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HomeMy WebLinkAbout 15-62 Approving the Central Urban Renewal PlanRESOLUTION NO. k . A RESOLUTION APPROVING THE CENTRAL URBAN RENEWAL PLAN AND FINDING THAT THE PLAN AREA IS A BLIGHTED AREA, DESIGNATING SUCH AREA AS APPROPRIATE FOR URBAN RENEWAL PROJECTS PURSUANT TO THE CENTRAL FIRESTONE URBAN RENEWAL PLAN, AND FINDING THAT THE ACQUISITION, CLEARANCE, REHABILITATION, CONSERVATION, DEVELOPMENT, REDEVELOPMENT OR A COMBINATION THEREOF OF SUCH AREA IS NECESSARY IN THE INTEREST OF THE PUBLIC HEALTH, SAFETY, MORALS, AND WELFARE OF THE CITIZENS OF THE TOWN OF FIRESTONE WHEREAS, the Firestone Urban Renewal Authority (the "Authority") is a public body corporate and politic, and has been duly created, organized, established and authorized by the Town of Firestone, Colorado (the "Town") to transact business and exercise its powers as an urban renewal authority, all under and pursuant to the Colorado Urban Renewal Law, constituting part 1 of article 25 of title 31, Colorado Revised Statutes, as amended (the "Law"); and WHEREAS, the Town previously contracted with Matrix Design Group to survey and document whether conditions that constitute a blighted area, as defined in the Law, exist in the Town; and WHEREAS, said consultants prepared a Conditions Survey, entitled Central Firestone Conditions Survey (the "Conditions Survey") dated September 2015 consisting of 34 pages, a map of the area provided on page 15, and including a description of existing conditions and photographs; and WHEREAS, a legal description of the Central Firestone Urban Renewal Plan Area ("Area") which is subject to the Central Firestone Urban Renewal Plan ("Plan") is attached as Exhibit A to this Resolution; and WHEREAS, by adoption of its Resolution No. PC. 15-14, the Firestone Planning and Zoning Commission has found that the Plan conforms with the Firestone Master Plan and has recommended that the Board of Trustees approve such Plan; and WHEREAS, no property in the Plan has been included in an urban renewal plan previously submitted to the Board of Trustees; and WHEREAS, the Town Clerk has published notice of the time, place, and purpose of the public hearing to consider the adopting of the Plan as required by Section 31-25-107(3), C.R.S., at least thirty days prior to the public hearing, such publication being made in the Longmont Times -Call in conformance with the Law; and WHEREAS, the Town has provided written notice of the public hearing to each property owner, business owner, and resident with the Area included in the Plan informing them of the public hearing at least thirty days prior to the public hearing in conformance with C.R.S. § 31-25407(4)(c), and 1 WHEREAS, the Weld County Commissioners were provided notification of and copies of the Plan as required by C.R.S. §31-25407(3.5); and WHEREAS, the St. Vrain Valley School District RE-1J and Weld County School District RE-1 were provided notification of and a copy of this Plan and have been given an opportunity to participate in an advisory capacity; and WHEREAS, the Board of Trustees of the Town of Firestone has conducted a public hearing and has considered the evidence presented in support of and in opposition to the Plan, the Conditions Survey, and staff recommendations and so having considered the legislative record and given appropriate weight to the evidence; NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF TRUSTEES OF THE TOWN OF FIRESTONE, COLORADO: Section 1. The foregoing recitals are incorporated in and made a part of this Resolution. Section 2. Blight as defined by C.R.S. § 31-25-103(2), is present in the Central Firestone Urban Renewal Plan Area ("Area") as documented by the Central Firestone Conditions Survey prepared by Matrix Design Group, dated September 2015, and based on evidence presented at the public hearing. The following blight factors are present in said Area: Slum, deteriorated, or deteriorating structures; faulty lot layout in relation to size, adequacy, accessibility, or usefulness; unsanitary or unsafe conditions; inadequate public improvements or utilities; existence of conditions that endanger life or property by fire or other causes; buildings that are unsafe or unhealthy for persons to live or work in because of building code violations, dilapidation, deterioration, defective design, physical construction, of faulty or inadequate facilities; the existence of health, safety, or welfare factors requiring high levels of municipal services or substantial physical underutilization or vacancy of sites, buildings, or other improvements. Section 3. The Areablighted area as defined in the Law, and is appropriate for one or more urban renewal projects or other undertakings by the Firestone Urban Renewal Authority ("Authority") as authorized by Part 1 of Article 25 of Title 31, C.R.S. Section 4. The Central Firestone Urban Renewal Plan ("Plan") satisfies the requirements of C.R.S. § 31-25-105.5(2). Section 5. The principal purpose for the adoption of the Plan is to facilitate redevelopment in order to eliminate or prevent the spread of blight. Section 6. The boundaries of the Area have been drawn as narrowly as the Board of Trustees determines feasible to accomplish the planning and development objectives of the Plan. Section 7. To the extent that the urban renewal area described in the Plan may constitute open land within the meaning of C.R.S. § 31-25-107(5), and to the extent such Section is otherwise applicable, it is found and determined that a shortage of housing of sound standards and design that is decent, safe, and sanitary exists in the Town; the need for housing accommodations has been or will be increased as a result of the clearance of substandard and dilapidated housing in the Town; the NJ conditions of blight in the urban renewal area and the shortage of decent, safe, and sanitary housing cause or contribute to an increase in and spread of disease and crime and constitute a menace to the public health, safety, morals, or welfare; and, if necessary to carry out the Plan, the acquisition of the area for residential uses is an integral part of and essential to the program of the Town. Section 8. To the extent that the Area includes open land within the meaning of C.R. S. § 31- 25-107(6), and to the extent such Section is otherwise applicable, it is found and determined that the nonresidential uses under the Plan are necessary and appropriate to facilitate the proper growth and development of the community in accordance with sound planning standards and local community objectives and to carry out the Plan. The acquisition of property within the Area may require the exercise of governmental action, as provided by Law, because of the presence of conditions of blight. Section 9. The Plan has been submitted to the Board of County Commissioners of Weld County, Colorado (the "County"), together with the information required by C.R.S. § 31-25- 107(3.5). Section 10. The Area includes parcels of agricultural land, as defined by C.R.S. § 31-25- 103(1). These parcels are included within the Area pursuant to the consent of each public body that levies ad valorem property tax in conformance with C.R.S. § 31-25407(1)(c)(II)(D). A map of these areas is shown as Exhibit D of Plan. Section 11. All of the Area is within the corporate limits of the Town. Construction of public improvements and provision of services to facilitate redevelopment of the Area in order to eliminate or prevent the spread of blight conditions will be the primary responsibility of the Town, the Authority, special districts and public entities other than the County, and private enterprise. The Board of Trustees finds that an agreement with County is in place to finance any additional County infrastructure or services required to serve development within the Area for the period during which the tax allocation provisions authorized by C.R.S. § 31-25-107(9)(a)(I) and (Il) are in place and a portion of property taxes levied by the County are paid to the Authority, and further finds that increases in County revenue resulting from the proportionate adjustment of the valuations for assessmentunder said C.R.S. § 31-25-107(9)(a)(I) and (Il) will also provide revenues to finance any such additional County infrastructure or services while such tax allocation provisions are in place. Section 12. The St. Vrain Valley School District RE4J and Weld County School District RE-1 have been permitted to participate in an advisory capacity with respect to the inclusion in the Plan of the tax allocation provisions authorized by C.R.S. § 31-25407(9). Section 13. The Authority is authorized to acquire any interest in property by any manner available, including, without limitation, by exercise of the power of eminent domain, subject to and in compliance with the requirements of the Law, which are incorporated herein by reference, and any other applicable law, and subject further to the requirements and limitations of the Plan. Section 14. To the extent that any relocation of individuals and families will be required in connection with the Plan, a feasible method exists through the adoption of a relocation policy by the Authority for the relocation of individuals and families in decent, safe, and sanitary dwelling accommodations within their means and without undue hardship to such individuals and families. Section 15. To the extent that any relocation of business concerns will be required in connection with the Plan, a feasible method exists through the adoption of a relocation policy by the Authority for the relocation of such business concerns in the Area or in other areas that are not generally less desirable with respect to public utilities and public and commercial facilities. Section 16. The Board of Trustees has taken reasonable efforts to provide written notice of the public hearing prescribed by C.R.S. § 31-25-107(3) to all property owners, residents, and owners of business concerns in the Area at their last known addresses at least thirty days prior to the public hearing on the Plan. Section 17. The public hearing to consider the approval of the Plan was commenced on October 28, 2015. No more than 120 days have passed since the commencement of the only public hearing on the Plan. Section 18. The Plan does not include any area previously considered for inclusion in an urban renewal area in the previous twenty-four months. Section 19. The Plan conforms with the Firestone Master Plan, which is the general plan for the development of the Town as a whole and additionally for the Area. Section 20. The Plan will afford maximum opportunity, consistent with the sound needs of the municipality as a whole for the rehabilitation or redevelopment of the Area described in the Plan by private enterprise. Section 21. The acquisition, clearance, rehabilitations, conservation, development or redevelopment of a combination thereof of the Area pursuant to the Plan is necessary in the best interests of the public health, safety, morals, and welfare of the citizens of the Town of Firestone. Section 22. The Plan satisfies applicable requirements of the Law. Section 23. The Plan has been duly reviewed and considered and is her approved. The Authority is hereby authorized to take any and all actions pursuant to the Law to carry out the Plan. A PASSED AND ADOPTED this day of.�A, 2015. 'Town Clerk keno WN �F r' Paul Sorensen, ayor w !M G� EXHIBIT A W - - • ENTRAL FIRESTONE URBANRENEWAL PLAN Prepared* S-• •-2015 Being those portions of Sections 253 35 and 36 of Township 3 North, Range 68 West of the 6tn Principle Meridian, and those portions of Sections 1, 3, 10, 113 12 and 24 of Township 2 North, Range 68 West of the 6t" Principle Meridian, and those portions of Section 32 of Township 3 North, Range 67 West of the 6tn Principle Meridian, and those portions of Sections 6 and 7 of Township 2 North, Range 67 West of the 6tn Principle Meridian, all in the Town of Firestone, Weld County, Colorado, more particularly described as follows: BAREFOOT LAKES A PARCEL OF LAND LOCATED IN SECTIONS 25, 35 AND 36, TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF WELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS. COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 25 AND CONSIDERING THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 TO BEAR SOUTH 00019'19" EAST, A DISTANCE OF 2,647.60 FEET WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE THERETO; THENCE SOUTH 17°35'14" WEST, A DISTANCE OF 97.56 FEET TO A POINT ON THE WESTERLY PRESCRIPTIVE RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 13 AND THE POINT OF BEGINNING; THENCE ALONG SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY, SOUTH 00°1919 EAST, A DISTANCE OF 2555.65 FEET TO A POINT ON THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 AND A POINT ON THE NORTHERLY BOUNDARY OF THAT PARCEL OF LAND DESCRIBED AT RECEPTION NUMBER 1606745, IN SAID RECORDS; THENCE ALONG THE BOUNDARIES OF SAID PARCEL OF LAND THE FOLLOWING THREE (3) COURSES; 1. DEPARTING SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY AND SAID WESTERLY BOUNDARY, SOUTH 88°45'03" WEST, ALONG SAID NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 25, A DISTANCE OF 484.00 FEET; 2. SOUTH 0002549" EAST, A DISTANCE OF 450.00 FEET; E 3. NORTH 88°45'03 EAST, A DISTANCE OF 484.00 FEET TO A POINT ON THE WESTERLY PRESCRIPTIVE RIGHT-OF-WAY OF WELD COUNTY ROAD 131 THENCE ALONG SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY, SOUTH 00025149" EAST, A DISTANCE OF 2203.95 FEET; THENCE CONTINUING ALONG SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY, SOUTH 00014'22" EAST, A DISTANCE OF 1,325.58 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 36; THENCE ALONG SAID SOUTH LINE, SOUTH 88°29'41" WEST, A DISTANCE OF 2,602.28 FEET TO THE CENTER NORTH SIXTEENTH CORNER OF SAID SECTION 36; THENCE ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36, SOUTH 00019103" EAST, A DISTANCE OF 1,326,34 FEET TO THE CENTER QUARTER CORNER OF SAID SECTION 36; THENCE ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36, SOUTH 88029144" WEST, A DISTANCE OF 1,323.13 FEET TO THE CENTER WEST SIXTEENTH CORNER OF SAID SECTION 36; THENCE ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, SOUTH 00°1720 EAST, A DISTANCE OF 1,335.11 FEET TO THE SOUTHWEST SIXTEENTH CORNER OF SAID SECTION 36; THENCE ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, SOUTH 88°21'S6" WEST, A DISTANCE OF 1,323.94 FEET TO THE SOUTH SIXTEENTH CORNER OF SAID SECTION 35, THENCE ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 35, SOUTH 89°15'43" WEST, A DISTANCE OF 522.99 FEET TO THE NORTHEAST CORNER OF SUBDIVISION EXEMPTION NO. 741 AS RECORDED AT RECEPTION NUMBER 2669206, IN SAID RECORDS; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID SUBDIVISION EXEMPTION NO. 741 THE FOLLOWING TWO (2) COURSES: 1 . SOUTH 72040'05" WEST, A DISTANCE OF 825.83 FEET; 2. SOUTH 66°3428 WEST, A DISTANCE OF 1,420.78 FEET TO THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35; THENCE ALONG SAID EAST LINE, NORTH 00°4202 WEST, A DISTANCE OF 21.71 FEET TO THE NORTHERLY BOUNDARY OF THAT PARCEL OF LAND DESCRIBED IN RECEPTION NUMBER 2261418, IN SAID RECORDS; THENCE ALONG THE NORTHERLY BOUNDARY, SOUTH 77°43'35" WEST, A DISTANCE OF 2,395.38 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF INTERSTATE 25 AS DESCRIBED AT RECEPTION NUMBER 3019961, IN SAID RECORDS; THENCE ALONG THE EASTERLY RIGHT-OF-WAY LINE OF SAID INTERSTATE 25 THE FOLLOWING SEVEN (7) COURSES: 1. NORTH 00°01'11" WEST, A DISTANCE OF 119.70 FEET; 2. SOUTH 89°58'49" WEST, A DISTANCE OF 114.82 FEET; 3. NORTH 00°01'11" WEST, A DISTANCE OF 186.21 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 3,379.26 FEET, 4. