HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 05/25/2010 - MIDTOWN REDEVELOPMENT STUDY - DRAFT RECOMMENDATION DATE: May 25, 2010
STAFF: Mike Freeman WORK SESSION ITEM
Josh Birks FORT COLLINS CITY COUNCIL
Pre-taped staff presentation: available
at fcgov.com/clerk/agendas.php
SUBJECT FOR DISCUSSION
Midtown Redevelopment Study-Draft Recommendations and Action Plan.
EXECUTIVE SUMMARY
The Midtown Redevelopment Study was prepared to evaluate the redevelopment potentials of the
College Avenue corridor, leveraging the Mason Corridor Bus Rapid Transit investment and
redevelopment opportunities at Foothills Mall. The Study was prepared by an interdisciplinary team
of consultants. The Study presents several planning concepts that will lay a foundation for
redevelopment along the corridor,two potential redevelopment scenarios for the Mall,and an Action
Plan to implement redevelopment in the Study area. The Study has included numerous stakeholders
including the South Fort Collins Business Association,property owners,business owners,and area
developers.
GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED
Staff is seeking feedback from City Council concerning the main aspects of the Midtown
Redevelopment Study, which include:
• Corridor Planning Concepts
• Foothills Mall Redevelopment Scenarios
• Corridor and Foothills Mall Related Action Plan Items
Specific questions for City Council include:
1. Do the proposed Planning Concepts create the necessary foundation to produce mixed-use
redevelopment in the Study area?
2. Foothills Mall development will require a significant public investment. Should staff
continue to pursue a partnership with General Growth Properties (GGP), the current Mall
owner, to create a redevelopment project?
3. The proposed Action Plan requires the allocation of limited resources to address key barriers
to redevelopment. Should staff integrate these action items into its respective work plans;
recognizing that some of these action items will require the prioritization of funds?
May 25, 2010 Page 2
BACKGROUND
Midtown,the South College Avenue commercial corridor running from Prospect Road to just south
of Harmony Road,has been in decline as a prominent regional destination for retail uses. Increased
regional competition, aging and outmoded space, and the impact of the national recession have
contributed to approximately 650,000 square feet of vacant space. However,Midtown still accounts
for 42 percent of total retail sales in the City, making it central to the identity and economic vitality
of Fort Collins.
In 2009, City Council, recognized that the Midtown Corridor deserved and required an immediate
assessment of its economic outlook and community aspirations for its future, and directed staff to
initiate the Midtown Redevelopment Study. From late October 2009 to May 2010, the consultant
team worked with the City, stakeholders, and the public to assess Midtown conditions, make
recommendations for its future, and outline next steps for action.
The commercial corridor has a critical mass of retail uses and a number of important anchors. The
College Avenue Corridor and Foothills Mall individually represent significant redevelopment
opportunities that can be integrated into a central and cohesive mixed-use district,tying together Old
Town and CSU to the north, and Harmony Road and adjacent communities to the south and east.
Inherent in these opportunities lay challenges as well, and both public and private support will be
needed to effect positive change.
Corridor Planning Concepts
Paramount to adding development and new uses to the Corridor are public improvements to create
a well-connected,pedestrian-oriented environment of streets and public realm. These improvements
can lead to long-term flexibility for development and an identifiable character for the Corridor that
reflects and enhances the community. Overarching recommendations include:
• Public Realm and Block Sizes—Smaller block sizes with pedestrian-friendly streetscapes
will encourage residents to use cars less, walk more, and utilize the Bus Rapid Transit
(BRT). Smaller blocks also increase both frontage for development and the ability to phase
construction to meet market demand.
• Frontage Road Address — An enhanced frontage road can provide a slower, safer
experience for pedestrians and will create a more appropriate address for residential and
commercial uses along College Avenue.
• Westside Address—Residential development along Mason Street will be ideally positioned
to benefit from close proximity to establish commercial uses, the BRT, and bike routes to
the west.
• Leverage BRT — The successful implementation of smaller block sizes, frontage road
address, and Westside address will provide a foundation for the Midtown area to leverage
the over$80 million investment in BRT.
• Harmony Gateway — With three BRT stations and direct access to I-25, Loveland, CSU,
and Downtown, the southern end of the Study area is ideally positioned as a commuter-
May 25, 2010, Page 3
friendly residential development and natural gateway into the Study area from both the south
and east.
MALL REDEVELOPMENT SCENARIOS
Historically, Foothills Mall has been a regional retail destination and an important component of
Fort Collins' lifestyle and economy. Over time,this position has eroded as two key department store
anchors and additional in-line mall tenants have left, and overall retail sales have declined.
Two alternative scenarios have been prepared that frame the site's opportunities and challenges,
while allowing for fluid and flexible redevelopment. Both scenarios use an incremental approach:
to first stabilize and save the Mall, then introduce key anchor tenants and additional retail that can
ultimately lead to an expanded and diverse mixed-use development.
Scenarios One and Two share many features and call for roughly equal amounts of retail space to
meet the potential demand at the Foothills location. While they will be similarly affected by
national and regional economic conditions, the scenarios represent two distinct and predominant
trends in retail design. Accordingly, the scenarios differ substantially in their physical design and
estimated cost. Both scenarios call for retaining surface parking at decreased rate and for an initial
focus on retail uses, while at the same time planning for long-term conversions of surface parking
lots to denser mixed-use development with structured parking.
Scenario One: Expand and Renovate
• Retains the best-functioning portion of the Mall; this scenario would include a significant
renovation to improve and update lighting,steps and ramps,flooring,and amenities,and the
potential to add skylights.
• Demolishes the former JC Penney and Mervyn's buildings along with adjacent, poorly
configured mall areas.
• Builds a new food court and restaurant wing featuring exterior and interior dining areas,
family restrooms, a sky-lighted great hall, and a plaza.
• Adds a fashion department store and new Mall shops leading to it.
t
• Constructs a state-of-the-art cinema on a second level above the Mall and food court.
• Develops new retail space, for outdoor "lifestyle" tenants facing north toward College
Avenue.
• Improves the College Avenue frontage with new restaurants and improved access to the
Mall.
• Extensively renovates the retail buildings north of Foothills Parkway, leaving open the
possibility of further redevelopment in the future.
May 25, 2010 Page 4
• Retains key existing tenants and adds new tenants to increase variety and to align store
offerings with community needs and market demand.
Scenario Two: Open-Air
• Includes phased construction that allows continuous operation of key tenants, including
Sears and Macy's, while ultimately replacing every building on site except for Sears.
• Phase One adds a new Macy's to the southeast of the current Macy's, and constructs one
side of a future shopping street where the former Mervyn's and JC Penney stand today.
• In Phase Two, Macy's and key tenants move to their new locations and the original Macy's
and Mall are demolished, making way for the remainder of the shopping streets to be
constructed.
• Adds a fashion department store.
• Adds a state-of-the-art cinema and restaurants at College Avenue and Swallow Road.
• Develops a grid of pedestrian-oriented shopping streets that connect to surrounding city
streets, improving access and circulation.
• Improves the College Avenue frontage with new restaurants and improved access to the
Mall.
• Retains key existing tenants and adds new tenants to increase variety and to align store
offerings with community needs and market demand.
ACTION PLAN
The recommended actions to help achieve the redevelopment envisioned by the Midtown
Redevelopment Study include additional design and planning efforts, financial feasibility analysis,
and further refinement of public financing options as detailed below:
• Al. Design and Identify College Avenue Boulevard Improvements — Integrate
transportation,urban design,and landscape along College Avenue to create an enhanced and
unique design that reflects and identifies the emerging Midtown district. Revisions and
improvements leading to a functional,safe,and identifiable Boulevard for pedestrians,cars,
and bicycles.
• A2. Enhance Transportation Planning and Design Standards — Complete an
integrated transportation, urban design, and landscape study of key secondary public right-
of-ways in the Study area to create appropriate improvements for the emerging district.
• A3. Amend Transit Oriented Development Overlay District—Evaluate and revise the
existing Transit Oriented Development Zoning Overlay District to facilitate, promote, and
implement elements of the Planning Concepts of the Midtown Redevelopment Study.
May 25, 2010 Page 5
• A4. Continue Foothills Mall Preliminary Redevelopment — The redevelopment of
Foothills Mall is critical for the overall success of Midtown. The City can continue to move
the redevelopment forward by further developing the partnership with GGP.
• A5. Implement Other Midtown Corridor Redevelopment Opportunities — The
Midtown Corridor has multiple site with redevelopment potential. The opportunities include
additional retail, office, housing, and mixed use projects as illustrated in the concept
prototypes(provided in Attachment 1). Actual development will vary depending on market
conditions,property owner interest, financial capabilities, and time horizons. A number of
regulatory, financing, and economic development incentives will, therefore, be beneficial.
• A6. Coordinate with Plan Fort Collins — The Midtown Redevelopment Study
recommendations should be reviewed and considered as input to the redevelopment policies
and strategies in the ongoing Plan Fort Collins effort.
• A7. Here-to-There Strategies — The redevelopment process is incremental and will
occur over an extended period of time. The Study provides a long term vision as well as
examples of the types of catalyst projects that can help guide the way. Each property and
ownership is different and not every project will be able to achieve the ultimate goal
immediately. Therefore,a series of strategies should be developed to assist property owners
in making incremental improvements consistent and compatible with the redevelopment.
vision of the area.
ATTACHMENTS
1. Midtown Redevelopment Study- Draft Report
2. Powerpoint presentation
ATTACHMENT 1
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ACKNOWLEGMENTS
City of Fort Collins Consultant Team
Darin Atteberry City Manager ELS Architecture and Urban Design
Diane Jones Deputy City Manager D . Jamie Rusin Principal
Ryan Call Urban Designer
Economic Health Kim-Van Truong Urban Designer
Mike Freeman Chief Financial Officer
Josh Birks Economic Advisor Economic Planning Systems
Dan Guimond Principal
Jeff Scheick PDT Administration Chris Leutzinger Associate
Matthew Prosser Research Analyst II
Advanced Planning
Joe Frank Director Warren Wilson Advisors
Pete Wray Senior City Planner Warren W. Wilson Principal
Timothy Wilder Senior City Planner
Urban Renewal Authority
Christina Vincent Redevelopment Program
Administrator
Community Development and Neighborhood Services
Steve Dush Director
Ted Shepard Chief Planner
Steve Olt City Planner
Emma McArdle Planning Technician
Karen McWilliams Historic Preservation
Planner
Transportation Planning
Kathleen Bracke Director
Scott Weeks Senior Trans. Planner
Stormwater Engineering
Roger Buffington Water Utility Development
Review Manager
Electric System Engineering
Bob Micek Electric Systems
Engineer Manager
Purchasing
Jim O ' Neill Director of Purchasing and
Risk Management
Mayor and City Council
Doug Hutchinson Mayor
Kelly Ohlson Mayor Pro Tem , District 5
Ben Manvel Council Member, District 1
Lisa Poppaw Council Member, District 2
Aislinn Kottwitz Council Member, District 3
Wade Troxell Council Member, District 4
David Roy Council Member, District 6
2 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
Individuals and Groups Mark S . Wdowik CSU Management Corp .
