HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 12/12/2006 - NORTH COLLEGE AVENUE CORRIDOR PLAN UPDATE DATE: December 12, 2006 WORK SESSION ITEM
STAFF: Clark Mapes FORT COLLINS CITY COUNCIL
SUBJECT FOR DISCUSSION
North College Avenue Corridor Plan Update.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
Throughout 2006,staff has been working on an update of the North College Avenue Corridor Plan.
This process is nearing its end,and the purpose of this work session is to inform Council of the main
ideas and direction of the Plan update,to be considered on February 6, 2007.
1. Does Council agree with the main ideas and direction of the Plan?
2. Are there any issues or questions Council would like to have addressed?
BACKGROUND
Citizens in the corridor started this planning conversation almost 20 years ago. Concern was
growing about the area lagging behind the rest of the city in terms of physical and economic
conditions. In response to concerns,the original North College Avenue Corridor Plan was adopted
in 1994 after a full public process.
Since then, projects have been done, changes have occurred, and new questions and issues have
arisen over the years. This update is needed now to:
• Incorporate changes
• Explore questions and issues
• Clarify the vision and goals
• Start and guide conversations on the next generation of projects
Another crucial benefit of the update has been greater awareness of the Plan through very extensive
meetings with property and business owners and multiple City departments. Almost every aspect
of the Plan will require extraordinary collaboration among multiple interests.
The attached power point presentation summarizes the main ideas which are being incorporated into
the Plan, in the form of a vision for the corridor.
Original 1994 North College Avenue Corridor Plan
City Council first identified a subarea plan project on the 1991-1993 City Council Policy Agenda,
leading to the first North College Avenue Corridor Plan,adopted in 1994 as an element of the City's
Comprehensive Plan.
December 12, 2006 Page 2
Some of the key points from the 1994 plan:
• People in the area wanted growth and change; contending that the corridor needs "its share
of urban improvements." They believed the area had been "left behind" as the city had
grown and wanted the area to "catch up."
• A survey of area residents and property owners revealed a very strong desire for a grocery
store, park space, sidewalks, and new development in general.
• A vision was chosen from various alternatives — favoring a town-like pattern of streets,
blocks, sidewalks, and facing buildings —ideas which later proved to be prominent in the
City Plan process.
• Some special opportunities were noted,related to the area's proximity to downtown and the
Poudre River.
• Revitalization with new business, while accommodating existing businesses into the new
development pattern, was a theme.
• The eclectic mix of commercial,industrial and residential uses was embraced as part of the
vision for the future.
Some of the greatest benefits of the original planning process came from convening various people
with differing interests, discussing and identifying issues, and launching conversations leading to
projects through the years.
Some Completed Projects following the original 1994 Plan
• Dry Creek Floodplain Removal
• Drainage System Design generated
• CDOT/City Access Management Plan adopted
• Proposed realignment of Vine Drive adopted
• North College from Jefferson to the river rebuilt
• Old Town North residential development
• 2005 Market Analysis generated
• Urban Renewal Plan established
• Infrastructure Needs Analysis generated
• Soft Gold Park and Magpie Meander Natural Area created
• Salyer&River's Edge Natural Areas created
• City Plan Comprehensive Plan update done
• New bridge built over Poudre River with special enhancements
• Old Gasamat site in river floodway purchased by City
• RR Consolidation reduced train crossings from 22 to 6/day
• Trucking Roundtable Study with trucking industry conducted
• Hickory Spur bike path and bridge built over Poudre River
• Redwood Street bike path and bridge built over Lake Canal
• Interim asphalt path built on the west side of College
• New zoning adopted
Grocery store developed! (#1 desire from planning survey)
December 12, 2006 Page 3
2006 Update
After a little more than a decade, City Council recognized the need to update the original Plan in
response to changes,new information, and issues that had been emerging over the years.