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 06012'52", AN ARC LENGTH OF 366.52 FEET; 5. TANGENT TO SAID CURVE, NORTH 06014103" WEST, A DISTANCE OF 601.98 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE EASTERLY HAVING A RADIUS OF 3,182.41 FEET; 6. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 05°11'20", AN ARC LENGTH OF 288.21 FEET; 7. NON -TANGENT TO SAID CURVE, NORTH 01°04'25" WEST, A DISTANCE OF 463.45 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF ST. ACACIUS ANNEXATION NO. 2 TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO, 3187250; IN SAID RECORDS; THENCE ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID ANNEXATION THE FOLLOWING SIX (6) COURSES: 1. SOUTH 88045'13" EAST, A DISTANCE OF 82.35 FEET; 2. NORTH 00011'21" WEST, A DISTANCE OF 379.15 FEET; 3. NORTH 88008'57" EAST, A DISTANCE OF 185.82 FEET; 7 4. NORTH 00°5737 WEST, A DISTANCE OF 172.01 FEET; 5. NORTH 82°5203 EAST, A DISTANCE OF 590.67 FEET; 6. NORTH 04°1810 WEST, A DISTANCE OF 264.11 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF ST. ACACIUS ANNEXATION NO. 1 TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 3187249, IN SAID RECORDS, THENCE ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID ANNEXATION THE FOLLOWING TWO (2) COURSES: 1. NORTH 89°31'37" EAST, A DISTANCE OF 1,708.18 FEET TO A POINT ON THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35; 2. ALONG SAID WEST LINE, NORTH 00°42'02" WEST, A DISTANCE OF 2,327.64 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET SOUTHERLY, MEASURED AT RIGHT ANGLES FROM THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35 SAID POINT BEING ON THE SOUTHERLY BOUNDARY OF WESTRIAN RANCH ANNEXATION TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 2937346, IN SAID RECORDS, THENCE ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID ANNEXATION THE FOLLOWING THREE (3) COURSES: 1. ALONG SAID PARALLEL LINE, NORTH 89016134" EAST, A DISTANCE OF 2,685.60 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 25; 2. ALONG SAID PARALLEL LINE, NORTH 00°12143" WEST, A DISTANCE OF 2,684.23 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 25, 3. ALONG SAID PARALLEL LINE, NORTH 00013'07" WEST, A DISTANCE OF 519.26 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF LOT A, RECORDED EXEMPTION NO. 1207-25-2 RE4103 AS RECORDED UNDER RECEPTION NO, 3303561; IN SAID RECORDS, THENCE ALONG THE SOUTHERLY, EASTERLY AND NORTHERLY BOUNDARIES OF SAID LOT A THE FOLLOWING THREE (3) COURSES: 1. NORTH 88054'53" EAST, A DISTANCE OF 450.00 FEET; 2. NORTH 23°2249 EAST, A DISTANCE OF 282.43 FEET; 3. SOUTH 88°5453 WEST, A DISTANCE OF 563.08 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 25 AND A POINT ON THE EASTERLY BOUNDARY OF SAID WESTRIAN RANCH ANNEXATION, THENCE ALONG SAID PARALLEL LINE AND EASTERLY BOUNDARY, NORTH )001310711 WEST, A DISTANCE OF 1,788.79 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY 66 AS DESCRIBED IN BOOK 1491 AT PAGE 509, IN SAID RECORDS; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE THE FOLLOWING TWO (2) COURSES: 1. NORTH 43°50'07" EAST, A DISTANCE OF 70.70 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF COLORADO HIGHWAY 66 ANNEXATION NUMBER FOUR TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 02301640, IN SAID RECORDS, 2. ALONG SAID ANNEXATION, NORTH 88°49'43" EAST, A DISTANCE OF 1,245.14 FEET TO THEN RTHWESTCORNER OF LOT A, RECORDED EXEMPTION NUMBER 1207-25-2-RE1450 AS RECORDED UNDER RECEPTION NO, 2305632 AND THE NORTHWEST CORNER OF BODA ANNEXATION TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 3605618; IN SAID RECORDS; THENCE ALONG THE BOUNDARIES OF SAID LOT A AND SAID BODA ANNEXATION, THE FOLLOWING FIVE (5) COURSES: 1. DEPARTING SAID HIGHWAY 66 ANNEXATION NUMBER FOUR, SOUTH 01 °10'17" EAST, A DISTANCE OF 411.50 FEET; 2. NORTH 87041105" EAST, A DISTANCE OF 196.62 FEET; 3. NORTH 35026'31" EAST, A DISTANCE OF 112.28 FEET; 4. NORTH 34020'46" EAST, A DISTANCE OF 124.91 FEET; 5. NORTH 14019'58" EAST, A DISTANCE OF 223.93 FEET TO A POINT ON SAID SOUTHERLY RIGHT- OF -WAY LINE OF STATE HIGHWAY 66 AND THE SOUTHERLY BOUNDARY OF SAID COLORADO HIGHWAY 66 ANNEXATION NUMBER FOUR; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE AND SOUTHERLY ANNEXATION BOUNDARY, NORTH 88049143" EAST, A DISTANCE OF 905.29 FEET TO A POINT ON THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 AND TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY NO. 66 AS DESCRIBED IN DEED RECORDED IN BOOK 1491 AT PAGE 5111 IN SAID RECORDS; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE THE FOLLOWING THREE (3) COURSES. 1. ALONG SAID SOUTHERLY ANNEXATION BOUNDARY, NORTH 88°49'28" EAST, A DISTANCE OF 2,390.90 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 11,420.00 FEET; 2. DEPARTING SAID SOUTHERLY ANNEXATION BOUNDARY, EASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 00050'40", AN ARC LENGTH OF 168.31 FEET; 3. NON -TANGENT TO SAID CURVE, SOUTH 43°43'11" EAST, A DISTANCE OF 68.87 FEET TO THE POINT OF BEGINNING; CONTAINING AN AREA OF 1,306.226 ACRES (56,899,212 SQUARE FEET), MORE OR LESS. Together with; STREET MEDIA All of the real property described on the annexation map titled Street Media Annexation No. 1, recorded on October 4, 2013 at Reception No. 3968465, with the Clerk and Recorder of Weld County, Colorado. Together with; All of the real property described on the annexation map titled Street Media Annexation No. 2, recorded on October 4, 2013 at Reception No. 3968467, with the Clerk and Recorder of Weld County, Colorado. Together with; MCMURRAY All of the real property described on the annexation map titled McMurray Annexation, recorded on October 4, 2013 at Reception No. 3968473, with the Clerk and Recorder of Weld County, Colorado. Together with; DS REAL ESTATE All of the real property described on the annexation map titled DS Real Estate Annexation, recorded on May 8, 2015 at Reception No. 4105680, with the Clerk and Recorder of Weld County, Colorado. Together with; SPORTS COMPLEX All of the real property described on the minor plat titled Firestone Sports Field Site, recorded on January 12, 2000 at Reception No. 2743710, with the Clerk and Recorder of Weld County, Colorado. Together with; BROOKS FARM All of Block 1, Lot 1 and Block 1, Tract A as more particularly described on the minor plat titled Minor Plat of Brooks Farm First Subdivision, recorded on October 3, 2002 at Reception No. 2993165, with the Clerk and Recorder of Weld County, Colorado. Together with; VARRA=HEINTZELMAN PIT SUBDIVISION All of Lot 2, Lot 3 and Tract A as more particularly described on the final plat titled Varra-Heintzelman Pit Subdivision, recorded on February 23, 2012 at Reception No. 3826654, with the Clerk and Recorder of Weld County, Colorado. Together with; CAMBRIA CROSSING All of the real property described on the annexation map titled Cambria Crossing Annexation, recorded on October 2, 2013 at Reception No. 3968480, with the Clerk and Recorder of Weld County, Colorado. Together with; FIRESTONE CITY CENTRE All of Tract E as more particularly described on the final plat titled Firestone City Centre Subdivision Filing No. 3, recorded on October 1, 2010 at Reception No. 3722597, with the Clerk and Recorder of Weld County, Colorado. Together with; DEL REY SUBDIVISION All of Lot 1 as more particularly described on the final plat titled Del Ray Subdivision Areas 1, 2 and 3), recorded on July, 28 2006 at Reception No. 3406702, with the Clerk and Recorder of Weld County, Colorado. END OF EXHIBIT A 11 rban Renewal ■ lan For the Central Firestone Urban Renewal Area October 28, 2015 /1 C [•J E G Table of Contents Introduction...................................................................................................1 Summary of Eligibility Criteria.......................................................................1 1. Conditions Survey...... so Be ago Now5*42amoss Ernesto ass bass bass erases a 0 a 1 5 9 0 0 a a a a a I a a a 5 0 1 2. Summary of Conditions Survey................................................................1 Findings........................................................................................................2 Urban Renewal Plan Goals and Plan's Relationship to Local and Regional Objectives.....................................................................................................4 1. Goals.......................................................................................................4 2. Relationship to Local and Regional Objectives.......................................5 3. Relationship to Master Plan.....................................................................5 Land Use Regulations and Building Requirements......................................6 1. Land Uses. an Red Ross tossed DBMS Rosevear* assmse Rol so teems Brad Does 55*101mme Boa to uses SERE Boa faggot olstessum am 6 2. Development Processing........................................................................7 ProjectActivities............. soffifffetness to Room@@ eggs 5900*0222 eta busy 0 0 V 0 a R 2 a a 9 a a 5 a 0 a 0 a a a B a a 5 a a a a a 0 0 A a a a a a 2 a Z7 1. Land Acquisition........... as *seems* goose@ Beasts ass 0*22 Barbara 5*eosammstffs us 0 9 0 9 a a a 1 9 a 9 a ff a 1 0 0 1 0 0 2 a a a 5 B7 2. Relocation...............................................................................................8 3. Demolition, Clearance and Site Preparation...........................................8 4. Property Management............................................................................8 5. Land Disposition, Redevelopment and Rehabilitation ............................8 6. Project List.............................................................................................29 7. Cooperation Agreement...... 90*0*msm Ron save ass Seems Realms our Seems age KOS teffiffissenom RION@ Besides ass 9 8. Other Project Undertakings and Activities ............................................ 10 ProjectFinancing........................................................................................ 10 Changes in Approved Plan.................Sees .... Sees smog ................ maul Blamed .............a 12 Exhibits A. Legal Description —Central Firestone Urban Renewal Plan Area B. Central Firestone Urban Renewal Area Map met Conditions Survey D. Legal Description —Areas Assessed As Agricultural Within The Last Five Years E. Areas Assessed As Agricultural Within The Last Five Years Map F. Central Firestone Urban Renewal Area Weld County Impact Report ii A. Introduction The Firestone Town Board of Trustees established the Firestone Urban Renewal Authority ("Authority") on July 9, 2009 by Resolution No. 09-22. The Authority has previously prepared an Urban Renewal Plan for the Southern Firestone Urban Renewal Area ("Southern Plan") and the Northern Firestone Urban Renewal Area ("Northern Plan") and now has prepared this Urban Renewal Plan for the Central Firestone Urban Renewal Area ("Central Plan"). Like the Southern Plan and the Northern Plan, the Central Plan has been prepared to guide in the elimination and prevention of conditions of blight in the Central Plan and to facilitate redevelopment in the Central Plan in accordance with the Firestone Master Plan. This Central Plan has been prepared pursuant to the provisions of the Urban Renewal Law of the State of Colorado, Part 1 of Article 25 of Title 31, C.R.S., as amended ("Act"). The legal description of the Central Plan within the Town is set forth in Exhibit A. The general location of the Central Plan is shown in Exhibit B. The administration and the implementation of the Central Plan shall be the responsibility of the Authority. B. Summary of Eligibility Criteria 1. Conditions Survey The Authority directed the preparation of a conditions survey covering the Central Plan (titled the Central Firestone Conditions Survey and hereafter referred to as the "Central Survey"). The Central Plan Survey was completed in September 2015. The purpose of the Central Survey was to establish if conditions of blight, as defined in the Act, exist in the Central Plan. The Central Survey is attached as Exhibit C. 2. Summary of Conditions Survey The Central Survey shows there is a presence of adverse physical conons sufficient to meet criteria established in the Act. Although some portions of the Central Plan are in adequate or sound condition, there exist deteriorated and substandard conditions throughout the study area as a whole, which supports a finding that the Central Plan is a blighted area as defined in the Act. The conclusion of this study is based on the following summary of conditions found in the Central Survey: • Slum, deteriorated, or deteriorating structures. • Faulty lot layout in relation to size, adequacy, accessibility, or usefulness. • Unsanitary or unsafe conditions. 1 • Existence of conditions that endanger life or property by fire or other causes. • Buildings that are unsafe or unhealthy for persons to live or work in because of building code violations, dilapidation, deterioration, defective design, physical construction, or faulty or inadequate facilities. • The existence of health, safety, or welfare factors requiring high levels of municipal services or substantial physical underutilization or vacancy of sites, buildings, or other improvements. C. Findings 1. The Central Survey identifies conditions that constitute blight or a blighted area as defined in the Act. Based on the Central Survey and evidence presented at the public hearing, the Town Board of Trustees finds that there exists blight, as defined by § 31-25-103(2), C.R.S., in the Central Plan. 2. The Board of Trustees finds that the Central Plan is appropriate for one or more projects and other undertakings by the Authority as authorized by the Act. 3. The Board of Trustees held a public hearing on October 28, 2015 to consider this Plan after public notice thereof in compliance with the Act in the Longmont Times -Call newspaper, describing the time, date, and purpose of the public hearing, identifying the Central Plan and outlining the general scope of the projects being considered for implementation pursuant to this Plan. Notice of the public hearing has been mailed to all property owners, residents, and owners of business concerns in the proposed Central Plan at their last known address of record at least 30 days prior to the public hearing. 4. The boundaries of the Central Plan are set forth in Exhibit A attached hereto. The Central Plan is designated as an urban renewal area by this Plan. The Central Plan is drawn as narrowly as feasible to accomplish the planning and development objectives of the Central Plan. 5. The Central Plan includes parcels of agricultural land, as defined by C.R.S. § 31-25-103(1). These parcels are included pursuant to the consent of each public body that levies ad valorem property tax in conformance with C.R.S. § 31-25-107(1)(c)(II)(D). A map of these areas is shown as Exhibit E. 6. One or more of the projects undertaken pursuant to this Plan may require the demolition and clearance, subject to other restrictions, of certain 2 7 property within the Central Plan as provided in this Plan. Such actions may be necessary to eliminate unhealthy, unsanitary, and unsafe conditions, eliminate obsolete and other uses detrimental to the public welfare, and otherwise remove and prevent the spread of deterioration. Other portions %J the Central Plan may be conserved or rehabilitated through appropriate public action, as authorized or contemplated by the Act, and through the cooperation and voluntary action of the owners and tenants of such property. 