Gene Wieneke

Tuesday, August 28, 2007

Will You Be Able to Vote This Election?

Over one-third of residents on the Northglenn voter registration list will not be able to vote in the November 6th election unless they act soon. Ballots will not be automatically sent to their homes and there will be no polling places. This applies to all Adams County inactive voters as well. The exact count of inactive registrations in Northglenn, as of last month, is 6821 or 37.2% of the total.

How did so many on the list become “inactive”? They did not vote in the 2006 general election? They moved and did not tell the County Clerk’s Office? Registration verification cards sent in February were returned by the post office? According to the County Clerk, here is what needs to be done per statues:

They can reactivate by submitting a signed request in writing (doesn't have to be on any particular form) to our office at 1865 W. 121st Avenue, Westminster, CO 80234 or they can appear at any Motor Vehicle office in Adams County to fill out and sign a new Voter Registration form. They can choose to print the Voter Registration form from our website if they choose. It is the voter's responsibility to be sure the office receives their request, which must be in writing, complete and with signature.

The City has been asked to notify all residents of this requirement on the front page of the next issue of the Connection. Incumbents generally like to see only active voters turnout for an election. In this election there are four council seats open and a major tax issue.

The City is asking voters to authorize an 86% increase in the city property tax for a new, enlarged recreation center. In case you did not know it, the proposed building will be 2.7 times larger than the present; hardly a replacement.

Thursday, August 23, 2007

City Employees and the Recreation Ballot-Revised

You might have read the article in the Sentinel by Chris De May advocating passage of the ballot issue for the new, enlarged 57 million dollar recreation center. Last week he also sent an email to several city employees and residents in an effort to organize a campaign in support of the issue.

His solicitation of support from city employees was a dangerous move. Employees have the right as citizens to advocate or oppose issues proposed by their employer on their own time but it exposes them to great risks. The scandal that rocked Jefferson County two years ago is a perfect example.

There is no doubt that employees will become involved after working hours but they will be tempted and succumb to using their breaks during working hours. I would remind them that it is now improper to use city equipment and offices for any campaigning.

That would include the computer, telephone, printers, faxes, vehicles, supplies and such. It would also be wise to avoid getting into the corner where you have to say, “But I was on break.”
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Clarification: Mr. De May did not suggest that employees conduct any campaign activity on city time or with city equipment in his email. I know his character and completely believe him.

Tuesday, August 21, 2007

120th Avenue Development Update

I understand my previous article picked up a little attention at a meeting Monday night. Since my posting, Zing and Prime West have signed the agreement approved by the City Council last May per the Mayor and City Manager. Since NURA has not signed it, the clock or count down on the performance requirements contained in the agreement has not started.

I was also told by a reliable source that Zing and the City Manager are still working hard at luring some businesses to the area. Even without an agreement, efforts are being made and they hope to have good news in time for the Council election. Understand, that is not their motive but it would be a bonus this election year. Since the City and NURA have ten million dollars invested in the land, building demolitions and reconstruction of Grant Street, I am sure we all want Zing and the Manager to succeed.

I mentioned the 2005 election due to an unpleasant memory. Remember the groundbreaking for the Century Theatre that was scheduled, postponed due to weather and finally held just before the mayoral election? I told you then that it was a contrived, bogus public relations stunt; and it was. I hope there is no repeat this year with the “good news” we should be hearing soon.

I would also like to head off another maneuver on the future recreation center ballot. In late 2004 the city staff included a “fact sheet” in the water bills. I asked if residents could also include a “fact sheet”. I was told that it would be improper and my request was denied. The idea of doing an insert in the bills for this ballot has already been mentioned at a council meeting this year. Let’s hope not.

