Tax Increment Financing Areas Property Acquisition and Land Assemblage Relocation Assistance Property Disposition Redevelopment and Rehabilitation Actions Public Finance and Redevelopment Agreements... 31

3 6.10 Cooperation Agreements Figures Figure 1. Iliff Station Area Urban Renewal Area... 6 Figure 2. Aurora Line Map... 7 Figure 3. Iliff Station Area Fundamental Concept Diagram * Figure 4. Iliff Station Area Land Use Framework Plan * Exhibits Exhibit A: Urban Renewal Area Legal Description Exhibit B: Tax Increment Areas Legal Descriptions Exhibit C: Iliff Station Area Blight Study

4 liff Station Area Urban Renewal Plan Aurora, Colorado Section 1.0 Definitions Act means the Urban Renewal Law of the State of Colorado, Part 1 of Article 25 of Title 31, Colorado Revised Statutes, as amended. Authority means the Aurora Urban Renewal Authority. Blight Study means the Iliff Station Area Blight Study, prepared by DGC Community Planning and Design, dated March 2013, attached hereto as Exhibit C and incorporated herein by this reference. City means the City of Aurora, a home-rule municipal corporation of the State of Colorado. City Code means the City Code of the City of Aurora. City Council means the City Council of the City of Aurora. City Taxes means, collectively, (i) the Sales Tax, (ii) the Lodger s Tax, (iii) the Occupational Privilege Tax, and (iv) the Use Tax. Comprehensive Plan means the City of Aurora Comprehensive Plan (2009), as may be amended from time to time. Cooperation Agreement means an agreement between developer(s) and the Authority or the City and/or other public bodies regarding the planning or implementation of this Urban Renewal Plan and its projects, as well as programs, public works operations, and/or activities. Subjects of an agreement may include financing, installation, construction and reconstruction of public improvements, utility line relocation, storm water detention, environmental remediation, landscaping and/or other eligible improvements. 1

5 Effective Date of Allocation mean, with respect to any taxes allocated to the Authority by the designation of any Tax Increment Area under the Urban Renewal Plan, the date upon which the City approves the initial site plan for the redevelopment of property located within such Tax Increment Area, which shall not occur later than three years from the date this Urban Renewal Plan is adopted. Should an initial site plan for a proposed project not be approved within three years, taxes shall not be allocated to the Authority, and any subsequent allocation shall occur as a substantive amendment to the Urban Renewal Plan. Iliff Station refers to the Iliff Light Rail Station that is currently under construction and scheduled to open with the completion of the Aurora Line in The Iliff Station platform is included within the Iliff Station Area Urban Renewal Area. Lodger s Tax - means the City lodger s tax authorized by Chapter 130, Article IV, Division I of the City Code and imposed at the rate of 8.0%, subject to any generally applicable decreases in rate that may occur during the term of the Urban Renewal Plan and any generally applicable increases in rate that may be allocated to the Authority by amendment to the plan made by the City during the term of the plan. City Lodger s Tax shall not mean that portion of the lodger s tax dedicated to the Visitor s Promotion Account in the City s Gifts and Grants Fund pursuant to Section of the City Code. Occupational Privilege Tax means, collectively, (i) the City Employer Occupational Privilege Tax authorized by Chapter 130, Article V of the City Code and currently imposed at the monthly rate of $2.00 per employee, subject to any changes in rate that may occur during the term of the Urban Renewal Plan, and (ii) the City Employee Occupational Privilege Tax authorized by Chapter 130, Article VI of the City Code and currently imposed at the monthly rate of $2.00 per employee, subject to any generally applicable decreases in rate that may occur during the term of the Urban Renewal Plan and any generally applicable increases in rate that may be allocated to the Authority by amendment to the plan made by the City during the term of the plan. Property Taxes means, without limitation, all levies to be made on an ad valorem basis by or for the benefit of any public body upon taxable real and personal property in a Tax Increment Financing Area. 2

6 Public Finance and Redevelopment Agreement means one or more agreements between the Authority, the developer and/or developers of property within the Area, any special district or districts organized or caused to be organized by such developer or developers for the purpose of financing or refinancing public improvements within the Area, or such other individuals or entities as may be determined by the Authority to be necessary or desirable to carry out the purposes of this Urban Renewal Plan pursuant to any of the powers set forth in the Act or in any other provision of Colorado law. Sales Tax means the City sales tax authorized by Chapter 130, Article II, Division IV of the City Code and currently imposed at the rate of 3.75%, subject to any generally applicable decreases in rate that may occur during the term of the Urban Renewal Plan and any generally applicable increases in rate that may be allocated to the Authority by amendment to the plan made by the City during the term of the plan. City sales tax shall not mean the 0.25% sales tax dedicated to increased staffing of the City police department and operation and maintenance of the City detention facility and codified in the City Code at Section Station Area Plan means the Iliff Station Area Plan produced by a consultant to create a long term development vision for the future Iliff Light Rail Station and the immediately surrounding area, as a result of an extensive public visioning process. The Iliff Station Area Plan was approved by City Council as an amendment to the City of Aurora Comprehensive Plan on October 12, Tax Increment - means the increase in revenue derived from Property Taxes and/or City Taxes that are actually collected above a specified tax base imposed in a Tax Increment Financing Area. Tax Increment Financing Area means a bounded area within the Urban Renewal Area (for this plan, two areas within the Urban Renewal Area, as depicted in Figure 1 and legally described in Exhibit B) from which the Authority receives the increase in revenue from Property Taxes and City Taxes that are actually collected above a specified tax base. Transit-Oriented Development (TOD) refers to moderate to higher density development, located within an easy walk (approximately ½ mile) of a major transit stop, 3

7 and containing a mix of residential, employment and shopping opportunities designed for pedestrians without excluding the automobile. TOD Zoning District refers to Division 6, Section through 729 of the City Code and also a part of the City of Aurora Comprehensive Plan. Urban Renewal Area means the approximate 33-acre Iliff Station Area Urban Renewal Area depicted in Figure 1 and legally described in Exhibit A. Urban Renewal Plan means this Iliff Station Area Urban Renewal Plan. Use Tax means the City use tax authorized by Chapter 130, Article II, Division V of the City Code and currently imposed at the rate of 3.75% on construction materials used, stored, distributed, and/or consumed within the Urban Renewal Area, subject to any generally applicable decreases in rate that may occur during the term of the Urban Renewal Plan and any generally applicable increases in rate that may be allocated to the Authority by amendment to the plan made by the City during the term of the plan. City use tax shall not mean the 0.25% use tax dedicated to increased staffing of the City police department and operation and maintenance of the City detention facility and codified in the City Code at Section

8 Section 2.0 Introduction 2.1 Preface This Iliff Station Area Urban Renewal Plan (the Urban Renewal Plan ) has been prepared at the request of the Aurora Urban Renewal Authority (the Authority ) for the City of Aurora, Colorado ( City ). It will be carried out by the Authority, pursuant to the provisions of the Urban Renewal Law of the State of Colorado, Part 1 of Article 25 of Title 31, Colorado Revised Statutes, 1973, as amended (the Act ). The administration and implementation of this Urban Renewal Plan, including the preparation and execution of any documents implementing it, shall be performed by the Authority. It is the intent of the City Council in adopting this plan that the Authority lead and support efforts to eliminate blight and prevent its reoccurrence. To this end, the Authority may exercise all powers authorized in the Act, which may be necessary, convenient or appropriate to accomplish the objectives of this Urban Renewal Plan, including, but not limited to, acquiring, rehabilitating, administering and selling or leasing property; dedicating property it owns for public purposes; issuing obligations or incurring other debt for the purpose of financing the cost of its redevelopment activities and operations; establishing tax increment financing mechanisms; and facilitating the provision of public improvements. 2.2 Urban Renewal Area Boundaries As depicted in Figure 1, the Iliff Station Area Urban Renewal Area (the Urban Renewal Area ) contains approximately 33 acres and is generally bounded by E. Iliff Avenue to the north, E. Yale Avenue to the south, S. Blackhawk Street to the east and S. Anaheim Street to the west. I-225 and the Aurora Line lie west of the Urban Renewal Area. One parcel within the Urban Renewal Area is owned by the Regional Transportation District (RTD); the remaining parcels are controlled by a single private entity. The Urban Renewal Area extends to the centerline of bordering public rights-of-way. The legal description, Exhibit A (attached) is the controlling boundary description. 5

9 Figure 1. Iliff Station Area Urban Renewal Area 6

10 2.3 Iliff Light Rail Station The Aurora Line is currently under construction and expected to open in The mile line, connecting the existing Nine Mile Station on the Southeast Light Rail Line with the future Peoria Station on the East Rail Line (with service to Downtown Denver and Denver International Airport), will traverse the city and provide connectivity to major activity centers such as the Aurora City Center and Anschutz/Fitzsimons Medical Campus. Figure 2. Aurora Line Map 7

11 The Iliff Station will be the first station north of Nine Mile Station. Part of the Iliff Station light rail platform will be located within the Urban Renewal Area, south of Iliff Avenue and immediately east of the I-225 off ramp. Parking for the station will be located within the Urban Renewal Area. The current planned location of the parking is on a 3.6-acre parcel at the northwest corner of Harvard Avenue and Blackhawk Street. Recognizing that structured station parking at this location will help to maximize the near and long-term development potential of surrounding properties, the City issued a Request for Statements of Qualifications (SOQ) on January 6, 2014 for the design and construction of a parking facility and station access infrastructure improvements. The City hopes to have an executed contract with the selected respondent by July 1, 2014 and substantial completion of the parking facility on or before November 30, RTD and the City will contribute to the construction of a minimum of 600 parking spaces, with expansion potential to a total of 1,200 spaces. Proposals with a master development component that integrate the parking facility with other retail, service and/or residential uses within or wrapping the parking facility will receive preferential consideration in the evaluation process. The City will consider a range of options for the operation and management of the parking facility, including a shared parking arrangement. Surface parking for the station is not preferred and will only be pursued as an interim configuration, if necessary. Section 3.0 Purpose of the Plan The principal public purpose of this Urban Renewal Plan is to facilitate redevelopment in order to reduce, eliminate, and prevent the spread of blight within the Urban Renewal Area. A secondary public purpose of this plan is to stimulate economic growth and investment within the Urban Renewal Area boundaries. Although land within the Urban Renewal Area is currently blighted and underutilized, the construction of the Aurora Line and concurrent highway widening are significant infrastructure improvements. These transportation assets will benefit the Urban Renewal Area and surrounding neighborhoods, setting the stage for economic vitality and the development of a dense residential and employment center. Iliff Station is one of the few transit stations in the Denver metropolitan area adjacent to a sizable undeveloped property. The City recognizes this as a unique opportunity to create a 8