8. In order to eliminate or reduce the qualifying conditions currently existing within the Central Plan, it is the intent of the Board of Trustees in adopting this Plan that the Authority exercise all powers authorized to be exercised under the Act and which are necessary, convenient, or appropriate to accomplish the objectives of this Plan. It is the intent of this Plan that except as otherwise provided herein, the Authority shall exercise all such powers as may now be possessed or hereafter granted to the Authority for the elimination of qualifying conditions within the Central Plan. 9. A feasible method exists for the relocation of individuals, families, and business concerns that may be displaced by an urban renewal project through the adoption of a relocation policy by the Authority insuring that adequate substitute business locations can be made available and that adequate relocation assistance is available. 10. The powers conferred by the Act are for public uses and purposes for which public money may be expended and the police powers exercised, and this Plan is in the public interest and necessity, such finding being a matter of legislative determination by the Board of Trustees. 11. The uses contemplated under this Plan are necessary and appropriate to facilitate the sound growth and development of the Town of Firestone in accordance with sound planning standards and local community objectives, and any acquisitions within the Central Plan which may require the exercise of governmental action are necessary because of the presence of blight in the Central Plan. 12. The Central Plan does not contain property that was included in a previously submitted urban renewal plan that the Board of Trustees failed to approve in past twenty-four months. 3 D. Urban Renewal Plan Goals and Plan's Relationship to Local and Regional Objectives 1. Goals a. Implementation %J the Central Plan will help eliminate and prevent conditions of blight in the Central Plan. b. The Central Plan will implement the Master Plan and contribute to the orderly growth and development of the Town. c. Through the maximum possible participation of private enterprise and the cooperative efforts of the public sector, implementation of the Central Plan will eliminate and prevent economic deterioration in the Central Plan. d. The Central Plan will upgrade traffic, pedestrian, and bicycle circulation and access, public utilities, recreation and drainage in the Central Plan, while ensuring that existing and proposed development is sensitive to the surrounding residential neighborhoods. e. The Central Plan will eliminate and prevent blight by helping to attract capital investment and new businesses, retention and expansion of existing businesses, and development of regional markets for retail, office, and housing uses, thereby providing employment and strengthening the economic base and physical condition of the Central Plan. f. The Central Plan will create a high quality image of the Town and the Central Plan by creating an attractive visual image through the implementation of landscaping, design and streetscape improvements. g. Implementation of the Central Plan will provide for the redevelopment of the area and promote improvements of properties in the Central Plan. h. Success of the Central Plan will provide a catalyst for further improvements and potential redevelopment of residential areas adjacent to the Central Plan. i. The Central Plan will promote a wide array of housing choices, from affordable housing to luxury housing within the Central Plan. 2. Relationship to Local and Regional Objectives a. The Central Plan will promote and encourage private enterprise to upgrade and invest in commercial, retail and housing developments in the Central Plan, an objective of the Master Plan and the Act. b. The Central Plan will implement the provisions of the Town's master drainage and flood improvement program, which is part of regional efforts to control flooding and promote a comprehensive drainage program to serve the entire region. c. Implementation of the Central Plan is consistent with regional and local efforts to create public/private partnerships to comply with the Act. d. The Central Plan will provide a means of mitigating land use conflicts with adjoining areas through the implementation of adopted planning and design standards for public and private improvements. e. The Central Plan promotes the development and expansion of safe and adequate pedestrian access, public transportation, and enhances the access to the Firestone Trail and connecting regional trail systems. f. The Central Plan encourages additional transportation alternatives to increase safety, access, and alternatives for residents and visitors. Specific project improvements towards this end may include, without limitation, installation or upgrading of traffic, pedestrian, and bicycle circulation and access improvements. 3. Relationship to Master Plan The Town adopted and continually updates a Master Plan to guide development and redevelopment of the Town, including the area in the Central Plan. The Firestone Planning Commission reviewed this Central Plan at a regular meeting on October 15, 2015. The Firestone Planning Commission found the Central Plan to be consistent with the Master Plan and recommended adoption of the Central Plan by the Board of Trustees. The Central Plan advances the goals and objectives of the community, including, without limitation, the following specific goals and objectives of the Master Plan: • A transportation system that is properly designed and constructed to meet the current needs of the existing traffic volumes. • A comprehensive and unified parks and trails system. Firestone is a pedestrian and non -motorized connected community, where one can 5 walk to work, home or service centers on a comfortable and convenient trail system. • Effective and efficient public safety and security. Without public safety, Firestone citizens and employees cannot be free to enjoy their benefits of their community. • "Four-sided" architecture along major streets and visual corridors. • Superior recreational facilities, including the Firestone Sports Complex. • A balanced approach to a blend of housing and commercial opportunities. • An equal number of available jobs to employable citizens. • A focus on a comprehensive "cradle" to "grave" land use and community system where all components of the life cycle are considered and accommodated. • A community where the freedom to worship is fully embraced. • A specific focus on the senior segments of the Firestone community to assure that they are appropriately considered in land use and community decisions. If optimized, the senior population can bestow valuable leadership and wisdom that comes from experience of time. • Proper transition and integration between different types of land uses. • Convenient access to a wide variety of retail goods and services. • Down cast lighting and strategies to effectively preserve the "night sky". • Low, but appropriate taxes. • Stable political leadership. • A tangible and inspired sense of community. E. Land Use Regulations and Building Requirements 1, Land Uses Excluding public rights -of -way, all the property in the area is zoned as Planned Unit Development District (PUD) under Title 17 of the Firestone Municipal Code. Permitted land use categories and associated development standards are described in the Firestone Development Regulations and development approvals applicable to parcels in the Central Plan. The Authority may in conformance with the Act, adopt additional design standards and development requirements applicable to properties in the Central Plan. 2. Development Processing Applications for development will comply with applicable Town requirements and will be subject to public hearings before the Planning and Zoning Commission and/or Town Board for approval of Outline Development Plans, Preliminary Development Plans, Preliminary Plats, Final Development Plans and Final Plats as provided in Town Development Regulations, The Central Plan encourages a comprehensive and unified plan to promote and encourage high quality development of the area by private enterprise. F. Project Activities 1. Land Acquisition In order to carry out this Central Plan, the Authority may exercise any and all of its powers under the Act. The Authority may acquire any interest in property by voluntary sale or acquisition or by the exercise of the power of eminent domain pursuant to procedures set forth in C.R.S. 3&1-101 et seq. and C.R.S. 3&7-101 et seq., including. a. To extent required by C.RS. 31-25-105.5, any project for which property is acquired through the exercise of the power of eminent domain shall be commenced no later than seven years from the date that blight is determined by the Town Board. b. Not later than the commencement of the negotiation of an agreement for redevelopment or rehabilitation of property acquired or to be acquired by eminent domain, the Authority must provide notice and invite proposals for redevelopment or rehabilitation from all property owners, residents, and owners of business concerns located on the property acquired or to be acquired by eminent domain in the Central Plan by mailing notice to their last known address of record. The Authority may also at the same time invite proposals for redevelopment or rehabilitation from other interested persons who may not be property owners, owners of business concerns, or residents within the Central Plan, and may provide public notice thereof by publication in a newspaper having a general circulation within the Town. 7 c. In the case of a set of parcels to be acquired by the Authority in connection with a project, at least one of which is owned by an owner refusing or rejecting an agreement for the acquisition of the entire set of parcels, the Authority must make a determination that the redevelopment or rehabilitation of the remaining parcels is not viable under the Central Plan without the parcel at issue. d. Acquisition of any property by eminent domain shall be for the purpose of preventing or eliminating conditions of blight without regard to the economic performance of the property to be acquired. 2. Relocation It is not anticipated that acquisition of real property by the Authority will result in the relocation of any individuals, families, or business concerns. However, if such relocation becomes necessary, the Authority shall adopt a relocation plan in conformance with the Act and consistent with specific objectives which will be identified in that plan. The Authority shall adopt its relocation plan(s) before any individuals, families or business concerns are relocated. 3. Demolition, Clearance and Site Preparation The Authority may demolish and clear those structures and other improvements from property it acquires pursuant to the Central Plan. The Authority may provide rough and finished site grading and other site preparation services as part of a comprehensive redevelopment program. 4. Property Management During such time as any property is owned by the Authority, such property shall be under the management and control of the Authority and may be rented or leased by it, pending disposition for redevelopment or rehabilitation. 5. Land Disposition, Redevelopment, and Rehabilitation Purchasers or owners of property within the Central Plan will be obligated to develop, redevelop, or rehabilitate such property in accordance with the provisions of this Central Plan. The Authority may dispose of property it acquires by means of a reasonable competitive bidding procedure it establishes in accordance with the Act and pursuant to redevelopment agreements between the Authority and such purchaser. Disposition of property by the Authority shall conform with the requirements of the Act. 0 The Authority may also enter into owner participation agreements with property owners in the Central Plan for the development, redevelopment or rehabilitation of their property. Such agreements will provide for the participation and assistance that the Authority may provide to such owners. All such redevelopment, owner participation and other agreement shall contain, at a minimum, provisions requiring and addressing. a. Compliance with the Act, the Central Plan and applicable provisions of the Firestone Municipal Code and Firestone Development Regulations, b. Covenants to begin and complete development, construction or rehabilitation of both public and private improvements within a period of time deemed to be reasonable by the Authority; c. The legal and financial ability of the owner or redeveloper to redevelop or rehabilitate the property; d. The financial commitments of each party (but nothing herein shall obligate the Authority to make any financial or other commitment to any party or transaction). Purchasers or owners of property within the Central Plan will be obligated to develop, redevelop, or rehabilitate such property in accordance with the provisions of this Central Plan. 6. Project List The following list identifies projects that directly relate to the objective of mitigating blight in the Central Plan. • Del Camino area storm drainage improvements and outfall; • Colorado Blvd -Zinnia Avenue storm drainage improvements; • East k25 Frontage Road bridge improvements; • Sump basin outfall channel; • Tn Town basin regional stormwater detention pond; • St. Wain River basin regional water treatment plant; and • Any other specific undertaking or activity necessary that furthers the goat of mitigating blight in the Central Plan. 7. Cooperation Agreements For the purposes of planning and implementing this Central Plan and projects in the Central Plan, the Authority may enter into one or more cooperation agreements with the Town or other public bodies. Without limitation, such agreements may include provisions for project financing and implementation; administrative assistance; personnel matters and services; design, location and construction of public improvements; allocation or revenues, and any other matters required to carry out the Central Plan and projects in the Central Plan. It is recognized that cooperation with the Town, other municipalities and other public and private bodies may be required to coordinate such issues as the design, construction and timing of public and private improvements within and outside of the Central Plan to properly and efficiently carry out the goals and objectives of this Central Plan. Cooperation agreements addressing such issues are deemed necessary and incidental to the planning and execution of projects in the Central Plan. 8. Other Project Undertakings and Activities Other project undertakings and activities as authorized by the Act and deemed necessary by the Authority to implement this Central Plan may be undertaken and performed by the Authority directly or pursuant to agreements with other parties or public bodies in accordance with the authorization of the Act and any and all applicable laws. G. Project Financing The Authority is authorized to finance projects undertaken pursuant to this Central Plan by any method authorized by the Act or any other applicable law, including without limitation, appropriations, loans or advances from the Town; federal loans and grants; state loans and grants; interest income; pay as you go arrangements; annual appropriation agreements; agreements with public and private parties or entities; sale of securities; property and sales tax increments; loans, advances and grants from any other available source, any which method may be utilized either independently or in combination with any one or more other methods. Any and all financing methods legally available to the Town, the Authority, any private developer, redeveloper or owner may be used to refinance in whole or in part any and all costs, including without limitation, the cost of public improvements, described or anticipated in the Central Plan or in any manner related or