Section 6: Mesa County Contents Page - … · Section 6: Mesa County Contents Page . Map ......

Section 6: Mesa County

Contents Page

Map 1

Overview 2

Historic Outcomes 5

Images 7

Economic Development Plan 8

Areas for Designation 17

Administrator and Organization Background 125

Letters of Support 134

PROPOSED MESA COUNTY ENTERPRISE ZONE

Areas highlighted in BLUE are areas that have been proposed for Enterprise Zone status. Areas with a CROSS-HATCH are newly added areas. Areas highlighted in RED are areas that have graduated out of Enterprise Zone status.

Section 6 - Mesa County - Page 1 of 143

Mesa County Enterprise Zone Mesa County Administrative Zone Primary economic challenges Energy industry development is an integral part of the country’s economic history, and includes coal, natural gas, coalbed methane, oil shale and uranium. Mesa County has suffered repeated energy boom and bust cycles, in the 1950s, the mid‐1980s, and more recently when the natural gas extraction industry pulled up stakes. This latest bust was exacerbated by a serious recession. Each bust left an excess of housing, office & commercial space, high unemployment, and the loss of high paying jobs, often replaced by low paying and/or part time jobs. Mesa County has historically just managed to make headway on the last bust when the next bust came along. We continue to have higher unemployment, lower per capita income, and slower population growth (or negative growth), than state averages. The county is working to diversifying the economy by increasing manufacturing and technology businesses, due to their historically high pay, but must deal with issues such as slow internet speeds and lack of critical mass in this type of industry to attract more. Colorado Mesa University and Western Colorado Community College are working with manufacturers to develop training/degree tracks to better serve the industry. We currently have a huge outflow of highly‐educated students to the Eastern Slope or other areas where the economy has already recovered, with more high‐wage employment opportunities. Retail, tourism and agriculture are other historic industries, but generally have lower pay scales and less than full time employees. Due to the climate, the area continues to attract retirees, and has a growing medical community as a result. The downside to this growth is that it puts a strain on social services as many of the retirees aren’t able to cover the costs of their aging. Most of the county qualifies for the EZ. It’s critical we utilize every incentive to attract businesses and encourage expansion by existing business for economic recovery. Sample of distress indicators in Mesa County (see EZ Plan for more): • In 2008 10,000 jobs disappeared nearly overnight (24,000 individuals out‐migrated); food assistance requests rose 94%, and Colorado Works caseloads increased by 198% • Part time jobs in 2007 = 19%/2013 = 49% • County planning aps in 2011 = 301/2014 = 233 • Residential site plans 2009 = 676/2014 = 573; building permits 2007 = 1,306/2014 = 452; 2007 real estate loans = 15,637/2014 = 5,421 • Lodging tax in 2008 = $1,497,797/2014 = $1,251,285; out of state visits 2008 = 13,000/2014 = 8,000; in‐state visits 2008 = 10,000/2014 = <5,000 • Drilling permits 2009 = 49/2014 = 2 • 2008 county sales tax = $45,104,156/2014 = $37,932,992 Energy prices, a recession, & uncertainty over federal land use issues (drilling limits, road closures, & bird habitat could negatively impact tourism, energy, and commercial/agricultural property owners ability to develop/use property), have the County in a deep hole


Opportunities for economic development The ED partners are focusing attention on attracting manufacturing, information technology, medical technologies, and service industries, with the intent to further diversify the economy and insulate it against the boom and bust cycles that have plagued the area. Due to the area climate and geographic location, the county experienced long term employment gains in tourism, retail, agriculture, and medical and extended care facilities. Economic development efforts include: collaborative county‐wide marketing consultant to present a united brand; revision of land use codes to make them more business friendly/streamlined; implemented sales tax exemptions for business; funded the North Avenue Commercial Catalyst Pilot Program and renovations to Horizon Drive; investigating a potential Foreign Trade Zone; participation in the Jump Start Program; on‐going infrastructure upgrades/installations; negotiation on internet services/connectivity and speeds; and local investment incentives to business in addition to EZ tax credits. In addition, we continue development of value‐added agricultural products and organics, promotion of wine industry, approval of ATV use on limited county roads, increase in the number of local VCB events, and development of trail system and community parks and event venues. Continued development of energy resources will be pursued; however, the focus of economic development will be on more stable industries as noted above. CMU/WCCC, School District 51 and Workforce Center and MCEP’s are working together to develop training/education platforms for technology/manufacturing jobs. CMU has partnered with CU for engineering degrees. CMU’s nursing program is expanding to meet the needs in the medical fields. How will the EZ support an economically viable central business district? Mesa County encompasses 3,313 square miles and includes Grand Junction, the largest city between Denver and Salt Lake City, which serves as the regional business center for Western Colorado and Eastern Utah. Mesa County’s 2013 population totaled 147,811, with the City of Grand Junction at 86,295. There are numerous smaller cities, towns and unincorporated areas in the County, including Gateway, Mesa, Collbran, Debeque, Clifton, Fruita, and Palisade. All these central downtown areas meet the criteria to be within the Mesa County Enterprise Zone. The availability of potential EZ tax credits for businesses located in the CBDs will encourage them to expand, hire, train, provide health benefits, and rehabilitate buildings that have been vacant. The Enterprise Zone administrator will be assisted in identifying businesses which need additional information about the tax credit program by all area Chambers of Commerce, the Grand Junction Economic Partnership, the Downtown Development Authority, and all city entities. This program, by providing direct tax credits to businesses, allows them to justify the expense of coming into the area or expanding their businesses, especially in the difficult economic times Mesa County continues to experience. The Mesa County Enterprise Zone administrator will review pre‐certifications and certifications in an attempt to identify businesses within the CBDs. Annual report metrics will include all available information regarding the use of the Enterprise Zone tax credits, and any CBD investments that can be attributed to the program.


