HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 04/26/2005 - UPDATE ON THE NORTH COLLEGE AVENUE URBAN RENEWAL P DATE: April 26, 2005 STUDY SESSION ITEM
STAFF: Joe Frank FORT COLLINS CITY COUNCIL
SUBJECT FOR DISCUSSION
Update on the North College Avenue Urban Renewal Plan.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
1. Does the Council have any questions about the activities of the Urban Renewal
Authority, in particular, the North College Avenue area?
2. Does Council have any questions regarding the proposed amendment to the boundary of
the North College Avenue Urban Renewal Plan? Staff is seeking direction in preparing a
Resolution for the upcoming Council hearing.
BACKGROUND
THE URBAN RENEWAL AUTHORITY AND THE
NORTH COLLEGE AVENUE URBAN RENEWAL PLAN
Colorado's Urban Renewal Law allows a city to form a legal, political body called an Urban
Renewal Authority (URA) and adopt Urban Renewal Plans to prevent and eliminate conditions
related to certain "blight factors". Urban Renewal Plans are then implemented by the Authority.
In 1982, the Fort Collins City Council created an Urban Renewal Authority and designated itself
as the governing board as allowed by law. The boundaries of the URA are the City limits.
In June of 2004, the North Fort Collins Business Association asked the City to recognize the
North College Avenue Corridor as an urban renewal plan area. Starting in June 2004, staff
worked with a Citizens Advisory Committee (CAC), composed of property owners, businesses,
and members of the Planning and Zoning Board, to conduct the necessary Existing Conditions
Study (a.k.a. "Blight Study") and establish the North College Avenue Urban Renewal Plan. The
process included the required steps of submitting the Plan to the Planning and Zoning Board, the
Poudre School District Board of Education, and the Larimer County Board of Commissioners for
their review. The CAC and Planning and Zoning Board discussed all issues extensively. The
School Board and Larimer County had few questions and expressed no concerns about the Plan.
On December 21, 2004, the City Council unanimously adopted two resolutions related to the
North College Avenue Urban Renewal Plan. The first resolution, Resolution 2004-151, adopted
the North College Avenue Existing Conditions Study and made findings determining the North
College Corridor to be a blighted area and appropriate for inclusion in an Urban Renewal Plan.
The second resolution, Resolution 2004-152 made findings and approved the Urban Renewal
Plan for the North College corridor area.
April 26, 2005 Page 2
The Plan was adopted to address infrastructure deficiencies and other "blight factors" present in
the area that have stifled development/redevelopment activities. These factors add costs to
development projects and deter private investment. The long term vision for redevelopment of
the area is contained in the North College Avenue Corridor Plan and City Plan, the City's
comprehensive plan.
A. Tax Increment Financing
The North College Avenue Urban Renewal Plan is more financing mechanism than policy plan.
For actual policy planning guidance, it simply refers to existing prior plans already in place.
Like many Urban Renewal Plans in Colorado, the main function of the North College Avenue
Urban Renewal Plan is to authorize tax increment financing (TIF). TIF uses increments of
increasing property tax and sales tax revenues generated by projects to pay off debt (loans,
bonds, or contractual obligations) incurred by the URA in financing public improvements. In
other words, the theory is: tax revenues generated by projects are captured and used to help make
the projects feasible in the first place, by "investing" in public improvements and eliminating
"blight". TIF is authorized for a period of 25 years after adoption of an Urban Renewal Plan.
After 25 years, all taxes revert back to the original taxing entities (County, School District, etc.)
TIF is a matter of allocating tax revenues that are already collected. There is no new tax or
increase in tax rate.
Collection of property and sales tax increments commence upon adoption of the Urban Renewal
Plan. The property and sales tax increment must be spent in the North College area; except,
however, "excess" sales tax increment may be returned to the City's general fund. The intent of
the Council in authorizing the use of TIF was to consider it on a project-by-project basis,
although it is expected that TIF may be used to fund public improvements on an area-wide basis
as well.
B. Public Improvement Needs
Staff has identified a list of infrastructure needs for the North College area and estimated the
total cost at about $73 million. Staff has estimated that about $22 million can be covered by
direct development contributions, impact fees, and utility fees, leaving about a $51 million
potential funding gap for infrastructure needs. A few selected high priority projects on the list
total about an $8 million funding gap.
On the other side of the ledger, staff estimates that if full build-out of the area were to be
achieved, consistent with the North College Avenue Corridor Plan, the development could
generate a little over $3 million per year in property and sales tax increment (about 70% property
tax and 30% sales tax). Of course, it is likely to take many years to achieve the ultimate vision
of the North College Avenue Corridor Plan —almost certainly more than the 25-year life span of
TIF. Capital funding needs far exceed available funding even with TIF.
Staff discussions with other urban renewal authorities reveal that most URAs need to use both
property tax and sales tax increments in order to be successful in achieving their plans. This
certainly appears to be true for the North College corridor area as well. The downside of using
April 26, 2005 Page 3
tax increments is that there is that much less money available to the General Fund to keep up
with the basic services that the City provides.
NORTH COLLEGE AVENUE CORRIDOR PLAN AND CITY PLAN
In 1995, the City Council adopted the North College Avenue Corridor Plan as an element of the
City's comprehensive plan, known as City Plan. Among its goals were to:
• Revitalize the area to improve the "neglected commercial strip" image,
and
• Increase the opportunity for development and expansion of business and
industry
The North College Corridor has also been identified as one of nine "Targeted Redevelopment
Areas" in the recently updated (May 2004) City Plan document. These areas are where general
agreement exists that redevelopment is beneficial; a major goal is to increase economic activity
in these areas, and where necessary, provided the stimulus to redevelop. In 2004, the City
Council identified the North College Corridor as a high priority for City attention in regards to
fostering redevelopment.
Concerns about the area's deficiencies have been widely recognized and discussed for well over
a decade, by both the City and private interests in the area. The area can generally be
characterized by outdated, substandard development deficient in supporting infrastructure such
as streets, drainage facilities, other utilities, and community design features such as sidewalks
and street trees. Concerns about economic health and viability stem from the condition of the
area. Besides the actual problems, the area represents a missed opportunity for more complete,
commercially healthy urban development.
The City has devoted significant resources to the area during and after the 1995 North College
Avenue Corridor Plan effort. But revitalization has been relatively spotty and difficult. It has
become clear to most interests that if the area is to be successful, the few tools available to
municipalities, such as the URA, need to used.