12 distinctive mixed-use neighborhood within easy walking distance of the station. To accomplish these purposes, this Urban Renewal Plan refers to and builds on the concepts and principles of the Iliff Station Area Plan, which was approved by the City in the fall of 2009 as an amendment to the City of Aurora Comprehensive Plan (2009). The Station Area Plan sets the long-term redevelopment vision for the approximate half-mile area surrounding the Iliff Station, and is one of a series of station area plans prepared by the City in order to promote Transit-Oriented Development (TOD) around transit stations. The Station Area Plan is a culmination of an extensive public visioning process that included a steering committee, property owners, RTD, neighboring residents, and Crandall Arambula, a consultant design team retained by the City for the purpose of preparing the Station Area Plan. One of the critical challenges within the Urban Renewal Area is providing sufficient station parking in a way that does not burden the area with large surface parking lots. The Iliff Station is expected to be a major commuter station, inclusive of a large Park-n-Ride facility. While the TOD vision calls for a dense, walkable, mixed-use development surrounding the station, large surface parking lots would require a disproportionate allocation of developable land for parking. With the addition of roadways, drop-offs, platform access and a regional detention pond, there would be little unencumbered land available for development and not enough critical mass to launch a fully functioning TOD. In contrast, plans for structured station parking, set back from the platforms, are a deliberate attempt to stimulate mixed use development at locations closest to the station. The creation of the Urban Renewal Area will allow the use of tools such as tax increment financing to resolve issues of blight. This Urban Renewal Plan will establish two Tax Increment Financing Areas: one for the portion of the Urban Renewal Area north of East Harvard Avenue, and a second for the portion south of East Harvard Avenue. These Tax Increment Financing Areas will provide financing vehicles to assist with the development of much needed public improvements such as parking, roadway realignments, and pedestrian and bicycle access to the station. The redevelopment of the property within the Urban Renewal Area will be accomplished through: 9

13 The construction of new infrastructure and development; The attraction of new investment; and The elimination of slum and blight in the area. The effort will involve the Authority and City Council with participation and cooperation by the private sector. Section 4.0 Blight Conditions 4.1 Blight Findings Before an urban renewal plan can be adopted by the City, the urban renewal area must be determined to be a blighted area as defined in Section (2) of the Act. The Act provides that at least four specific blight factors, of 11 possible qualifying conditions (listed below), must be present in the area, and must substantially impair or arrest the sound growth of the municipality, retard the provision of housing accommodations, or constitute an economic or social liability, and be a menace to the public health, safety, morals, or welfare. Conditions of Blight: (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) Slum, deteriorated, or deteriorating structures; Predominance of defective or inadequate street layout; Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; Unsanitary or unsafe conditions; Deterioration of site or other improvements; Unusual topography or inadequate public improvements or utilities; Defective or unusual conditions of title rendering the title nonmarketable; The existence of conditions that endanger life or property by fire or other causes; 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; Environmental contamination of buildings or property; 10

14 (k) 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. The Iliff Station Area Blight Study, prepared by DGC Community Planning and Design, dated March 2013, which is attached as Exhibit C (the Blight Study ), demonstrates that the station area is a blighted area under the Act. In August 2013 City Council formally declared the area blighted and designated it as appropriate for urban renewal (Resolution No. R ). The Blight Study revealed four qualifying conditions of blight. These conditions will be addressed by the following urban renewal activities: Unsanitary or unsafe conditions. Sites located within the Urban Renewal Area will be eligible for tools and programs to remove or rehabilitate deteriorated infrastructure and develop sites within the Urban Renewal Area. Public and site improvements will address insufficient grading and steep slopes such as deteriorated site walls and dangerous drops in a detention pond in the northwest corner of the Urban Renewal Area. Public and site improvements will also address uneven transitions of sidewalks that currently pose trip and fall hazards. Development will bring increased activity to the Urban Renewal Area and discourage vandalism and littering by vagrants. Deterioration of Site or Other Improvements. As detailed in the Blight Study, the Urban Renewal Area shows widespread deterioration of landscaping and site improvements, including a hazardous detention pond and conveyance system that has not been maintained and likely does not meet current regional storm water quality and erosion control standards. Landscaping behind the sidewalk has been abandoned and in many cases, plant materials are dead; the irrigation systems are not operative; specialty pedestrian lighting is damaged; and other landscape features are in poor condition. Once the parcels are developed, landscaping, lighting, and drainage infrastructure will be brought into conformance with current City standards for design, installation, and maintenance. Unusual topography or inadequate public improvements or utilities. The Urban Renewal Area contains deteriorated/damaged pavement, curb and gutter, 11

15 sidewalks, and thematic pedestrian lighting which, with the advent of urban renewal activities, will be corrected as vacant properties are developed and become occupied. Additionally, I-225 forms a barrier that presents access challenges for the Urban Renewal Area. Internal improvements such as streetscaping, sidewalks, and bicycle lanes will encourage multi-modal access from surrounding areas. Improving access to/from the station and neighborhoods and businesses west of I- 225 is a priority for this Urban Renewal Plan. 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. The Urban Renewal Area contains deteriorated right-of-way and site improvements. The vacant properties are underutilized and characterized by the presence of trash and debris, hazardous conditions, and a general lack of maintenance. These conditions have a negative effect on the surrounding developed properties. Redevelopment within the Urban Renewal Area, assisted by the Authority s tools and programs, will prove to cure these blight conditions. Section 5.0 Plan s Relationship to Local Objectives and Appropriate Land Uses The implementation of this Urban Renewal Plan supports the objectives and requirements of the Comprehensive Plan, as well as the Station Area Plan, with respect to the redevelopment of the Urban Renewal Area. This plan also draws upon findings from the Iliff Station Area Transit-Oriented Development Site Analysis & Recommendations (2012) prepared by Forest City Real Estate Services. As development occurs in the Urban Renewal Area, it shall conform to all applicable City rules, regulations, and policies. 5.1 Relationship to the Comprehensive Plan The Comprehensive Plan anticipates the use of urban renewal as a means of financing infrastructure and other public improvements for elimination of blight. The purposes of this Urban Renewal Plan will be achieved more successfully if, as a part of the redevelopment, the goals of the Comprehensive Plan are met. The Authority, with the cooperation of the City, private enterprise and/or other public entities, will therefore undertake projects and activities described in this Urban Renewal Plan to eliminate the 12

16 conditions of blight while implementing the goals and objectives of the Comprehensive Plan. Development within the Urban Renewal Area will support the following themes articulated in the Comprehensive Plan vision statements: Managing the Geography of Growth. Chapter IV, Section A of the Comprehensive Plan envisions that Aurora s future growth will: o o o o o o Occur in a sustainable, efficient pattern; Produce destination places comprised of parks, open space, urban centers, public facilities, and other public spaces which help define the identity of each area and the city as a whole; Support established areas of the city so that they remain quality places to live and work and infill and redevelopment projects contribute to neighborhood livability; Provide for opportunities for a wider range of housing choices proximate to places of employment; Result in parts of the city develop[ing] increasingly distinctive identities while remaining connected and identifiable as Aurora, and; Include intensively developed and walkable activity centers. This Urban Renewal Plan supports the City s growth goals by channeling increased population and employment densities into the station area and placing more potential riders within walking distance of transit. Integrated retail, office, residential, and public spaces in the Urban Renewal Area promote concentrations of public activity around the transit station, increasing the physical and cultural prominence of transit in the community and aiding in the long-term success and viability of the TOD. Promoting the Quality of Life in the City. Chapter IV, Section B of the Comprehensive Plan focuses on Aurora s image and the following goals: 13

17 o o o o o Aurora is known throughout the metro area, statewide, and in the country for its high quality of life. It is the preferred business address in the west, and a thriving environment for economic development. Aurora is a leader in smart growth and urban renewal. Aurora is a magnet both for residents and visitors because of its shopping, restaurants, [and] recreational opportunities. Aurora is known as a place where businesses flourish because of its strategic location in the metro area. Aurora has an immediately clear identity marked by its attractive and distinctive entryways, hospitable streetscapes, visual corridors, neighborhoods, and public areas. This Urban Renewal Plan reinforces adopted plans for the station area which call for office and mixed use development near the light rail platforms. Signature buildings are intended to frame the station, provide a grand access to the light rail platform, and afford unparalleled views of the Front Range from upper floors. A new pedestrian oriented east-west street will feature on-street parking, gracious tree lawns, sidewalks, and abundant areas for outdoor dining. Buildings fronting the street, with ground floor retail, will provide the closure necessary for the creation of great space with an urban feel. Creating Aurora s Future Transportation System. Chapter IV, Section H of the Comprehensive Plan envisions an integrated and efficient transportation system that includes multiple travel options [that] will link Aurora to the region, nation, and world. In support of this vision, the plan calls for jobs and housing to be located in close proximity to each other and for vibrant and mixed-use areas, attractive to residents, employees, and visitors to be developed around transit stations. Additionally, the plan states that infrastructure improvements will facilitate and enhance mobility and accessibility for pedestrians and bicyclists. This Urban Renewal Plan recognizes the strategic importance of the Aurora Line and the connections it provides to the Denver Tech Center/south metro employment cluster, the medical and science uses on the Fitzsimons Campus, and the East Line 14

