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HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 05/07/2013 - RESOLUTION 2013-043 OF THE CITY OF FORT COLLINS MADATE: May 7, 2013 STAFF: Darin Atteberry, Josh Birks, Tom Leeson AGENDA ITEM SUMMARY FORT COLLINS CITY COUNCIL 29 SUBJECT Public Hearing and Resolution 2013-043 Making Legislative Findings and Approving Amendments to the Midtown Urban Renewal Plan to Establish the Foothills Mall Tax Increment District. EXECUTIVE SUMMARY City Council adopted the Midtown Urban Renewal Plan (Plan) in September 2011 and later reaffirmed and ratified the Plan in February 2013. With the sale of Foothills Mall to Walton Foothills Holdings, IV LLC (Owner) in July 2012, and subsequent Agreement to Negotiate between the Owner and the City, City Council will be considering a public financing package to assist with the substantial redevelopment of the mall. Tax increment financing (TIF) is one component of that financing package; however, in order to utilize TIF, City Council must first amend the Midtown Urban Renewal Plan and create a new Foothills Mall TIF District. BACKGROUND / DISCUSSION The Fort Collins Urban Renewal Authority (URA) was created by City Council in 1982 to prevent and eliminate conditions in the community related to certain “blight factors”, as defined in Sections 31-25-101, et seq., Colorado Revised Statutes (the Urban Renewal Law). Using tax increment financing (TIF), the URA is able to leverage public and private investment to remediate blight, which is complimentary to the City’s broader goal of promoting redevelopment and infill in targeted areas. Midtown Fort Collins has been identified as one of these targeted areas for infill and redevelopment, primarily because it includes a significant portion of the College Avenue commercial corridor and the Mason Corridor, collectively referred to as the “community spine” in City Plan. In 2011, the URA conducted an Existing Conditions Survey (Survey) for Midtown and found seven of the eleven statutory blight factors present in the area. In September of that year, City Council accepted the Survey and adopted the Midtown Urban Renewal Plan. The strategy for the use of TIF in Midtown is different than the North College Urban Renewal Plan area; rather than collecting TIF throughout the entire area at once, Midtown will have separate TIF Districts that will be created as significant projects redevelop. Prospect South is the first TIF District that was created for Midtown, and was done so at the same time the Plan was adopted in September 2011. In July 2012, Foothills Mall and adjacent property was purchased by Walton Foothills Holdings IV, LLC (Owner) with the intent to complete a significant redevelopment. An Agreement to Negotiate was executed between the Owner and the City in November 2012, and discussions with regard to a public financing package have been occurring since. One component of the package is TIF via the URA. In order to utilize TIF for this project, City Council must first amend the existing Plan and create a new TIF District. A copy of the existing Plan (adopted in September 2011, reaffirmed and ratified in February 2013) is provided as Attachments 1. The amended Plan is attached as Exhibit “A” to the Resolution. The amended Plan includes the boundary for the proposed Foothills Mall TIF District, and several minor text edits/additions for clarification purposes. If the amended Plan is adopted, the 25-year TIF clock for the District would begin immediately, meaning the URA would collect incremental tax revenue until 2038. FINANCIAL / ECONOMIC IMPACTS Adopting the Resolution enables the URA to pledge sales and property tax increment towards the redevelopment of Foothills Mall. This project is estimated to generate approximately $117 million in new revenue between 2015 and 2038. ENVIRONMENTAL IMPACTS This Resolution has no direct environmental impacts. May 7, 2013 -2- ITEM 29 STAFF RECOMMENDATION Staff recommends adoption of the Resolution. BOARD / COMMISSION RECOMMENDATION The Planning and Zoning Board held a public hearing on May 6, 2013 and determined that the amended Plan conforms to the principles and policies identified and City Plan. PUBLIC OUTREACH Notice was provided in accordance with Urban Renewal Law to all property owners, residents, and business interests within the Midtown Urban Renewal Plan area and Larimer County, as well as published, more than 30 days prior to this meeting date. The URA also provided an Impact Report to Larimer County in accordance with Urban Renewal Law in January 2013. See Attachment 2 for the complete Impact Report. ATTACHMENTS 1. Existing Midtown Urban Renewal Plan, adopted September 2011 2. Foothills TIF District Impact Report Midtown Urban Renewal Plan Prepared for: City of Fort Collins and Fort Collins Urban Renewal Authority September 6, 2011 Prepared By: Fort Collins Urban Renewal Authority ATTACHMENT 1 MIDTOWN URBAN RENEWAL PLAN 2 This page intentionally left blank. MIDTOWN URBAN RENEWAL PLAN 3 Contents 1. Introduction ................................................................................................................ 4 2. Blight Conditions......................................................................................................... 8 3. Plan Objectives.......................................................................................................... 10 4. Authorized Urban Renewal Activities ....................................................................... 11 Public Improvements and Facilities ...................................................................... 11 Cooperative Agreements ...................................................................................... 11 Purchase of Property ............................................................................................ 11 Demolition, Clearance, Environmental Remediation, and Site Prep.................... 12 Property Disposition ............................................................................................. 12 Redevelopment Agreements ................................................................................ 12 Relocation Assistance ........................................................................................... 12 Hiring..................................................................................................................... 13 Legal Authority...................................................................................................... 13 Catalyst and Enhancement Projects ..................................................................... 13 5. Development Standards and Procedures ................................................................. 13 6. Conformance............................................................................................................. 13 Urban Renewal Law .............................................................................................. 13 City Plan ................................................................................................................ 14 7. Project Financing....................................................................................................... 16 Tax Increment Financing (TIF) District Boundaries............................................... 17 Property Tax Increment ........................................................................................ 17 Sales Tax Increment .............................................................................................. 18 Tax Increment Reimbursement ............................................................................ 18 8. Modifications to the Plan.......................................................................................... 19 9. Reasonable Variations .............................................................................................. 19 10. Effective Date of the Plan ........................................................................................... 19 Appendices Appendix A – Legal Description ........................................................................................ 20 DESCRIPTION OF THE MIDTOWN URBAN RENEWAL PLAN AREA ................................ 20 Appendix B – Legal Description ........................................................................................ 23 DESCRIPTION OF THE TAX INCREMENT FINANCING DISTRICT – PROSPECT SOUTH .... 23 List of Figures Figure 1: Midtown Urban Renewal Plan Boundary ........................................................... 6 Figure 2: Tax Increment Financing Area – Prospect South................................................ 7 MIDTOWN URBAN RENEWAL PLAN 4 1. Introduction The Midtown Urban Renewal Plan (Plan) is a plan prepared for the Fort Collins Urban Renewal Authority (Authority) and the City of Fort Collins (the City), pursuant to the provisions of the Urban Renewal Law, Colo. Rev. Stat. § 31-25-101 et seq. (Urban Renewal Law). Terms used in the Plan have the same meaning as in the Urban Renewal Law. The jurisdictional boundaries of the Authority are the same as the boundaries of the City. Within the City boundaries there may be one or more urban renewal plan areas. This Plan describes the framework for certain public undertakings constituting urban renewal projects and other authorized activities under the Urban Renewal Law in the Midtown Urban Renewal Plan Area (Plan Area), located in the City of Fort Collins, Larimer County, Colorado. This Plan was prepared for adoption by the City Council in recognition that the Midtown Commercial Corridor requires a coordinated, cooperative strategy, with financing possibilities, to eliminate unfavorable existing conditions and prevent further deterioration. This Plan intends to accomplish the City’s development objectives for improving the viability of the commercial corridor by creation of the Plan Area. The driving interest in the establishment of this Plan is to begin offering tax increment financing (TIF) as a tool to stimulate and leverage both public and private sector development (including redevelopment), to help remedy adverse conditions and prevent the spread of further deterioration. It is the intent of this Plan for any development projects and other implementation actions to be done in a responsive manner, with full consideration for interests and concerns of property owners in the Plan Area. Development and redevelopment is anticipated to occur incrementally over a substantial period of time, with the potential for Authority financing to provide the impetus and means to undertake this redevelopment at a faster pace than might occur otherwise. The Plan effort originated in response to the Midtown Redevelopment Study adopted in 2010 where one of the primary action items for implementation concluded the need for an Existing Conditions Survey and Urban Renewal Plan. The Plan has been made available to City of Fort Collins residents. Input was solicited of area residents, property owners and business owners and tenants prior to completion of the Plan. Notifications of public hearings and an open house was provided to property owners, tenants, and residents within and surrounding the study area stating the following: time, date, place, and a description of the Urban Renewal Plan (URP) and its general scope. MIDTOWN URBAN RENEWAL PLAN 5 Meetings were held before the Planning and Zoning Board and City Council in spring 2011 to receive comments and input on this Plan. To the extent provided in Colorado Public Records Act, Colo. Rev. Stat. Title 24, Article 72, Part 2 as the same may be amended from time to time, and pursuant to policies adopted by the Authority, project plans and proposals will be made available to the public. Description of the Plan Area The Plan Area is approximately 660 acres with 404 parcels of private property, including the right-of-way. The City of Fort Collins Structure Plan identifies this area as a commercial corridor. The City of Fort Collins Zoning Map indicates this area is primarily zoned C-commercial with some additional zones; HC – Harmony Corridor, E – Employment, and CC-Community Commercial. The Plan Area is depicted on the Boundary Map on the following page (Figure 1). A legal description of the area is attached hereto as Appendix A. The boundary of the Plan Area to which this Plan applies generally includes those properties located within the area bounded by:  Prospect Road on the north;  The Burlington Northern SantaFe (BNSF) railroad right-of-way on the west;  An irregular line following commercial parcels typically one or two parcels deep to the east; and  Fairway Lane on the south. Description of the Tax Increment Financing District – Prospect South The Tax Increment Financing District - Prospect South is depicted on the Boundary Map in Figure 2. A legal description of the district is attached hereto as Appendix B. MIDTOWN URBAN RENEWAL PLAN 6 Figure 1: Midtown Urban Renewal Plan Boundary MIDTOWN URBAN RENEWAL PLAN 7 Figure 2: Tax Increment Financing District – Prospect South MIDTOWN URBAN RENEWAL PLAN 8 2. Blight Conditions Before an urban renewal plan can be adopted by the City, the determination that an area constitutes a blighted area depends upon the presence of several physical, environmental, and social factors. Blight is indeed attributable to a multiplicity of conditions which, in combination, tend to accelerate the phenomenon of deterioration of an area. The definition of a blighted area is premised upon the definition articulated in the Urban Renewal Law, as follows: “Blighted area” means an area that, in its present condition and use and, by reason of the presence of at least four of the following factors, substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals, or welfare: a. Slum, deteriorated, or deteriorating structures; b. Predominance of defective or inadequate street layout; c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; d Unsanitary or unsafe conditions; e Deterioration of site or other improvements; f. Unusual topography or inadequate public improvements or utilities; g. Defective or unusual conditions of title rendering the title nonmarketable; h. The existence of conditions that endanger life or property by fire and other causes; i. Buildings that are unsafe or unhealthy for persons to live or work in because of building code violations, dilapidation, deterioration, defective design, physical construction, or faulty or inadequate facilities; j. Environmental contamination of buildings or property; k.5 The existence of health, safety, or welfare factors requiring high levels of municipal services or substantial physical underutilization or vacancy of sites, building, or other improvements; or l. If there is no objection by the property owner or owners and the tenant or tenants of such owner or owners, if any, to the inclusion of such property in an urban renewal area, "blighted area" also means an area that, in its present condition and use and, by reason of the presence of any one of the factors specified in paragraphs (a) to (k.5) of this subsection (2), substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic MIDTOWN URBAN RENEWAL PLAN 9 or social liability, and is a menace to the public health, safety, morals, or welfare. For purposes of this paragraph (l), the fact that an owner of an interest in such property does not object to the inclusion of such property in the urban renewal area does not mean that the owner has waived any rights of such owner in connection with laws governing condemnation. To be able to use the powers of eminent domain, “blighted” means that five of the eleven factors must be present (C.R.S. § 31-25-105.2(2)(a)(I)): (a) “Blighted area” shall have the same meaning as set forth in section 31-25-103 (2); except that, for the purposes of this section only, “blighted area” means an area that, in its present condition and use and, by reason of the presence of at least five of the factors specified in section 31-25-103 (2)(a) to (2)(l), substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals, or welfare. Source: Colorado Revised Statute 31-25-103(2). Several principles have been developed by Colorado courts to guide the determination of whether an area constitutes a blighted area under the Urban Renewal Law. First, the absence of widespread violation of building and health codes does not, by itself, preclude a finding of blight. The definition of “blighted area” contained in the Urban Renewal Law is broad and encompasses not only those areas containing properties so dilapidated as to justify condemnation as nuisances, but also envisions the prevention of deterioration.” Tracy v. City of Boulder, 635 P.2d 907, 909 (Colo. Ct. App. 1981). Second, the presence of one well maintained building does not defeat a determination that an area constitutes a blighted area. A determination of blight is based upon an area “taken as a whole,” and not on a building-by-building basis. Interstate Trust Building Co. v. Denver Urban Renewal Authority, 473 P.2d 978, 981 (Colo. 1970). Third, a governing body’s “determination as to whether an area is blighted….is a legislative question and the scope of review by the judiciary is restricted.” Tracy, 635 P.2d at 909. A court’s role in reviewing such a blight determination is simply to independently verify if the conclusion is based upon factual evidence determined by the City Council at the time of a public hearing to be consistent with the statutory definition. Based on the evidence presented at a public hearing, and in the Midtown Existing Conditions Survey, dated April 2011, the City Council, by Resolution _____, made a finding that the Plan Area was “blighted” as defined by the Urban Renewal Law, by the existence of the following seven factors: MIDTOWN URBAN RENEWAL PLAN 10 a. Slum, deteriorated, or deteriorating structures b. Predominance of defective or inadequate street layout c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness d. Unsanitary or unsafe conditions e. Deterioration of site or other improvements f. Unusual topography or inadequate public improvements or utilities k.5. Health, safety, or welfare factors requiring high levels of municipal services or substantial underutilization or vacancy of buildings, sites, or improvements The City Council also found that these factors, taken together, substantially impair the sound growth of the City, constitute an economic and social liability, and negatively affect the public heath, safety and welfare of the community. Based on evidence of the “blighted” factors, the Plan Area is appropriate for authorized activities of the Authority pursuant to the Urban Renewal Law. 3. Plan Objectives The overall objective of this Plan is to remediate unfavorable existing conditions and prevent further deterioration by implementation of the relevant provisions contained in the following documents:  City Plan (The City of Fort Collins Comprehensive Plan)  City of Fort Collins Master Street Plan  Fort Collins Infill Infrastructure Report  City of Fort Collins Master Transportation Plan  Mason Corridor Economic Study  Midtown Redevelopment Study To do this, this Plan is intended to stimulate private sector development in and around the Plan Area with a combination of private investment, Authority financing, and public investment. The Plan will assist progress toward the following additional objectives:  To facilitate redevelopment and new development by private enterprise through cooperation among developers and public agencies to plan, design, and build needed improvements.  To address and remedy conditions in the area that impair or arrest the sound growth of the City.  To implement the Comprehensive Plan and its related elements.  To redevelop and rehabilitate the area in a manner which is compatible with and complementary to unique circumstances in the area.  