Zone Administration Population within zone: 97,036 Organization: Western Colorado Business Development Center Person: Terri Benson is the MCEZ Administrator, responsible for assisting businesses with pre‐certification/certification, reporting, contribution projects, requests for EZ changes, community outreach, marketing, and all other functions related to the Mesa County Enterprise Zone. All MCED partners (i.e. City/County Planning, DDA, GJEP, Chambers of Commerce, etc.) help market the MCEZ when meeting with new/existing businesses in the area. The administrator’s office is located at WCBDC aka BIC. Partners in EZ Program promotion: Mesa County, Cities of Grand Junction/Fruita/Palisade/DeBeque/Collbran Chambers of Commerce for Grand Junction/Fruita/Palisade BIC, GJEP, DDA, WorkForce Center, VCB, bank/attorney/CPA/business organizations & service clubs EZ Review Major Outcomes Goals are based on: # of Contribution Projects contributions & certificates issued; # of Business Tax Credit pre‐certifications/certifications issued and #/$ of tax credits claimed. 2014 over 2013 Goals/Objectives: • Increase Business Tax Credit filed by 5% – goal achieved • Increase Job Training Credit forms by 5% – goal not achieved (loss of jobs in the energy industry and related businesses, plus recession, likely contributed to fewer workers being trained) • Raise Net Job Creations reported by 3% – goal achieved • Track industries utilizing EZ tax credits – goal achieved • Expand EZ boundary, addressing growth and development plans – goal achieved • Add 1 Contribution Project – goal achieved • Maximize MCEZ website & map accuracy – goal achieved • Make 10 Constituent Presentations – goal achieved • Provide MCEZ mailings to accounting/CPA firms – goal achieved EZ tax credits are critical for enticement of new business/expansion by existing businesses.


1

Our application is asking that all EZ-qualified areas within Mesa County be included in the new map.

The result we expect is that the following economic indicators improve. This would be a strong signal

that the county’s economy is growing, with more businesses putting down roots in the MCEZ areas

and/or expanding their existing operations, and leading to a better quality of life for local residents.

The following chart shows the significant decreases in capital investment and investment tax credits

which have taken place over the last several years in Mesa County.

The following charge shows the significant decreases in both cash and in-kind donations to qualified

contribution projects in Mesa County, as well as the total number of all donations made.

0

200000

400000

600000

800000

1000000

1200000

1400000

$-

$20,000,000

$40,000,000

$60,000,000

$80,000,000

$100,000,000

$120,000,000

Capital Investment

Investment Tax Credit

2112978

1957209 1436522

436387 702800 605885

4515796

3282952

3345246

2362969

2413666

2517496

7512 8681

7027

2382 3305 3388

0

1000

2000

3000

4000

5000

6000

7000

8000

9000

10000

0

1000000

2000000

3000000

4000000

5000000

6000000

7000000

2009 2010 2011 2012 2013 2014 2009 2010 2011 2012 2013 2014

Cash Donations

In-Kind Donations

Certifications


2

The following chart tracks the types of businesses which have historically taken advantage of Enterprise

Zone tax credits. You will note that Retail and Services/Food Services are the highest utilization. The

goal of the Mesa County Economic Partners, with the participation of the MCEZ, is to change that to

manufacturing, construction, and technology – all with expected higher-paying, full time jobs.

0% 5% 10% 15% 20% 25% 30% 35% 40%

Agriculture

Mining/Energy

Construction

Manufacturing

Trans./Warehouse

Wholesale

Retail

Financial Svs.

Services/Food Svs.

Misc.

2014

2013

2012

2011

2010

2009


Areas for Designation (Data Table)

FIPS_GeoID Statutory EZ

Geographic

Level County

County

Subdivisi

on

Census

Tract

Block

Group Block

Population

(2013)

Population

Growth

Rate (2009 ‐

2013)

Unemploy

ment Rate

Per Capita

Income Explain the economic distress of the specific area What is the ED objective for the specific area?