Contacted During the Study ( Partial List) Nancy Hurt CSU Real Estate Office
Patrick Hyland CSURF Real Estate Office
Jason Ortiz Marcus and Millichap Fred Haberecht, ASLA CSU Landscape and Planning
Steve Pfister Marcus and Millichap Mike Rush , AIA CSU Facilities Management
Steve Laposa , Ph . D CSU Department of Finance
Alan Ginsborg NewMark Merrill , and Real Estate
Mountain States
Luke McFetridge NewMark Merrill , Robert Michaels General Growth Properties
Mountain States (GGP)
David Cuthill GGP
Paul Brinkman Brinkman Partners Adam Tritt GGP
Kevin Brinkman Brinkman Partners Barry O'Connor GGP
John Bergstrom GGP
Peter Kast Realtec Charrisa Smith GGP
Jim Palmer Realtec Cynthia Eichler GGP
Tom Reznik Realtec
Carl Goertemoehler Macy's Inc .
Stu MacMillan Everitt/MacMillan Charan Jackson Macy's Inc .
Steve Meddlers Macy's Inc .
David Everitt Everitt Companies
Kal Gibron Sears
Lane Everitt The Group Inc .
James Cherry Dillard 's
Doug Markley Markley Motors
Roger Belisle Markley Motors Joan Ahrens Target
Greg Struve Target
Mike Dellenbach Dellenbach Motors
Ernie Annibale Costco
John Carrol Ed Carrol Motors
Ron Lautzenheiser Big 0 Tires
Cheryl Olson Former Larimer County
Commissioner
Public Open House and Presentation
Bruce Hendee BHA Design Conducted March 10 , 2010
Eric Holsapple Loveland Commercial Presentations made to the following groups/entities :
Anne Hutchison Fort Collins Chamber Government Affairs Committee ,
of Commerce Fort Collins Board of Realtors
Cameron Gloss AECOM Legislative Affairs Committee,
Fort Collins Chamber of Commerce
Les Kaplan The Kaplan Company
South Fort Collins Business Association
Mark Sidell Gart Properties
Matt Trasen Gart Properties Planning and Zoning Board , City of Fort Collins
Joanne Williams Store Manager, JCPenney Economic Advisory Commission , City of Fort Collins
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 3
4 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
I NTRODUCT ON
• introduction .
• opportunity in change
• overall economic outlook
• mixed - use and density
2 C0 R � 0DO14
• districts 16
• access and address 18
• mason corridor opportunity sites 20
• planning concepts 22
• prototype sites 28
LL
F00TH LLS MALL
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• the mall today 36
• planning scenarios 38
• scenario 1 • 0
• scenario 2 42
• moving forward 4
4 N E X
T S T E P S
• implementation .
• conclusion
P E N D
5 A Ir A
• midtown corridor market analysis ( under separate cover)
• reference drawings ( under separate cover)
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 5
1
Introduction :
Midtown , the South College Avenue com -
mercial corridor running from Prospect Road
to Harmony Road , has been in decline as
a prominent regional destination for retail
uses . Increased regional competition , aging
and outmoded space , and the impact of the MORE
national recession have contributed to nearly
700 , 000 square feet of vacant space . How - -
ever , Midtown still accounts for over 40 per-
cent of total retail sales in the City, making it The close proximity of the Rockies contrib-
central to the identity and economic vitality utes to the unique character of Fort Collins .
of Fort Collins .
In 2009 the City of Fort Collins , recognizing r _
that the Midtown Corridor deserved and re-
quired an immediate assessment of its eco- r � ► r'�
nomic outlook and community aspirations for r ► 1
,r
its future , initiated this Midtown Commercial J
Redevelopment Study. From late October,
2009 , to April of 2010 , the Midtown Study
consultant team worked with the City, stake -
holders , and the public to assess Midtown / x
conditions , make recommendations for its fu -
ture , and outline next steps for action .
During the course of its study of Midtown , the f
consultant team has become an enthuisiastic
supporter of Midtown 's potential . The com -
mercial corridor has a critical mass of retail
uses , and a number of important anchors . The
College Avenue Corridor and Foothills Mall
individually represent significant redevelop -
ment opportunities that can then be integrat -
ed into a central and cohesive mixed - use dis -
trict , tying together Old Town and CSU to the
north , and Harmony Road and adjacent com -
munities to the south and east . Of course ,
inherent in these opportunities lie challenges
as well , and both public and private support
will be needed to effect positive change .
College Avenue , CSU, Foothills Mall, and In 41r
gateway intersections at Prospect and Harmony
Roads give Midtown an identifiable character.
6 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
sm
DOWNTOWN
MULBERRY STREETy FORT COLLINS
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COLORADO STATE
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UNIVERSITY w
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Qo Old Town Fort Collins provides an excellent
example of a pedestrian-friendly mixed-use
PROSPECT ROAD 111 district.
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DRAKE ROAD
Colorado State University brings unique
intellectual, cultural, and economic opportu-
nities to the Fort Collins community.
FOOTHILLS
MALL
HORSETOOTH ROAD
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_*
HARMONY ROAD _
The Midtown
Study Area .
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 7
1 R. . .WTOTA L R ETA I L S PAC E
Fort Collins has a total of 10. 2 million square feet of retail
space . with Midtown accounting for38 percent of it. OPPOPtUtltty in Change :
Anchored by CSU , Old Town , and a diverse em -
3 . 9 Million sf ployment base , and located at the spectacular
intersection of the high plains and the Rockies ,
Fort Collins consistently rates among the most
desirable places to live .
38 % Despite the impact of the current economic re -
62 %Ccession and the departure of some key retailers ,
Fort Collins remains a strong regional center for
the growing northern Colorado area . Within the
city, College Avenue provides a central location
with easy access to Downtown , CSU , and sur-
rounding neighborhoods and communities , mak -
6 . 3 Million sf ing the Midtown Corridor a key element of a thriv -
ing city.
■ Midtown Corridor
Rest of Fort Collins Many vacancies are due to national retailer bank -
ruptcies and mergers . Fort Collins ' market con -
ditions remain strong , with robust sales for many
operating retailers , and national retailers such
as Whole Foods recently locating in Midtown . In
fact , these vacancies can be viewed as oppor-
tunities for redevelopment and reinvention that
VACANT RETAIL SPACE would not otherwise be possible . Furthermore ,
the imminent construction of the Mason Corri -
Fort Collins vacant retail space is concentrated in Midtown dor Bus Rapid Transit ( BRT ) promises to improve
in a small number of larger format stores such as the for- Midtown 's integration and connection with CSU
merWalmarf, J. C . Penny, and Mervyn 's . and Old Town , and will provide an important cat -
alyst for redevelopment .
Approx . The area 's inherent value , combined with its re -
0Approx .
00 sf tail vacancies and aging properties , represents
a valuable opportunity for the positive evolution
and reinvention of Midtown .
" - -
6501000 sf
0 Midtown Corridor
0 Rest of Fort Collins Large vacant sites are an opportunity for hous-
ing and mixed- use redevelopment.
8 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
MIDTOWN CORRIDOR AND CITY WIDE SALES 1 " " . _
The Midtown Corridor generated $ 630 million in retail sales in 2008. This represents 41 percent of total
retail sales and 68 percent of shoppers ' goods sales (apparel, furniture, electronics , sporting goods ,
etc. ) in the City.
$ 118 , 327 $ 260 , 631 $ 886 , 290 $ 629 , 674
32 %
68 % 59 %
Shopper's Goods Total Retail Goods
Midtown Corridor Sales ■ Midtown Corridor Sales
Rest of Fort Collins Sales Rest of Fort Collins Sales
CHANGE IN CITY - WIDE RETAIL SALES 2004 - 2008
Total retail sales have grown over the last five years . However, department store and apparel sales
have dropped 31 percent and 17 percent, respectively, and total furniture sales have remained flat.
This indicates a loss in market share to new regional retail destinations .
30% 27%
0
21 /o 20%
20% `o
Y
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9% 9 %
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-30%
-31 %
DRAFT 5 - 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 9
v
1 -economic
outlook
Overall Economic Outlook :
Fort Collins is the central city of the growing
northern Colorado metropolitan area . Today, it
is a maturing community, with slowing green
field growth and a greater emphasis on infill
and redevelopment . Surrounding communi -
ties will continue to grow, strengthening the
role of Fort Collins as the regional center, par-
ticularly as the economy recovers . Due to its
established identity, marketable address , and
—�" current retailers , in addition to its inherent
amenities and environment , it is possible for
Fort Collins — and Midtown in particular — to
retain and enhance its position as a regional
retail destination .
Projections for retail demand in Midtown over
the next twenty years indicate an opportunity
to capture retail space roughly equivalent to
or slightly less than the existing vacant inven -
tory. And while some new tenants may choose
to move into existing vacancies , most are not
likely to find locations in Midtown in its cur-
rent state , leading to redevelopment of exist -
ing retail properties to replace the predomi -
nant strip centers of today.
There is the potential for development of
National tenants such as REI and Whole 1 , 500 to 3 , 000 infill housing units in Mid -
Foods have recently located in Midtown town . Modest increments of office , institu -
demonstrating its continued relevance as a tional , and hotel uses are also expected to
strong retail address . seek locations in Midtown .
Recent projects in other areas of Fort Collins
indicate the type of development that can be
expected in Midtown .