To effectively utilize undeveloped and underdeveloped land. MIDTOWN URBAN RENEWAL PLAN 11  To improve pedestrian, bicycle, vehicular and transit-related circulation and safety.  To ultimately contribute to increased revenues for all taxing entities.  To encourage the voluntary rehabilitation of buildings, improvements and conditions.  To facilitate the enforcement of the laws and regulations applicable to the Plan Area.  To watch for market and/or project opportunities to eliminate blight, and when such opportunities exist, to take action within the financial, legal and political limits of the Authority to acquire land, demolish and remove structures, provide relocation benefits, and pursue redevelopment, improvement and rehabilitation projects. 4. Authorized Urban Renewal Activities To support progress toward the objectives, the Authority may undertake any of the following renewal activities, as deemed appropriate for the elimination or prevention of blight factors within the Plan Area, pursuant to the Urban Renewal Law: Public Improvements and Facilities The Authority may cause, finance or facilitate the design, installation, construction and reconstruction of public improvements in the Plan Area. In order to promote the effective utilization of undeveloped and underdeveloped land in the Plan Area, the Authority may, among other things, enter into financial or other agreements with the City of Fort Collins to provide the City with financial or other support in order to encourage or cause the City to invest funds for the improvement of storm drainage, street conditions and other infrastructure deficiencies in the Plan Area. Cooperative Agreements For the purposes of planning and implementing this Plan, the Authority may enter into one or more cooperative agreements with the City or other public entities. Such agreement may include provisions regarding project financing and implementation; design, location, construction of public improvements; and any other matters required to implement this Plan. Potential entities include but not limited to: Xcel Energy, Qwest, Comcast, Poudre Valley Fire Authority, Poudre Valley Rural Electric Association and Fort Collins-Loveland Water District. Purchase of Property In the event that the Authority finds it necessary to purchase any real property for an urban renewal project to remedy blight factors pursuant to the Urban Renewal Law and this Plan, the Authority may do so by any legal means available, including the exercise of the power of eminent domain, pursuant to the Urban Renewal Law. If the power of MIDTOWN URBAN RENEWAL PLAN 12 eminent domain is to be exercised for the purpose of transfer of property to another private person or entity, the Authority’s decision whether to acquire the property through eminent domain shall be guided by the following criteria, with the understanding that these guidelines shall not be construed to constrain the Authority’s legal ability to exercise the power of eminent domain:  All requirements of the Urban Renewal Law, including eminent domain procedures, have been met.  Other possible alternatives have been thoroughly considered by the Authority.  Good faith negotiations by the Authority and/or the project developer have been rejected by the property owner.  Reasonable efforts have been undertaken to: (a) understand and address the property owner's position and his or her desires for the property and for any existing business on the site, and (b) work with the owner to either include the owner in project planning or purchase the property and relocate the owner in accordance with the Urban Renewal Law on terms and conditions acceptable to the owner. Demolition, Clearance, Environmental Remediation, and Site Prep The Authority may on a case-by-case basis, elect to demolish or to cooperate with others to clear buildings, structures, and other improvements. Development activities consistent with this Plan may require such demolition and clearance to eliminate unhealthy, unsanitary, and unsafe conditions, eliminate obsolete and other uses detrimental to the public welfare, and otherwise remove and prevent the spread of deterioration. Property Disposition The Authority may sell, lease, or otherwise transfer real property or any interest in real property subject to covenants, conditions and restrictions, including architectural and design controls, time restrictions on development, and building requirements, as it deems necessary to develop such property. Redevelopment Agreements The Authority may enter into redevelopment agreements with property owners or developers in the Plan Area to facilitate participation and assistance that the Authority may choose to provide to such owners or developers. These may include provisions regarding project planning, public improvements, financing, design, and any other matters allowed pursuant to the Urban Renewal Law. Relocation Assistance It is not expected that the activities of the Authority will displace any person, family, or business. However, to the extent that in the future the Authority may purchase MIDTOWN URBAN RENEWAL PLAN 13 property causing displacement of any person, family, or business, it shall develop a relocation program to assist any such party in finding another location pursuant to the Urban Renewal Law, and provide relocation benefits consistent with the Urban Renewal Law. There shall be no displacement of any person or business without there being in place a relocation program, which program shall become a part of this Plan when adopted. Hiring The Authority may employ consultants, agents, and employees, permanent and temporary, and it shall determine their qualifications, duties, and compensation. Legal Authority The Authority may also exercise all other powers given to it under the Urban Renewal Law. Catalyst and Enhancement Projects Rehabilitation and redevelopment of the properties surrounding the Plan Area that will continue to foster cleanup, preservation and redevelopment of nearby properties. Additional public infrastructure, not limited to pedestrian amenities, enhanced landscaping, public transportation improvements, public utilities, or public art and architectural features as well as access to services, meeting facilities and shopping options may also further redevelopment of the Plan Area. 5. Development Standards and Procedures All development within the Plan Area shall conform to the Land Use Code and any site specific zoning regulations or policies which might impact properties, all as in effect and as may be amended from time to time. While State statute authorizes the Authority to undertake zoning and planning activities to regulate land use, maximum densities, and building requirements in the Plan Area, the City will regulate land use and building requirements through existing municipal codes and ordinances. 6. Conformance Urban Renewal Law This Plan is in conformity with and subject to the applicable statutory requirements of the Urban Renewal Law. MIDTOWN URBAN RENEWAL PLAN 14 City Plan The City’s adopted Comprehensive Plan, known as City Plan, describes desirable land use and transportation patterns, with goals and policies for those topics along with community appearance and design, the environment, open lands, housing, the economy, and growth management. Briefly summarized, the land use pattern envisioned by these plans for the Plan Area is a commercial corridor well-integrated with surrounding development. The Plan Area is envisioned to evolve with improved community design and streetscapes, in an interconnected framework of streets and blocks. One of the purposes of this Plan is to implement the vision for the Plan Area as a commercial corridor with mixed-use residential improvements, as well as create a connection to the Mason Corridor for improved transit circulation. This Plan is intended to provide mechanisms to facilitate implementation of City Plan, and therefore it is in direct conformance with City Plan. The following excerpts from City Plan highlight the linkage between City Plan and this Urban Renewal Plan. These are representative excerpts, and not an all-inclusive listing of relevant statements: Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1: Prioritize Targeted Redevelopment Areas Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter’s Infill and Redevelopment section, to support redevelopment areas and prevent areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. Policy EH 4.2: Reduce Barriers to Infill Development and Redevelopment Develop new policies and modify current policies, procedures, and practices to reduce and resolve barriers to Infill development and redevelopment. Emphasize new policies and modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. Policy LIV 5.1: Encourage Targeted Redevelopment and Infill Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map. The purpose of these areas is to: MIDTOWN URBAN RENEWAL PLAN 15  Promote the revitalization of existing, underutilized commercial and industrial areas.  Concentrate higher density housing and mixed-use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity.  Channel development where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips.  Promote reinvestment in areas where infrastructure already exists.  Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. Areas identified on the Targeted Infill and Redevelopment Areas Map are parts of the city where general agreement exists that redevelopment and infill would be beneficial. These areas are generally considered a priority for efforts to reduce barriers and concentrate public investment in infrastructure. However, of the areas identified, the “community spine” (see Policy LIV 5.2) shall be the highest priority location for such efforts. Areas not shown on the Targeted Infill and Redevelopment Areas map are not excluded from redevelopment and infill activity, but are considered to be lower priority or where activity is less likely to occur for other reasons. Policy LIV 5.2: Target Public Investment along the Community Spine Together, many of the Targeted Redevelopment Areas and Activity Centers form the “community spine” of the city along College Avenue and the Mason Corridor. The “community spine” shall be considered the highest priority area for public investment in streetscape and urban design improvements and other infrastructure upgrades to support infill and redevelopment and to promote the corridor’s transition to a series of transit-supportive, mixed-use activity centers over time. Established residential neighborhoods adjacent to College Avenue and the Mason Corridor will be served by improvements to the “community spine” over time, but are not intended to be targeted for infill or redevelopment. Policy LIV 5.3: Policy LIV 5.3 – Identify Additional Redevelopment and Infill Areas as Appropriate Utilize subarea plans to help designate areas for redevelopment and infill that are not identified on the Targeted Infill and Redevelopment Areas Map. Within these plans, support the development of appropriate design standards to protect the character of neighborhoods and to ensure conformance with City Plan. Principle LIV 34: General Commercial Districts will include a wide range of community and regional uses, in various sizes and scales, designed for convenient access by all modes of travel, efficient circulation, and a comfortable pedestrian environment. Policy LIV 34.2: Mix of Uses MIDTOWN URBAN RENEWAL PLAN 16 Although many existing General Commercial Districts in the City consist of single-use commercial centers today, the incorporation of a broader mix of uses is desirable over time:  Principal uses: Retail, restaurants, office, and other commercial services.  Supporting uses: Entertainment, high-density residential, day care (adult and child), and other supporting uses.  Policy LIV 34.3: Support the Revitalization of Existing Strip Commercial Corridor Developments Encourage and support the gradual evolution of existing, auto-oriented strip commercial areas to a more compact, pedestrian and transit-oriented pattern of development over time through infill and redevelopment. Establish enhanced walking connections between destinations. Principle LIV 35: Community Commercial Districts will be communitywide destinations and hubs for a high-frequency transit system. They will be quality mixed-use urban activity centers that offer retail, offices, services, small civic uses, and higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. Policy LIV 35.4: Transform through Infill and Redevelopment Support the transformation of existing, underutilized Community Commercial Districts through infill and redevelopment over time to more intense centers of activity that include a mixture of land uses and activities, an enhanced appearance, and access to all transportation modes. Principle LIV 43: Enhanced Travel Corridors will be strategic and specialized Transportation Corridors that contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Enhanced Travel Corridors will provide high-frequency/high efficiency travel opportunities for all modes linking major activity centers and districts in the city. Policy LIV 43.3: Support Transit-Supportive Development Patterns Support the incorporation of higher intensity, transit-supportive development along Enhanced Travel Corridors through infill and redevelopment. Encourage the densities and broader mix of uses necessary to support walking, bicycling, and transit use while accommodating efficient automobile use. 7. Project Financing Specific projects may be financed in whole or in part by the Authority, under the tax increment financing (TIF) provisions of CRS § 31-25-107(9)(a) of the Urban Renewal Law, or by any other available source of financing authorized to be undertaken by the MIDTOWN URBAN RENEWAL PLAN 17 Authority pursuant to CRS § 31-25-105 of the Urban Renewal Law. The Authority is authorized to:  Finance urban renewal projects within the Plan Area with revenues from property tax increments, sales tax increments, interest income, federal loans or grants, agreements with public, quasi-public or private parties and entities, loans or advances from any other available source, and any other available sources of revenue.  Issue bonds and incur other obligations contemplated by the Urban Renewal Law in an amount sufficient to finance all or any part of a project within the Plan Area.  Borrow funds and create indebtedness in any authorized form in carrying out this Plan. Any principal and interest on such indebtedness may be paid from property tax increments, sales tax increments or any other funds, revenues, assets or properties legally available to the Authority. Such methods may be combined to finance all or part of the Plan activities. Tax Increment Financing (TIF) District Boundaries If permissible by the Urban Renewal Law, the Authority is authorized to create TIF districts within the Plan Area that can include, but are not limited to a single parcel or multiple parcels for a qualified project. Accordingly, the Plan may be amended when the TIF district is decided upon by the Authority, and incremental property tax and/or sales tax revenues attributable to the redevelopment in the Plan Area to pay the indebtedness incurred by the Authority. Reference Figure 2 for an example. Property Tax Increment A fund for financing projects may be accrued and used by the Authority under the property tax allocation financing provisions of the Urban Renewal Law. Under this method, property taxes levied after the effective date of the approval of this Plan upon taxable property in the Plan Area each year by or for the benefit of any public body shall be divided for a period not to exceed twenty-five (25) years after the effective date of the adoption of the tax allocation provision, as follows: Base Amount - That portion of the taxes which are produced by the levy at the rate fixed each year by or for such public body upon the valuation for assessment of taxable property in the Plan Area last certified prior to the effective date of approval of the Plan or, as to an area later added to the Plan Area, the effective date of the modification of the Plan, shall be paid into the funds of each such public body as are all other taxes collected by or for said public body. MIDTOWN URBAN RENEWAL PLAN 18 Increment amount - That portion of said property taxes in excess of such base amount shall be allocated to and, when collected, paid into a special fund of the Authority to pay the principal of, the interest on, and any premiums due in connection with the bonds of, loans or advances to, or indebtedness incurred by (whether funded, refunded, assumed or otherwise) the Authority for financing or refinancing, in whole or in part, a specific project. Such increment amount shall also be used to pay for the Authority's financial obligations incurred in the implementation of this Plan. Unless and until the total valuation for assessment of the taxable property in the Plan Area exceeds the base valuation for assessment of the taxable property in the Plan Area, all of the taxes levied upon taxable property in the Plan Area shall be paid into the funds of the respective public bodies. In the event that there is a general reassessment of taxable property valuations in Larimer County, which are subject to division of valuation for assessment between base and increment, as provided above, the portions of valuations for assessment to be allocated as provided above shall be proportionately adjusted in accordance with such reassessment. Note that at the time of this Plan adoption, such a general reassessment occurs every two years, in the odd-numbered years. When such bonds, loans, advances, indebtedness, and financial obligations, including interest thereon and any premiums due in connection therewith, have been paid, all taxes upon the taxable property in the Plan Area shall be paid into the funds of the respective public bodies. Sales Tax Increment The project may also be financed by the Authority under the sales tax allocation financing provisions of the Urban Renewal Law. The act allows that upon the adoption or amendment of an URP, sales taxes flowing to the City may be "frozen" at their current level. The current level is established based on the previous twelve months prior to the adoption of this Plan. Thereafter, the City can continue to receive this fixed sales tax revenue. The Authority thereafter may receive all, or an agreed upon portion of the additional sales taxes (the increment) which are generated above the base. The Authority may use these incremental revenues to finance the issuance of bonds, reimburse developers for public improvement costs, reimburse the City for public improvement costs and pay off financial obligations and other debts incurred in the administration of the URP. This increment is not an additional sales tax, but rather is a portion of the established tax collected by the City, and the sales tax increment resulting from redevelopment efforts and activities contemplated in this Plan. Tax Increment Reimbursement Tax increment revenues may be used to reimburse the City and/or a developer for costs incurred for improvements related to a project to pay the debt incurred by the MIDTOWN URBAN RENEWAL PLAN 19 Authority with such entities for urban renewal activities and purposes. Tax incremental revenues may also be used to pay bonded indebtedness, financial obligations and debts of the Authority related to urban renewal activities under this Plan. 8. Modifications to the Plan This Plan may be modified pursuant to requirements and procedures set forth in CRS §31-25-107 of the Urban Renewal Law governing such modifications or amendments to the extent such modifications or amendments do not conflict with the agreements. Nothing herein shall be construed to require the Authority to first obtain the permission of any party to an Agreement prior to amending or modifying this Plan. 9. Reasonable Variations The Authority shall have the ability to approve reasonable variations (as