08077000200 Mesa County Census Tract Mesa ‐‐‐ 2 ‐‐‐ ‐‐‐ 2,291 13.4 7.9 20,612

This tract encompasses approximately 1/2 of the "downtown" area. Our

downtown has been award‐winning since it was first "renovated" in the

1960's. However, with the advent of Malls, like many downtowns, ours has

suffered outmigration of (especially) retail business. Many of the

buildings/units in the downtown area are vacant. The area is largely

dependent on tourism due to the niche‐type retail shops and restaurants.

Even though the recession is deemed "over" businesses continue to fail.

By having this area in the EZ we hope to attract a strong downtown

business presence, inlcuding a mix of types, as well as make it an

attractive place for visitors to stop and spend their tourism dollars.

More jobs should help increase the per capital income.


This tract encompasses approximately 1/2 of the "downtown" area. Our

downtown has been award‐winning since it was first "renovated" in the

1960's. However, with the advent of Malls, like many downtowns, ours has

suffered outmigration of (especially) retail business. Many of the

buildings/units in the downtown area are vacant. The area is largely

dependent on tourism due to the niche‐type retail shops and restaurants.

Even though the recession is deemed "over" businesses continue to fail.

By having this area in the EZ we hope to attract a strong downtown

business presence, inlcuding a mix of types, as well as make it an

attractive place for visitors to stop and spend their tourism dollars.

More jobs should help increase the per capital income.


This area is grouped around North Avenue/Colorado Highway 6. It contains

numerous small "strip malls", many of which have high vacancies. There

are former grocery stores, a large Hobby Lobby, bank buildings, and many,

many others that have been vacant for years.

The objective of having this area in the EZ is to bring jobs back to the

area, and fill the vacant buildings with businesses. This should result in

reduced unemployment and increased per capita income.

08077000602 Mesa County Census Tract Mesa ‐‐‐ 6.02 ‐‐‐ ‐‐‐ 5,215 13.3 12.0 18,131

This area is grouped around North Avenue/Colorado Highway 6. It contains

numerous small "strip malls", many of which have high vacancies. There

are former grocery stores, a large Hobby Lobby, bank buildings, and many,

many others that have been vacant for years.

The objective of having this area in the EZ is to bring jobs back to the

area, and fill the vacant buildings with businesses. This should result in

reduced unemployment and increased per capita income.


This is a heavily commercial area with a high percentage of older buildings.

There were typically a lot of energy and construction service businesses in

the area, and those industries are still very depressed, leaving a lot of

vacancies.

The objective is to bring business back to the area and fill the vacant

buildings, or encourage new construction. It is expected this would

result in lower unemployment and higher per capita income.

08077001001 Mesa County Census Tract Mesa ‐‐‐ 10.01 ‐‐‐ ‐‐‐ 4,370 ‐7.7 2.5 37,933

This area has a high percentage of residential areas mixed with

commercial. The housing was moderately priced and attracted a high

percentage of energy and construction workers. When those industries, as

well as the economy in general, dropped, many vacant buildings were left

behind.

By increasing the number of businesses in the area, vacancies would

fill or possibly be rebuilt, and it would encourage residents to come

back in. The result should be a positive growth rate.


Census Tract 12 is part of the Clifton Census Subdivision which

qualifies as a whole due to low per capita income. Keeping this

area in the zone is of primary importance to the entire Palisade

community, providing jobs and tax revenue, and drawing tourists

to the area. This area is a valuable economic driver due to heavy

agriculture and is critical to the City of Palisade which considers it

their "industrial park". Palisade is basically an agricultural and

tourism town, with its main "exports" being fruit and wine. There is

potential for expansion of existing agricultural business, and many

new niche agriculture businesses, including herb farming, organic,

farm‐to‐table, etc..

Although Census Tract 12 does not qualify on it's own, it is part of the

Clifton Subdivision which qualifies as a whole due to low per capita

income. Keeping this area in the zone is of primary importance to the

entire Palisade community, providing jobs and tax revenue, and

drawing tourists to the area.

08077001403 Mesa County Census Tract Mesa ‐‐‐ 14.03 ‐‐‐ ‐‐‐ 3,518 ‐0.5 5.0 33,308

This area is predominately residential with pockets of valuable commercial

development property. With the closure of a large Safeway store that

served for 40 years, and the only hardware store (Ace) in that community,

as well as the closure of a large, high‐tech car wash, the area needs to

attract replacement businesses to serve this community that is some

distance from other commercial areas.

Utilization of EZ tax credits should draw businesses to service the large

residential population. Vacancies could be filled or re‐purposed,

reducing the distance the population has to drive for goods and

services. The result should be a positive growth rate.

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Geographic

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Population

(2013)

Population

Growth

Rate (2009 ‐

2013)

Unemploy

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Per Capita


08077001702 Mesa County Census Tract Mesa ‐‐‐ 17.02 ‐‐‐ ‐‐‐ 4758 ‐11 7.8 26,248

This area has limited development so far, but has great potential,

being near the airport and I‐70, as well as the strong possibility of

energy development. With few businesses providing jobs and

drawing residents in, there is a negative growth rate.