10 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
overall
1 economic
outlook
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Market Analysis Findings :
: Estimated potential new development in :
Midtown through 2030 :
- - _ 500 , 000 - 590 , 000 new or re-leased retail
square feet.
^ �� • 2601000 to 350 , 000 square feet sup-
portable in the redevelopment of Foot-
hills Mall . •
Regional competition for Midtown has 240 , 000 square feet additional along
developed in Loveland, Windsor and the Corridor.
Timnath. •
Th is area is rough ly equ ivalent or sl ightly
less than the vacant retail area in Mid -
town . However, new retail will likely be
located in new or substantially
reconfigured buildings .
200 , 000 new office square feet in Midtown .
1 , 500 to 3 , 000 new housing units .
"neeeant� ; • 1 , 580 of these units can be accommo -
_ : dated on opportunity sites in Midtown :
_ identified for possible near-term
development .
00.
�- --
Newer retail developments east on •
Harmony Road have also impacted the : 22 opportunity sites for near-term Bevel -
: opment totaling 125 acres of land were :
Midtown corridor. : identified along the Midtown Corridor.
Approximately 40 percent of the acreage
represents opportunities for the reuse of
� ' , - r• : existing buildings , while 60 percent of the
acreage represents redevelopment oppor-
tunities .
to �
The addition of residential uses into
Midtown can lead to the creation of new
neighborhoods .
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 11
1 •mixed- use
nsity
Mixed - Use and Density :
)
Repositioning and repurposing outmoded
retail space , adding thousands of new resi -
dents , and bringing in associated and con -
tributing uses can transform Midtown into a ,
thriving mixed - use district that benefits the
entire city. Utilizing an abundance of surface • G
parking lots and replacing many low- density, , z;
first-generation buildings , this future develop -
ment is an opportunity to thoughtfully define
the character , look , and feel of Midtown . The N
Midtown Study includes several alternatives
for development , based on projected market
demand , which test new planning standards
and design concepts for the public realm .
The Study represents the beginning of a for-
ward - looking conversation about the future of
Midtown : one that is grounded in real estate
economics , and addresses community aspira -
tions . Pedestrian and bike friendly redevelopment
of Midtown will expand opportunities for Fort
Collins residents to live more independently
of their cars.
• Y
I�
Added density in Midtown represents an opportunity to create distinct neighborhoods for liv-
ing, working , and shopping, with public amenities, a central address , and access to enhanced
transit on the Mason BRT
12 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
mixedmuse
& density
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The combination of positive market forces , the introduction of the
BRT , • • the availability of good • redevelopment , com -
bination
town ' s transformation into a flourishing new district for Fort Collins .
fill
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14
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FORT COLLINS • • " D • ' STUDY AREA DRAFT 5 = 3 = 2010
mm
DO - R
DISCUSSION :
DISTRICTS
ACCESS AND ADDRESS
MASON CORRIDOR OPPORTUNITY SITES
PLANNING CONCEPTS
PROTOTYPES
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 15
2 •
Districts .
Midtown naturally divides into three distinct
districts , based on age of development , phys -
ical layout , and market orientation . Moving
southward from Downtown , South College I
Avenue forms a virtual timeline of develop - ,
ment .
District 1 : The first mile , from Prospect
Road to Drake Road , is generally populated i
with the oldest developments ; many are at
or near the end of their initial lifecycle . The
successful redevelopment of University Town
Center is positive evidence that a natural re - A mix of uses , proximity to CSU, and easy
cycling of aging development is already tak - access to public transit make Midtown an
ideal location for housing .
ing place in Fort Collins .
District 2 : The middle mile , between Drake
and Horsetooth roads , was largely developed
in the 197Os and is dominated by Foothills
Mall to the east and auto dealerships to the
west . Based on the general age of its develop -
ments and changes in the retail department '
store industry, this middle district of Midtown
is rich with sites ideal for redevelopment .
Districts 3 : The southernmost mile and
a half , extending from Horsetooth Road and
past the intersection with Harmony Road , is
the most recently developed area and , as a Revitalizing Foothills Mall as the regional
consequence , the most stable - with key ex - shopping destination is key to the economic
ceptions such as the former Walmart site . health of Fort Collins .
ri
if
f. <
The Mason Corridor BRT system will provide
a convenient alternative to the car while also
providing an incentive for transit-oriented
housing and commercial uses .
16 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
DISTRICTS Bn
BRT stations on the Mason Corridor will promote distinct walkable zones within Midtown,
especially for student and other transit- oriented multi-family housing and related commercial
development. in turn, new development will support the BRT with increased ridership.
prospect station 0 ; • • , • • • . . . . . prospect road
DISTRICT 1 '
` . DISTRICT 1 :
Transition from CSU to Midtown
university station . : . 0
Limited Access
< / Opportunities on the West
r r
/ rt
drake station It / 0 drake road
DISTRICT 2 /
DISTRICT 2 :
Foothills Mall , Car Dealerships
- ' - Good Access and Frontage Road
♦ Opportunities on East and West
swallow station • • • i• • • , • 00 ` " • • • • • swallow road
1 / 4 Mile Radius
Pedestrian Zone
horsetooth station 46 O horsetooth road
DISTRICT 3a ` , \\♦ �
m ,
- � DISTRICT 3a :
-' � - Retail District
/
`� - - Good Access
troutman station Limited Immediate Opportunities
DISTRICT 3b -
-
A
harmony station ., . . : . 0 - . . . . . harmony road
DISTRICT 3b :
Gateway and Southern Expansion
Good Access NORTH
south station . e A' • • Q Opportunities at Southwest
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 17
Access and Addres ■ � �'
' J•
The Districts' varied physical layouts also in -
farmed the tudy's recommendatiofls and carr �� - dM
suggest the character of likely development _ : ,'
District 1 : The northernmost mile is darn s A
iflated by College Avenue , as them is little
other access to properties between Prospect
Avenue and Drake Road ,
e
District ' The segment between Drake -# � . . , . ,, ig
and Horsetooth roads is well served by sec
t#� lanraed boulevard can creafe identity
ondary access from Mct� lelland Drive and J F for air entire City,
Parkway, although access through and arOLInd
Foothills Mall is not good . The middle mile # ;,
aIso features a frontage road on theL west side ' k
of College Avenue that may serve to buffer ,
future development from through traffic .
LA
Districts 3m The southernmost mile and
a half are very well served by Mason Street _
and JFK Parkway, which both provide excel - _
lent alternative access to College Avenue '
from Harmony Road and the communities
and rFeighborhoods to the south , This robust
access system and the district 's relatively re - _ -
cent development indicate that much of the
southern segment will function well for the College Averrae has the besic .form and
existing mix of national .retailers for some atfnbutes to be transformed into an iconic
time . boulevard. _
pi
k
a �
Construction of the BRT will create now op- Air enhanced frontage road carp provide a
portunities for the 'Backside " of Vilest Col- slower, safor experience for pedesfr}arcs,
lege Avenue properties_ creating a more appropriate address for
residential and commarcial rises along Col-
lege Avenue as seen or? Octavia Boolevard
rn Sari Francisco.
18 FORT COLLINS IVIIDTO �VN CORRIDOR STUDY AREA DRAFT -5m3m2010
ACCESS AND ADDRESS RM
Midtown has a mix of good and poor addresses for redevelopment.
College Avenue can become an iconic boulevard for Fort Collins .
prospect station prospect road
DISTRICT 1 Gateway intersection
university station . . . . 0
No secondary access
a,
Primary address and access
drake station � �
drake road
DISTRICT ? - • • • • • • • • • • • • •
Good secondary
address and access
swallow station • • • is swallow road
Jill
wiiiiiiiii
— Poor identity and address
horsetooth station
. . . horsetooth road
n
DISTRICT 3a z Poor intersection offset
m
s
U
Primary address and access
0
�a
troutman station Good secondary address
DISTRICT 3b and access
harmony station . . . . . Q _ harmony road
Gateway intersection
NORTH
south station . . . . . . . 0
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 19
2 mason
corridor
Mason Corridor :
The BRT will enhance access between and
through downtown , CSU , and the three - mile
Midtown Corridor, and will allow for pedes -
trian connections and development opportu -
nities east to College Avenue . Underutilized ` . . • `
sites between College Avenue and the railroad
tracks are the most likely and best location for
the projected addition of up to 3 , 000 housing
units over the next 20 years . With this influx
of additional housing and the natural evolu -
tion of commercial uses , the Midtown BRT
Corridor has the potential to be transformed
from a strip -center dominated highway into a The addition of significant residential units
walkable , bikeable , mixed - use district . Based will be key to the creation of a new Midtown
on the market analysis and initial planning , neighborhood.
new residential development may include a
range of housing types , including townhomes ,
stacked apartments and condominiums , with ' `•� �
ground -floor retail development at key loca -
tions .
The Study includes prototype studies for a
number of potential sites for this mixed - use
development and includes illustrative mate -
; � �• � ,,.
rial that demonstrates the possible look and
feel of the new neighborhoods for community
review and comment .
Pedestrian-friendly streetscapes help create
a sense of place and address for residential
and commercial building uses .
Large vacancies such as the former
Walmart provide opportunities for new hous-
ing and mixed- use development in Midtown.
20 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
OPPORTUNITY SITES 2mason
corridor
The consultant team identified 22 sites with redevelopment potential
over the next ten years. The abundance of relativelylarge sites under
consolidated ownership present a good opportunity for Midtown.
prospect station . . . prospect road
DISTRICT 1 '"
. �IT
4e
wr
university station
� �.T1 Ff_ r {
115 . 7 acres west of
College Avenue
op
drake station
• . • . • • • • • • • • • drake road
DISTRICT 2 -•�
�j• I� �t 1t .
swallow station • • • • • • � . t . � • • • • swal low road
m
79 acres at Foothills Mall
U MEN ..
CU ♦ ! ,
h o r s e t o o t h station � , ' i . . . horsetooth road
; •
DISTRICT 3a
r
-�r
'r * 22 . 4 acres east of
troutman station ''_
College Avenue
DISTRICT 3b r
FA
harmony station . . . . harmony road
-
ow
� � r i
.�
, . 44 `.
* NORTH
south station . . . . . .
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 21
Planning Concepts .
