HomeMy WebLinkAbout1982-08-23 (Special) Meeting Agenda-
City Council Meeting
Specf a 1
August 23, 1982
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NOTI CI or PUILJ C MUa1,-; (.tfll PltOf'OIIO ... 01\flL.0 .... INT Pl.AN
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CDC*WT'OW INGLIIIIOOO IUC.IU..Drr PtlOJKCTI
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JlhOLUTIQff NO. _l4 _ suns o, un
A RtSOLUTJON RELATING TD TNt RtDtvno,,o:flfT j,}U,frll o , THC CITY o ,
tMCL CNOOo ,011 nu: DCIWWTOWW £NCLClifO()O AEOCVCLDf'"llllfT '"OJCCT, AIIII D
••ov101-. roa THC litOTICC o, NUIIINC OW n, PL AN.
WHi:IU:A,, • R•de v,1o~nt PJ .,.. h•• t>.•n "''•P•r•d 011 ui, ,,..,1,vooo Urb.tn "'"'"'•l Authority f•r u,, °'°"'"''•""' tftti evoOi,11 "-4,v,1-,,-.,..t Pr•j e c t , end
WNtNCA I, 1n, P J ,1 ,, ll •a Wen aw0-1tt •d to Ult .. l <1 nn1n'I
"•-•••I on of the Clll', vl'IICl'I II•• , .. Orlhl •d lt• ,.,ltten rec-o-.n•
d•tlon, 1itith r••peet \e tll, Pl •n, to th• c11,. Cov,u:-11 , ,rw,
WHt RC AS . I t la nee ,,,.,,,. t o p,o.,.l d e for • l'l ••rln9 .-..n Uu,
Pl •n. •nd lo i,,,o.,lde tor tll, n-otie, ol ovctl ll ••rln~JI
er IT RtSOt.vco .,. Tttt. CIT'( COUNCIL o, Ttu. cnr or lNGLl?WOOO , CDLDRAOO :
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NOTI C E or ,u,uc tlUMJ'6\, ,.,Iii PIP,0$1D flt.ULll'.:LOPl'tl:NT •LAIi!
CITY OP 1:""-UWOOO, C'DlUlfADO
(DOW NTOWW ENC&.,lil,OOD •tDCYl:lDPMCa,T .... O,,l,tT)
Notiee l a n•r01by "'"'"" tn•t • k•ll •"'•J o pa•nt ,1.n "•:. o.r,n
pr,p•rect tor •n 1i1rt>•n r•n•w•I J'f•J e ct 1"'9w"to-C"9l•woo11 14.,.
"'e lo ,..nt ProJ •etJ "'*"'i" the C'lt)' of lntte,..011. Color ooo .
A P,.,O l 1e l1 ••11nq w1JI t,.,, h •IO Uy l fl• C i ty Cou,w:IJ vi th,
City al l:1t9l o wood, CoJo,0110 , conc•rn1"9 '"• p 1·11po s•• "-•"•"'•lop-
.. nt •I•" 11'1 lfle Chy Cown\.'II Ch ••b•f •, "'llnh:lpo l •uJJdltu,1, U IIU
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A 11:UOLUTIOII 111:LATINC TO THE JI .. OCVtLOPl'lt .. T PLAH or TH( ClT't Or
[MC:LCWOOO r0tt THt OOW.TOWW £NCLCWOOO ACDCVCLOrflllNT rttOJCCT. AH O
'"OYIDINC ,CHI THI: HOTJ C C or 111:AAINC ON TIii: ru,N.
WHEIIIIC AS , • Ae d e velop.•nt Plen h aa tNen prepared b,. the
l:'")l•WON UUNn lllenewe l A1otthor I ty for the Oovn t own l:fMJ h-od
lll •d •••l•pa,tnt rre)e ct I eAd
"""IIIIIAS, the Pl•" h a• b<f e n e11ba ltte d to the l'l e nnlni
C._l••Jon of the City, which h•• a11t.l tte d it• writ ten r e co-•n-
datlona with ree,..ct to the Pl a n, to the City Council ; and
WNUICAI, It l a necoeaery to pro1 l de tor • hee ri'"I on t.he
•l •fll , • ._. to Pr;•vlde for the -lice of a 11ch h ear l"91
II IT IIIUOL'ICO ay TNI CITY COUNCIL or THI CITY or , ll'CLIWOOO, COLOII A00 1
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l •ctlofl I . Tha t • hee rlt>q a halt ~ heltt on u,e lllefl •velop-
.. "11. P l a ft In a cco r d a nce •'1.h S.ctl on Jl-l!t-lOlf)J c ,a.s. 197J , •• •-,,.•d . a..ttco or tl'le l\<tarl rMJ aha ll bo 4lvo 11 by pwbllc a tlofl OflC'O
••ch •011 ror Ouoo c onao cutlve -•II •, by thr oo publlco tlo110 . In
tho ""'l o -CHt S e ntlfleJ. • 11owspa~, havl"' qono,,.J circu l ati on l fl the City.
Tho notlco or hea rlrMJ •h•II o. In •uoo t o fltl•lly tho r ol lowl""' r o,.,
JIIOTI Cr: o , ,ulLIC MU.aJflfl. ~ ,110,osro RtOlVCLO,,•u;NT rL.\t,i
CI TY or tNCt.tllf'OOO, COLOl,AD()
f OOWMTOl,III C#CL rwooo ,u:orvtLO,"l:WT "HOJ(CT)
llfoUco h hore by 9lvon thol a Aedovolopao11 t ,i.11 he s boofl :;;:-.!::t '::.;:e:;~~t~::·;:! ~r:;·:~ r!,~:::;7 c!~::;:~· ••.
City •t ,:.r.!!!:. ~=~!~d::1;.::.~:::. ~.,!":,~:..!:.!·~::!!.:!:"· ::::/!::t !".:~:.~!tr"';:;;!!..':~'~=~~';;~!,:;: 1:: "1: J~·:~ ..
n.. Prope1ed Urk.tt "°"°"'1 rroj o ct lttcl1Ho1 tho ro llow1n,
........ .:· .. ~::.:.ir. -::,::.::: ::::::-.:' .::;::!:::.:~ !:!:
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.............. , .. , ...... , .. ,, ......... uir., .... ..,., •• _ ,.. ........ .. , .. , ., ........ 1 ••
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. ----------
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RESOLUTIOO NO. '.I'(
SERIES OF 1982
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A RESOLUTIOO APPROVI~ 'lliE El-lGLEl't\'.lOD ~ REDEVELOPMFNI' PLAN PREPARED
PURSUANT TO PART 1, ARTICLE 25, TITLE 31 , COLORADO REVISED STATUTES, 1973,
AS AMENDED, AND AtmiORIZI~ IMPLEMENTATIOO PRESCRIBED 'lliEREIN.
WHEREAS, through Resolution No. 16 , Series of 1982, the City Council
directed the Englewood Urban Renewal Authority to prepare an Urban Renewal
Plan consistent with the adopted Downtown Plan; and
WHEREAS, the Urban Renewal Authority prepared the Downtown
Redevelopment Plan (Urban Renewal Plan); and
WHEREAS, the Englewood Planning and Zoning COITfllission reviewed the
Plan and found it consistent with the goals of the Englewood Comprehensive
Plan and passed Resolution 1, Series of 1982 , on July 20, 1982; and
WHEREAS, the City Council has received corrments from individuals
businesses and governmental entities and taken these COll'l!lents into
consideration in form.ilating the Plan; and
WHEREAS, an independent market analysis by a reputable firm (Browne,
Bortz & Coddington) indicated a strong market exists which may be captured
if a comprehensive approach is undertaken; and
WHEREAS, a financially attractive method exists to fund redevelopment
utilizing Tax Increment and other financing; and
WHEREAS, an independent financial analysis by a reputable firm
(Hanifen, Imhoff, Inc.) shows adequate tax increments and other revenue
sources to cover debt service needs and substantial inonetary benefit to
taxing entities;
~. 'lliEREFORE, BE IT RESOLVED B'i 'lliE CIT't COUNCIL OF 'lliE CIT't
EN:iLDO'.JO, COLORAOO, 'lliAT:
Section 1. Notice as required by CRS 1973 (as nded) 31-25-107 (3) has
been properly given on th 28th day of July, th 4th and 11th of August,
1982 in the Englewood Sentinel having a gen ral circulation in th City of
Englewood, which notic scri d th ti , date, pl c and purpos of the
hearing on the Plan and n rally iden ifi d th Urban Re al area cov red
by th Plan and outlined the neral scope of th Urban Ren al project
under consid ration.
Section 2. O'\ the 23rd day of August, l 82 the hour of 7:30 P.M. in City
CounclTchambers in City Hall 3400 s. El ti Str , EnglelolOOd , Colorado
80110, City Council held a p..iblic he ring required by CRS 1973 (as
nd ) 31-2S-107(3), on th Urban R 1 Plan/t)own v lo n
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Plan. Presented at this meeting was an Urban Renewal Plan titled Englewood
Downtown Redeveloµnent Plan, consisting of 60 pages plus maps and appendix,
marked Exhibit A, and incorporated herein by reference as though fully set
forth.
Section 3. The City Council of the City of Englewood finds that the Urban
Renewal Plan, known as the Downtown Redevelopnent Plan, meets the following
criteria of State statute:
(a) A feasible method exists for the relocation of businesses,
individuals and families who will be displaced by the Urban Renewal project
in decent, safe, and sanitary dwelling accorrmodations or facilities within
their means and without undue hardship to such businesses, individuals or
families;
(b) The Urban Renewal Plan conforms to the general plan of the
municipality as a whole; and
(c) The Urban Renewal Plan will afford maximtin opportunity,
consistent with the sound needs of the municipality as a whole, for the
rehabilitation or redevelopnent of the Urban Renewal area by private
enterprise.
Section 4. A feasible method exists for the financing of said Urban Renewal
proJect utilizing the tax allocation financing plan described in Section
31-25-107(9) (d), ~ 1973 (1977 replacement Voltrne 12), as amended by Senate
Bill 142 which became effective on July 1, 1981.
Section 5. In accordance with the requirements of Section 31-25-107(9) (d),
~ 1973 (1977 replacement Voll.Ille 12),(as amended), School District No. 1,
Arapahoe County, Colorado, has been permitted to participate in an advisory
capacity concerning project financing described in the Urban Renewal Plan.
Section 6. Based on the record before the Council, including, but not
limited to, the Redevelopnent Area Justification which was compiled by the
Department of <:armunity Develoµnent for the City of Englewood, dated on or
about April, 1982. It is hereby found and determined that the Urban Renewal
area described in the Urban Renewal Plan described in Section 2 hereof
consists of a blight d area which is appropriate for an urban renewal
project pursuant to the Urban Rn al Law of the State of Colorado.
Section 7. Th cont plated acquisition requires gov rnmental action
because of blighted conditions in th ar a;
Section 8. Th Downtown Redevelo nt Plan, att ched hereto s Exhibit A
nd incorpora ed herein by refer nc as though fully t forth, is her by
pproved, and th Englewood Urban Renew l Authority is hereby uthorized to
tak any and all ppropriat action s provided by id Plan.
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ADOPTED AND APPROVED this 23rd day of August, 1982.
Attest:
Eugene L. Otis, Mayor
ex officio City Clerk-Treasurer
I, Gary R. Higbee, ex officio City Clerk-Treasurer of the City of
Englewood, Colorado, hereby certify that the above and foregoing is a true,
correct and complete copy of Resolution No. , Series of 1982, passed on
the ___ day of August, 1982. ---
Gary R. Higbee
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C O U N C I L
DATE
August 20 , 1 982
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C O M M U N I C A T I O N
AGENDA ITEM
1 (a)
SUBJECT The Englewood Downtown Develop-
ment Plan and Pro sed Amendments
I N IT I AT ED By Urban Renewal Authority
ACT I ON PROPOSED Receive the reconmendation of the Englewood Urban Renewal
Authority and adopt by Resolution the Englewood Downtown Redevelo!lllent
Plan with anenaoents.
IN'IIDDUCTIOO AND BACXGIDUND
On January 19, 1982, the City, the Englewood Downtown Develoµ:oent
Authority, and Brady Enterprises entered into an agreement to fund the
preparation of a plan ...ti.ich ~uld offer a method for ~rehensively
developing downtown Englewood. The resulting docunent, the Fnglewood
Downtown Develoµ:oent Plan, identified problems and opportunities
associated with the downtown area.
In order to address the issues raised by this Plan and implement a
program for effective redeveloµ:oent, the Englewood Urban Renewal Authority
lo8S i nstructed by CoLTICil to prepare a plan ...ti.ich meets the Colorado
s tatutory requirements for redeveloµ:oent activities. This Plan, the
Englewood Downtown Redeveloµ:oent Plan was adopted by the Urban Renewal
Authority on May 19, 1982, reviewed in public hearings before the
Planning and Zo ning Conmission on July 7, and 20, 1982 (and found to
be in c.onformance with the Englewood ~rehensive Plan) and i s formally
transmitted to Co1.11Cil toni~t, August 23, 1982 for a public hearing.
Th hearing will be the last opportunity for amenaoents to be made to
th Plan without anoth r formal p.lblic h rin . If th Plan is dopted
by th Council (by Resolution), it will the official Downtown
Red v loµ:oent Plan, d the City and Urban Re l Authority can proc
with th next step to ~lement the Plan. 'Ihis includ s th er ti.on
of th tax increment district, th solicitation of proposal for th
appr is l of property to be cquired, th adv rtisement for developer
pro s ls, and the initi tion of agr ts with dev lo r • Cl rly,
th City Co\Xleil will still maintain control ov r th d l ion fectlng
th r ev lo ffort aft r th Plan ie peed. I •
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I Page 2
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Plan states that: "In order to develop the channel in a manner that
will allow the 100-year storm waters to remain within the banks of the
channel, it will be necessary to acquire property along the existing
channel." It has been discussed from the initiation of the project that
the properties along Bannock from Girard to ~n i.i0uld be acquired,
as well as the large aparonent house on West Hampden, and several
businesses south of the channel on the east side of South Broadway. All
of these property owners have been c.ontacted over the past few months
by the City staff, and they were infonoed that their property is required
for the flood control improvement, even though we were not able to give
them a specific time frame for the acquisition. All property owners were
notified by mail of the Planning and Zoning Comnission hearing on the Plan,
and the City Council Public Hearing on August 23, 198 2 . At the request
of the City Council, they were re-contacted between Wednesday and Friday,
August 18-20, 1982, to remind them of the Hearing, and that their property
was included in the Plan for acquisition . The contacts with the property
owners this week were generally pleasant since they were not being told
anything they had not previously been told.
'Ihe list of properties which are officially designated for acquisition by
the City or Urban Renewal Authority is attached with an explanation of the
process to be utilized. It is the reconmendation of Paul Benedetti, special
legal counsel, that the properties be specifically listed in the Plan by
address.
'Ihe second amencknent to the Plan provides a clarification of the status
of developer options on property within the proposed redeveloJJllellt area.
1h is anenaoent occurs on page 30 of the Plan. In the last paragrajil it
states uooer Phase I that "a private developer currently holds an option
on the property in Parcel D and is interested in developing the site in
accordance with the RedeveloJJllellt Plan." \.bile a private developer does
hold an option on the majority of Parcel D, there is one comer lot which
is separately owned. To correct the 1'i0rding of this statement, it should
read as follows : "A private developer currently holds an option on a
large portion of the property in Parcel D and is interested in developing
the site in accordance with the RedeveloJJllellt Plan." 'Ihis correction
will be mentioned at th public hearing.
At chroents -(1)
(2)
(3)
1 Authority re ds to City Col.l'lCil th t
RedeveloJJllellt Pl.an and amencbents be
eolution No. 1 from the Flaming and Zonin ission
Lett r from the Chairman of the Flaming and Zoning
is ion to th Mayor and Hent,er of City Co\.l',Cil
Le t r from th Pr sident of th EnglNXXI School rd
to th yor and rs of City Co\.l',Cil
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ENGLEWOOD DOWNTOWN REDEVELOPMENT PLAN
Add to Page 39 before last Paragraph:
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ADDEHDUM #1
The following properties are being designated for acquisition by the City
Council and the Urban Renewal Authority, and are required to meet the ob-
jectives of this Plan. These properties are required for the successful
completion of the Little Dry Creek flood control project. After adoption
of the Downtown Redevelopment Plan, the Urban Renewal Authority and City
will initiate negotiations for the acquisition of these properties, and
in the event that negotiations are unsuccessful, the City or Urban Renewal
Authority will utilize eminent domain power to acquire the property. The
decision to use the City or Urban Renewal Authority for this process will
depend on the future use of the property. If the entire property is re-
quired for flood control improvements, the City 11&y choose to handle the
acquisition activity. If a portion of the acquired property is to be re-
sold for redevelopment purposes because it is not all required for flood
control purposes, the Urban Renewal Authority will be responsible for the
acquisition process.
Address
180 West Girard Avenue
3422 South Bannock Street
3426-28 South Bannock Street
3430 South Bannock Street
3444 South Bannock Street
3456 South Bannock Street
3460 South Bannock Street
3464 South Bannock Str et
3466-68 South Bannock Stre t
16 W st Hampd n Av nu
SOW at Hampd n Av nue
140-44-46 Wat Haapd n Avenu
3550-54 So uth Broadway
3560 South Broadway
Parcel• alona South annock with no ddr a:
3787 South Clark on Str t
767 South Clarkaon Str t
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P. P. I. Number
1971-34-3-18-015
1971-34-3-00-018
1971-34-3-18-001
1971-34-3-18-002
1971-34-3-18-003
1971-34-3-00-017
1971-34-3-18-004
1971-34-3-00-016
1971-34-3-18-00S
1971-34-3-18-007
19 71-3/i-3-18-014
1971-34-3-18-008
1971-34-3-18-009
1971-34-3-18-010
1971-34-3-18-011
2077-03-2-00-022
2077-03-2-00-003
2077-03-2-01-001
2077-03-1-07-009
2077-03-1-07-010
1971-34-3-18-012
1971-34-3-18-013
2077-03-1-00-009
2077-03-1-13-031
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ADDENDUH f,!2
ENGLEWOOD DOWNTOWN REDEVELOPMENT PLAN
Page 30, Change Phase I to read as follows:
Phase I:
The first phase of development includes Parcels D, F, and H. A private
developer currently has an option on a large portion of the rroperty in
Parcel D, and is interested in developing the site in accordance with the
Redevelopment Plan ..•..•
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In
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Resolution No.
Series of 1982
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CITY OF ENGLEWOOD, COLORADO
Planning and Zoning Commission
A RESOLUTION OF THE ENGLEWOOD PLANNING AND ZONING COMMISSION RECOMMENDING
APPROVAL OF THE DOWNTOWN REDEVELOPMENT PLAN OF JULY, 1982.
WHEREAS, a Downtown Redevelopment Plan has been prepared by the
Englewood Urban Renewal Authority; and
WHEREAS, the City Council has submitted the Downtown Redevelop-
ment Plan to the Englewood Planning and Zoning Commission for review and
recommendations as to its conformity with the General Plan for the develop-
ment of the municipality as a whole in accordance with Section 31-25-107(2)
C.R.S. 1973, as amended; and
WHEREAS, a public hearing and review have been conducted by the
Englewood Planning and Zoning Co11111ission.
NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning Com-
mission of the City of Englewocd, Colorado:
Section l. That the Englewood Downtown Redevelopment Plan has
been determined to be in conformity with the General Plan of development
for the City of Englewood; and
Section 2. That a rccoanendation for approval of the Oowntown
R dev lopment Plan shall be forwarded to the Englewood City Council.
ADOPTED AND APPROVED THIS 20th day of July, 1982.
ATTEST:
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City of Englewood
August 12 , 1982
The Honorable Eugene L. Otis
Mayor, City of Englewood
Members of the City Council
3400 South Ela ti Street
Englewood, Colorado 80110
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Dear Mayor Otis and Members of the City Council:
3400 S. Elatl Street
Englewood , Colorad o 80110
Phone (303) 761 -1140
As you are aware , the City Planning and Zoning Commission recently held a
public hearing regarding the Downtown Development Plan. The purpose of
the hearing was to determine the compatability of that Plan with the Com-
prehensive Plan. At the Hearing, unexpected resistance to the Plan occurred.
Becaus of the nature of the issues raised, and possible consequences, the
Commission thought it appropriate to receive information concerning them.
Their reason for doing so was to give p rsons a forum at which they could
rais issues which may need to be addressed in mor detail if the deve lop-
m nt schedule is to b maintain d.
S v r 1 p rsons, both businessmen nd property o wn rs, had qu stions about
the p nnan nt and int rim relocation plans for thos businesses that will
be aff ct d by th r ch nnelization of Little Ory Creek . Th r seemed to
b so confusion s to the amount of tim that thy would have to relocat
cone rn about n int rim location and for at least one business, the Engl -
wood Hardware, th problem of h ving to mov th ir v r y large i nventory
twice. Everyon agrees that w want th s bu inesses to remain in Englewood,
but it ppears th tin som cas s, sp cial att ntion may be necessary.
cone rn
ucc ss pot nti
fort to b
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matter of r -
that it
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The Honorable Eugene L. Otis
Members of the City Council
August 12, 1982
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The Planning Commission, by majority vote, has determined that the Down -
town Redevelopment Plan is compatible with the Comprehensive Plan. Our
concern at this time is that the plans to solve the Little Dry Creek flood
hazard go forward, and that the Redevelopment Plan be implemented. If the
several bodies --the Urban Renewal Authority, the Downtown Development
Authority, the City Council, and the Planning Commission --continue to
work together, we feel that this very vital undertaking will be succes s ful.
Sincerely,
~~U9
Edwin E.
Chairman
Planning and Zoning Commission
gw
cc: Englewood Hardware
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Englewood Schools Etf: DEPARTMENT OF COMMUNI.('{
DEVELOPMENT
ENGLEWOOO.r.OLOR~on
A S1cp Ahead JUL 2 G 1982
BOARD Of EDUCAllON
July 21, 1982
Mayor Eugene Otis
City of Englewood
3400 South Elati Street
Enqlewood, Colorado 80110
Dear Mayor Otis:
At its July 20th meeting the Englewood Board of Education voted
unanimously to send this letter to assure the City Council and the
Englewood City Staff of the Board of Education's support of the
proposed Urban Renewal Plan.
The Board of Education recognizes the importance of the following
factors:
1. Although tax increment financinq in the Urban Renewal Plan
will freeze property taxes from that area to the school
district during the bond pay back period, the ultimate
improvements in property in the Urban Development Plan
area and the i ncrease in assessed valuation in that area
will provide increased revenues to the school district
after the bonds are paid off.
2. Tax increment financing along with other funding provisions
in the Plan appear, in combination,to be the most feasible
way to provide the resources necessary to implement the plan.
3. Th Plan'sprovision for flood control supports the Englewood
Schools agreement with the City for use of school diatrict
property as a detention pond.
The Board of Education appreciates the C0111Prehensive studv and planning
that has gon into the Urban Renewal Plan and urges its adoption and
impl ntation.
Sincerely yours,/~·
'--' l..~ ~ -~ '-/(.. .... :«--
Selwyn GI. Hewitt, President
Bo rd of Education
SGH :rh
•101 , , lt.t•t.«~ :,,,,.., I IJi '•' I
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CITY OF ENGLEWOOD
DOWNTOWN REDEVELOPMENT PLAN
Prepared by:
Englewood Urban Renewal Authority
Robert G. Powell, Chairman
R. P. HcClung, Vice Chairman
Ruth Cole
Larry Dickinson
Thomas R. Fitzpatrick
Melvin Minnick
Rob rt J. Voth
Lawr nee M. Novicky, Alternate Hemb r
Su n Powers, Ex cutive Dir ctor
WIii, Richard Hinson, Economic Dev lopm nt Pl nner
Jeri Lind r, Planning T chnician
G rtrud G. W lty Recording Ser tary
Rick DeWitt, City Attorn y
Paul n detti, Sp cial CoW1ael to R developm nt Proj ct
Bill La , Bond Couns 1, Lamm, Ed1trom, Braymer & Wisor
St v B 11, Financial Advisor, H.anif n-Imhoff
July, 1 2
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• GLE\JOOD DOWNTOWN REDEVE LOPt!ENT PLAN
TABLE OF CO NTENTS
I. Intro d uction and Plannin g P r ocess ............................... l
II. Descript i o n o f Re dev lopmen t Area ••.••..•...•••.•••.•..••..••..• 4
III. Urban Renewal and Redevelopment Area Justification •••..•...•..•. 5
IV. Objectives and Policies of the Plan ••.••.••...•.•.••..•...••...• 8
V. Development Plan •..••••••.•.•••..•••.•••••.•••••.••••••••.•.••• 11
A. Existing Land Use .•.•..•••..•.•••••.•••.•.•.••.••••••.••.• 11
1. Building Condition ••••.•••.••••..•••.•.•.•.•••.•••••.• 12
2. Land Ownership •..•••••.•••••.•••.••••••.•..•••••.•..•• 13
3. Existing Utilities ••..••••..•.•.•.••••••••••••.•••••.. 14
4. Environmental Analysis •••••.••••••.•••.•••••.•••••.••• 15
B. Public Improvement Projects •••••••••••••••••••••••••.•..•• 16
1. Little Dry Creek Flood Control •..••••.•••.••••••..•••• 17
2. Pedestrian Mall •.•••••••.•••.•••••••••••.•..•••••••••. 19
3. Broadway Corridor Improvements ••.•••••••••••••.••••••• 20
4. Skerritt Park Redevelopment •.•••••••..••.•••.•••.•.•.• 20
5. Utility Improvements and Relocation ••••••••••••••••••• 21
6. Street and Right-of-way Improvements ..••.••.•••••••••• 22
7. Hampden Avenue/U.S. 285 Improvements ••••.••.•••••••••• 23
8 . Pedestrian Overpasses ..••••••••••••.••••••••••.•••.•.• 23
9. RTD Transit Center ••••••••••••••.••••••••••••••••.•••• 24
C. Private Projects ••••••••••..•••••.•.•••••••••.•.••..•••••. 25
1. Retail •••.••.••••••••.••••.•••••..•.•••.•.•••••••••••• 2 6
2 . Office Development ••••.••.••••••••••••.•• , •.•••••••••• 26
3. Hotel ••••.••.••••.••••••••••••.•••••••••.•••••••.••••• 26
4 . Residential ..•••••••••.••••.••.••.••.•••••.•••.•••••.• 2 7
5 . Other ••••••••••.•••.•••••••••••.•••••••••••••••••••••. 28
6 . Parking ••.•.••••••••••••••.•••••••••••••••••••••••••• ,2 8
o. Site P l anning .••••••••••.••••.••••••••••••••.•••••••.•••.• 3 0
E . Trans p o r tat ion Plann i n g .•••••••••••.•••••••••••••••••.•.•• 36
VI. Implementation .••••••••••.••••.•••.••••••••••••••••••••••• , •• ,. 38
A. Land Acq u isition •.••••••••••••••••••••••••••••••••••••••• , 38
B. Land Dispo ition •••••••.•••••••••••••••••••.•••••.•••••••• 40
C. Developm nt Gu idelines ••••.••.•.•••••••••••.•.••••••••.••• 41
D. Downtown Zone District •••.•••••••.•••••••••••••••••••.•••• 42
E . Ag re m nts b tw e n De v elop r , Ur b n R n wal
Autho r ity a nd Ci t y ••••••••.•••.•••.•.••••••••.•••••••. 43
F . Comme r cial Rehab ilit a tion •••••••••••••••.•••••••••••••••.• 45
G. Publ:lc/P rivat e ltanagement Entity ••.•••••.••.••••••••••.••• 46
H. Fin a n cin g ••.•••••••••••••.•••••••••••.••••••••••••••••••• 47
Ap p nd i x
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INTROD UCTION AND PLANNING PROCESS.
