HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 10/12/2004 - DISCUSSION OF THE NORTH COLLEGE AVENUE URBAN RENEW DATE: October 12, 2004 STUDY SESSION ITEM
STAFF: Ken Waldo FORT COLLINS CITY COUNCIL
Clark Mapes
SUBJECT FOR DISCUSSION
The North College Avenue Urban Renewal Plan.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Should the North College Avenue Urban Renewal Plan make provisions to retain the
option of using either property taxes or sales taxes, or both, generated by
development/redevelopment projects to help finance infrastructure improvements
within the North College Corridor?
2. Does the City Council wish to appoint a special advisory committee to advise the
Council acting as the Urban Renewal Authority's Board of Directors for issues
related to the North College Avenue Urban Renewal Plan?
3. Does Council wish to delay the adoption of the Urban Renewal Plan so the Existing
Conditions Survey (a.k.a. "Blight Study") can be amended to extend the boundary of
the Plan east of Redwood Street to Lemay Avenue and south to Lincoln Avenue?
4. Should the Urban Renewal Plan be written in such a manner as to prohibit the
location of any additional social service agencies in the North College Corridor?
BACKGROUND
In June of this year, the City was approached by the North Fort Collins Business Association to
recognize the North College Avenue Corridor as an urban renewal project area and to create an
urban renewal plan for it. Since June, staff has worked with a Citizens Advisory Committee
(CAC), composed of business owners, business tenants, and members of the Planning and
Zoning Board, to conduct an Existing Conditions Study (a.k.a. "Blight Study") and develop the
North College Avenue Urban Renewal Plan. The Council is scheduled to conduct a public
hearing and consider a resolution accepting the Existing Conditions Study and approving the
North College Avenue Urban Renewal Plan at its November 16 regular meeting.
During the development of the North College Avenue Urban Renewal Plan several key issues
have surfaced. Staff is seeking further direction from the Council in order to resolve the issues.
These issues involve:
1. Property and Sales Tax Retention for Tax Increment Financing.
2. A North College Corridor Urban Renewal Plan Advisory Committee.
3. Boundary expansion east to Lemay Avenue and south to Lincoln Avenue
4. Location of additional social services agencies.
October 12, 2004 Page 2
Tax Increment Financing
State Statutes give an Urban Renewal Authority broad powers to carry out its statutory mandate.
Included are the powers to enter into contracts, borrow funds and acquire property voluntarily or
by eminent domain, among others. In financial related matters, an URA is authorized to borrow
money, issue bonds, and accept grants from public or private sources. An URA does not have
the power to levy or assess taxes of any kind, however, an urban renewal plan can provide for
tax increment financing (TIF) for the Authority. Thus, the principal method of financing urban
renewal projects is through obligations secured by property tax or sales tax increments, or both,
from the project area. The question for the North College Urban Renewal Plan becomes, should
the increases in property taxes or sales taxes, or both, be retained for the TIF increment? The
TIF can continue for 25 years.
Staff has identified a listing of infrastructure needs for the North College area (see attached
information). The total estimated cost of infrastructure improvements for the North College area
is approximately $72.9 million. Staff has estimated that about $22.3 million can be covered by
direct development contributions, impact fees, and utility fees. This still leaves a $50.6 million
funding gap. High priority projects on the list have about a$6 million funding gap.
A major purpose of developing the North College Corridor Urban Renewal Plan is to set the area
up for the utilization of tax increment financing. Infrastructure needs in the area have helped
retard development/redevelopment activities since the proposed activities in the past were
typically not large enough to cover the costs of development related and off-site infrastructure
improvement needs.
According to staff's research and discussions with other urban renewal authorities, it is clear that
URAs need to utilize both property tax and sales tax increments in order to be successful in
achieving their missions. The redevelopment vision for the North College corridor is contained
in the North College Avenue Corridor Plan. Of course, it is likely to take many years to achieve
the ultimate vision of the North College Avenue Corridor Plan. If it were ever to be achieved,
such redevelopment could, in staff's estimation, generate approximately $2 million of property
tax increment per year. Even that amount, unfortunately, is not sufficient to cover the costs of
the infrastructure needs of North College Avenue corridor.