EZ tax credits will encourage development in this area, which

would create jobs and should improve the growth rate.

08077001800 Mesa County Census Tract Mesa ‐‐‐ 18 ‐‐‐ ‐‐‐ 3044 ‐7.6 9.2 26,422

This large area includes the communities of Collbran, Mesa and

DeBeque and smaller rural cluster communities. DeBeque was a

center for energy service development and business and has seen a

dramatic drop in residents as well as closed businesses as the

energy companies relocated to the Eastern Slope or other states.

Collbran and Mesa are ranching communities that also survive on

tourism, including hunting, fishing, cross country skiing and other

outdoor activities. Powderhorn Ski Resort is located outside the

town of Mesa, and is a small, community ski area that has struggled

over the last decade to keep equipment upgrades and bring in

enough out‐of‐area business to support it. It creates a high number

of seasonal employees, many of whom are CMU students or who

work in other tourism‐related industries in the off season.

Allowing all these areas to have EZ credits available will attract

businesses and help them afford capital investments,

expansions, and hire more employees. More and growing

businesses will attract more residents to the area and

potentially allow a positive growth rate. We specifically request

that Powderhorn Ski Resort be included in the zone.

080770004002 Mesa County Block Group Mesa ‐‐‐ 4 2 ‐‐‐ 734 14.2 14.8 24,753

This area contains a lot of older businesses and small strip malls utilized by

service companies, many of which have not survived the economic

downturn, leaving a lot of vacancies.

By having the EZ tax credits available, we hope to encourage

renovation of existing buisnesses and new businesses to enter the

area. This should result in more jobs/reduced unemployment.

080770004003 Mesa County Block Group Mesa ‐‐‐ 4 3 ‐‐‐ 736 ‐33.3 9.8 20,064

This is an older residential area with many older businesses, a strip mall,

and several mechanic‐type shops and car dealers. The smaller businesses

struggle and many have failed, leaving vacancies.

By having this area withint the EZ, we hope to encourage renovation

of existing businesses and new businesses to enter the area. This

would result in people moving back to be close to jobs, improving the

growth rate, and increasing per capita income.


This area includes older residential areas, older businesses, a grocery store

building that has been closed for decades, and an commerical property

fronting a major artery. Development in the area has stalled due to the

economy .

By having this area withint the EZ, we hope to encourage renovation

of existing businesses and a restart of commerical development. This

would result in improving the growth rate, and increasing per capita

income.

080770006012 Mesa County Block Group Mesa ‐‐‐ 6.01 2 ‐‐‐ 636 ‐20.9 0.0 18,789

This area is an older residential area with older businesses along the traffic

arteries. The existing buildings are in need of upgrades, vacant or under‐

utilized.

The availability of EZ credits for the area could stimulate

renovation/expansion of existing buildings, resulting in fewer

vacancies, and new construction on vacant property, which should

lead to population growth and higher per capita income.

080770006013 Mesa County Block Group Mesa ‐‐‐ 6.01 3 ‐‐‐ 1,204 1.0 5.1 16,413

This area is an older residential area with older businesses along the traffic

arteries. The existing buildings are in need of upgrades, vacant or under‐

utilized.

The availability of EZ credits for the area could stimulate

renovation/expansion of existing buildings, resulting in fewer

vacancies, and new construction on vacant property, which will lead to

population growth and higher per capita income.

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Geographic

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Population

(2013)

Population

Growth

Rate (2009 ‐

2013)

Unemploy

ment Rate

Per Capita



Census Tract 10.02 (growth ‐0.9%, UE 7.5%, PCI, 39,310 and so

this block group) qualifies as a whole based on growth rate. It is

essential that we keep this block group in as it contains valuable

commercial property and supports many, many jobs, including

hotels, retail stores, a 3 story office building with lower level

retail, restaurants, and many other tourism‐related businesses

which are located near the airport. During the last energy boom,

hotels all over the county were at capacity due to O&G companies

purchasing large blocks of rooms for months on end to house

workers who couldn't find housing. When those same companies

pulled out virtually overnight, and the tourism‐killing recession hit,

smaller and family‐owned hotels withoug huge budgets or high‐

tech reservation systems found themselves with no one to rent

their rooms, and no money for upkeep. The restaurants have had

the same drop in business, and most of them are also family

owned. There are several foreclosures and closures in this Tract.

Because the area relies so heavily on tourism, and because there

are other areas where there are hotels, if the buildings look run

This area is within Census Tract 10.02, which qualifies as a

whole, eventhough Block Group 1 does not. It is essential that

we keep this block group in as it contains valuable commercial

development property. The EZ will help spur development and

create jobs which should lead to population growth.