NORTH COLLEGE AVENUE URBAN RENEWAL PLAN ADVISORY GROUP
The approved the North College Avenue Urban Renewal Plan, in Section 8, calls for the
establishment of an advisory group as follows:
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 Board of Commissioners to consult with the Advisory Group on all
significant actions and decisions of the Authority regarding this Plan.
April 26, 2005 Page 4
On May 3, the City Council will be asked to appoint a liaison and an alternate, to the advisory
group. Other members of the advisory group are to be appointed by the North Fort Collins
Business Association. These members will be landowners, business owners, tenants, or residents
within the boundaries of the North College Urban Renewal Plan. The Planning and Zoning
Board is also being asked to appoint a liaison.
The advisory group will exercise its powers within the boundaries of the North College Urban
Renewal Plan. The advisory group will provide advice to the Fort Collins Urban Renewal
Authority governing board (City Council) on all significant actions and decisions of the
Authority which the Authority may undertake within the boundaries of the North College Urban
Renewal Plan. A more detailed description of the Advisory Committee is attached hereto.
ISSUE: PROPOSED BOUNDARY AMENDMENT
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 and the Targeted
Redevelopment Area map contained in the City Plan document. About halfway through the
process of developing the Urban Renewal Plan in 2004, the Citizen Advisory Committee
advocated extending the boundary eastward to take in additional undeveloped land. The main
reason is that undeveloped land provides the greatest potential for tax increments. The expansion
area was seen as a source for additional tax increment to be used to fund needed improvements
in the North College area.
The boundary expansion raised several issues, potential implications, and new technical and
logistical requirements which would have delayed adoption of the Plan. At the October 12,
2004, Council study session, the Council directed staff to complete the North College Avenue
Urban Renewal Plan by the end of 2004 and then follow up with further investigation of the
boundary expansion. The Council was skeptical of the boundary expansion plans but agreed to
allow staff to conduct a thorough analysis of the issue.
Accordingly, staff has produced an amended Existing Conditions Study (attached) and Urban
Renewal Plan, scheduled for Council hearing on May 19. Property owners, residents and tenants
were notified of the proposed boundary amendment; and, a public open house and public hearing
has been held.
The proposed amendment is to expand the North College Avenue Urban Renewal Plan boundary
eastward, to Lemay Avenue, from its current eastern limit at Redwood Street. Following is a
brief summary of information being considered in evaluation of the proposed boundary
expansion:
• the expansion area consists of 137 acres in 8 parcels; it excludes the
existing Alta Vista and Meadows neighborhoods;
• 24 acres are developed in an assortment of small parcels, including road
R.O.W., County storage yard, CDOT storage yard, City stormwater
channel, and a lumber shredding company;
• 113 acres (82%) are undeveloped and vacant;
April 26, 2005 Page 5
• 99 acres (88%) of the undeveloped parcels are zoned LMN, Low Density
Mixed-Use Neighborhood; and, 14 acres (12%) of the undeveloped land is
zoned I, Industrial;
• the undeveloped land could generate about $480,000-$550,000 of property
tax increment per year from new residential development and about
$240,000-$270,000 of property tax increment per year from new industrial
development, plus a small amount of additional TIF from minor
commercial development in the LMN area, for a total potential of about
$750,000-$850,000 per year in property tax increment resulting from
development of vacant land at full build-out. Sales tax increment is very
difficult to predict for this area and therefore is not included in the above
calculations.
A. Pros and Cons:
Some "pros" and "cons" of the proposed boundary amendment include:
Pros:
• additional development land can generate property tax increment,
estimated in the range of $750,000-$850,000 per year at build-out using
conservative assumptions;
• the expansion area is adjacent to the North College Corridor and its
connection to the corridor may be strengthened by the Vine Drive
realignment;
• the expansion area has extra-ordinary infrastructure needs, which TIF
could help fund, such as street improvements on Vine, Vine realignment,
Lemay and the Lemay/Vine realignment/overpass, to name a few.
Cons:
• the extra-ordinary infrastructure needs could distract from the focus of the
North College Urban Renewal Plan;
• the expansion area is part of the recently adopted Northside
Neighborhoods Plan; so there is a question whether the area may fit better
into an implementation program for that Plan;
• the industrial part of expansion area (along Vine Drive) is the subject of
interest for development/redevelopment as a complementary addition to
the downtown scene; so there is a question whether that area may be a
better fit as an addition to the Downtown Development Authority district;
• the expansion area is not identified as part of a "Targeted Redevelopment
Area" by City Plan Policy GM-8.1 and map Figure GM-8;
• State Law regarding open land designated for residential development
April 26, 2005 Page 6
raises a significant political question. (*see below)
• The following factors of"blight" were found by staff in the area but are
not considered "extraordinary" and are typical barriers to development in
"greenfield" sites:
-old structures and fencing along the Lake Canal;
-inadequate drainage facilities;
-missing street connections in a close-in location;
-deficient street edges along Vine and Lemay;
-vacancy and underutilization of sites; and
-vagrant camps.
*The expansion area would introduce two new zoning designations into the North College
Avenue Urban Renewal Plan: the Low Density Mixed Use Neighborhood, which is primarily a
setting for low density residential development; and the Industrial District. The residential focus
of the LMN zone raises an issue because Colorado's Urban Renewal Law specifically mentions
open land which is to be developed for residential use. C.R.S. 31-25-107(5) says:
"In case the urban renewal area consists of an area of open land which, under the
urban renewal plan, is to be developed for residential uses, the governing body
shall comply with the applicable provisions of this section and shall also
determine that a shortage of housing of sound standards and design which is
decent, safe, and sanitary exists in the municipality; that the need for housing
accommodations has been or will be increased as a result of the clearance of
slums in other areas (including portions of the urban renewal area); that the
conditions of blight in the urban renewal area and the shortage of decent, safe,
and sanitary housing cause or contribute to an increase in and spread of disease
and crime and constitute a menace to the public health, safety, morals, or welfare;
and that the acquisition of the area for residential uses is an integral part of and
essential to the program of the municipality."
Note that it is up to the City Council, as the governing body, to determine that the above
conditions exist in the proposed expansion area.
This residential use issue was not significant in the original adopted North College Avenue
Urban Renewal Plan because almost all of the area is zoned for commercial uses. Residential
uses are allowed as part of the mix of uses, but it is easier to support the determination that the
land is not designated "to be developed for residential uses". Furthermore, the North College
Avenue Corridor Plan specifically notes a need for more housing in the corridor; and the need
for housing may be increased as a result of remedying blight in the corridor. Thus, housing is an
integral part of the program for the corridor. The situation appears to be different in the
expansion area.