Paramount to adding development and new uses to the Corridor are public improvements to
create a well - connected , pedestrian - oriented environment of streets and open space . These im -
provements can lead to long-term flexibility for development and an identifiable character for
the Corridor that reflects and enhances the community. Overarching recommendations include :
planning to improve access ; enhancing the marketability of Mason Street and McClelland Drive
addresses ; and creating character and a sense of place by breaking down potentially monolithic
developments into smaller, more accessible blocks and buildings .
Specific Study recommendations to achieve this are .
• Develop , over time , a continuous mid - block • Improve frontage roads on the west side of
open space between College Avenue and Ma - College Avenue with landscaping , lighting ,
son Street , McClelland Drive , and the BRT to and pull - in parking to create a slow- street ad -
the west . dress for new neighborhood commercial and
residential uses . Pedestrian crossings at cross
Create periodic open spaces that connect streets should also be improved .
through from College Avenue to Mason Street ,
McClelland Drive , and the BRT to the west . • Re- align Mason Street and /or McClelland
Avenue at Horsetooth Road to eliminate the
Depending on location and circumstance , cumbersome offset of these two streets .
these open spaces may be vehicular slow -
streets or pedestrian -only, and may remain • Continue streetscape improvements on Mason
privately maintained or become public rights - Street and McClelland Drive . These streets
of-way. This pattern of open space will break should be planned as a new ' front door ' for
down the size of large parcels , create addi - residential and mixed - use development fac -
tional frontage for development , facilitate ing west , away from College Avenue .
phased , market - responsive construction , and
lead to an enhanced public realm of neigh - • Consider the building of entryway features -
borhood streets , parks , and plazas . such as special landscape , sign monuments
and lighting - where College Avenue inter-
Replace , over time , the pattern of uniform sects with Harmony and Prospect roads , each
and linear strip center development with a being a major entry point to Fort Collins from
series of interconnected development nodes 1 - 25 . Also consider Corridor-wide signage and
that feature defining open -space elements , identity programs for public streets to help
such as plazas and small parks . unify the Midtown district .
• New buildings should define the boulevard • Work with CDOT to improve College Avenue :
and public space by being built to their landscaping and lighting can be enhanced
edge . and made more consistent , and pedestrian
crossings can and should be improved for
• Create a north -south pedestrian and bike -ac - comfort and safety. Reducing lane widths
cess route adjacent to the BRT between Pros - and creating mid - highway islands for refuge
pect and Drake roads , so future residents can and to reduce crossing distances should be
reach the BRT and other neighborhoods with - considered .
out using College Avenue .
22 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
PLANNING CONCEPTS inconcepts planning
I
Three Corridor opportunity sites, plus Foothills Mall, have been
studied in greater detail to test new planning concepts and devel-
opment standards.
prospect station I •__ ! is 0 • • 0 • • • • • . prospect road
DISTRICT 1 ' '
7 I Create public realm and reduce block size
�i
university station . . . .� �'" " Leverage new development with BRT
'¢ Improve and enhance College Avenue as an
� 's1 iconic boulevard
drake station
DISTRICT _ _ ' ' � � " " " • • • drake road
I
Prototype Site A Improve and enhance frontage road address
...�.." i
ErJ
111 MINI„ r - - - -- a ease swallow road
swallow station • , :
Foothills
Prototype Site B Mall
� I
41 No IN
horsetooth station 44 . . . horsetooth road
•• - .-
DISTRICT 3a
L1_ i_ iM.�..i � V .1 Imo •
Improve and enhance westside address
_.: i... : -
was
o :
jor
� .
;..;
troutman station . JFI � # . r �
DISTRICT 3b = ` - Not NO I
' ' ,
harmony station harmony road. . . . . - - - . . . . .
Prototype Site C - ` • ' ` '
t _ _ NORTH
south station . . . . 00 . 0 - �
4 =,` n . . �
DRAFT 5 - 3 - 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 23
MWBRT ADDRESS AND BLOCK SIZE DISTRICT 1
Smaller block sizes with pedestrian-friendly streetscapes will encourage residents
to use cars less, walk more, and utilize the BR Smaller blocks also increase both
frontage for development and the ability to phase construction to meet market
demand.
SEE
ow
ON
prospect road station i
1 ■ ■ 4
Break block sizes down
Its
1Jjj r _ E ■!
Create east-west mid - block r _ me
public realm ; we Nip
. o
f.---
r- - r A'■ 9
L
Create a pedestrian - " °" 44
friendly path along the n g , ;,�
BRT to facilitate con - � •�M=
venient access to the
stations _ - - _ ''■•.
university station L , ' , rr ;
C I as ! ■ I �
U J1 j ti + * Enlarged Greenway Plan
Create continuous north - 1 V a i
south mid -block public
realm
1 swim
40
f i Enlarged Greenway Section
Ij ♦ L i
IIIi t *V I 1 �r
- - - - --
■ a t
- - - E f + f A a �.
drake road station AuL
, � -
24 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 ' 3 ' 2010
DI S T R I CT 2 FRONTAGE ROAD . ,planning
An enhanced frontage road can provide a slower, safer experi-
ence for pedestrians and will create a more appropriate address
for residential and commercial uses along College Avenue .
rW
drake road
s t a t i on Ti
Prototype SitelA
s'r �
■ �
� 1 �
The frontage roab �
allows efficientMW
II ...
through traffic �l
College Avenue 1 A go �
♦ 4� _
♦ w
i i r i I d4 � � ��� Syr +4 `, r� ♦ 6 1 i V 1
swallow road n ;n'j
station 0 OLJ `` ■ . . . . . . . . • •
■
The frontage road '
creates a buffer
from heavy traffic rrii •
S 1
on College Avenue �
for commercial and S Foothills Mall -
residential uses I ' Ail
See Section 3 1
Prototype Site B c
� I LIIIrI - 1 1
horsetooth Ln �—� �_- - - -
_-
road station+ � F r jiglot s - � �
ri
DRAFT 5 - 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 25
W ::1
nowESTSIDE ADDRESS DISTRICT 3A 3A
(Note that District 3 is
Residential development along Mason Street will be ideally posi- shown in two segments :
tioned to benefit from close proximity to established commercial A and B)
uses , the BRT, and bike routes to the west.
- n r - - '' - - - - � • - - - -;
1
horsetooth LL� - —J
road station
Continuing the pedestrian realm
throughout Midtown districts will
irl - - J UP
- - , - - integrate residential uses with
" "' commercial activity, encourage
I , 1 e I = Y g
4 - - ° all ; ° ' walking , cycling , use of the BRT
_ and will increase development
� , I f N capacity and flexibility
Mason Street provides —
an opportunity for res-
idential development
with close proximity to
the BRT and commer-
cial activity
`
MEN
C
_
• � ' � Imo' . t .
Residential development west of
• � � - - � Mason Street will help transition
the Midtown to single family resi -
6L ~ I dential neighborhoods to the west
j
r
troutman
Parkway
VAN
, '
station 1 , d l I D 1 , �
m ��
I 1C rrrrr�r
r
26 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 - 3 - 2010
DISTRICT 3 B [HARMONY GATEWAY 2 planningconcepts
(Note that District 3 is
shown in two segments : With three BRT stations and direct access to the I-25, Loveland,
A and B) CSU, and Downtown , District 3 is ideally positioned as a commuter-
friendly
residential development .
41 �
Itroutman � ' ° _� ✓— � �t
goo
Parkway _, � .� M. —ter �'' ���►� _
statio I , P a ', 1 , `
� • ` , � el
fillbuda
rp
L - 1
6' 0
- ° I - ° � - `r l °°
— _ — — J L _
9c� 0 6 o a � � •�
harmony a- - - � _ . ° --- • j ° ° 1 ° a o . l
road — —
station , (� , �I i
A vacant lumber mill and former
Walmart offer enough land to cre -
4' � I ♦ ate a substantial residential com -
Prototype Site C '• ;. � = munity.
ILI _ Preserving and enhancing the
frontage road along College Avenue
J � can accomodate pedestrian -orient -
ed development . The South Col -
lege Access Control Plan should be
° r revised as needed .
south O ( � _ - _ j 40# �, a
street
station Vacant land near BRT transit sta -
tions should be considered for
� - - - J
j residential uses consistent with
e A the South College Corridor Plan .
I
�.
DRAFT 5 - 3 - 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 27
PROTOTYPE SITE A
Prototype Site A is currently occupied by the Mazda dealership and
Thunderbird Plaza . Housing has been located near the BRT, while
the sites fronting College Avenue are largely commercial.
DEVELOPMENT ILLUSTRATED :
This study is illustrative of broad planning
drake road concepts that can be achieved in many
s t a t i o n 40k Office above different configurations and phases.
O230 - 344 units DRAKE RD Retail : 68 , 000 sf
— Office : 40 , 000 sf
z � ,
W Surface Pkg . : 450 spaces
w
l Housing: 490 - 770 units
o
Units / Acre : 32 - 50
NORTH
R r-. •A ?
Tri' at"T�'grR6bitiVE . '
9 k Cam-----�
■
/ 0 140 units
190 288 units
i
L
Prototype Site A:
Prototype Site A was selected based on the merits of In this potential concept , residential parking is located
its location , immediate ability to be redeveloped , and half a level below grade under the housing.
its potential impact as a catalyst for redevelopment
throughout the Midtown Corridor. The frontage road allows a unique opportunity to buffer
the housing with a slow- moving street that is safe for
The mixed - use environment encourages pedestrian ac - pedestrian and bike use , thereby improving the resi -
tivity and an active street life ; uses are integrated in ver- dential and retail address and adding value to the
tical mixed use buildings and by clustering of a variety development .
of single use buildings.
28 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 ' 3 ' 2010
PROTOTYPE SITE A
COMMERCIAL ACCESS : ACCESS AND OPEN SPACE :
Commercial uses have been organized around a central The two internal streets organize vehicular and pedes-
parking field that preserves important sightlines from trian movement through the site . Protected from the
College Avenue . The pattern begins to create a series fast - moving traffic on College Avenue , these internal
of defined development nodes along College Avenue . streets can accomodate an active street life , facilitate
These nodes will create distinct places along the cor- phased development , and will connect to other Mid -
ridor, enhancing the sense of character and identity for town projects over time .
the overall district .
y G +
-`sue O � O
DRAKE ROAD
STATION OAF
ORS
J r
M 'r Y vO
Y � y Giy�F
�l OP7A,
COMMERCIAL ADDRESS
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 29
2 , - PROTOTYPE SITE B
Prototype Site B is located on Foothills Parkway between the Swal-
low and Horsetooth BRT stations - directly across College Avenue
from Foothills Mall.