Thus, staff believes that something in addition to the property tax increment would need to be
found to meet the capital funding needs in the North College corridor. The use of the sales tax
increment could provide that funding source.
Staff needs direction from the Council as to whether the North College Avenue Urban Renewal
Plan should be written to maintain the option to include the retention of the sales tax increment
within the North College corridor for TIF purposes.
CAC Advice to Staff: The CAC's perception and belief is that for years the taxes paid by North
College property owners and business operators have been used by the City to pay for services,
facilities, and capital improvements located predominantly outside of the North College corridor.
Therefore, the CAC strongly supports the retention of taxes from the Urban Renewal Plan to
remain in the area and be used for infrastructure improvements within the North College
corridor.
October 12, 2004 Page 3
Staff Recommendation: Staff is seeking direction whether to keep the utilization of sales tax in
the Plan as a possible option for TIF purposes. The ultimate decision to utilize the sales tax
increment does not have to be made at this time. The benefit of utilizing both the property tax
increment and the sales tax increment from development/redevelopment projects in the North
College Corridor should be fairly obvious, there would simply be much more money available to
be applied to infrastructure improvements of the area. On the negative side, retaining sales tax
increases means less money will be available to the General Fund to keep up with the basic
services that the City provides.
Advisory Committee
In 1982, when the Fort Collins City Council created an Urban Renewal Authority (URA) the
Council designated itself as the governing board (known as the "Authority"). Under the Urban
Renewal State Statutes, the Mayor and the Council could appoint a separate governing board, as
has been done in the case of the Downtown Development Authority. In previous discussions
with the Council, the Council reconfirmed that they had no desire to pass the duties of the Urban
Renewal Authority to an appointed group. It is likely other urban renewal plan project areas will
be established in the future.
The Citizens Advisory Committee currently working with staff believes an advisory committee
more familiar with the issues and concerns of the North College property owners and business
operators is needed. They suggest the committee include two Council members, and maybe a
representative from the Planning and Zoning Board, in addition to North College owners and
other interested citizens. The advisory committee would provide comments and
recommendations to the URA Board on matters pertaining to the Urban Renewal Plan such as
project proposals, bond financing for projects, prioritization of infrastructure improvements, and
plan amendments.
Staff seeks direction from the Council as to whether to include a provision for a special advisory
committee for the North College Avenue Urban Renewal Plan.
CAC Advice to Staff. The CAC strongly supports the creation of an advisory committee to the
point of indicating that it is essentially a condition for their continued support for the approval of
the North College Avenue Urban Renewal Plan.
Staff Recommendation: Staff agrees with the CAC and supports the concept for a North
College Avenue Urban Renewal Plan advisory committee and has included the creation of such a
group in the Urban Renewal Plan document.
Boundary Expansion
The initial Existing Conditions Study (a.k.a. "Blight Study") study area boundary was primarily
based on the boundary of the North College Avenue Corridor Plan, a subarea plan element of
City Plan (see attached map). The study area boundary was designed to identify the area that
best met the criteria in the State's urban renewal law to meet the requirement that the City
Council declare the area "blighted" and in need of redevelopment activity, which the URA is
designed to help foster. As indicated above, a major means of financing infrastructure
improvements which contribute to the blight of the area is through TIF. Including
October 12, 2004 Page 4
undeveloped/vacant land within the boundary provides the greatest potential for a high property
tax increment since the relatively low tax generation from such property would increase the most
through development activity.
As the attached map shows, the initial proposed boundary for the Urban Renewal Plan did not
extend east of Redwood Street. The CAC has asked if the boundary could be extended east to
Lemay Avenue, generally between Conifer Street and Vine Drive, and perhaps south of Vine to
Lincoln Avenue. The CAC's purpose of extending the boundary would be to include additional
vacant/undeveloped property that could be a source for additional tax increment to be used to
fund improvements in the North College corridor.