B. Staff Recommendation
The City staff does not support the proposed expansion of the boundary of the North College
Urban Renewal Plan based upon the following findings:
April 26, 2005 Page 7
1. The current boundaries of the Urban Renewal Plan implements boundaries identified in
the North College Avenue Corridor Plan; and, the expansion area is not a Targeted
Redevelopment Area in City Plan; the proposed expansion is a significant deviation from
those approved boundaries.
2. Existing blight in the proposed expansion area is not extraordinary as to necessitate the
assistance of the Urban Renewal Authority.
3. A portion of the expansion area along Vine Drive is the subject of interest for
development/redevelopment as a complementary addition to the downtown scene; that
area may be a better fit as an addition to the Downtown Development Authority district
than the North College URA.
4. The residential focus of the LMN zone raises an issue because Colorado's Urban
Renewal Law specifically mentions certain condition that must be met (e.g. shortage of
sound housing; conditions of disease and crime); it is difficult to argue that the
expansion area exhibits these conditions.
5. The expansion area has significant improvement needs which could dilute the
resources/focus needed for the North College corridor.
C. Planning and Zoning Board Recommendation
On March 17, 2005, the Planning and Zoning Board conducted a public hearing, and voted
unanimously to recommend to City Council that the proposed boundary amendment to the North
College Avenue Urban Renewal Plan was not in conformance with City Plan. The main basis
for this unfavorable recommendation was that the expansion is not regarded as a Targeted
Redevelopment Area in City Plan nor is the area identified for redevelopment in the North
College Avenue Corridor Plan.
ATTACHMENTS
1. Map of Expansion Area
2. Planning and Zoning Board Meeting Minutes of March 19, 2005
3. Description of the Citizen Advisory Committee
4. North College Avenue Existing Conditions Study
5. Urban Renewal Authority Organizational Chart
m ES
WIN
a
Will
w
TZ
. `4. dnnnenww
n
— � � .anunu �C�1:n��tll 1►
-
T p
M 3 0 1111� IIB 1 p H
s
I�
ATTACHMENT
0*9 Planning and Zoning Board Minutes Ft
March 19, 2005
Page 2
Project: Recommendation to City Council on the
Amended North College Urban Renewal Plan's
Conformity with City Plan, #36-05
Project Description: Recommendation to City Council for a
proposed amendment to expand the North
College Avenue Urban Renewal Plan boundary
eastward to Lemay Avenue from its current
eastern limit at Redwood Street.
Hearing Testimony, Written Comments and Other Evidence:
Chief Planner Ken Waido explained to the Board that this was a request to amend the
boundary of the Urban Renewal Plan for North College Avenue adding about 137 acres.
Staff's recommendation is for the Board to recommend to City Council that this is not in
conformance with City Plan.
Citizen Input
None.
The Board did not have any discussion on the matter.
Member Craig moved to recommend to City Council that the proposed
amendment to the North College Avenue Urban Renewal Plan is not in
conformance with City Plan and the justification is concurrence with the staff's
written recommendation in the staff report..
Member Schmidt seconded the motion.
The motion was approved 5-0 with Members Stockover and Carpenter absent.
There was no other business.
The meeting was adjourned at 6:33 p.m.
ATTACHMENT
Fort Collins Urban Renewal Authority
North College Urban Renewal Plan
Citizen Advisory Group
Creation
The intent of the North College Urban Renewal Plan is for the Fort Collins Urban
Renewal Authority Board of Commissioners to consult with an advisory group on all
significant actions and decisions of the Authority regarding the North College Urban
Renewal Plan. Therefore, there shall be created and established a North College Urban
Renewal Plan - Citizen Advisory Group (the"Advisory Group").
Membership; term
(a) Members of the North College Urban Renewal Plan - Citizen Advisory Group
shall be appointed by official action of the North Fort Collins Business
Association and shall consist of nine (9)members who are either landowners,
business owners, tenants, or residents within the boundaries of the North
College Urban Renewal Plan. City liaisons will be appointed to work with the
Advisory Group, consisting of one (1) Fort Collins City Councilmember
appointed by the City Council, and one (1) member of the Fort Collins
Planning and Zoning Board, appointed by the Board.
(b) Members appointed by the North Fort Collins Business Association shall
serve four (4)-year terms, with the first appointments being staggered to allow
for turn over and subsequent overlapping terms. No member may serve more
than two (2) consecutive terms. Liaisons appointed by the City Council and
Planning and Zoning Board shall serve at the discretion of the Council and
Board respectively.
Jurisdiction
The Advisory Group shall exercise its powers within the boundaries of the North College
Urban Renewal Plan a map of which is on file in the City Clerk's office.
Functions
The Advisory Group shall provide advice to the Fort Collins Urban Renewal Authority
Board of Commissioners on all significant actions and decisions of the Authority which
the Authority may undertake within the boundaries of the North College Urban Renewal
Plan, including the following:
1. Amendments to the North College Avenue Existing Conditions Survey
regarding findings of"blight" as defined by the Urban Renewal Law.
2. Amendments to the North College Urban Renewal Plan.
3. Requests for redevelopment/development project financing using the property
tax increment and/or sales tax increment to be accrued and used by the Urban
Renewal Authority Board of Commissioners under the property and/or sales
tax allocation financing provisions of the Urban Renewal Law.
4. Public improvements to be financed by the Authority in order to promote the
effective utilization of developed, underdeveloped, or undeveloped land in the
Renewal Area.
5. Purchase of property by the Authority to for an urban renewal project to
remedy blight factors pursuant to the Urban Renewal law and the North
College Urban Renewal Plan.
6. Demolition of existing development and clearance of existing sites by the
Authority as part of specific redevelopment/development projects.
7. Requests specifically directed to the North College Urban Renewal Plan -
Citizen Advisory Group by the Fort Collins Urban Renewal Authority Board
of Commissioners and/or City staff.
Minutes
The Advisory Group shall take and keep on file for public inspection summary minutes
of any meetings where the Group discussed matters listed in the Functions section above.