Some of the changes reflect progress on recommendations from the original Plan. The list of
completed projects following the 1994 Plan contains 21 notable projects following the original Plan.
It highlights the value of a plan with broad community support. Commitment to revitalizing the area
is stronger than ever,but obstacles still abound.
The largest project—removal of the Dry Creek floodplain with about ten million dollars' worth of
flood control facilities — was completed in 2006, after 12 years of study, financing, negotiation,
design, and construction. The project removed the single greatest constraint to urban development
noted in the original 1994 Plan.
City Plan
In 1997,Fort Collins'Comprehensive Plan was overhauled and unified into a new document named
City Plan. A corresponding new system for zoning and land use,the Land Use Code,accompanied
City Plan. The material from the original 1994 Plan for North College is reflected in City Plan and
the Land Use Code.
City Plan recognizes that"the community is made up of many unique neighborhoods,districts, and
places"; and recognizes the need for subarea plans to adapt its city-wide perspective to specific
circumstances in certain areas.
City Plan identifies the North College corridor among"Targeted Redevelopment Areas". These are
areas where general agreement exists that infill and redevelopment are beneficial; increased
economic activity is desired; and it is appropriate to facilitate urban evolution.
North College Avenue Corridor Plan Purpose
This Plan helps implement City Plan by adapting its city-wide perspective to specific circumstances
in the North College corridor. It provides the forum to:
• convene people of different disciplines and interests
• stimulate crucial conversations
• explore issues and possibilities
• create a framework to guide decisions and investments over time
• stimulate additional projects to pursue over time
• review City requirements for development
• recommend small and large ways to improve the area
• discuss priorities
• maintain the broad base of community support which has characterized the corridor
December 12, 2006 Page 4
Plan Area
The Plan area centers on North College Avenue from the Cache La Poudre River, at the northern
edge of Downtown, northward to the "Y" intersection with State Highway 1. The area extends
about 1/2 mile east and west of North College Avenue, making the area just over a mile in both
length and width,with North College Avenue running down the middle. The Plan area encompasses
about 800 acres.
The corridor is a typical example of highway entryway corridors outside of downtown,built post-
World War 11, but before city planning systems evolved. Much of the area was subdivided and
developed in an ad hoc manner,creating a number ofparcels that have become functionally obsolete
due to small size, narrow shape, access problems, and lack of drainage systems and other urban
infrastructure. About 200 acres are undeveloped at the time of this Plan,with significant additional
areas underused or partially undeveloped.
A difficult situation remains for continued urban evolution. The private market alone can not afford
to deal with retrofittingdrainage s tems,utility systems,and a street system into a subdivided area
systems, tY Ys
lacking such systems.
The corridor has seen some new investment and improvement over the past decade or so, but
overall, constraints have continued to dampen economic activity, value, and reinvestment. The
economic and physical conditions allow the area to offer a lower-cost niche for affordable housing,
sales of used vehicles and other secondhand goods, small businesses, and non-profits and social
services.
North College Avenue
Besides its role as the primary thoroughfare of the city, this stretch of North College Avenue also
functions as US Highway 287, and State Highway 14. North College Avenue/US287/SH14 is
controlled by the Colorado Department of Transportation.
North College Avenue remains important as many things to many people including,but not limited
to:
• a first impression of Fort Collins as the northern entryway to the city;
• a commercial corridor with services for local and regional residents;
• a pass-through corridor for commuters;
• a stop for travelers to find food, services, and lodging;
• a north-outbound Colorado Scenic Byways route to mountains and other outdoor recreation
lands of northern Colorado and Wyoming.
The original 1935 US Highway 287 designation linked Fort Collins and Yellowstone National Park
as its end points. Current end points are Port Arthur,Texas and Choteau,Montana, as US 287 runs
diagonally across Texas, Colorado, and Wyoming, with a short stretch across the Oklahoma
panhandle. Within the North College corridor, the highway now serves mainly local and regional
functions, with longer trips and interstate functions a secondary role.