U DEVELOPMENT ILLUSTRATED :
This study is illustrative of broad planning
swallow ro concepts that can be achieved in many
station . r
different configurations and phases.
1173
O O f Retail : 70 ,000 sf
a � �
• Office : 0 sf
Surface Pkg . : 315 spaces
_ Housing: 317 - 596 units
w
Z } Units / Acre : 28- 53
w
I
_ w ���v NORTH
o
64 - 120
40- 6 u its
units 15
FOOTHILLS PARKWAY
f .`a _, '
35 - 48 „?
r -
1
units I t
t
1 J
' O
67 - 13
units
16 u nTt
J
Prototype Site B :
Prototype Site B , located between two BRT stations and The canal is shown daylighted and improved as a land -
across College Avenue from Foothills Mall , is curently scape feature in a small landscaped square . Mixed -use
occupied by low-rise commercial buildings and sur- is achieved through a combination of vertically inte-
face parking lots . grated , mixed - use structures and adjacent single-use
buildings. The retail and residential address on College
The prototype design organizes the site with a street Avenue is made possible by the frontage road .
grid , creating two east-west connections between Col -
lege Avenue and McClelland Drive. The north -south
street connects to development that may occur on ad -
jacent sites .
30 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 ' 3 ' 2010
PROTOTYPE SITE B 2 planning
concepts
COMMERCIAL ACCESS : ACCESS AND OPEN SPACE :
Prototype B takes advantage of connecting directly to Amenities such as the proposed park can benefit the
Foothills Mall and capturing important sight lines from immediate site as well as the larger emerging neigh -
College Avenue . The retail development features a vil - borhood . Strong connectivity between developments ,
lage square with pedestrian -oriented shops connected through a street grid , or paseos , make amenities avail -
by a streetscape environment . The park creates a cen - able to near- by properties . This synergy can increase
tral address and identity for the commercial activity. value and provide a catalyst for more development .
11
1
L � 1
��1.E1.1AN� pR�VE
gRZ
r
.���,¢
� 1
((sA
✓ NVE �� qqf
FOOTHILLS MALL
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 31
2 , - PROTOTYPE SITE C
Prototype Site C is located at the southern gateway of Fort Collins.
The site is defined by access to both the Midtown Corridor as well
as to the Harmony Road commercial district and 1-25.
DEVELOPMENT ILLUSTRATED :
r r no �� This study is illustrative of broad planning
concepts that can be achieved in many
different configurations and phases.
h a r nony road
s t a t .. + J J.� �. ... .r + .� Retail : 40 , 000 sf
HARMONY ROAD
r i dW dW �.,,.� Office : 0 sf
UJ
4 1 Surface Pk . :
L 1 ' g 206 spaces Z
Housing: 540 - 600 units
225 units 6 ♦ —
♦♦ I �� Units / Acre :
40-46
UJ
e dal, 1 ; 1 NORTH
w '
_ 6 % , 1� L) 1
J
" MASON STREET
U
90 - 150 u i it +' — 125 units
Ir
1 + 1 I
t
. 1
Prototype Site C :
Prototype Site C is curently the site of the former play, conveniently shop , and enjoy alternative means of
Walmart and smaller commercial buildings and surface transit such as the BRT. Access to different areas of
parking lots. The site is located directly adjacent to the the city creates an attractive address for people with a
Harmony Road BRT station . Mason Street forms the variety of needs , such as students , the workforce , and
eastern border of the site , bridging Harmony Road and retirees.
College Avenue.
The large area of land already under mostly consoli -
The site enjoys direct access to Downtown , CSU , Mid - dated ownership makes a significant transformation
town , Harmony Road , Loveland , and 1 - 25 . This loca - possible .
tion affords residents the opportunity to live near work ,
32 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 ' 3 ' 2010
PROTOTYPE SITE C conceptsn
COMMERCIAL ACCESS : ACCESS AND OPEN SPACE:
Two streets are provided for retail uses . These inter- Just west of Mason Street , a quiet residential street is
secting streets preserve sitelines from the major arteri - aligned with a possible connection to the South BRT
als and frame a landscaped plaza . The retail is intend - station . The pavilion arrangement of the north -south
ed to be a series of pavilions in a park- like environment retail creates permeability in the east-west direction
oriented toward the street . Retail parking has been dis- providing greater connectivity to the central landscape ,
tributed along pedestrian -friendly landscaped streets to plaza area . The streets throughout the site also con -
avoid large parking fields. nect users to the Harmony Road BRT station . Parking
for residential uses is assumed to be structured . There
is also potential to daylight an existing creek on the site
to create an attractive natural amenity.
` � �_ -` •" . moo - �. _��♦� �_ �. �:� ,
o - o
RAIDNY RDAD j
! kQ
JQQY)V,
Lo
41
N ,�•Y V
�V
� O �
j Y I -.
DRAFT 5 = 3 ' 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 33
3foothills
0 0
Foothills Mall was once the dominant regional retail center for northern
Colorado . Should the mall be saved ? Can it be saved and how ? Using a
public - private partnership , it may be possible to reverse the decline of the
Mall and create an enduring regional retail and entertainment destination .
s � }.
r
^F _
34 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
3
DISCUSSION :
THE MALL TODAY
MALL PLANNING SCENARIOS
SCENARIO 1
SCENARIO 2
MOVING FORWARD
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 35
the
ll
today
-
. u az P—n—r, c- - - - - - I t .
The Mall Today : ;o ME No ME No ' ;
Historically, Foothills Mall has been a regional retail destination
and an important component of Fort Collins ' lifestyle and econ -
omy. Over time , this position has eroded as two key department �° � `� 1a
� � p •� Yr ° ' •
store anchors and additional in - line mall tenants have left and p ° . _ _ _jo Ia oel:
overall retail sales have declined .
Three questions arise :
Should the Mall be saved?
• Yes . Community members and industry sources contacted to � I I �I � g'1. 00 - —
date believe the Mall should be saved in some fashion . While the
meaning of " saving the Mall " is not precise , the majority of Fort Flo
dd
y;
Collins residents contacted believe that Fort Collins should remain ° o �.- _} ♦ 4%W
a regional retail destination , since shoppers continue to desire , 1
the department , apparel , and specialty stores that Foothills Mall r � tall F
has historically provided . In addition to shopping convenience and The Foothills Mall and associated develop-
lifestyle benefits , there are significant direct and indirect eco - ment are situated on an 80 acre-site .
nomic benefits to the city and the larger business community in
retaining a regional shopping center.
Can the Mall be saved?
• Yes , it is possible , but challenging , the Mall 's condition is pre - ` ���k
carious and action is required soon . Modest improvements are � ♦
unlikely to achieve long term success ; the best approach for long �' pot
term viability and improvement is through significant redevelop - I
ment . 1
How can the Mall be saved? � .: ' !��''
g q . . ti
Saving the Mall will not be easy and will require a well coordinated Oil � I ■ 11 *hill ;e I Kid fie I
joint effort by the City and the Mall owner. A public - private part - Ell room
nership leading to significant re - investment will be necessary to fi : e' -
improve the property and to address existing and future competi - * '
owe
tion , as highlighted by the following challenges and opportuni - I`
ties :
ff� re 4 or M
� ' ■ � n =
• In the region , there remains a market for a critical mass of Is. 01110X1Fr ■ : . :
traditional department and complementary apparel and specialty
stores , several of which are already located at the Mall . Competi - For purposes of scale comparison the
tion to meet this demand , however, has resulted in the emergence 80-acre mall site is overlayed on Historic
of rival retail locations in the northern Colorado area , significantly Downtown Fort Collins.
reducing Foothills Mall 's previously dominant position as a re -
gional retail destination .
• Although Mall sales have declined and vacancies increased in
recent years , Sears and Macy 's do not have plans to close their
Foothills Mall stores . This is good news , as these anchor stores are
needed for the Mall to remain viable . It is important to note these
department stores own their buildings and the adjacent surface
parking lots , and have approval rights over any renovations or sig-
nificant changes to the Mall .
36 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 - 3 = 2010
3 the mall
today
• Portions of the Mal I , such as the former J C Penney, Mervyn 's , ' " �' d_ �_._ " � - ' ' =�=_' "=y"'
and the adjoining area of shops , are dysfunctional and should be
� � Oo Sj000a� 4 c+a�ad�
demolished and replaced with new retail space designed for the ! .
current market . 'a4
6 0� •�a�ood p
• Some large-format retailers remain interested in establishing
stores in the region , and will expand and enhance the site 's of-
ferings if they choose to locate at Foothills Mall . Alternatively, , o a ��—�—
if located elsewhere , they will contribute to the Mall 's further °+ G, T °a
decline . - P ❑
ACANT I
• Foothills Mall has an established , in -town address in the heartI'of the Midtown Corridor ; this can be a competitive advantage over
potentially competing regional retail sites . m ❑ ,` Bee o
• Although dated and in need of an upgrade , the Mall 's indoor e! I —�hF`' ��-. �i' f F
environment is unique in the region and also represents a pos- Mall ownership is largley consolidated (as
sible competitive advantage . shown in brown) , with the exception of
the Sears and Macy 's department stores
• The Mall site can be enhanced with a more diversified ten - (shown in blue) .
ant mix including restaurants , and entertainment uses , including
� u Ac�e2i �— �'_!—r a « -i'-i •. : � � , _ , Lea lL-,
possibly a cinema . �o
° °' I
• The Mall properties were consolidated under ownership by
General Growth with the purchase of the Mervyn 's and JC Pen -
ney buildings and adjacent parking. This consolidation facilitates
investment and redevelopment options , as it provides adequate
site area for phasing in new construction while maintaining con -
tinuous retail operations .
STARS
• While Foothills Mall currently remains open , its status is pre - ❑
carious . A number of key retailers have left , sales have declined , � l
and vacancy levels have risen every year since 2005 . For many s
retailers , the region can support only one location , making com -
petition between shopping centers intense . The implication for
the redevelopment of Foothills Mall is crucial : if an additional , � � d
department store leaves , it is very unlikely to come back .