ATTACHMENT 4
� I
i
North College Avenue
Existing Conditions Study
Fort Collins, Colorado
Amended March xx, 2005
Prepared by:
ia
City of Fort Collins
Community Planning& Environmental Services
Advance Planning Department
281 N College Av/PO Box 580
Fort Collins, CO 80522-0580
Tel: 970-221-6376
Email: aplannin,_,(a),fa ov.com
Web: www.fcgov.com/advancenlanninQ
Table of Contents
1. Purpose........................................................................................................ 1
2. Scope ........................................................................................................... 2
3. Study Area ................................................................................................... 3
4. Conditions Relevant to Factors in the Urban Renewal Law..................... 5
5. Study Findings By Factor........................................................................... 6
5.1 Factor : Slum, Deteriorated, or Deteriorating Structures.............................................9
5.2 Factor: Predominance of Defective or Inadequate Street Layout .............................12
5.3 Factor: Faulty lot layout in relation to size, adequacy, accessibility, or usefulness...14
5.4 Factor: Unsanitary or unsafe conditions....................................................................18
5.5 Factor: Deterioration of site or other improvements..................................................21
5.6 Factor: Unusual topography or Inadequate public improvements or utilities.............25
5.7 Factor: Existence of conditions that endanger life or property
by fire and other causes.............................................................................................29
5.8 Factor: 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...................30
5.9 Factor: Environmental contamination of buildings or property; .................................31
5.10 Factor: 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 ...............................................32
5.11 Conditions Relevant to Factors in the Urban Renewal Law: Summary Map..............33
6. Study Findings & Conclusion................................................................... 35
North College Avenue Existing Conditions Study i
List of Figures
3. - Study Area Map........................................................................................4
5. - Conditions in the Study Area and Corresponding 'Blight Factors.............7
5.2b— Faulty Street Map............................................................................... 13
5.3.1 c— Faulty Lot Layout-Rear Areas....................................................... 15
5.3.2c— Faulty Lot Layout—Isolated Parcels................................................ 16
ii North College Avenue Existing Conditions Study
1 . PURPOSE
The purpose of this study is to evaluate and determine whether the North College Avenue Corridor
("Study Area")constitutes a"blighted area" as defined in the Colorado Urban Renewal Law, Colo. Rev.
Star. Section 31-25-101 et seq.
"Blighted area" is a specific, legal term defined as follows in the statute:
"Blighted area"means an area that, in its present condition and use and, by reason of the presence of
at least four of the following factors, substantially impairs or arrests the sound growth of the
municipality, retards the provision of housing accommodations, or constitutes an economic or social
liability, and is a menace to the public health, safety, morals, or welfare:
(a) slum, deteriorated, or deteriorating structures;
(b)predominance of defective or inadequate street layout;
(c)faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
(d) unsanitary or unsafe conditions;
(e) deterioration of site or other improvements;
(fl unusual topography or inadequate public improvements or utilities;
(g) defective or unusual conditions of title rendering the title nonmarketable;
(h) the existence of conditions that endanger life or property by fire and other causes;
(i) buildings that are unsafe or unhealthy for persons to live or work in because of
building code violations, dilapidation, deterioration, defective design,physical
construction, or faulty or inadequate facilities;
(j) environmental contamination of buildings or property; or
(k.5) the existence of health, safety, or welfare factors requiring high levels of municipal
services or substantial physical underutilization or vacancy of sites, buildings, or other
improvements;
(7) if there is no objection by the property owner or owners and the tenant or tenants of
such owner or owners, if any, to the inclusion of such property in an urban renewal area,
"blighted area"also means an area that, in its present condition and use and, by reason
of the presence of any one of the factors specified in paragraphs (a) to (k.5) of this
subsection (2), substantially impairs or arrests the sound growth of the municipality,
retards the provision of housing accommodations, or constitutes an economic or social
liability, and is a menace to the public health, safety, morals or welfare.for purposes of
this paragraph (1), the fact that an owner of an interest in such property does not object
to the inclusion of such property in the urban renewal area does not mean that the owner
has waived any rights of such owner in connection with laws governing condemnation.
North College Avenue Existing Conditions Study 1
2. SCOPE
This study evaluates a wide range of conditions in the Study Area that are relevant to the above-listed
factors. The evaluation includes on-site reconnaissance,interviews, and photographic documentation
involving City of Fort Collins staff from Advance Planning, Transportation, Engineering,Utilities, Fire,
Police, and Building Inspection departments.
In addition to years of attention by various City departments and the City Council, the study area was
visited and visually examined during the period from June 7, 2004 through February 10,
2005 by City Staff to evaluate the factors listed in the Urban Renewal Law.
2 North College Avenue Existing Conditions Study
3. STUDY AREA
The Study Area
includes properties along North College Avenue and along the planned realignment of Vine Drive
extending east to Lemay Avenue. The area is generally 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 one-quarter to one mile from
North College Avenue on the east.
The Study Area is 647 acres in size. It consists of 303 real estate parcels with a total land area
of about 588 acres. The remaining 59 acres within the Study Area are in public rights-of-way(these
rights-of-way comprise about 9%of the Study Area).
The Study Area is close to the heart and origin of the city—the furthest portion is about a mile and a half
from Downtown. It is centered on the spine of the city—College Avenue/US Highway 287—which is
Fort Collins' "Main Street"running clear through the city to points beyond from Mexico to Canada.
The eastern portion of the Study Area is centered on Vine Drive,which provides Arterial access to and
from the Interstate 25 corridor.
Despite the close-in location and highway visibility, obstacles and limited connections have thwarted
both public improvements and private development over the years. Problems, deficiencies, and other
issues associated with outdated, substandard, and underused urban lands have been explored in several
previous planning processes and ongoing public discussion.
North College Avenue Existing Conditions Study 3
I 1
���`�i� �,■'1"1�i ■1� Ira•�'ri3' \����i �,i
long
.11111
MIMI
ilk , ON
IN
.. .■ ��■■ ..�a-9..nunnnmu..q.
AN Ow
NINE
■ � ■� � ar QI Opppp,��p, . I r1
—.� �'.■_ �_�_ _� ��.�II/II/�//III �II1�Ip _� ��I
■i— �� ��pU� ►�I//IIII� �, ■..1
■ ■ Ali :kip
"� ■! _•� Giue �� /1��� I � ��` _� a=e
1!� �1= lal: ■■— =nn .rrIIII11Al� 1 �� v ,
inn �Ilc a.�a i1uT ■■ �' ,� l Y'a 5
/.
to ■�_— � I■ C ,� i= '=,�= .��1'■-
■n � nniinn .�_ .—.... ear 11� _ _........ _
4. CONDITIONS RELEVANT TO FACTORS IN THE URBAN RENEWAL
LAW
This evaluation of the Study Area identifies conditions relevant to 10 of the 11 statutory "blight factors",
as follows:
■ 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 ten factors above are readily apparent and evident within the Study Area, based upon direct
observation and review of planning documents. The one remaining statutory factor is:
■ defective or unusual conditions of title rendering the title nonmarketable
Because the presence of only four factors is the threshold for a finding of"blight', and evidence was
readily apparent for ten factors early in this study process, further title research was deemed to be
unnecessary for purposes of this study(conditions of title are not readily apparent through on-site
observation or review of planning documents). However, several problems with lack of legal access to
parcels, lack of addresses, and questionable parcel ownership are apparent in the area, suggesting that
this factor may in fact be present.
