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- Independent blight study or conditions survey has been prepared and presented first, to the municipality’s Urban Renewal Authority (the Authority) or Board, and second, to its Council;- Market analysis has been completed in order to determine the potential for future uses within the urban renewal area, and their potential timing; - Urban renewal plan document and supporting financing plan (impact analysis) have been prepared;- Stakeholders have been contacted and invited to comment on future uses and required improvements within the area; and- Council accepts the findings of the conditions survey and adopts (by resolution) the urban renewal plan.
When a redevelopment project is being planned, the Urban Renewal Authority or Board analyzes how much additional property and/or sales taxes may be generated once it is completed. That “tax increment” then can be used by the urban renewal entity either to finance the issuance of bonds or to reimburse developers for a portion of their project costs. In either case, the new tax revenue that is created must be used for improvements that have a public benefit and that support the redevelopment effort, such as site clearance, streets, utilities, parks, the removal of hazardous materials or conditions, or site acquisition.Source: Denver Urban Renewal Authority
(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; (k.5) The existence of health, safety, or welfare factors requiring high levels of municipal services or substantial physical underutilization or vacancy of sites, buildings, or other improvements;(l) If there is no objection of such property owner or owners and the tenant or tenants of such owner or owners, if and, to the inclusion of such property in an urban renewal area, “blighted area” also means an area that, in its present condition and use and, by reason of the presence of any one of the factors specified in paragraphs (a) to (k.5) of this subsection (2), substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals or welfare. For purposes of this paragraph (1), the fact that an owner of an interest in such property does not object to the inclusion of such property in the urban renewal area does not mean that the owner has waived any rights of such owner in connection with laws governing condemnation.
Source: Colorado Revised Statute 31-25-103(2).
* Based on conditions survey findings, modify boundaries for urban renewal area, if necessary
Residents within an area that are senior citizens are further protected under the Homestead Exemption. Referendum A, the homestead exemption for senior citizens, passed on a state-wide vote in November of 2001. The amendment provides an actual value reduction (exemption), up to a maximum of $100,000. This applies only to primary residences for citizens over the age of 65. Also, this actual value reduction is applicable only to a primary residence that has been owner-occupied for the 10 years immediately proceeding the subject tax year. This homestead exemption for senior citizens began with 2002 property taxes that were payable on or after January 1, 2003.
Planning and Zoning Commission – review urban renewal plan for consistency with comprehensive plan; consider (and opine on) proposed projects within the area
Urban Renewal Authority – make recommendations to the governing body of municipality that created district; prepare conditions survey, urban renewal plan and financing plan for district and present to governing body for authorization;(by ordinance) powers relating to implementation of the project plan authorized by governing body; acquire blighted, deteriorated … real property for preservation or restoration of historic sites; acquire, construct, reconstruct or install public works or improvements; enter into agreements to implement plan including for – the acquisition of property, reimbursement to developer, sale of land, issuance of bonds, etc.; and, any power necessary and convenient to carry out implementation