Staff has responded that the boundary could be extended, but there would be several issues and
potential implications in doing so. Staff estimates it would take three to four months to address
the implications. If Council supports the boundary expansion then two options exist. One
option would be to adopt the Plan with the initial boundary, then do a boundary amendment at a
later time. The second option would be to expand the scope of the Existing Conditions Study to
identify items that would be used to address the criteria in the State's urban renewal law to
determine if the area contained blighting influences in need of correction via an urban renewal
plan. Also, the property owners of the area would need to be notified and brought up to speed on
all the reasoning, purpose, potential actions, benefits, and liabilities of being included in the
Urban Renewal Plan boundary.
In addition to the public process issues, an expanded boundary would open the Urban Renewal
Plan to other capital improvement needs, e.g., the Lemay Avenue Bypass around Andersonville.
So, while an expanded boundary would include vacant and undeveloped property that could be a
source for additional tax increment, it would also bring other capital projects which could
compete for funding with those closer to North College Avenue.
CAC Advice to Staff: The CAC strongly believes it is more important to go through the
process to expand the boundary of the Urban Renewal Plan to include the area east of Redwood
Street to Lemay Avenue and south to Lincoln Avenue than it is to have the Plan adopted by mid-
November. The CAC believes a three or four month delay is acceptable to "do it right" the first
time, rather than trying to complete the boundary expansion later.
Staff Recommendation: Staff understands that the City Council has expected the North
College Avenue Urban Renewal Plan to be completed by the end of this year. Staff recommends
that the adoption schedule stay on track and that the boundary expansion be done as a Plan
amendment. However, staff is open to direction from the Council to delay the process in order
to do the necessary work needed to complete the boundary expansion up front before Council
adopts the Plan.
Social Services
The United Way Agency of Larimer County, in conjunction with the Salvation Army, various
other social service agencies, church groups, and the Cities of Loveland and Fort Collins, is
proposing a Housing Services Day Center (serving homeless people and those at risk of
becoming homeless) at the northwest corner of Conifer Street and Blue Spruce Drive. The
October 12, 2004 Page 5
service center would be an additional agency to other social service agencies already located in
the area, including the Larimer County Department of Human Development.
The North Fort Collins Business Association and its members serving on the CAC have
repeatedly expressed concerns over the proliferation of social service agencies and the
wandering of their clients through the area. These concerns range from simple loitering to actual
crimes against persons and property. They believe theses agencies and their clients contribute to
the "blighted" image of the area. They also believe the North College area has their"fair share"
of such agencies and new agencies should be distributed throughout other quadrants of the
community.
On the other hand, the social service agencies consider consolidation of their agencies in one
area contributes to the cost effectiveness of providing their services and allows sort of a "one-
stop" service provision center to people in need. The United Way, Salvation Army, etc., have
been attempting to work with all interested parties to resolve the issues and concerns from the
new Housing Services Day Center. They are attempting to find design features, and operational
and security procedures to alleviate the concerns.
An urban renewal plan can become the controlling document for the Plan's area of coverage,
even overriding permitted uses allowed under a zoning code. Thus, the North College Avenue
Urban Renewal Plan could be written in such a detailed manner that would prohibit the location
of any additional social service agencies within the Plan's boundary even though the location of
such services would be permitted by the City's Land Use Code.
CAC Advice to Staff: The CAC would like the North College Corridor Urban Renewal Plan to
address the issue of social service agencies by prohibiting the location of any such additional
agencies in the area.
Staff Recommendation: Staff believes the location/distribution of social services is a
community-wide comprehensive planning and zoning issue and should not be addressed in the
North College Avenue Urban Renewal Plan. To attempt to deal with the issue as part of the
Urban Renewal Plan would delay the project by a period of six months or more. The issue will
be extremely controversial and would require significant staff time and resources (from several
City departments), could delay other department projects, and would require significant public
outreach and involvement. Social service agencies are also property owners in the proposed
urban renewal area and they would most likely oppose any ban which would complicate the
adoption of the Plan.