Evidence of"blight factors"was apparent throughout the entire Study Area. This does not mean that
every parcel exhibits evidence of the factors--some of the factors are evident on a spot basis; some on a
linear basis along streets and utility lines; and some on an area basis, in vacant,neglected, or deficient
areas within the Study Area. But when the factors are considered cumulatively, the entire Study Area is
affected.
North College Avenue Existing Conditions Study 5
5. STUDY FINDINGS BY FACTOR
Conditions pertaining to each factor are documented below. Some conditions and photographs pertain
to more than one factor as permitted by statute.
Figure 5 is a table summarizing salient conditions that constitute evidence of the presence of each factor.
Conditions listed in the table are in no particular order, except to roughly correspond to the order of the
factors as listed in the Urban Renewal Law(e.g., conditions pertaining to "Deteriorating Structures" are
listed first,because that is the first factor listed; and so on).
The table is then followed by written descriptions,photographs, and map graphics documenting
evidence for each factor.
6 North College Avenue Existing Conditions Study
5. -"Bli ht Factors"and Corresponding Conditions in the Sfud Area
y d 0
C y,0 p 0
O O O
a
N O
O m V C O C y AL ` (C(pp
Cc
' Nw
O _ N O T �LO N E
82 5 > � c LR�Ny a7
C B.% C
O 0
am
NC NCO EO
a B L° c EC co E = m0-m �
0 Q y �-a 4) 5 5 o ;u (D
Buildings are Condemned,
P.
8 1603 and 1605 N. College X X X X X
Mobile Homes Exhibit Deterioration, 1303 and
P.
9 1403 N. College X
p. 9 Building Exhibits Deterioration, 1505 N. College X X
P. 11 Parallel/Connecting Street Network is Lacking X X X X
Vacant and Partially Developed Parcels South
p. 11 of Conifer Street Form a Mile-Long Gap in the X X
Street Network
Narrow, Deep Parcels Between 1295 and 1601
N. College Create Rear Acreage With Limited
p. 13 Access, No Natural Public Surveillance, and X X X
Marginal Uses (e.g. Junk, Dumping, Transient
Camps)
Portions of Alpine and Hemlock Streets, &
P. 15 Woodlawn Drive, Have No Right-Of-Way X
15 Parcels in the Old Riverside Park Plat Area
P. Have No Legal Street Frontage,Addresses X
Mobile Homes Have No Street or Sidewalk
p. 18 Frontage, 1303 N. College X X X
Parcels between N. College and Lemay Ave.
p. 18 have no public access with hidden areas used X X
for vagrant camps
1 Drainage Swales, 1605 and 1705 N. College
p' 9 Ave.,are Eroding and Blocked by Debris X X
. 20 Numerous Parking Lots Are Deteriorated X
Canal Structures are Crumbling, Sagging,
p. 21 Eroding, and Obstructed; Structures Attract X
Trespassing and Vagrant Camping
22 Proposed Redwood St. Extension to North is
p' Problematic Due to Abrupt Rise in Topography X
Unpaved Streets—Alpine, Pinion, Hemlock, and
p. 23 Grape—are Substandard for Urban Use with X
Poor Drainage, Maintenance, and Dust Issues
Roadway Edges on Hickory St. Hibdon Ct.,
p.24 Bristlecone Dr., and Blue Spruce Dr. Have X X
Missin , Broken, or Overgrown Sidewalks
North College Avenue Existing Conditions Study 7
5. - "Bfi ht Factors"and Corresponding Conditions in the Stud Area Continued
t^
a C lO N ° O
O) O N 0 ` �w C O N
N r >
p U 7 W 0 � 0 L
C
C L W
V O � H C @E.Co y O. � � >
7j 7 W O C
« W ,4; N 0 W CL O N « N O v of W
E_ C
a(i 'a � 2 W � ENuo vaWi Q9 c iu
7 - C _ C
D_ c LL 7 E 0
Vine Drive and Lemay Avenue Lack Gutters,
p.24 Curbs and Sidewalks; Holes, Ruts and Puddles X X
Exist Due to Vehicles and Erosion
Most of North College Ave.
p. 25 Street Edge Lacks All Improvements, Contains X X X X
Obstacles e. . hydrants, standpipes, holes
North College Ave. Lacks Curbs and Medians
p. 25 Needed To Control Access and Turning To X X X
Prevent Highway Crashes
p' 27 Open
e N. ropingColleg is Evident in Dry Creek Behind X X
8 North College Avenue Existing Conditions Study
5.1 FACTOR : SLUM, DETERIORATED, OR DETERIORATING STRUCTURES
The following examples exhibit evidence of deteriorated and deteriorating structures within the Study
Area:
5.1.1 A building at 1605 N. College Avenue that is condemned due to dilapidation and damage. It has
a leaking roof, broken windows; a collapsed portion; weed trees grown up around the
foundation; and broken and rotting fascias.
5.1.2 A building at 1603 N. College Avenue is condemned due to dilapidation and damage.
5.1.la 5.1.lb
5.1.2
North College Avenue Existing Conditions Study 9
5.1.3 A building at 1505 N. College Avenue has broken windows;bent metal fence panels installed as
a parapet screen to cover up the structure behind, and a failing wood soffit and fascia, as well as
a large sign structure consisting of bent, broken, rusting metal pipes.
5.1.4 Approximately 9 mobile homes at 1405 N. College Avenue have broken windows,bent and
broken metal skirts, and decaying trim and finish elements. In addition to the trailers themselves,
leaning and sagging overhead power lines and poles provide service; and fences and a mailbox
structure are deteriorated.
T _
j l P y
e'
5.1.38 v=s,
5.1.3b
r.
n»
5.1.4a 5.1.4b
10 North College Avenue Existing Conditions Study
5.1.5 Approximately 20 mobile homes at 1303 N. College Avenue have warped structures,joints, and
other parts,bent and broken skirts made of metal, fiberboard, and siding panels, and decaying
trim and finishes.
5.1.6 A building at 1804 North College Avenue,which has recently been cleaned up in response to
discussions with the Police department, still shows signs of deterioration with failing soffits,
fascias, and other elements.
5.1.7 A mobile home at 1908 North College Avenue exhibits evidence of deterioration in skirt
elements, windows, trim, and fencing.
ii
l
1.
5.1.5a 5.1.5b
�a.