18 transit service to Denver International Airport and Downtown Denver. Easy transit access to these important destinations makes the Urban Renewal Area an attractive location for housing, employment, service, and retail uses. Design standards and development requirements provide for multimodal access to the station and for pedestrian and bicycle amenities. Building Urban Activity Centers and Corridors. Chapter IV, Section K of the Comprehensive Plan describes centers and corridors that are increasingly linked by mass transit providing bus and rail options and stations which are accessible, as well as centers featuring key public spaces, such as parks and plazas, within an overall setting of densities higher than surrounding areas. In addition, Section K of the Comprehensive Plan addresses the significance of the city s centers and corridors being integrated into the regional transportation and roadway system. This Urban Renewal Plan reinforces and enhances the existing activity center at Iliff and I-225. Multi-story office buildings and hotels are located on all four corners of the Iliff and I-225 interchange. While the southeast corner is currently the least developed quadrant, this plan calls for the build out of a dense district that provides public amenities and convenient light rail access for residents, businesses, and visitors. I-225 Strategic Area. Chapter V, Section E of the Comprehensive Plan identifies the I- 225 Corridor as one of the strategic areas critical to the City s economy and identity. The vision set forth for the I-225 Corridor states that when the City s goals are achieved: o o o Aurora s main artery [will] pulse with activity. The corridor s attractive appearance, distinctive gateways and dynamic activity centers around TOD passenger rail stations [will] invite users and visitors to access world-class facilities along the route. I-225 [will] become Aurora s signature corridor for medical, office, retail, and governmental uses, with varying opportunities at each interchange, intersection, and transit stop. A variety of housing products and prices [will be] available in the corridor, with high densities near light rail transit stops. 15

19 o Urban centers [will be] intensively developed with complementary land uses and [be] linked by FasTracks light rail transit, allowing ready access to each other. In keeping with the Comprehensive Plan vision, this Urban Renewal Plan recognizes that medical and governmental uses will predominate at other stations along the corridor. To complement those activities, this plan strengthens the existing Iliff Avenue hotel/restaurant/office cluster with the addition of mixed use development, retail, and high-density housing. Urban Renewal. Finally, Chapter IV, Section L. of the Comprehensive Plan anticipates the use of tax increment revenues for infrastructure and other costs associated with various urban renewal projects and the issuance of tax increment revenue-supported bonds. With the adoption of this Urban Renewal Plan, the Authority will have access to a variety of financing tools for infrastructure improvements in support of development projects that provide the desired market mix for the Urban Renewal Area. 5.2 Land Use This Urban Renewal Plan incorporates the principles of the Station Area Plan, which calls for TOD in the area surrounding the station. The long term vision for the station area is for the development of a dense urban district with robust internal and external connectivity. The Station Area Plan seeks to create a unique identity for the station and presents a framework for the development of a vital and viable mixed-use core. The Iliff Station Area Fundamental Concept Plan (Figure 3) and Land Use Framework Plan (Figure 4), by their incorporation here, represent the mixed use, commercial/retail, office, housing, and transit/parking land use elements of the Urban Renewal Plan Fundamental Concept Plan Given the significant public infrastructure investments in highway widening and the Aurora Line, there is a unique opportunity to create a precedent-setting TOD program for Aurora and the metropolitan region. To this end, the Authority is interested in fostering the development of a great urban district with an integrated series of spaces and uses. 16

20 Retail, office, residential, and public space promote concentrations of public activity around the transit station, increasing the physical and cultural prominence of transit in the community and aiding in the long-term success and viability of the TOD. In contrast to conventional, suburban-style development which may include commercial strips, piecemeal development of retail pad sites, and low density multi-family complexes, the City is seeking to foster the growth of a high-density residential and employment district that will enable more people to live and work within an easy walking distance of the transit station. Recognizing the real challenges and complexities of undertaking dense, mixed use development, the Authority is prepared to provide financing assistance for public improvements that support these goals. The Station Area Plan s Fundamental Concept Diagram was shaped by the following principles: 1. TOD works as a district. 2. TOD must be walkable. 3. Public spaces give identity to a TOD. 4. TOD should connect to surrounding neighborhoods. 5. Density is important. 6. Design matters. 7. Compact development promotes sustainability. 17

21 Figure 3. Iliff Station Area Fundamental Concept Diagram * *Note: More recent design charrettes have explored the possibility of converting the Loop Road, shown above, to a single traditional pedestrian-oriented street with on-street parking. 18

22 The Fundamental Concept Plan provides a visual summary of the following building block elements: Transit Parking Facilities and Bus Transfer Facility. Structured parking on the designated RTD parking site is intended to maximize development potential and achieve a dense, urban development on the remaining station area property. Bus stops and parking for the disabled are planned and should have direct and convenient access to the light rail platforms. Mixed-Use Buildings with Active Edges. Future development located closest to the station and adjacent to Iliff Avenue should be dense mixed-use development, with a minimum of 40 dwelling units per acre, as well as appropriate ground level retail and commercial uses that activate the street, station, and public spaces. Transit-Supportive Housing. Higher density transit-supportive housing will allow increased numbers of transit riders to live within walking distance of the station and provide for an active, lively district. Housing should be developed in a variety of urban forms and include rental and ownership units, as well as live/work spaces. Density should transition from the highest densities around the station to lower densities adjacent to existing neighborhoods, with an overall minimum density of 40 dwelling units per acre. Housing must be oriented to the street with concealed on-site parking and active first floor uses in appropriate locations. The quality of building architecture and the design of parks and plazas are important elements that create the identity of the station area and support the enduring value of the housing. Pedestrian and Bicycle Connections. The Concept Plan calls for new development that incorporates pedestrian and bicycle connectivity to the existing and planned routes in the station area. Future street sections in the station area include bicycle lanes and wider sidewalks with pedestrian amenities. Adequate bicycle parking must be provided at the station platform and throughout the development. Additionally, this Urban Renewal Plan supports improved pedestrian and bicycle connectivity to the west side of I-225 as was discussed in the public workshops and stakeholder meetings for the Station Area Plan. 19

23 5.2.2 Land Use Framework Plan The land use categories depicted in the Land Use Framework Plan were designed using street layouts, blocks sized appropriately for expected buildings, parking requirements, and anticipated public space/public park amenities. The specific uses depicted may be interchanged, provided that the required density is achieved and a high standard of quality of materials is maintained. The Land Use Framework Plan and the Fundamental Concept Plan serve as blueprints for the future redevelopment vision of the Station Area Plan. All proposed projects in the Urban Renewal Area will be evaluated in terms of their consistency with the following land use goals: Office and Mixed-Use. The land areas located closest to the station, north of Harvard Avenue and west of Blackhawk Street, are designated for medium to higher-density office and mixed-use development of an urban design and form. These prominent locations should attract signature housing and office uses because of their visibility to the regional roadways, good accessibility to I-225 and the station, opportunities to accommodate larger office development footprints, and the advantage of close proximity to public spaces. Buildings that are located closest to the higher traffic streets are expected to be at or near the maximum height achievable, making the development compatible with the taller high-rise buildings in the area. Retail. Retail should be properly merchandised for the community and the development. Fifty-five percent of retail space should be sales tax-generating, with an effort to build a concentration of significant national or regional tenants. Expected uses include casual dining, fast-casual restaurants, general retail, and convenience/service businesses. Restaurants, in particular, are a significant source of City sales tax revenue. There are established restaurant clusters in close proximity to the Urban Renewal Area; development plans which build upon these local strengths and provide pedestrianscale enhancements and better integration with other uses are especially welcome. New retail uses should be seamlessly integrated into planned projects, likely on the ground floor of office, mixed-use, and residential development. Retail uses are required to reinforce the pedestrian-scale of the area by being oriented to the street and serviced by an appropriate amount of adjacent on-street parking, where possible. 20

24 Residential. The Land Use Framework Plan designates the southern portion of the Urban Renewal Area, south of Harvard Avenue and west of and adjacent to Blackhawk Street, for transit-supportive housing uses. This area is to be set back from Blackhawk Street so as to buffer adjacent existing single family residential uses to the east. Existing senior housing developments, St. Andrews Village and Heather Gardens, border this portion of the Urban Renewal Area on the southwest and south of Yale Avenue. Housing development in the Urban Renewal Area should include a diverse mix of urban products that reflect careful attention to building form, materials, density, and context. A mixture of housing configurations, including elevator-served buildings with a minimum of four stories, must achieve an overall minimum of 40 dwelling units per acre and must provide concealed on-site parking. Public Space. Public spaces are very important in TODs, and parks, plazas and main streets that are beautiful and useful can become important identifying elements. Urban-oriented public spaces will function as organizing features for both the northern mixed-use commercial/office portion of the Urban Renewal Area, as well as in the southern mixed use housing blocks. These central open spaces serve as neighborhood focal points, provide public gathering spaces, and contain pedestrian amenities that make them comfortable and aesthetically pleasing. Particularly in the northern portion of the Urban Renewal Area, surrounding buildings should have retail and commercial ground floor uses that activate the station and central public spaces. 21

25 Figure 4. Iliff Station Area Land Use Framework Plan * *Note: More recent design charrettes have explored the possibility of converting the Loop Road or Station Street, shown above, to a single traditional pedestrian-oriented street with on-street parking. 22

26 5.3 Rezoning The Urban Renewal Area is currently zoned B-3, Highway Service District. It is a requirement of this plan that any future development in the Urban Renewal Area incorporate the rezoning of the property to Transit-Oriented-Development zoning and that any future projects will comply with the Station Area Plan. Rezoning is a prerequisite for any project seeking financial assistance and/or Authority cooperation. 5.4 Design Standards The following points summarize key design standards for all projects subject to TOD zoning, which will include the properties covered by the Station Area Plan. Future development projects are required to meet the intent of the high quality district described in the Station Area Plan, including the use of urban methodologies for building form and density. Block Size and Street Grid. Blocks shall typically be no longer than 500 feet in length and no more than 1,600 feet around the perimeter. Residential Density. Residential density may vary across the Urban Renewal Area; however, the plan envisions a dense neighborhood with an overall minimum residential density of 40 dwelling units per acre. Residential development must be of an urban format with the most intensive development anticipated in areas adjacent to high traffic streets. Building Heights. Building heights must be sized appropriately between the edges of development and surrounding uses. Buildings should be maximized adjacent to the high traffic streets (no height limit) and step down adjacent to the existing single family residential neighborhoods. Buildings that front or back directly on existing single family residential property shall be limited to four stories for a depth of 50 feet from the property line of the residential district. Building Setbacks. Buildings shall generally be developed up to the property line, forming a consistent and uniform street frontage. Setbacks of not more than ten (10) feet are permitted for outdoor cafes and overhanging balconies, but shall not exceed forty (40) percent of the building frontage. 23