Eminent Domain
Staff and the CAC extensively discussed the use of the power of eminent domain by the URA
and there are no significant difference between the CAC and staff on how that power should be
addressed in the North College Avenue Urban Renewal Plan. Staff and the CAC agree that the
eminent domain power should only be used as a last resort after all other attempts to reach
agreement regarding the sale of a property have failed.
As the Council is aware, one of the most significant powers of an URA is the ability to assemble
and consolidate property through the use of eminent domain for the purposes of helping
October 12, 2004 Page 6
development/redevelopment projects. An URA may purchase privately owned property through
eminent domain for transfer to a private developer to implement the Urban Renewal Plan
through a development or redevelopment project.
The City Council currently has and utilizes the power of eminent domain to acquire private
property for a public use, e.g., obtaining right-of way for a street improvement project. The City
Council, acting as the Urban Renewal Authority, can use the power of eminent domain to
acquire private property for public purpose, i.e., the implementation of an Urban Renewal Plan
through a development/redevelopment project.
The State law on urban renewal authorities requires that eminent domain be addressed in an
urban renewal plan. The CAC has some concerns about the power being used for the benefit of
a developer at the expense of small business operators. Most CAC members understand that
property assembly and consolidation will be required for development/redevelopment projects to
properly move forward in the North College corridor and that some of them will need to sell
their properties.
CAC Advice to Staff: The CAC understands that eminent domain needs to be addressed in the
North College Avenue Urban Renewal Plan. The CAC, composed of property and/or small
business owners/operators, would like the use of eminent domain to be limited to an act of"last
resort" by the Urban Renewal Authority and not used for convenience or to circumvent the need
for negotiated agreements. It is the property and/or small business owners/operators in the North
College corridor who would most likely be approached by developers and asked to sell their land
for a development or redevelopment project. It is property and/or small business
owners/operators who, if they were unable to mutually agree with the developer on a price for
acquisition of their property, would be subjected to the eminent domain powers of the URA.
Therefore, the CAC believes the use of eminent domain should only be used after all realistic
and honest efforts have been made by a developer to reach a mutually agreeable price for the
acquisition of private property from the owner for a development or redevelopment project.
Staff Recommendation: Staff agrees with the CAC and has written a section in the North
College Avenue Urban Renewal Plan to coincide with the desires of the CAC in regards to the
future use of eminent domain as a last resort action.
ATTACHMENTS
North College Avenue Urban Renewal Plan
North College Area Infrastructure Improvements
North College Avenue
Urban Renewal Plan
City of Fort Collins
• Prepared for:
City of Fort Collins and
Fort Collins Urban Renewal Authority
October 5, 2004
•
North College Avenue Urban Renewal Plan
• Table of Contents
1. Preface and Background .............................................................................. 3
2. Finding of "Blight.. ........................................................................................ 5
3. Plan Intent & Objectives................................................................................ 6
4. Renewal Activities......................................................................................... 6
5. Development Standards and Procedures.................................................... 7
6. Conformance ................................................................................................. 7
UrbanRenewal Law...........................................................................................................7
CityPlan.............................................................................................................................7
7. Project Financing .......................................................................................... 8
TaxIncrement...................................................................................................................8
IncrementAmount..............................................................................................................9
8. Plan Advisory Group..................................................................................... 9
• 9. Modifications to the Plan ............................................................................. 9
10. Term of the Plan ........................................................................................ 10
North College Avenue Urban Renewal Plan 2
1 . Preface and Background
The North College Avenue Corridor Renewal Plan (Plan) is an urban renewal plan prepared for the Fort
Collins Urban Renewal Authority(Authority) and the City of Fort Collins (the City), pursuant to the
provisions of the Urban Renewal Law, Colo. Rev. Stat. §§ 31-25-101 et seq. (Urban Renewal Law).