This area includes part of Horizon Drive, as well as 7th Street, both major

arteries with commercial development and some vacant commercial land.

There continues to be an excess of vacancies and closures of businesses in

the area.

The intent of having this area in the EZ is to encourage growth by

encouraging commercial development, which should improve the

growth rate.

080770010024 Mesa County Block Group Mesa ‐‐‐ 10.02 4 ‐‐‐ 1,149 ‐10.6 0.0 32,997

This area abuts I‐70 on the north and contains existing businesses and

vacant commercial land, as well as agricultural land. Due to the economy

and closures of businesses in the area, there is a significant outmigration

from the area.

The intent of having this area in the EZ is to encourage growth by

encouraging commercial development, which should improve the

double digit negative growth rate.


This area is within the "Clifton" community, which has been severely

distressed with limited small commercial development although there is

significant property available. There are several strip malls which have

many vacancies, along with stand‐alone buildings, many which used to

house construction materials and service companies, which are also

empty.

By allowing EZ credits where ever possible in this area, we have the

potential to reverse the vacancies and get new construction going,

resulting in improvement of double digit negative growth rate, and

increasing per capita income.







empty.



resulting in and improvement of the NEGATIVE 40%+ GROWTH RATE,

and increasing per capita income.







empty.



resulting in and improvement in the double digit negative growth rate,

and increasing per capita income.

080770011021 Mesa County Block Group Mesa ‐‐‐ 11.02 1 ‐‐‐ 928 23.9 10.8 28,298


distressed. There are several commercial buildings and significant property

available. The buildings have high vacancies, and many are in need of

renovation.



resulting a reduced employment rate.



distressed. This tract has a small amount of commercial property, but due

to the distressed area, any potential for jobs is critical to the economy.


potential to add jobs for local residents, resulting in improvement in

the 30%+ NEGATIVE growth rate.



distressed. This tract has a small amount of commercial property, but due

to the distressed area, any potential for jobs is critical to the economy.


potential to add jobs for local residents, resulting in improvement in

the growth rate.

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Population

Growth

Rate (2009 ‐

2013)

Unemploy

ment Rate

Per Capita



This area abuts State Highway 50 and is a high value commercial and

industrial area with significant vacant land for development. This area has

been identified as a potentially high commercial growth area. There are

many vacant buildings and old commercial property suitable for

redevelopment.

By having more business development, we have the potential to bring

more residents back to the area to be close to jobs and reverse the

double digit negative growth rate. With good access to Clifton, it could

improve conditions in that area as well.


Census Tract 13.01 (and so this block group) qualifies as a whole

based on high unemployment and low per capita income. This

area abuts State Highway 50 and is a high value commercial and

industrial area with significant vacant land for development. This

area has been identified as a potentially high commercial growth

area. There are many vacant buildings and old commercial property

suitable for redevelopment.

This block group is part of Census Tract 13.01 which qualifies as

a whole based on high unemployment and low per capita

income. The intent of the EZ in this area would be to increase

employment opportunities and bring residents back to the area,

potentially resulting in reduced unemployment and increased

wages. With good access to Clifton, it could improve conditions

in that area as well.






redevelopment.

There are many older residential areas that are becoming more and

more derelict due to the outmigration. By having more business

development, we have the potential to reduce the double digit

negative growth rate and reduce unemployment, and get residents

back in the area. With good access to Clifton, it could improve

conditions in that area as well.






redevelopment.

By having more business development, we have the potential to

improve the growth rate, reduce the 30%+ unemployment rate, and

increase the per capita income.With good access to Clifton, it could

improve conditions in that area as well.

080770013016 Mesa County Block Group Mesa ‐‐‐ 13.01 6 ‐‐‐ 1440 1.8 6.8 24,741 based on high unemployment and low per capita income. This a whole based on high unemployment and low per capita




been identified as a high commercial growth area. There are many vacant

buildings and old commercial property suitable for redevelopment.

By having more business development, we have the potential to

improve the negative growth rate and reduce unemployment. With

good access to Clifton, it could improve conditions in that area as well.


This area abuts State Highway 50 and is a high value commercial

and industrial area with significant vacant land for development.

This area has been identified as a high commercial growth area.

There are many vacant buildings and old commercial property

suitable for redevelopment.

By having more business development, we have the potential

to improve the negative growth rate and reduce

unemployment. With good access to Clifton, it could improve

conditions in that area as well.


This area, while mostly residential, has several "community

business hubs" that are critical. This area of the county has very

limited available commercial space and we need to encourage

businesses to take advantage of it to provide necessary goods and

services to this residential community. This area has seen the loss

of it's only grocery store, hardware store, a large wholesale/retail

green house and a new/large car wash in the last few years.

We need to get these business hubs filled and developed to

bring the double digit negative population growth rate down, as

well as reduce travel.