27 Urban Form. Building forms should be related to the width and activity on the street that they front, so that a sense of enclosure is created. o o o o o o Continuous building frontage is required on Station Street (the main east-west access to the light rail platforms from Blackhawk Street). Along Anaheim Street (and any northern extension), the building façades shall occupy a minimum of eighty (80) percent of the property s street-facing frontage. Clear windows at grade are required for a minimum of sixty (60) percent of the façade length except for residential uses. Entries shall front on the major streets and shall be generously proportioned and defined with architectural features. Awnings and structural canopies for weather protection at building entrances are desirable. Storefront entry thresholds shall be at the adjacent sidewalk level and storefronts shall be scaled and detailed to break down large façades of buildings into small units. A variety of small scale storefront designs shall predominate over a uniform series of longer storefronts. Drive-through windows of any kind shall not be permitted. Pedestrian Realm. Walkways, bridges and pedestrian crossings shall constitute a network that interconnects all transit, commercial and residential buildings. Open, visible gathering places and unobstructed paths with clear visual connection to destinations are favored. In areas that will be frequented by pedestrians, ground floor uses shall consist of active commercial uses, restaurants, and entertainment venues. The active spaces shall be organized in relation to a logical pedestrian flow, without isolating retail activities from public spaces and streets. Loading docks and entrances shall not be located on major pedestrian streets. Landscape and Streetscape. Landscape and streetscape shall be urban in character, allowing for pedestrian traffic and seating, and for visual relief from the urban environment. Streetscape and open space areas should add a distinctive identity to the Urban Renewal Area, using planting, paving, lighting, signage and street furnishings as cohesive elements that reflect the building design and architectural style. The 24

28 landscaped treatment on each development parcel shall be coordinated with the public space streetscape design. Landscape Materials. Materials should be provided based on the following considerations: o o o o o Safety avoid visual obstructions, especially at circulation intersections; Local microclimate provide summer shade and open canopies for warmth in winter; Low watering requirements 100 percent of plant materials and trees; Attractiveness intensity in key locations with seasonal color, texture, scale; and Screening screen service areas, parking areas, utility meters and garbage dumpsters. Roof Landscaping. Alternative uses for building roofs such as terraces, roof gardens, amenity decks, patios, or green roofs, should be implemented where possible. Sustainability. Sustainability is encouraged. Solar Orientation, Shading and Solar Access. Building façades shall be environmentally responsible by adapting fenestration, shading and materials individually to respond to the environmental conditions of each façade s orientation. Parking: Parking within the Urban Renewal Area will be subject to the detailed requirements of the City s Transit-Oriented Development (TOD) District zoning code and its provisions for shared parking, on-street parking, bicycle parking, and parking structure design. Architecture: Architectural design should distinguish the Iliff Station area from other development areas in Aurora by providing distinctive detail, particularly with respect to building size and relationship to public spaces. Long building profiles shall be broken up with relief in the façades and rooflines to minimize apparent bulk and mass. In addition, 360 degree architecture will be required, with no unimproved building faces being visible from public rights-of-way. Materials and Finishes. Materials used shall convey a high level of visual amenity that is commensurate with the urban character of the station area. Regionally-appropriate and compatible materials shall be used, carefully detailed, and combined. Quality 25

29 materials on the ground floor façade are required on all buildings on major streets. Sixty (60) percent of a building façade, excluding doors and windows, facing a public park or plaza must be brick, stone or cultured stone. Section 6.0 Authorized Urban Renewal Undertakings and Activities The Act allows for a wide range of activities to be used in the implementation of an urban renewal plan. For the Iliff Station Urban Renewal Plan, it is the Authority s intent to undertake urban renewal projects to stimulate private investment in cooperation with property owners, developers, stakeholders and other affected parties in order to accomplish its objectives. Public-private partnerships and other forms of cooperative development will support the Authority s strategy for eliminating existing blight conditions and preventing the spread and/or reoccurrence of blight within the Urban Renewal Area. 6.1 Public Improvements and Facilities The Authority may undertake certain actions to make the Urban Renewal Area more attractive for private investment. The Authority may, or may cause others to, install, construct and reconstruct any public improvements or other authorized improvements, including, without limitation, other authorized undertakings or improvements for the purpose of promoting the objectives of this plan and the Act. Public projects are intended to stimulate (directly and indirectly) private sector investment to assist in the redevelopment of the Urban Renewal Area into a viable commercial, employment and mixed-use district which contributes to increased revenues from property and City taxes. Attractive public spaces, sidewalks, bicycle paths and/or lanes, bicycle parking, and other connectivity improvements linking the station to surrounding neighborhoods and the west side of I-225 are priority investments which will serve transit patrons and future residents, employees, and visitors to the station area. 26

30 6.2 Other Improvements and Facilities There may be other non-public improvements or facilities in the Urban Renewal Area that may be required in connection with an urban renewal project to accommodate development of the Urban Renewal Area. The Authority may assist in the financing or construction of improvements such as enhanced building façades, upgraded project lighting, landscaping, benches and/or other amenities, as these improvements may serve a public purpose and the goals and objectives of this plan. 6.3 Variations in Plan Over time, the Authority may propose and the City Council may make such modifications to this Urban Renewal Plan as may be necessary provided they are consistent with the Comprehensive Plan, and any subsequent updates, as well as the Act. The Authority may in specific cases allow non-substantive variations from the provisions of this Urban Renewal Plan if it determines that a literal enforcement of the provisions of this plan would constitute an unreasonable limitation beyond the intent and purpose of this plan. If any portion of this Urban Renewal Plan is held to be invalid or unenforceable, such invalidity will not affect the remaining portions of the plan. 6.4 Project Financing and Creation of Tax Increment Areas It is the intent of this Urban Renewal Plan that the public sector plays a significant role in all urban renewal efforts as a strategic partner. However, experience has proven that a critical component to the success of any urban renewal strategy is participation by both the public and private sectors. The leveraging of resources is essential as no one entity, either public or private, has sufficient resources alone to sustain a long-term improvement effort. Typical public infrastructure investments may include, but are not limited to: creating public space and meeting places; improving access, circulation, and connections; improving streets, parks and open space; providing for corridor improvements and parking; completing utilities and improving storm water drainage capacity; and, creating special districts or other financing mechanisms. 27

31 The Authority may finance undertakings pursuant to this Urban Renewal Plan by any method authorized under the Act or any other applicable law, including without limitation, utilization of the following: issuance of notes, bonds and other obligations in an amount sufficient to finance all or part of this plan; borrowing of funds and creation of indebtedness; loans, advances, and reimbursement agreements; appropriations, loans, grants or advances from the City; federal, state or other loans or grants; interest income; agreements with public or private entities, including any arrangements made for the payment of moneys in lieu of taxes; sale of property or other assets; and pledging of available revenues to one or more special districts or other governmental or quasigovernmental entities to be used and pledged by such entities to pay their obligations incurred to finance public infrastructure and other improvements under the Act. For purposes of this Urban Renewal Plan, Debt may include bonds, refunding bonds, notes, interim certificates or receipts, temporary bonds, certificates of indebtedness, advance and reimbursement agreements, Public Finance and Redevelopment Agreement(s), or any other obligation lawfully created by the Authority, any special district or other governmental or quasi-governmental entity. In addition to the above referenced financing methods, an accepted method for financing urban renewal projects is to utilize incremental tax revenues, including property and/or municipal excise tax revenues (including sales, lodger s, use and occupational privilege tax revenues) attributable to the redevelopment in the Urban Renewal Area to pay the principal of, the interest on, and any premiums due in connection with the bonds or, loans or advances to, or indebtedness incurred by the Authority Establishment of the Tax Increment Financing Areas It is the intent of the City Council in approving this Urban Renewal Plan to authorize the use of tax increment financing by the Authority as part of its efforts to assist in the redevelopment of this Urban Renewal Area. Initial priorities include providing public infrastructure associated with station access and improving pedestrian and bicycle connectivity throughout the Urban Renewal Area and surrounding neighborhoods. Subsequent projects will be evaluated based on their individual merits, such as their potential to improve the public realm and their support for the larger goals of this plan. 28

32 The adoption of this Urban Renewal Plan will simultaneously create two Tax Increment Financing Areas, as identified in Figure 1. Tax Increment Area 1, covering the portion of the Urban Renewal Area north of East Harvard Avenue, shall be deemed established on the date of approval of this Urban Renewal Plan. Allocation of the Tax Increment in Tax Increment Area 2, covering the portion of the Urban Renewal Area south of East Harvard Avenue, would commence at a later Effective Date of Allocation, not to exceed three years from the date of adoption of this Urban Renewal Plan. Each Tax Increment Financing Area shall continue for a period not-to-exceed 25 years from the date of the City Council approval of this Urban Renewal Plan or the Effective Date of Allocation, in accordance with Section (9) of the Act. The Authority is specifically authorized to use or to pledge all or any portion of available incremental tax revenues for financing public improvements which benefit the Urban Renewal Area, in accordance with the Act, Section of the City Code, and specific terms of any subsequent agreement. This Urban Renewal Plan authorizes the Authority to use or allocate all or a portion of such incremental tax revenues to finance the costs of urban renewal projects through the provisions of a Public Finance and Redevelopment Agreement, intergovernmental agreement, or other lawful agreement; including, to the extent determined by the Authority, pledging all or part of said revenues to a special district or other government or quasi-governmental entity created for the purpose of financing public infrastructure and other lawful improvements for the benefit of a redevelopment project, and to be pledged by such district or entity for payments on obligations it incurs to fund such infrastructure or improvements or, at the option of the Authority, to be used as security for debt or other obligations of the Authority to fund public infrastructure and other improvements under the Act and the City Code. 6.5 Property Acquisition and Land Assemblage The Authority may acquire property or any interest therein by negotiation or any other method authorized by the Act. The Authority may then operate, manage and maintain such acquired property in accordance with the powers granted to it under the Act. However, any such acquisition and/or transfer within the Urban Renewal Area shall be conducted in accordance with the Act, as from time to time amended. 29