Terns used in the Plan have the same meaning as in the Urban Renewal Law.
The jurisdictional boundaries of the Authority are the same as the boundaries of the City. Within the
City boundaries there may be one of more urban renewal areas. This Plan describes the framework for
certain public undertakings constituting urban renewal projects and other authorized activities under the
Urban Renewal Law in the North College Corridor area, located in the City of Fort Collins, Larimer
County, Colorado.
The boundary of the area to which this Plan applies generally includes those properties located within
the area bounded by:
■ The Cache La Poudre River on the south,
■ the Larimer-Weld Canal on the north,
• an irregular line generally about a quarter mile from North College Avenue on the west,
■ and irregular line generally extending to Redwood Street about a half mile from North College
Avenue on the east.
The plan area is depicted on the Boundary Map on the following page. A legal description of the area is
attached hereto as Appendix A.
•
North College Avenue Urban Renewal Plan 3
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North College Avenue Urban Renewal Plan 4
• This Plan was prepared for adoption by the City Council in recognition that the Renewal Area requires a
coordinated strategy that addresses the elimination and prevention of the spread of blight and includes
financing possibilities, to accomplish the City's development objectives for improving the viability of
the area. The Plan effort was originated in response to a request by existing owners in the area. Owners
reached consensus and requested the establishment of a renewal plan after years of involvement in
public discussion. As a group, they recognize the problems with existing development, which is
outdated and substandard, and they want to stay involved in solutions that fit the area.
It is the intent of this renewal plan for any redevelopment and other implementation actions to be done
in a responsive manner, with full consideration for interests and concerns of owners in the area. The
driving interest in establishment of this plan is to begin offering tax increment financing as a tool to
facilitate projects that help remedy problems.
Development and redevelopment in the area is anticipated to occur incrementally over a substantial
period of time.
2. Finding of "Blight"
Based on the evidence presented at a public hearing, and in the North College Avenue Existing
Conditions Study, dated September 29, 2004, a copy of which is attached hereto as Appendix `B"the
City Council,by Resolution 2004-118, made a finding that the Renewal Area was "blighted" as defined
by the Urban Renewal Law, by the existence of the following ten factors:
■ slum, deteriorated, or deteriorating structures;
■ predominance of defective or inadequate street layout;
• faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
■ unsanitary or unsafe conditions;
■ deterioration of site or other improvements;
• unusual topography or inadequate public improvements or utilities
■ the 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;
■ environmental contamination of buildings or property;
■ 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
The City Council also found that these factors, taken together, substantially impair the sound growth of
the City, constitute an economic and social liability, and are a menace to the public heath, safety and
welfare of the community. Based on evidence of the"blighted" factors, the Renewal Area is appropriate
for authorized activities of the Authority pursuant to the Urban Renewal Law.
•
North College Avenue Urban Renewal Plan 5
3. Plan Intent & Objectives
The intent and purpose of this Plan is to remedy blight and prevent the spread of blight by assisting
implementation of the relevant provisions contained in the following documents:
• North College Avenue Corridor Plan
■ North College Avenue Access Management Plan
■ City of Fort Collins Master Street Plan
■ Fort Collins Infill Infrastructure Report
■ City Plan (The City of Fort Collins Comprehensive Plan)
■ City of Fort Collins Master Transportation Plan
■ Dry Creek Drainage Basin Master Plan
To do this,this Plan is intended to stimulate private sector development in and around the Renewal
Area. A combination of private investment, Authority financing, and public investment will assist
progress toward the following objectives:
■ To facilitate redevelopment and new development by private enterprise through cooperation
among developers and public agencies to plan, design, and build needed improvements
■ To address conditions in the area that impair or arrest the sound growth of the city
• ■ To implement the Comprehensive Plan and its related elements
■ To redevelop and rehabilitate the area in a manner which is compatible with and complementary
to unique circumstances in the area
■ To effectively utilize undeveloped and underdeveloped land
■ To improve pedestrian, bicycle, and vehicular circulation and safety
■ To ultimately contribute to increased revenues for all taxing entities
■ To encourage the voluntary rehabilitation of buildings, improvements and conditions
4. Renewal Activities
To support progress toward the objectives, the Authority may undertake any of the following renewal
activities, as deemed appropriate for the elimination or prevention of blight factors within the renewal
area,pursuant to the Urban Renewal Law:
a. Public Improvements. The Authority may cause, finance or facilitate the design, installation,
construction and reconstruction of public improvements in the Renewal Area.