I
5.1.6 5.1.7
North College Avenue Existing Conditions Study 11
5.2 FACTOR: PREDOMINANCE OF DEFECTIVE OR INADEQUATE STREET LAYOUT
The presence of this factor is noted in four adopted documents:
• The North College Avenue Corridor Plan
■ The North College Avenue Access Management Plan
• The City of Fort Collins Master Street Plan
• The Infill Infrastructure Report
These three documents illustrate the need for approximately 20 additional new streets or street
extensions, shown on Figure 5.2c, totaling about 2.9 additional street miles needed within the Study
Area(a .82-square mile area).
a
i
P..
5.2a 5.2b
The deficiency is a lack of a functional urban network of public access and utilities. This deficiency
creates compounded problems:
■ It does not define blocks for complete, healthy urban development with adequate services
■ It does not provide natural surveillance and policing of areas that are relatively hidden and
neglected without street access
■ It does not provide alternatives to North College Avenue/US Highway 287 for local access and
circulation within the area
■ It does not provide adequate fire access, especially in rear areas
• Undeveloped parcels south of Conifer Street form a mile-long gap in the street system with no
north-south connectivity.
12 North College Avenue Existing Conditions Study
. I
_ III
-nnn
40101li�
� u 1■I L. l �1�7q .11111' -
�rn x■ ■(IFS. � �'�� n,1��
Million 1. MIN
■ p i
WNW EF
KIM
I M ■
„■ � �Elio
I
■► �KI i•
Kill
.n= 6unn 11111 I � � 'Ia
11— l� 'ma� �=sI 11111/■ ���� p �■per �1111 •n -■JJ. .
•�I��-�� - 1=1 �s ai',_•_ f�lxll _ .r vli'i l ��i■is
5.3 FACTOR: FAULTY LOT LAYOUT IN RELATION TO SIZE, ADEQUACY, ACCESSIBILITY,
OR USEFULNESS
Several portions of the Study Area exhibit evidence of this factor:
5.3.1 Numerous narrow, deep lots between 1295 and 1601 North College Avenue contain rear areas
which tend to either remain unused, or to accumulate marginal uses such as trailer storage,
deteriorated mobile homes,junk storage, and dumping. The subdivision pattern of makes it
difficult to retrofit streets and other appropriate infrastructure parallel to the highway because of
the need for agreement among multiple owners with different visions for the area, in order to
cross multiple parcels containing different uses.
a
5.3.la 5.3.1b
14 North College Avenue Existing Conditions Study
- OX LN
EST /
' �. _
i i4, r ' ♦� ALdh' 241 e 1 1' 41L, r�, j 4
uj
(7
k�
� k j j ~ BRISTL_\
a to
jz
oe \ ; .
L
I
via I
Y
5.3.2 Several parcels in the southwest portion of the Study Area use access drives called Woodlawn
Drive and Hemlock Street,but have no actual street frontage, no legal access, and faulty
addresses due to a lack of platted rights-of-way. Related to this situation, there appears to be a
strip of land along the north side of the Forest Service property at 300 Hemlock which has no
owner. The status of both the access drives and the isolated parcels they serve is a point of
disagreement and confusion.
I
5.3.2a 5.3.2b
5.3.2c—Faulty Lot Layout—Isolated Parcels
a=
� I
•.,°.
1
tVMr
Study Area Boundary Isolated PercNs /H1
Property Lines 'k,N\No Right of Way(R.O.W.) 1
16 North College Avenue Existing Conditions Study
5.3.3 A vacant land parcel at 423 Spaulding Lane has limited usefulness due to an awkward depth of
over 1,000 feet, with a width of only about 140 feet.
5.3.4 Aging utility infrastructure is extraordinarily challenging to maintain and replace due to
inadequate street right-of-ways combined with varying depths and sizes of multiple lots.
5.3.5 Some of the few remaining overhead power lines in the City exist along the rear of many lots
facing north College, and along Hickory Street as well. These overhead lines are deteriorating,
and have exceeded their expected life in some places. Conversion to underground and upgrading
capacity is planned for the future; however the conversion process is problematic due to the lot
layout which does not provide a continuous public right-of-way network.
5.3.6 Similarly, an old sewer line exists on the west side of College Avenue between Willox Lane and
the Poudre River. This sewer was constructed as part of the defunct North College Sanitation
District, with no street, alley, or other adequate public easement or right-of-way. The sewer is
vitrified clay pipe and has structural problems. Over the years, several buildings have been built
on or very near the sewer making it difficult to maintain and impossible to replace at the same
location.
per
i
1 „p
�1
5.a4
North College Avenue Existing Conditions Study 17
5.4 FACTOR: UNSANITARY OR UNSAFE CONDITIONS
Several different kinds of conditions are evidence of this factor, ranging from hazardous traffic
movements,to condemned buildings, to obstacles for bicyclists, to vagrant camps and other dumping of
trash and debris. Considered both separately and cumulatively, these conditions can contribute to an
environment that contains unsanitary and unsafe areas.
5.4.1 North College Avenue is unsafe through the entire length of the Study Area, for all modes of
transportation, due to the following conditions:
■ Lack of bike lanes
■ Lack of sidewalks
■ Lack of defined driveway access along the highway
■ Lack of medians and controlled turn lanes to control turning movements on the highway
■ Broken asphalt edges, ruts, frequent standing water, holes and depressions, and obstacles such as
hydrants, standpipes,remnants of signs, and other appurtenances along the roadway edge
221
.6575
I
5.4.1a 5.4.lb
5.4.1c 5.4.1d
18 North College Avenue Existing Conditions Study
5.4.2 Vacant condemned buildings at 1603 and 1605 North College Avenue are dangerous to persons
attempting to enter, represent a fire hazard, and tend to attract unlawful and illicit activity.
5.4.3 A number of mobile homes and dwellings at 1303, 1405, and 1902 North College Avenue have
no street or sidewalk access, with only narrow unpaved drive access, resulting in inadequate Fire
Access for emergency response.
5.4.4 A remnant of Dry Creek that remains behind 1303 North College Avenue, in a low visibility rear
area behind buildings facing the highway, is used for dumping trash, oil, tires, and other auto
parts; and the outlet pipe is inadequate and blocked by debris.
5.4.5 Several low-visibility areas along drainage ditches behind buildings facing the highway on the
east side, from about the 700 block to the 1100 block, are used as vagrant camps and accumulate
dumped trash, broken glass, used clothing, and other waste and debris. Similar conditions also
exist along the Lake Canal and abandoned Josh Ames Canal extending east and west from the
Redwood Street alignment.