incidental to redevelopment of the Central Plan. Such methods may be combined to finance all or any part of a project. Any financing method authorized by the Central Plan, the Act, or any applicable law may be used to pay the principal of and interest on and to establish reserves for indebtedness (whether funded, refunded, assumed or otherwise) incurred by the Authority or the Town to refinance a project in whole or in part. The Authority is authorized to issue notes, bonds or any other financing instruments or documents in amounts sufficient to finance all or part of a project. The Authority is authorized to borrow funds and to create indebtedness in 10 carrying out this Central Plan. The principal, interest and any premiums due on or in connection with such indebtedness may be paid from tax increments or any other funds available to the Authority. The Central Plan may be financed by the Authority under the tax increment financing provisions of the Act. Under the tax increment method of financing a project, property taxes levied after the effective date of the approval of this Central Plan upon taxable property in the Central Plan each year by or for the benefit of any public body or all or a portion of municipal taxes collected within the Central Plan, or both such taxes, shall be divided for a period not to exceed twenty-five (25) years after the effective date of the adoption of this tax allocation provision, as follows: 1. Base Amount That portion of the taxes which are produced by the levy at the rate fixed each year by or for each such public body upon the valuation for assessment of taxable property in the Central Plan last certified prior to the effective date of approval of the Central Plan or, as to an area later added to the Central Plan, the effective date of the modification of the Central Plan, or that portion of municipal sales taxes collected within the boundaries of the Central Plan in the twelve-month period ending on the last day of the month prior to the effective date of the approval of the Central Plan, or both such portions, shall be paid into the funds of each such public body as are all other taxes collected by or for said public body. 2. Increment Amount That portion of said property taxes in excess of such base amount or that portion of said municipal 6sales taxes in excess of such base amount, or both, shall be allocated to and, when collected, paid into a special fund of the Authority to pay the principal of, the interest on, and any premiums due in connection with the bonds of, loans or advances to, or indebtedness incurred by (whether funded, refunded, assumed or otherwise) the Authority for financing or refinancing, in whole or in part, an urban renewal project or, if approved, to make payments under an agreement executed pursuant to section 31-25-107(11) of the Act. Unless and until the total valuation for assessment of the taxable property in the Central Plan exceeds the base valuation for assessment of the taxable property in the Central Plan, all of the taxes levied upon taxable property in the Central Plan shall be paid into the funds of the respective public bodies. Unless and until all or the relevant part of the municipal sales tax collections in the Central Plan exceed the base year municipal sales tax collections in the Central Plan, all such sales tax collections shall be paid into the funds of the Town. 11 When such bonds, loans, advances and indebtedness, including interest thereon and any premiums due in connection therewith, have been paid, all taxes upon the taxable property in the Central Plan shall be paid into the funds of the respective public bodies and all such municipal sales tax collections in the Central Plan shall be paid into the funds of the Town. The increment portion of the taxes, as described in subparagraph (II), may be irrevocably pledged by the Authority for the payment of the principal of, the interest on, and any premiums due in connection with such bonds, loans, advances and indebtedness incurred by the Authority to finance urban renewal projects, or to make payments under an agreement executed pursuant to C.R.S. 31-25-107(11). The report to the Board of County Commissioners of Weld County required by C.R.S. 31-25-107 (3.5) of the Act is attached as Exhibit F. H. Changes in Approved Plan This Central Plan may be modified pursuant to the provisions of the Act governing such modifications, including 31-25-107, C.R.S. 12 EXHIBIT A LEGAL DESCRIPTION CENTRAL FIRESTONE URBAN RENEWAL PLAN AREA Prepared: September 23, 2015 Being those portions of Sections 25, 35 and 36 of Township 3 North, Range 68 West of the 6t" Principle Meridian, and those portions of Sections 1, 3, 10, 11, 12 and 24 of Township 2 North, Range 68 West of the 6t" Principle Meridian, and those portions of Section 32 of Township 3 North, Range 67 West of the 6t" Principle Meridian, and those portions of Sections 6 and 7 of Township 2 North, Range 67 West of the 6t" Principle Meridian, all in the Town of Firestone, Weld County, Colorado, more particularly described as follows: BAREFOOT LAKES A PARCEL OF LAND LOCATED IN SECTIONS 25,35 AND 36, TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF WELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 25 AND CONSIDERING THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 TO BEAR SOUTH 00019'19" EAST, A DISTANCE OF 2,647.60 FEET WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE THERETO; THENCE SOUTH 17°35'14" WEST, A DISTANCE OF 97.56 FEET TO A POINT ON THE WESTERLY PRESCRIPTIVE RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 13 AND THE POINT OF BEGINNING; THENCE ALONG SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY, SOUTH 00°1919 EAST, A DISTANCE OF 2555.65 FEET TO A POINT ON THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 AND A POINT ON THE NORTHERLY BOUNDARY OF THAT PARCEL OF LAND DESCRIBED AT RECEPTION NUMBER 1606745, IN SAID RECORDS, THENCE ALONG THE BOUNDARIES OF SAID PARCEL OF LAND THE FOLLOWING THREE (3) COURSES; 1. DEPARTING SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY AND SAID WESTERLY BOUNDARY, SOUTH 88°45'03" WEST, ALONG SAID NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 25, A DISTANCE OF 484.00 FEET; 2. SOUTH 0002549" EAST, A DISTANCE OF 450.00 FEET; 1 3. NORTH 88045'03" EAST, A DISTANCE OF 484.00 FEET TO A POINT ON THE WESTERLY PRESCRIPTIVE RIGHT-OF-WAY OF WELD COUNTY ROAD 13; THENCE ALONG SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY, SOUTH 00025149" EAST, A DISTANCE OF 2203.95 FEET; THENCE CONTINUING ALONG SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY, SOUTH 0001422" EAST, A DISTANCE OF 1,325,58 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 36; THENCE ALONG SAID SOUTH LINE, SOUTH 88°29'41" WEST, A DISTANCE OF 2,602.28 FEET TO THE CENTER NORTH SIXTEENTH CORNER OF SAID SECTION 36; THENCE ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36, SOUTH 00019103" EAST, A DISTANCE OF 1,326.34 FEET TO THE CENTER QUARTER CORNER OF SAID SECTION 36, THENCE ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36, SOUTH 88029144" WEST, A DISTANCE OF 1,323,13 FEET TO THE CENTER WEST SIXTEENTH CORNER OF SAID SECTION 36, THENCE ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, SOUTH 00°1720 EAST, A DISTANCE OF 1,335.11 FEET TO THE SOUTHWEST SIXTEENTH CORNER OF SAID SECTION 36, THENCE ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, SOUTH 88°21'56" WEST, A DISTANCE OF 1,323.94 FEET TO THE SOUTH SIXTEENTH CORNER OF SAID SECTION 35, THENCE ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 35, SOUTH 89°15'43" WEST, A DISTANCE OF 522.99 FEET TO THE NORTHEAST CORNER OF SUBDIVISION EXEMPTION NO. 741 AS RECORDED AT RECEPTION NUMBER 2669206, IN SAID RECORDS; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID SUBDIVISION EXEMPTION NO. 741 THE FOLLOWING TWO (2) COURSES: 1. SOUTH 72040'05" WEST, A DISTANCE OF 825.83 FEET; .SOUTH 6603428" WEST, A DISTANCE OF 1,420.78 FEET TO THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35; THENCE ALONG SAID EAST LINE, NORTH 00°4202 WEST, A DISTANCE OF 21.71 FEET TO THE NORTHERLY BOUNDARY OF THAT PARCEL OF LAND DESCRIBED IN RECEPTION NUMBER 2261418, IN SAID RECORDS; THENCE ALONG THE NORTHERLY BOUNDARY, SOUTH 77°43'35" WEST, A DISTANCE OF 2,395.38 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF INTERSTATE 25 AS DESCRIBED AT RECEPTION NUMBER 3019961, IN SAID RECORDS; THENCE ALONG THE EASTERLY RIGHT-OF-WAY LINE OF SAID INTERSTATE 25 THE FOLLOWING SEVEN (7) COURSES: 1. NORTH 00°01'11" WEST, A DISTANCE OF 119.70 FEET; 2. SOUTH 89°58'49" WEST, A DISTANCE OF 114.82 FEET; 3. NORTH 00°01'11" WEST, A DISTANCE OF 186.21 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 3,379.26 FEET; 4. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 06012'52", AN ARC LENGTH OF 366.52 FEET; 5. TANGENT TO SAID CURVE, NORTH 06014103" WEST, A DISTANCE OF 601.98 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE EASTERLY HAVING A RADIUS OF 3,182.41 FEET; 6. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 05°11'20", AN ARC LENGTH OF 288.21 FEET; 7. NON -TANGENT TO SAID CURVE, NORTH 01 004125" WEST, A DISTANCE OF 463.45 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF ST. ACACIUS ANNEXATION NO. 2 TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO, 31872503 IN SAID RECORDS, THENCE ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID ANNEXATION THE FOLLOWING SIX (6) COURSES: 1. SOUTH 88045'13" EAST, A DISTANCE OF 82.35 FEET; 2. NORTH 00011'21" WEST, A DISTANCE OF 379.15 FEET; 3. NORTH 88008'57" EAST, A DISTANCE OF 185.82 FEET; 3 4. NORTH 00°5737 WEST, A DISTANCE OF 172.01 FEET; 5. NORTH 82°52'03" EAST, A DISTANCE OF 590.67 FEET; 6. NORTH 04°18'10" WEST, A DISTANCE OF 264.11 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF ST. ACACIUS ANNEXATION NO. 1 TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 3187249; IN SAID RECORDS; THENCE ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID ANNEXATION THE FOLLOWING TWO (2) COURSES: 1. NORTH 89°31'37" EAST, A DISTANCE OF 1,708.18 FEET TO A POINT ON THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35; 2. ALONG SAID WEST LINE, NORTH 00°42'02" WEST, A DISTANCE OF 2,327.64 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET SOUTHERLY, MEASURED AT RIGHT ANGLES FROM THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35 SAID POINT BEING ON THE SOUTHERLY BOUNDARY OF WESTRIAN RANCH ANNEXATION TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 2937346, IN SAID RECORDS, THENCE ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID ANNEXATION THE FOLLOWING THREE (3) COURSES: 1. ALONG SAID PARALLEL LINE, NORTH 89°16134" EAST, A DISTANCE OF 2,685.60 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 25; 2. ALONG SAID PARALLEL LINE, NORTH 00012143" WEST, A DISTANCE OF 2,684.23 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 25, 3. ALONG SAID PARALLEL LINE, NORTH 00013'07" WEST, A DISTANCE OF 519.26 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF LOT A, RECORDED EXEMPTION NO. 1207-25-2 RE4103 AS RECORDED UNDER RECEPTION NO, 3303561, IN SAID RECORDS; THENCE ALONG THE SOUTHERLY, EASTERLY AND NORTHERLY BOUNDARIES OF SAID LOT A THE FOLLOWING THREE (3) COURSES: 1. NORTH 88054'53" EAST, A DISTANCE OF 450.00 FEET; 2. NORTH 23°2249 EAST, A DISTANCE OF 282.43 FEET; 3. SOUTH 88°5453" WEST, A DISTANCE OF 563.08 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 25 AND A POINT ON THE EASTERLY BOUNDARY OF SAID WESTRIAN RANCH ANNEXATION; THENCE ALONG SAID PARALLEL LINE AND EASTERLY BOUNDARY, NORTH 00013107" WEST, A DISTANCE OF 1,788.79 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY 66 AS DESCRIBED IN BOOK 1491 AT PAGE 509, IN SAID RECORDS; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE THE FOLLOWING TWO (2) COURSES: 1. NORTH 43°50'07" EAST, A DISTANCE OF 70.70 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF COLORADO HIGHWAY 66 ANNEXATION NUMBER FOUR TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO, 02301640, IN SAID RECORDS; 2. ALONG SAID ANNEXATION, NORTH 88°49'43" EAST, A DISTANCE OF 1,245.14 FEET TO THEN RTHWESTCORNER OF LOT A, RECORDED EXEMPTION NUMBER 1207-25-2-RE1450 AS RECORDED UNDER RECEPTION NO, 2305632 AND THE NORTHWEST CORNER OF BODA ANNEXATION TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 3605618; IN SAID RECORDS; THENCE ALONG THE BOUNDARIES OF SAID LOT A AND SAID BODA ANNEXATION, THE FOLLOWING FIVE (5) COURSES: 1. DEPARTING SAID HIGHWAY 66 ANNEXATION NUMBER FOUR, SOUTH 01 °10'17" EAST, A DISTANCE OF 411.50 FEET; 2. NORTH 87041'05" EAST, A DISTANCE OF 196.62 FEET; 3. NORTH 35026'31" EAST, A DISTANCE OF 112.28 FEET; 4. NORTH 34020'46" EAST, A DISTANCE OF 124.91 FEET; 5. NORTH 14019'58" EAST, A DISTANCE OF 223.93 FEET TO A POINT ON SAID SOUTHERLY RIGHT- OF -WAY LINE OF STATE HIGHWAY 66 AND THE SOUTHERLY BOUNDARY OF SAID COLORADO HIGHWAY 66 ANNEXATION NUMBER FOUR; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE AND SOUTHERLY ANNEXATION BOUNDARY, NORTH 88049143" EAST, A DISTANCE OF 905.29 FEET TO A POINT ON THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 AND TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY NO. 66 AS DESCRIBED IN DEED RECORDED IN BOOK 1491 AT PAGE 5111 IN SAID RECORDS; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE THE FOLLOWING THREE (3) COURSES: 1. ALONG SAID SOUTHERLY ANNEXATION BOUNDARY, NORTH 88°49'28" EAST, A DISTANCE OF 2,390.90 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 11,420.00 FEET; 2. DEPARTING SAID SOUTHERLY ANNEXATION BOUNDARY, EASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 0005014011, AN ARC LENGTH OF 168.31 FEET, 3. NON -TANGENT TO SAID CURVE, SOUTH 43°43'11" EAST, A DISTANCE OF 68.87 FEET TO THE POINT OF BEGINNING; CONTAINING AN AREA OF 1,306.226 ACRES (56,899,212 SQUARE FEET), MORE OR LESS. Together with; STREET MEDIA All of the real property described on the annexation map titled Street Media Annexation No. 1, recorded on October 4, 2013 at Reception No. 3968465, with the Clerk and Recorder of Weld County, Colorado. Together with; All of the real property described on the annexation map titled Street Media Annexation No. 2, recorded on October 4, 2013 at Reception No. 3968467, with the Clerk and Recorder of Weld County, Colorado. Together with; MCMURRAY All of the real property described on the annexation map titled McMurray Annexation, recorded on October 4, 2013 at Reception No. 3968473, with the Clerk and Recorder of Weld County, Colorado. Together with; DS REAL ESTATE All of the real property described on the annexation map titled DS Real Estate Annexation, recorded on May 8, 2015 at Reception No. 4105680, with the Clerk and Recorder of Weld County, Colorado. Together with; SPORTS COMPLEX All of the real property described on the minor plat titled Firestone Sports Field Site, recorded on January 12, 2000 at Reception No. 2743710, with the Clerk and Recorder of Weld County, Colorado. Together with; BROOKS FARM All of Block 1, Lot 1 and Block 1, Tract A as more particularly described on the minor plat titled Minor Plat of Brooks Farm First Subdivision, recorded on October 3, 2002 at Reception No. 2993165, with the Clerk and Recorder of Weld County, Colorado. Together with; VARRA=HEINTZELMAN PIT SUBDIVISION All of Lot 2, Lot 3 and Tract A as more particularly described on the final plat titled Varra-Heintzelman Pit Subdivision, recorded on February 23, 2012 at Reception No. 3826654, with the Clerk and Recorder of Weld County, Colorado. Together with; CAMBRIA CROSSING All of the real property described on the annexation map titled Cambria Crossing Annexation, recorded on October 2, 2013 at Reception No. 3968480, with the Clerk and Recorder of Weld County, Colorado. Together with; FIRESTONE CITY CENTRE All of Tract E as more particularly described on the final plat titled Firestone City Centre Subdivision Filing No. 3, recorded on October 1, 2010 at Reception No. 3722597, with the Clerk and Recorder of Weld County, Colorado. Together with; DEL REY SUBDIVISION All of Lot 1 as more particularly described on the final plat titled Del Ray Subdivision Areas 1, 2 and 3), recorded on July, 28 2006 at Reception No. 3406702, with the Clerk and Recorder of Weld County, Colorado. END OF EXHIBIT A 7 a p \� . � . . � . � ,� y � <d y� � � . d ,� � ƒ� � %� \ /��� � .: i .