b. Purchase of Property. In the event that the Authority finds it necessary to purchase any real
property for an urban renewal project to remedy "blight" factors pursuant to the Urban Renewal
Law and this Plan, the Authority may do so by any legal means available, including the exercise
of the power of eminent domain,pursuant to the Urban Renewal Law. If the power of eminent
• domain is to be exercised for the purpose of transfer of property to another private person or
entity, it shall be exercised if and only if the following conditions are fully met:
■ all technical requirements of the Urban Renewal Law have been met;
■ no feasible and prudent alternative exists;
North College Avenue Urban Renewal Plan 6
■ good faith negotiation by the Authority and/or the project developer are refused
• or rejected by the owner;
■ reasonable efforts have been undertaken to understand and address the owner's
position and desires for the property and business, and to work in conjunction with the
owner to either a) include the owner in project planning; or b) purchase and relocate the
owner in accordance with the Urban Renewal., and, if reasonable, on terms acceptable to
the owner.
c. Demolition. The Authority may provide for the demolition of existing development and
clearance of sites as part of specific projects.
d. Participation Agreements. The Authority may enter into participation agreements with property
owners or developers in the renewal area to facilitate participation and assistance that the
Authority may choose to provide to such owners or developers. These may include provisions
regarding project planning, public improvements, financing, design, and any other matters
allowed pursuant to the Urban Renewal Law.
e. Relocation Assistance. It is not expected that the activities of the Authority will displace any
person, family, or business. However, to the extent that in the future the Authority may purchase
and manage property causing displacement of any person, family, or business, it shall develop a
relocation program to assist any such party in finding another location pursuant to the Urban
Renewal Law, and provide relocation benefits consistent with the Urban Renewal Law. There
shall be no displacement of any person or business without there being in place a relocation
program,which program shall become a part of this Plan when adopted.
f. Hiring. The Authority may employ consultants, agents, and employees, permanent and
temporary, and it shall determine their qualifications, duties, and compensation.
• g. Legal Authority. The Authority may also exercise all other powers given to it under the Urban
Renewal Law.
5. Development Standards and Procedures
Development within the Renewal Area shall be designed and processed in accordance with the City of
Fort Collins Land Use Code and other applicable standards, in the City's standard development review
procedures.
6. Conformance
URBAN RENEWAL LAW
This Plan is in conformity with and subject to the applicable statutory requirements of the Urban
Renewal Law.
CITY PLAN
• The City's adopted Comprehensive Plan, known as City Plan, describes desirable land use and
transportation patterns,with goals and policies for those topics along with community appearance and
design, the environment, open lands, housing, the economy, and growth management. In addition, the
adopted North College Avenue Corridor Plan is a related Element of City Plan.
North College Avenue Urban Renewal Plan 7
• Briefly summarized, the land use pattern envisioned by these plans for the Renewal Area is a
commercial corridor well-integrated with surrounding mixed-use and residential development. The
Renewal Area is envisioned to evolve with improved community design and streetscapes, in an
interconnected framework of streets and blocks.
■ As noted above,this Plan is intended to provide mechanisms to facilitate implementation of
adopted plans, and therefore it is in conformance with those adopted plans. Accordingly,this
Plan is in conformance with City Plan (the City's comprehensive plan).