080770015011 Mesa County Block Group Mesa ‐‐‐ 15.01 1 ‐‐‐ 1223 ‐8.7 9 21,261

This area is adjacent to Fruita, which has historically been heavily

agricultural. Due to the proximity to Grand Junction, many people

moved to the area for less expensive housing. The recession

eliminated jobs, causing outmigration of residents and reducing the

pay scale of remaining business. The area's economy is subsisting

on agriculture and tourism, generally lower paying jobs. There is

currently a large grocer looking to locate into this area with the

assistance of the EZ.

Having the area in the EZ would encourage more diverse types

of business to locate/expand, potentially reducing the negative

growth rate and increasing per capita income.

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2013)

Unemploy

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Per Capita




agricultural. Due to the proximity to Grand Junction, many people

moved to the area for less expensive housing. The recession

eliminated jobs, causing outmigration of residents and reducing the

pay scale of remaining business. The area's economy is subsisting

on agriculture and tourism, generally lower paying jobs. Industrial

parks, which housed energy and construction companies are largely

vacant.


of business to locate/expand, and could improve the negative

growth rate and increase per capita income.



agricultural. Due to the proximity to Grand Junction, people moved to the

area for less expensive housing. The recession eliminated jobs, causing

outmigration and reducing the pay scale. The area subsists on agriculture

and tourism, generally lower paying jobs. Industrial parks located in the

area, which housed mainly energy and construction companies, are largely

vacant.

Having the area in the EZ would encourage more diverse types of

business to locate/expand, and could potentially improve the growth

rate and reduce unemployment.



agricultural. Due to the proximity to Grand Junction, people moved to the

area for less expensive housing. The recession eliminated jobs, causing

outmigration and reducing the pay scale. The area subsists on agriculture

and tourism, generally lower paying jobs. Industrial parks located in the

area, which housed mainly energy and construction companies, are largely

vacant.

Having the area in the EZ would encourage more diverse types of

business to locate/expand, and could potentially improve the growth

rate and reduce unemployment.

080770015023 Mesa County Block Group Mesa ‐‐‐ 15.02 3 ‐‐‐ 2540 3.8 12 44,910


agricultural. Due to the proximity to Grand Junction, people moved

to the area for less expensive housing. The recession eliminated

jobs, causing outmigration and reducing the pay scale. The area

subsists on agriculture and tourism, generally lower paying jobs.

Industrial parks located in the area, which housed mainly energy

and construction companies, are largely vacant.


of business to locate/expand, and could potentially improve the

growth rate and reduce unemployment.

080770016001 Mesa County Block Group Mesa ‐‐‐ 16 1 ‐‐‐ 1,221 ‐2.6 7.5 71,423

This area is adjacent to Interstate 70 and near the regional airport.

The entire west end of the tract is commercial, part of which is

served by a frontage road. There is also agricultural land. The

existing businesses (and many of the now‐empty buildings) in this

area catered in a large part to the energy industry (construction,

heavy equipment repair & sales, equipment rental, etc.). With the

energy sector pull‐out, they are hanging on by the skin of their

teeth. Most have implemented hiring freezes or had layoffs.

Buildings that were being constructed, just stopped. This is one of

the areas that can handle industrial development, so it was

targeted for some large projects, but many never got off the

ground due to the double whammy of O&G exodus and recession.

We can't afford to lose any more of the jobs in this area, and if the

properties aren't occupied or completed quickly, they will become

blight as we experienced in the 80's and have still not recovered

from in some areas. The existing businesses in this tract provide

good jobs with benefits and stability and we need to encourage

them to expand which will help our economy recover, and draw

Including this area in the EZ may encourage these existing

businesses to expand and spur development on vacant

commercial/industrial property in the area, and should help

draw new business, which should improve the negative growth

rate.


This area has been poised for development but due to the economic

downturn, has not reached its potential. There is considerable land

available. Development is needed to help our economy recover.

We need to get businesses in here to bring jobs, and improve the

negative growth rate.

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This area has been poised for development but due to the

economic downturn, has not reached its potential. With a high

percentage of low paying jobs, this area is significantly below the

average per capita income, and has a high unemployement rate.

This area needs higher‐paying jobs and businesses like

manufacturing to bring the per capita income up, and provide

jobs to reduce unemployment.

080770017051 Mesa County Block Group Mesa ‐‐‐ 17.05 1 ‐‐‐ 1266 ‐13 14.9 20,603



percentage of low paying jobs the area is extremely depressed. This

area is significantly below the average per capita income, as well as

having double digit negative growth and very high unemployment.

EZ tax credits will encourage businesses to move to the area,

which should increase per capita income, improve the negative

growth rate, and reduce unemployment.




percentage of low paying jobs the area is extremely depressed. This

area is significantly below the average per capita income, as well as

having double digit negative growth and very high unemployment.

EZ tax credits will encourage businesses to move to the area,

which should increase per capita income, improve the negative

growth rate, and reduce unemployment.