The City of Englewood is an older suburb located 10 miles south of
downtown Denver (Map 1), It was incorporated in 1903, and has de-
veloped as one of the few full-service cities in the metropolitan
region. While Englewood developed as many other suburban communities,
in the late 1960's the selection of Englewood as the site for Cinderella
City Shopping Center dramatically changed the community . A large park
suddenly gave rise to the largest s hopping center in the world, and
Englewood became a major retail center of the Denver metropolitan
region. Th e Center also became the f ocus for retail trade within
Englewood, thus reduc ing the s trength and vitality of the downtown
Broadway shopping area. During the 1970's, Cinderella City ma i ntai ne d
its ab i lity to serve as a regional shopping mall de s p i t e the op e n i ng
of several othe r malls within the trade area. The downtown sec tion of
Englewood neve r did r e cover from the openi ng o f Cinderel la City,
Th e City of Eng lewoo d has remain e d c onc erned about the futur e vital i t y
of i t s downtown f or man y years . Various repor t s have b e en pre pared
for t he City and the Englewood Down t own De velopmen t Aut ho r i t y th at
indicate that there is a potential for economic growth in the down-
town. Thee reports have also indicated that the Broadway corridor
within th downtown is in serious need of revitalization .
The dev lopment of other shopping cent ers in th Denver Metropolitan
Ar ea will place an ev n great r strain on th Cinderella City Shopping
Center, loc ted in downtown Engl wood. In 1977, th vo t ers in do wn -
town Englewood approv d th creation of th Engl wood Down town D v lop-
ment Authority, and authoriz d a five (5) mill levy on th ir prop rty
to assist the Authority ind v loping plans to addr •• t h e apparent
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redevelopment needs. The establishment of this Authority launched
the dr i ve to redevelop qowntown Englewood. An additional incentive
wa s provided by a private developer, Brady Enterprises, who was in-
terested in developing certain vacant parcels in the downtown area.
The developer felt that the most appropriate way to guarantee the
success of a project was to jointly plan it with the public sector
from the beginning. This resulted in a three-party agreement t o pre-
pare a development guide for downtown Englewood. The parties were
the City of Englewood, the Englewood Downtown Development Authority,
and Brady Enterprises. A plan for redevelopment was prepared in 1981,
with the i nvolvement of t he l ocal business co111111unity as well as the
parties to the agreement. The planning process to develop this plan-
development guide during 1981 i s detailed in the adopted Englewood
Downtown Development Plan, and is the basis of this Urban Renewal
Plan. There are numerous referenc es to that Plan, throughout this
do c ument, and it is available to i nterested parties .
The Ci t y of En g lewood f ormed an Ur ban Renewal Author ity i n 197 3 ,
but t he Au t hority was not ac t ive during t he 19 70 's. At the r e que s t
of the Mayor of Englewood, with the concurren ce of th Englewood
Downtown Developm nt Authority, the Urban R newal Authority was r -
activated in the Fall of 1981 to consider th ir role as th financing
vehicle for the public improv m nts in th Plan, In adopting this
Englewood Urban Renewal Plan, the Urban Rene wal Authority has agr d
to ssum this critical role. The oth r entities (City , En 1 wood
Downtown O v lopment Authority, etc.) will hav oth er roles and re-
sponsibiliti • in this ov rall redev lopment effort, which are explain d
els wh r in this report • Th Urban Ren wal Authority, in carryin
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out this Plan, agrees to consult with the Englewood Downtown Develop-
ment Authority, but the responsibility for adoption and amendment o f
the Plan remains with the City Council.
The preparation and adoption of this report by the various Boards
and Co111111issions indicates the general agreement for the direction
to be taken in the downtown. While there are specific elements of
public co111111itment and private co111111itment, it is understood that the
success of thi s effort lies with the partnership approach which has
been evident from the inception of this project.
The approach taken in this Urban Renewal effort is not the traditional
Urban Renewal method . I t i s not the intent of the City of Englewood
or the Englewood Ur ban Renewal Authority to a c quire all of the prop-
ert i es wi thi n t he Urban Renewa l Area. This would not be nec essary be-
c aus e of t he inter est of priva t e proper t y own e r s i n developing t h eir
l an d con sisten t with the Plan. As will be d iscussed i n fu rther de t ail
und er t h e implement ation section of this Plan , i t will be necessa ry
for the City or Urban Re ne wal Authority with the coo peration of the
EDDA to acquire certain properties for the Little Dry Creek flood con-
trol improv ments.
This Plan has b en prepared to comply with th provisions of th
Urban Rn wal L w of th State of Colorado, Part I of Article 25,
of Title 31, CRS 1973 (1977 Replacem nt Volume 12), as amended .
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I I. DESCRIPTION OF REDEVELOPMEN T AREA .
The majority of the Redevelopment Area is commonly known as downtown
Englewood, bounded on the west by South Santa Fe Dr i ve, on the north
by West Floyd and Eastman Avenues, on the east by the South Broadway-
South Lincoln alley, and on the south by U.S. 285. In addition to
this area is the entire right-of-way of Little Dry Creek east to South
Clarkson Street and adjacent land. This area is bounded by the U.S.
285 right-of-way on the north, East Lehigh Avenue on the south, South
Clarkson Street on the east, and South Sherman Street on the west.
In addition, the area north of U. S. 285 along the Little Dry Creek
right-of-way is included. The boundaries pf the Urban Renewal and
Redevelopment Area are delineated on Maps 2 and 3.
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MAP 2
DOWNTOWN REDEVELOPMENT AREA
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URBAN RENEWAL AND REDEVELOPMENT AREA JUSTIFICATION.
The designation of the Urban Renewal and Redevelopment Area in down-
town Englewood is based on several factors. The presence of the Little
Dry Creek flood plain throughout the downtown and the under-utilization
of property are the two primary incentives for improvement and redevelopment.
The Little Dry Creek channel runs directly through the area and its
flood plain comprises over half of the designated area. The flooding
potential of Little Dry Creek discourages future development. In
addition, the presence of deteriorating structures and vacant build-
ings contribute to a negative impression of the downtown area. Due
to blighting c ondit i ons, no significant development has occurred in
recent years. This has created a serious economic liability for
Englewood.
The Englewood Central Business District-Cinderella City retail/com-
mer cial area is currently rated the second ma jor retail activity center
in the Denver M tropolitanArea, and it is th ma j or tax generating
source in Englewood. However, major retail/co rcial dev lopments
ar pl nn din th urrounding co11111Uniti s, uch as the Southw st
Plaza Hall, C nt nnial Race Track r development, and th Littleton
Riverfront Rd v lopm nt proj ct. Th a d velopm nta pose a a rioua
competitive thr at to th En lewood bu in Bl district , and if th
City is to retain 1te comp titiv dg , rd v lopm nt is n ceaaary.
Th bu1in aa dia rJct ast of Cind r lla City ia not aa atron an
economic c nt r aa Cinder lla City. While th r are av ral v ry
aucceaaful buain a I located within th area, th r ar aany buai-
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nesses which are ma rginal and do not contribute to the e c onom ic
stability or vitality of the downtown. At the current time, there
are 18 va cant stores in the downtown port i on of the Redevelo pme nt
Area. Another indi cation of the distress of this area is reflected
in the sales tax receipts. This section of the Broadway commercial
strip is the only area which has experienced a decrease in sales tax
revenues over the past few years.
The under-utilization of property is another indication of the need
for redevelopment in this area. The designated Urban Renewal and Re-
development Area is 176 total acres in size, of which fort y (40 ) a c r es
(o r 23%) are public rights-of-way, and seven (7) acres (or 4%) i s
developable l and i n the downtown area.
The 100-year floo d plain of Li tt le Dr y Creek encompasse s ove r half of
t h Re deve l opmen t Ar ea . In acco rdan ce with the Englewood Fl ood Plain
Or dinan ce a nd Fe deral Reg u lat ion s , flood control i mpr ovem n ts mus t
be ma de b fo r e ce r tain types of develo pment can occur in the downt own
area. Without improv ments to Little Dry Cr eek, the opportunities
for dev lopm nt continu to b aever ly constrai n d.
Anoth r factor which indicates then d for r developm nt ia th con-
dition of xistin building In a recen t surv y of xi1tin buildings
within th downtown, it was at bliahed that 24% of th buildin • are
in poor condition r lativ to conformanc
Cod at ndarda. Thia r pr a nta 28 of th
0 h r inder, 33% ( 9 buildin 1) ar
43% (51 buildinaa) r in ood conditi n.
with City Bu i ldin nd Fir
118 1xi1tin buildings.
in rainal condition nd
ln aany ca a, poor build-
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ings share common walls with good buildings, thereby jeopardizing
a greater number of buildings than the figures may indicate.
The blighted conditions within the district as described above, have
seriously impaired growth of the downtown as evidenced by the lack
of development when compared with the strong market demand which
currently exists. Englewood is currently "built out" with no annex-
able land available, necessitating redevelopment to sustain growth
in housing, services, employment and public facilities.
The absence of development and growth in the downtown district, in-
flating costs of public services and decreasing tax revenues is
creating a serious economic liability for the conmrunity. The re-
newal effort is necessary to reverse this trend.
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OBJECTIVES AND POLICIES OF THE PLAN,
In November , 1981, the Englewood City Council, Planning and Zoning
Conunis sion, and the Englew ood Downtown Development Authority adopted
a s e ries of policies whi ch were the basis of the Downtown Plan.
These policies are also a basis of this Urban Renewal and Redevelop-
111ent Plan, and are listed below.
1. A concentration of high activity uses should be enc ouraged in
the downtown to provide a focal point for the City. Downtown
should b e a l ocat i on f or work, shopping, l iving and playing
wi th aes thet ically p leas ing a r e a s fo r r est and relaxation.
2. To p r ov i de h ousing for wor kers and encoura
resid n t i a l condominium should b provid d it
town Dis tr ict.
3. To preserv and protect t h existin in 1 -f
rahip,
l . r id ntial
nature of the surroun ding ar a from coaaercial ncroac nt,
Floyd and Eastman should b str ngth n d as barriers to furth r
coauner cial xpan aion to th north.
4. Downtown should b maintain d as a regional activity center
with high cone ntrations of retail, office and raid ntial us s.
5, Th downtown ar a should b d v lop d under a coordinated th m,
6. Th arrival point• to the downtown, U.S. 285 and South Broadway,
U.S. 285 and lati, Broadway nd Floyd, should be atr n gth n d
visually to id ntify th area.
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7. Public transit should be strengthened with a transit center
linking the downtown to the regional transit network.
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8. The retail/office area along South Broadway should be linked
with Cinderella City through the development of a mall along
West Girard Avenue.
9. The link between Cinderella City and South Broadway should be
pedestrian-oriented, with retail use at ground level in build-
ings bordering the West Girard Mall.
10. Off-street parking capacities should be increased and should be
enhanced with landscaping.
11. Parking should be provided between development parcels and on
the perimeter of the downtown with acces f rom the internal
str et system.
12. To provide for better vehicular circulation, som intersections
in the downtown ar a should b r aligned,
13, The propos d r dev lopm nt should b link d to surrounding
n ighborhood with saf pd strian connections.
14. Existing utiliti sand n w utility service should b plsc d
und rground,
15. 1o aaintain th 1cale of n w d velopa nt co patibl with th
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scale of existing buildings, high rise development should be
located off the mall and Broadway corridor. The building height
should be compatible with the height of existing buildings.
16. Usable open space should be created in the downtown.
17. To create an open opace climate, Little Dry Creek should become
a focal point with a variety of uses developed along its banks.
18. The image and character of the redevelopment should be aesthetically
pleasing to attract people.
19. Alternative energy sources (solar, etc.) should be used where
possible.
20. Existing ordinances whi ch guide development should be reformulated
to create a downtown zoning district and to set standards for th
redevelopm nt.
21. To insure an dequ t e 1 v 1 of publics rvic s including polic
and fir protection and aaintainin public ar as.
22. New ways to financ th rd v lopm nt hould b detennin d and
initiat d.
23. A aark tin& pack
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should b d v lop d to promote the red velop-
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V. DEVELOPMENT PLAN.
A. Existing Land Use.
The Redevelopment Area contains 176 acres, of which 62 % is
private and 38% is public land use. The boundaries for the
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Plan have been extended to include the upstream improvements to
Little Dry Creek. Therefore, existing land use has increased
to include the property south of U.S. 285 to the Englewoo d
High School with South Clarkson Street bordering on the east.
The public and private improvements outlined in the Plan refer
primarily to the downtown area. Improvements proposed for the
area south of U.S. 285 include channel improvements to Little
Dry Creek and a detention pond on the Englewood High School
athletic field. No other improvements to the area are proposed,
but private development is encouraged.
Th downtown area contain 120 a c res, of whi ch 76%, representing
92 acr s a r e c urrently d veloped. There ares v n (7) a cr a of
prop rty wh ich are v c nt, a nd 16 acr s ar bin us d for at-
grad parking. Cind rella City provid a an additional 37 acr a
for parking. A total o 22 ere, ar public ltr ti, all ya
or ri ht-of-way (or Littl Dry Cr k. Th majority of dev lop d
prop rty 11 bein utili& d a r tail or office. Th rear
currently 26 individu 1 r tail u a r pr ntin 1,682,760
roaa 1qu ra f tin th r a, nd 490,645 1ro11 aquar f et of
Th r ar 5 raid ntial unitl loc t d along South offi IP
8 nn II.
nd
tr t, W It , and U.S. 2 5, with v ral
ry raid ntial u it tn th 00 blo o uth
Br dway. To th w at or Str is Cln r lla
Ct y, l ah pin c r.
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The mo s t apparent characteristic of the downtown is the amount of
vacant and under-utilized property. The downtown plan further de-
tails existing land use in this area.
Existing land use east of the South Broadway/South Lin co ln alley
consists of a mixture of residential, retail and office uses. The
area contains 56 acres, representing 63% of public uses and 37% of
private land use. The Dry Creek Shopping Center adds an additional
29,5 50 square feet of retail space in the Redevelopment Area.
The ma j ority of proposed improvements in the Redevelopment Area
occur in downtown Englewood. For this reason, the following land
use breakdown and analysis refers to the downtown area and does not
includ the area e ast of the Broadway /Lincoln alley.
1. Buildin Condition.
Th buildings in the downtown ar a vary fro on and two-
1tory brick 1tructur I tot n-tory offic tower,. Aa part
o( th pr par ion o{ th downtown plan, vi1ual 1urvey of
th xiatin 1tructur I tn th downtown wa1 conduct d by th
Building nd Fir part nta. While thi1 aurv y did not
include th buildin I in th Ar a,
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it did cover the major downtown area. There were 118 build-
ings identified, and 28 were judged to be in poor condition,
39 classified as marginal, and 51 buildings were found to be
in good condition. This was a visual survey from the street
and does not represent a building-by-building analysis of
quality. It does give some indication of the general need
for rehabilitation of the downtown. The age of the buildings,
especially those along South Broadway, is mostly responsible
for the rather poor condition. Most of the structures were
built i n the 1920's, and because o f the non-resident owner-
ship pattern, the degree of maintenance has been limited in
many cases. A map indicating the c ondition of buildings in
the downtown is found in the Downtown Plan.
Two high-rise buildings existing i n the downtown were built
in the mid-to lat e 1960's , and are i n v ry goo d c ond i t i on.
2. Land Ownership .
Ther ar 158 business o wn rs within th downtown Red velop-
nt Area not including Cinderella City. Of that total, 8 %
are abs nte owners of property which ks r vitalization f-
forts mor difficult. The siz of t h p r op r ties vary gr atly,
but th r are a f w lar g pare la whi ch a r sin gu lar ly own d.
Th larg r prop r ty own r i nclude First ationa l Ban k , First
Int ratat Bank, ICRA VCO-Equitabl Lif , Niels n Inv at n Co~pan y ,
City of Engl wood , J ansco Enterpris a , a nd En 1 w od Plaza ,
Ltd. On of th assu ptiona o this plan ia tha on or aor de-
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velopers will begin to assemble properties for redevelopment
according to the Plan. This is, in fact, already occurring
with one developer, and it is considered the key to the suc-
cess of this effort.
3. Existing Uti lities.
The existing utility system serving the Urban Renewal Ar ea is
generally adequate to serve the projected development with
certain improvements. The changes that are necessary are
due to required relocation of utility lines and some capacity
increases to water, sewer and storm sewer systems. The
existing utility system involves overhead electric and tele-
phone lines which are aesthetically unpleasant. The Urban
Renewal Authority would s trongly recommend that all utilit ies ,
inc luding po we r and t eleph one, be placed underground.
Wi thin the past six months, th Ci t y has installed a 15 inch
s w r line long West Floyd Av nu e , and a 12 inch s w r lin
along South Aco a Str t. Th sewer interc ptor lines in
Wat Floyd Av nu nd South Bannock St r et are larg nough
to carry an incr aa d population den sity of 60,000. Th
n twork of w ter mains haa b en atr n thened with larg r
ina in South Lincoln Str t to support th propoa d d -
v lopm nt.
within th
Th ae improv nta will aaaiat th d velopm nt
Rd velop nt Ar a by providina additional capacity
to the utility 1y1t a.
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4. Environmental Analy sis.
The major environmental constraint in the Redevelopment Area
is the presence of the 100-year flood plain through most of
the downtown. A major public investment will be made to con-
fine the 100-year storm to the Little Dry Creek channel.
Without this improvement, the downtown area of Englewood will
continue to be potentially exposed to flooding and any n ew
st ru ctures would have to be constructed in conformance with
the City of Englewood flood plain regulations. These regula-
tions do not prohibit development, but the physical standards
that need to be met ce rtainly inhibit development. The pro-
posed development plan could not be built out within the
limits of the present flood plain regulations because of
the elevation of the fi rst floor of the proposed building .
There do not appear to be any unusual problems due to soils
that would affect construction in the area. Th depth and
type of construction will be limited by the water table.
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B. Public Improvement Projects.
The Redevelopment Plan will be accomplished through both public
and private investments. The cost of the entire project is es-
timated at $234 million, of which $2 9 million is estimated for
public improvements, and $171 million for private development.
It is also anticipated that approximately $38 million for public
and private improvements for parking structures are required.
In order to attract private investment to the Urban Renewal
Area, certain public capital improvements are required (Hap
4). The cost estimates for the public improvements are pre-
liminary figures and until more design work is accomplished,
these figures cannot be finalized. These figures in their pre-
liminary state include the estimated construction cost and a
15% f e for design and engineering, and an additional 15% as a
contingency. The outlin of public improvements also includes
the maximum amount of improv ments pro po sed in the Redevelopment
Ar a. Ther are obvious r elation ship s b tw en certain public
proj cts that would necessitat clos coordination over the
timin of th projects . Many d ci1iona aff cting all of th
proj ct, Ult b mad s part of th Littl Dry Cr Ir. improv -
nt• sine th Little Dry Cr k flood control proj ct will set
th ton for the des ign of th ntir r dev lopment ffort.
For in1tanc . it is only 1 n aible to h ndle relocation of
utilitiea fr0111 W s t Girard Av nu •• part of th aall proj ct .
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As each improvement is discussed, its importance to the area
will be evident. The timetable for improvements is discussed
in the phasing section of this report.
Summary of Public Improvement Projects.
Project Type Estimated Cost
1. Little Dry Creek Flood Control $14,000,000.
2. Mall (Girard) $ 6,825,000.
3. Broadway Corridor Improvements $ 865,000.
4. Skerritt Park Redevelopment $ 1,605,000.
S . Utilities Improvement & Relocation $ 2,170,000.
6. Street and Right-of-way Improvements $ 2,730,000.
7. Hampden/U.S. 285 Improvement
8. Pedestrian Overpasses
Total
1. Li t t l Dr Cr e ek Flood Control.
$ 48,000.
$ 624 1 000.
$28,867,000.
The gre ates t pub lic investm nt in the plan is th i mpr ov -
ment to Little Dry Cre k , which is r eq u i r ed to contain a
100-year flood within th chann 1. A part of th 1mprove-
m nt, ad t ntion pond will b loca t don th En 1 wood Hi h
School athl tic field. Thie ia a pr cautionary aeaeure to
r due th ount of wat r fl win through the downt ar a
in th
i n clud
ev nt of a 100-y ar flood.
wid nin the ntran to th
Additional iaprove nta
Ci n d rella City box
conduit , r plactn1 or rebuildin th br i dges et W at K pd n
Av nu , South h raan Str t , outh Br oadw ay, n d U. 285,
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and widening and improving the channel from Clarkson to th e
Cinderella City conduit.
The entire Redevelopment Area will benefit from the improve-
ments to Little Dry Creek. The proposed detention pond and
the increased capacity of the channel will eliminate the
flooding potential of Little Dry Creek. By containing the
flood waters within the banks of Little Dry Creek, it in-
creases the amount of land which can be built upon without
restriction, thus increasing the development potential and
land value in the area. The total improvements to Little
Dry Creek are estimated to be completed in two years.
The design guidelines for Little Dry Creek emphasize an
aesthetically pleasing open space area. The proposed im-
provements include landscaping along the channel, bicycle
paths, and a p destrian walkway separating the Creek and
the retail uses constructed adjacent to the Creek in the
downtown section.
The City of Engl wood and th Urban Draina and Flood
Control District hav alloc t d a total of $4 ,411 ,954 for
Littl Dry Cr k improv m nta. Of this amount, th City
haa d ai nated in th Public Improv m nt Fund a total of
$3,736 ,9 54 for th p riod b twe n 1982 to 1985, and Urban
Drain and Flood Control Diatrict haa allocat d $675 ,000.
Addition 1 fundin aourc I ar r quir d to cov r th n ir
coat o th proj ct, 1ti .. t d at $14,000,000 •
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The cost of the project cannot be reduced by do i ng only a
portion of the proj ect since the downtown mu s t be removed
from the 100-year flood plain, and all upstream i mprovements
are necessary.
2. Pedestrian Mall.
A pedestrian/open space system will be designed along West
Girard Avenue between South Broadway and South Elati Street,
and along the Little Dry Creek c hannel between West Hampden
Avenue and Wes t Girard Avenue. One o b j e c tive of this i s t o
have a pedestrian link between the downtown business dis -
tri c t on South Broadway and Cinderella City. It also p r o -
vides a very attractive open space co rridor through the
downtown and addresses the goal o f the need for beautif i ca-
t i on. All of the north/south c r oss s treets along the mall,
e x c luding South Ac oma Street, wi ll remain open to vehic ular
traff i c . So uth Aco ma Stree t between We st Gi rard Avenue and
W s t Hampden Av nu will b c l os d to v e h icular traf f i c ,
but will remain open as a service road to p r ovid access to
th ar
A s cond p destri n mall is pl nn d border in the Littl
Dry Cr k ch nn 1 b t W n South Aco11& Str t and Sou t h
8 nnock Str t. At th int re ction of th t wo ulle , a
town equar pl za ii propoe d. 'l\lo additt al plaza, ar
pl nn d l n th CJrard Hall pr vidina pd etrtan ori nt d
ivi i a. Th ,ti• t d p oje t co, ii 6, 25 ,000.
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3, Br oadway Corridor Improvement s .
Broadway serves as an important entrance into the projec t,
and as s uch, i s c arefully cons idered i n the rede velo pme nt
plans. Public improvements to the South Br o adwa y corrido r
are estimated at $865,000. The proposed improvements in-
clude street lighting, paving, signage, landscaping, and
street furniture. A downtown theme will unify the area
and provide guidelines for both public and private pro-
jects. In order to create a pleasing area, lands c ap i ng
will be used to a c t as a barrie r betwe en veh i cular snd
pedestri an traf f ic . By creating a c ommon theme wi th
plantings , paving, signage, l ight i ng and s treet f urn i ture ,
a pleas ant atmosphere would b e d e velope d.
4. Skerritt Park Re d evelopment .
Skerritt Park provi de s the l arges t open s pa ce are a i n down-
town Englewood. Of the th r ee ma jor en t r ances i nto t h a r ea ,
this arrival point at U.S. 285 a n d So uth Broadw ay is t he
most impressive . Th combination of the landscaped inter-
ction with th open ar a er ates n impr ssion of a
h althy, attractive downtown area. Sk rritt Park ia an
important asset to Engl wood by offering a plac of quit
respit from th int n comm rcial corridors of South
Broadw y nd West H mpd n Av nu • Apropos d improv nt
to Sk rritt Park ia th con1truction of a lak b op nin
up th Littl Dr Cr k ch nn l. Additional iaprov ntl
includ play quip nt, b nch 1, li hting, and 1 ndac pin
Th • tim t d co t o public 1 rov ntl la 1,60~.ooo.