33 6.6 Relocation Assistance As land within the Urban Renewal Area is currently vacant, it is not anticipated that acquisition of real property by the Authority will result in the relocation of any individuals, families, or business concerns. However, if such relocation were to become necessary, the Authority shall act in accordance with the Relocation Assistance and Land Acquisition Policy adopted by the Authority on October 18, 2004, per Authority Resolution R , or its subsequent amendment, and in conformance with the Act. 6.7 Property Disposition The Authority may sell, lease, or otherwise transfer real property or any interest in real property subject to covenants, conditions and restrictions, including architectural and design controls, time restrictions on development, and building requirements, as it deems necessary to develop such property. Real property or interests in real property may be sold, leased or otherwise transferred for uses in accordance with the Act and this Urban Renewal Plan. 6.8 Redevelopment and Rehabilitation Actions Redevelopment and rehabilitation actions by the Authority may include such undertakings and activities as are in accordance with this Urban Renewal Plan and the Act, including without limitation: demolition and removal of buildings and improvements as set forth herein; installation, construction and reconstruction of public improvements as set forth herein; rehabilitation of buildings and sites; elimination of unhealthy, unsanitary or unsafe conditions; elimination of obsolete or other uses detrimental to the public welfare; prevention of the spread of deterioration; and, provision of land for needed public facilities. The Authority may enter into Cooperative Agreements and Redevelopment/Development Agreements provide assistance or undertake all other actions authorized by the Act or other applicable law to redevelop and rehabilitate the Urban Renewal Area. 30

34 6.9 Public Finance and Redevelopment Agreements For the purpose of this Urban Renewal Plan, the Authority is authorized to enter into Public Finance and Redevelopment Agreements or other contracts with developer(s) or property owner(s) or such other individuals or entities as are determined by the Authority to be necessary or desirable to carry out the purposes of this plan. Such Redevelopment/Development Agreements, or other contracts, may contain such terms and provisions as shall be deemed necessary or appropriate by the Authority for the purpose of undertaking the activities contemplated by this Urban Renewal Plan and the Act, and may further provide for such undertakings by the Authority as may be necessary for the achievement of the objectives of this Urban Renewal Plan or as may otherwise be authorized by the Act Cooperation Agreements For the purpose of this Urban Renewal Plan, the Authority may enter into one or more Cooperation Agreements pursuant to the Act. The City and the Authority recognize the need to cooperate in the implementation of this Urban Renewal Plan and, as such, Cooperation Agreement(s) may include, without limitation, agreements regarding the planning or implementation of this plan and its projects, as well as programs, public works operations, or activities which the Authority, the City or such other public body is otherwise empowered to undertake and including, without limitation, agreements respecting the financing, installation, construction and reconstruction of public improvements, utility line relocation, storm water detention, environmental remediation, landscaping and/or other eligible improvements. The Cooperation Agreements may reference or include services that are typically provided by such agencies, such as public education and other programs and services. This paragraph shall not be construed to require any particular form of cooperation. This plan contemplates two Tax Increment Financing Areas within the Urban Renewal Area. However, as project phases are developed and implemented, the Authority shall advise other public bodies whose incremental tax revenue will be used. The Authority will provide information regarding the projected impact of such development on the public body in order to guide discussions of needs promulgated. 31

35 EXHIBIT A Urban Renewal Area Legal Description 32

36 Exhibit A A Parcel of land situated in the SW ¼ of section 30, T4S, R66W, of the 6 th P.M., City of Aurora, Arapahoe County, Colorado, more particularly described as follows: Commencing at the W1/4 corner of said Section 30; Thence easterly, coincident with the north line of the SW ¼ of Section 30, a distance of feet, to the NE corner of the W ½ of the SW ¼ of said Section 30, said point also being on the centerline of East Iliff Avenue and the extended centerline of South Blackhawk Street, said point being the Point of Beginning; Thence southerly, coincident with said centerline extension of South Blackhawk Street, a distance of feet, to the northeast corner of Southeast Crossing Subdivision Filing No. 4, a subdivision recorded in the Arapahoe County Clerk and Recorder s Office; Thence southerly, coincident with the east line of said Southeast Crossing Subdivision, a distance of feet, to a point of tangent curve to the right; Thence along the arc of said curve, whose chord bears southwesterly a distance of feet, having a radius of feet, a central angle of , an arc distance of feet; Thence southeasterly, a distance of feet to a point of tangent curve to the right; Thence along the arc of said curve, whose chord bears southeasterly a distance of feet, having a radius of feet, a central angle of , an arc distance of feet to a point of tangent; Thence southerly, coincident with the east line of said Southeast Crossing Subdivision, a distance of feet, to the southeast corner of said subdivision; Thence southerly, a distance of 30 feet, to the SE corner of the W ½, SW ¼, Section 30; Thence westerly, coincident with the south line of the southwest ¼ of said Section 30, a distance of feet, to the intersection of the centerline extension of South Anaheim Street; Thence northerly coincident with said centerline of South Anaheim Street, a distance of 30 feet, to a point on the south line of said Southeast Crossing Subdivision; Thence northerly, coincident with said centerline of South Anaheim Street, a distance of feet, to a point of tangent curve to the right; Thence along the arc of said curve whose chord bears northeasterly a distance of feet, having a radius of feet, a central angle of , an arc distance of feet;

37 Thence northwesterly, a distance of feet to the southeast corner of lot 2 block 1 of said Southeast Crossing Subdivision; Thence northwesterly, coincident with the south line of said lot 2 block 1, a distance of feet, to the southwest corner of said lot 2 block 1; Thence northeasterly, coincident with the west line of said lot 2 block 1, a distance of feet, to the northwest corner of said lot 2 block 1; Thence northeasterly, coincident with the north line of said lot 2 block 1, a distance of feet, to the northeast corner of said lot 2 block 1, said point also being on the south right-of-way line of East Harvard Avenue; Thence northerly, a distance of feet, to a point on the north right-of-way line of East Harvard Avenue, said point also being the southwest corner of lot 2 block 3 of said Southeast Crossing Subdivision; Thence northwesterly, coincident with the west line of said lot 2 block 3, a distance of feet; Thence southwesterly, a distance of feet to, the western-most corner of said lot 2 block 3; Thence northeasterly, coincident with the west line of said lot 2 block 3, a distance of feet; Thence northeasterly, coincident with the west line of said lot 2 block 3, a distance of feet, to a point on the south right-of-way of East Iliff Avenue; Thence northerly, a distance of feet, to a point on the north line of the SW ¼ of said Section 30, said point also being on the centerline of East Iliff Avenue; Thence easterly, coincident with said north line, a distance of feet, to the Point of Beginning. The above described parcel contains an area of 1,679,219 sq. ft. (38.55 Acres) more or less.

38 EXHIBIT B Tax Increment Areas Legal Descriptions 33

39 Exhibit B TIF Area 1 A Parcel of land situated in the SW ¼ of section 30, T4S, R66W, of the 6 th P.M., City of Aurora, Arapahoe County, Colorado, more particularly described as follows: Commencing at the W ¼ corner of said Section 30; Thence easterly, coincident with the north line of the SW ¼ of Section 30, a distance of feet, to the NE corner of the W ½ of the SW ¼ of said Section 30, said point also being on the centerline of East Iliff Avenue and the extended centerline of South Blackhawk Street, said point being the Point of Beginning; Thence southerly, coincident with said centerline extension of South Blackhawk Street, a distance of feet, to the northeast corner of Southeast Crossing Subdivision Filing No. 4, a subdivision recorded in the Arapahoe County Clerk and Recorder s Office; Thence southerly, coincident with the east line of said Southeast Crossing Subdivision, a distance of feet, to a point of tangent curve to the right; Thence along the arc of said curve, whose chord bears southwesterly a distance of feet, having a radius of feet, a central angle of , an arc distance of feet; Thence southeasterly, coincident with the centerline of S. Blackhawk Street, a distance of feet, to a point of non-tangent curve to the right; Thence coincident with the southerly right of way line of East Harvard Avenue, along the arc of said curve, whose chord bears southwesterly a distance of feet, having a radius of feet, a central angle of , an arc distance of feet; Thence westerly, coincident with said southerly right of way line, a distance of feet; Thence westerly, a distance of feet, to the northeast corner of lot 2 block 1, said point also being on the south right of way line of East Harvard Avenue; Thence northeasterly, a distance of feet, to a point on the north right-of-way line of East Harvard Avenue, said point also being the southwest corner of lot 2 block 3 of said Southeast Crossing Subdivision; Thence northwesterly, coincident with the west line of said lot 2 block 3, a distance of feet; Thence southwesterly, a distance of feet, to the western-most corner of said lot 2 block 3;

40 Thence northeasterly, coincident with the west line of said lot 2 block 3, a distance of feet; Thence northeasterly, coincident with the west line of said lot 2 block 3, a distance of feet, to a point on the south right-of-way of East Iliff Avenue; Thence northerly, a distance of feet, to a point on the north line of the SW ¼ of said Section 30, said point also being on the centerline of East Iliff Avenue; Thence easterly, coincident with said north line, a distance of feet, to the Point of Beginning. The above described parcel contains an area of 741,682 sq. ft. (17.04 Acres) more or less. TIF Area 2 A Parcel of land situated in the SW ¼ of section 30, T4S, R66W, of the 6 th P.M., City of Aurora, Arapahoe County, Colorado, more particularly described as follows: Commencing at the NE corner of the W ½ of the SW ¼ of said Section 30; Thence southwesterly, a distance of feet, to the northeast corner of lot 2 block 1 of Southeast Crossing Subdivision Filing No. 4, a subdivision recorded in the Arapahoe County Clerk and Recorder s Office, said point being the Point of Beginning; Thence northeasterly, a distance of feet, to the northwest corner of lot 1 block 2 of said subdivision; Thence northeasterly, coincident with the south right of way line of East Harvard Avenue, a distance of feet, to a point of a tangent curve to the left; Thence coincident with said south right of way line, along the arc of said curve, whose chord bears northeasterly a distance of feet, having a radius of feet, a central angle of , an arc distance of feet, to the intersection of said south right of way line and the centerline of South Blackhawk Street; Thence southeasterly, coincident with said centerline, a distance of feet, to a point of a tangent curve to the right; Thence coincident with said centerline, along the arc of said curve, with a chord that bears southeasterly a distance of feet, having a radius of feet, a central angle of , an arc distance of feet, to a point of tangent;

41 Thence southerly, coincident with the east line of said subdivision, a distance of feet, to the southeast corner of said subdivision; Thence southerly, a distance of feet, to the SE corner of the W ½, SW ¼, Section 30; Thence westerly, coincident with the south line of the SW ¼ of said Section 30, a distance of feet, to the intersection of the centerline extension of South Anaheim Street; Thence northerly coincident with said centerline of South Anaheim Street, a distance of feet, to a point on the south line of said Southeast Crossing Subdivision; Thence northerly, coincident with said centerline of South Anaheim Street, a distance of feet, to a point of tangent curve to the right; Thence coincident with said centerline, along the arc of said curve whose chord bears northeasterly a distance of feet, having a radius of feet, a central angle of , an arc distance of feet; Thence northwesterly, a distance of feet to the southeast corner of lot 2 block 1 of said subdivision; Thence northwesterly, coincident with the south line of said lot 2 block 1, a distance of feet, to the southwest corner of said lot 2 block 1; Thence northeasterly, coincident with the west line of said lot 2 block 1, a distance of feet, to the northwest corner of said lot 2 block 1; Thence northeasterly, coincident with the north line of said lot 2 block 1, a distance of feet, to the northeast corner of said lot 2 block 1, being the Point of Beginning; The above described parcel contains an area of 938,096 sq. ft. (21.55 Acres) more or less.