� ,� � /©2��� x.a : � ^ �� � � � < � � � � � � � � \ .�/���.� . �� .�,... � � � v � .. � � ? »° � , <� .������/ � � � » Exhibit C Conditions Survey C Central Firestone Conditions Study Section 1:5tudy Overview................................................goes. 1 Section I Colorado Urban Renewal Statutes and Blighted Areas ............. 3 Section 3: Conditions Indicative of the Presence of Blight ..................... 7 Section 4: Study Area Location, Definition, and Description.. . 13 Section 5: Study Findings...................................................... 17 Section 6: Study Summary and Recommendation.....*...................... 33 Exhibit 1: Study Area Context ................................................. 14 Exhibit 2: Study Area Map .................................................... 15 Exhibit 3:Road Layout...... 0$004049 20 Exhibit4: Floodplain Map........ 0060000 25 i Central Firestone Conditions Study No documentcontenton this page 11 Central Firestone Conditions Study ur The Firestone 2075 Conditions Study ("Study") is an examination and analysis of various conditions found within a defined geographic area to determine if the area qualifies as"blighted"within the meaning of the Colorado Urban Renewal Law. The Survey is a necessary step if urban renewal, as defined and authorized by Colorado statutes, (see Section 2 and Section 3), is to be used as a tool by the Town of Firestone to remedy and prevent conditions of blight. The findings and conclusions presented in this report are intended to assist theTown in making a final determination as to whether the Survey Area qualifies as blighted and, consequently, the feasibility and appropriateness of using urban renewal as a reinvestment tool. To conduct the Survey and prepare the Survey report, theTown of Firestone retained the services of Denver -based consulting firm Matrix Design Group. Matrix has experience in conducting blight studies for municipalities and agencies across Colorado. Meth® ®I® y The defined geographic area ("Study Area") examined in this Conditions Study was determined by theTown of Firestone, it focuses on various agricultural and industrial properties that are within the municipal boundaries of theTown, or are planned to be annexed in the near future. A map depicting the boundaries of the Study Area is presented in Section 4 of this report as Exhibit 2: Study Area Map. Data collection for conditions of blight (see Sections 2 and 3 for what constitutes conditions of blight) was accomplished through several means. A field survey was conducted in February 2015 for the purpose of assessing blight conditions that could be physically observed within the Study Area. Additional analysis was conducted using aerial photography and parcel maps Study Overview Central Firestone Conditions Study of the area. For those blight conditions that are not observable in the field (such as traffic data, crime statistics, etc.), blight condition data was obtained from the Town of Firestone and various other 3rd party sources during the same time period. Finally, the Environmental Contamination of8uildings orPropertyfactor is assessed by a certified Environmental Scientist with extensive experience conducting environmental site assessments. It involves searching for and providing an opinion on the existence of Recognized Environmental Conditions (RECs) as defined by the American Society of Testing and Materials. This process involves searching available environmental records maintained by various federal, state, and local entities for records of contamination. 2 Study Overview Central Firestone Conditions Study ection29, ColoradoUrban i 1ghted Areas In the Colorado Urban Renewal Law, Colo. Rev. Stat. § 31-25-101 et seq. (the "Urban Renewal Law"), the legislature has declared that an area of blight "constitutes a serious and growing menace, injurious to the public health, safety, morals, and welfare of the residents of the state in general and municipalities thereof, that the existence of such areas contributes substantially to the spread of disease and crime, constitutes an economic and social liability, substantially impairs or arrests the sound growth of municipalities, retards the provision of housing accommodations, aggravates traffic problems and impairs or arrests the elimination of traffic hazards and the improvement of traffic facilities; and that the prevention and elimination of slums and blight is a matter of public policy and statewide concern... Under the Urban Renewal Law, the term "blighted area"describes an area with an array of urban problems, including health and social deficiencies, and physical deterioration. See Colo. Rev. Stat. § 31-25-103(2). Before remedial action can be taken, however, the Urban Renewal Law requires a finding by the appropriate governing body that an area such as the Study Area constitutes a blighted area. Colo. Rev. Stat. §31-25-107(1). The blightfinding is a legislative determination by the municipality's governing body that, as a result of the presence of factors enumerated in the definition of "blighted area°the area is a detriment to the health and vitality of the community requiring the use of the municipality's urban renewal powers to correct those conditions or prevent their spread. In some cases, the factors enumerated in the definition are symptoms of decay, and in some instances, these factors are the cause of the problems. The definition requires the governing body to examine the factors and determine whether these factors indicate a deterioration that threatens the community as a whole. For purposes of the Study, the definition of a blighted area is articulated in the Colorado Urban Renewal statute as follows: Colorado Urban Renewal Statutes and Blighted Areas 3 Central Firestone Conditions Study "'Blighted areameans an area that, in its present condition and use and, by reason of the presence of at least four of the following factors, substantially impairs or arrests the sound growth of the municipality, retards the provision ofhousing accommodations, or constitutes an economic orsocialliability, and is a menace to the public health, safety, morals, or welfare: a. Slum, deteriorated, or deteriorating structures; b. Predominance of defective or inadequate street layout; c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; d. Unsanitary or unsafe conditions; e. Deterioration of site or other improvements; f. Unusual topography or inadequate public improvements or utilities; g. Defective or unusual conditions of title rendering the title non -marketable; h. The existence of conditions that endanger life or property by fire or other causes; i. Buildings that are unsafe or unhealthy for persons to live or work in because of building code violations, dilapidation, deterioration, defective design, physical construction, or faulty or inadequate facilities; j. Environmental contamination of buildings or property; or k.5. The existence of health, safety, or welfare factors requiring high levels of municipal services or substantial physical underutilization or vacancy ofsites, buildings, or other improvements" In addition, paragraph (I.) states, "if there is no objection by the property owneror owners and the tenant or tenants ofsuch owner or owners, if any, to the inclusion ofsuch property in an urban renewal area, 'blighted area'also means an area that, in its present condition and use and, by reason of the presence of any one of the factors specified in paragraphs (a) to (k.5) of this subsection...:' The statute also states a separate requirement for the number of blight factors that must eV if private property is to be acquired by eminent domain. At § 31-25-105.5(5)1 paragraph (a.) states, "'Blighted area'shall have thesame meaning asset forth in section 31-25-103 (2); except that, for purposes of this section only, 'blighted area'means an area that, in its present condition and use and, by reason of the presence of at least five of the factors specified in section 31- 25-103 (2)(a) to (2)(I)...:' 4 Colorado Urban Renewal Statutes and Blighted Areas Central Firestone Conditions Study Thus, the state statutes require, depending on the circumstances, that a minimum of either one, four, or five blight factors be present for an area to be considered a"blighted area" A couple principles have been developed by Colorado courts to guide the determination of whether an area constitutes a blighted area under the Urban Renewal Law. First, the absence of widespread violation of building and health codes does not, by itself, preclude a finding of blight. According to the courts, he definition of'blighted area'contained in [the Urban Renewal Law] is broad and encompasses not only those areas containing properties so dilapidated as to justify condemnation as nuisances, but also envisions the prevention of deterioration:' Second, the presence of one well -maintained building does not defeat a determination that an area constitutes a blighted area. Normally, a determination of blight is based upon an area"taken as a whole," and not on a building -by -building, parcel -by -parcel, or block -by -block basis. Based upon the conditions identified in the Study Area, this report makes a recommendation as to whether the Study Area qualifies as a blighted area. The actual determination itself remains the responsibility of theTown of Firestone. Colorado Urban Renewal Statutes and Blighted Areas 5 Central Firestone Conditions Study No documentcontenton this page 6 Colorado Urban Renewal Statutes and Blighted Areas Central Firestone Conditions Study MOM WTA if • ,: As discussed in Section 2, the Colorado Urban Renewal statute provides a list of 11 factors that, through their presence, may allow an area to be declared as blighted. This section elaborates on those 11 factors by describing some of the conditions that might be found within a Study Area that would indicate the presence of those factors. uring the field reconnaissance of the Study Area, the general condition and vel of deterioration of a building is evaluated. This examination is limited a visual inspection of the building's exterior condition and is not a detailed the exterior of a structure found within the Study Area. Some of the exterior elements observed for signs of deterioration include: • Primary elements (exterior walls, visible foundation, roof ) • Secondary elements (fascia/soffits, gutters/downspouts, windows/ doors, facade finishes, loading docks, etc.) • Ancillary structures (detached garages, storage buildings, etc.) The presence of this factor is determined through a combination of both field observation as well as an analysis of the existing transportation network and vehicular and pedestrian circulation patterns in a Study Area by persons 111 with expertise in transportation planning and/or traffic engineering. These conditions include: • Inadequate street or alley widths, cross -sections, or geometries • Poor provisions or unsafe conditions for the flow of vehicular traffic • Poor provisions or unsafe conditions for the flow of pedestrians • Insufficient roadway capacity leading to unusual congestion of traffic • Inadequate emergency vehicle access • Poor vehicular/pedestrian access to buildings or sites Conditions Indicative of the Presence of Blight 7 Central Firestone Conditions Study Poor internal vehicular/pedestrian circulation Excessive curb cuts/driveways in commercial areas These conditions can affect the adequacy or performance of the transportation system within the Study Area, creating a street layout that is defective or inadequate. requiresFhis factor of the parcels . to their potential and usefulness as developable sites. Conditions indicative of the presence of this factor include: • Lots that are long, narrow, or irregularly shaped • Lots that are inadequate in size • Lots with configurations that result in stagnant, misused, or unused IF1iL:J • Lots with billboards that have active leases, making redevelopment more difficult This analysis considers the shape, orientation, and size of undeveloped parcels within the Study Area and if these attributes would negatively impact the potential for development of the parcel. This evaluation is performed both through observation in the field and through an analysis of parcel boundary maps of the Study Area. blight factor•- • Floodplains or flood prone areas • Inadequate storm drainage systems/evidence of standing water • Poor fire protection facilities • Above average incidences of public safety responses • Inadequate sanitation or water systems 8 Conditions Indicative of the Presence of Blight Central Firestone Conditions Study • Existence of contaminants or hazardous conditions or materials • High or unusual crime statistics • Open trash dumpsters • Severely cracked, sloped, or uneven surfaces for pedestrians • Illegal dumping • Vagrants/vandalism/graffiti/gang activity • Open ditches, holes, or trenches in pedestrian areas These represent situations in which the safety of individuals, especially pedestrians and children, may be compromised due to environmental and physical conditions considered to be unsanitary or unsafe, rirain it r h r Irr�ry r�nnts. The conditions that apply to this blight factor reflect the deterioration of various improvements made on a site other than building structures. These conditions may represent a lack of general maintenance at a site, the physical degradation of specific improvements, or an improvement that was poorly planned or constructed. Overall, the presence of these conditions can reduce a site's usefulness and desirability and negatively affect nearby properties. • Neglected properties or evidence of general site maintenance problems • Deteriorated signage or lighting • Deteriorated fences, walls, or gates • Deterioration of on -site parking surfaces, curb & gutter, or sidewalks • Poorly maintained landscaping or overgrown vegetation • Poor parking lot/driveway layout • Unpaved parking lot on commercial properties Studyat could make development prohibitive, such as steep slopes or, poor load earing soils, as well as deficiencies in the public infrastructure system withl Area • • includes Conditions Indicative of the Presence of Blight 9 Central Firestone Conditions Study • Steep slopes / rock outcroppings / poor load -bearing soils • Deteriorated public infrastructure (street/alley pavement, curb, gutter, sidewalks, street lighting, storm drainage systems) • Lack of public infrastructure (same as above) • Presence of overhead utilities or billboards • Inadequate fire protection facilities/hydrants • Inadequate sanitation or water systems • we ave over v I ov r' it restrictive or prohibitive clauses in their deeds or titles, or if they involve an unusually complex or highly divided ownership arrangement. Examples Properties with covenants or other limiting clauses that significantly impairtheir ability to redevelop Properties with disputed or defective title Multiplicity of ownership making assemblages of land difficult or impossible • Other Causes. finding of blight• from presence of IF Following conditions, which include both the deterioration of physical IF emergency personnel or equipment to provide services to a sitee, • Buildings or sites inaccessible to fire and emergency vehicles • Blocked/poorly maintained fire and emergency access routes/ frontages • Insufficient fire and emergency vehicle turning radii • Buildings or properties not in compliance with fire codes, building codes, or environmental regulations 10 Conditions Indicative of the Presence of Blight Central Firestone Conditions Study fork In. )me of the conditions that can contribute to this blight factor include* Buildings or properties not in compliance with fire codes, building codes, or environmental regulations Buildings with deteriorated elements that create unsafe conditions Buildings with inadequate or improperly installed utility components Le Alms� ater sources, or other locationsStudy Presence of hazardous substances, liquids, or gasses ervices or .stantial Physical Underutilization or Vacancy of ites, Buildings, or OtherImprovements: The physical conditions that would contribute to this blight factor include: • Sites with a high incidence of fire, police, or emergency responses • Sites adjacent to streets/alleys with a high incidence of traffic accidents • Sites with a high incidence of code enforcement responses • An undeveloped parcel in a generally urbanized area • A parcel with a disproportionately small percentage of its total land area developed • Vacant structures orvacantunits inmulti-unit structures Conditions Indicative of the Presence of Blight 11 Central Firestone Conditions Study No documentcontenton this page 12 Conditions Indicative of the Presence of Blight Central Firestone Conditions Study escription =41acett-Lj . . . . . . ... 