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This figure is highly dependent upon the design of Little
Dry Creek improvements. In the event the design of Little
Dry Creek can accommodate a small lake, the expense of
creating the lake may be included in the Little Dry Creek
project.
5. Utility Improvements and Relocation.
Utility improvements and relocation are estimated at
$2,170,000. Redevelopment in the area will increase the
demand on the present utility system. While the capacity
of the existing utility system is adequate, there must be
some increase in c apacity to provide for the additional
demand on the water, sewer and storm sewer systems.
Utilities along We s t Girard Avenue and Little Dry Creek
will be relocated to assist in the development and main-
tenance of the malls. The following is a breakdown of
propose d i mprovement s to the ut i l i ty s ystem:
The sanitary sewer system r quires the mo st e xte n siv e
improv m nts , estimat d $1,133,000.
New water line, estimat d $481 ,000.
New drainage sy tem, estimat d $249,000.
Gassy t m, estimated $18 ,000.
Removal of overh ad electrical lin sand telephone
lin s, stimat ed $171,000 n d $77 ,000 .
Th total cost of $2 ,170 ,000 is assumed to b requir d for
th build out of th proJ ct.
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6. Street and Right-of-way Improvements.
Street and right-of-way improvements are estimated at
$2,730,000. Due to the projected increase in traffic
volume in the area, street and right-of-way improvements
will be necessary. To carry the additional traffic volume,
the expansion of existing street right-of-ways is required.
Proposed right-of-way improvements include the widening
of South Elati Street, South Cherokee Street, and South
Bannock Street between U.S. 285 and West Floyd Avenue,
and South Acoma Street north of West Girard Avenue to
seventy feet. These right-of-ways currently range from
thirty-three feet to forty-eight feet. The South Acoma
right-of-way south of West Girard Avenue will be reduced
to fifty feet and used as a service road. Additional im-
provements to the street system include repaving, land-
scaping, signalization modifications, restriction of park-
ing, and widening to provide separate turn lanes tinter-
sections. Th plan also calls for th extension of Hampden
Place east to West Hampden Avenu. This improvem nt is r -
quired to provide for ast/west a ce•• through the d v lop-
ment. Th downtown plan and previou atudies hav point d
out th need for the r alignment of Floyd Avenu at th
Bro dwa y intersec tion. At the pres nt tim , traffic movin
aat on Flo d Av nu at Broadway is fore d to make a left-
h nd turn at a li ht, and th nan i111111ediate right-hand turn
a nother light to continu on Flo d Av n ue. Thia jog in
th rod c reate• aerioua traffic probl • which muat b
r olv d to aupport th increaa d traffic reaultina fro
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the downtown development. The cost of this realignment
is included in the overall street and right-of-way improve -
ment budget item.
7. Hampden Avenue/U. s. 285 Improvements.
Public improvements to U.S. 285 are minimal. The plan in-
cludes street tree planting, landscaping, and removal of
curb cuts. The proposed realignment of West Hampden Avenue
will relocate the intersection at South Bannock Street
farther north. This will improve the design at the inter-
section of South Banno c k Street and U.S. 285 and alleviate
the congestion which c urrently exists. Estimated public
improvements are $48,000. These improvements are proposed
to extend from Broadway to South Santa Fe Drive.
8 . Ped es trian Ov e rpasses.
On of the ob ject ives of th pr oject is to prov ide safe
pedest r ian connections throughout th a r a. This will b
accomplished by three ov rh ad walkways. To provid safe
pd strian ace ss from th south, t ov rpasses will b
located over U.S. 285 at South Bannock Str t and South
Elati Str et. Another overpass will be at West Girard
Av nu nd South Bro dway to provid s fe access from th
ast to th R dev lopm nt Ar a. This is ap ci lly i m-
portant b caus within on block of South Broadway , th r
ar two hi h-riae housing projects for th eld rly. Th
stiaat d cost of th thr ov rpass sis $624 ,000 •
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9. RTD Transit Center.
For several years, the City and Regional Transportation
District have been discussing the need for a transit center
in downtown Englewood. At the present time, there are
many buses serving the downtown area , but the buses stop
in various spots, and there is no centralized location
for all bus loading. Since the Englewood downtown area
and Cinderella City are c ons i dered a regional activity
center by the Denver Regional Co uncil of Governments, it
was logical to consider this a rea for a transit center.
The concept of transit centers has changed over the years
from somewhat elaborate physical bus depot stations to an
attractive driv -through facility for bus loading and un-
loading. It is proposed i n the Redevelopment Plan that
th Cit y incorporate a transit cente r i nto the design o f
th building to be located on the City owned parking lot
between South Acoma Street , South Bannock Street , We st
Gi rard Av nu nd Wat Floyd Avenu. R.egardl ss of
wh ther thi sit hous s a City Hall or a privat office
building, th tran it c nter should b in orporat d into
th d sign. Th Urban Rn wal Authority r c nds that
thi be a aand tory component of that building. Th
cot of th facility is unknown at thia tim, but RTD
d s hav funds available for this purpos in Engl wood.
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C. Private Projects.
The public improvements are proposed with the understanding
that private development will occur simultaneously. The pri-
vate development proposed is consistent with the adopted Down-
town Plan for Englewood. Since the City and Urban Renewal
Authority do not have control over most of the land within the
Urban Renewal Area, the proposed private development description
shall serve as a guide for the redevelopment of the privately
owned parcels of property. Redevelopment of private sites with-
in the Urban Renewal Area shall be consistent with the Redevelop-
ment Plan. The private development is needed to finance a large
portion of the public improvements through property and sales
tax generation. The private development will include all types
of uses. The mixed use concept is considered the basis of the
success of the overall redevelopment. The private projects are
describ d below with their estimated construction value.
Summ ry of Priv~te Development.
Type Gross Squar Estiaat d Valu •
Foots
Off1 529,800 $ 60,612,240.
R tall 346,800 $ 33,811,180.
R id nti l 498,800 $ 45,382,610.
Hot l 200,000 $15 ,600,000.
.Q!h..£ 165 1 000 ~ l'1,Qti2 ,lWl,
Tot 1 1,740,400 $171,496 ,000.
• In lud a con1truction COi t, d Ii n in rin and contin ncy.
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1. Retail.
The retail development will be concentrated along the Girard
Mall and the Little Dry Creek Mall area. As the illustrative
plan indicates, (Map 5 ), the retail space would occupy
the first floor of the mall development, and would provide
the much needed link between the retail uses on South Broadway
to the Cinderella Ci ty Shopping Center . The projected net
leasable square footage of r etail uses is 231,200, valued
at $17,338,700. The total gross square footage of retail
space is 346,800 square feet, valued at $26,008,600 . While
there are no new builnings to be developed along South
Broadway, there will be an organized effort to have the
existing retail uses rehabilitated through improved facades
and signage.
2. Office Dev elopment.
Th market study prepared by Browne, Bor tz & Coddington for
th downtown plan i nd icat th strong demand for offic
space that will be created by ov rall red velo pment. Th re
is curr ntly 490,645 gross square f et of office spac in th
downtown ar a. Th redev lopm nt will incr a by 3 , 00
quar fe t of net le sabl office space. Two office t r1
ar propos d for th prop rty south of the Girard Kall.
Additional offic pace will b locat don th cond end
third 1 v ls of th buildin s lon th Kall.
). !!2.Ll·
A hot 1/conv ntion cent r fa ility la propo d • en int ral
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MAP 5
ENGLEWOOD DOWNTOWN REDEVELOPMENT
I f l3 o
I r-~ 0
' >~ \ I
\.Jl.
it
( ,.,
uO
r,O
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:ii~ lili~IJ-.ilia"w ~ ~
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part of the redevelopment of the Urban Renewal Area. Ac-
cording to the marketing report for the downtown plan, a
hotel complex could serve the southwest metro area of Denv e r.
The most de s irable site for such a facility is d i rectly
north of Skerritt Park. This site is the major entrance in-
to the projec t area and a large structure on thi s site is
highly de s irable from a market perspective. The improvement s
to Little Dry Creek and Skerritt Park will complem nt the
hotel complex, which would consist of 250 rooms with a net
leasable square footage of 133,000 square feet. The construc-
tion value of this development would be $12,000,000.
4. Residential.
A basis of the mixed use c onc ept is that vari ou s land uses
complement on e anoth r. Re sident i al development plays a
r at r ol i f thi s r e lationship is to be successful. The
propos d pr ivate d v lopment i n c lud s a t o t al of 498,8 00
g ros qu r fe t of s uch u s re presentin a pp r oxi mat e l y 400
living unit Th 11 r a would include a po r tion of the
r aid ntial units on th upper floor of th retail d V lop-
nt. Th e would b located dj ac nt to th Girard Mall
and Littl Dry Cr k. Th r will also b hi h-ria condo-
miniu tow rs on th block north of the Girard 11 at South
t. 811 w 11 aa aouth of th Girard Hall at
s uth t. Whil r lid n tial dev elop nt in a down-
t wn tttn 1a a n w concep :in th D nv r r atonal ar a ,
it t tat din downt D nv r and to b • uc-
ful v nture. Th raid ntial condo ini ar n t
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proposed for phase one in an effort to test the market
with the residential development along the Mall. The
construction value of ~he residential development is es-
timated at $34,909,700.
5. Other.
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This category of development includes restaurants, lounges
and other entertainment facilities that would be incorporated
into the Redevelopment Area. There is a noticeable lack of
quality restaurants in the downtown, A total of 165,000
gross square feet of "other uses" have been included in
the plan representing $12,376,900 in construction value.
6. Parking.
In order for the entir r development project to be con-
structed and function as a workable development, adequate
parking is required. Th possibility of c reating a parking
district is bing considered. For purpo es of this report,
the total number of spaces and estimate of cost is presented
with the s umption that th coats will b both a public
nd privat responsibility.
A total of 1 ,953,000 squar f t of structured parking is
includ din th Downtown Plan nd th Urban Ren wal Ar a,
r pr a ntin 6,510 apac a at a coat of $38,000,000. This
includ a the construction of n w parking aa w 11 aa th r -
buildina of xiating apac a. Parkin& will b provid don
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level below grade in most locations in the downtown area.
Parking will be supplied based on the following require-
ment•, or as required by the Comprehensive Zoning Ordinance:
Use Space Requirements
Retail 4 cars/1,000 sq. ft .
Office 2 cars/1 ,000 sq. ft.
Hotel 2 cars/1,000 sq. ft.
Residential 2 cars/unit
Other 4 cars/1,000 sq. ft.
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net
net
gross
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D. Site Planning.
The Redevelopment Plan conforms to the guidelines established
in the Downtown Plan and the Englewood Comprehensive Plan. It
has gone a step further by designating specific types of develop-
ment which are most appropriate on specific sites. It is recog-
nized that a certain amount of flexibility is required in order
for private development to occur. Since the City will not control
all of the property in the project area, the actual building de-
sign and siting ma y vary from the designated plan.
Targeted areas f or development have been divided into four de-
velopment phases. The beginning of each phase has been scheduled
at two year intervals, extending over an eight year time frame.
The attached chart outlines the estimated construction value
and date of completion for each phase. The following site specific
description of each phase is to be used for illustrative purposes
and to show the development potential in the area. Design guide-
lines have been established to direct the development in the
Redev lopm nt Area. The attached map identifies the major de-
v lop nt parcels, (Hap 6).
Pha I.
Th first phase of d v lopment includ s Parcels D, F and H.
A private d velop r curr ntly holds n option on the prop rty
in Pare 1 D and is interest din d veloping the site in ac-
c ordance with th Redevelop.ant Plan. The dev lop r propoa a
to build a thr -story atructur along both the north and aouth
aid I of th aall, a high-riae offic tow r, and a parking
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MAP 6
PRIVATE DEVELOPMENT PARCELS
FLOYD I
~ I
A
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C 0
E
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LEGEND
f:-:-:101 Al'ID, HAMl'DEN REALIGNMENTS
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s tructure south of the mall. In compliance with the design
guidelines for the pedestrian mall, a mixed use development
is planned with retail space on the mall level and office or
residential uses on the upper levels. A high-rise office
tower is planned which will be located beyond the minimum
setback distance required by zoning law. To provide off-
street parking for the redevelopment area, a parking structure
will be located on the periphery of the parcel.
Development of the first phase also includes Parcel H. The
property is at a prime location, since it is situated at the
entrance to downtown Englewood and is adjacent to Skerritt
Park. A hotel-convention center is proposed for this site.
It is necessary for Englewood to attract a strong activity-
generating entity s uch a s a hotel-convention center to c reate
an economically viable downtown area.
Th d velopment of Parcel F w1ll occur as a result of th im-
provem nts to Little Dry Creek. It 1a anticipated that the
City or Urb n Rn wal Authority will g in control of this
prop rty for th purpos of dev loping the flood control im-
prov nts. Th re will be portions of xi ting parcels th t
will not b r quir d for the Littl Dry Cr k proj ct , and will,
th r for , b avallabl for privat rd v lopm nt. Thia will
includ similar d v lopm nt aa will occur along Girard 11,
1 •• , thr -atory atyl building with retail, o fice and r ai-
d nt1al ua a. Th rear four buildin propo d within Bloc
F, r pr• ntin a total of 109,200 aroaa aquar t. Th
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uses are preliminary and are subject t o market demand, but
the estimate is for 13,800 square feet of retail, 71,500 square
feet of residential, and 23,900 s quare feet of other.
The existing land use in Phase I includes 12,700 square feet
of office space and 68,890 square feet of retail space. The
proposed development will increase the amount of retail space
to 32,500 square feet, and the amount of office space to
208 ,900 square feet. The total development including all
types will be 566,500 square feet. In addition to the pri-
vate improvements, the major public improvement to be con-
s truc ted in Phase I is Little Dry Creek flood control. The
construction of these i mprovements will occur simultaneously
with private development.
Phase II.
Th second phas of dev lopment i con tained in Parcel E.
Th proposal is to d v lop Pha e II in a mirror imag of
Phas I across South Cherokee Street to the east . This
would include mix d us d velopm nt along th m 11, an of-
fice tow r, and atructur d parking on the p riphery of th
d v lop nt. With thi phas compl ted, th developm nt
alon th 11 will b ov r half complet d.
xiatin l nd u within th pare 1 conaiata of 5,3 0 aqu re
quar f t of office apac , nd t 0 rt il apace, 23,850
2, 0 square
vill incr •
t of r 1id n ial apac
th t tal quar foota
•
Th rd v lop nt
by 171, 00 aquar
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feet. The public improvements to be financed during the phase
include the major utility relocations, the first phases of
the Girard Mall, and improvements to South Broadway.
Phase III.
Phase III contains the Parcels Band G. Parcel Bis currently
a parking lot owned by the City of Englewood and leased to a
shopping area owner for short-term parking. The proposed de-
velopment on this parcel includes an RTD Transit Center,~
parking structure, and an office tower. The transit center
would provide an important amenity to the downtown area since
it will be centrally located, and would encourage shoppers
and employees in the area to utilize the transit system. The
transit center would provide a central connecting , loading
and unloading point for the various buses which serve the
area. Adjacent to the transit center, a parking structure
would be planned whi c h could provide a Park and Ride servic
for RTD passengers along with off-street parking for th
area. Th office tower on the site would face a major plaza
along th mall.
1il third phas of dev lopm nt also includ • a residential
tow r on Pare l C. Thia tower will m t th minimum a tback
aa r quir d by zonin l w.
1 ting land u in Pha III conaiata of S,6 0 aquar f t
o r tail apac . Th br akdown into typ a of d v lopaent pro-
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posed is 34,400 square feet of retail space, 170,200 square
feet of office space, and 109,400 square feet of residential
space.
The public improvements proposed within the phase include
the required street and right-of-way improvements and the
remainder of the mall.
Phase IV.
Phase IV of the development proposal occurs on Parcels A
and C. Ex i sting land use in Parcel A is the King Sooper
shopping complex, which is part of Cinderella City. The
proposed realignment of West Girard Avenue will create a
narrow strip of developable land between King Soopers and
the mall. Development of the strip of land will actually
occur in Phase I and will be consistent with the development
guidelines for the mall. Additional redevelopment of Parcel
A includ s a residential tow r setb ack the required distance
off of the mall, and a parking structure on th periphery.
Addition 1 renovation of th existing structures will certainly
b encour g d.
Existing 1 nd use in Pre 1 C includes the Engl wood City Hall
nd parking lot. Du to th r alignment of Wat Girard Avenue,
th parkina lot for th City Hall will b converted into th
ri ht-of-way for th mall. Th r for , oth r parkin
for City Hall will n d to b d v lop d •
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Existing land use in Phase IV contains 83,300 square feet
of retail space. The proposed development will increase the
land use by 688,600 square feet . This last phase will in-
clude the Hampden/U.S. 285 improvements and miscellaneous
open space improvements, such as to Skerritt Park •
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REDEVELOPMEl':II PLAN PHASING
1984 Cons tru ction Com Elete
Type Gross Square Gross Net Leasable Leasable
Footage Construction Square Foot-Construction
Value age Value*
Phase I :
(Blocks D, Retail 32,500 $ 2,436,400. 21,600 $ 1,622 ,300.
F & H) Office 208,900 $18,383,200 . 157 ,100
Residential 71,500 $ 5,002,200. 47,600
Other 53,600 $ 4,021,900 . 35,800 $ 2,681,300 .
Hotel(250 200,000 $12,000,000 . 133,000
rooms)
Total: 566,500 $41,843,700 . 395,100 $ 4,303,600 .
1985 Construction ComElete
Phase II :
(Block E) Retail 55,900 1 4,192,500. 37,300 $ 2,795,300.
Office 69,200 6,089,600. 52,000
Residential 28,000 ~ l, 960,000 . 18 ,700
Other 18,200 1,365.000. 12,100 $ 907,500 .
Total: 171,300 $13,607,100 . 120,100 $ 3,702,800 .
1987 Construction ComElete
Phase III :
(Blocks B Retail 34,400 i 2,579,700 . 22,900 $ l , 719,800 .
& G) Office 170. 200 14,980,000 . 128,000
Residential 109,400 $ 7,654,500. 72,900
Total: 314,000 $25,214,200 223,800 $ 1,719,800 .
1989 Construction ComElete
Phase IV ,
(Blocks A Retail 224,000 $16,800,000 . 149,400 $11,201, ,oo .
& C) Office 81,500 $ 7,172,000 . 61 ,300
Residential 289,900 $20,293,000. 193 ,300
Other 93,200 $ 6 1 990 1 ?00. 62,200 $ 4,661,300.
Total 6 8, 00 $51,255,000 . 466,200 $15,862,600 .
TOTAL ALL PHASES
Retail 3 6 ,800 $ 26,00 ,600. 231,200 $17,338 ,700.
Office 529,800 ~ 46,624,800 . 398,400
Residential 498,800 34,909,700 . 332,500
Ochar 165,000 $ 12,376,900. 110,100 $ 8,250,100 .
Hotel (250 200,000 $ 12,000.000 . 133,000
roo1111) • Total , 1,740,400 $131,920,000 . 1,205,200 $25,588, 00. I 30't 39,576,000 . 30'%. 7,676,640. • •
$171,496,000 $33,265,440
tail nd "0th r" uHI tnclud d for aalu ax n ra lon calculation .
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E. Transportation Planning.
Modifications to the existing street system are necessary to
accommodate the additional 20,000 trips which will be generated
in the downtown area. The following modifications are proposed
to handle the increase in traffic volume:
The closing of West Girard Avenue between South Broadway and
South Elati Street to vehicular traffic and converting the
right-of-way to a pedestrian mall. This eliminates an east/west
internal circulation route and inc reases the traffic volume on
West Floyd Avenue and West Hampden Avenue.
The West Floyd Avenue/South Broadway intersection is the sixth
most dangerous intersection in Englewood, and realignment of
this intersection is necessary to accommodate the increased
traffic flow. This must occur during the redevelopment proc ess
if proper east/w st acces is to occur.
Primary aces to th project area is on Sou th Cherokee Street,
South Elati Str t nd W st H mpd n Av nue. A projected traffic
incr a will run 4,200 -4,600 v hicl s pr day. To accommodate
th dditional tr ffic on W st H mpd n Avenue, realignment and
xt n ion is n cess ry. Curr ntly, W t Hampden Av nue dos not
run continuously through th r Th pl n is to ext nd W st
Hsmpd n Av nu nd conn ct with Hampd n Place at South Ch
Str t. Thil r align nt would r locat th W st H mpd n Av nu
South Bannock Str tint r c tion farth r north , and provid ad-
dition 1 int rnal circulation within th ar a .
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The closure of South Acoma Street between West Gi rard Avenue
and West Hampden Avenue is planned since the existing traffic
flow is minimal. It will remain open as a service road for the
businesses located on either side of South Acoma Street and for
buses traveling to the transit center.
Conversion of South Bannock Street from a one-way to a two-way
street is proposed, and thus provide another entrance to the
project area and an added internal circulation route.
Regional north/south access to the Redevelopment Area is pro-
vided on South Santa Fe Drive. Planned improvements to the
Santa Fe corridor will decrease the traffic volume on South
Broadway. The proposed light rail system along South Santa Fe
Drive will also reduce vehicular traffic. East/west access to
the rea is presently provided by U.S. 285, but it is anticipated
that the proposed C-470 in th southwest m tro area will relieve
some of the traffic pre aur son U.S. 285.
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VI. IMPLEMENTATION.
A. Land Acquisition.
The City of Englewood, the Englewood Urban Renewal Authority, and
the EDDA, propose that to the greatest extent possible, the pri-
vate sector purchase the properties that are required for the imple-
mentation of th is plan. There are occasions when the City or Urban
Renewal Authority will be required to acquire title to privately
owned property, with the assistance and cooperation of EDDA. The
most apparent example involves the improvement of the Little Dry
Creek channel. In order to develop the channel in a manner that
will allow the 100-year storm waters to remain within the banks of
the channel, it will be necessary to acquire property along the
exiting channel. A wider channel is required throughout the Urban
Renewal Area. In the event the City or Ur ban Renewal Authority is
unable to acquire th private property at established fair market
value, the City or Urban Renewal Authority may exercia the right
of in nt domain. The property would only be acquir d if requir d
for th i111pl ntation of the Redevelopm nt Plan. All dev lopment
that occurr don th prop rty would be consi tent with th Red velop-
nt Plan. Thia procedur will only b u d as a last resort, aft r
conaultation with th EDDA , wh n n gotiations with th prop rty own r
fail. Th prop rtiea to b acquir d for Littl Dry Cr k improve-
nta will b formally d aignat d and id ntified by th City Council
and th Urb n Rn wal Authority. Soth the City Council and Urban
Rn wal Authority will stat that th prop rti a are required to
t th obj ctives and provisions of this adopt d Urban Rn wal
Pl
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Acquisition of property will also be necessary in order to
develop the required widths of various public streets in the
Urban Renewal Area as well as the Girard Avenue Mall. The
western portion of Girard Avenue will be realigned to provide
a continuous straight mall.
The services of the EDDA will also be used to facilitate the
private acquisition of other properties that are required for
successful redevelopment consistent with the Plan.
An y other acquisition by the Englewood Urban Renewal Authority
or the City of Englewood shall be consistent with the Urban
Renewal Plan. No property shall be acquired by eminent domain
without the approval of the Englewood City Council acting by
resolution •
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-40-
B. Land Disposition.
Except for land disposed of to the City of Englewood for develop-
ment of public improvements or facilities, the Englewood Urban
Renewal Authority shall, in all agreements, deeds, leases, and
other instruments from or between the Englewood Urban Renewal
Authority and to or with a developer, impose covenants running
with the land for a period of thirty years from the date of the
Deed. These covenants shall require purchasers of land in the
Redevelopment Area to:
l, Agree to develop and use the property in accordance with the
provisions of the Redevelopment Plan.
2. Agree to begin and complete the improvements within a
period of time determined by the Englewood Urban Renewal
Authority to be reasonablej and
J. Agre to not discriminate upon th basis of race, color,
ere d, sex or nation l origin in th sale, lease, rental,
ua or occupancy of th prop rty, or of any improvements
er cted or to b r ct d ther on, or any part ther of.
•
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-41-
C. Development Guidelipes.
In o rde r for d e velopment t o occur in a ccordance with the adopte d
Redevelopment Plan, guidel i nes for development must be pre pare d.
A document containing such guidelines will be prepared and pre-
sented to the various developers for their use in the design of
buildings. The guidelines will include the quality elements of
construction s uch as building materials and design. The quantity
elements, such as height and bulk, will be controlled through the
downtown zone district regulations. The development guidelines
will be pre sented to the City Counc i l and Englewood Downtown De -
velopment Authority f or approval, but it is understood that the
document wi ll c onta i n general guid~lines and it is anticipated
that actual development may vary from these guidelines from
time t o time .
I t is proposed that a design review team be c reated to enforce
the d e velopmen t gui deli nes. This team would consis t of repre-
senta t i ves f rom Eng l e wood Downtown Developm nt Author i t y , the
Urban Renewal Authority , the Ci t y, and a paid a r chitect wh o
would assist in this review.
The guidelin s for public improvements have been g eneral ly de-
fined in the dopted "Do wn town Plan", and furt her defin i t ion
will occur when th City con tracts ford si gn serv ices .
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D. Downtown Zone District.
One of the primary ways to control land use is through zoning.
The land use arrangement in the Redevelopment Plan will be par-
tially controlled through the creation of a Downtown Development
District, a new zoning classification within the Englewood Zoning
Ordinance. There are several reasons that this is needed, but
the primary one is that the City's current ordinance does not
permit the type of mixed use development which is contemplated
in the Redevelopment Plan. For instance, residential uses are
not presently a permitted use within the B-1 Zoning District which
encompasses the Central Business District of Englewood. The pro-
posed &on e district will be more lenient regarding mixed uses,
but will be aore restrjctive in terms of other factors. There
are certain permitted uses within the existing B-1 uses which
would not be appropriate in the redeveloped downtown ares.