080770017071 Mesa County Block Group Mesa ‐‐‐ 17.07 1 ‐‐‐ 1097 6.1 0 15,646

This is an area with significant commercial development, but much

of it is currently vacant due to the recession and energy and

construction job losses.

By infilling the vacant land and encouraging businesses to move

into vacant spaces, we should see an increase in per capita

income.


This area includes the small community of Whitewater, as well as a

huge area with energy development potential. Mesa County has

invested millions of dollars in infrastructure to encourage

commercial and industrial development in the area. There is

currently a developer looking to bring in a small commercial

development with potentially gas station, bank, convenience store,

etc. which is sorely needed in this community which is some

distance from needed services.

Be having EZ credits available, developers will be drawn to the

area which has available commercial and industrial property,

and provide jobs and services that will encourage residents to

move to the area, which should improve the double digit


080770006011000 Mesa County Block Mesa ‐‐‐ 6.01 1 1000 19 10.3 11.0 18,331

Census Tract 6.01, Block Group 1, qualifies under high

unemployment and low per capita income. This area is mostly

residential, but has commercial property available along the major

arteries, as well as vacant land available for development. Due to

the lo

By having EZ credits available, we hope to stimulate interest in

filling vacancies and developing the vacant properties. More

business should provide jobs and increase per capital income.






the lo









the lo









the lo









the lo




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the lo









the lo









the lo









the lo









the lo









the lo




080770008001002 Mesa County Block Mesa ‐‐‐ 8 1 1002 5 ‐4.2 6.0 24,665

Census Tract 8, Block Group 1, qualifies under low growth rate. This

area contains commercial and agricultural land, as well as existing

commercial development. We have excluded "residential only" in

order to include only land with development potential.

We hope the EZ credits will encourage development of vacant

commercial property, in‐fill of vacant commercial buildings, and

expansion of agricultural, providing jobs and increasing per

capita income.









capita income.









capita income.









capita income.









capita income.

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capita income.

080770008002000 Mesa County Block Mesa ‐‐‐ 8 2 2000 0 2.5 15.5 18,171

Census Tract 8, Block Group 2, qualifies under high unemployment

and low per capita income. This area contains commercial and

agricultural land, as well as existing commercial development. We

have excluded "residential only" in order to include only land




capita income.









capita income.









capita income.









capita income.









capita income.









capita income.









capita income.









capita income.









capita income.









capita income.

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capita income.


Census Tract 8, Block Group 3, qualifies under low per capita

income. This area contains commercial and agricultural land, as

well as existing commercial development. We have excluded

"residential only" in order to include only land with development

poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.

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Per Capita







poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.

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Per Capita







poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.

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Per Capita







poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.

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Per Capita







poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.

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Per Capita







poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.

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Per Capita







poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.

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Per Capita







poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






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capita income.






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capita income.

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Per Capita







poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






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capita income.






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capita income.






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capita income.






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capita income.






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capita income.

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Per Capita







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capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.






poten




capita income.



area is adjacent to the Riverside Parkway. The City/County spent

many millions to construct the Parkway to reduce the vehicle traffic

on urban roads. There is significant commercial vaca

By offering EZ credits in this area, we hope to fill vacancies, and

encourage development on the vacant commercial land. By

doing so, we hope to create jobs, and bring back residents to

improve the double digit negative growth rate.





































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080770010023000 Mesa County Block Mesa ‐‐‐ 10.02 3 3000 0 ‐8.5 10.2 46,901

Census Tract 10.02, Block Group 3, qualifies under low growth rate.

This area is bounded by 25 Road, Patterson (F) Road, 1st Street and

G Road and includes Foresight Park, a commercial development

built in the 70s and was a "beacon of light" for commercial

development with attractive landscape, open, curvy roads and lot

placement. It struggled through the bust in the 80's and again in

the 90's, and then never really recovered. One after another large

commercial/manufacturing buidling has been shuttered, and some

have been bulldozed to help reduce their taxes. There are

numerous vacant buildings and more for sale/for lease signs than

trees. The city is doing everything possible to encourage

development here as they need them back on the tax rolls, and it's

a perfect place for commercial development being near the

community college and trade training. There is hope that this could

again become a hub for manufacturing and technology.


encourage renovations of older buildings. By doing so, we

expect to create jobs, and bring back residents to improve the










































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Census Tract 11.01 qualifies as a whole under low growth rate and

low per capita income. This area has significant commercial

development potential, as well as agricultural ground. We have

removed as many "residential only" blocks as possible to leave in

By offering EZ credits in this area, we hope to stimulate

development of commercial properties, and expansion of

agricultural properties, which could bring back residents and

increase the per capita income.

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Census Tract 11.01, Block Group 4, qualifies under low growth rate

and low per capita income. This area has significant commercial


removed as many "residential only" blocks as possible to leav













































































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unemployment. This area has significant commercial development

potential, as well as agricultural ground. We have removed as many

"residential only" blocks as possible to leave in only areas with com



agricultural properties, which could bring in jobs and reduce the

high unemployment.









high unemployment.









high unemployment.