42 EXHIBIT C Iliff Station Area Blight Study 34

43 Blight Study for Iliff Station Area at South Blackhawk Street and East Avenue in Aurora, Colorado Prepared for: Aurora Urban Renewal Authority E. Alameda Parkway, Suite 5200 Aurora, CO Prepared by: DGC Community Planning and Design DGC Community Planning and Design E. Davies Avenue Foxfield, CO March 2013

44 Iliff Station Area Blight Study This study is for planning purposes only. Background information and other data have been furnished to DGC Community Planning and Design by the Aurora Urban Renewal Authority and/or third parties, which DGC Community Planning and Design has used in preparing this report. DGC Community Planning and Design has relied on this information as furnished, and is neither responsible for nor has confirmed the accuracy of this information. ii

45 Iliff Station Area Blight Study Contents 1. Introduction Purpose Colorado Urban Renewal Law Study Methodology Study Area Analysis Study Area Existing Conditions Field Survey Approach Desktop Analysis Blight Factor Evaluation Criteria Results of the Study Area Analysis Summary of Findings and Conclusions Findings Conclusions List of Exhibits Exhibit 2-1: Iliff Station Vicinity Map... 5 Exhibit 2-2: Study Area Boundary Map... 6 Exhibit 3-1: Field Survey Photo-Reference Map Exhibit 3-2: Photograph Index List of Figures Figure 2-1: Photo Figure 2-2: Photo Figure 2-3: Photo Figure 2-4: Photo Figure 2-5: Photo Figure 2-6: Photo List of Tables Table 2-1: Parcels Surveyed... 4 Table 2-2: Study Area Observed Conditions Matrix Table 2-3: Study Area and Surrounding Land Uses Table 3-1: Field Survey Photo-Reference Matrix iii

46 Iliff Station Area Blight Study Appendix A Appendix B Sources Consulted Appendices Large Scale Field Survey Photographs iv

47 Iliff Station Area Blight Study 1. Introduction This report presents the conditions survey, analysis, findings and underlying rationale for the Iliff Station Area Blight Study ( Study ), which was undertaken by DGC Community Planning and Design ( DGC ) for the Aurora Urban Renewal Authority ( AURA ) under City of Aurora Purchase Order No. 13P0202. DGC conducted the field survey of the Iliff Station Area on February 20, Purpose The purpose of this Study is to determine whether there exists slum or blight conditions in the Iliff Station Area Blight Study Area ( Study Area ) within the meaning of Colorado Urban Renewal Law, and whether the Study Area should be recommended for such urban renewal efforts as the City of Aurora Urban Renewal Authority and the City of Aurora may deem appropriate to remediate existing conditions of slum or blight and to prevent further deterioration and blight. 1.2 Colorado Urban Renewal Law In the Colorado Urban Renewal Law, Colorado Revised Statutes et seq. (the Urban Renewal Law ), the legislature has declared that an area of slum or 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. Before remedial action can be taken by a public agency, however, the Urban Renewal Law requires a finding by the appropriate governing body that an area exhibits conditions of slum or blight. The determination that an area constitutes a slum or blighted area is a cumulative conclusion attributable to the presence of several physical, environmental, and social factors. Indeed, slum or blight is attributable to a multiplicity of conditions, which, in combination, tend to accelerate the phenomenon of deterioration of an area. For purposes of this Study, the definition of a blighted area is premised upon the definition articulated in the 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; 1

48 Iliff Station Area Blight Study b. Predominance of defective or inadequate street layout; c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; d. Unsanitary or unsafe conditions; e. Deterioration of site or other improvements; f. Unusual topography or inadequate public improvements or utilities; g. Defective or unusual conditions of title rendering the title non-marketable; h. The existence of conditions that endanger life or property by fire and 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; or l. If there is no objection by the property owner or owners and the tenant or tenants of such owner or owners, if any, to the inclusion of such property in an urban renewal area, blighted area also means an area that, in its present condition and use and, by reason of the presence of any one of the factors specified in paragraphs (a) to (k.5) of this subsection (2), substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals or welfare. For purposes of this paragraph (1), the fact that an owner of an interest in such property does not object to the inclusion of such property in the urban renewal area does not mean that the owner has waived any rights of such owner in connection with laws governing condemnation. To be able to use the powers of eminent domain, blighted means that five of the eleven factors must be present (Colorado Revised Statutes (2)(a)(I)): (a) Blighted area shall have the same meaning as set forth in section (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 (2) (a) to (2) (l), 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. Only one factor must be present if the property owner or owners and the tenant or tenants of such owner or owners do not object to the finding (Colorado Revised Statutes (2)(l): 2

49 Iliff Station Area Blight Study (l) If there is no objection by the property owner or owners and the tenant or tenants of such owner or owners, if any, to the inclusion of such property in an urban renewal area, "blighted area" also means an area that, in its present condition and use and, by reason of the presence of any one of the factors specified in paragraphs (a) to (k.5) of this subsection (2), substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals, or welfare. For purposes of this paragraph (l), the fact that an owner of an interest in such property does not object to the inclusion of such property in the urban renewal area does not mean that the owner has waived any rights of such owner in connection with laws governing condemnation. Several principles have been developed by Colorado courts to guide the determination of whether an area constitutes a blighted area under the Urban Renewal Law. First, the absence of widespread violation of building and health codes does not, by itself, preclude a finding of blight. The definition of blighted area contained in the 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. Second, the presence of one well-maintained building does not defeat a determination that an area constitutes a blighted area. A determination of blight is based upon an area taken as a whole, and not on a building-by-building basis. Third, a governing body 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 independently verify if the conclusion is based upon factual evidence determined by the City Council at the time of a public hearing to be consistent with the statutory definition. 1.3 Study Methodology DGC was retained by AURA to perform an independent survey of the Study Area and to determine if it contains conditions of slum or blight so as to constitute a blighted area under the Urban Renewal Law. This Study was undertaken during February and March, Based upon the conditions observed in the field, this Study makes a recommendation as to whether the Study Area is blighted within the meaning of the Urban Renewal Law. The actual determination of blight remains the responsibility of the legislative body, in this case, the Aurora City Council. An important objective of this Study was to obtain and evaluate data on a wide range of physical and non-physical conditions that are present in the Study Area. Data about the Study Area were collected, analyzed, and ultimately portrayed through three carefully performed tasks: Task 1: Project Initiation, Data Collection and Mapping Task 2: Field Survey, Research and Verification Task 3: Documentation and Presentation of Findings 3

50 Iliff Station Area Blight Study Tasks 1 and 2 are described in Section 2, Study Area Analysis. Task 3 is described in Section 3, Summary of Findings. 2. Study Area Analysis 2.1 Study Area According to the City of Aurora GIS Department measurements, the Study Area covers approximately acres and is comprised of three parcels and portions of connecting and adjacent public right-ofway. Exhibit 2-1 delineates the Study Area in relation to the future Light Rail Station. Exhibit 2-2 shows the Study Area boundary and parcels. Parcel information referenced in this report was provided by the City of Aurora GIS Department and Arapahoe County Tax Assessor records. 2.2 Existing Conditions This Study was conducted in February and March The site and right-of-way improvements shown on the aerial photo were generally found to be consistent with conditions observed during the field survey. The area is served with basic public infrastructure, including water and sewer utilities, and underground utilities. Table 2-1: Parcels Surveyed Parcel ID No. Property Address Total Lot Area (sf) Total Lot Area (acres) E Harvard Ave, Aurora, CO , , ,

51 Iliff Station Area Blight Study Exhibit 2-1: Iliff Station Vicinity Map Source: Iliff Station Area Planning Study 5

52 Iliff Station Area Blight Study Exhibit 2-2: Study Area Boundary Map Sources: City of Aurora GIS Department and DGC Community Planning and Design 6

53 Iliff Station Area Blight Study 2.3 Field Survey Approach A physical survey of the Study Area was conducted during a site visit on February 20, The majority of the blight factors were addressed during the site visits exceptions being those which were not considered or which required additional desktop analysis (see description below). Each observation of a blight factor noted during the field survey, as described in Section 1, was tallied on a survey matrix and documented with a photograph. The field survey information is summarized as follows: Locations of the observations and photographs are documented on an aerial photo provided as Exhibit 3-1 on p. 22. A photograph index is provided as Exhibit 3-2 on p. 26. Each individual photograph is printed in larger format in Appendix B. The survey observations are described on a photo-reference matrix included as Table 3-1 on p Desktop Analysis In addition to the field survey, further analysis was performed in an office setting. This desktop analysis included review of aerial photography, Geographic Information System (GIS) data, and other relevant documentation in order to comprehensively assess the existing conditions within the Study Area. The following factors were evaluated in the desktop analysis: b. Predominance of defective or inadequate street layout (field and desktop) c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness (desktop only) 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 (desktop only) 2.5 Blight Factor Evaluation Criteria DGC developed the following evaluation criteria for examination of the eleven blight factors (a through k.5). These criteria were evaluated during the field survey and review of available supplemental documentation. Each factor is noted with the methodology for analysis (field, desktop, or both). a. Slum, deteriorating or deteriorated structures (field not evaluated in this Study) Although there are no existing buildings within the Study Area, field survey efforts examining this factor generally focus on the general condition and level of deterioration of an existing building s exterior components, such as: Deteriorated exterior walls Deteriorated visible foundation Deteriorated fascia, soffits, and/or eaves Deteriorated gutters and/or downspouts 7