The height of buildings will be controlled based on their prox-
imity to the mall, The intent of the Plan is to maintain a low
scale style of development along the mall, i.e., three story or
less, with the high-rise structures set back from th mall
in accordance with zoning law.
The procea for preparing an w Downtown Zon District ia for
th Planning and Zoning Commission to consider the amend nt
and tranamit it to the City Council for action. The EDDA will
be r qu std to review the draft of th Ordinanc
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E. Agreements between Developer, Urban Renewal Authority, and City.
A final mechanism to implement the Redevelopment Plan involves
agreements between developers and the City or Urban Renewal
Authority, which will establish the responsibilities of each
party. These agreements will specifically outline the financial
co111111itments of the parties, and the timetable for construction
of the public and private improvements. This agreement is the
basis for the Urban Renewal Authority t o initiate the sale of
tax increment bonds for the financing of the public improvements.
The City and the Urban Renewal Authority recognize that a c oopera-
tive effort between the ent ities is required i n order to carry
out the plan. To further this effort, the City agrees to pro-
vide the necessary staff to the Urban Renewal Authority to assist
the Authority with its o perat ion .
Wh n consul tants, such as architects and ngineera, are requir d
for the d sign of public improve111ent, th City agr s to pr o-
vid such services . Th City will further ass th r aponsibility
of adlllniaterin th d sign and n in ring contracts for th
publi iaprov nts. Th Urb n Ren wal Authority, City, and EDDA
111 jointly r vi w th
City r a to provid
th c nstru tion of th
d sign work throu hout th proj ct. Th
custo ry City in1p ction servic I during
proj ct1.
Th Urban
c rdinat
prov nt,. •
th
1 Authority'• priaary r 1ponaibility will b to
in ncin rr nt for th 1p cific public i•-
CitY r I to provid coun in I rvic I d
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such other services that are required to successfully administer
the Urban Renewal program. The Urban Renewal Authority agrees
to reimburse the City for the cost of certain administrative ex-
penses as approved by the Authority,
In addition to agreements between developers and the City or
Urban Renewal Authority, it is recommended that the City of
Englewood, the EDDA, and the Englewood Urban Renewal Authority
enter into a Tri-party Agreement to establish the respective
roles and responsibilities of each party. This agreement should
be signed by all parties prior to any party signing a Developer
Agreement with a developer.
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F. Commercial Rehabilitation.
There is a definite need for the rehabilitation of existing
buildings within the area. While there have been isolated
cases of improvement to the facades of buildings along South
Broadway, there has been no coordinated effort to improve the
appearance of the buildings thus far.
The Urban Renewal Authority strongly reco111111ends that the City
develop and endorse a rehabil1 tation program which would in-
volve lower interest loans for the renovation of existing build-
ings, with a defined time period for compliance with an overall
rehabilitation strategy and plan for the downtown, The guidelines
for rehabilitation and the mechanism for the review of the pro-
posed designs will be detailed in a separate report,
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G. Public/Private Management Entity.
Unlike a shopping center, downtowns are typically fragmented
with no single management focus. To compete successfully, it
is important that a permanent management structure be created.
Such a management entity could be responsible for a wide range
of activities, including:
1) Public space maintenance, security and operations.
2) Public space programming and use approval.
3) Marketing and promotion of downtown.
4) Tenant leasing and mix.
5) Technical assistance to businesses.
6) Design manag ment for dev lopment, signage, facades, etc.
The obj ctiv is to create a p rmanent, centralized manag m nt
ntity to coordinated sign , maint nance, t nant mix, marketing
ffort• con 1st nt with the aarket poaition which th downtown
is att mpting to achiev Also, th sp cific form that a aana e-
nt ntity should tak ha• not b en propo d y t, and will b
d tail d in a a p rat t' port. It ia important that a aana nt
struc ur b agr d to aa a part of any dev lop nt agr nt.
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Financing.
1. Financi ng Overview.
The Englewood Urban Renewal Authority is authorized to finance
the proposed public improvements by those methods available to
the Authority within the Urban Renewal laws of the State of
Colorado. This section of the Redevelopment Plan sets forth
estimates of the proposed redevelopment and the feasibility of
financing the needed public improvements. The financing parameters
demonstrated including interest r ates and maturities are not to
be interpreted as representation of any obligation of the Urban
Renewal Authority and do not represent a guarantee by the Urban Re-
newal Authority.
The finan c ing structure utilized b y the Urban Renewal Autho r ity
f or c onsructing necessary public i mprovement s may i n clude revenues
f r om any one or combinat i on o f the following revenue s ources:
a . Property tax i ncreme nt financing .
b. Sales tax incr nt financing.
c. Intergov rnaental coop ration with the City of Englewood .
d. Inveatm nt of fund• in property or a curitie• in which
public bodiea may legally inveat.
e. Adv nee•, loana, grant• and contribution• fro• th fed ral
aov rnment .
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f. Sale or lease of property as specified in the Redevelop-
ment Plan.
It is contemplated by the Authority that revenues from all of
the above mentioned sources will be made available for repay-
ment of municipal bonds or other ob ligations that will be issued
to finance the public i mprovements. In consideration of the
revenue sources, the Authority has proposed a four-phase re-
development schedule as outlined in Table I of this section
that encompasses in excess of $171,000,000 of private develop-
ment. The private development includes 498,000 square feet of
residential area, 346,000 square feet of retail space, 529,000
square feet of office space, a 250 room hotel complex and 165,000
square feet of supplemental retail space. The accompanying
public i mprovements contemplate an expenditure of $25,000,000
to be c onstructed in two phases:
1) Improvemen ts to the flood control c apabilities of the area
(Little Ory Creek), estimated to be $10 ,000,000. This pro-
ject is paramount to the redevelopment plan in that the re-
duction of th 100-year flood plain must occur prior t o the
issu nc• of any building pr.it. The design phase of th
Littl Ory Cr ek project was initiated in 1982. It is es-
tillllt d that th deign pha e will be completed by January
198 One the flood plain project is initiated, privat
d v lopm nt lllllY occur concurr ntlY with it• con s truction;
2) Publi improv nt• are to b construct d wh ich will comp li-
nt th privat • ctor red velop11Bnt and n w constru ction
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that will incorporate additional utilities, roadways, over-
passes, and a pedestrian mall for shopper convenience. The
estimated project cost for these supplemental public improve-
ments is $15,000,000 for Phase II of the public sector con-
tribution.
2. Revenue summary.
a. Property Tax Increment. Following the effective date of the
Redevelopment Plan adoption, the property taxes generated
from the redevelopment area, in excess of those ad valorem
revenues received by all taxing entities currently assessing
a mill levy within the redevelopment area, shall be deposited
in a special fund and pledged for the repayment of any
obligations of the Urban Renewal Authority. This increment
shall be segregated from other property tax revenues for a
period not to exceed twenty-five years following the adoption
of the Plan. Up on ret i rement of any obligations of the Urban
Renewal Authority, those monies generated from ad valorem tax
collections shall be reallocated to the appropriate public bodies
(school district, city, county, etc.) The tax increment caused
by the r dev lopm nt shall r present an irrevocable pledg of
the Urban R newal Authority tor pay principal, interest, pre-
mium, or oth r expenses of issuing bonds or other obligations
of th Authority for the fin ncing of public improvements. (Rf r
to Table I for aumnary of tax incr m nt projections.)
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b. ~ Tax Increment. Following the effective date of the
Urban Renewal Plan, the sales tax revenues collected with-
in the redevelopment area for the 12-month period preceding
the effective date shall be frozen and distributed in the
same amount to the City of Englewood on an annual basis.
Sales tax revenue in excess of the base amount shall be
deposited in a special fund of the Urban Renewal Authority
and may be irrevocably pledged for the payment of principal,
interest, premiums, and expenses of issuing bonds or other
obligations of the Authority.
It is anticipated that the City of Englewood will determine
on an annual basis that those sales tax revenue s collected
within the Cinderella City shopping complex shall not be
pledged to the sales tax increment special fund as created
by the Urban Renewal Authority (see Section 31-25-107 (9)
(a) (II) of Colorado State Statutes).
c. Intergovernmental Cooperation Within~ Citi ~ Englewood.
The City of Englewood has committed resources and funds to
assure the completion of the Redevelopment Plan. Over the
next two years, the City will set aside in a segregated fund
approximately $4,000,000 that is dedicated to providing
public improvements for the redevelopment. In addition, th
City has committed to utilize available use tax revenues
collected on a city-wide basis which are dedicated to capital
improv ments in accord nc with the City Charter. It is th
intent of the City to assist in any way possible to insur
that the redevelopm nt occurs.
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d. Hotel Room~. The City is contemplating the assessment
and collection of a hotel room tax within the city boundaries.
This tax, in the opinion of bond counsel, may be pledged as
a sales tax increment within the redevelopment area and
utilized to further secure the bonds of the Urban Renewal
Authority. The hotel tax is proposed to be a 5% tax on the
room charge rate.
e. Sale of Property. The City of Englewood maintains ownership
of two parcels of land valued at $1,900,000 and $1,684,000.
The city contemplates selling the land at a minimal cost to the
Authority, or donating the land to the Authority. The Authority
may then sell the property for fair value for uses in accordance
with the Plan. The sale of the land will assist in reducing
the cost of the public improvements or to provide additional
revenu for debt service.
f. Urban Draina e and Flood Control District. This district
collects an ad valorem tsx levy and then redistributes the
revenu back to the area that have b en ass ssed for purposes
of flood and drain ge control. Th r v nues distribut d to
th City of Englewood are to be dedic t d to th Little Dry
Cre k proj ct a d monstrated in Table III.
Table III of this section illustrates th combin d r v nu
nerat d from all sourc s , xclusiv of int rest arnings.
Tabl IV illustrat a a proj ct d financing plan that d mon-
strates the fin ncial feasibility of this urban develop nt
proj ct. Th financing plan ha b n d v loped by Hanif n,
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Imhoff, Inc, in coordination with the City of Englewood,
the Urban Renewal Authority, and the Englewood Downtown
Development Authority •
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TABLE I
ENGLEWOOD URBAN RENEWAL AUTHORITY
Building Type
Retail (New Const.)
Office (Cinderella City )
o ffice
Residential
Other
Hotel (250 Rms.)
PHASE I SUMMARY
(1984 Completion)
Square Footage
(Leasable)
21, 600( L)
-0-( 1)
157,100
47,600
35,800(L)
5,250(L)
267,350
Construction
Val:..:..u.::..e __
$ 2,436,400
16,067,000
18,383,200
5,002,20 0
4,021,900
12,000,000
$57,910,700
MILL LEVY REVEN UE PRODUCTION(2)
Bu ilding
Type
Re t ail (New Const.)
Ret a il (Cinderella City )
Office
Residential
Other
Hote l
Const. Value
$ 2,436,40 0
16 ,06 7 ,000
18,38 3 ,2 00
5,002,20 0 '
4 ,0 2 1 ,90 0
12,0 00,000
$51,910 ,mu
Ratio of
A. V.
to Const.
.25
.25
.25
.25
.25
.25
Assessed
Valuation
$ 609,100
4,016,750
4,595,800
1,250, 550
1,005,475
3,000,000
$14,477,675
SALES TAX REVENUE PRODUCTION
Square Gross Rev-Gross 3% City
Building Type Footage enue/S9 .Ft . Collections Sales Tax
R tail (New Const .) 21,600 $125 $2,700,000 $ 81,000
Other 35,800 125 4,475,000 134 ,250
Hot l 5,250 125 6 56,250 1 9 ,688
62,6 50 $7 ,831 ,250 $234,938
• •
Rev. @
7 6 Mills
$ 46,2 92
305,273
349,281
95 ,04 2
76,416
_ _;;2;..;;2~8 , 000
$1 , 1oo ;ffl
Revenue
Available
for Debt/ 3
$ 79,704
132 ,1 02
19 ,373
$231 ,179
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Page Two
ROOM TAX REVENUE PRODUCTION
Inc . at
75'.t Occup.
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Room Tax
Available
for Debt
~ Rooms
Avg. Cost
Per Room
$3,375,000 $168,750 $168,750
Hotel 250 $50
TOTAL REVENUE AVAILABLE
Mill Levy Income
Sales Tax Increment
Hotel Room Tax
$1,100,304
231,179
168,750
$1,500,233
~:
(1) Cinderella City improvements will not provide additional retail square
footage for the Urban Renewal Authority. New sales tax revenues 'will he
deposited in the City of Englewood General Fund.
(2) 'lbe mill levy revenues shall be assumed collectable in the 1985
collection year.
(3) Net revenue available for rleht from sales tax collection is less 1.6'.t
vendor's fees.
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ENGLEWOOD URBAN RENEWAL AUTHORITY
PHASE 11 SUMMARY
(1985 Completion)
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Building Type
Retail
Square Footage
(Leasable)
37, 270(L)
52,000
18,650
12, lOO(L)
Construction
Value
$ 4,192,500
6,089,600
1,960,000
1,365,000
Office
Residential
Other
$120,020 $13,607,100
MILL LEVY REVENUE PRODUCTION(l)
Ratio of
Building A. v. Assessed Rev. @
Type Const. Value to Const. Valuation 76 Mills
Retail $ 4,192,500 .20 $ 838,500 $ 63,726 Office 6,089,600 .20 1,217,920 92,562 Residential 1,960,000 .20 392,000 29,792 Other
Building
Type
Retail
Other
NOTES :
1,365,000 .20 273,000
$13,607,100 $2,673,020
SALES TAX REVENUE PRODUCTION
Gross
Revenue Gross
S9. Ftg. / S9. Ft. Collection
37,270 $135 $5,031,450
12,100 135 1 , 633, 500
49,370 $6,664,950
TOTAL REVENUE AVAILABLE
Mill Levy Income
Sales Tax Increment
3% City
Sales
Tax
$150,944
49,005
$199,949
$206,828
196,750
$403,578
20,748
$206,828
Revenue
Avail. /2
for Debt
$148,529
48,221
$196,750
( 1) The mill levy r v nuea hall b uaum d coll ctithl ln th
1986 tax coll ction y ar.
( 2) or d bt from aal • t x coll c ion
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ENGLEWOOU URBAN RENEWAL AUTHORITY
PHASE III SUMMARY
(l987 Completion)
-56-
Building Type
Retail
Square Footage
(Leasable)
Construction
Value
Office
Residential
22,900(L)
128,000
72,900
223,800
$1,719,800
14,980,000
7,654,500
$24,354,300
MILL LEVY REVENUE PRODUCTION(l)
Building
Type Const. Value
Ratio of
A. V.
to Const.
Assessed
Valuation
Retail $ 1,719,800
Office 14,980,000
Residential 7,654,500
$24,354,300
• 18
. 18
• 18
$ 309,564
2,696,400
1,377,810
$4,383,774
SALES TAX REVENUE PRODUCTION
Gross 3% City Building Revenu e Gr oss Sales Type S9. Ftg. /S9. Ft. Collection Tax
Retail 22,QOO $150 $3,435,000 $103,050
TOTAL REVENUE AVAILABLE
Mill Levy Income $332,767 Sal s T x Increment 101,401
$434,168
NOTES :
( 1) Th mi 11 levy revenues sh
1988 tax coll ction year.
11 b asaum d collectabl
(2) N t rev nu availabl for d bt from ul at x coll
1 •• 1.6% v ndor'a f ••
•
Rev. @
76 Mills
$ 23,527
204,526
104,714
$332,767
Revenue*
Avail./2
for Debt
$101,401
in th
ction ia
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ENGLEWOOD URBAN RENEWAL AUTHORITY
PHASE IV SUMMARY
(1989 Completion)
-S7-
Building Type
Retail
Square Footage
(Leasable) Construction
Value
Office
Residential
Other
149,350(1)
61,300
193,250
62,150(1)
466,050
$16,800,000
7,172,000
20,293,000
6,990,000 n1 ,255.100
MILL LEVY REVENUE PRODUCTION(l)
Ratio of
A. V. Building
Type Const. Value to Const.
Assessed
Valuation
Retail $16,800,000
Office 7,172,000
Residential 20,293,000
Other 6,990,000
$51 ,255,ooo
• 15
• 15
• 15
• 15
$2,520,000
1,075,800
3,043,950
1,048,500
$7 ,688,25U
SALES TAX REVENUE PRODUCTION
Gross 3% Ciy Building Revenue Gross Sales --~ S9.. Ftg. I S9.. Ft. Collection Tax
Retail 149,350 $170 $25,389,500 $ 761,685 Other 62,150 170 10,565,500 316,965
$
Rev. @
76 Mills
$191,520
81, 761
231,340
79,686
$584,307
Revenue
Avail./2
for Debt
749,498
311,894 211,500 $35,955,ooo $1,078,650 $1,061,392
TOTAL REVENUE AVAILABLE
Mill Levy Income $ 584,307 Sales T x Increment 1,061,392
$1,645,699
NOTES:
( 1) Th assumed collect bl in th r .
(2) V il bl or ti bt from s l s t x coll ction v ndor'a f ••
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Tll8LE II
EK.-W.000 l.RllAN ~ AIJllfJRITY
Incre.ent Revenue Production s....a~
r, 11\SI:. I l1Vfl.DR1fNI' Ptw;E 11 IEVEl.OffEfi Ptw;E 111 IEVEl.OffEfi Ptw;E IV DEVUDR1fNf mu i;.;;y sii l"" Tu lkit .. t "'· To ta l Rev. Hill Levy Salee Tax Total Rev. RILL Levy Sa le• Tax Total Rev. HIil levy Sales Tax Total Rev.
YNr 1.nc,-/1 lna•,/2 Ta Inc./) lllaae I Inccae/ 1 IJ ic<:ae/ 2 fflaae II lnane/1 lnccae/2 fflaae 111 lnccae/1 lnwnre/ 2 l1lllse IV
191)
1984 $115,590 s 115,)90
1995 S I , 100,304 2)1 , 179 $168,750 1,500,2))
1986 I, 100.)04 242, 7)3 11),81) 1,516,855 S 98,375 S 98,)75
1917 I, 100,)04 254,875 179,027 1 , 534,206 $206,828 196,750 40),578
1918 I, IOO,.lJ4 261,619 184, 3911 I , 552,321 206,828 206,588 41),416 $ 50,700 $ 50,700
1989 1, 100,)04 280,999 119,9:l) 1,571,23) 206,828 216,917 423,745 $332,767 101,401 434, 168
I 119() I, 100 , .lJ4 295,049 195,627 1,)90,980 206 ,828 227,763 434,591 332,767 106,471 439,238 $ 530,696 $ 530,696
1991 I, 100,304 .!09,802 201,496 1,611,602 206,828 239,151 445,979 332,767 111 ,795 444,562 $584,307 1,061,392 1,645,699
1992 I, 100 , :xJ4 J25, 292 207,541 1,633, 1)7 206,828 251,108 457,936 332,767 117,384 450,151 584. 307 1,114,462 1,698,769
199) I , 100,)()4 325,292 207,541 1,633, 1)7 206,828 263,66) 470,491 332,767 12),254 456,021 584,307 1,170, 185 1,754,492
1994 1,100 , )04 325,292 207,541 1,633, 1)7 206,828 263,66) 470,491 332,767 123,254 456,021 584,307 1,170,185 1,754,492
1995 I, 100,». )25,292 207,54 1 1,6)), 137 206,828 263.663 470,491 332,767 123,254 456,021 584,307 1,170,185 1,754,492
1996 I, 100,X)lt 325,292 207,541 1,63), 1)7 206 ,828 263,663 470,491 332,767 123,254 456,021 584,307 1,170,185 1,754,492
1997 1, 100,:,0,. 325,292 207,54 1 1,633,137 206,828 263,663 470,491 332,767 123,254 456,021 584,307 1,170,185 1 ,754 ,492
ff to ~S.-g:
I / n... cn llect~ atll LIN)' n,wr...., la beaed ...,... the 76 •lll levy currently Maeea~ property o.nera wlthln the City of Ehgle,,,:iod bouldarles.
2/ c;.-,1..,. tu revffuee ;ire proJectft! to lncreHe at a rate of 5% per...,.. through 19'.12 ant no increase thereafter. Ole hall of the amual sales tax
collectlou are aa,,,_i cnllectable ,..rll1(! the flrat year of project <D1pletlon In each ji,aoe of development.
llJCl'I ruo,o tu la projectft! fl 5% per rooit, baaed a, an Increase In rOCIII charges of 3% per amua and a 75% occupancy rate fo.-the hotel conplex,
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'IUfAL PHASE Ol:.VEIDR11:Nf
Mill levy Sales 'fax Potel !iii. Total Pev.
~ IJ,ca,., :!'!"' Inc. All ~haso,s
s 115,590 s 115,590
SI, 100,304 329. 554 S 168,750 1,598,608
I, 307,132 4)9,488 173,813 1, 9:10,433
1,307.132 512,163 179,027 1,998,322
1,639,899 585,937 184,398 2,410,234
1,639,899 I, 145,929 189,930 2, 975,151!
2,224,206 1,7C7 ,387 195,627 4,127,220
2,224,206 1,792,756 201,496 4,218,458
2,224,206 1,882,394 207, 51,1 4,314,141
2,224,206 1,882 ,394 207,541 4,314,141
2,224,206 1,882,394 207,541 4,314, 1'·1
2,224,206 1,882,394 207,541 4,314,141
2,224,206 1,882,394 207,541 4,3 14,141
2,224,206 1,88,'.,)0/. 207,541 4,314,141
•
•
TABLE Ill
ENGLEWOOD URBAN RENEWAL AUTHORITY
Year
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
200 1
2002
2003
Property/
Sales Tax
Increment/ 1
$ 115,590
1,598,608
1,920,433
1,998,322
2,410,234
2,975,758
4,127,220
4,218,458
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
NOTES TO SUMMARY:
UDFCD/2
Cont ribution
$600,000
Revenue Summarization
Sale of
Property/)
City of
F.nglewood
Contribution
$1,684,000 $4,000,000
I, 150,000/4
(1) See Table 11 for i llustration of incremental revenues.
(2) Urban Drainage and Flood Control District contribution.
Total
Revenue
Available
$600,000
Operation &
Ma in tenance
$10,000
25,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
Net Rev.
Available for
Debt Service
$ 590,000
5,659,000
1,215,590
1,548,608
1,870,433
1,948,322
2,360,234
2,925,758
4,077,220
4,168,1158
4,264, 141
4,264,141
4,264,141
4,264, l lil
4,264,141
4,264,141
4,264, 141
4,264,141
4,264,141
4,264,141
4,264,141
4,264,141
(3) Sale price based on market appraisals for two (2) parcels of land located within redevelopment area.
(4) Property appraised at a value of $1,900,000; however, there exists a $750,000 outstanding mortga ge that
must be paid.
V
-•
•
-59-
•
•
•
L ___ _
Year
t (l )
Revenues
Available
1982 $ 590,000
196 3 5,659,000
1984 1,215,590
1985 1,548,608
Interest
Income
oo Annual
Surplus(2)
$67,800
628 ,716
Interest
lncane en
Reserves())
$ 90,000
315,000
450,000
450,000
$
Int.
lncane
Const.
fuld(4)
285,000 $
1,085,000
270,000
125,000
TABLE IV
~ UR.BAN RElfilAL AIJlIDRITY
Proposed Financing Plan
Net 81.ase I IA?bt Service
Revenues Principal Interest Total
965,000 $ 400,000 $ 400,000
7,126,800 1,200,000 1,200,000
2,564,306 1,200,000 1,200,000
2,123,6~ $ 180,000 1,200,000 1,380,000
81.ase II IA?bt Service
Principal Interest Total
$
$ 687,500 $ 687,500
1,650,000 1,650,000 (
1,650,000 1,650,000 (
Annual
Surpluses
-60-
Special
F\Jnd
Accunulated
Balance
565,000 $ 565,000
5,239,300 5,804,300
285,694) 5,518,606
906,392) 4,612,214
1986 I ,870,433 450,000 2,320,433 200,000 1,178,400 1,378,400 $ 300,000 1,650,000 1,950,000 (1,007,967) 3,604,247
I 987 I, 948,322
I 988 2, 360, .234
1989 2,925,758
1990 4,077,'120
1991 4,168,458
1992 4,264,141
1993 4,264,141
1994 4,264,141
1995 4,264,141
1996 4,264,141
1997 4,264,141
1998 4,264,141
1999 4,264,141
2000 4 ,264, 14 I
2001 4,264,141
2fXJ 2/5 4,264,141
W03/5 4,264,141
t«Jl.lS :
5,737
145,045
172,386
156,218
153,946
153,879
154,407
153,980
153,732
153,947
154,329
153,572
153,951
304,326
( 1) Refer to Table 11 l
450,000 2,398,3'12
450,000 2,810,234
450,000 3,375,758
450,000 4,532,957
450,000 4,763,503
450,000 4,886,527
450,000 4,870,359
450,000 4,868,087
450,000 4,868,020
450,000 4,868,548
450,000 4,868,121
450,000 4,867,873
450,000 4,868,088
450,000 4,868,470
450,000 4,867,713
450,000 6,367,713
270,000 7 ,088,467
225,000 1,154,400 1, 379,4(X)
250,000 1,127,400 1,377,400
280 ,000 1,097,400 1,377 ,4CKJ
315,000 1,063,800 1,378,800
355,000 1,026,000 1,381,000
395,000 983,400 1,378,400
445,000 936,000 1,381,000
500,000 882,600 1,382,600
555,000 822,600 1,377 ,6(1()
625,000 756,000 1,381,000
700,000 681,000 1,381,000
785,000 597,000 1 , 382, ()()()
875,000 502,800 1,377 ,8(1()
985,000 397,800 1,382,8Ci0
1, 100,000 279,600 1,379,6(()
1,230,000 147,600 1,377,600
(2) Interest incane m annual surpluses calculated @ 12% per annun through 1992, 1 O'% t hereafter.
(3) Inte rest income oo bond reserve funds calculated at 12% per arnun:
$1,500,000 reserve fund for Phase I financing
$2,250,000 reserve fund for Alase II financing
330,000
365,000
410,000
450,000
500,000
555,000
620,000
685,000
760,000
845,000
940,000
1 ,040,000
1 ,155,000
1 ,285,000
1,425,000
1,580,000
1,755,000
('+J lnterest income ca lcula ted a, the ronstruction fund {I 12%/annun based a, a t:v,,o-yea r construction period.