December 12, 2006 Page 5
Vision
years, it has become apparent the area needs an overall vision to guide revitalization and
Over the ye pp
enhancement efforts. Various investors, decision makers, and interested parties, both public and
private, want to know how their decisions and actions can contribute to positive community
development, to maximize the value of those decisions and actions.
To meet this need, a multifaceted vision for the area's future has been developed through public
discussion of the issues.
Overall Vision Statement
A series of interesting PLACES evolve along the corridor,becoming more urban in the best sense
of the word. In general,urban evolution leads to
• more efficient use of land;
• higher values;
• more complete public infrastructure;
• more economic activity;
• while keeping the strong sense of civic ownership that led to this Plan.
Active civic discussion continues to stimulate City projects and private sector redevelopment,
upgrades to existing properties, and new development. Each project helps set the stage for further
investment in real estate development and improvement projects in an evolutionary process. Where
collaboration among multiple owners and City departments is necessary for changes to occur and
be positive, it will be an increasing attribute.
The vision has different facets. It is not possible to make one simple statement about it. One
attempt at a simple statement, heard during the process,was...
'fix the junky, but keep it funky"
One more-common statement was...
,'make it more like Downtown, less like South College"
Facets of the Vision
• The Highway Itself-- North College Avenue/SH 14/US 287
The area stays naturally focused on North College Avenue as its backbone. North College
Avenue evolves into a more inviting and comfortable commercial street with an increasingly
positive connotation to its name. This stretch of Fort Collins' main thoroughfare grows safer and
more enjoyable for pedestrians, bicyclists, and transit riders as well as car and truck drivers, with
newly refurbished sections of streetscape. New facilities are made more interesting by special
design touches paying homage to unique influences along the length of the corridor.
• More Complete Street Network
December 12, 2006 Page 6
Redevelopment and retrofitted public infrastructure projects add a more complete network
network is forward-looking to support intensified land use
of streets, drives, and alleyways. The e g pp
as the area evolves,bringing access,utilities and urban services into formerly unused and underused
areas. The linear strip of North College Avenue is punctuated by new street corners, with side
streets leading to a diverse series of interesting places off of the main frontage.
The new street corners serve many purposes, such as:
• add value to development,helping pay for expensive new infrastructure
• add to and create character of new places along side streets with visibility from College
Avenue
calm traffic
• create"a more downtown-like feel"
• generally make the linear strip/corridor more interesting,by adding multiple new dimensions
Paths, trails, and landscaped drainage and utility corridors add to the network. The pattern and
details of new infrastructure systems will be uniquely adapted to fit circumstances. New streets are
sensitively fitted into evolving, "funky"places that are different than standardized new growth.
• Connections to Downtown across the Poudre River Corridor
The river corridor links and binds the North College corridor with Downtown and the rest of
the community. People convene, collaborate, compromise, and find solutions to the complex
problems of creating more active and attractive connections across the river corridor and its
floodway, which restrict development activity.
Crucial public perceptions are transformed by an inviting and seamless transition, so that the river
corridor is seen as an attraction shared with Downtown, rather than an edge and barrier, as in the
past.
• Community Appearance and Design
The corridor evolves in such a way that it stays unique and interesting, avoiding tendencies
for homogenization in new development. Design of development and public improvements
responds to circumstances, history, and citizen preferences for a distinctive complement to
Downtown. Positive downtown-like design qualities such as active street fronts with on-street
parking and facing buildings, are carried northward and adapted to contemporary circumstances of
the corridor.
The network of streets, drives, and parking areas is finer-grained than in standardized new growth
areas, reflecting compact development parcels and desired scale and character of evolving new
places.
City staffcollaborates on desirable development projects,invoking the flexibility built into city-wide
street standards, to avoid homogenizing the area and help create "a more downtown-like feel".