determined by the Board) from the strict application of these Plan provisions, so long as such variations reasonably accommodate the intent and purpose of this Plan and the Urban Renewal Law. Plan provisions may be altered by market conditions, redevelopment opportunities and/or the needs of the community affected by the Plan. 10. Effective Date of the Plan This plan shall be effective upon its final approval by the Fort Collins City Council. Except as otherwise permitted under the Urban Renewal Law, the term of the TIF period is twenty-five (25) years from the effective date of the Plan, unless the Authority deems, to the extent consistent with the terms in the Agreements, that all activities to accomplish the Project have been completed and all debts incurred to finance such activities and all expenses of the Authority have been repaid. In that event, the Authority may declare the Plan fully implemented. MIDTOWN URBAN RENEWAL PLAN 20 Appendix A – Legal Description DESCRIPTION OF THE MIDTOWN URBAN RENEWAL PLAN AREA A tract of land located in Sections 23, 24, 25, 26, 35 and 36 of Township 7 North, Range 69 West and in Sections 1 and 2 of Township 6 North, Range 69 West, all of the Sixth Principal Meridian, City of Fort Collins, Larimer County, Colorado, contained within the following described area; Beginning at the center of South College Avenue with its intersection with the easterly extension of the southerly right of way of Prospect Road, the TRUE POINT OF BEGINNING of this description; THENCE westerly along the said extended line and along the said southerly right of way to the west line of the plat of “Griffin Plaza Subdivision”; THENCE southerly, westerly and southerly along the said west line to the southerly line of the said plat of “Griffin Plaza Subdivision”; THENCE easterly and southerly along the said southerly line to the westerly right of way of the BNSF Railway; THENCE easterly and radially to the said right of way to the easterly right of way of the BNSF Railway; THENCE southerly along the said easterly right of way to the east west centerline of the said Section 26; THENCE easterly along the said east west centerline and returning to the said easterly right of way of the BNSF Railway; THENCE continuing southerly along the said easterly right of way to the south line of the said Section 26; THENCE westerly along the said south line and returning to the said easterly right of way of the BNSF Railway; THENCE continuing southerly along the said easterly right of way to the north line of the said Section 2; THENCE easterly along the said north line and returning to the said easterly right of way of the BNSF Railway; THENCE continuing southerly along the said easterly right of way to the north line of the plat of “George T. Sanders Co. P.U.D.”; THENCE easterly along the said north line to the westerly right of way of Fossil Boulevard; THENCE southerly along the said westerly right of way to the westerly extension of the southerly right of way of West Fairway Lane; THENCE easterly along the said extended line and along the said southerly right of way, its easterly extension and along the southerly right of way of Fairway Lane to the southerly extension of the east line of the plat of “Replat Of A Part Of Fairway Estates”; THENCE northerly along the said extended line and along the said east line of the “Replat Of A Part Of Fairway Estates”, along the east line of the plat of “Replat Of A Part OF Lot 7, Lot 8, Lot 9, And A Part Of Lot 10 Of the Replat Of A Part Of Fairway Estates” and continuing along the east line of the said plat of “Replat Of A Part Of Fairway Estates” and its northerly extension to the southwest corner of that certain tract of land as described in a Warranty Deed Recorded April 2, 2002 at Reception No. 2002038320 records of the Clerk and Recorder of the said Larimer County; THENCE easterly along the southerly line of the said tract described at Reception No. 2002038320 to the southwest corner of the plat of “Fort Collins Supportive Housing Subdivision”; THENCE easterly along the southerly line of the said plat to the southeast corner of the said “Fort Collins Supportive Housing Subdivision”; THENCE northerly along the easterly line of the said plat to the southerly right of way of MIDTOWN URBAN RENEWAL PLAN 21 East Harmony Road; THENCE easterly along the said southerly right of way and its easterly extension to the easterly right of way of Hogan Drive; THENCE northerly to the intersection of the northerly right of way of East Harmony Road with the easterly right of way of John F. Kennedy Parkway; THENCE northerly along the said easterly right of way of John F. Kennedy Parkway and along the easterly right of way’s extension through intersecting side streets through the East Horsetooth Road right of way, to the southerly line of Tract Nine as shown on the plat of “The Foothills Fashion Mall Expansion”; THENCE easterly along the southerly line of the said Tract Nine to the westerly right of way of Stanford Road; THENCE northerly along the said westerly right of way to the northerly line of the plat of “The Foothills Fashion Mall Foley’s Expansion”; THENCE westerly along the said northerly line to the easterly line of Tract K of the plat of “Southmoor Village Fifth Filing”; THENCE southerly along the said easterly line of Tract K to the southerly line of the said Tract K; THENCE westerly along the said southerly line to the westerly line of the said Tract K; THENCE northerly along the said westerly line to the northerly line of the said plat of “Southmoor Village Fifth Filing”; THENCE westerly along the said northerly line to the easterly line of Tract H of the said plat of “Southmoor Village Fifth Filing”; THENCE southerly along the said easterly line to the southerly line of the said Tract H; THENCE westerly along the southerly line of the said Tract H to the southerly right of way of Remington Street as shown on the plat of “A Replat Of Tracts F, G, And J, And Vacated Service Road, Southmoor Village Fifth Filing”; THENCE westerly along the said southerly right of way to the westerly right of way of the said Remington Street; THENCE northerly along the said westerly right of way and along the westerly right of way’s extension through intersecting side streets, to the northerly right of way of Harvard Avenue; THENCE easterly along the said northerly right of way to the easterly line of Lot 13 of the plat of “Plat Of Thunderbird Estates Seventh Filing”; THENCE northerly along the easterly line of Lot 13 and its northerly extension to the easterly line of the plat of “Thunderbird Estates Sixth Filing”; THENCE northerly along the said easterly line to the southerly line of Lot 3 of the said plat of “Thunderbird Estates Sixth Filing”; THENCE westerly along the said southerly line to the westerly line of the said Lot 3; THENCE northerly along the said westerly line to the southerly right of way of Drake Road; THENCE westerly along the said southerly right of way to the southerly extension of the easterly line of Lot 1 of the Plat of “The Resubdivision of Tract A, South College Heights Fourth Subdivision”; Thence northerly along the said southerly extension and along the said easterly line of Lot 1, to the southerly right of way of Princeton Avenue; Thence westerly along the said southerly right of way to the easterly right of way of South College Avenue; THENCE northerly along the said easterly right of way and along the easterly right of way’s extension through intersecting side streets, to the northerly right of way of Rutgers Avenue; THENCE easterly along the said northerly right of way to the easterly line of the “Rutgers Building Condominiums”; THENCE northerly along the said easterly line to the southerly line of the plat of “Raising Cane’s”; THENCE easterly along the said southerly line to the easterly line of the said plat of “Raising Cane’s”; THENCE northerly along the said easterly line to the southerly line of the plat of “A Replat of A Part of Tract 1, Replat of Block 2 and Lots 1 to 7 Inclusive of MIDTOWN URBAN RENEWAL PLAN 22 Block 1 of the St. Vrain Subdivision”; THENCE easterly along the said southerly line to the westerly right of way of Remington Street; THENCE northerly along the said westerly right of way to the southerly right of way of Spring Park Drive; THENCE westerly along the said southerly right of way to the southerly extension of the easterly line of the plat of “Human Bean At Spring Creek”; THENCE northerly along the said extended line and along the said easterly line and along the easterly lines of Lots 1 through 7 of the plat of “Moran’s Subdivision” to the southerly right of way of East Stuart Street; THENCE northerly to the northerly right of way of East Stuart Street and to the easterly line of the West 180 feet of Lot 5 of the plat of “Maynard Subdivision”; THENCE northerly along the said easterly line to the northerly line of the said Lot 5; THENCE westerly along the said northerly line to the easterly line of Lot 2 of the plat of “A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision”; THENCE northerly along the said easterly line and along the easterly line of Lot 1 of the said plat of “A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision” to the northerly line of the said plat of ”A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision”; THENCE easterly along the said northerly line to the easterly line of the west 240 feet of Lot 2 of the said plat of “Maynard Subdivision”; THENCE northerly along the said easterly line and its northerly extension to the southerly line of the northerly 232 feet of the said plat of “Maynard Subdivision”; THENCE westerly along the said southerly line to the easterly line of the westerly 213 feet of Lots 14 and 1 of the said plat of “Maynard Subdivision”; THENCE northerly along the said easterly line and its northerly extension to the northerly right of way of Parker Street; THENCE westerly along the said northerly right of way to the easterly right of way of the north-south alley through Block 1 of the plat of “I.C. Bradley’s Addition To The City Of Fort Collins”; THENCE northerly along the said easterly alley right of way to the southerly right of way of East Prospect Road; THENCE westerly along the said southerly right of way to the POINT OF BEGINNING. Excepting there from all of the plat of “Amended Final Plat of Parkway Townhomes P.U.D.” All Plats referred to in the above described description are Plats of record with the Clerk and Recorder of Larimer County. I hear by state that the above description was prepared by me and is true and correct to the best of my professional knowledge belief and opinion. The above described tract is based upon previously recorded plats and deeds and not upon an actual field survey. Wallace C. Muscott Colorado P.L.S. 17497 PO Box 580 Fort Collins, CO 80525 April 20, 2011 MIDTOWN URBAN RENEWAL PLAN 23 Appendix B – Legal Description DESCRIPTION OF THE TAX INCREMENT FINANCING DISTRICT – PROSPECT SOUTH A tract of land located in Sections 23 and 24 of Township 7 North, Range 69 West West of the Sixth Principal Meridian, City of Fort Collins, Larimer County, Colorado, contained within the following described area; Beginning at the center of South College Avenue with its intersection with the easterly extension of the southerly right of way of Prospect Road, the TRUE POINT OF BEGINNING of this description; THENCE westerly along the said extended line and along the said southerly right of way to the west line of the plat of “Griffin Plaza Subdivision”; THENCE southerly, westerly and southerly along the said west line to the southerly line of the said plat of “Griffin Plaza Subdivision”; THENCE easterly and southerly along the said southerly line to the westerly right of way of the BNSF Railway; THENCE easterly and radially to the said right of way to the easterly right of way of the BNSF Railway; THENCE southerly along the said easterly right of way to the northerly line of the plat of “ Whole Foods Center”; THENCE easterly along the said northerly line to the westerly line of Tract “E” of the plat of “University Shopping Center”; THENCE southerly along the said westerly line to the southerly line of the said Tract “E”; THENCE easterly along the said southerly line to the westerly right of way of South College Avenue; THENCE easterly to the intersection of the easterly right of way of South College Avenue with the northerly right of way of Rutgers Avenue; THENCE easterly along the said northerly right of way to the easterly line of the “Rutgers Building Condominiums”; THENCE northerly along the said easterly line to the southerly line of the plat of “Raising Cane’s”; THENCE easterly along the said southerly line to the easterly line of the said plat of “Raising Cane’s”; THENCE northerly along the said easterly line to the southerly line of the plat of “A Replat of A Part of Tract 1, Replat of Block 2 and Lots 1 to 7 Inclusive of Block 1 of the St. Vrain Subdivision”; THENCE easterly along the said southerly line to the westerly right of way of Remington Street; THENCE northerly along the said westerly right of way to the southerly right of way of Spring Park Drive; THENCE westerly along the said southerly right of way to the southerly extension of the easterly line of the plat of “Human Bean At Spring Creek”; THENCE northerly along the said extended line and along the said easterly line and along the easterly lines of Lots 1 through 7 of the plat of “Moran’s Subdivision” to the southerly right of way of East Stuart Street; THENCE northerly to the northerly right of way of East Stuart Street and to the easterly line of the West 180 feet of Lot 5 of the plat of “Maynard Subdivision”; THENCE northerly along the said easterly line to the northerly line of the said Lot 5; THENCE westerly along the said northerly line to the easterly line of Lot 2 of the plat of “A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision”; THENCE northerly along the said easterly line and along the easterly line of Lot 1 of the said plat of “A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision” to the northerly line of the said MIDTOWN URBAN RENEWAL PLAN 24 plat of ”A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision”; THENCE easterly along the said northerly line to the easterly line of the west 240 feet of Lot 2 of the said plat of “Maynard Subdivision”; THENCE northerly along the said easterly line and its northerly extension to the southerly line of the northerly 232 feet of the said plat of “Maynard Subdivision”; THENCE westerly along the said southerly line to the easterly line of the westerly 213 feet of Lots 14 and 1 of the said plat of “Maynard Subdivision”; THENCE northerly along the said easterly line and its northerly extension to the northerly right of way of Parker Street; THENCE westerly along the said northerly right of way to the easterly right of way of the north-south alley through Block 1 of the plat of “I.C. Bradley’s Addition To The City Of Fort Collins”; THENCE northerly along the said easterly alley right of way to the southerly right of way of East Prospect Road; THENCE westerly along the said southerly right of way to the POINT OF BEGINNING. All Plats referred to in the above described description are Plats of record with the Clerk and Recorder of Larimer County. I hear by state that the above description was prepared by me and is true and correct to the best of my professional knowledge belief and opinion. The above described tract is based upon previously recorded plats and deeds and not upon an actual field survey. Wallace C. Muscott Colorado P.L.S. 17497 PO Box 580 Fort Collins, CO 80525 April 20, 2011 MMiiddttooww nn UUrrbbaa nn RReennee wwaall PPll aann - FFooootthh iillllss TTaaxx II nnccrreemm eenntt FF iinnaanncc iinngg DD iissttrrii cctt LLaarriimmee rr CCoouunn ttyy IImmpp aacctt RRee ppoorrtt City of Fort Collins, Colorado January 25, 2013 Prepared by: Fort Collins Urban Renewal Authority Prepared for: Larimer County Board of Commissioners City of Fort Collins City Council ATTACHMENT 2 MIDTOWN URBAN RENEWAL PLAN – FOOTHILLS TAX INCREMENT FINANCING DISTRICT LARIMER COUNTY IMPACT REPORT – January 25, 2013 1 This page intentionally left blank. MIDTOWN URBAN RENEWAL PLAN – FOOTHILLS TAX INCREMENT FINANCING DISTRICT LARIMER COUNTY IMPACT REPORT – January 25, 2013 2 CONTENTS INTRODUCTION ................................................................................................................... 3 FOOTHILLS TAX INCREMENT FINANCING DISTRICT ............................................................ 4 DEVELOPMENT PROGRAM ............................................................................................. 4 TIME FOR PROJECT COMPLETION ................................................................................... 4 ESTIMATED PROJECT INCREMENT AND USES ................................................................. 5 ESTIMATED IMPACTS TO LARIMER COUNTY ...................................................................... 6 PROPERTY TAX REVENUE IMPACTS ................................................................................ 6 SALES TAX REVENUE IMPACTS ........................................................................................ 6 NET IMPACTS ON COUNTY INFRASTRUCTURE/SERVICES ............................................... 7 CONCLUSION ....................................................................................................................... 