(5 ) Bond reserve ftnds available for debt service for final maturities, Alase I and 11.
"'
• •
•
1,617,000 1,947,000 ( 928,078) 2,676, 169
1,580,700 1,945,700 ( 512,866) 2,163,303
1,540,550 1,950,550 47,808 2,211, 111
1,495,450 1,945,450 1,208, 7G7 3,419,818
I ,445,950 1,945,950 1,436,553 4,856,371
1,390,950 1,945,950 1,562 ,177 6,418,548
1,329,900 1,949,900 1,539,l159 7,958,007
I ,261, 700 1,946,700 1,538, 78/ 9,496,794
1,186,350 1,946,350 1,544,070 11,040,864
1,102,750 1,947,750 1,539,798 12 ,580,662
1,009,800 1,949,800 1,537,321 14,117,983
906,400 1,946,400 1,539,473 15,657,456
792,000 1,947,000 1,543,288 17,200,744
664,950 1,949,950 1,535,720 18,736,464
523,600 1,948,600 1,539,513 20 ,275,977
366,850 1,946 ,850 3,043,263 23 ,319,240
193,050 1,948,050 5,140 ,417 28,459,657
•
•
• •
APPENDIX
I . .
• •
-
•
•
• •
i
Relocation Plan.
As previously mentioned, it is not the i ntent of the Ci t y or Urba n
Renewal Authority to displace businesses through the redeve l opment
process. It is recognized that existing businesses are an important
component of our downtown environment, which needs to be integrated
into any plans for change in Englewood. There may be times when
certain properties are requ ired to fulfill the redevelopment plans
and strengthen the downtown for the future. In these cases, the
City and Urban Renewal Authori.ty will offer relocation as s istance
to businesses and tenants in an effort to minimize the impact of
these public decisions.
The following benefits will be available to the c ommercial and r esi-
dential tenants if relocation is required.
1. Commercial ~ Displaced~ Ac qui si tion.
The busin ss own r d isplaced as a r ault of acquisition of real
property by the Urban P newal Authority or the City in carrying
out this Plan sh 11 be ligibl for th following relocation
ben fits:
a. Th Authority •hall iv a 120-day notic to an buain ••
own r who will be displac d.
b. Diaplac d bu in sown r shall r ceive th r saonable cot
establish d by comp titiv bid aaaociat d with packin ,
crat1na, boxin , aovin ,
onal prop rty, !or a di
d tranaportatina all aovabl pr-
o! no aor th 50 ail 1.
•
I • •
(
•
•
• -
ii
c. Displaced business owner shall receive the reasonable cost
as determined by the Urban Renewal Authority, for certain
property made ob olete by displacement, such as station r ,
business forms and igns.
d. Displaced business owner shsll receive the cost of insur nc
of property (inventory) for moving.
e. The benefits listed in items b, c, and d may total a maximum
of $10,000, unless a larger amount is specifically approved
by the Urban Renewal Authority due to special circumstances.
f. Property owner shall not be eligible for the benefits listed
above for displaced business owner unless the property owner
also operates a business at the same location.
g. The Authority shall not b responsible for loss of business
and good will, or personal injury or legal fees.
2. Residential Uses Displaced~ Acquisition.
The prop rty owner or t nant displac d as a result of acquisition
of r 1 property by th Urban Rn wal Authority or City in carrying
out this Plan, shall be eligible for r location b n fits according
to th applicable category,•• follows:
a. R nter occupi d resid ntfal unit t nants ar
th following:
•
ligibl for I • •
•
•
• •
iii
1) The Authority shall give a 90-day notice to any tenant
who will be displaced.
2) Displaced tenants shall be eligible for the cost of
packing, crating, and moving personal property for a
maximum distance of 50 miles to a replacement dwelling
unit. The cost will be established by competitive
bidding.
3) Displaced tenants shall be eligible for the cost of in-
surance of personal property for moving.
4) Displaced tenants shall be eligible for an amount equal
to the rent paid by tenant for past year in current unit.
If tenant resided in unit for less than one year, tenant
is eligible only for payment e qual to rent paid during
occupan cy. This amount is necessary to leas a comparable
dwelling within 50 mils.
5) Th b n fita listed in 2, 3, a nd 4 111&y total a ... 1-..
of $2,500 unl a a lar er aaount ia p cificall d
by th Urb n al Auth rit du al
6) If th t nant 1a d
thy will b iv n priorit y c tltt
in EIIA houain proj ti,
I • •
f-
....
•
•
•
•
• •
b . Owner/oc c upant of residential un i ts is eligible for the
following:
iv
1) The Authority shall give a 120-day notice to any own er/
occ upant who will be displac ed.
2) Di s pla ced own e r /occup ant sha ll r eceive the cos t of packin g,
c rating and moving pe r sonal pr oper t y fo r a max i mum d is t a n ce
of 50 miles to s replacement dwelling un it. The cost will
be establi h d by competitive bidding.
3) Displac d r /occupant shall receive the cost of in-
suranc of personal property for moving.
4) Di plac downer/occupant shall receive the amo un t, if
any, which, wh n add d to th acquisition cost of the
dw lling acquired quals the reasonable cost of a comparable
r placem nt dw lling which is a decent, safe and sanitary
dw lling ad quate to accommodate such displaced person .
5) Th b nefita list din it ms 2, 3, and 4 may total a
maximUIII of $5 ,000 •
6) If th prop rty own r is eligibl baa don inco nd
h ndicap, and d air I tor nt a houain unit, thy will
b giv n priority consideration for eligibility in an
EHA houain proj ct •
I • •
-
•
•
•
•
• •
3, General Provisions.
a. All claims and documentation must be submitted to the
Englewood Urban Renewal Authority within six (6) months
following the date the costs are incurred,
•
V
I • •
-
•
•
•
•
• •
ITEM Ill
AGENDA FOR THE
REGULAR MEETING OF
THE ENGLEWOOD CITY COUNCIL
AUGUST 23, 1982 ·t., l
/(),U,o 1 L ) )t-,< 6 t,
7 :30 P.M. Call to order, invocation, pledge of allegiance
and roll call.
1. Public Hearing.
AM/sb
(a)
(b)
To consider citizen input and testimony regarding
the Downtown Redevelopment Plan. (Copies
enclosed .)
To consider a Resolution approving the Engle-
wood Redevelopment Plan prepared pursuant to
Part 1, Article 25, Title 31, Colorado Revised
Statutes, 1973 , as amended, and authorizing
implementation prescrib d therein . (Copies
enclosed .)
2. Adjournment .
C, ;l 1
•
I • •
-
Moved
•
•
•
•
• •
ROLL CALL
Seconded Aye Nay Absent
Hiadav
Neal
Fitzoatrick
Wei st
Bi lo
Bradshaw
Otis
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Abstain
------
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ROLL CALL
Moved Seconded Aye Nay Ab s ent Abstai n
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Neal V
Fitzoatrick I------Weist t,,-
Bi lo --Bradshaw
,_
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I • •
•
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ROLL CALL
Moved Seconded Aye,, Nay Absent Abstain
Hiodav I
Nea 1
V Fitzoatrick I
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v · Bi lo I
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Otis I
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ROLL CALL
Moved Seconded Ay e Nay Absent Abstain
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ROLL CALL
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ROLL CALL
Seconded Aye Nay
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Ab s en
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ROLL CALL
Moved Seconded Aye Na y Absent Ab t . s a,n
Hiodav
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Fitzoatrick -----Weist
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Oti s
l / /{)_, IL t-1..t aJ ,
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Seconded Aye Nay Absent Ab sta,n
Hiadav
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ROLL CALL
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ROLL CALL
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TO: MEMBERS OF THE CITY COUNCIL:
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µ~. ~~ d.M,~,
~ u., /~.
MY NAME IS BOB POWELL, AND I AM CHAIRMAN OF THE ENGLEWOOD URBAN
RENEWAL AUTHORITY.
TONIGHT, YOU HA VE BEFORE YOU THE ENGLEWOOD DOWNTOWN REDEVELOP-
t1ENT PLAN, IT IS THE RESULT OF MANY LONG, HARD HOURS OF WORK
BY A GREAT NUMBER OF PEOPLE IN THIS C0Mf1UNITY WHO CARE DEEPLY
ABOUT ENGLEWOOD'S FUTURE.
THIS PLAN OFFERS A METHOD FOR CORRECTING THE FLOOD PLAIN PROBLEM
IN DOWNTOHN ENGLEWOOD WHICH HAS HINDERED REDEVELOPMENT FOR r1ANY
YEARS. THE PLAN ALSO PROVIDES FOR AN ATTRACT IVE "PEOPLE PLACE"
THAT \'/ILL BE ATTRACTIVE TO PRIVATE INVESTORS. WE ARE FORTUNATE
TO HAVE THE MANY OPPORTUNITIES IN ENGLHIOOD THAT WILL ALLOW US
TO SOLVE A PROBLEM AND ALSO CREATE AN OPPORTUNITY AT THE SAME
TIME.
IT IS IMPORTANT FOR ALL OF US TO REMEMBER WHAT THE PURPOSE OF
THE HEARING IS. WE ARE NOT HERE TO DISCUSS THE DES IGN AND
ARCHITECTURAL FEATURES OF THE LITTLE DRY CREEK IrlPROVEMENTS,
THE DOWNTOWN REDEVELOPMENT PLAN IS A GUIDE FOR THAT DEVELOPMENT,
NOT A SPECIFIC BLUEPRINT. IF THE PLAN IS NOT ADOPTED, WE CAN
NOT PROCEED WITH THE NEXT STEPS TOWARD THE CREATION OF A NEW
DO WNTOWN .
THE ADOPTION OF THE DOWNTOWN REDE VELOPMENT PLAN BY THE CITY
COUNCIL INDICATES THE PUBLIC COMMITMENT TO THIS PROJECT, THE
COMMUNITY IS LOOKING TO YOU FOR YOUR LEADERSHIP IN RED VELOPING
tl J , r~ 1
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DOWNTOWN ENGLEWOOD, AND THE FIRST STEP IS THE ADOPTION OF THE
PLAM BY YOU, THE ENGLEWOOD URBAN RENEWAL AUTHORITY STRONGLY
RECOMMENDS YOUR POSITIVE ACTION ON THE ADOPTION OF THIS PLAN.
AUGUST 23, 1982
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I WISH TO ADDRESS THE CITY COUNCI L
ADDRESS TELEPHONE OBSERVER IN FAVOR IN OPPOSI TION I NO POSITION
., -, . -;7,q I -/ /}L-
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Resolution No.
Series of 1982
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CITY OF ENGLEW00D, COLORADO
Planning and Zoning Connnission
ITEM 1/2
A RESOLUTION OF THE ENGLEWOOD PLANNING AND ZONING COMMISSION RECOMMENDING
APPROVAL OF THE DOWNTOWN REDEVELOPMENT PLAN OF JULY, 1982.
WHEREAS, a Downtown Redevelopment Plan has been prepared by the
Englewood Urban Renewal Authority; and
WHEREAS, the City Council has submitted the Downtown Redevelop-
ment Plan to the Englewood Planning and Zoning Cormnission for review and
reconanendations as to its conformity with the General Plan for the develop-
ment of the municipality as a whole in accordance with Section 31-25-107(2)
C.R.S. 1973, as amended; and
WHEREAS, a public hearing and review have been conducted by the
Englewood Planning and Zoning Co111111ission.
NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning Com-
mission of the City of Englewood, Colorado:
Section l. That the Englewood Downtown Redevelopment Plan has
been determined to be in conformity with the General Plan of development
for the City of Englewood; and
Section 2. That a recoaaendation for approval of the Downtown
Redevelopm°""ii"tPlan shall be forwarded to the Englewood City Council.
ADOPTED AND APPROVED THIS 20th day of July, 1982.
ATTEST:
/
er tary ~
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ITEM 11 3
[nyluwuuu :,LI ,oul~
Oc:tWffMCNl Of COMMUl{I.IX
oe:vcLOPMENT
CNGLEWOOO .~OLORAO~
A Ste,., Ahead JUL z G 1982
OUNm Of £DUCA110N , ___ .... ------··
July 21 , 1902
Mayor Eugene Otis
City of Englewood
3400 South Elati Street
Enqlewood, Colorado 80110
Dear Mayor Otis:
At its July 20th meeting the Englewood Board of Education voted
unanimously to send this letter to assure the City Council and the
Englewood City Staff of the Board of Education's support of the
proposed Urban Renewal Plan.
The Board of Education recognizes the importance of the followinq
factors:
1. Although tax increment financinq in the Urban Renewal Plan
will freeze property taxes from that area to the school
district during the bond pay back period, the ultimate
improvements in property in tile Urban Development Plan
area and the increase in assessed valuation in that area
will provide increaaed revenues to the school district
after the bonds are paid off.
2. Tax increment financing along with other funding provisions
in the Plan appear, in combination,to be the most feasible
way to provide the resources necessary to implement the plan.
3. The Plan's provision for flood control s uppor ts tho Englewood
Er.hools agreement with the City for u.e of school district
property as a detention pond.
The Board of Education appreciates the ca.prehensive studv And planning
that has gone into the Urban Renewal Plan and urges its adoption and
implementation.
Sincerely yours:t.
/ ' ·-n----,..:.: ,d"'". "c/i~i....~ ii
Selwyn G. llewitt, President
Board o! Education
SGH:rh
t. , H t ~ ., 3 -L2
, .. .,, 11,1 lv:J.J
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RESOLUTION NO. 2
Series of 1982
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C lTY OF ENGLEWOOD, COLOlu\1)0
URllAN llliNEWAL AUTHORITY
ITEM 1/4
A RESOLUTION OF THE URBAN RENEWAL AUTHOR :TY ADOPTING THE URUAN RENEWAL
PLAN OF MJ\'f, 1982.
WHEREAS, the Englewood Urban Renewal Authority was directed by
the Englewood City Council to prepare an Urban Renewal Plan to imple-
ment the adopted Downtown Plan; and
WHEREAS, the development of the Downtown Plan involved extensive
public meetings and incorporated public c o111111ents; and
WHEREAS, it is necessary to formally adopt a plan and prei;ent the
plan to both the City Planning and Zoning Commission for comments and
to th" City Council for formal ratification.
NOW, THEREFOR !·., BE IT RESOLV;.:o by the City of Englewood Urban Renewal
Authority as follows:
Section l.
The Englewood Urban Renewal Authority recommends adoption of the
Urban Renewal Plan of May, 1982.
ADOPTED AND APPROVED THIS ~=1~9t~h"--~ day of ~~M_a~y~-• 1982.
Chairman
'l'l'E S'f:
Secret ry
) { .)3 ( ) C
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WILLIAM 0 . LAMM
OAVIO A . £OSTROM
MARY ANNl. 9RAYMCR
0££ P . WISOR
BARBARA C. BONDS •
THOM AS FALAC IC NSK I
BLAKE T . JORDAN
ILCNC P . a uCMA LT UI
Ms . Susan Powers
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LAMM EDSTROM BRAYMER & WISOR
A PROFESSIONAL CORPORATION
ATTORNE.YS AT LAW
Su1T£ 818
8 18 SEVENTEENTH STREET
DENVER , COLORADO 80202
TCLCPHONE (303 ) 82!5·1 284
August 23, 1982
I N ASSOC I ATI ON W ITM
L AMM &, a oNDS
ATTORNEYS AT LAW
C"4[.Y£NNC , W'f'OMINO
13071 6>&·022 1
Director of Community Development
Mun ic ipal Building
3400 South Elati Street
Engl ewood, Colorado 80110
Dear Susan:
Re: Englewood Urban Renewal Author-
ity
Our office has reviewed the Englewood Urban Renewal Plan
(Redevelopment Plan), dated July, 1982 and we feel that it meets
the requirements and criteron set forth in Title 31, Art icle 25,
Part 1 relating to an "urban renewal plan".
~ truly yours, _
CF.,~
DAE/tb
OQMTMfNT Of COMMUNl.f.\
~r • COlOfW>(l
AUG ~ 3 1982
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CITY OF ENGLEWOOD
DOWNTOWN REDEVELOPMENT PLAN
Prepared by:
En lewood Urban Renewal Authority
Robert G. Powell, Chairman
R. P. HcClung, Vic Chairman
Ruth Cole
Larry Dickinaon
Thoma R. Fitzp trick
Melvin Minnick
Robert J. Voth
Lawrenc H. Novicky, Alternate Hemb r
Susan Pow r a , Ex cutiv Dir ctor
Wm. Richard Hinaon, Economic D velopm nt Planner
J ri Lind r, Planning T chnician
G rtrud G. W lty ~ cording S c retary
Rick DeWitt, City Attorney
Paul B n d tti, Special Coune l to~ d v lop nt Project
Bill Lamm, Bond Couneel, Laaa, Edetrom, Braymer Wieor
Stev B 11, Fin cial Adviaor, Hanif n-Imhoff
July , 1982
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ENGLEWOOD DOWNTOWN REDEVELOPMENT PLAN
TABLE OF CONTENTS
I . Introduction and Planning Process .••.••..•..•.•.••.•••.••••..••• 1
II. Description of Redevelopment Area .•••••..••..••.•••.•••..••. , ••. 4
III. Urban Renewal and Redevelopment Area Justification •........•...• 5
IV. Objectiv s and Policies of the Plan •. , •.•••.•. , .•• , ...•....•..•• 8
V, Development Plan., .. , .. , •• , •••••.. , .•• , ••• , .. ,., .• , .••...• , .•.. 11
A. Existing Land Use ..•• , •• , .• , •.••••••••.•..•.• , •••....•••.• 11
VI.
App
1. Building Condition ..••.•.•.• ,., ••••.••..••.•. , ••••.•.• 12
2. Land Ownership •••••••.•.•••••••••••••.•••.•••••..•...• 13
3. Existing Utilities .• , •• ,., ••...••••.••••••.•.•••••..•• 14
4. Environmental Analysis .............................. , .15
B. Public Improvement Projects •••..•••••.•• , •• , , • , •••..•• , ••• 16
1. Little Dry Creek Flood Control. ......... , •.••••••••.• , 17
2. Pe des t risn Mall •••••••.•.•••••••••.•••.••.••••••• , ..•• 19
3. Broadway Corridor Improvements •••••..••• ,.,,., .•••••.• 20
4. Skerritt Park Redevelopment ...................... ,., •• 2 0
5. Utility Improvements and Relocation •••••••••.•••.••••. 21
6. Street and Right-of-way Improvements ..•••.••••..•••••• 22
7. Hampden Avenue/U.S. 285 Improvements •••.•.•••••.•••••. 23
8. Pedestrian Overpasses •...•••.••••••..•• , ••.••••••••.•• 23
9. RTD Transit Center ••.•••••.•••.•.•••.••..•.•••••.•••.• 24
C. Private Projects ..••• , ••••..•.•••••.•.•.••••.••.•••. , ••••• 25
1. Retail •••..••.•••••••••••••••.•.•••••••••.•• , ••••••••. 26
D.
E.
Impl
A.
8,
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F.
c.
H.
ndix
2. Office Development •.••..•.••••••••••••••.•••.•••.••• , .26
3. Hotel. ••••••••.•••••••••.•••••••••.•••..•••••.••••.•.. 26
4. R sidential. .•••••••••.••••••••.•..•••..•.••••. , ••.••• 27
5. Other .••••••••.••••••••.•••••.••••••..•••.•..•.•••••.. 28
6. Parking •••••.•.••••••••••.•••••••.•••.•••••••.•..••••• 28
Sit Planning •.••••••••••••••.••••••.•••••••••••••.••••.•• 30
Transpo rtation Planning ••••••.•.•••••••.•••••••••.•••••••• 36
ntation •••••••••••••••••••• , ••• , •••• , •••••••••••••••.• , .38
L nd Acqui ition .•••••• ,., •• , •• , ••.• , ••••• , ••• , ••••••••••• 38
L nd Disposit lon ••.•••• , ••.• , , •••••• , •••••••••••••••••.••• 40
Dev lopm nt Guid lines ••••••• , •••••••••••••••••• , ••• , ••••• 41
town Zone District ............... , ••••• , ••••••• , •••• , .42
m nts betw en Developer, Urba n Rn wsl
Authority and City ••••••••••••••••••.•••••••••••••• , •• 43
C rcial R hsbilitation .••••••••••••••• , ••••• , •••.••• , •• 45
Public/Prlv t ums m nt Entity, ......................... 46
inancing. • • • . • • , , •••.••••.•••••••••••••••.•••••••••••••. 4 7 I • •
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I. INTRODUCTION AND PLANNING PROCESS.
The City of Englewood is an older suburb located 10 miles south of
downtown Denver {Map 1). It was incorporated in 1903, and has de-
veloped as one of the few full-service cities in the metropolitan
region. While Englewood developed ae many other suburban coonnunities,
in the late 1960's the selection of Englewood as the site for Cinderella
City Shopping Center dramatically changed the coonnunity. A large park
suddenly gave rise to the largest shopping center in the world, and
Englewood became a major retail center of the Denver metropolitan
region. The Center also became the focus for retail trade within
Englewood, thus reducing the strength and vitality of the downtown
Broadway shop ping area. During the 1970's, Cinderella City maintained
its ability to serve as a regional shopping mall despite the opening
of several other malls within the trade area. The downtown section of
Englewood never did recover from the opening of Cinderella City.
The City of Englewood has remained con cerned about th future vitality
of its downtown for many yea rs. Various reports have been prepared
for the City and the Englewood Downtown Development Authority that
indicate th t there is a potential for economic growth in the down-
town. These reports have also indicated th t th Broadway corridor
within th downtown ie in erious n ed of revitalization.
Th dev lopm nt of other shopping centers in the D nver M tropolitan
Ar will place an v n grater strain on th Cinderella City Shoppin
C nt r, locat din downtown Engl wood. In 1977, th voters in down-
t n Engl ood pprov d th creation of th Engl wood Downtown O v lop-
nt Authority, and authoriz d a five (5) mill levy on th ir prop rty
to a11iat th Authority ind v loping plan, to ddr •• th appar n
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, -,-":~ ~ II t,h ._ -... , , , ..... DENVER METROPOLITAN AREA :/· :·.
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redevelopment needs. The establishment of this Authority launched
the drive to redevelop downtown Englewood. An additional incentive
was provided by a private developer, Brady Enterprises, who was in-
terested in developing certain vacant parcels in the downtown area.
The developer felt that the most appropriate way to guarantee the
success of a project was to jointly plan it with the public sector
from the beginning. This resulted in a three-party agreement to pre-
pare a development guide for downtown Englewood. The parties were
the City of Englewood, the Englewood Downtown Development Authority,
and Brady El\terprises, A plan for redevelopment was prepared in 1981,
with the involvement of the local business co111Dunity as well as the
parties to the agreement. The planning process to develop this plan-
development guide during 1981 i s detailed in the adopted Englewood
Downtown Development Plan, and is the basis of this Urban Renewal
Plan. Ther are numerous references to that Plan, throughout this
document, and it is available to interested parties.
Th City of Engl wood fo rmed an Urban Renewal Authority in 1973,
but the Authority wa s not active during the 1970's. At the request
of th Mayor of Engl wood, with the concurrence of the Englewood
Downtown Dev lop nt Authority, th Urb n Re new al. Authority wa a re-
activ t din the Pall of 1981 to consid r their role as the financin
v hicl for th public improv aent a in th Plan. In adopting this
ngl wood Urb Plan, the Urban R newal Authority h•• agre d
to aeaum thi1 cri tical role. Th oth r nt itiea (City, Englewood
nt Authority, etc.) will have other role, nd r -
IP 1ibiliti11 in hie ov rall red v lopaent effort, wh ich ar e xplain d
11 wh r in this r por • Th Urban n wa l Authority, in carryina
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out this Plan, agrees to consult with the Englewood Downtown Develop-
ment Authority, but the responsibility for a doption and amendment of
the Plan remains with the City Council.
The preparation and adoption of this report by the various Boards
and Coanissions indicates the general agreement for the direction
to be taken in the downtown. While there are specific elements of
public commitment and private commitment, it is understood that the
success of this effort lies with the partnership approach which has
been evident from the inception of this project.
The approach taken in this Urban Renewal effort is not the traditional
Urban Renewal method. It is not the intent of the City of Englewood
or the Englewood Urban Renewal Authority to acquire all of the prop-
erties within the Urban Renewal Area . This would not be neceasary be-
cause of the interest of private property owners in developin& their
land consistent with the Plan . As will b discu sed in further detail
und r the impl mentation section of this Plan, it will be nee ssary
for the City or Urban Renewal Authority with the cooperation of th
EDDA to acqu!r c rtain prop rtiea for the Littla Dry Cr ek flood con-
trol improv menta.
Thia Pl n has n pr par d to comply with th proviaiona of th
Urb n n wa l L w of the State of Colorado, Part I of Article 25,
of Titl 31, CRS 1973 (1977 R plac nt Volu 12), aa nd d.
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DESCRIPTION OF REDEVELOPMENT AREA.
The majority of the Redevelopment Area is conanonly known as downtown
Englewood, bounded on the west by South Santa Fe Drive, on the north
by West Floyd and Eastman Ave nues, on the east by the South Broadway-
South Lincoln alley, and on the south by U.S. 285. In addition to
this area is the entire right-of-way of Little Dry Creek east to South
Clarkson Street and adjacent land. This area is bounded by the U.S.
285 right-of-way on the north, East Lehigh Avenue on the south, South
Clarkson Street on the east, and South Shennan Street on the west .
In addition, the area north of U. S. 285 along the Little Dry Creek
right-of -way i s included. The boundaries of the Urban Renewal and
Redevelopment Area are delineated on Maps 2 and 3 •
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Wttley ,---.,i--1~
CITY OF aNGLaWOOD Balitr ~r--,
Ha,..,,d ~I--<~ ........,
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MAP 2
DOWNTOWN REDEVELOPMEN T AREA
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III.
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URBAN RENEWAL AND REDEVELOPMENT AREA JUSTIFICATION.