The viable Macy's - Sears axis should be
• For the Mall to succeed , there needs to be a minimum number preserved and enhanced while the rear por-
of anchor uses , such as department stores , and a critical number tion of the mall should be demolished and
of adjoining shops . Due to consolidation in the department store reconfigured.
industry, the City and mall owner should attempt to identify and explore alternative anchor uses such as cinemas
and other destination uses . Three anchoring uses and at least 300 , 000 square feet of mall shops would provide a
good program to ensure a successful redevelopment .
Of these factors , retention of existing tenants and department stores is the most critical and urgent first step . To this
end , both the City and mall owner should instill confidence among tenants and department stores , communicating
the plan to redevelop , and by beginning the first steps of redevelopment as soon as possible . In order to retain the
Mall 's key stores , any redevelopment plan must allow for their continuous operation . This can include relocating the
stores to new, improved locations within the mall .
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 37
3planning
scenarios
Planning Scenarios .
Two alternative scenarios have been prepared that frame the site 's opportunities and challenges , and allow for
fluid and flexible redevelopment over many years . Both scenarios take an incremental approach : to first stabilize
and save the Mall , then introduce key anchor tenants and additional retail that can ultimately lead to an expanded
and diverse mixed - use development .
Renovation
Before ^'
All
T
r
Prior to renovation this mall turned its back This mall featured low ceilings and artificial
to the exterior environment. light.
Aftertellz * _
nnn [7
o � ® M7
•
r LACE
it FPS:
Ah Isms
ARK
kvtoo
5
v '
■1
■
Plazas and an attractive exterior create a The renovation dramatically improved the
sense of arrival and place . retail experience for customers to stroll,
explore, and visit stores.
38 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
planning3
scenarios
Scenarios One and Two share many features and call for roughly equal amounts of retail space to meet the poten -
tial demand at the Foothills location . While they will be similarly affected by national and regional economic con -
ditions , the scenarios represent two distinct and predominant trends in retail design . Accordingly, the scenarios
differ substantially in their physical design and estimated cost : Scenario One is based on retaining an interior mall
environment combined with added exterior shopping and dining areas , while Scenario Two results in an entirely
open -air shopping district . Both scenarios call for retaining surface parking at decreased rates and for an initial
focus on retail uses , while at the same time planning for the long-term conversion of surface parking lots to denser
mixed - use development with structured parking .
Open - Air
rip".
�4r1
4 j -
r
An open-air mall permits greater flexibility for Open-air malls can integrate outdoor mar-
incorporating mixed-use buildings . kets and music into their retail environment.
n
K
•
d
1 . n N
-- i
r _; Wit.
Weather conditions will be addressed to The open-air mall includes more street en-
maintain an acceptable level of customer vironments , such are found in a traditional
comfort in outdoor areas. downtown.
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 39
3 scenario
• -
_ SWALLOW RD
low I
_ L_
Remodeled � ---I �-----i —i I
o
perimeter
1 �.•.d
buildings
New landscaping _ ��'� y O
Macs i
New exterior , y� /° 064
facing shops �� d
Renovated Mall
New food
Enhanced natu- 1 Sears *f ` court and
ral feature 47 1 exterior
� restaurants
Third
New restaurant 4 T �' T' \ Anchor MONR" DR .
pads y inema
above ��
-d&r =
Scenario 1 : A new department store, cinema, and food court will create a new front door to
the mall on the southwest side.
Scenario One : Expanded Mall and Retail - Entertainment District
• Retains the best-functioning portion of the Mall , the corridor directly connecting Sears and
Macy's; this scenario would include a significant renovation to improve and update lighting,
steps and ramps , flooring , and amenities , and the potential to add skylights.
• Demolishes the former JC Penney and Mervyn 's buildings along with adjacent , poorly con -
figured mall areas.
• Builds a new food court and restaurant wing featuring exterior and interior dining areas , fam -
ily restrooms, a sky- lighted great hall , and a plaza .
• Adds a fashion department store and new Mall shops leading to it .
• Constructs a state-of-the-art cinema on a second level above the Mall and food court.
40 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 ' 3 ' 2010
3scenario
Is] ■ ��. . � � :w �� i i i • Develops new retail space for outdoor " life -
style 91 tenants facing north toward College
0
Avenue .
; � I P � • Improves the College Avenue frontage with
Quo new restaurants and improved access to the
■ CAL ' '� Mall .
b , '
BMWs • Extensively renovates the retail buildings
1
i north of Foothills Parkway, leaving open the
7P possibility of further redevelopment in the fu -
� . .L . . ture .
17
• Retains key existing tenants and adds new
c r - t i tenants to increase variety and to align store
offerings with community needs and market
ism
' r i LIM , demand .
—
- --I —
" — ;' ; ♦ • Allows for future development of surface
parking lots with structured parking and
ad -ditional uses such as housing and office .
• AM � ♦ " ■
Scenario 1 improves pedestrian, bike. and vehicle connections Scenario One is less expensive than Scenario
from College Avenue and surrounding neighborhoods . Two and follows a more incremental develop -
ment program . Initial renovations to stabilize
0 ■ rald. ■ m gin r► �404, 31V i i i the Mall 's performance and retain key tenants
could be started soon and would be incorpo -
rated into the final redevelopment . By add -
ing exterior plazas and tenants to the existing
interior mall , Scenario One significantly al -
ters the look , feel , and character of Foothills
Mall and leaves open the possibility for future
mixed - use development .
MV
rq
f■y
L IL
II 1
Jpp
In Scenario 1 . future development could see continued im-
provements to pedestrian and vehicular connectivity, as well Scenario 1 : Renovate and expand the
as create opportunities for added uses and density. Mall 's existing interior.
DRAFT 5 = 3 - 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 41
-� scenario
two
Improve
circulation to V1 I' � ��� �� )) (' �� 1 1 l_ ■ '�� '�tM , �
and through r--� • AUAW RD
Mall property �� I _ r
Cinema
New restaurant pads
Macys l
New landscaping e ��
Street- oriented
0� J •
open-air mall
shops
o
Sears
Enhanced natu_
�l
` E /
ral feature ; \/4WI
Third
New restaurant �" MONROE DR
Anchor
pads I D
y
M 41
I
� a
Scenario 2: The Mall would be rebuilt entirely as an open-air mall. Construction of the new
mall would occur in phases in order to maintain operation of the mall throughout the process.
Scenario Two : Open -Air Shopping and Entertainment District
• Includes phased construction that allows continuous operation of key tenants , including
Sears and Macy's , while ultimately replacing every building on site except for Sears.
• Phase One adds a new Macy's to the southeast of the current Macy's , and constructs one side
of a future shopping street where the former Mervyn 's and JC Penney stand today.
• In Phase Two , Macy's and key tenants move to their new locations and the original Macy 's
and Mall are demolished , making way for the remainder of the shopping streets to be con -
structed .
• Adds a fashion department store.
• Adds a state-of-the-art cinema and restaurants at College Avenue and Swallow Road .
42 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 ' 3 ' 2010
scenario
two
` I p ■ �+�+ . = % =r► �4 040 11 i i a a • Develops a grid of pedestrian -oriented
` R 'h , + �� +F �,*,�`�,� ��JJ�4 shopping streets that connect to surrounding
— r city streets , improving access and circula -
tion , and leading to a more traditional street -
oriented form of development .
NO TL I
' �: v h '� • Improves the College Avenue frontage with
• s
r ><. '�■ o '� y '•� new restaurants and improved access to the
_ ` ~' .�� •r Mall .
Retains key existing tenants and adds new
�U tenants to increase variety and align store of -
�� ferings with community needs .J
�i ♦ ' • Plans for future development of surface
parking lots with structured parking and addi -
tional uses , such as housing and office , that
! _ _ k_ _ GOO; will build upon the open street grid and pe -
' - -' - - - - �' destrian - oriented environment initiated in the
earl
' 11 Ii ' 1 y P. - 1 1 ` ` hases .
• M I M � ♦ a Scenario Two is estimated to be more expen -
Scenario 2 is a more aggressive approach to integrating the sive and more comprehensive than Scenario
Mall site with the existing city fabric. One . This scenario also requires an earlier
commitment to a larger investment , and a
longer period before improvements are visible
■ ` and in use . Since the existing Mall would ul -
° s31 timately be demolished , it would be impracti -
■
cal to extensively remodel the Mall as an im -
55 .W mediate first phase . This means opening the
;sue 155 first portion of the improved Foothills Mall
�M 4 would be delayed relative to Scenario One .
■
a
`` • I 1 i - � . SJ� .•!
I _ Jam- _jj � �` � - - J I ` ��, �� •. r,, .
1 ' ,
1 1 1
1 1
- - J � - - - - 1 - - - - _j - - - J
Future development could continue to improve pedestrian and
vehicular connectivity and create opportunities for added uses Scenario 2: Rebuild completely as a open-
and density. air mall.
DRAFT 5 - 3 - 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 43
moving3 forward
Which Scenario? Financial Considerations :
The redevelopment of Foothills Mall will result Under both scenarios the public realm and
from the ongoing collaboration of the City, the community environment are greatly improved
Mall owner , Macy 's , Sears , and as- yet - unse - and the revenue - producing retail area of the
cured new anchors , The course of redevel - Mall and adjacent development would in -
opment will be fluid and dynamic , based on crease from the 740 , 000 square feet reached
this variety of interests and the influence of at the peak of the Mall 's success . This means
the larger regional and national economies . that the significant cost of full redevelopment
Both scenarios reposition the Foothills site to will not be financially feasible without public
remain viable , to endure , and to prosper for assistance . This kind of Catch - 22 , in which
many years by including a minimum of three the status quo leads to failure yet full redevel -
anchor uses and 300 , 000 square feet of ad - opment cannot be afforded , can potentially
joining shops . Scenario One is more suited lead to half - measures and a struggling prop -
to incremental phasing that can capitalize on erty that ultimately fails . Therefore , based on
opportunities as they arise , such as for a de - the initial financial feasibility study, a pub -
partment store or key tenant . While Scenario lic - private partnership , including some public
Two requires a higher initial commitment to investment , will be required to achieve City
its execution and is , overall , more expensive and developer goals for the site , and for the
to complete , it offers an outdoor shopping en - redevelopment of Foothills Mall to be finan -
vironment that may appeal to certain anchors cially feasible .
and tenants .