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high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.

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high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.









high unemployment.

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high unemployment.









high unemployment.









high unemployment.


Census Tract 13.01, Block Group 3, qualifies under low per capita

income. This area has agricultural property and borders Highway

50, with commerical property. In addition, the Business Incubator

Center is located in this tract, and tenant clients are abl



agricultural properties, which could bring in jobs. This should

result in reduced unemployment and higher per capita income.
































































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This area has agricultural property and commerical property.

Development and/or expansion on either type would help create

more jobs. We have excluded areas that are "all residential" to

Additional jobs created by development or expansion would

help reduce the negative growth rate for the area.







































































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This area is predominately residential but has commercial

development potential for "community commercial" as well as

existing commercial properties along major arteries. "All residential

Adding commercial development in the areas with proper

zoning will potentially bring in community services, reducing

travel time and increasing quality of life, and bringing residents

back to the area.

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back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.

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back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.

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back to the area.









back to the area.



This area is north of the very small downtown area of Fruita; there

is considerable commercial property in the area but population is

shrinking due to lack of higher‐paying employment opp


development and re‐development of commercial properties,

which could bring in a broader variety of jobs and industries.

This should result in an increased growth rate.









































































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income. This area is north of the very small downtown area of

Fruita; there is considerable commercial property in the area but

population is shrinking due to lack of higher‐paying employme



























































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This area is adjacent to Highway 6&50 with vacant commercial land

and some development. Further north there is agricultural land.

Due to the loss of jobs, this area has double digit negat






















































































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Census Tract 16, Block Group 2, qualifies under low growth rate.

This area includes the regional airport. Per our ED Plan, technology

and aerospace are two of the primary industries we are hoping to

attract, and this is where they would likely locate. The county has

been far‐seeing by ensuring that there is plenty of land available for

this type of development. There was good growth during the

boom, but that has screeched to a halt since the bust/recession. A

few strong businesses in the area have been retained by offers of

concessions and incentives. There was a pullout of aviation‐related

businesses when the Federal Government mandated a fence be

built around the airport that prevented easy access for business

custmers and even their employees for those inside the fence. The

government has been very difficult to work with. It's imperative we

get those buildings occupied again. There are also several tourism‐

related businesses (hotels & restaurants) and office buildings in the

area that were built some time ago and are showing their age. They

will need to be upgraded if they are to remain viable and the EZ

makes a huge difference in offsetting costs.

There is considerable commercial property available in the area,

both developed and undeveloped, that would be suited for

aeronautical industries and manufacturing, and also a strong

potential for energy development. Investment here, stimulated

by EZ, cou
























by EZ, cou

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by EZ, cou

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by EZ, cou

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by EZ, cou

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by EZ, cou

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by EZ, cou

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by EZ, cou

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by EZ, cou
























by EZ, cou

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by EZ, cou

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by EZ, cou

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unemployment and low per capita income. This area is

predominately residential but has commercial development

potential for "community commercial" as well as existing

commercial properties along majo

This area is part of "Clifton" an historically depressed area. By

developing vacant commercial land, or redeveloping older

commercial properties, we should see improved growth rate,

reduced unemployment, and increased per capita income.





























































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Census Tract 17.06, Block Group 1, qualifies under low growth rate,

high unemployment, and low per capita income. This area includes

agricultural property and commercial development/land along

major arteries. The area is very distressed, with jobs lost an

By having EZ credits available, we hope to encourage

commercial development or redevelopment, and agricultural

expansion which should result in more jobs, lower

unemployment and higher per capita income.


Census Tract 17.06, Block Group 1, qualifies under low growth rate,

high unemployment, and low per capita income. This area includes


major arteries. The area is very distressed, with jobs lost an







unemployment and low per capita income. This area includes


major arteries. The area is very distressed, with jobs lost and low

paying or pa










paying or pa










paying or pa










paying or pa










paying or pa










paying or pa





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paying or pa










paying or pa










paying or pa










paying or pa







This area has a lot of commerical buildings and vacant commercial

land. Many of the buildings formerly housed energy and

construction businesses which have closed or moved out of the

area

EZ credits will help draw business back to the area to build on

the vacant land and occupy/rennovate the existing buildings.

This should provide jobs to increase the per capita income.






area









area









area









area









area









area




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area









area









area









area









area









area









area









area









area









area









area




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area









area









area









area









area









area









area









area









area









area









area




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area









area






income. This area has agricultural and vacant land. This is a very

distressed area and many residents have left the area due to lack of

full time work or low pay. "All residential" areas ha

By having this area in the EZ we will encourage business to

locate into available commercial land/builidngs, and agricultural

business to expand, which should increase the per capita

income.









income.









income.









income.









income.









income.









income.









income.









income.









income.









income.

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income.









income.









income.









income.









income.

Dropped









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.

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back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.

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back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.









back to the area.

108 of 108


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