5.4.4a 5.4.4b
4
5.4.5a 5.4.5b
North College Avenue Existing Conditions Study 19
20 North College Avenue Existing Conditions Study
5.5 FACTOR: DETERIORATION OF SITE OR OTHER IMPROVEMENTS
Several different kinds of conditions are evidence of this factor,ranging from deteriorated pavements, to
broken fences, to old, deteriorating overhead powerlines, to delapidated appurtenances along the
highway edge, to heaved and overgrown sidewalks.
5.5.1 The corner of Alpine Street and North College Avenue exemplifies conditions found throughout
the Study Area: leaning poles,bent mailboxes, weeds, and broken and rutted asphalt.
5.5.2 Fences, mailboxes, power poles and lines, and other conditions associated with mobile homes in
rear areas are deteriorated, leaning, sagging, and broken.
5.5.3 Drainage swales at the 1600 and 1700 block of North College Avenue,west side, are eroding and
pipes are blocked.
5.5.1 5.5.2
I
c.r:
5W`s n
4 r
rz
x
r ��wlw
5.5.3a 5.5.3b
North College Avenue Existing Conditions Study 21
5.5.4 A shed located on Grape Street is deteriorating.
5.5.5 One of the few sidewalks in the Study Area, located on Hibdon Court, is heaved and overgrown.
5.5.6 The asphalt railroad crossing at Hickory Street is buckling and warping.
5.5.7 Parking lots at 1629 and 1635 Blue Spruce Drive are deteriorating.
t I�,
tti ,iF:
5.5.4 5.5.5
.axr
5.5.6 5.5.7
22 North College Avenue Existing Conditions Study
5.5.8 Numerous roadside appurtenances are rusty and bent, exemplified by these stand pipes at the
Hickory Street/North College Avenue corner.
5.5.9 Overhead power lines are outdated and deteriorating with age.
5.5.10 Most of the Study Area lacks an adequate, coordinated drainage system. Different kinds and
sizes of pipes and inlets which exist are blocked, bent, occur with no functional plan. All
existing elements will need to be replaced as a functional drainage system evolves.
5
V S3i
ya 4.
5.5.8 5.5.9
9I � �
d � ,
5.5.10a 5.5.10b
North College Avenue Existing Conditions Study 23
5.5.11 Canal structures are crumbling, obstructed, and eroding in an area with poor access and
visibility. A combination of related factors in the near-downtown location result in accumulation
of trash, clothing,broken glass,barbed wire, and other debris.
E
5.5.11a 5.5.11b
24 North College Avenue Existing Conditions Study
5.6 FACTOR: UNUSUAL TOPOGRAPHY OR INADEQUATE PUBLIC IMPROVEMENTS OR
UTILITIES
Unusual topography creates one unique problem in one location. Evidence of inadequate public
improvements is prevalent throughout the Study Area.
The Study Area is relatively flat, poorly drained, and mostly within the Dry Creek floodplain and
floodway. Although this creates problems for developed properties, and challenges for future
development, for purposes of this study those problems are considered to be functions of development
rather than functions of unusual topography.
5.6.1 However, one condition is present at the north terminus of Redwood Street,where it connects to
Willox Lane at a"T" intersection. Redwood Street is planned for future extension to the north.
It would be the only such north-south street connection within the mile section bounded by North
College Avenue and Lemay Avenue, and so it is relatively important for circulation and traffic
distribution. The problem is that the 30-foot wide Larimer-Weld Canal is located about 240 feet
north of the existing "T" intersection; thus it must be crossed with a significant bridge structure.
The canal is situated significantly higher than the existing street, which creates an extraordinary
design challenge in order for the street extension to rise up and cross the canal with appropriate
transitions and vertical curves. This is unusual topography which makes proper street
connectivity much more difficult and expensive.
5.6.1
North College Avenue Existing Conditions Study 25
A very substantial proportion of all public improvements and utilities in the Study Area are inadequate.
Some of the most apparent conditions include the following:
5.6.2 The Study Area lacks a functional street network to:
■ define blocks for more complete, healthy urban development
■ provide natural surveillance and policing of areas that are currently hidden and neglected without
street access
■ allow for consolidation of access points with a system of access management on North College
Avenue/US Highway 287
■ provide alternatives to North College Avenue/US Highway 287for local access and circulation
within the area
■ provide adequate fire access to buildings especially in rear areas
• provide part of the framework for a drainage system
5.6.3 The North College Avenue roadway lacks:
• bike lanes
■ sidewalks
■ defined driveway access along the roadway
■ medians and controlled turn lanes to control turning movements on the highway
In addition,broken asphalt edges, ruts, frequent standing water, holes and depressions, and obstacles
such as hydrants, standpipes, remnants of signs, and other appurtenances line the roadway edge.
t r
1;uyu
5.6.2 5.6.3
26 North College Avenue Existing Conditions Study
5.6.4 All or part of Alpine, Pinyon, Hemlock, and Grape Streets, and Woodlawn Drive, are unpaved
and unimproved,making maintenance difficult and creating dust, mud, and puddles.
5.6.5 Woodlawn Drive and portions of Alpine and Hemlock Streets lack dedicated public right-of-
way.
5.6.6 Redwood Street terminates at the south edge of the partially completed Redwood Village PUD,
along with two streets which are part of the development. The PUD will likely never be
completed due to obsolete layout and lack of an acceptable drainage system. The incomplete
street system in this area is part of a mile-long gap in street connections between downtown and
City development to the north,with resulting inadequacies in access, circulation, and drainage.
5.6.7 Vine Drive lacks curbs, gutters, sidewalks, and bike lanes.
5.6.8 Lemay Avenue lacks curbs,gutters, sidewalks, and bike lanes.
5.6.4 5.6.6
5.6.7 5.6.8
North College Avenue Existing Conditions Study 27
5.6.9 Residential (mobile home) development at 1303, 1405, and 1902 North College Avenue lacks
street or sidewalk access.
5.6.10 Most of the Study Area lacks an adequate, coordinated drainage system. Dry Creek has been
filled in and blocked. Different kinds and sizes of pipes and inlets exist with no functional plan.
Pipes are blocked by debris in several locations. All existing elements will need to be replaced
as a functional urban drainage system evolves.
5.6.11 An aging, inadequate 6-inch sewer line exists behind buildings facing North College Avenue in
the 1800 block.
5.6.12 An old sewer line exists on the west side of College Avenue between Willox Lane and the
Poudre River. This sewer was constructed as part of the former North College Sanitation District
with no street, alley, or other adequate public easement or right-of-way. The sewer is vitrified
clay pipe and has structural problems. Over the years,buildings were built on or very near the
sewer making it difficult to maintain and impossible to replace at the same location. Similarly,
an aging, inadequate 6-inch sewer line sewer line exists on the east side of College Avenue
between Willox Lane and Grape Street, behind the buildings which face College Avenue.