Especially along North College Avenue,streetscape design elements highlight the outdoor recreation
aspect of the region, the Scenic Byways designation, and the river.
December 12, 2006 Page 7
The nature of the corridor creates an opportunity for design of buildings and their outdoor spaces
to offer an interesting new counterpoint to both historic Downtown and newer suburban areas.
Semi-industrial building styles and materials offer particular opportunities to build up a fitting
character of relative simplicity and cohesiveness.
• Uses and Activities
The eclectic mix of uses evolves stronger underpinnings of higher activity uses that create
synergy. The area still accommodates a broad mix of land uses,but there is a general shift toward
uses that bring more people into the area. More housing and jobs strengthen the market for
neighborhood and community commercial activity.
Commercial uses naturally fall in a range that complements,rather than competes with Downtown.
Commerce continues to include vehicle- and tourism-oriented uses and the corridor remains a
secondary Fort Collins shopping and dining area, catering primarily to the comparatively small
population north of the river.
A few exceptional retail attractions draw from a larger market area,most notably outdoor recreation
uses fitting the niche created by the Scenic Byways aspect of the Avenue. These uses bring a tie to
the "Great Outdoors" of Northern Colorado and Wyoming close to Downtown as an added
dimension.
Various studio, craftsmen,workshop, food preparation, and other modest light industrial uses with
pedestrian-friendly fronts mix with compatible urban dwellings.
Some older small businesses remain even as redevelopment projects and larger corporate businesses
bring higher-density,higher-value development. Some new redevelopment projects accommodate
or relocate existing owners who wish to remain in the area in updated formats.
The Latino culture is evident, with Hispanic culture and foods featured in businesses serving the
trade area.
Different uses are integrated by a street network and a responsive architectural design with a
common identity in mind.
• Public Support/Dealing with Change
Broad public support and active civic participation stimulate evolution toward the vision and
goals. Collaboration will maintain the continued interest and active citizenship of those who have
spent time and effort to focus civic attention on the area.
Discussion and education improve mutual understanding about tradeoffs between the need to hold
to an overall vision, and the needs of individual property owners working with existing conditions
and current market realities.
Education and understanding lead to collaboration on the infrastructure systems that have been
missing: a drainage system and streets that need to cross subdivided land. Collaboration leads to
successful land pooling among property owners in certain parts of the corridor where past
December 12, 2006 Page 8
subdivision has been an insurmountable obstacle to proper urban utilization of property.
• Financing and Administration
City investment in the Dry Creek floodway,removing the#1 constraint to economic growth, leads
to public/private collaboration on further financing and administration. Obstacles still abound
requiring ongoing collaboration on transformative projects that facilitate urban evolution.
Goals
The goals are to organize, guide, and stimulate efforts to address the issues and implement the
vision. Goals correspond to the "facets of the vision", but in fact, the categories are completely
interrelated. Likewise,many of the goals can only be realized with multi-functional improvements
and coordination among multiple different parties. There is one overarching goal that does not fit
any one category as it easily is the basic component of each of the goals listed below:
Improve Perception of"North College"by the public,consumers,and investors.
Goals in all categories significantly contribute to this goal in particular, as it involves a number of
interrelated elements: development and redevelopment projects, property upgrades, street
improvements, beautification efforts, maintenance, an image and identity program, utilities to
support all of the above, and financing and administration of all the above.