54 Iliff Station Area Blight Study Deteriorated exterior finishes Deteriorated windows or doors Deteriorated stairways and/or fire escapes Deteriorated loading dock areas and/or ramps Deteriorated fences, walls, and/or gates Deteriorated ancillary structures b. Predominance of defective or inadequate street layout (field and desktop) The analysis conducted for this blight factor evaluated the effectiveness or adequacy of the streets within the Study Area. Evaluation criteria in this section include: Poor vehicle access Poor internal circulation Substandard driveway definition and/or curb cuts Poor parking lot layout c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness (desktop) The analysis conducted for this blight factor evaluated the adequacy of the lot layout within the Study Area. Evaluation criteria in this section include: Faulty and/or irregular lot shape Faulty and/or irregular lot configuration Lack of access to a public street Inadequate lot size d. Unsanitary or unsafe conditions (field) The presence of the following conditions could contribute to an unsafe or unsanitary environment within the Study Area and surrounding community: Poorly lit or unlit areas Cracked or uneven surfaces for pedestrians Poor drainage Insufficient grading or steep slopes Presence of trash and debris Presence of abandoned or inoperable vehicles Presence of hazardous materials or conditions Presence of vagrants, vandalism, and/or graffiti e. Deterioration of site or other improvements (field) 8

55 Iliff Station Area Blight Study This factor focuses on conditions that indicate the lack of general maintenance of a structure, site, or through the presence of these conditions, the environment that reduces the site s usefulness and desirability. The conditions are as follows: Deterioration or lack of parking lot or site pavement Deterioration or lack of site curb and gutter Deterioration or lack site sidewalks and pedestrian areas Deterioration or lack of outdoor lighting Deterioration or lack of site utilities Deterioration or lack of surface drainage facilities Inadequate site maintenance Non-conformance to site development regulations Deterioration of signage f. Unusual topography or inadequate public improvements or utilities (field) This factor identifies key deficiencies in the off-site and on-site public infrastructure and topography within the Study Area, including: Poor site grading Deterioration of street pavement in right-of-way Deterioration or lack of curb and gutter in right-of-way Insufficient street lighting in right-of-way Presence of overhead utilities in right-of-way Deterioration or lack of sidewalks in right-of-way Deteriorated utilities in right-of-way g. Defective or unusual conditions of title rendering the title nonmarketable (desktop not evaluated in this Study) This factor is evaluated through research and analysis of title documents and potential encumbrances. Existence of this criterion (and/or others) contributes to prolonged periods of vacancy and hinders redevelopment: Title conditions making the property unmarketable h. The existence of conditions that endanger life or property by fire or other causes (field) The presence of these criteria within the Study Area can endanger human lives and property: Structures in the floodplain Evidence of previous fire Inadequate emergency vehicle provisions Presence of dry debris adjacent to structures 9

56 Iliff Station Area Blight Study Hazardous materials near structures Dead trees/shrubs near high traffic areas or structures Other hazards present 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 (field not evaluated in this Study) Although there are no existing buildings within the Study Area, the criteria for this factor are primarily focused on defective or dangerous conditions within the building envelope and generally require internal access to the structure for full assessment: Building code violations Public health concerns Dilapidated or deteriorated interior of building Defective design or physical construction Faulty or inadequate facilities Presence of mold Inadequate emergency egress provisions Evidence of recent flooding Unprotected electrical systems, wires, and/or gas lines Inadequate fire suppression systems Evidence of vagrants inside building j. Environmental contamination of buildings or property (field and desktop not evaluated in this study) The presence of environmental contamination hinders redevelopment through added costs and is potentially hazardous to the surrounding community. These conditions are typically not evident through a visual field survey: Official documentation of environmental contamination Storage or evidence of hazardous materials Other evidence of environmental contamination 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 (desktop) These additional criteria are typically not visible during a field survey, but could hinder redevelopment when present: High levels of vacancy 10

57 Iliff Station Area Blight Study High levels of municipal code violations High levels of vehicular accident reports High levels of requests for emergency services Other evidence of required high level of municipal services Other evidence of substantial physical underutilization 2.6 Results of the Study Area Analysis The overall findings of the Study Area analysis are presented in this section. Table 2-2 tabulates the results of the field survey and desktop analysis. After review of the eleven blight factors described in Colorado Revised Statutes, the following four (4) factors were observed within the Study Area during the field survey or by subsequent desktop research and analysis: d. Unsanitary or unsafe conditions e. Deterioration of site or other improvements f. Unusual topography or inadequate public improvements or utilities 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 Substantial evidence for three (3) factors evaluated as part of the survey and desktop analysis was not observed in the Study Area. b. Defective or inadequate street layout c. Faulty lot layout h. The existence of conditions that endanger life or property by fire or other causes Four (4) factors were not surveyed as part of this Study. Two of these, factors a and i, were not surveyed because there are no vertical structures or buildings on the site. a. Slum, deteriorated or deteriorating structures g. Defective or unusual conditions of title rendering the title nonmarketable 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 Figures 2-1 through 2-6, following, are photographs of selected examples of the physical conditions found in the Study Area as part of the survey. 11

58 Iliff Station Area Blight Study Figure 2-1: Photo 1 Observations: Presence of trash and debris, abandoned vehicles/equipment, vagrants/vandals/graffiti, inadequate site maintenance, and non-conformance to site development regulations. Figure 2-2: Photo 3 Observations: Presence of trash and debris, hazardous materials and conditions, deterioration/lack of site utilities and surface drainage facilities, inadequate site maintenance, and non-conformance to site development regulations. 12

59 Iliff Station Area Blight Study Figure 2-3: Photo 9 Observations: Deteriorated street pavement in public right-of-way. Figure 2-4: Photo 10 Observations: Vagrants/vandals/graffiti, inadequate site maintenance, non-conformance to site development regulations, and deteriorated signage. 13

60 Iliff Station Area Blight Study Figure 2-5: Photo 11 Observations: Insufficient grading or steep slopes, presence of trash and debris, hazardous materials and conditions, inadequate site maintenance, non-conformance to site development regulations, and poor site grading. Figure 2-6: Photo 18 Observations: Vagrants/vandals/graffiti and insufficient street lighting in right-of-way. 14

61 Iliff Station Area Blight Study Table 2-2: Study Area Observed Conditions Matrix Aurora Urban Renewal Authority Iliff Station Area Blight Study Study Area Observed Conditions Deteriorated external walls Deteriorated visible foundation Deteriorated fascia/soffits a. SLUM, DETERIORATED OR DETERIORATING STRUCTURES Deteriorated/lack of gutters/downspouts Deteriorated exterior finishes Deteriorated windows and doors Deteriorated stairways/fire escapes Deteriorated loading dock areas Deteriorated fences/walls/gates NOT SURVEYED Deteriorated ancillary structures Other Poor vehicle access b. DEFECTIVE OR INADEQUATE STREET LAYOUT Poor internal circulation Substandard driveway definition/curbcuts Poor parking lot layout Other Faulty/irregular lot shape Faulty/irregular lot configuration c. FAULTY LOT LAYOUT Lack of access to a public street Inadequate lot size Other Poorly lit or unlit areas Cracked or uneven surfaces for pedestrians Poor drainage d. UNSANITARY OR UNSAFE CONDITIONS Insufficient grading or steep slopes Presence of trash and debris Abandoned vehicles/equipment Presence of hazardous materials or conditions Vagrants/vandalism/graffiti Other 15

62 Iliff Station Area Blight Study Table 2-2: (continued) Deteriorated/lack of parking lot/site pavement e. DETERIORATION OF SITE OR OTHER IMPROVEMENTS Deteriorated/lack of site curb and gutter Deteriorated/lack of site sidewalks/pedestrian areas Deteriorated/lack of outdoor lighting Deteriorated/lack of site utilities Deteriorated/lack of surface drainage facilities Inadequate site maintenance Non-conformance to site development regulations Deterioration of signage Deteriorated fencing/lighting/site fixtures Poor site grading Deteriorated street pavement in right-of-way f. UNUSUAL TOPOGRAPHY OR INADEQUATE PUBLIC IMPROVEMENTS OR UTILITIES Deteriorated curb and gutter in right-of-way Insufficient/deteriorated street lighting in right-of-way Overhead utilities in right-of-way Deteriorated/inadequate sidewalks in right-of-way Deteriorated utilities in the right-of-way Trip/fall hazards in right-of-way g. DEFECTIVE OR UNUSUAL TITLE CONDITIONS Title conditions making the property unmarketable Other N.S Structures in the floodplain h. THE EXISTENCE OF CONDITIONS THAT ENDANGER LIFE OR PROPERTY BY FIRE OR OTHER CAUSES Evidence of previous fire Inadequate emergency vehicle provisions Presence of dry debris adjacent to structures Hazardous materials near structures Dead trees/shrubs near high traffic areas Other hazards present 16

63 Iliff Station Area Blight Study Table 2-2: (continued) i. BUILDINGS THAT ARE UNSAFE / UNHEALTHY FOR PERSONS TO LIVE / WORK IN BECAUSE OF BUILDING CODE VIOLATIONS, DILAPIDATION, DETERIORATION, DEFECTIVE DESIGN, PHYSICAL CONSTRUCTION, OR FAULTY OR INADEQUATE FACILITIES Building code violations Public health concerns Dilapidated or deteriorated interior of building Defective design or physical construction Faulty or inadequate facilities Presence of mold Inadequate emergency egress provisions Evidence of recent flooding Unprotected electrical systems/wires Inadequate fire suppression systems Evidence of vagrants inside building Other NOT SURVEYED j. ENVIRONMENTAL CONTAMINATION Official documentation of contamination Storage or evidence of hazardous materials Other evidence of environmental contamination N.S. High levels of vacancy k.5 REQUIRES HIGH LEVELS OF MUNICIPAL SERVICES OR SITES/ BUILDINGS/ IMPROVEMENTS UNDERUTILIZED/ VACANT High levels of municipal code violations High levels of vehicular accident reports High levels of requests for emergency services Other evidence of required high level of municipal services Other evidence of substantial physical underutilization 17