5.6.13 Parts of Bristlecone, Redcedar, Blue Spruce, and Conifer Streets lack sidewalks.
G
5.6.9 5.6.10a u
l
t`
5.6.10b 5.6.13
28 North College Avenue Existing Conditions Study
5.7 FACTOR: EXISTENCE OF CONDITIONS THAT ENDANGER LIFE OR PROPERTY BY
FIRE AND OTHER CAUSES
The conditions most apparent as evidence of this factor are related to the North College Avenue
roadway itself. Secondarily,vacant condemned buildings represent a fire hazard.
5.7.1 North College Avenue is unsafe through the entire length of the Study Area, for all modes of
transportation,due to the following conditions:
■ Lack of bike lanes
■ Lack of sidewalks
■ Lack of defined driveway access along the roadway
■ Lack of medians and controlled turn lanes to control turning movements on the highway Broken
asphalt edges,ruts, frequent standing water,holes and depressions, and obstacles such as
hydrants, standpipes,remnants of signs, and other appurtenances along the roadway edge.
5.7.2 Vacant condemned buildings at 1603 and 1605 North College Avenue are dangerous to persons
attempting to enter,represent a fire hazard, and tend to attract unlawful and illicit activity.
North College Avenue Existing Conditions Study 29
5.8 FACTOR: BUILDINGS THAT ARE UNSAFE OR UNHEALTHY FOR PERSONS TO LIVE OR
WORK IN BECAUSE OF BUILDING CODE VIOLATIONS, DILAPIDATION,
DETERIORATION, DEFECTIVE DESIGN, PHYSICAL CONSTRUCTION, OR FAULTY OR
INADEQUATE FACILITIES
The following examples exhibit evidence of being unsafe or unhealthy for persons:
5.8.1 A building at 1605 N. College Avenue is condemned due to dilapidation and damage. It has a
leaking roof; broken windows; a collapsed portion; weed trees grown up around the foundation;
and broken and rotting fascias.
5.8.2 A building at 1603 N. College is condemned due to dilapidation and damage.
30 North College Avenue Existing Conditions Study
5.9 FACTOR: ENVIRONMENTAL CONTAMINATION OF BUILDINGS OR PROPERTY;
5.9.1 A remnant of Dry Creek that remains behind 1303 North College Avenue, in a low visibility rear
area behind buildings facing the highway, is used for dumping trash, oil, auto fluid containers,
tires, and other auto parts.
.� '7trA i
s �
5.9.1
North College Avenue Existing Conditions Study 31
5.1 O FACTOR: 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
Substantial physical underutilization and vacancy of sites is a prominent condition throughout the Study
Area due to drainage deficiencies, street and infrastructure deficiencies, and various conditions that
create extraordinary problems for potential improvement projects.
5.10.1 Numerous narrow, deep lots between 1295 and 1601 North College Avenue contain rear areas
which tend to either remain unused, or to accumulate marginal uses such as trailer storage,
deteriorated mobile homes,junk storage, and dumping. This underutilization of sites is due to a
combination of conditions including lack of a functional urban network of public streets and
utilities, and presence of the Dry Creek floodplain. The subdivision pattern makes it difficult to
retrofit streets and other needed infrastructure because of the need for agreement among multiple
owners to cross multiple properties.
5.10.2 Vacant land near the northeast quadrant of the intersection of College Avenue and Willox Lane
remains unused and attracts unauthorized dumping and vagrant camping. The underutilization is
due to inadequate street infrastructure, combined with extraordinary difficulty in retrofitting
needed street and utility improvements given the combination of constrained conditions.
5.10.3 Vacant land on the east side of North College Avenue behind buildings facing the highway, south
of Conifer Street, east and west of Redwood Street,remains unused and attracts vagrant
camping. The underutilization is due primarily to presence of a floodplain and lack of a drainage
system; and secondarily to lack of street access and related infrastructure.
5.10.4 A 19-acre parcel at 501 Spaulding Lane has limited usefulness due to a width of less than 300
feet along its Spaulding Lane frontage combined with the need to construct Redwood Street,
which is problematic due to topography and multiple ownership along its needed future
alignment.
5.10.5 Numerous platted lots remain vacant in the commercial/industrial area bounded by North
College Avenue, Willox Lane, Blue Spruce Drive, and Conifer Street.
TRESPASSING
.NO. .
DUMPING I�
!nnNimmanrtu
,._ _�d •F+as.+w�c+3sw3.,
5.10.2 5.10.5
32 North College Avenue Existing Conditions Study
� 1MV -
- -
o�- ' 4■ it�f
IL
as
nt Ell
�,\T Y l�1\IIIIIIIIIIIIIIII,lI�
Mr
fy*tiallt:tN 11 L I1T'
. ft �, _ ICI , Ala. �5L{�i1�Y V' •-
all as
r i� IL ,..�w4 ' ■t'' ■�•+Iri Ms.
,. y mutugr
urnlglY
101
�Z ^ h^II II II■��_1:1�lt�flL•1l11► 3t r
,�,Ln.>tr rl�•__• — nIwUtlall IIIIIIIIIIII�IY�I'1�r
�+■'�ri�' 1. �-IO(1 . -�1���'� - ���:
r
Jim
11 �t■1•��r� .
34 North College Avenue Existing Conditions Study
6. STUDY FINDINGS & CONCLUSION
The presence of at least 4 statutory"blight factors" within an appropriately defined boundary, as
determined by City Council, warrants a finding of a"blighted area"under the Urban Renewal Law.
If the Study Area is determined to be such a"blighted area", the City would then be allowed to establish
an Urban Renewal Plan for development and public improvement projects to prevent further
deterioration and blight, and to remedy"blight"conditions.
Based on observed evidence,interviews, and adopted planning documents, the conclusion of this Study
is that ten of the"blight factors" established in the Colorado Urban Renewal Law, as amended, are
present within the Study Area; and that the area, either wholly or in part, is appropriate to be defined as a
"blighted area"qualified for Urban Renewal Plan remedies and activities as permitted in the statute.
North College Avenue Existing Conditions Study 35
36 North College Avenue Existing Conditions Study
ATTACHMENT 5
Fort Collins urban Renewal Authority
Organizational Chart
Y
# u�
Y
7
i.
�n
ty {y����*.5gri5� 1*P • f �`�.
k r
m
Revised April 7, 2005