The designation of the Urban Renewal and Redevelopment Area in down-
town Englewood is based on several factors. The presence of the Little
Dry Creek flood plain throughout the downtown and the under-utilization
of property are the two primary inceptives for improvement and redevelopment.
The Little Dr y Creek channel runs directly through the area and its
flo od plain c ompr i ses over half of the de s ignated area. The flooding
potent i a l of Little Dry Creek disc ourages future development. In
add i t ion, t he presence o f de ter i orat i ng s truc ture s and vacant build-
ings c ontri bute to a negative impres sion of the downtown area. Du e
to blight i ng conditions, no significant development has occurred i n
recent year s . This has c reated a serious economic liability for
Englewood.
Th e Eng l ew ood Central Bu sines s Distri c t-Cinderella City retail/com-
me r cial area is c u r r e ntly rated the second major retail act i v i ty c enter
i n the De nv e r M tropo litanAre a, and it i s the major tax generat i ng
source in Englewood . However , ma jor retail /commer cial developments
re pl nned in the surrounding conununities, such as the Southw at
Pl z Hall, C ntennial Race Track redevelopm nt, and th Littleton
Riverfront Redevelopment projec t. Th s d velopmenta pose a serious
c omp titive threat to the Englewood buain sa dist r ict , and if t h
City i s to retain its comp titive dg , redevelopm n t is n c saary.
The bu a in as di s trict east of Cind r lla City ia n ot a s stron g an
cono i c c ent r aa Cinderella City. While t h re a r e sev eral v ry
1ucce a1f ul bu a ine11 a located within th area, ther are aany buai-
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nesses which are marginal and do not contribute to the economic
stabilit y or vitality of the downtown. At the current time, there
are 18 vacant stores in the downtown portion of the Redevelopment
Area . Anothe r indication of the distress of this a rea is reflected
in the sales tax receipts. This section of the Broadway commercial
strip is the only area which has experienced a decrease in sales tax
revenues over the past few years.
The under-utilization of property is another indication of the need
for redevelopment in this area. The designated Urban Renewal and Re-
development Area is 176 total acres in size , of which f orty (40) acres
(or 23%) are public rights-of-way, and seven (7) acres (or 4%) is
developable land in the downtown area.
The 100-year flood plain of Little Dry Creek encompasses over half of
the Redevelopment Area. In accordance with the Englewood Flood Plain
Ordinanc and F deral Regulations, flood control improvements must
be made b fore certain types of development can occur in the rlowntown
area. Without improv ments to Little Dry Creek, the opportunities
for developm nt continue to be severely constrained.
Anoth r factor which indicates the need for redevelopment is th con-
dition of xisting building In arc nt surv y of xisting buildings
within th downtown, it was stablished that 24% of th buildings are
in poor condition rela iv to conformance with City Building and Fir
Cod standards. Thia r pres nta 28 of th 118 exiatin buildings.
O th r ind r, % buildin a) are in lll.llr&Jnal condition and
4 % (5L buildin a) ar in aood con dition. In aany caaea, poor build-
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ings share common walls with good buildings, thereby jeopardizing
a greater number of buildings than the figures may indicate.
The blighted conditions within the district as described above, have
seriously impaired growth of the downtown as evidenced by the lack
of development when compared with the strong market demand which
currently exists. Englewood is currently "built out" with no annex-
able land available, necessitating redevelopment to sustain growth
in housing, services, employment and public facilities.
The absence of development and growth in the downtown district, in-
flating costs of public services and decreasing tax revenues is
creating a serious economic liability for the community. The re-
newal effort is necessary to reverse this trend.
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IV. OBJECTIVES AND POLICIES OF THE PLAN.
In November, 1981, the Englewood City Council, Planning and Zoning
Couunission, and the Englewood Downtown Development Authority adopted
a series of policies which were the basis of the Downtown Plan.
These policies are also a basis of this Urban Renewal and Redevelop-
ment Plan, and are listed below .
1. A concentration of high activity uses should be encouraged in
the downtown to provide a focal point for the City. Downtown
should be a location for work, shopping, living and playing
with aesthetically pleasing areas for rest and relaxation.
2. To provide housing for workers and encourage home ownership,
residential condominiums should be provided within the Down-
town District.
). To preserve and protect the existing single-family residential
nature of the surrounding area from coDDDercial encroachment,
Floyd and Eastman should be strengthened as barriers to further
coDDD rcial expansion to th north.
4. Downtown should be maintained a a regional activity center
with high cone ntrations of retail, offic and residential uses •
5. Th downtown ar a should b d v loped under a coo rdinated theme.
6. Th arrival points to th downtown, U.S. 285 and South Broadway,
U.S. 285 and Elati, Broadway and Floyd, should be strengthen d
visually to id ntify the area .
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7. Public transit should be strengthened with a transit c enter
linking the downtown to the regional transit network.
8. The retail/office area along South Broadway should be linked
with Cinderella City through the development of a mall along
West Girard Avenue.
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9. The link between Cinderella City and South Broadway should be
pedestrian-oriented, with retail use at ground level in build-
ings bordering the West Girard Mall.
10. Off-street parking capacities should be increased and should be
enhanced with landscaping.
11. Parking should be provided between development parcels and on
the perimeter of the downtown with access from the internal
str et system.
12. To provide for better vehicular circulation, som intersections
in th downtown rea should b realign d,
13. The propo d red v lopm nt should be linked to surrounding
n ighborhoods with safe p destrian conn ction s .
14. Existin utilities nd n w utility s rvice should be placed
underground.
15. To aaint in the scale of n w d velopment coapatibl with the
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scale of existing buildings, high rise development should be
located off the mall and Broadway corridor. The building height
shpuld be compatible with the height of existing buildings.
16. Usable open space should be created in the downtown.
17. To create an open apace climate, Little Dry Creek should become
a focal point with a variety of uses developed along its banks.
18. The i mage and character of the redevelopment should be aesthetically
pleasing to attract people.
19. Alternative energy sources (solar, etc.) should be used where
possible.
20. Existing ordinances which guide development should be refoI'111Ulated
to create downtown zoning distric t and to set standards for the
redevelopment.
21. To insur an adequate level of public services including police
and fir protection and maintaining public areas.
22. N w ways to financ the rd v lopm nt should be determined and
initiated •
23, A mark tin packa
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s hould b develop d to prolllOte the redevelop-
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V. DEVELOPMENT PLAN.
A. Existing Land Use.
The Redevelopment Area contains 176 acres, of which 62 % is
private and 38 % is public land use. The boundaries for the
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Plan have been extended to include the upstream improvements to
Little Dry Creek. Therefore, existing land use has increased
to include the property south of U.S. 285 to the Englewood
High School with South Clarkson Street bordering on the east.
The public and private improvements outlined in the Plan refer
primarily to the downtown area. Improvements proposed for the
area south of U.S. 285 include channel improvements to Little
Dry Creek and a detent i on pond on the Englewood High School
athletic field. No other improvements to the area are proposed,
but private development is encouraged.
The downtown area c ontains 120 acres, of which 76%, representing
92 acres are currently developed. There are seven (7) acres of
property which are vacant, and 16 acres are being used for at-
grad parking. Cinderella City provides an additional 37 acres
for parking. A total of 22 acres are public streets, alleys
or right-of-way for Little Dry Creek. The majority of developed
property ia being utilized as retail or office. There are
currently 269 individual retail uses repr senting 1,682,760
gro s square feet in th area, and 490,645 gross square feet of
office sp ce. There are 65 residential units located along South
Bannock Street, West Hampd n Av nu , and U.S. 285, with several
s cond story reaid ntial unite in th 3400 block of South
Broadway. To th weat of South Elati Stre t i1 Cinderella
City, a 1,217,100 squar foot regional ,hopping c nter •
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The most apparent characteristic of the downtown is the amount of
vacant and under-utilize,d property. The downtown plan further de-
tails existing land use in this area.
Existing land use east of the South Broadway/South Lincoln alley
consists of a mixture of residential, retail and office uses. The
area contains 56 acres, representing 63% of public uses and 37% of
private land use. The Dry Creek Shopping Center adds an additional
29,550 square feet of retail space in the Redevelopment Area.
The majority of proposed improvements in the Redevelopment Area
occur in downtown Englewood. For this reason, the following land
use breakdown and analysis refers to the downtown area and does not
include the area east of the Broadway/Lincoln alley.
1. Building Condition.
The buildings in the downtown area vary from one and two-
tory brick structures tot n-story office towers. As part
of th preparation of the downtown plan, a visual survey of
th xisting structur sin th downtown wa conducted by the
Building and Fire Departments. While this survey did not
include the building in th entire Redevelopment Area,
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it did cover the major downtown area. There were 118 build-
ings identified, and 28 were judged to be in poor condition,
39 classified as marginal, and 51 buildings were found to be
in good condition. This was a visual survey from the street
and does not represent a building-by-building analysis of
quality. It does give some indication of the general need
for rehabilitation of the downtown. The age of the buildings,
especially those along South Broadway, is mostly responsible
for the rather poor condition. Most of the structures were
built in the 1920's, and because of the non-resident owner-
ship pattern, the degree of maintenance has been limited in
many cases. A map indicating the condition of buildings in
the downtown is found in the Downtown Plan.
Two high-rise buildings existing in the downtown were built
in the mid-to late 1960's, and are in very good condition .
2. Land Ownership.
There are 158 business owners within the downtown Redevelop-
ment Area not including Cinderella City. Of that total, 88%
ar absente owners of property which makes revitalization f-
forts more difficult. The size of the properties vary greatly,
but th er are a f w larg parcels which ar singularly own d •
Th larger property own re include First National Bank, First
Int rst te Bank, KRAVCO-Equitabl Lif , Nieleen Inv atm nt Company ,
City of Englewood, J aneco Ent rpriaes, and Engl wood Plaza,
Ltd. On o the eeumptione of this plan ii that on or 1110r de-
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velopers will begin to assemble properties for redevelopment
according to the Plan. This is, in fact, already occurring
with one developer, and it is considered the key to the suc-
cess of this effort.
3. Existing Utilities.
The existing utility system serving the Urban Renewal Area is
generally adequate to serve the projected development with
certain improvements. The changes that are necessary are
due to required relocation of utility lines and some capacity
inc r e ases to water, s ewer and storm sewer systems. The
existing utility sys tem involves ove rhead electric and tele-
ph one lines which are aesthetically unpleasant. The Urban
Renewal Authority would strongly rec ommend that all utilities ,
includi ng powe r an d telephone, be placed underground.
With i n the pas t s i x months, the Cit y has installed a 15 i n ch
sewe r l i ne along Wes t Floyd Avenu e , and a 12 inch sew e r line
along South Acoma Street. Th e sewer interceptor l ines i n
West Floyd Avenue and South Bannock Street are lar ge enough
to carry an increased population density of 60,000. The
network of water mains has been strengthened with larger
mains in South Lincoln Str et to support the proposed de-
v lopment. The improv ments will assist t he developm nt
within the Redevelopment Are by providing addition 1 cap city
to th utility syst m •
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4. Environmental tpalysis.
The major environmental constraint in the Redevelopment Area
is the presenc~ of the 100-year flood plain through most of
the downtown. A major public investment will be made to con-
fine the 100-year storm to the Little Dry Creek channel.
Without this improvement, the downtown area of Englewood will
continue to be potentially exposed to flooding and any new
structures would have t o b e c onstructed in conformance with
the City of Englewood flood plain regulations. These regula-
tions do n o t prohib i t development, but the physical standards
that need t o be met certa in l y inhibit development. The pro-
posed d velop nt plan could no t be built out within the
liaita of the pr nt flood pla i n regulations because of
th el va i of th ir t floo r o f the proposed building.
ni r d n t p ar
that uld aff t c
any unusual problems due to soils
tru tlon in the area. The depth and
typ of con truct on will b limi ted by the water table,
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B. Public Improvement Projects.
The Redevelopment Plan will be accomplished through both public
and private investments. The cost of the entire project is es-
timated at $234 million, of which $2 9 million is estimated for
public improvements, and $171 million for private development.
It is also anticipated that approximately $38 million for public
and private improvements for parking structures are required.
In order to attract private investment to the Urban Renewal
Area, c ertain public capital improvements are required (Map
4). The cost estimates for the public improvements are pre-
liminary f i gures and until more de sign work is accomplished,
these figures cannot be finalized. These figures in their pre-
liminary state include the estimate d construc tion cost and a
15% fe e for des i gn and engineer i ng, and an additional 15% as a
contingency . The outline of public improvements also includes
the maximum amount of improvements proposed in the Redevelopment
Area. There are obvious relationships between c ertain public
projects that would necessitate close coordination over the
timtn of the proj eta. Many decisions affecting all of the
proj eta must b mad as part of th Little Dry Creek improve-
ments sine the Littl Dry Creek flood control project will set
th ton for the d sign of the entire redev lopm n t effort •
For instanc , it is only s naibl to handl r location of
utiliti a from Wat Girard Av nu as part of the mall project •
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CINtERELLA CITY
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unu--~ .... , .. ._ ~-.... C:::::, ....... ,. & U. L Ill ..._.,.. •• n -p-
~ ... _ .. , ___ .,,
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MAP4
PUBLIC IMPROVEMENT PROJECTS
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As each improvement is discussed, its importance to the area
will be evident. The timetable for improvements i s discussed
i n the phas ing section of this report.
Summary of Public Improvement Projects.
Project Type
1. Little Dry Creek Flood Control
2. Mall (Girard)
3 . Broadway Corridor Improvement s
4 . Sker r i tt Park Redeve lopment
S . Utilities I mprovement & Reloc a tion
6. Stree t and Right -of-way I~provementa
7 . Hampden /U .S. 285 I mprovemen t
8 . Pedestri an Overpa s s es
To t a l
1. Littl Dr Creek Flood Control.
Estimated Cost
$14,000,000.
$ 6,825,000.
$ 865,000.
$ 1,605,000 .
$ 2,170,000 .
$ 2,730,000 .
$ 48,000 .
$ 624,000.
$28,867,000 .
The greatest public investment in th plan is th i mpr ove-
ment to Little Dry Creek, whi ch is r quired to contain a
100-year flood within the ch nn 1. As part of th improve-
m nt, a det ntion pond will b loc t don the Englewood Hi h
School athl tic fi ld, This is a pr cautionary measure to
r due the amount of wat r flowing through th downtown ar a
in th v nt of 100-y ar f~ood. Additional improve nts
include widening the ntranc to th Cinderella City box
conduit, r placing or rabuildin th bridges at Weit Rampd n
Av nu , South h raan Str et, South roadway, and U.S. 285,
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and widening and improving the chann el from Clarkson to the
Cinderella City conduit.
The entire Redevelopment Area will benefit from the improve-
ments to Little Ory Creek. The proposed detention pond and
the increased capacity of the channel will eliminate the
flooding potential of Little Ory Creek. By containing the
flood waters within the banks of Little Ory Creek, it in-
crea es the amount of land which can be built upon without
restriction, thus increasing the development potential and
land value in the area. The total improvement s to Little
Ory Creek are estimated to be completed in two years.
The design guidelines for Little Ory Creek emphasize an
aesthetically pleasing open space rea. The proposed im-
provements include landscaping along the channel, bicycle
path , and a pedestrian walkway a parating the Creek and
th retail us s constructed adjacent to the Creek in th
downtown action.
Th City of Engl d nd th Urb n Drain nd Flood
C trol District h v
Littl Ory Cr k 1
h d at nat din th
allo ated a tot l of $4,411,954 for
rov nta. O this amount, th City
Pu U Y
3,7
Drain
Addltt
,954 for th p rt
total of
2 to 198S, and Urban
d Plood C tr l 01 trt t ha• allocat d
undin • r qutr d to cov r th
to! th proj t, taa d at l ,000,000 •
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75,000.
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The cost of the project cannot be reduced by doing only a
portion of the project since the downtown must be removed
from the 100-year flood plain, and all upstream improvements
are necessary.
2. Pedestrian Mall.
A pedestrian/open space system will be designed along West
Girard Avenue between South Broadwa y and South Elati Street,
and along the Little Dry Creek channel between West Hampden
Avenue and West Girard Avenue. One objective of this is to
have a pedestrian link between the downtown business dis-
trict on South Broadway and Cinderella City. It also pro-
vides a very attractive open space corridor through the
downtown and addresses the goal of the need for beautific a-
t i on. All o f the north/south cross streets along the mall,
excludin g South Acoma Str e et, will remain open to vehicular
traffic. South Acoma Street between West Girard Avenue and
W st Hampd n Av nu will b clos d to vehicular traffic,
but will r main op n aa a service road to provide access to
the ar a.
A second ped strian mall is plann d bordering the Littl
Dry Cr k chann 1 betw en South Acoma Str et and South
Bannock Str et. At the int rs ctioq of th two malls , a
t wn square plaza is propo d. Two additional plazas ar
plann d al g th Girard Kall providin pd atrian orient d
activities. Th eatiaated proj ct coat ia $6,825,000 •
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3. Broadway Corridor Improvements.
Broadway serves as an important entrance into the project,
and as such, is carefully considered in the redevelopment
plans. Public improvements to the South Broadway corridor
are eatimated at $865,000. The proposed improvements in-
clude street lighting, paving, signage, landscaping, and
s treet furniture. A downtown theme will unify the area
and provide guidelines for both pub lic and private pro-
jects. In order to create a pleasing area, landscaping
will be used to act as a barrier between vehicular and
pedestrian traffic . By creating a common theme with
plantings, paving, signage, lighting and st reet furniture,
a pleasant atmosphere would b developed.
4. Skerritt Park Redevelopment .
Skerritt Park provides the largest open space area in down-
town Engl wood. Of the three maj or ntrances into the area,
this arrival point t U.S. 285 and So uth Broadway is the
aost impressive. The combination of th landscaped inter-
• ction with the op n area creates an impression of a
h althy, attractiv downtown r a. Sk rritt Park is an
important asst to Engl wood by offering a place of quiet
r spit from the int nae coOD rcial corridors of So uth
Broadway nd West Kampd n Av nu. A proposed improv ment
to Sk rritt Park is th construction of a lak by opening
up th Little Ory Creek ch nn 1. Additional improv nts
1nclud play equipment, b nches , 11 htin , and landscaping.
Th esti ... t d cost 0£ public illl()rov nts is $1 ,605 ,000 •
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This figure is highly dependent upon the design of Little
Dry Creek improvements. In the event the design of Little
Dry creek can accol!IIDodate a small lake, the expense of
creating the lake may be included in the Little Dry Creek
project.
5. Utility Improvements and Relocation.
Utility improvements and relocation are estimated at
$2,170,000. Redevelopment in the area wi ll increase the
demand on the present utility system. While the capacity
of the existing utility system is ad e quate, there must be
some i n c reas e i n capacity to provi de fo r the additional
demand on the water, sewer and storm sewer systems.
Ut i lit i es along We s t Girard Avenue and Little Dry Creek
wi ll be relocated to assist i n the development and main-
tenance of the malls. The f o llowing is a breakdown of
p roposed i mpr ovement s to th ut i l ity sys tem :
Th anitary sewer system r equ ires t h e mo s t e xte n s ive
improv ments, estimat d $1,133,000.
N w wat r lin , eatiaat d $481,000,
w drainag syst a, atiaated $249 ,000.
Gas syst m, eatimat d $18,000.
R moval of overhead 1 ctrical lin a and telephone
lines, astimat d $171 ,000 nd $77 ,000.
Th total coat of $2 ,170,000 ia aa au d to b required for
th build out of th proj ct,
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6. Street and Right-of-way Improvement s .
Street and right-of-way improvements are esti111Sted at
$2,730,000. Due to the projected increase in traf fi c
volume in the area, street and right-of-way improvement s
will be necessary. To carry the additional traffic volume,
the expansion of existing street right-of-ways is required.
Proposed right-of-way improvements include the widening
of South Elati Street, South Cherokee Street, and South
Bannock Street between U.S. 285 and West Floyd Avenue,
and South Acoma Street north of West Girard Avenue to
seventy f eet. These ~ight-of-ways currently range from
thirty~three f e et to forty-eight feet . The South Acoma
right-of-way south of West Girard Avenue wi l l be reduced
to f ifty fe e t and used as a s erv ice road. Addit iona l i m-
provements t o the s treet sys tem include repav i ng, land-
s c ap i ng, s ignalization moq i fi cations , restriction of pa r k-
ing, and wi d ening to provi de se parat e turn lanes a t i nte r -
section s . The plan also c a lls for the e xt e ns i on o f Hampd en
Place east to West Hamp den Avenue. This improvement is re-
quir d to provid for east/west access through th
ment. Th downtCJIWr\ plan and previous studies hav
out th need for th r ali gnment of Floyd Ave nu
develop-
point d
at th
&roadway int rs ction. At the pres nt time, traffic moving
east on Floyd Avenu at &roadway is fore d to aake a left-
hand turn at slight, and th nan i ... diate right-hand turn
at another light to continu on Floyd Av enue. Thia jog in
the road crests sertoua traffic probl s which aust b
reaolv d to support th increaaad traffic resulting fra11
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the downtown deve l o pme nt. Th e cost of this realignment
i s i ncluded in the ov e ral l s treet and right-of-way improve -
ment budget item.
7. Hampden Avenue/U, S. 285 Improvements.
Public improvements to U.S. 285 are minimal. The plan in-
c ludes street tree planting, landscaping, and removal of
c urb c ut s . The proposed realignment of West Hampden Avenue
will reloc ate the interse ction at South Bannock Street
farther north. Thi s will improve the design at the inter-
s ect i on o f South Bann ock Street and U.S . 28 5 and alleviate
t he conges t i on wh ich curr e nt ly e x is t s . Es t i mated public
im provement s are $4 8,000 . These i mprov eme nt s are proposed
t o e x tend f r om Br oadw ay to So ut h Santa Fe Dr i ve.
8, Pe des trian Overpasses .
One of t h e o b ject ives of t he project is to pr ovid s afe
ped tri n conn ection s througho ut t h area. This will be
accomplished by thre overhead walkways. To provid e s a fe
pd atrian accesa from th south, two overpas es will be
locat d ov r U.S. 285 at South Bannock Str et and South
!lati Str t. Anoth r overpasa will b at W st Girard
Av nu nd South Bro dway to provid saf acce from the
a t to th R d v lop nt Ar a. Thia ii eapecially i m-
portant b cause within on block of South Broadw ay , t here
ar two hi h-ris housin proj eta for th eld rly. Th
stiaat d cot o th thre overpass sis $624 ,000 .
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9. RTD Transit Center.
For several years, the City and Regional Transportation
District have been discussing the need for a transit center
in downtown Englewood. At the present time, there are
many buses serving the downtown area, but the buses stop
in various spots, and there is no centralized location
for all bus loading. Since the Englewood downtown area
and Cinderella City are considered a regional activity
center by the Denver Regional Council of Governments, it
was logical to consider this area for a transit center.
The concept of transit centers has changed over ~he years
from somewhat elaborate physical bus depot stations to an
attractive drive-through facility for bus loading and un-
loading. It is proposed in the Redevelopment Plan that
the City incorporate a transit center into the design of
the building to be located on the City owned parking lot
betw en South Acoma Street, South Bannock Street, West
Girard Avenue and West Floyd Avenu • Regardless of
whether this site houses a City Hall or a private office
building, th transit center should be incorporat d into
the d sign. Th Urban Ren wal Authority recommends that
this be a mandatory compon nt of that building. Th
coat of th facility is unknown at this tiae, but RTD
d • have funds avallabl for thia purpoa in Engl wood.
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C. Private Projects.
The public improvements are proposed with the understanding
that private development will occur simultaneously. The pri-
vate development proposed is consistent with the adopted Down-
town Plan for Englewood. Since the City and Urban Renewal
Authority do not have control over most of the land within the
Urban Renewal Area, the proposed private deveiopment description
shall serve as a guide for the redevelopment of the privately
owned parcels of property. Redevelopment of private sites with-
in the Urban Renewal Area shall be consistent with the Redevelop-
ment Plan. The private development is needed to finance a large
portion of the public improvements through property and sales
tax generation. The private development will include all types
of uses. The mixed use concept is considered the basis of the
success of the overall redevelopment. The private projects are
described below with their estimated construction value.
Summary of Private Development.
Type Gross Square Estimated Value*
Footage
Offic 529,800 $ 60,612,240 •
Retail 346,800 $ 33,811,180.
R sid ntial 498,80 0 $ 45,382,610.
Hotel 200,000 $ 15,600,000.
Other 165,000 $ 1!1,0112,Wl,
Total 1,740,400 $171,496,000.
* Include• con•truction co•t, d •ign, ngin ering and contingency.
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1. Retail.
The retail development will be concentrated along the Girard
Mall and the Little Dry Creek Mall area. As the illustrative
plan indicates, (Map 5 ), the retail space would occupy
the first floor of the mall development, and would provide
the much needed link between the retail uses on South Broadway
to the Cinderella City Shopping Center. The projected net
leasable square footage of retail uses is 231,200, valued
at $17,338,700. The total gross square footage of retail
space is 346,800 square feet, valued at $26,008,600. While
there are no new bu ild ings t o be developed along South
Broadwa y , there will be an organized effort to have the
existing retail uses rehab i litated through improved facades
and signage,
2. Office Development.
Th e mark e t study prepared by Browne, Bo rtz & Coddington for
the downtown plan indicat s the s trong demand f o r offic e
s pace that will be creat e d by ove ral l r e d e velo pment. Th e r e
is curr ntly 490 ,645 g r oss square f et of o f fice s p ace in the
d own town ar a. Th red v lopm nt will incr ase by 398 ,400
squ r f et of net 1 a able office space. Tw o off i c t ow rs
r propoa d for th prop r ty aou th of th Girar d 11.
Addi t ional offic sp c will b located on th a c ond and
third lev ls of th buildin • alon g t h Mall .
3, !!2!...l·
A hot 1/conv ntion center facility is propo d as an int ral
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MAP 5
ENGLEWOOD DOWNTOWN REDEVELOPMENT
r1
\l u JI
i.::i 0 0 o <::)
11 J~ lt.3,., o D
I ,, 11 I •'' I I
\JU
u CJ
----OIIOIIOO JOO eDO
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part of the redevelopment of the Urban Renewal Area. Ac-
cording to the marketing report for the downtown plan, a
hotel complex could serve the southwest metro area of Denver.