't�at cprvpc,,? o ournnsesit industry, agriculture, retail, and residential. These properties include • Brookfield Property • Del Camino Properties • Brooks Farm Property • Heintzelman Property • Cambria Crossing • Firestone City Centre • Del Rey West • Sports Complex These properties are generally bounded by Interstate 25 to the west, Bella Rosa Parkway to the South, and Colorado Highway 66 to the north, and CR 17 to the east.The exception to this are the Del Camino properties, which are just west of the k25 / Highway 119 Interchange, and the Del Rey West property, which lies just south of Bella Rosa Parkway. Exhibit 1: Study Area Context, shows the location of the Study Area within the context of Me Town of Firestone and the surrounding area. Exhibit 2: Study Area Map visually depicts the physical boundaries of the Study Area, Survey Area Location, Definition, and Description 13 4 y T _ Central Firestone Conditions Study Survey Area Location, Definition, and Description 15 Central Firestone Conditions Study No document con tent on this page 16 Survey Area Location, Definition, and Description Central Firestone Conditions Study The overall findings of the Firestone 2015 Conditions Study are presented below in a format that mirrors the list of factors and conditions of blight discussed in Section 3. During the field survey, structures within the Study Area were found to range from good condition to fairly dilapidated. Many buildings throughout the Study Area seemed to be vacant and had gone without maintenance for long enough to be considered deteriorated, sometimes severely so. Overall, these deteriorated buildings were prolific enough given the total number of buildings in the Study Area to make for a positive finding of this blight factor. Dilapidated structure on the Brookfield property Study Findings 17 Central Firestone Conditions Study Damaged ancillary structure on Brooks Farm property Partially collapsed building on Brooks Farm property 18 Study Findings l/acantstructure atCambria Crossing Central Firestone Conditions Study Study Findings 19 Central Firestone Conditions Study Streets in the Study Area are in need of upgrades, including pavement, curb, gutter, and sidewalks, but this is a public improvements issue rather than a layout or geometry issue, and pertains instead that blight factor, presented later in this report. The road network in the area is generally complete except for where the grid collides with the St. Vrain River basin, which can be seen in Exhibit 3: Road Layout. Only certain roads cross the river basin in the area, including k25, Highway 66, Highway 119, Colorado Boulevard, CR 34, and the frontage road for the Interstate. Although road connectivity suffers due to the presence of the river, the roads that are severely impacted are generally dirt or gravel and serve local traffic only. The same roads could be extended across the river with bridges and additional investment, which once again is more of a lack of infrastructure rather than a road layout issue. Overall, road connectivity is of some concern, but not enough to confidently consider the overall street layout as being "defective or inadequate" No finding of Inadequate Street Layout has been made. The St Vrain River heavily impacts the road network in the StudyArea 20 Study Findings Central Firestone Conditions Study sefulness •ircels are quite large, covering an entire quarter section,approximately 160 res. At - other end of the range are small lots111 square �e that are the result of subdivision for new residential neighborhoods. any of the small platted residential lots did not have road access at the time of the field survey, although rights of way are established for future roads. Many parcels have odd shapes, but they are still large enough to be developed, with the exception of two lots in Del Camino: one is long, narrow, and only 4,966 square feet in size, while the other is triangular, 3,485 square feet, and can only be accessed through private property. The first parcel is part of a dirt parking lot, while the second is completely vacant. Three more lots in the area just north of Highway 119 are larger, but still vacant as they do not have access to public roads. A significant number of parcels in the Study Area will need to be subdivided or otherwise reconfigured to allow for redevelopment, not only to make them smaller, but also to provide rights of way for access to existing and future parcels. Currently, many parcels can't be accessed, or have significant portions that can't be accessed without the informal internal dirt roads that exist today. For example, parcels in the Kurtz Ranch area as large as a quarter square mile don't have access to public roads, but can be accessed via private internal dirt roads. Because of these lot layout and lot accessibility issues, the Study Area is considered to have FaultyLotLayout. Study Findings 21 Central Firestone Conditions Study Illegal dumping, excessive litter, and standing water was, 6und in a few locations in the Study Area, but the problem was not severe enough to suggest that the Study Area is unsanitary. As discussed later in this section, a portion of the Study Area lies in a 100-year floodplain, which poses a flooding nskto people in the area, notwithstanding the vacancy of parcels in the floodplain.The area last flooded in September ?013, when northern Colorado experienced a 100-year"flood event. Aerial photo of the St Vrain Riverin the vicinity of I-25 in September2013 There are drainage ditches in certain parts of the Study Area, but the presence of a major regional drainageway through the Study Area creates a significant flooding potential. Except in a few rare instances, the roads in the Study Area have no shoulders, curb, gutter, or sidewalk infrastructure.This creates a safety issue since pedestrians must share the right of way with vehicles. Although pedestrian activity is currently limited outside of the Del Camino and Firestone City Centre areas, this issue will only grow in importance as the Study Area develops. Because of the potential for flooding and pedestrian/vehicle conflicts, there is a finding of UnsanitaryorUnsafeConditions inthe Study Area. 22 Study Findings Central Firestone Conditions Study FEMA floodplain data reveals thatsome of the StudyArea lies within a 100 yearfloodplain Public improvements were also found to be lacking; there was no curb, gutter, or sidewalk throughout the majority of the Study Area. Curb and gutter was occasionally present near the 1-25/Hwy 119 interchange, but sidewalks were missing in areas with pedestrian activity. Busy roads through the Study Area including Highways 119 and 66 had minimal or no shoulders and no sidewalk infrastructure, creating difficulties for pedestrians and automobiles in need of emergency pullovers. Overhead utility poles were also common throughout the Study Area, which have the potential to impede redevelopment in certain cases. Finally, some roads with heavy truck traffic are unpaved, which creates a serious air pollution problem resulting from dust unless the roads are constantly kept damp. Given the amount of industrial activity in the Study Area and the growing number of residents as new subdivisions are developed, this lack of road pavement will continue to increase in importance. Study Findings 25 Central Firestone Conditions Study As discussed earlier, and shown in Exhibit 3: Road Layout, many roads in the Study Area do not cross the St. Wain River, and road connectivity suffers as a result. Overall, a significant amount of capital funding may be needed to pave and extend these roads over the river with bridges should development intensity increase. Information from theTown of Firestone indicates that the frontage road immediately east of k25 will need to be upgraded to accommodate increasing traffic volume, but it cannot be expanded to the west because of the k25 right of way, and is difficult to expand to the east because of a steep grade where it crosses the river.This infrastructure upgrade will require a significant capital expenditure. Because of the potential impact of the lack of infrastructure in the Study Area and the difficulty and cost associated with implementing the needed upgrades, there is a finding of Inadequate Public Improvements or Utilities. No curb orsidewalkin a developed area 26 Study Findings Central Firestone Conditions Study No shoulder orsidewalks along Highway 66 Roads with heavy truck traffic are kept wet to prevent airborne dust Study Findings 27 Central Firestone Conditions Study Defective or Unusual Conditions ot I Me Kendering the I Me • ble Because of the large number of real property parcels within the Study Area vidually for disputed ownership, restrictive covenants, and other unusual conditions, this factor was not researched. For the purposes of this Study, this blight factor is considered not to be present in the Study Area. ®ii' ®ther Causes The presence of the 100-year floodplain in the Study Area is sufficient for a finding of Existence of Conditions that Endanger Life or Property in the Study Area. Flooding two years ago has shown that the potential for property damage is significant without major upgrades to infrastructure in the area. This blight factor is therefore considered present. Deterioration,, Defective Design, Physical Construction, or Faulty or Inadequate While no detailed structural analysis was performed on any buildings in the Study Area, some were visibly dilapidated and partially collapsed, as discussed earlier in this section. These buildings were found in such poor condition that they can not easily be shored up, need to be completely demolished, and are currently unfit for habitation. Therefore, this factor is present in the Study Area. 28 Study Findings Central Firestone Conditions Study As part of this Conditions Study, Matrix Environmental, U. is providing a professional opinion regarding whether Recognized Environmental Conditions (RECs) exist for the Firestone survey areas including potential impacts from surrounding properties. The term"Recognized Environmental Conditions," as defined by the American Society of Testing and Materials (ASTM) Practice E1527-13, means: �T]he presence orlikely presence of any hazardous substances or petroleum products in, on, orata property: (1) due to anyrelease to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. No sites were identified within the Study Area, however two sites were identified in the vicinity of the Del Camino properties to have past petroleum contamination that has since been mitigated: Del Camino Service Plaza &Truck Wash Conoco # 06394 Both sites had confirmed releases in 1990 and 1994 respectively, but both have also received No Further Action letters, which typically means that contamination will not spread offsite, and is at acceptable levels given the current use of the property. Two other potentially more serious issues also exist in the Del Camino area: TPI Petroleum - Seeond confirmed release in August 1999. Site characterization received in January 2002. Monitoring has been ongoing since 2002. Site is still active although a Closure Report was received in September 2008 indicating contamination exists onsite at concentrations exceeding Risk Based Screening Levels (RBSL). Study Findings 29 Central Firestone Conditions Study Circle K Store 4F2709846 - In August 2006 a third confirmed release was reported. The CDLE OPS requested a Site Characterization Report be submitted in January 2007. No additional information available for the leak incident. TheTPI release as of September 2008 has resulted in contamination levels exceeding RBSL, and the Circle K Store may still be contaminated as well, as there is no record of closure for that incident. Although it is possible for contamination to spread offsite and impact groundwater, none of the petroleum releases happened within the boundaries of the Study Area, and no contamination can be confirmed within the parcels in the Del Camino Area without further testing. The Study Area is not considered to have Environmental Contamination of Buildings or Property. 30 Study Findings Central Firestone Conditions Study • • • Municipaligh Levels of or Substantial Physical riderutilization or nprovements Uses of the land in the Study Area included agricultural, industrial, retail, and residential, but a significant portion of the area was vacant. A few formerly agricultural properties had been abandoned, others lay fallow, and a few others were undeveloped because of poor access. As mentioned, the St. Vrain River floodplain presents an enormous challenge to utilizing portions of certain parcels in the Study Area for anything besides detention and natural areas without significant additional investment. Because of the amount of vacant and underutilized land in the Study Area is significant relative to the size of the Study Area as a whole, it exhibits Substantial Physical Underutilization or Vacancy of Sites. A sign warns from trespassing on the vacant Cambria Crossing property Study Findings 31 Central Firestone Conditions Study '' , �.. .. ,` `� ,.•, . ithin the entire Study Area, 7 of the 11 blight factors were identified as being • Slum, I or Deteriorating Structures • Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness Unsanitary or Unsafe Conditions • Unusual Topography or Inadequate Public Improvements or Utilities • Existence of Conditions that Endanger Life or Property by Fire or Other Causes • Buildings that are Unsafe or Unhealthy for Persons to Live or Work in Because of Building Code Violations, Dilapidation, Deterioration, Defective Design, Physical Construction, or Faulty or Inadequate Facilities • The Existence of Health, Safety, or Welfare Factors Requiring High Levels of Municipal Services or Substantial Physical Underutilization orVacancy of Sites, Buildings, or Other Improvements As discussed in Section 2, in orderfor an area to be declared blighted, a certain number of the 11 blight factors must be found within the Study Area. Four of the 11 factors is the required minimum, unless none of the property owners or tenants object to being included within an urban renewal area; then, the required minimum is only one of the 11 factors. In the event, however, that eminent domain is to be used to acquire property within the urban renewal area, the required minimum is five of the 11 factors. Since seven blight factors were identified within the Study Area, a sufficient number of blight factors exist under any of the above scenarios. It is the recommendation of this blight Study report to theTown of Firestone and the Firestone Urban Renewal Authority, that the Study Area, in its present condition, exhibits a sufficient level of blight to be considered a "blighted Study Summary and Recommendation 33 Central Firestone Conditions Study area" under the standards set forth in State Statute. Whether the blighted area "substantially impairs or arrests the sound growth of the municipality, retards the provision ofhousing accommodations, orconstitutes an economic orsocial liability, and is a menace to the public health, safety, morals, or welfare" is a determination that must be made by theTown of Firestone. 