7. Project Financing
Specific projects may be financed in whole or in part by the Authority under the tax increment financing
(TIF) provisions of CRS § 31-25-107(9)(a) of the Urban Renewal Law, or by any other available source
of financing authorized to be undertaken by the Authority pursuant to CRS § 31-25-105 of the Urban
Renewal Law. This provision only authorizes increment financing,which financing will be implemented
on a project by project basis; and the implementation of such increment financing will be performed at
the time that such increment of taxation may be utilized, and in accordance with the Urban Renewal
Law.
The Authority is authorized to: (a) finance urban renewal within the Renewal Area with revenues from
• property tax increments, interest income, federal loans or grants, agreements with public, quasi-public or
private parties and entities, loans or advances from any other available source, and any other available
sources of revenue: (b) issue bonds and incur other obligations contemplated by the Urban Renewal Law
in an amount sufficient to finance all or any part of an urban renewal project within the Renewal Area;
and(c)borrow funds and create indebtedness in any authorized form in carrying out this Plan in the
manner contemplated by the Urban Renewal Law. Any principal and interest on such indebtedness may
be paid from property tax increments, or any other funds,revenues, assets or properties legally available
to the Authority. Such methods may be combined to finance all or part of the Plan activities.
TAX INCREMENT
The Project may be financed by the Authority under the property tax allocation financing provisions of
the Urban Renewal Law. Under the property tax allocation method of financing the Project, property
taxes levied after the effective date of the approval of this Plan upon taxable property in the Renewal
Area each year by or for the benefit of any public body 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:
Base Amount-That portion of the taxes which are produced by the levy at the rate fixed each year by or
for such public body upon the valuation for assessment of taxable property in the Renewal Area last
certified prior to the effective date of approval of the Plan or, as to an area later added to the Renewal
Area, the effective date of the modification of the Plan, shall be paid into the funds of each such public
body as are all other taxes collected by or for said public body.
•
North College Avenue Urban Renewal Plan 8
. INCREMENT AMOUNT
That portion of said property taxes in excess of such base amount 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, a Project.
Unless and until the total valuation for assessment of the taxable property in the Renewal Area exceeds
the base valuation for assessment of the taxable property in the Renewal Area, all of the taxes levied
upon taxable property in the Renewal Area shall be paid in to the funds of the respective public bodies.
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 Renewal Area shall
be paid into the funds of the respective public bodies.
In the event that there is a general reassessment of taxable property valuations in Larimer County, which
are subject to division of valuation for assessment between base and increment, as provided above, the
portions of valuations for assessment to be allocated as provided above shall be proportionately adjusted
in accordance with such reassessment.
8. Plan Advisory Group
To help tailor implementation of this Plan to unique circumstances in the area, a citizen advisory group
shall be formed with strong representation of owners in the North College Corridor area to render advice
to the URA Board of Commissioners (Board). Furthermore, to ensure effective communication, this
Plan recommends that the group include one or two members from City Council and a member from the
Planning and Zoning Board. The intent of this Plan is for URA administrators to consult with the
Advisory Group on all actions and decisions of the Authority regarding this Plan.
9. Modifications to the Plan
This Plan may be modified pursuant to requirements and procedures set forth in CRS §31-25-107 of the
Urban Renewal Law governing such modifications.
•
North College Avenue Urban Renewal Plan 9
10. Reasonable Variations
The Board shall have the ability to approve reasonable variations (as determined by the Board) from the
strict application of these Plan provisions, so long as such variations reasonably accommodate the intent
and purpose of this Plan and the Urban Renewal Law. Plan provisions may be altered by market
conditions,redevelopment opportunities and/or the needs of the community affected by the Plan.