9 MIDTOWN URBAN RENEWAL PLAN – FOOTHILLS TAX INCREMENT FINANCING DISTRICT LARIMER COUNTY IMPACT REPORT – January 25, 2013 3 INTRODUCTION Colorado Revised Statues (C.R.S.) 31-25-107(3.5) requires a governing body to create an urban renewal impact report and submit it to the Board of County Commissioners in order to analyze the anticipated impact of redevelopment that occurs within a tax increment financing (TIF) District. The Fort Collins City Council adopted the Midtown Urban Renewal Plan (the “Plan”) in September 2011 (ratification and amendment to be considered on February 28, 2013). At the time the Plan was adopted it included a provision establishing a TIF district for the Prospect South area, with the intention of creating multiple additional TIF districts within the Plan area based on imminent redevelopment projects. In July 2012, Foothills Mall and adjacent properties were acquired by Walton Foothills Holdings IV, LLC (Walton) with the intent to complete a significant redevelopment. Redevelopment of Foothills Mall has been a top priority for the City of Fort Collins for numerous years, and the land acquired by Walton was identified as a key area for redevelopment in the Midtown Urban Renewal Plan in anticipation of using TIF to provide needed public investment in support of redevelopment, in accordance with the Colorado Urban Renewal Law. Without TIF financing the redevelopment of the Foothills Mall is not expected to take place as contemplated in the Plan. On February 28, 2013, the Fort Collins City Council will consider an amendment to the Midtown Urban Renewal Plan which would create the Foothills TIF District in a portion of the Plan area to help rehabilitate the Foothills Mall, which is blighted and has been in a steady state of decline for years. The City and the Fort Collins Urban Renewal Authority (URA) have made it a policy to keep the TIF districts in the larger Midtown Urban Renewal Plan Area as small as possible so that increases in assessed value in the larger urban renewal plan area will benefit the taxing bodies that levy property and sales taxes in those areas in the Plan that are not subject to TIF. This report is being provided In accordance with C.R.S. 31-25-107(3.5). MIDTOWN URBAN RENEWAL PLAN – FOOTHILLS TAX INCREMENT FINANCING DISTRICT LARIMER COUNTY IMPACT REPORT – January 25, 2013 4 FOOTHILLS TAX INCREMENT FINANCING DISTRICT DEVELOPMENT PROGRAM The development program for the Foothills tax increment financing (TIF) District is based upon proposals submitted by the owner of nearly all of the Foothills Mall property, Walton Foothills Holdings IV, LLC. Under this proposal, Walton proposes to redevelop the existing Foothills Mall, along with adjacent properties, into a revitalized indoor-outdoor retail destination with multifamily housing. This development program is consistent with adopted City plans and policies, and is summarized in Table 1. Table 1: Foothills TIF District, Proposed Development Program It is important to note that the existing Foothills Mall and surrounding properties contain 684,000 square feet of commercial space and no residential units; therefore, the net new development includes approximately 50,000 square feet of commercial and 800 new multi-family residential units. The redevelopment within the TIF District is also expected to lead to additional redevelopment in areas adjacent to the TIF District that will also benefit the County and other taxing bodies. In addition to a conceptual proposal submitted to the Fort Collins proposed development program is based on the most recent submittal by the Owner and may be subject to change pending the outcome of the City’s entitlement process. TIME FOR PROJECT COMPLETION The development timetable for the proposed program presented above will ultimately be determined by prevailing market conditions; however, it is not anticipated to be longer than 5 years. The proposed development schedule is provided in Table 2. Table 2: Foothills TIF District, Proposed Development Schedule Interior Mall Improvements January 2013 – February 2014 Deconstruction March 2013 – March 2014 New Buildings September 2013 – October 2014 Site work February 2013 – October 2014 Building New Redevelopment SF/Units Single Family Detached 0 Multifamily Units 800 Office 0 Retail 730,147 MIDTOWN URBAN RENEWAL PLAN – FOOTHILLS TAX INCREMENT FINANCING DISTRICT LARIMER COUNTY IMPACT REPORT – January 25, 2013 5 ESTIMATED PROJECT INCREMENT AND USES The development program for the Foothills tax increment financing (TIF) District is expected to generate estimated average property tax increment revenue over the proposed 25-year life of the TIF District of approximately $2.0 million per annum. Based on estimates of costs of infrastructure and site improvements necessary to accomplish redevelopment of the Foothills Mall, it is assumed that 100% of the total property tax increment over the 25-year period will be dedicated to improvements in the Foothills TIF District. MIDTOWN URBAN RENEWAL PLAN – FOOTHILLS TAX INCREMENT FINANCING DISTRICT LARIMER COUNTY IMPACT REPORT – January 25, 2013 6 ESTIMATED IMPACTS TO LARIMER COUNTY Impacts to Larimer County were estimated using a model that Larimer County and City of Fort Collins staffs worked together to develop in 2007 for the purpose of estimating potential impacts generated from new redevelopment (the “Model”). While the Model does not account for revenue increases and benefits to the County as required by C.R.S. 31-25-107(3.5), it was used to project possible impacts within the proposed Foothills TIF District based on the development program outlined above in Table 1 and the expected 25-year tax increment period. The Model assumes 4% to determine net present value. While actual rates may be higher or lower, over the course of the TIF District 4% is agreed to be a fair assumption. Additional assumptions include: • The commercial component of the project will begin construction in 2013 and be completed by 2014 • The residential component of the project will be completed by 2015 • 10% of the County’s general fund budget is fixed, and 90% is variable Exhibit A to this report provides a summary of the model output. PROPERTY TAX REVENUE IMPACTS During the proposed 25-year tax increment period, the County’s share of property tax revenue would be limited to its share of the property tax base (reflecting the current property value of the blighted Mall), which is approximately $277,196 annually, or a cumulative total of $6.9 million over the next 25 years. Note that this value does not include the biennial base adjustment, which would generally result in a progressively greater amount of tax retained by the County over the course of the 25-year period. After the 25-year tax increment period is completed, the County’s share of property tax revenues would rise to approximately $965,403 on an annual basis. Increases in assessed valuation in areas of the Plan adjacent to the TIF District will benefit from the redevelopment within the TIF District, which redevelopment will result from the pledge of TIF revenue to complete the necessary redevelopment. SALES TAX REVENUE IMPACTS The financing model for the redevelopment project provides for the URA will pledge a portion of the City’s sales tax increment revenue generated within the Foothills TIF District. Of the City’s 3.85% sales tax, up to 2.25% of the annual increment may be pledged to assist with the total financing for the redevelopment program, subject to URA Board approval. An initial analysis estimates approximately $111 million annually in net new sales generated by the redeveloped mall. The County would continue to collect sales tax revenue; at the current rate of .6%, which would generate approximately $666,000 annually in net new revenue. While it is understood this revenue is earmarked for the County’s open space program, jail expansion, and the Larimer County Fairgrounds and Events Center, redevelopment of the mall would MIDTOWN URBAN RENEWAL PLAN – FOOTHILLS TAX INCREMENT FINANCING DISTRICT LARIMER COUNTY IMPACT REPORT – January 25, 2013 7 provide an increase to those funds that will not otherwise be available without the redevelopment of the TIF District. NET IMPACTS ON COUNTY INFRASTRUCTURE/SERVICES The entire proposed Foothills TIF District is centrally located within the City of Fort Collins’ municipal boundaries, and therefore the City is the primary provider of local government services and infrastructure for this area. The Model projects an impact on County services totaling approximately $6.8 million over the 25-year TIF District. While this is not an insignificant impact, the increased revenue from biennial property tax base adjustments and surrounding properties’ increased property values due to the mall’s improvements is anticipated to more than offset County costs. It is important to note that the Model is “designed to be an illustrative abstraction of reality; it is not anticipated that the impacts estimated will precisely mirror those that actually occur” (BBC Research & Consulting, third-party consultant that helped the County and City develop the Model). Infrastructure impacts associated with the proposed development program will be financed by the development, Urban Renewal Authority or City of Fort Collins with incremental revenues and/or some combination of increment dollars with other appropriate funding sources. No additional County infrastructure is anticipated to be necessary to serve development within the Foothills TIF District. The Model projects that the Foothills Mall redevelopment may increase the burden on the County’s general government services due to an increase in non-residential and residential development. The Model estimated that such impacts would not likely exceed a cumulative total of $5.6 million over the proposed 25-year TIF periods. The Model projects County Health and Human Services and Sheriff costs to be minimal for commercial/office/retail properties, which will be the primary type of development for this TIF District, totaling approximately $810,000 over 25-years. Additionally, the Model projects that impacts to the Road and Bridge Fund could reach approximately $380,000 over 25 years. FUNDING OF COUNTY INFRASTRUCTURE AND SERVICES There do not appear to be any additional County infrastructure requirements created as a result of the redevelopment in the proposed TIF District. Furthermore, the City does not contemplate that the County will have to provide any public improvements and minimal services to serve this development as properties in the area are entirely located within the municipal boundaries of the City and will therefore be served by the City. Allowing the area to deteriorate further may, in fact, have a greater, and detrimental, impact on the revenue available and services if no public investment is made. Any additional demands (direct or indirect) on County services due to a general increase in MIDTOWN URBAN RENEWAL PLAN – FOOTHILLS TAX INCREMENT FINANCING DISTRICT LARIMER COUNTY IMPACT REPORT – January 25, 2013 8 population within the proposed Foothills TIF District (which, it should be noted, may not result in an actual increase in County population) is expected to be more than offset by increases in the base assessed value due to periodic adjustment in the base assessment roll, as well as increases in property value and sales tax revenue located in proximity to the TIF District. OTHER ESTIMATED IMPACTS TO COUNTY SERVICES OR REVENUES Consideration of other factors not reflected in the Model reinforces further that the County’s financial well-being will on balance be benefitted, rather than burdened, by the redevelopment of the Mall. Property values of Foothills Mall properties, as well as retail sales and other income generation associated with Foothills Mall, have been in decline and would be expected to continue a steady and significant decline without a major redevelopment of the Mall. The City has made vigorous efforts to promote the redevelopment of the Mall over the course of the past decade or more, and those efforts have until recently been unrewarded. The City and the Fort Collins Urban Renewal Authority do not expect significant redevelopment to move forward without the financial support that a TIF District would allow. Furthermore, the City is confident that the redevelopment of Foothills Mall will result in significant benefits to Larimer County (as well as to the City of Fort Collins) that are indirect and less easily quantified, such as: • Increased regional economic activity due to the presence of a new premier regional shopping and entertainment destination, and related quality of life improvements for existing and future residents ; • New construction jobs, as well as new full time and part time jobs from new and existing retail tenants in the Mall; • Reduced vehicle miles traveled by Fort Collins residents and related reduction in burden on County roads and bridges; and • Promotion of sustainability goals espoused by both Larimer County and the City of Fort by ensuring retail and entertainment centers are woven into the fabric of the community, close to where people live and, therefore, easy for pedestrians to access, and by utilization of existing infrastructure along major transportation routes. MIDTOWN URBAN RENEWAL PLAN – FOOTHILLS TAX INCREMENT FINANCING DISTRICT LARIMER COUNTY IMPACT REPORT – January 25, 2013 9 CONCLUSION In summary, and regarding “the impact of the reinvestment project on County revenues and on the cost and extent of additional County infrastructure and services required to serve the development within the proposed reinvestment area”, there do not appear to be any additional County infrastructure requirements created as a result of the redevelopment in the proposed TIF District. Furthermore, the City does not contemplate that the County will have to provide any public improvements and minimal services to serve this development as properties in the area are entirely located within the municipal boundaries of the City and will therefore be served by the City. Allowing the area to deteriorate further may, in fact, have a greater, and detrimental, impact on the revenue available and services if no public investment is made. Any additional demands (direct or indirect) on County services due to a general increase in population within the proposed Foothills TIF District is expected to be more than offset by increases in the base assessed value due to periodic adjustment in the base assessment roll, as well as increases in property value and sales tax revenue located in proximity to the TIF District. Exhibit A - Summary of Fiscal Impact Model Output Year 1 2 3 4 5 6 7 8 9 10 Property Tax Revenue 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Residential 1 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Residential 2 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Residential 3 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Residential 4 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Retail 1 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Retail 2 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Office $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Non Taxable $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Industrial $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Property Taxes Subtotal $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Other Revenue Residential $ - $ - $ - $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 Commercial $ - $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 Other Revenue Subtotal $ - $ 4,865 $ 4,865 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 Total Revenues From Project $ - $ 5,112 $ 5,240 $ 492,094 $ 504,397 $ 517,007 $ 529,932 $ 543,180 $ 556,759 $ 570,678 Revenues from Residential $ - $ - $ - $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 Revenues from Commercial $ - $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 Residential Expenditures $ - $ - $ - $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 Commercial Expenditures $ - $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 Total Expenditures from Project $ - $ 56,262 $ 57,669 $ 907,006 $ 929,681 $ 952,923 $ 976,746 $ 1,001,165 $ 1,026,194 $ 1,051,849 Total Project Net Surplus (Deficit) $ - $ (51,150) $ (52,429) $ (414,912) $ (425,284) $ (435,917) $ (446,814) $ (457,985) $ (469,434) $ (481,170) Cumulative Surplus (Deficit) $ - $ (51,150) $ (103,580) $ (518,491) $ (943,776) $ (1,379,692) $ (1,826,507) $ (2,284,491) $ (2,753,926) $ (3,235,096) Net Present Value at 4% ($6,821,167) Fiscal Impact Larimer County Fiscal Model Midtown Urban Renewal Plan - Foothills Tax Increment Financing District Larimer County Impact Report - January 25, 2013 Exhibit A - Summary of Fiscal Impact Model Output Year Property Tax Revenue Residential 1 Residential 2 Residential 3 Residential 4 Retail 1 Retail 2 Office Non Taxable Industrial Property Taxes Subtotal Other Revenue Residential Commercial Other Revenue Subtotal Total Revenues From Project Revenues from Residential Revenues from Commercial Residential Expenditures Commercial Expenditures Total Expenditures from Project Total Project Net Surplus (Deficit) Cumulative Surplus (Deficit) Net Present Value at 11 12 13 14 15 16 17 18 19 20 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 584,945 $ 599,569 $ 614,558 $ 629,922 $ 645,670 $ 661,812 $ 678,357 $ 695,316 $ 712,699 $ 730,517 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 1,078,145 $ 1,105,099 $ 1,132,726 $ 1,161,044 $ 1,190,070 $ 1,219,822 $ 1,250,318 $ 1,281,576 $ 1,313,615 $ 1,346,455 $ (493,200) $ (505,530) $ (518,168) $ (531,122) $ (544,400) $ (558,010) $ (571,960) $ (586,259) $ (600,916) $ (615,939) $ (3,728,296) $ (4,233,825) $ (4,751,993) $ (5,283,115) $ (5,827,515) $ (6,385,525) $ (6,957,485) $ (7,543,744) $ (8,144,660) $ (8,760,599) Midtown Urban Renewal Plan - Foothills Tax Increment Financing District Larimer County Impact Report - January 25, 2013 Exhibit A - Summary of Fiscal Impact Model Output Year Property Tax Revenue Residential 1 Residential 2 Residential 3 Residential 4 Retail 1 Retail 2 Office Non Taxable Industrial Property Taxes Subtotal Other Revenue Residential Commercial Other Revenue Subtotal Total Revenues From Project Revenues from Residential Revenues from Commercial Residential Expenditures Commercial Expenditures Total Expenditures from Project Total Project Net Surplus (Deficit) Cumulative Surplus (Deficit) Net Present Value at 21 22 23 24 25 2033 2034 2035 2036 2037 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 445,813 $ 748,780 $ 767,499 $ 786,687 $ 806,354 $ 826,513 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 440,948 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 4,865 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 768,151 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 53,551 $ 1,380,117 $ 1,414,620 $ 1,449,985 $ 1,486,235 $ 1,523,391 $ (631,337) $ (647,121) $ (663,299) $ (679,881) $ (696,878) $ (9,391,936) $ (10,039,056) $ (10,702,355) $ (11,382,236) $ (12,079,114) Midtown Urban Renewal Plan - Foothills Tax Increment Financing District Larimer County Impact Report - January 25, 2013 -1- RESOLUTION 2013-043 OF THE CITY OF FORT COLLINS MAKING LEGISLATIVE FINDINGS AND APPROVING AMENDMENTS TO THE MIDTOWN URBAN RENEWAL PLAN TO ESTABLISH THE FOOTHILLS MALL TAX INCREMENT DISTRICT WHEREAS, on June 6, 1978, the Council of the City of Fort Collins (“City Council”) adopted Resolution 1978-049, adopting findings and establishing a Fort Collins Urban Renewal Authority (the “Authority”); and WHEREAS, by Resolution 2011-080, which was adopted on September 6, 2011, the City Council found and declared that the area described in such resolution is a blighted area as described in the Colorado Urban Renewal Law, Sections 31-25-101, et seq., C.R.S. (the AAct@) and is appropriate for an urban renewal project; and WHEREAS, such findings were based on a document prepared by City staff entitled AMidtown Commercial Corridor Existing Conditions Survey@ dated April, 2011 (the AConditions Survey@), and were subsequently confirmed by City staff to accurately describe the currently existing conditions in the Survey area in all material respects in connection with the adoption of Resolution 2013-014, on February 28, 2013; and WHEREAS, by Resolution 2011-081, which was adopted on September 6, 2011, the City Council made findings and approved the Midtown Urban Renewal Plan (the APlan@), and found, determined and declared the area included with the Plan (the AUrban Renewal Area@) to be a blighted area as defined in the Act, and established a tax increment financing district known as AProspect South@, which Plan was ratified and reaffirmed by the City Council on February 28, 2013, with the adoption of Resolution 2013-014; and WHEREAS, Walton Foothills Holdings VI, L.L.C., (the “Mall Owner”) has obtained certain development approvals from the City and is making final plans and financial arrangements to proceed with the redevelopment of an existing shopping mall in the proposed “Foothills Mall Tax Increment District” in the Urban Renewal Area known as the Foothills Mall (the “Foothills Mall”); and WHEREAS, the Mall Owner has submitted a proposal to the City and the Authority to redevelop the Foothills Mall by constructing approximately 735,000 square feet of commercial development and up to 800 multifamily residential units, together with related amenities and uses (the “Mall Project”); and WHEREAS, the City Council has determined that it is in the best interests of the City and its citizens to assist in the redevelopment of the Mall in order to remedy blighted conditions within and around the Mall pursuant to the Urban Renewal Plan, using certain property and sales tax increment revenues in accordance with the Act, together with certain available revenues of the District and the Developer, to provide a catalyst for redevelopment in the Midtown Area, to increase sales tax -2- revenues and job opportunities, and to provide other economic and social benefits to the City and surrounding community; and WHEREAS, the City, the Authority, the Foothills Metropolitan District (the “District”), and the Mall Owner have negotiated terms and conditions related to the financing, construction and operation of Foothills Mall that provide for issuance by the District of bonds (the “District Bonds”) to provide reimbursement for the construction of certain