34 StudySummaryandRecommendation Legal Description Areas Assessed As Agricultural Within The Last Five Years - - .- Parcels Assessed Agricultural in the Past Five WYeaj Prepared: October 12, 2015 Being those portions of Sections 25, 35 and 36 of Township 3 North, Range 68 West of the 6th Principle Meridian, and those portions of Sections 12 and 24 of Township 2 North, Range 68 West of the 6th Principle Meridian, and those portions of Section 32 of Township 3 North, Range 67 West of the 6th Principle Meridian, and those portions of Section 6 of Township 2 North, Range 67 West of the 6th Principle Meridian, all in the Town of Firestone, Weld County, Colorado, more particularly described as follows: BAREFOOT LAKES A PARCEL OF LAND LOCATED IN SECTIONS 25, 35 AND 36, TOWNSHIP 3 NORTH, RANGE 68 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF WELD, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 25 AND CONSIDERING THE EAST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 TO BEAR SOUTH 0001911911 EAST, A DISTANCE OF 2,647.60 FEET WITH ALL BEARINGS CONTAINED HEREIN BEING RELATIVE THERETO; THENCE SOUTH 17°35'14" WEST, A DISTANCE OF 97.56 FEET TO A POINT ON THE WESTERLY PRESCRIPTIVE RIGHT-OF-WAY LINE OF WELD COUNTY ROAD 13 AND THE POINT OF BEGINNING, THENCE ALONG SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY, SOUTH 00019'19" EAST, A DISTANCE OF 2555.65 FEET TO A POINT ON THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 AND A POINT ON THE NORTHERLY BOUNDARY OF THAT PARCEL OF LAND DESCRIBED AT RECEPTION NUMBER 1606745, IN SAID RECORDS; THENCE ALONG THE BOUNDARIES OF SAID PARCEL OF LAND THE FOLLOWING THREE (3) COURSES; 1. DEPARTING SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY AND SAID WESTERLY BOUNDARY, SOUTH 88°45'03" WEST, ALONG SAID NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 25, A DISTANCE OF 484.00 FEET; 2. SOUTH 00025'49" EAST, A DISTANCE OF 450.00 FEET; 1 3. NORTH 88°4503 EAST, A DISTANCE OF 484.00 FEET TO A POINT ON THE WESTERLY PRESCRIPTIVE RIGHT-OF-WAY OF WELD COUNTY ROAD 13; THENCE ALONG SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY, SOUTH 00°25'49" EAST, A DISTANCE OF 2203.95 FEET; THENCE CONTINUING ALONG SAID WESTERLY PRESCRIPTIVE RIGHT-OF-WAY, SOUTH 00014122" EAST, A DISTANCE OF 1,325.58 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SAID SECTION 36; THENCE ALONG SAID SOUTH LINE, SOUTH 88°29'41" WEST, A DISTANCE OF 2,602.28 FEET TO THE CENTER NORTH SIXTEENTH CORNER OF SAID SECTION 36; THENCE ALONG THE EAST LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36, SOUTH 0001910311 EAST, A DISTANCE OF 1,326.34 FEET TO THE CENTER QUARTER CORNER OF SAID SECTION 36; THENCE ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 36, SOUTH 8802914411 WEST, A DISTANCE OF 1,323.13 FEET TO THE CENTER WEST SIXTEENTH CORNER OF SAID SECTION 36; THENCE ALONG THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, SOUTH 0001712011 EAST, A DISTANCE OF 1,335.11 FEET TO THE SOUTHWEST SIXTEENTH CORNER OF SAID SECTION 36; THENCE ALONG THE SOUTH LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 36, SOUTH 88°2156 WEST, A DISTANCE OF 1,323.94 FEET TO THE SOUTH SIXTEENTH CORNER OF SAID SECTION 35; THENCE ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 35, SOUTH 89°15'43" WEST, A DISTANCE OF 522.99 FEET TO THE NORTHEAST CORNER OF SUBDIVISION EXEMPTION NO. 741 AS RECORDED AT RECEPTION NUMBER 2669206, IN SAID RECORDS; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID SUBDIVISION EXEMPTION NO. 741 THE FOLLOWING TWO (2) COURSES: 1. SOUTH 72040'05" WEST, A DISTANCE OF 825.83 FEET; 2. SOUTH 66034'28" WEST, A DISTANCE OF 1,420.78 FEET TO THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 35; 2 THENCE ALONG SAID EAST LINE, NORTH 00°4202 WEST, A DISTANCE OF 21.71 FEET TO THE NORTHERLY BOUNDARY OF THAT PARCEL OF LAND DESCRIBED IN RECEPTION NUMBER 2261418, IN SAID RECORDS; THENCE ALONG THE NORTHERLY BOUNDARY, SOUTH 77°43'35" WEST, A DISTANCE OF 2,395.38 FEET TO THE EASTERLY RIGHT-OF-WAY LINE OF INTERSTATE 25 AS DESCRIBED AT RECEPTION NUMBER 3019961, IN SAID RECORDS; THENCE ALONG THE EASTERLY RIGHT-OF-WAY LINE OF SAID INTERSTATE 25 THE FOLLOWING SEVEN (7) COURSES: 1. NORTH 00°01'11" WEST, A DISTANCE OF 119.70 FEET; 2. SOUTH 89°58'49" WEST, A DISTANCE OF 114.82 FEET; 3. NORTH 00°01'11" WEST, A DISTANCE OF 186.21 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 3,379.26 FEET; 4. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 06°12'52", AN ARC LENGTH OF 366.52 FEET; 5. TANGENT TO SAID CURVE, NORTH 06°14'03" WEST, A DISTANCE OF 601.98 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE EASTERLY HAVING A RADIUS OF 3,182.41 FEET; 6. NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 0501112011 , AN ARC LENGTH OF 288.21 FEET; 7. NON -TANGENT TO SAID CURVE, NORTH 01 004125" WEST, A DISTANCE OF 463.45 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF ST. ACACIUS ANNEXATION NO. 2 TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 3187250, IN SAID RECORDS; THENCE ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID ANNEXATION THE FOLLOWING SIX (6) COURSES: 1. SOUTH 88045'13" EAST, A DISTANCE OF 82.35 FEET; 2. NORTH 00011'21" WEST, A DISTANCE OF 379.15 FEET; 3. NORTH 88008'57" EAST, A DISTANCE OF 185.82 FEET; 4. NORTH 00057'37" WEST, A DISTANCE OF 172.01 FEET; 5. NORTH 82052'03" EAST, A DISTANCE OF 590.67 FEET; 3 6. NORTH 04°1810 WEST, A DISTANCE OF 264.11 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF ST. ACACIUS ANNEXATION NO. 1 TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 318724% IN SAID RECORDS; THENCE ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID ANNEXATION THE FOLLOWING TWO (2) COURSES: 1. NORTH 89°3137 EAST, A DISTANCE OF 1,708.18 FEET TO A POINT ON THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35; 2. ALONG SAID WEST LINE, NORTH 00°42'02" WEST, A DISTANCE OF 2,327.64 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET SOUTHERLY, MEASURED AT RIGHT ANGLES FROM THE NORTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 35 SAID POINT BEING ON THE SOUTHERLY BOUNDARY OF WESTRIAN RANCH ANNEXATION TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 2937346, IN SAID RECORDS; THENCE ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID ANNEXATION THE FOLLOWING THREE (3) COURSES: 1. ALONG SAID PARALLEL LINE, NORTH 89°16'34" EAST, A DISTANCE OF 2,685.60 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 25; 2. ALONG SAID PARALLEL LINE, NORTH 00°12'43" WEST, A DISTANCE OF 2,684.23 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 25; 3. ALONG SAID PARALLEL LINE, NORTH 00013107" WEST, A DISTANCE OF 519.26 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF LOT A, RECORDED EXEMPTION NO. 1207-25-2 RE4103 AS RECORDED UNDER RECEPTION NO. 33035617 IN SAID RECORDS; THENCE ALONG THE SOUTHERLY, EASTERLY AND NORTHERLY BOUNDARIES OF SAID LOT A THE FOLLOWING THREE (3) COURSES: 1. NORTH 88°54'53" EAST, A DISTANCE OF 450.00 FEET; 2. NORTH 23022'49" EAST, A DISTANCE OF 282.43 FEET; 3. SOUTH 88054'53" WEST, A DISTANCE OF 563.08 FEET TO A POINT ON A LINE PARALLEL AND 30.00 FEET EASTERLY, MEASURED AT RIGHT ANGLES FROM THE WEST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 25 AND A POINT ON THE EASTERLY BOUNDARY OF SAID WESTRIAN RANCH ANNEXATION; 0 THENCE ALONG SAID PARALLEL LINE AND EASTERLY BOUNDARY, NORTH 00°1307" WEST, A DISTANCE OF 1,788.79 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY 66 AS DESCRIBED IN BOOK 1491 AT PAGE 509, IN SAID RECORDS; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE THE FOLLOWING TWO (2) COURSES: 1. NORTH 43°50'07" EAST, A DISTANCE OF 70.70 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF COLORADO HIGHWAY 66 ANNEXATION NUMBER FOUR TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO. 02301640, IN SAID RECORDS; 2. ALONG SAID ANNEXATION, NORTH 88°49'43" EAST, A DISTANCE OF 1,245.14 FEET TO THE NORTHWEST CORNER OF LOT A, RECORDED EXEMPTION NUMBER 1207-25-2-RE1450 AS RECORDED UNDER RECEPTION NO. 2305632 AND THE NORTHWEST CORNER OF BODA ANNEXATION TO THE TOWN OF MEAD AS RECORDED UNDER RECEPTION NO, 3605618, IN SAID RECORDS; THENCE ALONG THE BOUNDARIES OF SAID LOT A AND SAID BODA ANNEXATION, THE FOLLOWING FIVE (5) COURSES: 1. DEPARTING SAID HIGHWAY 66 ANNEXATION NUMBER FOUR, SOUTH 01 °10'17" EAST, A DISTANCE OF 411.50 FEET; 2. NORTH 87°41105" EAST, A DISTANCE OF 196.62 FEET; 3. NORTH 35°26131" EAST, A DISTANCE OF 112.28 FEET; 4. NORTH 34°20'46" EAST, A DISTANCE OF 124.91 FEET; 5. NORTH 14°19'58" EAST, A DISTANCE OF 223.93 FEET TO A POINT ON SAID SOUTHERLY RIGHT- OF -WAY LINE OF STATE HIGHWAY 66 AND THE SOUTHERLY BOUNDARY OF SAID COLORADO HIGHWAY 66 ANNEXATION NUMBER FOUR; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE AND SOUTHERLY ANNEXATION BOUNDARY, NORTH 88°49'43" EAST, A DISTANCE OF 905.29 FEET TO A POINT ON THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 25 AND TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF STATE HIGHWAY NO. 66 AS DESCRIBED IN DEED RECORDED IN BOOK 1491 AT PAGE 5111 IN SAID RECORDS; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE THE FOLLOWING THREE (3) COURSES: 5 1. ALONG SAID SOUTHERLY ANNEXATION BOUNDARY, NORTH 88°4928 EAST, A DISTANCE OF 2,390.90 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 11,420.00 FEET; 2. DEPARTING SAID SOUTHERLY ANNEXATION BOUNDARY, EASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 00050'40'% AN ARC LENGTH OF 168.31 FEET; 3. NON -TANGENT TO SAID CURVE, SOUTH 43°43'11" EAST, A DISTANCE OF 68.87 FEET TO THE POINT OF BEGINNING; CONTAINING AN AREA OF 1,306.226 ACRES (56,899,212 SQUARE FEET), MORE OR LESS. EXCEPTING THEREFROM LOT A OF RECORDED EXEMPTION NO. 1207-36-2 RE-488 (PARCEL NO. 120736000040) AND LOT A OF AMENDED RECORDED EXEMPTION NO. 1207-36-2 REA 140 (PARCEL NO. 120736000055) AS RECORDED WITH THE CLERK AND RECORDER OF WELD COUNTY, COLORADO. Together with; BROOKS FARM All of Block 1, Lot 1 and Block 1, Tract A as more particularly described on the minor plat titled Minor Plat of Brooks Farm First Subdivision, recorded on October 3, 2002 at Reception No. 2993165, with the Clerk and Recorder of Weld County, Colorado. Together with; VARRA-HEINTZELMAN PIT SUBDIVISION All of Lot 2, Lot 3 and Tract A as more particularly described on the final plat titled Varra- Heintzelman Pit Subdivision, recorded on February 23, 2012 at Reception No. 3826654, with the Clerk and Recorder of Weld County, Colorado. Excepting therefrom Parcel No. 120932000036. Together with; CAMBRIA CROSSING All of the real property described on the annexation map titled Cambria Crossing Annexation, recorded on October 2, 2013 at Reception No. 3968480, with the Clerk and Recorder of Weld County, Colorado. Together with; DEL REY SUBDIVISION All of Lot 1 as more particularly described on the final plat titled Del Ray Subdivision (Areas 1, 2 and 3), recorded on July, 28 2006 at Reception No. 3406702, with the Clerk and Recorder of Weld County, Colorado. END OF EXHIBIT D Exhibit E Areas Assessed As Agricultural Within The Last Five Years Map I� M� Q W,Ile M M B - R I tssrlra7 v� s Zell t Exhibit F Central Firestone Urban Renewal Area Weld County Impact Report F UK/ Urban Renewal Plan for the Central Firestone Area Town of Firestone, Colorado September 27, 2015 Table of C®ntTV" ta 1.0 Introduction........................................................................................................... 1 1.1. Report Requirements................................................................................... 1 2.0 Summary of the Central Plan............................................................................... 1 3.0 Development Program.......................................................................................... 2 4.0 Development Timing............................................................................................. 2 5.0 Development Assumptions and Calculations....................................................... 2 6.0 Property Tax Revenue.......................................................................................... 4 7.0 Use of Revenue.................................................................................................... 4 8.0 Sales Tax Revenue.............................................................................................. 4 9.0 County Services and Infrastructure...................................................................... 4 Exhibits A. Map of the Central Plan Area B. Single Family Residential Tax Revenue Rates and Values C. Multi -Family Residential Tax Revenue Rates and Values D. Employment and Commercial Growth E. Employment and Commercial Tax Revenue Rates and Values F. Summary of Tax Revenue Rates and Values 1.0 Introduction This report outlines the anticipated fiscal impacts of the Central Firestone Urban Renewal Plan ("Central Plan") on Weld County ("County"). A map of the Central Plan Area is shown as Exhibit A. 1.1 Report Requirements This report responds to the requirements outlined in C.R.S. 31-25-107 (3.5): C.R.S. 31-25-107: APPROVAL OF URBAN RENEWAL PLANS BY THE LOCAL GOVERNING BODY (3.5) "[P]rior to the hearing on an urban renewal plan...the governing body or the authority shall also submit an urban renewal impact report, which shall include, at a minimum, the following information concerning the impact of such plan: The estimated duration of time to complete the urban renewal project; II. The estimated annual property tax increment to be generated by the urban renewal project and the portion of such property tax increment to be allocated during this period to fund the urban renewal project; III. An estimate of the impact of the urban renewal project on county revenues and on the cost and extent of additional county infrastructure and services required to serve development within the proposed urban renewal area, and the benefit of improvements within the urban renewal area to existing county infrastructure; IV. A statement setting forth the method under which the authority or the municipality will finance, or that agreements are in place to finance, any additional county infrastructure and services required to serve development in the urban renewal area for the period in which all or any portion of the property taxes described in subparagraph (ii) of paragraph (a) of subsection (9) of this section and levied by a county are paid to the authority; and V. Any other estimated impacts of the urban renewal project on county services or revenues. 2.0 Summary of the Central Plan The following information provides a summary of the Central Plan and its potential financial impacts to the County. The calculations noted herein include the assumption that the current Intergovernmental Agreement ("IGA") between the Firestone Urban Renewal Authority (TURA") and the County for the Southern and Northern Firestone Urban Renewal Plans will be amended to include the Central Plan or an additional intergovernmental agreement will be created. 