•
•
North College Avenue Urban Renewal Plan 10
Appendix A - Legal Description
DESCRIPTION OF THE BOUNDARY OF THE NORTH COLLEGE URBAN RENEWAL PLAN
AREA
The North College Urban Renewal Plan Area is located in Sections 35 and 36 of Township 8 North
Range 69 West and in Sections 1, 2, 11 and 12 of Township 7 North Range 69 West all of the Sixth
Principal Meridian, City of Fort Collins, Larimer County, Colorado, being more particularly described
as follows;
Commencing at the northeast comer of the said Section 2;
THENCE westerly along the north line of Section 2 to the east one sixteenth comer on the north line of
Section 2 and to the TRUE POINT OF BEGINNING OF THIS DESCRIPTION;
THENCE northerly along the west line of the southeast quarter of the southeast quarter of the said
Section 35 to the north right of way of West Willox Lane;
THENCE easterly along the said north right of way, to the west line of Lot 21 of the Plat of The Re-
subdivision Of The Goehring Subdivision;
THENCE northerly along the west line of Lot 21 and along the west line of Lot 3 of the K-D Park
Subdivision to the northerly line of the North College Annexation to the said City;
THENCE northeasterly, northerly, easterly and southeasterly along the said northerly annexation line, to
the east most line of the said North College Annexation;
THENCE southerly along the said east most line and along the east line of the Nauta North College
. Annexation to the said City to the north right of way of East Willox Lane;
THENCE easterly along the said north right of way, to the west line of the Willox Heights Annexation
to the said City;
THENCE northerly along the said west line to the north line of the said Willox Heights Annexation;
THENCE easterly, southerly and easterly along the said north line, to the east line of the said Willox
Heights Annexation;
THENCE southerly along the said east line and its southerly extension to the south right of way of the
said East Willox Lane;
THENCE westerly along the said south right of way to the east right of way of Blue Spruce Drive;
THENCE southerly along the said east right of way to the south line of the plat of Replat of Coachlight
Plaza;
THENCE easterly along the said south line to the east line of Block 5 of the plat of Replat No. 1 of
Evergreen Park;
THENCE southerly along the said east line to the south line of the plat of Nokomis Subdivision;
THENCE easterly along the said south line and its easterly extension to the easterly right of way of
Redwood Street;
THENCE southerly along the said easterly right of way and its southerly extension to the southerly
right of way of East Vine Drive;
THENCE westerly along the said southerly right of way to the easterly right of way of North College
Avenue;
THENCE southerly along the said easterly right of way to the southerly line of the said North College
Annexation;
• THENCE westerly along the said southerly line, its westerly extension and along the southerly line of
the Griffin Addition to the said City to a line which is 75.00 feet(measured at right angles) westerly of
and parallel with the centerline of the main track of the Union Pacific Railroad;
North College Avenue Urban Renewal Plan 11
THENCE northerly along the said parallel line to the south line of the U.S. Department of Agriculture
• Forest Service, Canyon Lakes Ranger District Administrative Site;
THENCE westerly along the said south line to the west line of the said Canyon Lakes Ranger District
Administrative Site;
THENCE northerly along the said west line and its northerly extension to the south right of way of
Hemlock Street (4th Street);
THENCE westerly along the said south right of way to the north-south centerline of the said Section 2
and to the easterly line of McMurry Park;
THENCE northerly,westerly and northwesterly along the said easterly line of McMur y Park to the
east-west centerline of the said Section 2;
THENCE easterly along the said east-west centerline to the west line of the plat of Lakewood Estates
Mobile Home Park;
THENCE northerly along the said west line to the northerly right of way of Hickory Street;
THENCE easterly along the said northerly right of way to a line which is 25.00 feet(measured at right
angles)northeasterly of and parallel with the said centerline of the main track of the Union Pacific
Railroad;
THENCE northwesterly along the said parallel line to a line which is 328.50 feet (measured at right
angles) north of and parallel with the south line of the north east quarter of the said Section 2;
THENCE easterly along the said parallel line to the west line of the east half of the said northeast
quarter of Section 2;
THENCE northerly along the said west line of the east half of the northeast quarter to the Point of
Beginning.
•
North College Avenue Urban Renewal Plan 12
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