Based on the precarious condition of the Mall
and market support for only a limited number
of anchor stores and tenants in the region ,
the best immediate approach is to remain Achieving either Scenario One
flexible about the final physical plan for the or Scenario Two would be a
property and to focus on the more urgent goal dramatic success .
of attracting and retaining anchors and key
tenants and determining their needs .
f.
i
1
� S _
y
It remains possible for Foothills Mall to regain its stature as a regional retail destination.
44 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
DISTRICT 2 forwardmoving
�� ',� ■ qM
Nd
'KI
tM
r
d ` ° f �■�♦ ,oleo
Prototype A 0* —� Vol
1 "w�•. ■
YP , ; ; � �•� ,w`
■ � a _ _ _ 1 ■ rrr'�� 1
■ II r -'1 1 ■ •'iOW
■
Opportunity ; I Ll '�� •► �� ,
Sites ■ - - I � a ♦ ♦�
'•�► .ems � ;E . f ro i10
��
ft ■
I Jam ! I � � ► - � I
44
+ • l
Prototype B �° 1
Foothills Mall
Scenario 1
d Q .��i� ❑
F II 1 I 1
Opportunity Opportunity
II 1 1 1 1
Sites -- k - - - J.:; , `� , Sites
s, ' :•.off m D p \
r — w�eo+ vim —�odT
rr f �� � f w,
Iah�^ ' ?iII�r — lll
The implementation of either mall scenario, in addition to redevelopment in the
Corridor, will lead to the transformation of Midtown over time.
DRAFT 5 - 3 ' 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 45
4 . ,
Implementation Strategy .
The recommended actions to help achieve the redevelop -
ment envisioned by the Midtown Study include additional
design and planning efforts , financial feasibility analysis ,
and further refinement of public financing options as de-
tailed below :
Al . Design and Identify College Avenue
Boulevard Improvements _
Integrate transportation , urban design , and landscape
along College Avenue to create an enhanced and unique
design that reflects and identifies the emerging Midtown 1
district . Revisions and improvements leading to a func -
tional , safe , and identifiable Boulevard for pedestrians ,
cars , and bicycles may include :
• Improve and enhance landscaping medians and cross-
walks for consistency, including areas of pedestrian refuge
and pedestrian -friendly signalization .
Evaluate lane width reductions to facilitate pedestrian Pedestrian scaled elements can maintain
and landscape improvements , especially at key intersec - the street edge and pedestrian environment
tions to facilitate east-west access across College Avenue . where surface parking might occur along
the boulevard, also as seen on San Pablo
• Evaluate frontage road improvements such as lane width Avenue in Emeryville, California .
reduction , addition of pull - in parking , landscaping , light %-
A.
ing , bulb -outs at pedestrian crossings , intersection im - �� ;1 ;�M"
provements to slow frontage road and College -to -frontage ,
road traffic , and other similar measures to increase vehic -
ular and pedestrian safety, and to create a well - landscaped
slow -street ambiance along the frontage road .
• r .
• Create identity through the strategic use of design guide -
lines , gateway features , way-finding , and similar programs r '
to brand and identify College Avenue as the main function - ,. ► r � , _/ __
al and iconic boulevard for Fort Collins within Midtown .
• Elevate the status of Midtown as a distinct and im -
portant district within the city ( CSU and Downtown being ": all
other primary districts) .
• Create special identifying gateway features at the inter- �►
sections of College with Harmony and Prospect roads - the A
primary connections to 1 - 25 and the larger region .
• Review and amend existing City documents such as
the Transportation Master Plan , Master Street Plan , ' = :,. -
Streetscape Design Standards and Guidelines , Bicycle Streetscape improvements in combina -
Plan , Pedestrian Plan , and others as needed . tion with comprehensive design standards
Work with the Colorado Department of Transportation can transform a non-descript arterial into a
( CDOT ) and amend the Access Control Plan as needed . vibrant mixed-use boulevard such as San
Pablo Boulevard in Emeryville . California .
46 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
4 a=8
A2 . Enhance Transportation Planning and A3 . Amend Transit Oriented Development Overlay
Design Standards for Midtown District for Midtown
Complete an integrated transportation , urban Evaluate and revise the existing Transit Oriented Development
design , and landscape study of key second - Zoning Overlay District to facilitate , promote , and implement
ary public right -of -ways in the Midtown study elements of the Midtown Study.
area to create appropriate improvements for the
emerging district . Revise the TOD zoning bonus for vertical mixed - use de -
velopment to allow for horizontal mixed - use under prescribed
• Modify and refine the street cross- sections of design standards .
Mason Street and McClelland Drive to improve
district circulation and create a distinct charac - Revise existing incentives , design guidelines , and require -
ter that will improve their identities as a com - ments to facilitate the recommended pattern of development
mercial and residential addresses . ( block size ) , circulation , and active street uses within Mid -
town . Specific goals include : ( 1 ) develop a frontage facing
• Evaluate and revise sidewalk , landscape , west toward the BRT, ( 2 ) reduce block sizes , and ( 3 ) create a
lighting , sign , and way -finding standards to network of intervening public spaces and active street fronts .
reflect the increased prominence of secondary • Consider elements such as : building massing , footprints ,
streets as development occurs .
setbacks and heights ; open space location , configuration , and
• Study JFK Parkway between Horsetooth Road access ; landscape , lighting and sign standards ; and density
and Monroe Drive to enhance its identity and and types of commercial and residential uses .
function . This southern gateway to Foothills
Mall will become more prominent with the re A4 . Continue Foothills Mall Preliminary
development of the Mall and adjacent proper - Redevelopment
ties . It can be improved by introducing a street The redevelopment of Foothills Mall is critical for the overall
design with less landscaping and a more tradi - success of Midtown . The City can continue to move the rede -
tional sidewalk and streetscape cross -section . velopment forward .
• Study the possible realignment of the Ma - ' Develop a partnership with the Foothills Mall owner, General
son Street and McClelland Drive intersection Growth Properties , by increasing communications and formal -
at Horsetooth Road . The current alignment of izing redevelopment roles and responsibilities .
these two important access roads in Midtown • Solicit the interest of potential department stores and other
will increasingly become a bottleneck as Mid - anchor tenants in Mall redevelopment plans .
town is redeveloped .
• Refine the site plan design and develop a concept lease
• Review and amend existing City documents plan for the preferred Foothills Mall redevelopment concept .
such as the Transportation Master Plan , Master
Street Plan , Streetscape Design Standards and Engage a civil engineer to refine the redevelopment cost
Guidelines , Bicycle Plan , Pedestrian Plan , and estimates for the proposed site plan .
others as needed . • Develop a public - private partnership between the City and
the Mall owner/developer to pay for identified funding gaps in
the recommended redevelopment concept .
• Establish a Foothills Mall urban renewal plan area to
allow the investment of property tax increment toward eli -
gible redevelopment costs .
• Request the developer to establish a Title 32 Metro Dis -
trict and impose a public improvement fee ( PIF ) to provide
an equitable contribution to the public financing plan .
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 47
4 . ,
A5 . Implement Other Midtown Corridor Re - A6 . Coordinate the Midtown Corridor Findings with Plan
development Opportunities Fort Collins
The Midtown Corridor has multiple sites The Midtown Corridor Study recommendations should be
with redevelopment potential . The opportu - reviewed and considered as input to the redevelopment
nities include additional retail , office , hous- policies and strategies in the ongoing City Plan Update .
ing , and mixed use projects as illustrated in . Integrate the planning concepts identified in this study
the concept prototypes . Actual development
will vary depending on market conditions , into Plan Fort Collins .
property owner interest , financial capabili - • Evaluate the ability of the study redevelopment con -
ties , and time horizons . A number of regula - cepts to translate to other Targeted Redevelopment Areas
tory, financing , and economic development in the City.
incentives will , therefore , be beneficial .
• Encourage the formation of business and A7 . Here- to-There Strategies
property marketing and management orga - The redevelopment process is incremental and will occur
nizations such as the newly formed South over an extended period of time . The study provides a long
Fort Collins Business Association , term vision as well as examples of the types of catalyst
projects that can held guide the way. Each property and
• Prepare an Existing Conditions Report ownership is different and not every project will be able to
for the Midtown study area ( excluding the achieve the ultimate goal immediately. Therefore , a series
Prospect South and Foothills Mall area pre- of strategies should be developed to assist property own -
viously addressed ) . This study should eval - ers in making incremental improvements consistent and
uate the statutory requirements for a find - compatible with the redevelopment vision of the area .
ing of blight to establish the basis for the • Identify strategies to encourage incremental redevelop -
formation of an Urban Renewal Authority in
a portion of the study area . ment , and test these strategies in focused catalytic geo -
graphic areas along the Corridor.
• Allocate responsibilities for the costs of
district improvements based on benefits Evaluate existing zoning and building codes to remove
impediments for incremental investments .
received between the city-wide , area -wide ,
and project-specific interests .
• Develop a Midtown Corridor Financing ap -
proach that balances funding for area -wide
improvements and project - specific funding
needs .
• Consider pros and cons of using TIF ;
for area wide improvements .
• Work with area property owners to
develop public - private financing pro -
grams for implementing recommended
Midtown Corridor infrastructure and de- '. ;1 + .
sign improvements . This could include
the formation of area -wide improvement
districts ( e . g . GID or BID ) or other ap -
proaches .
i
• Work with existing area property owners ,
interested developers , and business asso-
ciations to identify, refine , and implement Public outreach and consensus building will remain an
catalyst projects . important part of Midtown planning.