The most desirable site for such a facility is directly
north of Skerritt Park. This site is the major entrance in-
to the project area and a large structure on this site is
highly desirable from a market perspective. The improvements
to Little Dry Creek and Skerritt Park will complement the
hotel complex, which would consist of 250 rooms with a net
leasable square footage of 133,000 square feet. The construc-
tion value of this development would be $12,000,000.
4. Residential.
A basis of the mixed use concept is that various land uses
complement one another. Residential development plays a
great role i f this relationship is to be successful. The
proposed private development includes a total of 498,800
gross square feet of such use repres nting approximately 400
living units. The mall areas would include a portion of the
residential units on th upp r floor of th retail d velop-
nt. Th a would b locat d adjacent to th Girard Hall
and Littl Dry Cr ek. Th r will al o be high-ria condo-
minium tow rs on th block north of th Gi rard Hall at South
Ch rok Str t, a w 11 a south of th Clrard Hall at
South Acoma Str t. Whil nt in a down-
town a ttin ia a new cone pt in th D n~r r tonal ar a,
it 11 bin teat din downto D nver and to b a sue-
ce aful v ntur • Th reaid ntial condoainiua t ra are not
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proposed for phase one in an effort to test the market
with the residential development along the Mall, The
construction value of the residential development is es-
timat e d at $34,909,700.
S. Other .
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This category of development includes restaurants, lounges
and other entertainment facilities that would be incorporated
into the Redevelopment Area. There is a noticeable lack o f
qual i ty restaurant s i n the downtown. A total of 165,000
gross square feet of "other u ses" have been inc luded i n
the plan representing $12,376,900 i n c onstruction value .
6. Parking.
In order fo r the ent i re redevelo pment project to be c on-
s truc ted and f un c tion a s a workable development, adequate
park i n g is requ i r e d . Th e p ossib ility of c r e at i ng a parking
d is tr ict is bein g c onsidere d , Fo r pu r pose s of t h is repo r t ,
the total number of spaces and estimate of cos t is presented
with the assumption that the costs will be both a public
and privater aponsibility,
A total of 1,953,000 squar feet of tructured parking ia
includ din th Downtown Plan and th Urban Renewal Ar ea ,
repr nting 6,510 spaces at a cost of $38,000,000 . Thia
includ a the construction of n w perking as w 11 aa th r -
building of xiating apac s. P rking will b provided on
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level below grade in most locations in the downtown area.
Parking will be supplied based on the following require-
ments, or as required by the Comprehensive Zoning Ordinance:
Use Space Requirements
Retail 4 cars/1,000 sq. ft.
Office 2 cars/1,000 sq. ft.
Hotel 2 cars/1,000 sq. ft.
Residential 2 cars/unit
Other 4 cars/1,000 sq. ft.
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gross
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D. Site Planning.
The Redevelopment Plan conforms to the guidelines established
in the Downtown Plan and the Englewood Comprehensive Plan. It
has gone a step further by designating specific types of develop-
ment which are most appropriate on specific sites. It is recog-
nized that a certain amount of flexibility is required in order
for private development to occur. Since the City will not control
all of the property in the project area, the actual building de-
sign and siting may vary from the designated plan.
Targeted areas for development have been divided into four de-
velopment phases. The beginning of each phase has been scheduled
at two year intervals, extending over an eight year time frame.
The attached chart outlines the estimated construction value
and date of completion for each phase. The following site specific
description of each phase is to be used for illustrative purposes
and to show the development potential in the area. Design guide-
lines have been estab lish d to direct the development in the
Redevelopm nt Area. The attached map identifies the major de-
v lopment pare la, (Map 6).
Pha I.
The first phase of d v lopm nt includ a Parcels D, F and R.
A privat develop r currently holds an option on th prop rty
in Pare l D and is int reat din dev loping the aite in ac-
cordanc with th ~ d v 1opaent Plan. nia dev loper propoa a
to build• thr e-atory atructur alon both th north and aouth
aid a of th .. 11, a hi h-ri offic to r, and a parkin
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MAP 6
PRIVATE DEVELOPMENT PARCELS
A
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C 0
H
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L GE:N D
--GIII A IID l H AMl'O[N IIULICNM [NTI
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structure south of the mall. In compliance with the design
guidelines for the pedestrian mall, a mixed use development
is planned with retail space on the mall level and office or
residential uses on the upper levels. A high-rise office
tower is planned which will be located beyond the minimum
setback distance required by zoning law. To provide off-
st reet parking for the redevelopment area, a parking structure
will be located on the periphery of the parcel.
Development of the first phase also includes Parcel H. The
property is at a prime location, since it is situated at the
entrance to downtown Englewood and is adjacent to Skerritt
Park. A hotel-convention center is proposed for this site.
It is necessary for Englewood to attract a strong activity-
generating entity such as a hotel-convention c enter to c reate
an economically v iable downtown area.
Th development of Parcel F will occur as a result of the im-
provements to Little Dry Cre k. It is anticipated that the
City or Urban Rn wal Authority will ain control of this
prop rty for th purpo o f d v loping th flood control i•-
prov ments. 111 r will b portion of xisting parcels th t
will not b r quir d for th Littl Dr Cr ek proj ct, nd will,
th r for, b vail bl for privet r develop111ent. 1bia will
1nclud aimJ.lar developaent aa will occur along Girard Hall,
i.e., thr -1tory atyl buildin I wt .th r tail, office and r i-
d ntial u 1. 111 r ar four buildin&• propo d within Block
, r pre nting a total o 109,200 aroa1 aquar f et. 1b
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uses are preliminary and are subj e ct to market demand, but
the estimate is for 13,800 s quare feet of retail, 71,500 square
feet of residential, and 2 3,900 square feet of other.
The existing land use in Phase I includes 12,700 square f eet
o f office space and 68,890 square feet of retail spac e. The
proposed development will increase the amount of retai l spa ce
to 32,500 square feet, and the amount of office space t o
208,900 square feet. The total development including all
types will be 566,500 square feet. In addit i on t o the pr i-
vate i mprovements, the major publi c improvement to be c on-
structed in Phase I is Little Dry Creek flood control. Th e
construction of these improvements will occur simultaneously
wi th private development.
Phase II .
Th second phase of develo pment is c on t ained i n Parc e l E.
The proposal is t o de v e lop Ph ase I I i n a mi rror i mag e of
Ph s l across South Cherokee Street to the east . This
wo uld inc lud mix d us d v lopment along the mall, an of-
fie tow r, nd structured p rking on the periphery of th
d velopm nt. With this phase completed, the development
along th mall wi 11 be ov r half compl ted.
Exiatin land us within th parcel conaiata of 5 ,330 square
f et of retail apace, 23,850 aquara f t of office apace, and
2 ,3 50 aquara f t of r aidential apace . Th redevelop nt
will in c r a th total aquar footaa by 171,300 aquar
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feet. The public improvements to be financed during the phase
include the major utility relocations, the first phases of
the Girard Mall, and improvements to South Broadway.
Phase III.
Phase III contains the Parcels Band G. Parcel Bis currently
a parking lot owned by the City of Englewood and leased to a
shopping area owner for short-term parking. The proposed de-
velopment on this parcel includes an RTD Transit Center,~
parking structure, and an office tower. The transit center
would provide an important amenity to the downtown area since
it will be centrally located, and would encourage shoppers
and employees in the area to utilize the transit system. The
transit center would provide a central connecting, loading
and unloading point for the various buses which serve the
area. Adjacent to the transit center, a parking structure
would be planned which could provide a Park and Ride aervic
for RTD passeng rs along with off-street parking for the
area. nte office tower on the site would face a major plaza
along the mall.
1b third phas of develop nt also includes a reaid ntial
tow r on Parcel C. Thia tow r will et th minillllll setback
s requir d by zonin l w.
Existin 1 nd u in Pha III consists of 5,6 0 squar f t
of re atl ap c. Th bra down into typ of d v lop nt pro-
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posed is 34,400 square feet of retail space, 170,200 square
feet of office space, and 109,400 square feet of residential
space.
The public improvements proposed within the phase include
the required street and right-of-way i mprovements and the
remainder of the mall.
Phase IV.
Phase IV of the development proposal occurs on Parcels A
and C. Existing land use in Parcel A is the King Soaper
shopping complex, whi ch is part of Cinderella City . The
proposed realignment of West Girard Avenue will create a
narrow strip of developable land between King Soopers and
the mall. Development of th e strip of land will actually
occur in Phase I and will b co nsistent with the development
guidelines fo r the mall, Additional redevelopment of Parcel
A includ s a r sid ntial tow r setback the r equired distance
off of th mall, and a parking structur on the periphery.
Additional r novaclon of the existing structures will certainly
be encourag d.
Existing land us in Pare 1 C includ a th Engl wood City Hall
nd parking lot. Du to th r alignment of Wat Girard Av nue,
th parkin lot for th City Hall will b convert d into th
right-of-way for th d ttrJan a.all, Th refore, other parking
for City Hall wlll n d o d v lop d,
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Existing land use in Phase IV contains 83,300 square feet
of retail space. The proposed development will increase the
land use b y 688,600 square feet. This last phase will in-
clude the Hampden/U.S. 285 improvements and miscellaneous
open space improvements, such as to Skerritt Park.
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Phase I :
(Blocks D,
F & H)
Total :
Phase II :
(Block E)
Total :
Phase III :
(Blocks B
& G)
Total :
Pha1e IV .
(Blocks A
& C)
Total
Total :
Type
Retail
Office
Resident ial
Other
Hotel(250
rooms)
Retail
Office
Resident isl
Other
Retail
Office
Residential
Retail
Office
Residential
Other
Retail
Office
Reaidential
0th r
Hotel (250
room,)
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REDEVELOPMf;ln: PLAN PHASING
1984 Construction Comelete
Gross Square Gross Net Leasable
Footage Cons truce ion Square Foot-
Value age
32,500 $ 2,436,400. 21,600
208,900 $18,383,200 . 157,100
71,500 $ 5,002,200 . 47,600
53,600 $ 4,021,900. 35,800
200,000 $12,000,000. 133,000
566,500 $41,843,700 . 395 ,100
1985 Construction Comelete
55,900 t 4,192,500 . 37,300
69,200 6,089,600 . 52,000
28,000 l 1,960,000. 18,700
18,200 1,365,000. 12,100
171 ,300 $13,607,100 . 120, 100
1987 Construction Comelete
34,400 $ 2 ,5 79,700. 22,900
170,200 $14,980,000 . 128,000
109,400 $ 7,654,500 . 72,900
314,000 $25,214,200 223,800
1989 Construction Comelete
224,000 il6,800,000. 149,400
Sl,500 7 , l 72,000 . 61,300
28 9,900 $20,293 ,000. 193,300
93,200 $ 6 1 990,'lOO. 62,200
688,600 $51 ,255,000. 466,200
TOTAL , ALL PHASES
3 , 00 $ 26,008,600. 231,200
529, 00 : 46,624,800 . 398,400
9 ,800 3 ,909,700. 332,500
165,000 $ 12 ,376,900 . 110,100
200,000 $ 12,000,000. 133,000
1,740 ,400 $131,920,000 . 1 ,205,200
30't 39,576,000 . 30't
$171, 96,000
• tail and "Othar" UHi includ d for ulu ax I n•ration calculation .
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Leasable
Construction
Value*
$ 1,622,300 .
$ 2,681,300.
$ 4,303,600 .
$ 2,795,300 .
$ 907,500 .
$ 3,702 ,800 .
$ l, 719 , 800 .
$ l, 719,800 .
$11 , 20 l , 300 .
$ 4,661,300 .
$15,862,600 .
$17,338,700 .
$ 8,250,100 .
$25,588,800.
7,676,640 .
$33,265,440
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E. Transportation Planning.
Modifications to the existing street s ystem are necessary to
accommodate the additional 20,000 trips which will be generated
in the downtown area. The following modifications are proposed
to handle the increase in traffic volume:
The closing of West Girard Avenue between South Broadway and
South Elati Street to vehicular traffic and c onverting the
right-of-way to a pedestrian mall. This eliminates an east/west
internal circulation route and inc reases the traffic volume on
West Floyd Avenue and West Hampden Avenue.
The West Floyd Avenue/South Broadway intersection is the sixth
most dangerous intersection in Englewood, and realignment of
this intersection is necessary to accommodate the increased
traffic flow. This must occur during the redevelopment process
if proper east/west access is to occur.
Primary access to the project area is on South Cherokee Street,
South Elati Str et and West H mpd n Av nu • A proj ct d traffic
increase will run 4,200 -4,600 v hicl s pr day. To accommod te
th additional traffic on W st H mpden Av nu , re lignaent and
ext nsion is n c ss ry. Curr ntly, W st Hampd n Av nu do• not
run c ontinuously through th ar a. Th plan ia to ext nd Wat
H mpd n Av nu nd conn ct with H pd n Plac at South Cherok e
Str t. Thia r ali nment would r locat th Wat Hampd n Av nu
South Bannoc k Str tinter c tton (arth r nor h, and provide ad-
ditional internal circulation within th ar a .
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The closure of South Acoma Street between West Girard Avenue
and West Hampden Avenue is planned since the existing traffic
flow is minimal. It will remain open as a service road for the
businesses located on either side of South Acoma Street and for
buses traveling to the transit center.
Conversion of South Bannock Street from a one-way to a two-way
street is proposed, and thus provide another entrance to the
project area and an added internal circulation route.
Regional north/south access to the Redevelopment Area is pro-
vided on South Santa Fe Drive. Planned improvements to the
Santa Fe corridor will decrease the traffic volume on South
Broadway. The proposed light rail system along South Santa Fe
Drive will also reduce vehicular traffic. East/west access to
the area is presently provided by U.S. 285, but it is anticipated
th t the propos d C-470 in the southwest metro area will relieve
some of th traffic pressures on U.S . 285.
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VI.
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IMPLEMENTATION.
A. Land Acquisition.
The City of Englewood, the Englewood Urba n Renewal Authority, and
the EDDA, propose that to the greatest extent possible, the pri-
vate sector purchase the properties that are required for the imple-
mentation of this plan. There are occasions when the City or Urban
Renewal Authority will be required to acquire title to privately
owned property, with the assistance and cooperation of EDDA. The
most apparent example involves the improvement of the Little Dry
Creek channel. In order to develop the channel in a manner that
will allow the 100-year storm waters to remain within the banks of
the channel, it will be necessary to acquire property along the
existing channel. A wider channel is required throughout the Urban
Renewal Area. In the event the City or Urban Renewal Authorit~ is
unable to acquire the private property at established fair market
value, the City or Urban Renewal Authority may exercise the right
of eminent domain. The property would only be a c quired if require d
for the implem ntation of th e Redevelo pment Plan. All d evelopment
that occurred on th prop rty would b consistent with the Redevelop-
nt Plan. This procedur will only b u ed as a lat resort, after
consultation with th EDDA, wh n negotiations with th property own r
fail. Th prop rti s to b acquired for Little Dry Cr k improve-
nts will b formally d signat d and id ntified by th City Council
nd th Urban Rn wal Authority. Both th City Council and Urban
n wal Authority will 1tate that th prop rti s ar requir d to
t th obj ctiv s nd provision or this adopted Urb
Pl
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Acquisition of property will also be necessary in order to
develop the required widths of various public streets in the
Urban Renewal Area as well as the Girard Avenue Mall. The
western portion of Girard Avenue will be realigned to provide
a continuous straight mall.
The services of the EDDA will also be used to facilitate the
private acquisition of other properties that are required for
successful redevelopment consistent with the Plan.
Any other acquisition by the Englewood Urban Renewal Authority
or the City of Englewood shall be consistent with the Urban
Renewal Plan. No property shall be acquired by eminent domain
without the approval of the Englewood City Council acting by
resolution.
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B. Land Disposition.
Except for land disposed of to the City of Englewood for develop-
ment of public improvements or facilities, the Englewood Urban
Renewal Authority shall, in all agreements, deeds, leases, and
other instruments from or between the Englewood Urban Renewal
Authority and to or with a developer, impose covenants running
with the land for a period of thirty years from the date of the
Deed. These covenants shall require purchasers of land in the
Redevelopment Area to:
1. Agree to develop and use the property in accordance with the
provisions of the Redevelopment Plan.
2 . Agree to begin and complete the improvements within a
period of time determined by the Englewood Urban Renewal
Authority to b reasonable; and
). Agre to not discriminate upon the basis of race, color,
ere d, sex or n tional origin in the sale, lease, rental,
us or occupancy of th property, or of any improvements
er cted or to b r ct d ther on, or any part th reof.
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C, Development Guidelines.
In order for development to occur in accordance with the adopted
Redevelopment Plan, guidelines for development must be prepared.
A document containing such guidelines will be prepared and pre-
sented to the various developers for their use in the design of
buildings. The guidelines will include the quality elements of
construction such as building materials and des i gn. The quant i t y
elements, such as height and bulk, will be controlled through the
downtown zone district regulations. The development guidelines
will be presented to the Ci t y Council and Englewood Downtown De-
velopment Authority f or approval, but i t is understood that the
document will contain general guidelines and it is antic ipated
that actual development may vary from these guidelines from
time t o time.
It is proposed that a desi gn r eview team be c r e ated t o e n fo r ce
th developm nt guid elines. This team would consis t of repre-
• ntativ s from Englewood Downtown De v elopment Au t hor i t y , the
Urban Rn al Authority, the City, ands paid architect who
uld aaaiat in this review .
Th guid lin • for public improv nta hav b n g nerally de-
find in th adopt d "Downtown Plan", and further d finition
will occur when th City contract• for deaign aervices.
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D. Downtown Zone District.
One of the primary ways to control land use is through zon i ng.
The land use arrangement in the Redevelopment Plan will be par-
tially controlled through the creat i on of a Downtown Development
District, a new zoning classification within the Englewood Zoning
Ordinance. There are several reasons that this is needed, but
the pr i mar y one is that the City's current ordinance does not
permit the type of mixed use development which is contemplated
in the Redevelopment Plan. For in s taru;:e, residential uses are
n ot presently a permi tted u s e wi th i n the B-1 Zoning Distr ict which
encompas s es the Central Busin ess District of Englewood. Th e pro-
posed &on e d is tric t will be mo r e l e n ient regarding mix ed uses ,
but will be aore r e st rict i ve in t e rms of other f actors . The r e
are c ertain permitte d uses withi n the existing B-1 uses whi ch
would not be appropr i ate i n t he r edevelope d downtown a rea .
The height of buildi n gs will b controlled based on the ir prox-
imity t o the mall . The intent of the Plan is to ma intai n a low
scale style of development along th mall, i.e., three story or
less, with the high-rise structur •setback from the mall
in accordance with zoning law.
The proce a for prep ring an w Downtown Zone District is for
th Planning and Zoning Commiaaion to consider th amendment
nd transmit it to the City Council for action. Th EDDA will
be requ ated to r view th draft of th Ordinanc
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E. Agreements between Developer, Urban Renewal Authority, and City.
A final mechanism to implement the Redevelopment Plan involves
agreements between developers and the City or Urban Renewal
Authority, which will establish the responsibilities of each
party. These agreements will specifically outline the financial
co111111itments of the parties, and the timetable for construction
of the public and private improvements. This agreement is the
basis for the Urban Renewal Authority to initiate the sale of
tax increment bonds for the financing of the public improvements.
The City and the Urban Renewal Authority recognize that a coopera-
tive effort between the entities is required in order to carry
out the plan. To further this effort, the City agrees to pro-
vide the necessary staff to the Urban Renewal Authority to assist
the Author i ty with its operation.
Wh n c onsultant s , suc h a s a r c h i tec t s and ng i neers, are r e qu i r e d
for t he de s ign o f a public i mpr o veme nt, t h Ci t y agre a t o pro-
vid such se rv ices. The City will furth r assume the r esponsibility
o f dministering th design and en in rin contr cts for th
public improvements. Th Urban Rn wal Authority , City, and EDDA
i ll jointly r vi th design work throughout th project. Th
City re to provid customary City insp ction servic a durin g
th c onstruction of th• proj eta.
Th Urb n Rn wal Authority 's primary r spon sibility will b to
c oordin t th ftnan in arran nt for th specific public i -
prov nts. Th City aar s to provid a counting services and
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such other services that are required to successfully administer
the Urban Renewal program. The Urban Renewal Authority agrees
to reimburse the City for the cost of certain administrative ex-
penses as a pproved by the Authority.
In addition to agreements between developers and the City or
Urban Renewal Authority, it i s rec ommended that the City of
Englewood, the EDDA, and the Englewood Urban Renewal Authority
enter into a Tri-party Agreement to establish the respective
roles and responsibilities of each party. This agreement should
be signed by all parties prior to any party signing a Developer
Agreement with a developer.
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F. Commercial Rehabilitation.
There is a definite need for the rehabilitation of existing
buildings within the area. While there have been isolated
cases of improvement to the facades of buildings along South
Broadway, there has been no coordinated effort to improve the
appearance of the buildings thus far.
The Urban Renewal Authority strongly recommends that the City
develop and endorse a rehabilitation program which would in-
volve lower interest loans for the renovation of existing build-
ings, with a defined time period for compliance with an overall
rehabilitation strategy and plan for the downtovn. The guidelines
for rehabilitation and the mechanism for the review of the pro-
posed designs will be detailed in a separate report.
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G. Public/Private Management Entity.
Unlike a shopping center, downtowns are typically fragmented
with no single management focus. To compete successfully , it
is important that a permanent management struct ure be created.
Such a management entity could be responsible for a wide range
of a c tivities, including:
1) Publ ic space maintenance, securi ty and operations.
2) Public space programming and use approval.
3) Marketing and promotion of downtown.
4) Tenant leasing and mix.
5) Technical assistance to businesses.
6) Design management fo r dev lopment, signage, facades, etc.
The objectiv is to create a p rmane nt, central ized managem nt
ntlty to coordinat design, m intenance, t nant mix, marketing
ffortl con 1st nt with th rk t position which the downtown
is att mptin to chieve. Alo, the sp cific form that a man g -
nt ntity 1hould tak ha, not b en propos d y t, nd will b
d tail din a, parate r port. It is important that a man ment
structure b a r d to a, a pert of any developmen n t •
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Financing.
1. Financing Overview.
The Englewood Urban Renewal Authority is authorized to finance
the proposed public improvements by those methods available to
the Authority within the Urban Renewal laws of the State of
Colorado. This section of the Redevelopment Plan sets forth
estimates of the proposed redevelopment and the feasibility of
financing the needed public improvements. The financing parameters
demonstrated including interest rates and maturities are not to
be interpreted as representation of any obligation o f the Urban
Renewal Authority and do not represent a guarantee by the Urban Re-
newal Authority .
The financing structure utilized by the Urban Renewal Author ity
for cons ructing necessary public improvements may include revenues
from any one or combination of the following revenue sources:
a. Prop rty tax i ncrement fina n cing.
b. Sal• tax incr nt financing.
c. Int rgov mm ntal coop ration with the City of Englewood.
d. Inv at nt of fund• in prop rty or• curitiea in which
public bodiea may legally inveat.
Adv n a, loan,, aranta and contribution• tro• th fed ral
ov nt •
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f. Sale or lease of property as spec i fied in the Redevelop-
ment Plan.
It is contemplated by the Authority that revenues fr om all of
the above mentioned sources will be made available for repay-
ment of municipal bonds or other obligations t hat will be issued
to finance the public improvements . In consideration of the
revenue sources, the Authority has proposed a four-phase re-
development schedule as outlined in Table I of this section
that encompasses in excess of $171,000,000 of private develop-
ment. The private development includes 498,000 square feet of
residential area, 346,000 square feet of retail space, 529,000
square feet of office space, a 250 room hotel complex and 165,000
square feet of supplemental retail space. The accompanying
public improvements contemplate an expenditure of $25,000,000
to be c on s truc ted in two phases:
1 ) I mprovement s to the f lood c ontrol c apabilities of the area
(Lit t le Dr y Cr e k ), es timate d t o be $10,000,000. Th is pro-
ject is paramount t o t he redev elopment plan i n t h at t he re-
duction of the 100-y ar flood plain must occur prior to th
issuance of any building permit. Th design phas of th
Littl Dry Cr k proj ct was initiat din 1982. It is es-
timat d that the design phas will b comple t ed by Janu ry
1983. One th flood plain proj ct is initiat ed , private
d v lopm nt may occur concurr ntly with its construction;
2) Public improv nts are to b construct d which will compli-
nt th private sector rd v lopaent and n con1truction
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that will incorporate additional utilities, roadways, over-
passes, and a pedestrian mall for shopper convenience. The
estimated project cost for these supplemental public improve-
ments is $15,000,000 for Phase II of the public sector con-
tribution.
2. Revenue Summary.
a. Property Tax Increment. Following the effective date of the
Redevelopment Plan adoption, the property taxes generated
from the redevelopment area, in excess of those ad valorem
revenues received by all taxing entities currently assessing
a mill levy within the redevelopment area, shall be deposited
in a special fund and pledged for the repayment of any
obligations of the Urban Renewal Authority. This increment
shall be segregated from other property tax revenues for a
period not to exceed twenty-five years following the adoption
of the Plan. Upon retirement of any obligations of the Urban
Renewal Authority, those monies generated from ad valorem tax
collections shall be reallocated to the appropriate public bodies
( chool district, city, county, etc.) The tax increment caused
by th r developm nt shall represent n irrevocable pl dge of
the Urb n Rn wal Authority to repay principal, interest, pre-
miu , or other expen s of issuing bonds or other obligations
of th Authority for th fin ncing of public improv ment
to Tabl I for su11111ary of tax incr ant projectiona.)
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b. Sales Tax Increment. Following the effective date of the
Urban Renewal Plan, the sales tax revenues collected with-
in the redevelopment area for the 12-month period preceding
the effective date shall be frozen and distributed in the
same amount to the City of Englewood on an annual basis.
Sales tax revenue in excess of the base amount shall be
deposited in a special fund of the Urban Renewal Authority
and may be irrevocably pledged for the payment of principal,
interest, premiums, and expenses of issuing bonds or other
obligations of the Authority.