Wednesday, August 15, 2007

120th Avenue Development in Trouble

If you think the development of the City-owned property at 120th Avenue and Grant is going well, I have some disturbing news. The so called “investment” of ten million dollars in tax payers’ money is in jeopardy. Let’s begin with the information given to the City Council at the meeting of July 26th by City Staff.
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“As the Council knows, in May the City entered into a development agreement with our development partners Zing and Prime West.” After describing the City’s current activities in the area, the following statement was made. “Our development partners, Zing and Prime West, are currently interviewing brokers that would eventually get a listing on the site and actively go out and solicit tenants.”
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If you were led to believe that a development agreement exists, as was the Council, you would be shocked to know that it does not. After the Council meeting of May 10th, the Mayor signed all of the documents approved at the meeting. Not one other party to the agreement has signed as of this week. That includes NURA and the development partners, Zing and Prime West.
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Why hasn’t it been signed? Upon signing, the provisions in the agreement come into play, and as you will see, Zing and Prime West will be in over their heads. They will be required to deposit $50,000 as Ernest Money and a dreaded clock begins to tick. At the end of the six months Zing and Prime West must purchase and close on eleven acres of property. The agreement states that the purchase price will be seven dollars per square foot which comes to a total of $3.3 million. At the seven dollars price, the city will still be absorbing a large loss on its “investment.”
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There are other reasons that the principals of Zing and Prime West have not signed the agreement. Please keep the second quote in mind while reviewing what the “development partners” are supposed to be doing according to the agreement. They were to build a project; not find some brokers who will solicit tenants.
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Six months after signing, Zing and Prime West are required to commit their resources for some major expenditures including the civil engineering, architectural design and construction of all Subdeveloper Public Improvements. Why would Zing and Prime West want the clock started ticking when they have been able to control the property for well over a year with no cost participation on their part?
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I have to question if the City's purported development partner has the economic depth to do this deal. Not only have Zing and Prime West not funded any of the site planning done to date, the little they did last year is to be reimbursed through this Development Agreement. Why would the City, who has already taken a considerable risk by purchasing the land, continue to fund all of the pre-development expenses for the developer? Who is watching out for the interests of Northglenn?
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There are also some even bigger reasons for Zing and Prime West not to sign. The two principals do not have the money. In fact, the City has agreed in the unsigned agreement, to make them whole for an expense they incurred in the previous, failed agreement they had with the City for the same land in 2006. The City will pay the bill they owe to RLA Design in the amount of $10,000. They did not even have the money to pay the consultant they previously hired.
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The Council and the public are being deceived by Zing, Prime West and city staff. There are no “development partners.” The two principals are only trying to “sell” the Northglenn property to the contracted representatives of established retail and service establishments without using their own money while avoiding a time schedule.
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The efforts to entice establishments to the property are complicated by two additional disturbing factors. First, the Council sued Century Theatre’s new owner, Cinemark, for breach of contract. Cinemark is not above letting other private businesses know what type of treatment they might expect if they choose to deal with Northglenn.
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Second, the inability of this project to obtain any momentum has been played out in the public eye since early in 2005. How are we to know that quality retailers are not staying away from this project because of the lack of skill by the developer to work with the retailers as well as the potentially unrealistic expectations of the City? Could this project finally be tainted to the point that the more desirable users have passed us by?
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Third, number one and two have occurred. It is time to send Zing and Prime West packing for a variety of reasons including their failure to enter into the agreement. The City should stop "playing" at being Zing's development partner, put specific zoning criteria in place on the property and put it up for sale in a traditional mode. The City's involvement so far has resulted in it carrying the land, paying all the bills and taking all the risk for the two developer "partners" with nothing to show for it.
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Zing and Prime West have not begun marketing the project and have not brought on a retail broker to assist them in marketing the project. Maybe it is because Zing and Prime West are not being taken seriously by the brokerage community. Have their short comings hurt this project? I am afraid that this project has been branded as one where no one knows what they are doing.
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For example, The City wants to individually approve all retail tenants. This is over and above what other cities do, and it will stall the lease-up and development of the project. Taking that decision-making away from the developer is unacceptable to all the bigname developers along the I-25 corridor.
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Even though the agreement is nonexistent, the Council should realize that the clock has been ticking on them since they foolishly purchased the land and buildings beginning in 2004. The decision has cost us over ten million dollars in capital improvements and services. And that does not include the hundreds of thousands spent reconstructing Grant Street. The fact that they are willing to sell even the prime portion of the land for a loss speaks for itself.

Sunday, August 05, 2007

Another $100,000/year Staff Addition

The City is in the process of hiring another $100,000 a year employee. He or she will be joining six other employees who also earn $100K or more. In that group, three are actually making over $110,000 a year. The position currently being filled is that of Director of Planning and Development. Waiting in the woods is an eighth addition to the $100K club; an Assistant City Manager. Below the $100K group, there are sixteen employees in the eighty to one hundred thousand club.
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The elected City Council will not stop the creation of the positions or the establishment of such salaries. Why? Simply put, the current members do not want to take any such action. They have the power per the Charter and the Municipal Code but they do not want to interfere in the City Manager's discretion. Enough, I say.
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With half of the eight council member seats up this election, it might be wise to avoid filling what might be temporary positions at those salaries. Let’s be fair to the applicants and their families.