1 3.0 Development Program The proposed development program for the Central Plan is consistent with current policy documents and plans adopted or utilized by the Town of Firestone. The anticipated redevelopment and development program over the next 25 years is summarized in Table 1. Table 1: Central Firestone Urban Renewal Plan Proposed ®evelopment Program Dwelling Units Sq. Feet Residential, Sin le Famil Total 3.000 Residential, MultkFamily 900 Employment Industrial/Office 175,000 Commercial Retail/Office 200,000 3,900 1,100,000 4.0 Development Timing The development timetable for the proposed program presented above will ultimately be determined by prevailing market conditions. A key component of the analysis presented in this report is the assumption that key parcels within the Central Plan Area will be redeveloped or developed into a mix of residential, employment and commercial land uses. For the purposes of this analysis, it is assumed that redevelopment and new development in the area would be substantially completed during the 25-year term of the Central Plan. No significant growth in the Central Plan Area is anticipated until 2016. 5.0 Development Assumptions and Calculations In order to assess the fiscal impacts to Weld County, a variety of land use and development assumptions have been made. These assumptions and related calculations are shown in Exhibits B through F. All the various properties in the Central Plan Area were analyzed for development and redevelopment potential, including zoning, physical characteristics, proximity to infrastructure and the amount of necessary blight mitigation. The percentage of open space, residential densities and floor area ratios for non-residential development are consistent with typical development that has occurred in Firestone. For all land use categories reviewed in the area, the ultimate development potential is generally consistent with the growth totals shown in Table 1. All calculations shown are in 2015 dollar values. The values shown are the estimated incremental values of vertical construction. The incremental value of land, especially land that is currently assessed as agricultural, was not included in these calculations, as such lands are assumed to be currently valued at market rates. In order to make the analysis as straight forward as possible, assumed changes in the base valuation or any potential tax rate changes were not considered. 2 Exhibit B identifies growth and revenue projections for the development of single-family residential land uses in the Central Plan Area. Past growth trends of this product type were reviewed and an annual growth rate as shown in Exhibit B was projected for the Town through the year 2040. As this total growth is on a Town wide basis, the percentage of this growth assumed to be developed in the Central Plan Area is as shown in Exhibit B. The total annual projected single-family residential dwelling unit amount is also shown in Exhibit B. The average market value for each single-family residential dwelling unit was projected to be $400,000. At the County's approximate mill levy of 17 mills and an assessed value rate of and estimated 8%, each home will yield the County $544 annually in property tax revenue. Exhibit B shows the annual and cumulative values of the County's property tax relative to the projected number of single-family homes. Exhibit C identifies growth and revenue projections for the development of multi -family residential land uses in the Central Plan Area. This type of land use appears to be gaining momentum in Firestone; therefore a 6.5% annual growth rate was projected for the Town through the year 2040. This rate was based on historical single-family growth data. As this total growth is on a Town wide basis, the percentage of this growth assumed to be developed in the Central Plan Area was 75 percent. The total annual projected multi -family residential dwelling units are shown on Exhibit C. The market value for each multi -family residential dwelling unit was projected to be $250,000. At the County's approximate mill levy of 17 mills and an assessed value rate of 8% each home would yield the County $340 annually in property tax revenues. Exhibit C shows the annual and cumulative values of the County's property tax relative to the projected number of multi -family homes. Exhibit D shows the calculations for the anticipated private sector employment/office and private sector commercial/office land uses in the Central Plan Area. Historic data on the ratio of Firestone population to square feet of employment/office and commercial/office lands uses was calculated. There are approximately 50 square feet of employment/office and approximately 70 square feet of commercial/office per resident. These values were multiplied by the population projections from new residential development in the Central Plan Area to create an annual absorption rate for both employment/office and commercial/office land uses in the Central Plan Area. Exhibit E identifies revenue projections for the development of employment/office and commercial/office land uses in the Central Plan Area. Using a building value of $110 per square foot for employment/office land uses, the County's approximate mill levy of 17 mills and an assessed value rate of 29%, each square foot of employment/office development would yield the County $0.54 per square foot annually. Using a building value of $130 per square foot for commercial/office land uses, the County's mill levy of approximately 17 mills and an assessed value rate of 29% each square foot of commercial/office development would yield the County $0.64 per square foot annually. Exhibit E shows the annual and cumulative County tax revenue for employment and commercial land uses in the Central Plan Area. Exhibit F provides a summary of all the land uses and associated County and total 3 property tax revenues on an annual and cumulative basis. As with all the exhibits, Exhibit F also assumes an amendment of the current IGA or a new intergovernmental agreement+ between the County and FURA using the same revenue allocation rate of 50 percent. Based on assumptions and calculations shown in Exhibits B through F, the incremental County tax revenue that would be deferred during the 25-year term of the Plan would be a net $1,330,472. The "net" amount assumes the 50 percent revenue allocation rate as noted in the IGA. After the 25-year term, the County would receive approximately $123,578 annually from the Central Plan Area. 7.0 Use of Revenue All revenues received by FURA from the Central Plan will be utilized to mitigate blight in the Central Plan Area. 8.0 Sales Tax Revenue Weld County does not have a sales tax and thus no sales tax revenue would be allocated to the FUR A under the Central Plan. 9.0 County Services /Infrastructure Because the entire Central Plan is located within the Town of Firestone's municipal boundaries, there is anticipated to be a minimal impact on County services. Infrastructure impacts associated with the proposed development program are assumed to be financed by the Town of Firestone with increment revenues or some combination of increment dollars, grants, general fund dollars, special district dollars or other sources. Impacts to the County's general government services could increase in the general area due to an increase in non-residential and residential development, but such impacts should also be relatively insignificant and more than offset by the increase in value realized by properties contiguous to the Central Plan Area. Additionally, impacts to County social services and jail services are addressed by the 50 percent revenue allocation identified in the IGA. 0 Exhibit B Single Family Residential Tax Revenue Rates and Values For the Central Plan Year Total DUs Annual Growth Rate Annual FS DUs Percent DUs in FURA Annual FORA DUs County Tax Per DU Annual County Tax Annual County Tax At 50% 2015 2016 31500 6.0% 210 40.0% 84 544 45,696 22,848 2017 31630 6.0% 218 40.0% 87 544 47,387 23,693 2018 31764 6.0% 226 50.0% 113 544 61,425 30,713 2019 3,903 6.0% 234 50.0% 117 544 63,698 31,849 2020 41047 6.0% 243 50.0% 121 544 66,055 33,027 2021 1 41197 6.0% 252 50.0% 126 544 68,499 34,249 2022 41353 6.0% 261 50.0% 131 544 719033 35,517 2023 41514 6.0% 271 50.0% 135 544 73,661 36,831 2024 41681 6.0% 281 50.0% 140 544 765387 38,193 2025 41854 6.0% 291 50.0% 146 544 79,213 39,607 2026 51033 6.0% 302 50.0% 151 544 82,144 41,072 2027 59220 6.0% 313 50.0% 157 544 85,183 423592 2028 51413 6.0% 325 50.0% 162 544 88,335 44,168 2029 51613 6.0% 337 50.0% 168 544 91,603 45,802 2030 51821 5.0% 291 50.0% 146 544 79,161 39,580 2031 61036 5.0% 302 50.0% 151 544 82,090 41,045 2032 61259 5.0% 313 50.0% 156 544 85,127 42,563 2033 61491 2.5% 162 50.0% 81 544 44,138 22,069 2034 61731 3.0% 202 50.0% 101 544 54,926 27,463 2035 61980 3.0% 209 50.0% 105 544 56,958 28,479 2036 1 71238 3.0% 217 50.0% 109 544 593065 29,533 2037 73506 3.0% 225 50.0% 113 544 61,251 30,625 2038 71784 3.0% 234 50.0% 117 544 63,517 31,759 2039 81072 3.0% 242 50.0% 121 544 65,867 32,934 2040 81371 1 3.0% 251 50.0% 126 544 68,304 34,152 Total Notes 1 FS stands for Firestone. 2 DU stands for dwelling unit. 3 CP stands for the Central Plan. 4 Projections are estimates only. 5 Tax revenue is shown in dollars. 3,038 11652,419 826,210 Exhibit C Multi -Family Residential Tax Revenue Rates and Values For the Central Plan Year Total DUs Annual Growth Rate Annual FS DUs Percent DUs in FURA Annual FORA DUs County Tax Per DU Annual County Tax Annual County Tax At 50% 2015 2016 300 6.5%0 20 75.0% 15 3401 41973 21486 2017 320 6,5% 21 75.0% 16 340 51296 21648 2018 340 6.5% 22 75.0% 17 340 51640 21820 2019 362 6.5% 24 75.T% 18 340 61007 31003 2020 386 6.5% 25 75.T% 19 340 61397 1 31198 2021 411 6.5% 27 75.0% 20 340 61813 31406 2022 438 6.5% 28 75.0% 21 340 71256 31628 2023 466 6.5% 30 75.0% 23 340 71727 31864 2024 496 6.5% 32 75.0% 24 340 81229 41115 2025 529 6.5% 34 75.0% 26 340 81764 41382 2026 563 6.5% 37 75.0% 27 3401 91334 41667 2027 600 6.0% 36 75.0% 27 340 91176 43588 2028 636 6.0% 38 75.0% 29 340 91727 4,863 2029 674 6.0% 40 75.0% 30 340 10,310 51155 2030 714 6.0% 43 75.0% 32 340 10,929 51464 2031 757 6.0% 45 75.0% 34 340 11,585 51792 2032 803 6.0% 48 75.0% 36 340 12,280 61140 2033 851 6.0% 51 75.0% 38 340 13,016 61508 2034 902 6.0% 54 75.0% 41 340 13,797 61899 2035 956 6.0% 57 75.0% 43 340 14,625 71313 2036 11013 6.0% 61 75.0% 46 340 15,503 71751 2037 11074 6.0% 64 75.T% 48 340 16,433 81217 2038 11138 6.0% 68 75.0% 51 340 17,419 81709 2039 11207 H% 72 1 75.0% 1 54 340 18,464 91232 2040 1 1,279 6.0%1 77 1 75,0%1 58 1 340 19,572 91786 Total Notes 1 FS stands for Firestone. 2 DU stands for dwelling unit. 3 CP stands for the Central Plan. 4 Projections are estimates only. 5 Tax revenue is shown in dollars. 1,036 792 269,272 134,636 Exhibit D Employment and Commercial Growth For the Central Plan Year Annual FURA SF DUs Pop. Per SF DU SF Annual Pop. Annual FORA MF DUs Pop. Per MF DU MF Annual Po . Comb. Annual Pop. Emp. SF Per Pops Annual Emp. Abso . Com. SF Per Pops Annual Como Abso . 2015 2016 210 2.75 578 20 1.8 35 613 50 30,630 70 42,882 2017 218 2.75 599 21 1.8 37 636 50 31,812 70 44,537 2018 226 2.75 621 22 1.8 40 661 50 33,042 70 46,259 2019 234 2.75 644 24 1.8 42 686 50 34,320 70 48,048 2020 243 2.75 668 25 1.8 45 713 50 35,649 70 49,909 2021 252 2.75 693 27 1.8 48 741 50 37,032 70 51,844 2022 261 2.75 718 28 1.8 51 769 50 38,469 70 53,857 2023 271 2.75 745 30 1.8 55 799 50 39,964 70 55,950 2024 281 2.75 772 32 1.8 58 830 50 41,519 70 58,127 2025 291 2.75 801 34 1.8 62 863 50 43,137 70 60,391 2026 302 2.75 830 37 1.8 66 896 50 44,819 70 62,747 2027 313 2.75 861 36 1.8 65 926 50 46,300 70 64,820 2028 325 2.75 893 38 1.8 69 962 50 48,088 70 67,323 2029 337 2.75 926 40 1.8 73 999 50 49,946 70 69,924 2030 291 2.75 800 43 1.8 77 877 50 43,874 70 61,424 2031 302 2.75 830 45 1.8 82 912 50 45,586 70 63,821 2032 313 2.75 861 48 1.8 87 947 50 47,367 70 66,314 2033 162 2.75 446 51 1.8 92 538 50 26,907 70 37,669 2034 202 2.75 555 54 1.8 97 653 50 32,635 70 45,690 2035 209 2.75 576 57 1.8 103 679 50 33,955 70 47,537 2036 217 2075 597 61 1.8 109 707 50 35,330 70 49,462 2037 225 2.75 619 64 1.8 116 735 50 36,763 70 51,468 2038 234 2.75 642 68 1.8 123 765 50 38,257 70 53,559 2039 242 2075 666 72 1.8 130 796 50 39,814 70 55,739 2040 251 2.75 691 77 1.8 138 829 50 41,437 70 58,011 Total Notes 1 FS stands for Firestone. 976,652 11367,312 Exhibit E Employment and Commercial Tax Revenue Rates and Values For the Central Plan Year Annual Emp. S . Ft. County Emp. Tax Per S . Ft. Annual County Em .Tax Annual Com. S . Ft. County Tax Per S . Ft. Annual County Com. Tax Annual Combined Cty Tax Annual County Tax At 50% 2015 2016 15,814 0.54 81540 14,196 0.64 1 91085 17,625 8,813 2017 16,372 0.54 81841 14,698 0.64 91407 18,248 91124 2018 16,931 0.54 91143 15,200 0.64 91728 18,871 91435 2019 17,490 0.54 91445 15,701 0.64 10,049 19,493 91747 2020 18,049 0.54 91746 16,203 0.64 10,370 20,116 10,058 2021 18,608 0.54 10,048 16,705 0.64 10,691 20,740 10,370 2022 19,325 0.54 10,436 17,348 0.64 11,103 21,538 10,769 2023 19,884 0.54 10,737 17,850 0.64 11,424 22,161 11,081 2024 200601 0.54 11,125 18,494 0.64 11,836 22,961 11,480 2025 21,402 0.54 11,557 19,213 0.64 12,296 23,853 11,927 2026 22,119 0.54 11,944 19,857 0.64 12,708 24,653 12,326 2027 23,078 0.54 12,462 20,718 0.64 13,259 25,721 12,861 2028 23,795 0.54 12,849 21,362 0.64 13,611 26,521 13,260 2029 24,754 0.54 13,367 22,223 0.64 14,223 27,590 13,795 2030 25,714 0.54 13,885 23,084 0.64 14,774 28,659 141329 2031 26,589 0.54 14,358 23,870 0.64 150277 29,635 149817 2032 27,548 0.54 14,876 24,731 0.64 15,828 30,704 15,352 2033 28,666 0.54 15,480 25,734 0.64 16,470 31,950 15,975 2034 29,625 0.54 15,998 25,734 0.64 16,470 32,467 16,234 2035 30,743 0.54 16,601 25,734 0.64 16,470 33,071 16,536 2036 31,860 0.54 17,204 25,734 0.64 16,470 33,674 16,837 2037 32,987 0.54 173813 25,734 0.64 16,470 34,283 17,141 2038 34,338 0.54 18,543 25,734 0.64 16,470 35,012 17,506 2039 35,614 0.54 19,232 25,734 0.64 16,470 35,701 17,851 2040 35,614 0.54 19,232 25,734 0.64 16,470 35,701 17,851 Total Notes 1 FS stands for Firestone. 670,949 3352474 Exhibit F Summary of Tax Revenue Rates and Values For the Central Plan Year Annual County SF Tax Annual County MF Tax Annual County Em . Tax Annual County Corn. Tax Total Annual Ct . Tax Annual County Tax At 50% 2015 2016 45,696 41973 81540 9,085 68,294 34,147 2017 47,387 51296 8,841 91407 70,930 35,465 2018 61,425 5,640 91143 91728 85,936 42,968 2019 63,698 61007 91445 10,049 89,198 44,599 2020 66,055 61397 91746 10,370 92,568 46,284 2021 68,499 61813 10,048 10,691 96,051 48,025 2022 71,033 71256 10,436 11,103 99,827 49,913 2023 73,661 71727 10,737 11,424 103,550 51,775 2024 76,387 81229 11,125 11,836 107,577 53,788 2025 79,213 81764 11,557 12,296 111,831 55,915 2026 82,144 91334 113944 12,708 116,131 58,065 2027 85,183 91176 12,462 133259 120,081 60,040 2028 88,335 91727 12,849 13,671 124,582 62,291 2029 91,603 103310 13,367 14,223 129,503 64,752 2030 793161 10,929 13,885 14,774 118,749 59,374 2031 82,090 11,585 14,358 15,277 123,309 61,655 2032 85,127 12,280 14,876 15,828 128,110 64,055 2033 44,138 13,016 15,480 16,470 89,104 44,552 2034 54,926 13,797 15,998 16,470 101,191 50,595 2035 56,958 14,625 16,601 16,470 104,654 52,327 2036 59,065 15,503 17,204 16,470 108,243 54,121 2037 61,251 16,433 17,813 16,470 111,967 55,983 2038 63,517 17,419 18,543 16,470 115,949 57,974 2039 65,867 18,464 19,232 16,470 120,033 60,016 2040 68,304 19,572 19,232 16,470 123,578 613789 Total Notes 1 FS stands for Firestone. 21660,943 11330,472