It is anticipated that the Ci ty of Englewood will determine
on an annual basis that those sales tax revenues collected
within the Cinderella City shopping complex shall not be
pledged to the sales tax increment special fund as created
by the Urban Renewal Authority (see Section 31-25-107 (9)
() (II) of Colorado State Statutes).
c. Int r ov rnmental Cooperation Within the City of En lewood.
nte City of Engl wood has committed resourc a and funds to
assur th completion of th Rd velop nt Plan. 0v r th
n xt two y are, th City will at asid in a egre t d fund
approximat ly $4,000,000 that 11 d dicat d to providin
public improv nta for the r dev lopa nt. In addition, th
City haa comaitted to utilize available uae tax r v nues
colle t don a city-vid baaia which are d diet d to capital
iaprov nta in accordan with th City Charter. It is th
int nt o th City to aai tin y way po dbl o insure
that th nt occurs •
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d. Hotel Room Tax. The City is contemplating the assessment
and collection of a hotel room tax within the city boundaries.
This tax, in the opinion of bond c oun s el, ma y be pledged as
a sales tax increment within the redevelopment area and
utilized to further secure the bonds of the Urban Renewal
Authority. The hotel tax is proposed to be a 5% tax on the
room charge rate.
e. Sale of Property, The City of Englewood maintains ownership
of two parcels of land valued at $1,900,000 and $1,684,000 .
The city contemplates selling the land at a minimal cost to the
Authority , or donating the land to the Authority. The Authority
ma y then sell the property for f air value for uses in a c cordanc e
with the Plan. The sale of the land will as s ist in reducing
the cost of the public improveaient or t o provide addit ional
revenue for debt service.
f , ~ Or a ina e and Flood Control Distric t. This dis t r i c t
coll cts an ad va l orem t a x levy and then r diatribut a t h
rev nue back to the ar as t hat hav b en ass ss d for purposes
of flood and drainag control. Th r v nu .. distribut d to
the City of Inglewood are to b d dicat d to th Littl Ory
Cr k p r oj ct as d monstrat din Tabl III.
Table III of this• ction illustret s th C in d r v nu
n re d froa all sourc s, xclusiv 0 int r s arn1n
Tabl IV illu trate• a proj ct d
1tr • th 1nanc1al fa ibtl1ty o tbt• ur d
proj C ~ financtna pl n d by
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Imhoff, Inc. in coordination with the City of Englewood,
the Urban Renewal Authority, and the Englewood Downtown
Development Authority.
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TABLE I
ENGLEWOOD URBAN RENEWAL AUTHORITY
Building Type
Retail (New Const.)
Office (Cinderella City)
Office
Residential
Other
Hotel (250 Rms.)
Building
Type
Retail (New Const.)
Retail (Cinderella City)
Office
Residential
Other
Hotel
PHASE I SUMMARY
(1984 Completion)
Square Footage
(Leasable)
21 ,600(1)
-0-(1)
157,100
47,600
35, 800( L)
5,250(1)
267,350
MILL LEVY REVENUE PR0DUCTION(2)
Ratio of
A. v.
Const. Value to Const.
$ 2,436,400 .25 $
16,067,000 .25
18,383,200 .25
5,002,200 .25
4,021,900 .25
12,000,000 .25
Assessed
Valuation
609,100
4,016,750
4,595,800
1,250,550
1,005,475
3,000,000
Construction
Val_u_e __
$ 2,436,400
16,067,000
18,383,200
5,002,200
4,021,900
12,000,000
$57,910,700
Rev. @
76 Mills
$ 46,292
305,273
349,281
95,042
76,416
228,000
$57,910,700 $14,477,675 $1, 100 ;3"07i
SALES TAX REVENUE PRODUCTION
Revenue
Square Gross Rev-Gross 3X City Available
Building T:):'.p Footage enue/Sg.Ft. Collections Sales Tax for Debt/ 3
Retai 1 (New Const,) 21,600 $125 $2,700,000 $81,000 $ 79,704
0th r 35,800 125 4,475,000 134,250 132,102
Hotel 5,250 125 656,250 19,688 19,373
62,650 $7,831,250 $234,938 $231,179
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~ Rooms
Hotel 250
NOTES :
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Page Two
ROOM TAX REVENUE PRODUCTION
Avg. Cost Inc. at
Per Room 75% Occue,
$50 $3,375,000
TOTAL REVENUE AVAILABLE
Mill Levy Income
Sales Tax Increment
Ho te 1 Room Tax
Room Tax
$168,750
$1,100,304
231 , 1 79
168,750
$1.500,233
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Available
for Debt
$168,750
(1) Cinderella City improvements will not provide additional retail square
footage for the Urban Renewal Authority. New sales tax revenues will h e
deposited in the City of Englewood General Fund.
(2) 'lll.e mill levy revenues shall be assumed collectable in the 1985
collection year.
(3) Net revenue available for rlebt from sales tax collection is less 1.6%
vendor's fees.
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ENGLEWOOD URBAN RENEWAL AUTHORITY
PHASE 11 SUMMARY
(1985 Completion )
-55-
Building Type
Retail
Square Footage
(Leasable)
Construction
Value
Office
Residential
Other
37,270(L)
52,000
18,650
12, 100 (L)
$4,192,500
6,089,600
1,960,000
1,365,000
$120,ozo $13,607, 1 oo
MILL LEVY REVENUE PRODUCTION(l)
Ratio of
Building A. v. Assessed
Type Const. Value to Const. Valuation
Retail $ 4,192,500 .20 $ 838,500
Office 6,089,600 .20 1,217,920
Residential 1,960,000 .20 392,000
273,000 Other
Building
Type
Retail
Other
NOTES :
.20 1,365,000
$13,607,100 $2,673,020
SALES TAX REVENUE PRODUCTION
Gross
Revenue
Sq. Ftg. /Sq .Ft.
37,270 $135
12,100 135
49,370
Gross
Collection
$5,031,450
1,633,500
$6,664,950
TOTAL REVENUE AVAILABLE
Mill Levy Income
Sales Tax Increment
3% City
Sales
Tax
$150,944
49,005
$199,949
$206,828
196,750
$403,578
Rev. @
76 Mills
$ 63,726
92,562
29,792
20,748
$206,828
Revenue
Avail./2
for Debt
$148,529
48,221
$196,750
(1) The mill levy revenu s shall be as um d collecuhl in the
1986 t x coll ction y ar.
(2) N tr v nu av il bl ford bt from al
ia l 1.6% v odor'• f •·
tax coll ction
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ENGLEWOOU URBAN RENEWAL AUTHORITY
Building Type
Retail
Office
Residential
PHASE Ill SUMMARY
(1987 Completion)
Square Footage
(Leasable)
22,900(1)
128,000
72,900
223,800
Construction
Value
$ 1,719,800
14,980,000
7,654,500
$24,354,300
MILL LEVY REVENUE PRODUCTION(l)
Building
Type Const. Value
Retail $ 1,719,800
Office 14,980,000
Residential 7,654,500
$24,354,300
Ratio of
A. V.
to Const.
• 18
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Assessed
Valuation
$ 309,564
2,696,400
1,377,810
$4,383,774
SALES TAX REVENUE PRODUCTION
Gross 3'% City
Building Rev enue Gross Sales
Type Sg • Ftg. / Sg. Ft. Collection Tax
Retail n. goo $150 $3,435,000 $103,050
TOTAL REVENUE AVAILABLE
Mill L vy lncom $332,767
S lea T x Increm nt 101,401
$434,168
NOTES :
Rev. @
76 Mills
$ 23,527
204,526
104,714
$332,767
Revenue*
Avail./ 2
for Debt
$101 , 401
( 1) Th mi 11 1 vy r v nu s shall b assum d coll ct bl in the
1988 x coll ct:ion y ar .
( 2) t r v nu vail bl for d bt frora eal et x coll ction ia
l • 1. % v ndor'a ••
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ENGLEWOOD URBAN RENEWAL AUTHORITY
PHASE IV SUMMARY
(1989 Completion)
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Building Type
Retail
Square Footage
(Leasable)
Construction
Value
Office
Residential
Other
149,350(1)
61,300
193,250
62,150(1)
466,oso
$16,800,000
7,172,000
20,293,000
6,990,000 n1 .zss. 100
MILL LEVY REVENUE PRODUCTION(l)
Building
Type Const. Value
Ratio of
A. V.
to Const.
Assessed
Valuation
Retail $16,800,000
Office 7,172,000
Residential 20,293,000
Other 6,990,000
$51 ,255,ooo
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• 15
.15
• 1 5
$2,520,000
1,075,800
3,043,950
1,048, 500
-rt.688,ZSO
SALES TAX REVENUE PRODUCTION
Building
--~
Retail
Other
NOTES:
Gross 3% Ciy
Revenue Gross Sales
Sg. Ftg . /Sg.Ft. Collection Tax
149,350 $170 $25,389,500 $ 761,685
170 10,565,500 316,965 62, 150
211,soo $35,955,000 $1,078,650
TOTAL REVENUE AVAILABL E
Mill Levy Income
Sales T x Increment
S 5 , 307
1,061,392
$1,645,699
Rev. @
76 Mills
$191,520
81, 761
231,340
79,686
$584,307
Revenue
Avail. /2
for Debt
$ 749,49 8
311,894
$1,061,392
(1) The mill 1 vy r venu ssh 11 b
the 1988 t x collection year.
ssum d coll ct bl in
(2) N t r V
is 1 8
v il bl for rl bt from s 1 ~ t x coll c ion
v odor's f
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el,U),00(
lncrme,t I
PIIIISE I OOIElDft19IT ~E 11 IEYW)ft9ff I Alll levy Sales Tax lbtel "-· Total Rev. Mll[ Levy Salee Tax Total Rev. ffltT1
Year lncane/ 1 lnc,-/2 Tax Inc,/) Alaae I lnc:<ae/1 lnc<ae/ 2 fhue 11 1nm
1983
1984 $115,590 $ 115,590
1985 $1,100,304 231,179 $168,750 1,500.23)
19116 1,100,304 242,738 173,813 1,516,855 $ 91,375 $ 91,375
1987 I, 100,304 254,875 179,027 1,534 ,206 $206,828 196,750 '401,578
1988 1, 100,)04 267,619 184,398 1,552,321 206,1128 206,5118 413,416
1989 I, 100,304 280,999 189 ,930 1,571,233 206,828 216,917 423,745 $332,
1Y90 1,100,304 295,049 195,627 1,590,980 206,1128 227,761 434,591 312.
1991 I , 100 ,304 )09,802 201,496 I ,611 ,602 206.1128 2)9, 151 445,979 332,
1992 I, 100,304 325. 292 207,541 I ,633, 137 206,1128 251,108 457,936 332,
1993 I, 100,304 325,292 207,541 1,6)), 137 206,1128 26),66) 470,491 Jl2,
1994 I, 100,304 325,292 207,541 1,633.137 206,828 26),66) 470,491 332,
1995 1,100,304 325,292 207,541 1,633,137 206,828 26),663 470,491 )32,
1996 I, 100,304 325,292 207,541 I ,63), 137 206,11211 26),66) 470,491 332,
1997 1,100,304 325,292 207,541 I ,633, 137 206,828 263,663 470,491 Jl2,
lt>tes to Revenue ~:
I/ The collected 11111 Levy revenue la hued ...,.,., the 76 •Ill levy o,rnntly •MaNd prop
2/ S..lea tax revenues 11re projected to lncreaae at a rate of 51 per ..,.. through I 992 ..
cu llectloos are ass.-,! collectable rurl.-.i the flnt )'Nr of project ~letlon ln eac:I
3/ 1•,tel r00111 tax ls projected tt 51 per r<no, bMed m ., Iner-ln rooo Chaf1181 of 31 I
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( ---d
\ear
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'l'1\8lE II
E}l,Ul,,00() I.IUIAN RflM4,\L AUll«JR 11Y
lncr...ent Revenue Production Suna!}'.
l'IIASE 11 I:t:VflDfffflJ' PIIA.5E 111 I:£VELOffEfl' PIIA.5E IV Dt.v'EL0ff1ENI'
Hill Lny Sii1ee Tax Tota l Rev. Rill Lny Sates Tax Total Rev. Hltt levy Sates Tax Total Rev.
~ IJ,c,-/2 .,,._ 11 lncot1e/ 1 lnane/2 1'188e Ill l.ncaae/1 Inane/ 2 fhase IV
s11~.m s 115 .m
2)1, 17'1 $1 68 , JSO 1,500,2))
242, 7)3 17),81J 1,516,855 $ 98, )75 $ 98, )75
2'.14,1175 119,027 1,534.206 $206.828 196, JSO /,()J,578
1,619 1114. J9II 1,552. )21 206,8211 206,5118 41),416 S 50,700 S 50,700
D,999 1119,Hl 1,571,2)) 206,828 216,917 42), 745 $))2, 767 101,401 434, 168
5,()1,9 195 .627 1.m.980 206,828 227, 76) 4)4, 591 ))2, 767 106,471 439,238 $ 530,696 S 530,696
.!09.802 20 1,496 1,611,602 206,828 239.15 1 445,979 ))2, 767 111,795 444,562 $584,)07 1,061,)92 1,645,699
)25.292 'J!J7.~1 1,6)), 1)7 206.828 251.108 457,936 ))2, 767 117,384 450,151 584,307 1,114 ,462 1,698,769
J25.292 207, '.,41 1,6JJ.1J7 206 ,828 26),66) 470,491 ))2, 767 12), 25', 456,021 584. 307 1,170,185 1,754,492
}25,292 'J!JI, '.>41 1,6)), 1)7 206,828 26),66) 470,491 JJ2. 767 12), 254 456 ,021 584. JO] 1,170,185 1. 754,492
]25,292 207,'.,41 1,6JJ, 1J7 206,828 26).66) 470,491 ))2, 767 123 ,254 456,021 584,307 1,170,185 1,754,492
)25,292 207,'.,41 I ,6J), 1J7 206,828 26),66) 470,491 3)2, 767 12), 254 456,021 584.307 I, 170, 185 1. 754,492
25,292 207,'.,41 1,6)), 137 206,828 26),663 470,491 ))2, 767 12),2'.,4 456,021 584,307 1,170,185 1,754,492
I"")' """"""" l1 hued t4)00 the 76 •1 ll levy currently M9e88ed property ""'""rs within the Clty of lngle\o\'.lOd bouldarles •
• ,.. projected to Increase 81: a rate of 5% per aTillft through 1992 ard no lncrea91! thereafter. Ole half of the amual sales tax
11rf' ....,.ae,1 oollf'<'tab l f' <llrlfl!! dl<' flnt year of project C0111pletloo ln ..,ch Jf,ase of develo1JU1!11t.
tax Is projectf'd fl 5% per rcno, ha-' oo l!ll lncreA91! In roaw charges of 3% per 8l'l1\JII and a 75% occupancy rate for the hotel conpla •
58-
rorAL PIIASE Dt.VEI.01'11:Nf
Hill C,,vy Sales Tax flote [ kn. Toc..t t!cv.
~ lnco,,"' '!!11< Inc. All ~ha~
$ 115 ,590 $ 115,590
$1 ,100,304 )29, 554 S 168,750 1.598,608
1,)07, 1)2 4)9 ,488 17J,81J 1, 970,4)3
1,307 , 1)2 512,163 179,027 1,998,)22
1,6)9,899 585, 9)7 184,398 2,410,2)4
1,6)9,899 1,145,929 189,930 2,975, 75S
2,224,206 1, 7C7 ,387 195,627 4,127,120
2,224,206 I , 792,756 201,496 4,218,458
2,224,206 1,882.)94 207,5',1 4,)14, l i,I
2,224,206 1.8112 . )94 207,541 4 ,)14, 141
2,224,206 1,882 ,)94 207,541 4,)14.1'·1
2. 224,206 1,882.)94 207,541 4,)14, 141
2,224,206 1,882 ,)9'• 207, 51,1 4,)14, 141
2,224,206 1 ,88i. )0 '· 207,541 4,J14, 141
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Year
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
Property/
Sales Tax
lncreraent/ 1
$ 115,590
1,598,608
1,920,433
1,998,322
2,410,234
2,975,758
4,127,220
4,218,458
4,314,141
4,314,141
4,314.141
4,314, 141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
4,314,141
NOTES TO SUMMARY:
)
UDFC D/2
Contr ibution
$600,000
TABLE Ill
ENGLEWOOD URBAN RENEWAL AUTHORITY
Revenue Summarization
Sale of
Property/3
City of
Englewood
Contribution
$1,684,000 $4,000,000
1 , 1 50, 000/ 4
Total
Revenue
Available
$600,000
Operation &
Maintenance
$10,000
25,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
50,000
Net Rev.
Available for
Debt Service
$ 590,000
5,659,000
1,215, S90
1,548,608
1,870,433
1,948,322
2,360,234
2,925,758
4,077,220
4,168,458
4,264,141
4,264,141
4,264,141
4,26l1, 141
4,264,141
4,264,141
4,264,141
4,264,141
4,264,141
4,264,141
4,264,141
4,264,141
(1) See Table ll for illustration of incremental revenues.
(2) Urban Drainage and Flood Control District contribution.
(3) Sale price based on market appraisals for t wo (2) parcels of land loc ated within redevelopment area .
(4) Property appraised at a value of $1 ,900,000; however, there exists a $750,000 outstanding mortgage tha t
must be paid.
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TABLE IV
ENGI.&KXX> URBAN RENEl-lAL Alll'OORITY
Pro~sed Financins Plan
Interest Int. Special
t (l ) Income Interest lncane Fund
Revenues en Annual lncane en Const. Net fhase I D:!bt Service fhase 11 D:!bt Service Annual Accumulated
Balance Year Available Surp1us(22 Reserves(J) f\Jnd (4) Revenues PrincipaI Interest Total
s 590,000 S 90,000 $ 285,000$ 965,000 $ 400,000 s 400,000
5,659,000 S 67,800 315,000 1,085,000 7,126,800 1,200,000 1,200,000
1,215,590 628,716 450 ,000 270,000 2,564,306 1,200,000 1,200,000
1,548,608 ----450,000 125,000 2, 123,6<ll $ 180,000 1,200,000 1,380,000
1,870,433 ---450,000 2,320,433 200,000 1,178,400 1,378,400 $
1,948,322 ---450,000 2,398,322 225,000 1, 154,400 1,379,4(X)
2,360,234 ---450,000 2,810,234 250,000 1,127,400 1,377,400
2 ,925,758 ---450,000 3,375,758 280,000 1,097,400 1,377,4(X)
,077,220 5,737 450 ,000 4,532,957 315,000 1,063,800 1,378,800
, 168,458 145,0l+S 450 ,000 4 ,763,503 355,000 1,026,000 1,381,000
,264, 141 172,386 450,000 4,886,527 395,000 983,400 1,378,400
,264, 141 156,218 450 ,000 4,870,359 445,000 936,000 1,381,0(X)
4,264.141 153,946 450,000 4,868,087 500,000 882,600 1,382,600
,264, 141 153,879 450,000 4,868,020 555,000 822,600 1,377 ,6(()
t77V .. ,264,141 154,407 450,000 4,868,548 625,000 756,000 1,381,000
t ....... 4,264,141 153,980 450 ,000 4,868,121 700,000 681,000 1,381,0(X)
4,264.141 153,732 450,000 4,867,873 785,000 597,000 1,382,000
4,264,141 153,947 450,000 4,868,088 875,000 502,800 1,377 ,8(1()
4,264,141 154,329 450,000 4,868,470 985,000 397,800 1,382,800
2001 4,264,141 153,572 450,000 4,867,713 1,100,000 279,600 1,379,600
2002 /5 4,264,141 153,951 450,000 6,367,713 1,230,000 147,600 1,377,600
2003 /5 4,264,141 304,326 270,000 7,088,467
fm'l:S :
(1) Refer to Table 111
( 2) Interest incorne en annual surpluses calculated @ 12% per annun through 1992, 10% t hereafter.
(3) Interest income en bond reserve funds calculated at 12% per arnun :
$1,500,000 reserve fund for fhase I financing
$2,250,000 reserve fund for fhase II financing
Prlncieal
300,000
330,000
365,000
410,000
450,000
500,000
555,000
620,000
685,000
760,000
845,000
940,000
1,040,000
1 ,155,000
1,285,000
1,425,000
1,580,000
1,755,000
( .. , Interest income calculated on the construction fund ti 12%/annun based on a t:i.o-year construction period.
(5) Bond reserve fulds available for debt service for final maturities, fhase I and 11.
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Interest Total ~luses
$ 565,000 S 565,000
$ 687,500 S 687,500 5,239 ,300 5,804,300
1,650,000 1,650,000 ( 285,694) 5,518,606
1,650,000 1,650,000 ( 906,392) 4,612,214
1 , 650, 000 1,950,000 (1,007,967) 3, 60l1, 247
1,617,000 1,947,000 ( 928,078) 2,676,169
1,580,700 1,945,700 ( 512,866) 2 ,163,303
1,540,550 1,950,550 47,808 2,211, n 1
1,495,450 1,945,450 1,208,707 3,419,818
1,445,950 1,945,950 1,436,553 4,856,371
1,390,950 1,945,950 1,562,177 6,418,5l18
1,329,900 1,949,900 1,539,l,59 7,958 ,007
1,261,700 1,946, 700 1,538, 78/ 9,496,794
1,186,350 1,946,350 1,544 ,070 11,040,864
1,102,750 1,947.750 1,539,798 12,580 ,662
1,009,800 1,949,800 1,537,321 14,117,983
906,400 1,946,400 1,539,473 15,657,456
792,000 1,947,000 1,543,288 17,200,744
664,950 1,949,950 1,535,720 18,736,464
523,600 1,948,600 1,539,513 20,275,977
366,850 1,946,850 3 ,043,263 23 ,319,240
193,050 1,948,050 5,140,4 17 28,459,657
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APPENDIX
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Relocation~.
As previously mentioned, it is not the intent of the City or Urban
Renewal Authority to displace businesses through the redevelopment
process. It is recognized that existing businesses are an important
component of our downtown environment, which needs to be integrated
into any plans for change in Englewood. There may be times when
certain properties are required to fulfill the redevelopment plans
and strengthen the downtown for the future. In these cases, the
City and Urban Renewal Authority will offer relocation assistance
to businesses and tenants in an effort to minimize the impact of
these public decisions.
The following benefits will be available to the commercial and resi-
dential tenants if relocation is required.
1. Commercial~ Displaced b Acquisition.
The business owner displaced as a result of acquisition of real
property by the Urban Renewal Authority or the City in ca rrying
out this Plan shall be eligible for the following relocation
b nefita:
a. Th Authority shall giv a 120-d y notic to ny buain as
own r who will be di plac d.
b. Displ c d bu iness own r shall r c iv th r asonabl coat
at blished by comp titiv bid asaociat d with packing,
cra ting, boxin , movin , and tranaportatin all ovabl pr-
onal prop rty, for a di t nee of no 1110re th SO ailea.
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ii
c. Displaced business owner shall receive the reasonable cost
as determined by the Urban Renewal Authority, for ce rtain
property made obsolete by di splacement, such as s tationery,
bu sine ss fo rms and sign s .
d. Displaced business owner shall receive the cost of insurance
of property (inventory) for moving.
e. The benefits 11.sted i n items b, c, and d may total a maximum
of $10,000, unless a larger amount is specifically approved
by the Ur ban Renewal Authority due to special circumstances.
f. Property owner shall not be eligible for the benefits l is ted
above for displaced busines s owner unless the property owner
also operates a business at the same location.
g. The Authority shall not be respon sible for loss of business
and good wi ll, or personal injury o r legal fees.
2. Residential Uses Displaced b Acquisition.
Th prop rty owner or tenant displ c d as a result of acquisition
of real prop rty by the Urb n Ren wal Authority or City in carrying
out thi Pl n, h 11 be eligibl for r location b n fits according
to th pplicabl c tegory, as follow:
R nt r occupi d resid ntial unit t nanta ar
th followin :
ligibl for I • •
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iii
1) The Authority shall give a 90-day notice to any tenant
who will be displaced.
2) Displaced tenants shall be eligible for the cost of
packing, crating, and moving personal property for a
maximum distance of 50 miles to a replacement dwelling
unit. The cost will be established by competitive
bidding.
3) Displaced tenants shall be eligible for the cost of in-
surance of personal property for moving.
4) Displaced tenants shall be eligible for an amount equal
to the rent paid by tenant for past year in current unit.
If tenant resided in unit for les than one year, tenant
is eligible only for payment equal to rent paid during
occupancy. Tilis amount is necessary to lease a comparable
dw lling within 50 mil s.
5) Th b n fit 11 t din 2, 3, nd 4 may total maximum
of $2,500 unl •• a lar r unt i• •P cifically approved
by th Urb n Rn 1 Authority du to sp cial circUlllStanc s.
6) I the t n nt ia li ibl b •don inco or handicapp d,
thy will b giv n priority con id ration for eli ibility
in EHA houain& proj eta •
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b. Owner/occupant of residential units is eligible for the
following:
iv
1) The Authority shall give a 120-day notice to any owner/
occup a n t wh o will be displaced .
2) Displaced owner/occupant shall receive the cost of packing,
crating and moving personal property for a maximum distance
of 50 miles to a replacement dwelling unit. The cost will
be established by competitive bidding.
3) Displaced owner/occupant shall receive the cost of in-
surance of personal property for moving.
4) Displaced owner/occupant shall receiv the amount, if
any, which , when added to th acquisition cost of th
dw lling acquired equals the r asonable cost of a comparabl
replacement dwelling which is a decent, safe and sanitary
dwelling ad quate to accommodate such displaced person.
5) Th b n fit list din it m 2, 3, and 4 may total a
• xi•um of $5,000.
lf th prop rty owner ia ligibl baa don inc nd
h ndicap, and d ir B tor nt housing unit, thy will
b giv n priority conaid r tlon for li 1bility in n
EKA hou in proj ct.
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J. General Provisions.
a. All claims and documentation must be submitted to the
Englewood Urban Renewal Authority within six (6) months
following the date the costs are incurred.
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