public improvements (the “Public Improvements”), which are outlined in a Redevelopment and Reimbursement Agreement (the “Agreement”), which has been approved on this date by the City Council with the adoption of Resolution 2013-042; and WHEREAS, as a condition of the Agreement, the City and Authority are required to pledge toward the payment of debt service on the District Bonds and related reserve obligations real property tax increment revenue and a portion of the City sales tax increment revenue generated on the Foothills Mall from the Mall Project; and WHEREAS, in order to provide such tax increment revenue from Foothills Mall as provided in the Act, staff has recommended that the City Council adopt the amended and restated Midtown Urban Renewal Plan, attached hereto as Exhibit “A” and incorporated herein by this reference (the “Amended Plan”), which Amended Plan incorporates provisions implementing the property and sales tax increment provisions of Section 31-25-107(9) of the Act in the area described as the “Foothills Mall Tax Increment District” in the Amended Plan; and WHEREAS, the modifications contained in the Amended Plan are a major modification of the Plan; and WHEREAS, the Planning and Zoning Board of the City considered the Amended Plan at a special meeting on May 6, 2013, and has advised the City Council that the Amended Plan conforms to City Plan, the City’s comprehensive plan; and WHEREAS, notice was mailed to all property owners, residents, and owners of business concerns in the Urban Renewal Area on March 29, 2013, that a public hearing would be held by the City Council on April 29, 2013, for the purpose of amending the Plan to authorize the use of tax increment financing in the Foothills Mall area of the Amended Plan; and other undertakings and activities in accordance with the Colorado Urban Renewal Law, Sections 31-25-101, et seq., C.R.S.; and WHEREAS, notice was published in the Fort Collins Coloradoan on March 29, 2013, that a public hearing would be held by the City Council on April 29, 2013, for the purpose of amending the Plan to authorize the use of tax increment financing in the Foothills Mall area of the Plan; and other undertakings and activities in accordance with the Colorado Urban Renewal Law, Sections 31-25-101, et seq., C.R.S.; and WHEREAS, on April 29, 2013, the City Council convened and took action to continue the public hearing on the matter of amending the Plan to May 7, 2013; and -3- WHEREAS, the City Council has conducted a public hearing and reviewed the Amended Plan pursuant to the procedural and notice requirements of the Act, and has given appropriate weight to the evidence it has received at the public hearing held on this Resolution; and WHEREAS, in light of the foregoing, the City Council desires to approve the Amended Plan. NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT COLLINS, as follows: Section 1. The City Council hereby finds, determines, declares, ratifies and reaffirms the following with respect to the Amended Plan: (a) The Urban Renewal Area described in the Amended Plan is declared to be a blighted area by reason of the presence of seven factors as defined in the Act, which factors, taken together, substantially impair the sound growth of the City, constitute an economic and social liability, and negatively affect the public health, safety, morals and welfare of the City. This is a legislative finding by the City Council based upon the Conditions Survey and other evidence presented to City Council. (b) The boundaries of the Urban Renewal Area have been drawn as narrowly as the City Council determines feasible to accomplish the planning and development objectives of the Amended Plan. (c) The Amended Plan has been submitted to the City of Fort Collins Planning and Zoning Board as required by Section 31-25-107(2) of the Act. (d) The Amended Plan has been submitted to the Board of County Commissioners of Larimer County as required by Section 31-25-107(3.5) of the Act. (e) The City Council has taken reasonable efforts to provide written notice of the public hearing prescribed by Section 31-25-107(3) of the Act to all property owners, residents, and owners of business concerns in the Urban Renewal Area at their last known addresses at least thirty days prior to the public hearing. (f) The Amended Plan meets the requirements of Section 31-25-105.5(2) of the Act, and the Authority is authorized to acquire any interest in property (including a fee interest, for subsequent transfer to a private party) by any means available, including, without limitation, by exercise of the power of eminent domain under the terms and conditions of the Plan and any other requirements of any applicable law. (g) The decision by the City Council to authorize the use of eminent domain in the Amended Plan is based on its finding that the Urban Renewal Area is a blighted area as defined in the Act. -4- (h) The activities and undertakings that constitute the urban renewal project as defined in the Act and described in the Amended Plan have been commenced no later than seven years from the effective date of Resolution 2011-081. (i) The Amended Plan requires full compliance with all statutory requirements applicable to the exercise of eminent domain by the Authority, which include, but may not be limited to, the following: (1) Prior to the commencement of negotiation of an agreement for redevelopment or rehabilitation of property acquired or to be acquired by eminent domain, the Authority shall have provided notice and invited proposals for redevelopment or rehabilitation from all property owners, residents, and owners of business concerns located on the property acquired or to be acquired by eminent domain in the Area by mailing notice to their last known address of record. (2) In the case of a set of parcels to be acquired by the Authority in connection with the Project, at least one of which is owned by an owner refusing or rejecting an agreement for the acquisition of the entire set of parcels, the Authority must make a determination that the redevelopment or rehabilitation of the remaining parcels is not viable under the Amended Plan without the parcel at issue. (3) Acquisition of any property by eminent domain shall be for the purpose of preventing or eliminating conditions of blight without regard to the economic performance of the property to be acquired. (4) The Authority shall have adopted relocation assistance and land acquisition policies to benefit displaced persons that are consistent with those set forth in Article 56 of Title 24, C.R.S., to the extent applicable to the facts of each specific property, and, at the time of the relocation of the owner or the occupant, shall provide compensation or other forms of assistance to any displaced person in accordance with such policies, and, in the case of a business concern displaced by the acquisition of property by eminent domain, the Authority shall make a business interruption payment to the business concern not to exceed the lesser of $10,000 or one-fourth of the average annual taxable income shown on the three most recent federal income tax returns of the business concern. (5) In any case where the acquisition of property by eminent domain by the Authority displaces individuals, families, or business concerns, the Authority shall make reasonable efforts to relocate such individuals, families, or business concerns within the Area, where such relocation is consistent with the uses provided in the Amended Plan, or in areas within reasonable proximity of, or comparable to, the original location of such individuals, families, or business concerns. -5- (6) The Amended Plan meets the requirements of the Act, and the principal public purpose for adoption of the Amended Plan is to facilitate redevelopment of the Urban Renewal Area in order to eliminate or prevent the spread of a physically blighted area as defined in the Act. (j) To the extent any relocation of individuals or families will be required in connection the Amended Plan, a feasible method exists for the relocation of those individuals and families in decent, safe, and sanitary dwelling accommodations within their means and without undue hardship to such individuals and families. (k) To the extent any relocation of business concerns will be required with the Amended Plan, a feasible method exists for the relocation of those business concerns in the Urban Renewal Area or in other areas that are not generally less desirable with respect to public utilities and public and commercial facilities. (l) The Amended Plan was approved within one hundred twenty days of commencement of the first public hearing on the Amended Plan. (m) Section 31-25-107(4)(e) of the Act does not apply because the City Council did not fail to previously approve the Amended Plan. (n) The City or the Authority will adequately finance any additional County infrastructure and services required to serve development within the Urban Renewal Area for the period in which all or any portion of the property taxes described in subparagraph (II) of paragraph (a) of subsection (9) of Section 31-25-107, C.R.S. and levied by Larimer County are paid to the Authority. (o) The Amended Plan conforms to the general plan of the City as a whole. (p) The Plan has afforded, and the Amended Plan will continue to afford, maximum opportunity, consistent with the sound needs of the city as a whole, for the rehabilitation or redevelopment of the urban renewal area described in the Amended Plan by private enterprise. (q) There has been no land that constitutes agricultural land as defined in Section 31-25-103(1) of the Act in the Foothills Mall Tax Increment District described in the Amended Plan during the five-year period prior to the date of this Resolution. (r) There is no open land within the meaning of Sections 31-25-107(5) and (6) of the Act included in the Foothills Mall Tax Increment District described in the Amended Plan. -6- Section 2. The Amended Plan, attached to and made a part hereof, is hereby approved and adopted. City staff is hereby directed to deliver a copy of the Amended Plan, including, but not limited to, all map and legal description provisions identifying the Foothills Mall Tax Increment District, to the Larimer County Assessor. Passed and adopted at a regular meeting of the Council of the City of Fort Collins this 7th day of May A.D. 2013. Mayor ATTEST: City Clerk Midtown Urban Renewal Plan Prepared for: City of Fort Collins and Fort Collins Urban Renewal Authority Adopted: September 6, 2011 (Including Tax Increment Financing District-Prospect South) Amended: May __, 2013 to add Tax Increment Financing District-Foothills Mall Prepared By: Fort Collins Urban Renewal Authority Style Definition: DocID EXHIBIT A MIDTOWN URBAN RENEWAL PLAN 2 This page intentionally left blank. MIDTOWN URBAN RENEWAL PLAN 2 Contents 1. Introduction .............................................................................................................. 54 2. Blight Conditions ....................................................................................................... 98 3. Plan Objectives ...................................................................................................... 1210 4. Authorized Urban Renewal Activities ................................................................... 1311 Public Improvements and Facilities .................................................................. 1311 Cooperative Agreements .................................................................................. 1311 Purchase of Property ........................................................................................ 1411 Demolition, Clearance, Environmental Remediation, and Site Prep ................ 1412 Property Disposition ......................................................................................... 1412 Redevelopment Agreements ............................................................................ 1412 Relocation Assistance ....................................................................................... 1512 Hiring ................................................................................................................. 1513 Legal Authority .................................................................................................. 1513 Catalyst and Enhancement Projects ................................................................. 1513 5. Development Standards and Procedures ............................................................. 1513 6. Conformance ......................................................................................................... 1613 Urban Renewal Law .......................................................................................... 1613 City Plan ............................................................................................................ 1614 7. Project Financing ................................................................................................... 1916 Tax Increment Financing (TIF) District Boundaries ........................................... 1917 Property Tax Increment .................................................................................... 1917 Sales Tax Increment .......................................................................................... 2318 Tax Increment Reimbursement ........................................................................ 2318 8. Modifications to the Plan ...................................................................................... 2319 9. Reasonable Variations .......................................................................................... 2319 10. Effective Date of the Plan ....................................................................................... 2319 Appendices Appendix A – Legal Description .................................................................................... 2520 DESCRIPTION OF THE MIDTOWN URBAN RENEWAL PLAN AREA ............................ 2520 Appendix B – Legal Description .................................................................................... 2823 DESCRIPTION OF THE TAX INCREMENT FINANCING DISTRICT – PROSPECT SOUTH 2823 Appendix C -- Legal Description…………………………………………………………………………………….24 DESCRIPTION OF THE TAX INCREMENT FINANCING DISTRICT -- FOOTHILLS MALL….24 MIDTOWN URBAN RENEWAL PLAN 2 List of Figures Figure 1: Midtown Urban Renewal Plan Boundary ......................................................... 76 Figure 2: Tax Increment Financing AreaDistrict – Prospect South .................................. 87 Figure 3. Tax Increment Financing District -- Foothills Mall…………………………………………8 MIDTOWN URBAN RENEWAL PLAN 2 1. Introduction The Midtown Urban Renewal Plan (Plan) is a plan prepared for the Fort Collins Urban Renewal Authority (Authority) and the City of Fort Collins (the City), pursuant to the provisions of the Urban Renewal Law, Colo. Rev. Stat. § 31-25-101 et seq. (Urban Renewal Law). Terms used in the Plan have the same meaning as in the Urban Renewal Law. The jurisdictional boundaries of the Authority are the same as the boundaries of the City. Within the City boundaries there may be one or more urban renewal plan areas. This Plan describes the framework for certain public undertakings constituting urban renewal projects and other authorized activities under the Urban Renewal Law in the Midtown Urban Renewal Plan Area (Plan Area), located in the City of Fort Collins, Larimer County, Colorado. This Plan was prepared for adoption by the City Council in recognition that the Midtown Commercial Corridor requires a coordinated, cooperative strategy, with financing possibilities, to eliminate unfavorable existing conditions and prevent further deterioration. This Plan intends to accomplish the City’s development objectives for improving the viability of the commercial corridor by creation of the Plan Area. The driving interest in the establishment of this Plan is to begin offering tax increment financing (TIF) as a tool to stimulate and leverage both public and private sector development (including redevelopment), to help remedy adverse conditions and prevent the spread of further deterioration. It is the intent of this Plan for any development projects and other implementation actions to be done in a responsive manner, with full consideration for interests and concerns of property owners in the Plan Area. Development and redevelopment is anticipated to occur incrementally over a substantial period of time, with the potential for Authority financing to provide the impetus and means to undertake this redevelopment at a faster pace than might occur otherwise. The Plan effort originated in response to the Midtown Redevelopment Study adopted in 2010 where one of the primary action items for implementation concluded the need for an Existing Conditions Survey and Urban Renewal Plan. The Plan has been made available to City of Fort Collins residents. Input was solicited of area residents, property owners and business owners and tenants prior to completion of the Plan. Notifications of public hearings and an open house was provided to property owners, tenants, and residents within and surrounding the study area stating the following: time, date, place, and a description of the Urban Renewal Plan (URP) and its general scope. MIDTOWN URBAN RENEWAL PLAN 2 Meetings were held before the Planning and Zoning Board and City Council in spring 2011 to receive comments and input on this Plan. To the extent provided in Colorado Public Records Act, Colo. Rev. Stat. Title 24, Article 72, Part 2 as the same may be amended from time to time, and pursuant to policies adopted by the Authority, project plans and proposals will be made available to the public. In addition, in connection with review of the Plan and amendment of the Plan to adopt the Tax Increment Financing District – Foothills Mall, additional public notice, solicitation of comments, and public hearing were conducted, including review by the Fort Collins Planning and Zoning Board on May 6, 2013, culminating in a public hearing before the City Council on May __, 2013. Description of the Plan Area The Plan Area is approximately 660 acres with 404 parcels of private property, including the right-of-way. The City of Fort Collins Structure Plan identifies this area as a commercial corridor. The City of Fort Collins Zoning Map indicates this area is primarily zoned C-commercial with some additional zones; HC – Harmony Corridor, E – Employment, and CC-Community Commercial. The Plan Area is depicted on the Boundary Map on the following page (Figure 1). A legal description of the area is attached hereto as Appendix A. The boundary of the Plan Area to which this Plan applies generally includes those properties located within the area bounded by:  Prospect Road on the north;  The Burlington Northern SantaFe (BNSF) railroad right-of-way on the west;  An irregular line following commercial parcels typically one or two parcels deep to the east; and  Fairway Lane on the south. Description of the Tax Increment Financing District – Prospect South The Tax Increment Financing District - Prospect South (the “Prospect South TIF District”) is depicted on the Boundary Map in Figure 2. A legal description of the district is attached hereto as Appendix B. Description of the Tax Increment Financing District – Foothills Mall The Tax Increment Financing District – Foothills Mall (the “Foothills Mall TIF District”) is depicted on the Boundary Map in Figure 3. A legal description of the district is attached hereto as Appendix C. MIDTOWN URBAN RENEWAL PLAN 2 Figure 1: Midtown Urban Renewal Plan Boundary MIDTOWN URBAN RENEWAL PLAN 2 Figure 2: Tax Increment Financing District – Prospect South MIDTOWN URBAN RENEWAL PLAN 2 Figure 3: Tax Increment Financing District – Foothills Mall MIDTOWN URBAN RENEWAL PLAN 2 2. Blight Conditions Before an urban renewal plan can be adopted