64 Iliff Station Area Blight Study a. Slum, deteriorated, or deteriorating structures Not Surveyed There are no buildings or vertical structures with the Study Area that could be surveyed. b. Predominance of defective or inadequate street layout Not Observed The study area was planned and street infrastructure developed in the 1980s; the parcel size and shape are suitable for a variety of residential, commercial or mixed-use development. Although physical improvements in the Study Area have deteriorated considerably since then, in 2009 the City of Aurora prepared the Iliff Station Area Plan, A Framework for Transit-Oriented Development ( Station Area Master Plan ) in anticipation of the development of a light rail station south of East Iliff Avenue on the east side of Interstate 225. While this facility will have a significant impact on the Study Area (requiring new access and utility infrastructure) planned light rail station improvements and adjacent transitoriented development ( TOD ) are not considered to be compelling evidence of the presence of blight. c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness Not Observed Refer to observations for b. Predominance of defective or inadequate street layout, above. d. Unsanitary or unsafe conditions - OBSERVED Multiple conditions were observed indicating unsanitary or unsafe conditions within the Study Area. These include a deteriorated site wall along E. Avenue and dangerous drops in the site detention pond in the northwest corner of the Study Area (insufficient grading and steep slopes ), evidence of trash and debris (including abandoned shopping carts) from bystanders and vagrants, severe and hazardous deterioration of the site detention pond, and uneven transitions of sidewalks that pose trip and fall hazards. e. Deterioration of site or other improvements - OBSERVED There is widespread deterioration of landscaping and site improvements on private property adjacent to the street right-of-way. Landscaping behind the sidewalk has been abandoned and in many cases, plant materials are dead, the sprinkler systems are not operative, specialty pedestrian lighting is damaged, and other landscape features are in poor condition. There is little evidence that the private property has been maintained. This is especially true for the on-site detention pond and conveyance system in the northwest corner of the Study Area, which has been abandoned and does not appear to function properly. These site improvements would not meet current City of Aurora development standards nor do they meet current regional storm water quality and erosion control standards. f. Unusual topography or inadequate public improvements or utilities OBSERVED With the public right-of-way, there is evidence of deteriorated pavement (pot holes and alligator cracking), deteriorated curb and gutter, deteriorated/heaving sidewalks (presenting a trip and fall 18

65 Iliff Station Area Blight Study hazard), and damaged thematic pedestrian lighting. Existing right-of-way improvements do not meet current City of Aurora development standards. g. Defective or unusual conditions of title rendering the title nonmarketable Not Surveyed This factor was not evaluated in the limited scope of this Study. h. The existence of conditions that endanger life or property by fire or other causes Not Observed There are no buildings or vertical structures with the Study Area that could be surveyed. 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 Not Surveyed There are no buildings or vertical structures with the Study Area that could be surveyed. j. Environmental contamination of buildings or property - Not Surveyed This factor was not evaluated in the limited scope of this Study. 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 - OBSERVED The Study Area, with deteriorated public right-of-way improvements, inadequate/deteriorated site improvements, trash and debris, hazardous conditions, and general lack of maintenance is currently underutilized. These conditions can have a negative impact on the surrounding community, which includes commercial development across Iliff Avenue; commercial development and residential development to the east; residential development across Yale Avenue on the south; and commercial and multi-family residential development to the west. Table 2-3: Study Area and Surrounding Land Uses Area North East South Land Use East Iliff Avenue borders the Study Area to the north. There is multi-story commercial and single story retail pad site development on the other side of Iliff Avenue. South Blackhawk Street borders the Study Area to the east. There are single-story retail structures on pad sites to the northeast and single family residential to the southeast. East Yale Avenue borders the Study Area to the south, beyond which is multi-family and attached single-family residential development (Heather Gardens Senior Community). 19

66 Iliff Station Area Blight Study Area West Land Use South Anaheim Street borders the Study Area to the southwest. There is multi-family residential (St. Andrews Village Assisted Living) across the street, vacant land and commercial development across South Anaheim Street to the central west, and the I-225/ Avenue interchange ramp bordering the Study Area to the northwest. 3. Summary of Findings and Conclusions 3.1 Findings Within the Study Area, the field survey and desktop analysis resulted in the identification of twenty (20) different conditions that contribute to a finding of blight. Specific examples and photo documentation from the field survey is provided as Exhibit 3-2 on p. 26. Insufficient grading or steep slopes Deterioration of signage Presence of trash and debris Deteriorated fencing/lighting/site Abandoned vehicles/equipment fixtures Presence of hazardous materials or Poor site grading conditions Deteriorated street pavement in the Vagrants/vandalism/graffiti right-of-way Deteriorated/lack of parking lot/site Deteriorated curb and gutter in right-of- pavement way Deteriorated/lack of outdoor lighting Insufficient/deteriorated street lighting Deteriorated/lack of site utilities in right-of-way Deterioration/lack of surface drainage facilities Deteriorated/inadequate sidewalks in right-of-way Inadequate site maintenance Trip/fall hazards in the right-of-way Non-conformance to site development regulations Other evidence of substantial physical underutilization 3.2 Conclusions It is the conclusion of this Study that the Study Area, in its present condition and use, meets the criteria of a blighted area as defined by Colorado Urban Renewal Law. By reason of the presence of factors identified in the Urban Renewal Law and as documented in this report, the City Aurora may find that the Study Area substantially impairs or arrests the sound growth of the city, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals and welfare. Per Urban Renewal Law, conditions in the Study Area must constitute at least four (4) of the factors indicative of a blighted area, and at least five factors if eminent domain is to be used. As described in this report, the following four (4) factors were observed throughout the Study Area: 20

67 Iliff Station Area Blight Study d. Unsanitary or unsafe conditions e. Deterioration of site or other improvements f. Unusual topography or inadequate public improvements or utilities 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 21

68 Iliff Station Area Blight Study Exhibit 3-1: Field Survey Photo-Reference Map Sources: City of Aurora GIS Department and DGC Community Planning and Design 22

69 Iliff Station Area Blight Study Table 3-1: Field Survey Photo-Reference Matrix Aurora Urban Renewal Authority Iliff Station Area Blight Study Photographic Reference Sheet Deteriorated external walls Deteriorated visible foundation Deteriorated fascia/soffits Deteriorated/lack of gutters/downspouts a. SLUM, DETERIORATED OR DETERIORATING STRUCTURES Deteriorated exterior finishes Deteriorated windows and doors Deteriorated stairways/fire escapes NOT SURVEYED Deteriorated loading dock areas Deteriorated fences/walls/gates Deteriorated ancillary structures Other Poor vehicle access b. DEFECTIVE OR INADEQUATE STREET LAYOUT Poor internal circulation Substandard driveway definition/curbcuts Poor parking lot layout Other Faulty/irregular lot shape Faulty/irregular lot configuration c. FAULTY LOT LAYOUT Lack of access to a public street DESKTOP ANALYSIS Inadequate lot size Other Poorly lit or unlit areas Cracked or uneven surfaces for pedestrians Poor drainage d. UNSANITARY OR UNSAFE CONDITIONS Insufficient grading or steep slopes Presence of trash and debris Abandoned vehicles/equipment Presence of hazardous materials or conditions Vagrants/vandalism/graffiti Other 23

70 Iliff Station Area Blight Study Table 3-1 (continued) e. f. g. h Deteriorated/lack of parking lot/site pavement Deteriorated/lack of site curb and gutter Deteriorated/lack of site sidewalks/pedestrian areas DETERIORATION OF SITE OR OTHER IMPROVEMENTS Deteriorated/lack of outdoor lighting Deteriorated/lack of site utilities Deteriorated/lack of surface drainage facilities Inadequate site maintenance Non-conformance to site development regulations Deteriorated signage Deteriorated fencing/lighting/site fixtures UNUSUAL TOPOGRAPHY OR INADEQUATE PUBLIC IMPROVEMENTS OR UTILITIES Poor site grading Deteriorated street pavement in right-of-way Deteriorated curb and gutter in right-of-way Insufficient/deteriorated street lighting in right-of-way Overhead utilities in right-of-way Deteriorated/inadequate sidewalks in right-of-way Deteriorated utilities in the right-of-way Trip/fall hazards in right-of-way Title conditions making the property unmarketable DEFECTIVE OR UNUSUAL TITLE NOT SURVEYED CONDITIONS Other Structures in the floodplain THE EXISTENCE OF CONDITIONS THAT ENDANGER LIFE OR PROPERTY BY FIRE OR OTHER CAUSES Evidence of previous fire Inadequate emergency vehicle provisions Presence of dry debris adjacent to structures Hazardous materials near structures Dead trees/shrubs near high traffic areas Other hazards present 24

71 Iliff Station Area Blight Study Table 3-1 (continued) i. j. k.5 BUILDINGS THAT ARE UNSAFE / UNHEALTHY FOR PERSONS TO LIVE / WORK IN BECAUSE OF BUILDING CODE VIOLATIONS, DILAPIDATION, DETERIORATION, DEFECTIVE DESIGN, PHYSICAL CONSTRUCTION, OR FAULTY OR INADEQUATE FACILITIES ENVIRONMENTAL CONTAMINATION REQUIRES HIGH LEVELS OF MUNICIPAL SERVICES OR SITES/ BUILDINGS/ IMPROVEMENTS UNDERUTILIZED/ VACANT Building code violations Public health concerns Dilapidated or deteriorated interior of building Defective design or physical construction Faulty or inadequate facilities Presence of mold Inadequate emergency egress provisions Evidence of recent flooding Unprotected electrical systems/wires Inadequate fire suppression systems Evidence of vagrants inside building Other Official documentation of contamination Storage or evidence of hazardous materials Other evidence of environmental contamination High levels of vacancy High levels of municipal code violations High levels of vehicular accident reports High levels of requests for emergency services Other evidence of required high level of municipal services Other evidence of substantial physical underutilization NOT SURVEYED NOT SURVEYED DESKTOP ANALYSIS 25

72 Iliff Station Area Blight Study Exhibit 3-2: Photograph Index 26

73 Iliff Station Area Blight Study Exhibit 3-2 (continued) 27