LIST OF GOALS
The Highway Itself-- North College Avenue/SH 14/US 287
• Improve the safety and attractiveness of North College Avenue as a primary priority
• Consolidate or replace North College access to abutting properties
• Provide a system of alternative access and circulation
• Evolve a whole strategy for streetscape improvements
• For North College Avenue upgrades,find context sensitive solutions with CDOT as
needed
• Adapt local standards to constraints of existing development and to economic and
community design goals
December 12, 2006 Page 9
Connections to Downtown
• Capitalize on the river corridor as an attractive connection with downtown
More Complete Street Network
• Evolve a more complete community design pattern of streets,drives,and alleyways
forming blocks
• Maximize on-street parking to support redevelopment
Community Appearance and Design
• Evolve area into unique urban design character
• Highlight important gateways and nodes with landscape/signage development
Uses and Activities
• Strengthen market underpinnings and economic activity
Public SupportlDealing with Change
• Maintain broad base of citizen support which has led to this Plan and the URP
• Improve mutual understanding about tradeoffs between vision and needs of property
owners in current market realities
• Maintain broad staff and public understanding that City and URA have a
commitment and collaborative approach for area's circumstances and vision
• Staff, applicants, a business association, and individual citizens work effectively
toward the vision and goals, seeking compromise on competing objectives
Financing and Administration
• Solve priority infrastructure deficiencies
• Foster positive investment climate
• Assemble key properties through private-public cooperation
• Increase collaboration and mutual understanding among multiple owners and City
Departments
• Explore appropriate improvement districts to complement City investments
ATTACHMENTS
1. North College Corridor Plan Framework Plan
2. Power Point Presentation
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Strengthen underpinnings : higher - activity uses that create synergy, bring people
Starts with housing and jobs
Address uses that detract from synergy
Commerce : Secondary, with possible exceptions .
most notably, outdoor recreation related uses / destinations
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Questions for Council :
1 . Is Council c�omfortable with the
m ain ideas and direction of the
plan '�
2 . Are there any issues or questions
Council would dike to have
addressed for the, hearing with
information or matemals?
Forward - looking — the plan reflects urban evolution , and is not based in patching or dressing up what' s there now .
Support and buy- in - almost everything in the vision and goals require neighboring owners , different City departments , and
interest groups to be advocates , supporters , or consenters .
" More Downtown -Like Feel " — the plan reflects wide agreement on a finer-grained scale of development than that typically
found in standardized , more-suburban streets and development
Next generation of storm drainage financing — the plan launches conversations about how to capitalize on Dry Creek
floodplain removal , with needed detention and conveyance of runoff from development
Owner-assembly of property — the plan launches conversations about owners cooperating or pooling property for
infrastructure and development beyond individual parcel - based efforts
Image , Identity — plan builds support , and describes opportunities for a positive common identity with streetscapes , logos ,
colors , signage , and character of new development . Colorado Scenic Byway , river, funky semi - industrial and Hispanic
influences are noted .
Commercial market — based on market analysis , the plan reflects the idea that the area will remain a secondary , supporting
commercial area with respect to downtown and the rest of the city .
Evolving PLACES along side streets and new corners — bring people places
along side streets are brought within visibility of N . College at corners .
Avoid development that undermines the vision — the plan describes a shift
toward uses that increase activity and synergy . Minor zoning changes are
recommended ; URA and NFCBA activities can further encourage the shift .
Non -standardized approach to retrofitting a new street network — plan
describes a need to fit compact sites , and design to fit the vision and goals .
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irs 4all ou are welcome to write our thoughts on an art of these boards or on stick
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notes to attach to the boards .
It's crucial to know what people in the area , think about the plan ideas . That is the whole point of this
open house .
Everything presented at this Open House depends on buy- in and public support. The more people who
can explain the situations to others, the greater the chance of success .
Evolution of the area proposed in the plan will require cooperation among multiple owners, developers,
city departments, and other agencies that provide services & utilities . Occasionally the general public
may be called upon , as in the recent voter- approved package of capital improvements known as
Building on Basics, or BOB .
Open Houses like this one help staff write a plan that works for people invested and interested in the
corridor .
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Natural Resources Advisory Board
November 8, 2006 0
Staff Contacts :
Clark Mapes , AICP , City Planner
970 - 221 - 6376 / cmapes@fcgov . com
Ken Waido , Chief Planner
970 - 221 - 6376 / kwaido@fcgov . com
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