by the City, the determination that an area constitutes a blighted area depends upon the presence of several physical, environmental, and social factors. Blight is indeed attributable to a multiplicity of conditions which, in combination, tend to accelerate the phenomenon of deterioration of an area. The definition of a blighted area is premised upon the definition articulated in the Urban Renewal Law, as follows: “Blighted area” means an area that, in its present condition and use and, by reason of the presence of at least four of the following factors, substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals, or welfare: a. Slum, deteriorated, or deteriorating structures; b. Predominance of defective or inadequate street layout; c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; d Unsanitary or unsafe conditions; e Deterioration of site or other improvements; f. Unusual topography or inadequate public improvements or utilities; g. Defective or unusual conditions of title rendering the title nonmarketable; h. The existence of conditions that endanger life or property by fire and other causes; i. Buildings that are unsafe or unhealthy for persons to live or work in because of building code violations, dilapidation, deterioration, defective design, physical construction, or faulty or inadequate facilities; j. Environmental contamination of buildings or property; k.5 The existence of health, safety, or welfare factors requiring high levels of municipal services or substantial physical underutilization or vacancy of sites, building, or other improvements; or l. If there is no objection by the property owner or owners and the tenant or tenants of such owner or owners, if any, to the inclusion of such property in an urban renewal area, "blighted area" also means an area that, in its present condition and use and, by reason of the presence of any one of the factors specified in paragraphs (a) to (k.5) of this subsection (2), substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic MIDTOWN URBAN RENEWAL PLAN 2 or social liability, and is a menace to the public health, safety, morals, or welfare. For purposes of this paragraph (l), the fact that an owner of an interest in such property does not object to the inclusion of such property in the urban renewal area does not mean that the owner has waived any rights of such owner in connection with laws governing condemnation. To be able to use the powers of eminent domain, “blighted” means that five of the eleven factors must be present (C.R.S. § 31-25-105.2(2)(a)(I)): (a) “Blighted area” shall have the same meaning as set forth in section 31-25-103 (2); except that, for the purposes of this section only, “blighted area” means an area that, in its present condition and use and, by reason of the presence of at least five of the factors specified in section 31-25-103 (2)(a) to (2)(l), substantially impairs or arrests the sound growth of the municipality, retards the provision of housing accommodations, or constitutes an economic or social liability, and is a menace to the public health, safety, morals, or welfare. Source: Colorado Revised Statute 31-25-103(2). Several principles have been developed by Colorado courts to guide the determination of whether an area constitutes a blighted area under the Urban Renewal Law. First, the absence of widespread violation of building and health codes does not, by itself, preclude a finding of blight. The definition of “blighted area” contained in the Urban Renewal Law is broad and encompasses not only those areas containing properties so dilapidated as to justify condemnation as nuisances, but also envisions the prevention of deterioration.” Tracy v. City of Boulder, 635 P.2d 907, 909 (Colo. Ct. App. 1981). Second, the presence of one well maintained building does not defeat a determination that an area constitutes a blighted area. A determination of blight is based upon an area “taken as a whole,” and not on a building-by-building basis. Interstate Trust Building Co. v. Denver Urban Renewal Authority, 473 P.2d 978, 981 (Colo. 1970). Third, a governing body’s “determination as to whether an area is blighted….is a legislative question and the scope of review by the judiciary is restricted.” Tracy, 635 P.2d at 909. A court’s role in reviewing such a blight determination is simply to independently verify if the conclusion is based upon factual evidence determined by the City Council at the time of a public hearing to be consistent with the statutory definition. Based on the evidence presented at a public hearing, and in the Midtown Existing Conditions Survey, dated April 2011, the City Council, by Resolution _____2011-080, adopted on September 6, 2011, and ratified and reaffirmed on February 28, 2013, made MIDTOWN URBAN RENEWAL PLAN 2 a finding that the Plan Area was “blighted” as defined by the Urban Renewal Law, by the existence of the following seven factors: a. Slum, deteriorated, or deteriorating structures b. Predominance of defective or inadequate street layout c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness d. Unsanitary or unsafe conditions e. Deterioration of site or other improvements f. Unusual topography or inadequate public improvements or utilities k.5. Health, safety, or welfare factors requiring high levels of municipal services or substantial underutilization or vacancy of buildings, sites, or improvements The City Council also found that these factors, taken together, substantially impair the sound growth of the City, constitute an economic and social liability, and negatively affect the public heath, safety and welfare of the community. Based on evidence of the “blighted” factors, the Plan Area is appropriate for authorized activities of the Authority pursuant to the Urban Renewal Law. 3. Plan Objectives The overall objective of this Plan is to remediate unfavorable existing conditions and prevent further deterioration by implementation of the relevant provisions contained in the following documents:  City Plan (The City of Fort Collins Comprehensive Plan)  City of Fort Collins Master Street Plan  Fort Collins Infill Infrastructure Report  City of Fort Collins Master Transportation Plan  Mason Corridor Economic Study  Midtown Redevelopment Study To do this, this Plan is intended to stimulate private sector development in and around the Plan Area with a combination of private investment, Authority financing, and public investment. The Plan will assist progress toward the following additional objectives:  To facilitate redevelopment and new development by private enterprise through cooperation among developers and public agencies to plan, design, and build needed improvements.  To address and remedy conditions in the area that impair or arrest the sound growth of the City.  To implement the Comprehensive Plan and its related elements. MIDTOWN URBAN RENEWAL PLAN 2  To redevelop and rehabilitate the area in a manner which is compatible with and complementary to unique circumstances in the area.  To effectively utilize undeveloped and underdeveloped land.  To improve pedestrian, bicycle, vehicular and transit-related circulation and safety.  To ultimately contribute to increased revenues for all taxing entities.  To encourage the voluntary rehabilitation of buildings, improvements and conditions.  To facilitate the enforcement of the laws and regulations applicable to the Plan Area.  To watch for market and/or project opportunities to eliminate blight, and when such opportunities exist, to take action within the financial, legal and political limits of the Authority to acquire land, demolish and remove structures, provide relocation benefits, and pursue redevelopment, improvement and rehabilitation projects. 4. Authorized Urban Renewal Activities To support progress toward the objectives, the Authority may undertake any of the following renewal activities, as deemed appropriate for the elimination or prevention of blight factors within the Plan Area, pursuant to the Urban Renewal Law: Public Improvements and Facilities The Authority may cause, finance or facilitate the design, installation, construction and reconstruction of public improvements in the Plan Area. In order to promote the effective utilization of undeveloped and underdeveloped land in the Plan Area, the Authority may, among other things, enter into financial or other agreements with the City of Fort Collins to provide the City with financial or other support in order to encourage or cause the City to invest funds for the improvement of storm drainage, street conditions and other infrastructure deficiencies in the Plan Area. Cooperative Agreements For the purposes of planning and implementing this Plan, the Authority may enter into one or more cooperative agreements with the City or other public entities. Such agreement may include provisions regarding project financing and implementation; design, location, construction of public improvements; and any other matters required to implement this Plan. Potential entities include but not limited to: Xcel Energy, Qwest, Comcast, Poudre Valley Fire Authority, Poudre Valley Rural Electric Association and Fort Collins-Loveland Water District. MIDTOWN URBAN RENEWAL PLAN 2 Purchase of Property In the event that the Authority finds it necessary to purchase any real property for an urban renewal project to remedy blight factors pursuant to the Urban Renewal Law and this Plan, the Authority may do so by any legal means available, including the exercise of the power of eminent domain, pursuant to the Urban Renewal Law. If the power of eminent domain is to be exercised for the purpose of transfer of property to another private person or entity, the Authority’s decision whether to acquire the property through eminent domain shall be guided by the following criteria, with the understanding that these guidelines shall not be construed to constrain the Authority’s legal ability to exercise the power of eminent domain:  All requirements of the Urban Renewal Law, including eminent domain procedures, have been met.  Other possible alternatives have been thoroughly considered by the Authority.  Good faith negotiations by the Authority and/or the project developer have been rejected by the property owner.  Reasonable efforts have been undertaken to: (a) understand and address the property owner's position and his or her desires for the property and for any existing business on the site, and (b) work with the owner to either include the owner in project planning or purchase the property and relocate the owner in accordance with the Urban Renewal Law on terms and conditions acceptable to the owner. Demolition, Clearance, Environmental Remediation, and Site Prep The Authority may on a case-by-case basis, elect to demolish or to cooperate with others to clear buildings, structures, and other improvements. Development activities consistent with this Plan may require such demolition and clearance to eliminate unhealthy, unsanitary, and unsafe conditions, eliminate obsolete and other uses detrimental to the public welfare, and otherwise remove and prevent the spread of deterioration. Property Disposition The Authority may sell, lease, or otherwise transfer real property or any interest in real property subject to covenants, conditions and restrictions, including architectural and design controls, time restrictions on development, and building requirements, as it deems necessary to develop such property. Redevelopment Agreements The Authority may enter into redevelopment agreements with property owners or developers in the Plan Area to facilitate participation and assistance that the Authority may choose to provide to such owners or developers. These may include provisions MIDTOWN URBAN RENEWAL PLAN 2 regarding project planning, public improvements, financing, design, and any other matters allowed pursuant to the Urban Renewal Law. Relocation Assistance It is not expected that the activities of the Authority will displace any person, family, or business. However, to the extent that in the future the Authority may purchase property causing displacement of any person, family, or business, it shall develop a relocation program to assist any such party in finding another location pursuant to the Urban Renewal Law, and provide relocation benefits consistent with the Urban Renewal Law. There shall be no displacement of any person or business without there being in place a relocation program, which program shall become a part of this Plan when adopted. Hiring The Authority may employ consultants, agents, and employees, permanent and temporary, and it shall determine their qualifications, duties, and compensation. Legal Authority The Authority may also exercise all other powers given to it under the Urban Renewal Law. Catalyst and Enhancement Projects Rehabilitation and redevelopment of the properties surrounding the Plan Area that will continue to foster cleanup, preservation and redevelopment of nearby properties. Additional public infrastructure, not limited to pedestrian amenities, enhanced landscaping, public transportation improvements, public utilities, or public art and architectural features as well as access to services, meeting facilities and shopping options may also further redevelopment of the Plan Area. 5. Development Standards and Procedures All development within the Plan Area shall conform to the Land Use Code and any site specific zoning regulations or policies which might impact properties, all as in effect and as may be amended from time to time. While State statute authorizes the Authority to undertake zoning and planning activities to regulate land use, maximum densities, and building requirements in the Plan Area, the City will regulate land use and building requirements through existing municipal codes and ordinances. MIDTOWN URBAN RENEWAL PLAN 2 6. Conformance Urban Renewal Law This Plan is in conformity with and subject to the applicable statutory requirements of the Urban Renewal Law. City Plan The City’s adopted Comprehensive Plan, known as City Plan, describes desirable land use and transportation patterns, with goals and policies for those topics along with community appearance and design, the environment, open lands, housing, the economy, and growth management. Briefly summarized, the land use pattern envisioned by these plans for the Plan Area is a commercial corridor well-integrated with surrounding development. The Plan Area is envisioned to evolve with improved community design and streetscapes, in an interconnected framework of streets and blocks. One of the purposes of this Plan is to implement the vision for the Plan Area as a commercial corridor with mixed-use residential improvements, as well as create a connection to the Mason Corridor for improved transit circulation. This Plan is intended to provide mechanisms to facilitate implementation of City Plan, and therefore it is in direct conformance with City Plan. The following excerpts from City Plan highlight the linkage between City Plan and this Urban Renewal Plan. These are representative excerpts, and not an all-inclusive listing of relevant statements: Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1: Prioritize Targeted Redevelopment Areas Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter’s Infill and Redevelopment section, to support redevelopment areas and prevent areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. Policy EH 4.2: Reduce Barriers to Infill Development and Redevelopment Develop new policies and modify current policies, procedures, and practices to reduce and resolve barriers to Infill development and redevelopment. Emphasize new policies and modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. MIDTOWN URBAN RENEWAL PLAN 2 Policy LIV 5.1: Encourage Targeted Redevelopment and Infill Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map. The purpose of these areas is to:  Promote the revitalization of existing, underutilized commercial and industrial areas.  Concentrate higher density housing and mixed-use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity.  Channel development where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips.  Promote reinvestment in areas where infrastructure already exists.  Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. Areas identified on the Targeted Infill and Redevelopment Areas Map are parts of the city where general agreement exists that redevelopment and infill would be beneficial. These areas are generally considered a priority for efforts to reduce barriers and concentrate public investment in infrastructure. However, of the areas identified, the “community spine” (see Policy LIV 5.2) shall be the highest priority location for such efforts. Areas not shown on the Targeted Infill and Redevelopment Areas map are not excluded from redevelopment and infill activity, but are considered to be lower priority or where activity is less likely to occur for other reasons. Policy LIV 5.2: Target Public Investment along the Community Spine Together, many of the Targeted Redevelopment Areas and Activity Centers form the “community spine” of the city along College Avenue and the Mason Corridor. The “community spine” shall be considered the highest priority area for public investment in streetscape and urban design improvements and other infrastructure upgrades to support infill and redevelopment and to promote the corridor’s transition to a series of transit-supportive, mixed-use activity centers over time. Established residential neighborhoods adjacent to College Avenue and the Mason Corridor will be served by improvements to the “community spine” over time, but are not intended to be targeted for infill or redevelopment. Policy LIV 5.3: Policy LIV 5.3 – Identify Additional Redevelopment and Infill Areas as Appropriate Utilize subarea plans to help designate areas for redevelopment and infill that are not identified on the Targeted Infill and Redevelopment Areas Map. Within these plans, support the development of appropriate design standards to protect the character of neighborhoods and to ensure conformance with City Plan. MIDTOWN URBAN RENEWAL PLAN 2 Principle LIV 34: General Commercial Districts will include a wide range of community and regional uses, in various sizes and scales, designed for convenient access by all modes of travel, efficient circulation, and a comfortable pedestrian environment. Policy LIV 34.2: Mix of Uses Although many existing General Commercial Districts in the City consist of single-use commercial centers today, the incorporation of a broader mix of uses is desirable over time:  Principal uses: Retail, restaurants, office, and other commercial services.  Supporting uses: Entertainment, high-density residential, day care (adult and child), and other supporting uses.  