48 FORT COLLINS MIDTOWN CORRIDOR STUDY AREA DRAFT 5 = 3 = 2010
Next Step Responsibility Role Action Partners Time Frame
Al . College Avenue Planning, Lead Design improved , enhanced and CDOT Short
Boulevard Development & consistent landscaping and pedestrian
Improvements Transportation crossings
Economic Health Support Evaluate lane width reduction Short
Evaluate frontage roads as an asset Short
Create identity through design Medium
guidelines and wayfinding
Elevate overall status of Midtown Medium
Create special identifying gateway Medium
features
Review and amend existing City Short
documents as necessary
A2 . Transportation Planning , Lead Modify and refine street cross-sections SFCBA Short
Planning & Design Development & for secondary streets in the area
Standards Transportation
Evaluate and revise design standards for Short
secondary streets in the area
Study JFK Parkway between Horsetooth Short
Road and Monroe Drive
Study the realignment of Mason Street Short
and McClelland Drive intersection
Review and amend existing City Short
documents as necessary
Work with CDOT and amend Access Short
Control Plan as needed
A3 . Zoning/Design Planning, Lead Revise TOD Overlay District to Immediate
Development & encourage and implement Study
Transportation recommendations
Economic Health Support Revise TOD Overlay District incentives Immediate
to encourage the recommended urban
form
Consider design guidelines that create Immediate
the recommended urban form and
inte rate into code
A4 . Mall Economic Health Lead Partner with property owner GGP Immediate
Redevelopment Determine anchor store and tenant Immediate
interest
Refine site plan and create a concept Immediate
lease plan
Refine cost analysis Immediate
Urban Renewal Support Develop public- private partnership and Immediate
Authority refine financial analysis
A5 . Corridor Economic Health Lead Encourage the development of business SFCBA Immediate
Redevelopment associations
Strategies Planning , Suppor- Prepare an existing conditions report for Short
Development & the Study area
Transportation
Allocate responsibility for district Medium
improvements
Develop public- private financing Medium
programs
Identify catalyst projects Medium
A6 . Coordinate with Planning, Leaa Integrate the recommended planning Short
Plan Fort Collins Development & concepts into Plan Fort Collins
Transportation
Utilities Economic Support Evaluate applying Midtown planning Short
Health Support concepts in other Targeted
Redevelo ment Areas
A7 . Here to There Planning, Lead Identify strategies to encourage SFCBA Short
Strategies Development & incremental redevelopment
Transportation
Economic Health Support Identify and remove impediments to Short
ncremental investment
DRAFT 5 = 3 = 2010 MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 49
JF4
conclusion
dig• • • - z � `
4 x`
gig
11. •
y
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• . • - • • - • - I • - - • - • .,.re
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Fort Collins , 2010 Anthony Grand , ELS
DRAFT 5 = 3 = 2010 51
ATTACHMENT 2
MIDTOWN
REDEVELOPMENT
STUDY
' - May 25 , 2010
dr
1
' City Council
1 Work Session
f
; r City of
old Fort Collins
# O WARRGNJSWILSON
EILIStor
Agenda
Midtown Market Potentials
Midtown Opportunities
Midtown Corridor Planning Concepts
Foothills Mall Redevelopment Options
Midtown Corridor Financing Options
Foothills Mall Financing Strategies
Recommended Next Steps
Questions and Discussion
DRAFT 02
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 1
Study Area Map
Prospect Rd .
Q
Drake Rd .
77Foothills Mall
Horsetooth Rd .
L ,
O
O70
(n � L
co L
� U
Harmony Rd .
DRAFT 03
Questions and Discussion00,
Are the overall planning concepts �
consistent with City Council goals
and policy ?
Should the Corridor Action Items
be pursued ?
Should the City continue working
with General Growth Properties
towards redevelopment of
Foothills Mall ? lid
04 DRAFT
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 2
Existing Conditions : Retail Space
3 . 9 M sq ft
6 . 3 M sq ft ( 38 % )
( 62 % )
❑ Midtown Corridor
❑ Rest of Fort Collins
Total = 10 . 2 Million sq ft DRAFT 05
Existing Conditions : Vacant Retail Space
140 , 000 7ftlk\**%N
( 17 % )
650 , 000 sq ft
Midtown Corridor ( 83 % )
Rest of Fort Collins
Total = 790 , 000 sq ft DRAFT 06
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 3
Existing Conditions : Retail Sales
$ 629 million
(41 % )
$ 886 million
( 59 % )
❑ Midtown Corridor
❑ Rest of Fort Collins
Total = $ 1 . 5 Billion DRAFT 07
Midtown Market Potentials 2010 - 2030
270007000 1 , 800 Units
( 1 , 800 to 3 , 000 )
198005000
196005000
1 , 400 , 000
192005000
170007000
8007000
6005000 5507000
400 , 000
2007000
2001000
0
08 DRAFT Retail Office Residential ( MF )
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 4
Midtown Retail Market Potentials
6007000
550 , 000
11 111
11 111
11 111 111 275 , 000
11 111
11 111
1
09 DRAFT Foothills Mail Rest of Corridor Corridor Total
Midtown Opportunities • . Friendly
its
MIDTOWN
- _ � I •,.,, Cyr _ � �•�F.-,� . . .. • __ 1% !
C� •Ys ...• ' l J� C B b411
�r •Y � ^^ ' . �� Il h .
11.
s
CORRIDOR AREA FORT COLLINS 5
` tit► ,� � . � � '� �' 6
. . �
ter -
. - ..
MIDTOWN
Midtown Opportunities - Amenities and Place
XKL
�d
I
1 - y
i
1 J 1r /
�' '
DRAFT 13
Public Realm and Block Size prospect ; ation
Break Block '
r n'
Sizes Down
Prospect Rd . 1 "
rO - -
�i.
r r _
r
r �
r
Drake Rd ,
Create East-West , in ` versit
Mid - Block r - - r - -,
Public Realm - - '
11 '
' 1
Q L . . . .l1 L_ _ J
o Horsetooth Rd . Create North - South r
Mid - Block -
� 0 0 Public Realm
- - -,
� 1 r
14 DRAFT drake station
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 7
Wests i de Access and Address prospect 5, at or ,111
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15 DRAFT
ir•-j Poll % I I --
Frontage Road Address _
Creates
pedestrian
friendly retail
4
and housing II fi '
address :=: IT IT
••,�� •.
Allows through `
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traffic on
k College
t r+ I
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16 DRAFT --
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS $
Prototype Site B
Swallow Road StationAI
`
Ada
100
� = r ' % � l PROTOTYPE SITE B .,� ► � ' vio.AM
� +►"' J_Jf _
Sol
s , ~
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ue �r
OP IMP �� per o
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Now
ist
Ammon
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DRAFT 17
Prototype Site B
Swallow Road Stationkk
RRS
CA��E W11
FOOTHILLS MALL
DRAFT 18
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 9
Foothills Mall � � ` = ' 1 = g'Qr �� LU 'a
Emma _
7 Q
q I
General Growth
Properties
'�i� '' MACWS o x j
Departments �, _., _', _.. .ems ° a
O C m r
rj
Store , - ° � �,
,,�• . r °p
ACANT
* SEARS
1 °6 e . ACANT l ��
b- • ram_ �
Total GLA . 798 , 321 square feet
Existing Parking : 3 , 950 (Approx . ) @4 . 95/ 1000 sf DRAFT 19
Foothills Mall II
o ❑ o � aaa�a =dd�a
Retain
MACY'S
Small , Short and
Single Level ,
sEnKs _ '
El
E
CM
Demolish
Sears and Macy ' s are important assets .
Foothills Mall Anchors Midtown . DRAFT 20
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 10
Foothills Mail Development Option
Renovate /
Retain New Total
Department Stores 198 , 000 126 , 000 324 , 000
n- Line Retail 240 , 000 148 , 000 388 , 000
Cinema --- 40 , 000 40 , 000
Total 438 , 000 314 , 0001 752 , 000
275, 000 sq ft supportable plus cinema
DRAFT 21
Renovate and Expand Mall Macy ' s , Sears and
Improve I � 1nv Core Mall Remain
Access o o I ■ - � . .. ... Woe .�,.-J� L
' � hsl !gyp
New Street
New Food
Shops Court
New Cinema
New I d I fK over Retail
Restaurants
- - - - , - - - -, New
Department
22 DRAFT Store
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 11
Renovate• • Expand
Mail
Exam • il
55
Tucson , Arizona �.
PAR FI LA._ . _ • `
BEFORE AFTER
i . 1 Ain
10
DRAFT 23_
Renovate and Expand Mail AFTER
Exam
I
i I
• Park Place Mail
Tucson , Arizona
BEFORE
DRAFT 24_
r:
{
. • • RR . • STUDY AREA FORT COLLINS 12
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Foothills Mall
Redevelopment Options Comparison
Option 1 is less expensive and more viable .
Option 2 is more expensive and riskier .
Projected income is roughly equal for each Option .
Both concepts are extensive , complex , and require phasing
over several years .
DRAFT 27
Foothills Mall
Redevelopment Options Comparison
Option 1 is recommended .
A public- private partnership , including significant public
investment , will be needed to make redevelopment of
Foothills Mall feasible .
DRAFT 28
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 14
Foothills Mall Financing Needs
Amount
Estimated Project Cost $ 150 - 160 M
Acquisition Estimate - $ 50 M
Estimated Redevelopment Costs $ 100 - 110 M
Supportable Private Investment $ 60 - 70 M
Estimated Public Investment $ 30 - 50 M
DRAFT 29
Foothills Mall Public Private Partnership
DEVELOPER
• Land
• Assets
• Equity / Financing
IL
CITY TENANTS
• Tax Increment (TIF )
Metro District
• Urban Renewal
PUBLIC
• Public Improvement Fee ( PIF) DRAFT 30
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 15
Recommended Next Steps
Al : Complete College Avenue Boulevard Design
A2 : Modify Transportation Planning and Design Standards
A3 : Amend TOD Overlay Zoning
A4 : Move Foothills Mall Redevelopment Forward
A5 : Implement Midtown Redevelopment Strategies
A6 : Coordinate with Plan Fort Collins
A7 : Implement " Here to There " Strategies
DRAFT 31
Midtown Corridor Financing Options
Corridor Wide Improvements
• Urban Renewal ( TIF )
\ City CIP
• Transportation Tax
Sub Area ( Station Area )
\ Urban Renewal ( TIF )
• Improvement District
GID / BID
\Site Development
\ • Metro Dist .
\ Developer
DRAFT 32
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 16
Questions and Discussion
Are the overall planning concepts > x
consistent with City Council goals
and policy ?
Should the Corridor Action Items
be pursued ?
Should the City continue working
with General Growth Properties
towards redevelopment of
Foothills Mall ? a lid
33 DRAFT
MIDTOWN CORRIDOR STUDY AREA FORT COLLINS 17