Policy LIV 34.3: Support the Revitalization of Existing Strip Commercial Corridor Developments Encourage and support the gradual evolution of existing, auto-oriented strip commercial areas to a more compact, pedestrian and transit-oriented pattern of development over time through infill and redevelopment. Establish enhanced walking connections between destinations. Principle LIV 35: Community Commercial Districts will be communitywide destinations and hubs for a high-frequency transit system. They will be quality mixed-use urban activity centers that offer retail, offices, services, small civic uses, and higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. Policy LIV 35.4: Transform through Infill and Redevelopment Support the transformation of existing, underutilized Community Commercial Districts through infill and redevelopment over time to more intense centers of activity that include a mixture of land uses and activities, an enhanced appearance, and access to all transportation modes. Principle LIV 43: Enhanced Travel Corridors will be strategic and specialized Transportation Corridors that contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Enhanced Travel Corridors will provide high-frequency/high efficiency travel opportunities for all modes linking major activity centers and districts in the city. Policy LIV 43.3: Support Transit-Supportive Development Patterns Support the incorporation of higher intensity, transit-supportive development along Enhanced Travel Corridors through infill and redevelopment. Encourage the densities and broader mix of uses necessary to support walking, bicycling, and transit use while accommodating efficient automobile use. MIDTOWN URBAN RENEWAL PLAN 2 7. Project Financing Specific projects may be financed in whole or in part by the Authority, under the tax increment financing (TIF) provisions of CRS § 31-25-107(9)(a) of the Urban Renewal Law, or by any other available source of financing authorized to be undertaken by the Authority pursuant to CRS § 31-25-105 of the Urban Renewal Law. The Authority is authorized to:  Finance urban renewal projects within the Plan Area with revenues from property tax increments, sales tax increments, interest income, federal loans or grants, agreements with public, quasi-public or private parties and entities, loans or advances from any other available source, and any other available sources of revenue.  Issue bonds and incur other obligations contemplated by the Urban Renewal Law in an amount sufficient to finance all or any part of a project within the Plan Area.  Borrow funds and create indebtedness in any authorized form in carrying out this Plan. Any principal and interest on such indebtedness may be paid from property tax increments, sales tax increments or any other funds, revenues, assets or properties legally available to the Authority. Such methods may be combined to finance all or part of the Plan activities. Tax Increment Financing (TIF) District Boundaries If permissible by the Urban Renewal Law, the Authority is authorized to create TIF districts within the Plan Area that can include, but are not limited to a single parcel or multiple parcels for a qualified project. Accordingly, the Plan may be amended when the TIF district is decided upon by the Authority, and incremental property tax and/or sales tax revenues attributable to the redevelopment in the Plan Area to pay the indebtedness incurred by the Authority. Reference Figure 2 and Figure 3 for an examples.The Prospect South Tax Increment District was established when this Plan was adopted. The Foothills Mall Tax Increment District was established when the Plan was amended on May __, 2013. Additional TIF districts may be established in the future by amendment of this Plan. Property Tax IncrementProspect South Tax Increment District The primary method of financing the projects undertaken in furtherance of this Urban Renewal Plan in the Prospect South Tax Increment District shall be the use of property tax increment financing pursuant to Section 31-25-107(9), C.R.S. All property taxes collected within the Prospect South Tax Increment District shall be divided as follows: MIDTOWN URBAN RENEWAL PLAN 2 a) That portion of property taxes equal to the amount collected within the boundaries of the Prospect South Tax Increment District in the twelve-month period ending on the last day of the month prior to the effective date of the approval of this tax allocation provision shall be paid into the funds of each such public body as are all other taxes collected by or for such public body. b) The portion of such property taxes in excess of the amounts described in paragraph a), above, shall be allocated to and, when collected, paid into a special fund to fund the Authority’s obligations with respect to any project for the Prospect South Tax Increment District, including payment of the principal of, the interest on, and any premiums due in connection with the bonds, loans or advances to, or indebtedness incurred by (whether funded, refunded, assumed, or otherwise) the Authority for financing or refinancing, in whole or in part, the Urban Renewal projects for the Prospect South Tax Increment District, or to make payments under an agreement executed pursuant to Section 31-25-107(11). c) When such bonds, loans, advances, and indebtedness, if any, including interest thereon and any premiums due in connection therewith, have been paid, but in no event later than 25 years following the adoption of this tax allocation provision, any excess property tax collections not allocated pursuant to this paragraph or any Cooperation Agreement between the Authority and the City or other taxing jurisdiction, shall be paid into the funds of said jurisdiction or public body. Unless and until the total property tax collections in the Prospect South Tax Increment District exceed the base year property tax collections in the Prospect South Tax Increment District, as provided in paragraph a), above, all such property tax collections shall be paid into the funds of the appropriate public body. The Authority reserves the right to enter into Cooperation Agreements with select taxing jurisdictions relative to allocation of incremental tax revenues. d) In the event that there is a general reassessment of taxable property valuations in Larimer County, which are subject to division of valuation for assessment between base and increment, as provided above, the portions of valuations for assessment to be allocated as provided above shall be proportionately adjusted in accordance with such reassessment. Note that at the time of this Plan adoption, such a general reassessment occurs every two years, in the odd-numbered years. Foothills Mall Tax Increment District The primary method of financing the projects undertaken in furtherance of this Urban Renewal Plan in the Foothills Mall Tax Increment District shall be the use of property tax and sales tax increment financing pursuant to Section 31-25-107(9), C.R.S. For purposes of the tax allocation provision of this Plan related to the Foothills Mall Tax Increment District, the term sales tax shall mean the sales tax imposed by the City at a rate of MIDTOWN URBAN RENEWAL PLAN 2 2.25% (or such lesser rate as agreed to by the City and the Authority) on sales of goods and services that are subject to municipal sales taxes pursuant to the Fort Collins Municipal Code (as it may exist from time to time). All property taxes and sales taxes collected within the Foothills Mall Tax Increment District shall be divided as follows: a) That portion of property taxes and sales taxes equal to the amount collected within the boundaries of the Foothills Mall Tax Increment District in the twelve-month period ending on the last day of the month prior to the effective date of the approval of this tax allocation provision shall be paid into the funds of each such public body as are all other taxes collected by or for such public body. b) The portion of such property taxes and sales taxes in excess of the amounts described in paragraph a), above, shall be allocated to and, when collected, paid into a special fund to fund the Authority’s obligations with respect to any project for the Foothills Mall Tax Increment District, including payment of the principal of, the interest on, and any premiums due in connection with the bonds, loans or advances to, or indebtedness incurred by (whether funded, refunded, assumed, or otherwise) the Authority for financing or refinancing, in whole or in part, the Urban Renewal projects for the Foothills Mall Tax Increment District, or to make payments under an agreement executed pursuant to Section 31-25-107(11). c) When such bonds, loans, advances, and indebtedness, if any, including interest thereon and any premiums due in connection therewith, have been paid, but in no event later than 25 years following the adoption of this tax allocation provision, any excess property and sales tax collections not allocated pursuant to this paragraph or any Cooperation Agreement between the Authority and the City or other taxing jurisdiction, shall be paid into the funds of said jurisdiction or public body. Unless and until the total property and sales tax collections in the Foothills Mall Tax Increment District exceed the base year property and sales tax collections in the Foothills Mall Tax Increment District, as provided in paragraph a), above, all such property and sales tax collections shall be paid into the funds of the appropriate public body. The Authority reserves the right to enter into Cooperation Agreements with select taxing jurisdictions relative to allocation of incremental tax revenues. d) In the event that there is a general reassessment of taxable property valuations in Larimer County, which are subject to division of valuation for assessment between base and increment, as provided above, the portions of valuations for assessment to be allocated as provided above shall be proportionately adjusted in accordance with such reassessment. Note that at the time of this Plan adoption, such a general reassessment occurs every two years, in the odd-numbered years. In the event the City increases its sales tax rate, there will be no adjustment to the sales tax increment portion of this provision unless this Plan is amended. MIDTOWN URBAN RENEWAL PLAN 2 A fund for financing projects may be accrued and used by the Authority under the property tax allocation financing provisions of the Urban Renewal Law. Under this method, property taxes levied after the effective date of the approval of this Plan upon taxable property in the Plan Area each year by or for the benefit of any public body shall be divided for a period not to exceed twenty-five (25) years after the effective date of the adoption of the tax allocation provision, as follows: Base Amount - That portion of the taxes which are produced by the levy at the rate fixed each year by or for such public body upon the valuation for assessment of taxable property in the Plan Area last certified prior to the effective date of approval of the Plan or, as to an area later added to the Plan Area, the effective date of the modification of the Plan, shall be paid into the funds of each such public body as are all other taxes collected by or for said public body. Increment amount - That portion of said property taxes in excess of such base amount shall be allocated to and, when collected, paid into a special fund of the Authority to pay the principal of, the interest on, and any premiums due in connection with the bonds of, loans or advances to, or indebtedness incurred by (whether funded, refunded, assumed or otherwise) the Authority for financing or refinancing, in whole or in part, a specific project. Such increment amount shall also be used to pay for the Authority's financial obligations incurred in the implementation of this Plan. Unless and until the total valuation for assessment of the taxable property in the Plan Area exceeds the base valuation for assessment of the taxable property in the Plan Area, all of the taxes levied upon taxable property in the Plan Area shall be paid into the funds of the respective public bodies. In the event that there is a general reassessment of taxable property valuations in Larimer County, which are subject to division of valuation for assessment between base and increment, as provided above, the portions of valuations for assessment to be allocated as provided above shall be proportionately adjusted in accordance with such reassessment. Note that at the time of this Plan adoption, such a general reassessment occurs every two years, in the odd-numbered years. When such bonds, loans, advances, indebtedness, and financial obligations, including interest thereon and any premiums due in connection therewith, have been paid, all taxes upon the taxable property in the Plan Area shall be paid into the funds of the respective public bodies. Formatted: Normal MIDTOWN URBAN RENEWAL PLAN 2 Sales Tax Increment The project may also be financed by the Authority under the sales tax allocation financing provisions of the Urban Renewal Law. The act allows that upon the adoption or amendment of an URP, sales taxes flowing to the City may be "frozen" at their current level. The current level is established based on the previous twelve months prior to the adoption of this Plan. Thereafter, the City can continue to receive this fixed sales tax revenue. The Authority thereafter may receive all, or an agreed upon portion of the additional sales taxes (the increment) which are generated above the base. The Authority may use these incremental revenues to finance the issuance of bonds, reimburse developers for public improvement costs, reimburse the City for public improvement costs and pay off financial obligations and other debts incurred in the administration of the URP. This increment is not an additional sales tax, but rather is a portion of the established tax collected by the City, and the sales tax increment resulting from redevelopment efforts and activities contemplated in this Plan. Tax Increment Reimbursement Tax increment revenues may be used to reimburse the City and/or a developer for costs incurred for improvements related to a project to pay the debt incurred by the Authority with such entities for urban renewal activities and purposes. Tax incremental revenues may also be used to pay bonded indebtedness, financial obligations and debts of the Authority related to urban renewal activities under this Plan. 8. Modifications to the Plan This Plan may be modified pursuant to requirements and procedures set forth in CRS §31-25-107 of the Urban Renewal Law governing such modifications or amendments to the extent such modifications or amendments do not conflict with the agreements. Nothing herein shall be construed to require the Authority to first obtain the permission of any party to an Agreement prior to amending or modifying this Plan. 9. Reasonable Variations The Authority shall have the ability to approve reasonable variations (as determined by the Board) from the strict application of these Plan provisions, so long as such variations reasonably accommodate the intent and purpose of this Plan and the Urban Renewal Law. Plan provisions may be altered by market conditions, redevelopment opportunities and/or the needs of the community affected by the Plan. 10. Effective Date of the Plan and TIF Provisions This plan shall be effective upon its final approval by the Fort Collins City Counciland the Prospect South TIF District provision took effect on September 6, 2011. The Foothills MIDTOWN URBAN RENEWAL PLAN 2 Mall TIF District provision took effect on May __, 2013. Except as otherwise permitted under the Urban Renewal Law, the term of the TIF period is twenty-five (25) years from the effective date of the Planthe adoption of the relevant TIF provision, unless the Authority deems, to the extent consistent with the terms in the Agreements, that all activities to accomplish the Project have been completed and all debts incurred to finance such activities and all expenses of the Authority have been repaid. In that event, the Authority may declare the Plan fully implemented. MIDTOWN URBAN RENEWAL PLAN 2 Appendix A – Legal Description DESCRIPTION OF THE MIDTOWN URBAN RENEWAL PLAN AREA A tract of land located in Sections 23, 24, 25, 26, 35 and 36 of Township 7 North, Range 69 West and in Sections 1 and 2 of Township 6 North, Range 69 West, all of the Sixth Principal Meridian, City of Fort Collins, Larimer County, Colorado, contained within the following described area; Beginning at the center of South College Avenue with its intersection with the easterly extension of the southerly right of way of Prospect Road, the TRUE POINT OF BEGINNING of this description; THENCE westerly along the said extended line and along the said southerly right of way to the west line of the plat of “Griffin Plaza Subdivision”; THENCE southerly, westerly and southerly along the said west line to the southerly line of the said plat of “Griffin Plaza Subdivision”; THENCE easterly and southerly along the said southerly line to the westerly right of way of the BNSF Railway; THENCE easterly and radially to the said right of way to the easterly right of way of the BNSF Railway; THENCE southerly along the said easterly right of way to the east west centerline of the said Section 26; THENCE easterly along the said east west centerline and returning to the said easterly right of way of the BNSF Railway; THENCE continuing southerly along the said easterly right of way to the south line of the said Section 26; THENCE westerly along the said south line and returning to the said easterly right of way of the BNSF Railway; THENCE continuing southerly along the said easterly right of way to the north line of the said Section 2; THENCE easterly along the said north line and returning to the said easterly right of way of the BNSF Railway; THENCE continuing southerly along the said easterly right of way to the north line of the plat of “George T. Sanders Co. P.U.D.”; THENCE easterly along the said north line to the westerly right of way of Fossil Boulevard; THENCE southerly along the said westerly right of way to the westerly extension of the southerly right of way of West Fairway Lane; THENCE easterly along the said extended line and along the said southerly right of way, its easterly extension and along the southerly right of way of Fairway Lane to the southerly extension of the east line of the plat of “Replat Of A Part Of Fairway Estates”; THENCE northerly along the said extended line and along the said east line of the “Replat Of A Part Of Fairway Estates”, along the east line of the plat of “Replat Of A Part OF Lot 7, Lot 8, Lot 9, And A Part Of Lot 10 Of the Replat Of A Part Of Fairway Estates” and continuing along the east line of the said plat of “Replat Of A Part Of Fairway Estates” and its northerly extension to the southwest corner of that certain tract of land as described in a Warranty Deed Recorded April 2, 2002 at Reception No. 2002038320 records of the Clerk and Recorder of the said Larimer County; THENCE easterly along the southerly line of the said tract described at Reception No. 2002038320 to the southwest corner of the plat of “Fort Collins Supportive Housing Subdivision”; THENCE easterly along the southerly line of the said plat to the southeast corner of the said “Fort Collins Supportive Housing Subdivision”; THENCE northerly along the easterly line of the said plat to the southerly right of way of MIDTOWN URBAN RENEWAL PLAN 2 East Harmony Road; THENCE easterly along the said southerly right of way and its easterly extension to the easterly right of way of Hogan Drive; THENCE northerly to the intersection of the northerly right of way of East Harmony Road with the easterly right of way of John F. Kennedy Parkway; THENCE northerly along the said easterly right of way of John F. Kennedy Parkway and along the easterly right of way’s extension through intersecting side streets through the East Horsetooth Road right of way, to the southerly line of Tract Nine as shown on the plat of “The Foothills Fashion Mall Expansion”; THENCE easterly along the southerly line of the said Tract Nine to the westerly right of way of Stanford Road; THENCE northerly along the said westerly right of way to the northerly line of the plat of “The Foothills Fashion Mall Foley’s Expansion”; THENCE westerly along the said northerly line to the easterly line of Tract K of the plat of “Southmoor Village Fifth Filing”; THENCE southerly along the said easterly line of Tract K to the southerly line of the said Tract K; THENCE westerly along the said southerly line to the westerly line of the said Tract K; THENCE northerly along the said westerly line to the northerly line of the said plat of “Southmoor Village Fifth Filing”; THENCE westerly along the said northerly line to the easterly line of Tract H of the said plat of “Southmoor Village Fifth Filing”; THENCE southerly along the said easterly line to the southerly line of the said Tract H; THENCE westerly along the southerly line of the said Tract H to the southerly right of way of Remington Street as shown on the plat of “A Replat Of Tracts F, G, And J, And Vacated Service Road, Southmoor Village Fifth Filing”; THENCE westerly along the said southerly right of way to the westerly right of way of the said Remington Street; THENCE northerly along the said westerly right of way and along the westerly right of way’s extension through intersecting side streets, to the northerly right of way of Harvard Avenue; THENCE easterly along the said northerly right of way to the easterly line of Lot 13 of the plat of “Plat Of Thunderbird Estates Seventh Filing”; THENCE northerly along the easterly line of Lot 13 and its northerly extension to the easterly line of the plat of “Thunderbird Estates Sixth Filing”; THENCE northerly along the said easterly line to the southerly line of Lot 3 of the said plat of “Thunderbird Estates Sixth Filing”; THENCE westerly along the said southerly line to the westerly line of the said Lot 3; THENCE northerly along the said westerly line to the southerly right of way of Drake Road; THENCE westerly along the said southerly right of way to the southerly extension of the easterly line of Lot 1 of the Plat of “The Resubdivision of Tract A, South College Heights Fourth Subdivision”; Thence northerly along the said southerly extension and along the said easterly line of Lot 1, to the southerly right of way of Princeton Avenue; Thence westerly along the said southerly right of way to the easterly right of way of South College Avenue; THENCE northerly along the said easterly right of way and along the easterly right of way’s extension through intersecting side streets, to the northerly right of way of Rutgers Avenue; THENCE easterly along the said northerly right of way to the easterly line of the “Rutgers Building Condominiums”; THENCE northerly along the said easterly line to the southerly line of the plat of “Raising Cane’s”; THENCE easterly along the said southerly line to the easterly line of the said plat of “Raising Cane’s”; THENCE northerly along the said easterly line to the southerly line of the plat of “A Replat of A Part of Tract 1, Replat of Block 2 and Lots 1 to 7 Inclusive of MIDTOWN URBAN RENEWAL PLAN 2 Block 1 of the St. Vrain Subdivision”; THENCE easterly along the said southerly line to the westerly right of way of Remington Street; THENCE northerly along the said westerly right of way to the southerly right of way of Spring Park Drive; THENCE westerly along the said southerly right of way to the southerly extension of the easterly line of the plat of “Human Bean At Spring Creek”; THENCE northerly along the said extended line and along the said easterly line and along the easterly lines of Lots 1 through 7 of the plat of “Moran’s Subdivision” to the southerly right of way of East Stuart Street; THENCE northerly to the northerly right of way of East Stuart Street and to the easterly line of the West 180 feet of Lot 5 of the plat of “Maynard Subdivision”; THENCE northerly along the said easterly line to the northerly line of the said Lot 5; THENCE westerly along the said northerly line to the easterly line of Lot 2 of the plat of “A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision”; THENCE northerly along the said easterly line and along the easterly line of Lot 1 of the said plat of “A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision” to the northerly line of the said plat of ”A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision”; THENCE easterly along the said northerly line to the easterly line of the west 240 feet of Lot 2 of the said plat of “Maynard Subdivision”; THENCE northerly along the said easterly line and its northerly extension to the southerly line of the northerly 232 feet of the said plat of “Maynard Subdivision”; THENCE westerly along the said southerly line to the easterly line of the westerly 213 feet of Lots 14 and 1 of the said plat of “Maynard Subdivision”; THENCE northerly along the said easterly line and its northerly extension to the northerly right of way of Parker Street; THENCE westerly along the said northerly right of way to the easterly right of way of the north-south alley through Block 1 of the plat of “I.C. Bradley’s Addition To The City Of Fort Collins”; THENCE northerly along the said easterly alley right of way to the southerly right of way of East Prospect Road; THENCE westerly along the said southerly right of way to the POINT OF BEGINNING. Excepting there from all of the plat of “Amended Final Plat of Parkway Townhomes P.U.D.” All Plats referred to in the above described description are Plats of record with the Clerk and Recorder of Larimer County. I hear by state that the above description was prepared by me and is true and correct to the best of my professional knowledge belief and opinion. The above described tract is based upon previously recorded plats and deeds and not upon an actual field survey. Wallace C. Muscott Colorado P.L.S. 17497 PO Box 580 Fort Collins, CO 80525 April 20, 2011 MIDTOWN URBAN RENEWAL PLAN 2 Appendix B – Legal Description DESCRIPTION OF THE TAX INCREMENT FINANCING DISTRICT – PROSPECT SOUTH A tract of land located in Sections 23 and 24 of Township 7 North, Range 69 West West of the Sixth Principal Meridian, City of Fort Collins, Larimer County, Colorado, contained within the following described area; Beginning at the center of South College Avenue with its intersection with the easterly extension of the southerly right of way of Prospect Road, the TRUE POINT OF BEGINNING of this description; THENCE westerly along the said extended line and along the said southerly right of way to the west line of the plat of “Griffin Plaza Subdivision”; THENCE southerly, westerly and southerly along the said west line to the southerly line of the said plat of “Griffin Plaza Subdivision”; THENCE easterly and southerly along the said southerly line to the westerly right of way of the BNSF Railway; THENCE easterly and radially to the said right of way to the easterly right of way of the BNSF Railway; THENCE southerly along the said easterly right of way to the northerly line of the plat of “ Whole Foods Center”; THENCE easterly along the said northerly line to the westerly line of Tract “E” of the plat of “University Shopping Center”; THENCE southerly along the said westerly line to the southerly line of the said Tract “E”; THENCE easterly along the said southerly line to the westerly right of way of South College Avenue; THENCE easterly to the intersection of the easterly right of way of South College Avenue with the northerly right of way of Rutgers Avenue; THENCE easterly along the said northerly right of way to the easterly line of the “Rutgers Building Condominiums”; THENCE northerly along the said easterly line to the southerly line of the plat of “Raising Cane’s”; THENCE easterly along the said southerly line to the easterly line of the said plat of “Raising Cane’s”; THENCE northerly along the said easterly line to the southerly line of the plat of “A Replat of A Part of Tract 1, Replat of Block 2 and Lots 1 to 7 Inclusive of Block 1 of the St. Vrain Subdivision”; THENCE easterly along the said southerly line to the westerly right of way of Remington Street; THENCE northerly along the said westerly right of way to the southerly right of way of Spring Park Drive; THENCE westerly along the said southerly right of way to the southerly extension of the easterly line of the plat of “Human Bean At Spring Creek”; THENCE northerly along the said extended line and along the said easterly line and along the easterly lines of Lots 1 through 7 of the plat of “Moran’s Subdivision” to the southerly right of way of East Stuart Street; THENCE northerly to the northerly right of way of East Stuart Street and to the easterly line of the West 180 feet of Lot 5 of the plat of “Maynard Subdivision”; THENCE northerly along the said easterly line to the northerly line of the said Lot 5; THENCE westerly along the said northerly line to the easterly line of Lot 2 of the plat of “A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision”; THENCE northerly along the said easterly line and along the easterly line of Lot 1 of the said plat of “A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision” to the northerly line of the said MIDTOWN URBAN RENEWAL PLAN 2 plat of ”A Replat of Maynard Subdivision Being a Resubdivision of the West 350 Feet of Lots 3 & 4 of Maynard Subdivision”; THENCE easterly along the said northerly line to the easterly line of the west 240 feet of Lot 2 of the said plat of “Maynard Subdivision”; THENCE northerly along the said easterly line and its northerly extension to the southerly line of the northerly 232 feet of the said plat of “Maynard Subdivision”; THENCE westerly along the said southerly line to the easterly line of the westerly 213 feet of Lots 14 and 1 of the said plat of “Maynard Subdivision”; THENCE northerly along the said easterly line and its northerly extension to the northerly right of way of Parker Street; THENCE westerly along the said northerly right of way to the easterly right of way of the north-south alley through Block 1 of the plat of “I.C. Bradley’s Addition To The City Of Fort Collins”; THENCE northerly along the said easterly alley right of way to the southerly right of way of East Prospect Road; THENCE westerly along the said southerly right of way to the POINT OF BEGINNING. All Plats referred to in the above described description are Plats of record with the Clerk and Recorder of Larimer County. I hear by state that the above description was prepared by me and is true and correct to the best of my professional knowledge belief and opinion. The above described tract is based upon previously recorded plats and deeds and not upon an actual field survey. Wallace C. Muscott Colorado P.L.S. 17497 PO Box 580 Fort Collins, CO 80525 April 20, 2011 MIDTOWN URBAN RENEWAL PLAN 2 Appendix C – Legal Description DESCRIPTION OF THE TAX INCREMENT FINANCING DISTRICT – Foothills Mall A TRACT OF LAND LOCATED IN THE SOUTHWEST QUARTER OF SECTION 25 AND THE SOUTHEAST QUARTER OF SECTION 26, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE SIXTH P.M.; CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE WEST QUARTER CORNER OF SAID SECTION 25, AND CONSIDERING THE WEST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 25 AS HAVING AN ASSUMED BEARING OF S00°04’53”W, SAID LINE BEING MONUMENTED ON ITS NORTH END BY A 3" ALUMINUM CAP STAMPED LS 20123, AND ON ITS SOUTH END BY A 2-1/2" ALUMINUM CAP STAMPED LS 14823, WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO; THENCE ALONG THE NORTHERLY BOUNDARY OF LOT 1 OF THE “REPLAT OF TRACTS F, G, AND J, AND VACATED SERVICE ROAD, SOUTHMOOR VILLAGE, FIFTH FILING” AND THE WESTERLY EXTENSION THEREOF, N89°52'45"E, A DISTANCE OF 314.48 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF REMINGTON STREET; THENCE CONTINUING ALONG SAID NORTHERLY BOUNDARY THE FOLLOWING FIVE (5) COURSES: 1) ALONG THE WESTERLY RIGHT OF WAY LINE OF REMINGTON STREET, S00°05'37"W, A DISTANCE OF 50.00 FEET; 2) ALONG THE SOUTHERLY RIGHT OF WAY LINE OF REMINGTON STREET, N89°52'45"E, A DISTANCE OF 60.00 FEET; 3) S51°41'04"E, A DISTANCE OF 145.40 FEET; 4) S89°35'23"E, A DISTANCE OF 138.50 FEET; 5) N00°05'37"E, A DISTANCE OF 141.63 FEET; THENCE CONTINUING ALONG SAID NORTHERLY BOUNDARY AND ITS EASTERLY EXTENSION, N89°52'45"E, A DISTANCE OF 357.21 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF MATHEWS STREET, SAID POINT ALSO BEING THE NORTHWEST CORNER OF TRACT K, SOUTHMOOR VILLAGE, FIFTH FILING; THENCE ALONG THE WESTERLY, SOUTHERLY, AND EASTERLY BOUNDARIES OF SAID TRACT K THE FOLLOWING FIVE (5) COURSES: 1) ALONG SAID EASTERLY RIGHT OF WAY LINE OF MATHEWS STREET, S00°14'56"E, MIDTOWN URBAN RENEWAL PLAN 2 A DISTANCE OF 215.33 FEET; 2) 23.98 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 15.00 FEET, A CENTRAL ANGLE OF 91°36'53", AND A CHORD WHICH BEARS S46°03'22"E A DISTANCE OF 21.51 FEET; 3) 11.02 FEET ALONG THE ARC OF A REVERSE CURVE, HAVING A RADIUS OF 360.77 FEET, A CENTRAL ANGLE OF 01°45'00", AND A CHORD WHICH BEARS N89°00'07"E A DISTANCE OF 11.02 FEET; 4) N89°52'37"E, A DISTANCE OF 173.52 FEET; 5) N00°07'23"W, A DISTANCE OF 230.12 FEET TO THE NORTHWEST CORNER OF TRACT B OF THE FOOTHILLS FASHION MALL FOLEY’S EXPANSION; THENCE ALONG THE NORTHERLY BOUNDARY OF TRACTS B AND A OF SAID FOOTHILLS FASHION MALL FOLEY’S EXPANSION, N89°52'46"E, A DISTANCE OF 996.10 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF STANFORD ROAD; THENCE ALONG SAID WESTERLY RIGHT OF WAY LINE THE FOLLOWING SEVEN (7) COURSES: 1) ALONG THE EASTERLY BOUNDARY OF TRACT B OF SAID FOOTHILLS FASHION MALL FOLEY’S EXPANSION, 387.18 FEET ALONG THE ARC OF A NON-TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 1,319.30 FEET, A CENTRAL ANGLE OF 16°48'53", AND A CHORD WHICH BEARS S08°17'12"W A DISTANCE OF 385.79 FEET; 2) CONTINUING ALONG SAID EASTERLY BOUNDARY, S16°41'39"W, A DISTANCE OF 93.03 FEET; 3) ALONG THE EASTERLY BOUNDARY OF THE FOOTHILLS FASHION MALL EXPANSION, S16°41'36"W, A DISTANCE OF 482.09 FEET; 4) CONTINUING ALONG SAID EASTERLY BOUNDARY, 327.62 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 1,114.57 FEET, A CENTRAL ANGLE OF 16°50'30", AND A CHORD WHICH BEARS S08°16'21"W A DISTANCE OF 326.44 FEET; 5) CONTINUING ALONG SAID EASTERLY BOUNDARY, S00°08'53"E, A DISTANCE OF 170.00 FEET; 6) CONTINUING ALONG SAID EASTERLY BOUNDARY, S05°51'32"E, A DISTANCE OF 110.54 FEET; MIDTOWN URBAN RENEWAL PLAN 2 7) CONTINUING ALONG SAID EASTERLY BOUNDARY AND ITS SOUTHERLY EXTENSION, S00°08'53"E, A DISTANCE OF 451.00 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF THAT TRACT OF LAND DESCRIBED IN THE SPECIAL WARRANTY DEED RECORDED OCTOBER 30, 2012 AT RECEPTION NO. 20120076539 IN THE OFFICE OF THE LARIMER COUNTY CLERK AND RECORDER; THENCE ALONG THE SOUTHERLY BOUNDARY OF THE TRACTS DESCRIBED IN THE DEEDS RECORDED AT RECEPTION NO. 20120076539, RECEPTION NO. 20050022855, AND RECEPTION NO. 2001099396, THE FOLLOWING SEVEN (7) COURSES: 1) 23.56 FEET ALONG THE ARC OF A NON-TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 15.00 FEET, A CENTRAL ANGLE OF 90°00'00", AND A CHORD WHICH BEARS N45°08'53"W A DISTANCE OF 21.21 FEET; 2) S89°51'07"W, A DISTANCE OF 214.00 FEET; 3) 312.91 FEET ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 398.41 FEET, A CENTRAL ANGLE OF 44°59'59", AND A CHORD WHICH BEARS N67°38'53"W A DISTANCE OF 304.93 FEET; 4) N45°08'54"W, A DISTANCE OF 129.24 FEET; 5) 275.94 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 351.34 FEET, A CENTRAL ANGLE OF 45°00'00", AND A CHORD WHICH BEARS N67°38'54"W A DISTANCE OF 268.90 FEET; 6) S89°51'06"W, A DISTANCE OF 199.36 FEET; 7) 23.56 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 15.00 FEET, A CENTRAL ANGLE OF 90°00'00", AND A CHORD WHICH BEARS S44°51'06"W A DISTANCE OF 21.21 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF JOHN F. KENNEDY PARKWAY; THENCE S89°51'06"W, A DISTANCE OF 66.00 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF JOHN F. KENNEDY PARKWAY; THENCE 23.56 FEET ALONG THE ARC OF A NON-TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 15.00 FEET, A CENTRAL ANGLE OF 90°00'00", AND A CHORD WHICH BEARS N45°08'54"W A DISTANCE OF 21.21 FEET TO A POINT ON THE SOUTHERLY RIGHT OF WAY LINE OF EAST MONROE DRIVE; THENCE ALONG SAID SOUTHERLY RIGHT OF WAY LINE THE FOLLOWING FIVE (5) COURSES: 1) S89°51'06"W, A DISTANCE OF 12.16 FEET; MIDTOWN URBAN RENEWAL PLAN 2 2) 146.82 FEET ALONG THE ARC OF A TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 221.32 FEET, A CENTRAL ANGLE OF 38°00'29", AND A CHORD WHICH BEARS S70°50'52"W A DISTANCE OF 144.14 FEET; 3) S51°50'37"W, A DISTANCE OF 327.70 FEET; 4) 179.17 FEET ALONG THE ARC OF A TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 273.41 FEET, A CENTRAL ANGLE OF 37°32'46", AND A CHORD WHICH BEARS S70°37'00"W A DISTANCE OF 175.98 FEET; 5) S89°23'22"W, A DISTANCE OF 138.44 FEET; THENCE 23.56 FEET ALONG THE ARC OF CURVE TO THE LEFT, HAVING A RADIUS OF 15.00 FEET, A CENTRAL ANGLE OF 90°00'00", AND A CHORD WHICH BEARS S44°23'23"W A DISTANCE OF 21.21 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF SOUTH COLLEGE AVENUE; THENCE ALONG SAID EASTERLY RIGHT OF WAY LINE THE FOLLOWING TWO (2) COURSES: 1) ALONG THE WESTERLY BOUNDARY OF STRACHAN SUBDIVISION, SECOND FILING, S00°19'07"E, A DISTANCE OF 576.93 FEET; 2) CONTINUING ALONG SAID WESTERLY BOUNDARY, S45°28'37"E, A DISTANCE OF 44.78 FEET TO A POINT ON THE NORTHERLY RIGHT OF WAY LINE OF HORSETOOTH ROAD AS SHOWN ON THE PLAT OF SAID STRACHAN SUBDIVISION, SECOND FILING; THENCE S03°26'10"W, A DISTANCE OF 105.31 FEET TO A POINT ON THE SOUTHERLY RIGHT OF WAY LINE OF HORSETOOTH ROAD AS SHOWN ON THE FIRST REPLAT OF 1 ST CHOICE BANK OF FORT COLLINS; THENCE N88°14'59"W, A DISTANCE OF 154.42 FEET TO A POINT ON THE SOUTHERLY RIGHT OF WAY LINE OF HORSETOOTH ROAD AND THE WESTERLY RIGHT OF WAY LINE OF SOUTH COLLEGE AVENUE AS SHOWN ON THE REPLAT OF LOTS 1, 2, 3 & 4 – CREGER PLAZA SUBDIVISION; THENCE N00°32'51"W, A DISTANCE OF 100.00 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF SOUTH COLLEGE AVENUE AS SHOWN ON THE PLAT OF MATTERHORN P.U.D.; THENCE ALONG THE WESTERLY RIGHT OF WAY LINE OF SOUTH COLLEGE AVENUE THE FOLLOWING TEN (10) COURSES: 1) ALONG THE EASTERLY BOUNDARY OF LOT 1, MATTERHORN P.U.D., N44°33'53"E, A DISTANCE OF 9.22 FEET; 2) ALONG THE EASTERLY BOUNDARY OF LOTS 1 AND 2, MATTERHORN P.U.D., N00°19'07"W, A DISTANCE OF 503.93 FEET; 3) ALONG THE NORTHERLY BOUNDARY OF LOT 2, MATTERHORN P.U.D., S53°56'23"W, A DISTANCE OF 44.81 FEET; MIDTOWN URBAN RENEWAL PLAN 2 4) ALONG THE EASTERLY BOUNDARY OF LOTS 2, 3, 4, 5 AND 11 OF SOUTH MESA SUBDIVISION AND THE SOUTHERLY EXTENSION THEREOF, N00°19'07"W, A DISTANCE OF 561.00 FEET; 5) N89°51'53"E, A DISTANCE OF 10.71 FEET; 6) N09°43'23"E, A DISTANCE OF 22.91 FEET; 7) 29.36 FEET ALONG THE ARC OF A NON-TANGENT CURVE TO THE LEFT, HAVING A RADIUS OF 167.50 FEET, A CENTRAL ANGLE OF 10°02'32", AND A CHORD WHICH BEARS N04°42'09"E A DISTANCE OF 29.32 FEET; 8) N00°19'07"W, A DISTANCE OF 198.22 FEET; 9) S89°58'15"W, A DISTANCE OF 7.27 FEET TO THE SOUTHEAST CORNER OF LOT B, VILLA P.U.D.; 10) ALONG THE EASTERLY BOUNDARY OF SAID LOT B, N00°19'07"W, A DISTANCE OF 226.70 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF TRACT A, RICHIE’S EXPRESS CARWASH SUBDIVISION; THENCE ALONG SAID SOUTHERLY BOUNDARY OF TRACT A, AND ALONG THE SOUTHERLY BOUNDARY OF TRACT A, MOURNING SUBDIVISION, N89°59'07"W, A DISTANCE OF 665.15 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF MCCLELLAND DRIVE AS SHOWN ON THE PLAT OF SAID MOURNING SUBDIVISION; THENCE ALONG SAID EASTERLY RIGHT OF WAY LINE, N00°39'53"E, A DISTANCE OF 20.17 FEET; THENCE 23.39 FEET ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 15.00 FEET, A CENTRAL ANGLE OF 89°21'00", AND A CHORD WHICH BEARS N45°20'23"E A DISTANCE OF 21.09 FEET TO A POINT ON THE SOUTHERLY RIGHT OF WAY LINE OF WEST FOOTHILLS PARKWAY AS SHOWN ON SAID MOURNING SUBDIVISION PLAT; THENCE ALONG SAID SOUTHERLY RIGHT OF WAY LINE, S89°59'07"E, A DISTANCE OF 213.00 FEET; THENCE CONTINUING ALONG SAID SOUTHERLY RIGHT OF WAY LINE, 69.10 FEET ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 160.00 FEET, A CENTRAL ANGLE OF 24°44'46", AND A CHORD WHICH BEARS N77°38'30"E A DISTANCE OF 68.57 FEET TO THE WESTERLY BOUNDARY OF LOT 1, RICHIE’S EXPRESS CARWASH SUBDIVISION; THENCE ALONG SAID WESTERLY BOUNDARY, S00°04'53"W, A DISTANCE OF 14.69 FEET; THENCE ALONG THE SOUTHERLY BOUNDARY OF SAID LOT 1, S89°59'07"E, A DISTANCE OF 407.26 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF SOUTH COLLEGE AVENUE; THENCE ALONG THE WESTERLY RIGHT OF WAY LINE OF SOUTH COLLEGE AVENUE THE FOLLOWING FOUR (4) COURSES: 1) ALONG THE EASTERLY BOUNDARY OF SAID LOT 1, N00°19'07"W, A DISTANCE OF 78.17 FEET; 2) CONTINUING ALONG SAID EASTERLY BOUNDARY, N00°04'53"E, A DISTANCE OF MIDTOWN URBAN RENEWAL PLAN 2 86.83 FEET; 3) ALONG THE NORTHERLY BOUNDARY OF SAID LOT 1, N89°59'07"W, A DISTANCE OF 37.50 FEET TO THE SOUTHEAST CORNER OF LOT 3, MOURNING SUBDIVISION; 4) N00°04'53"E, A DISTANCE OF 870.84 FEET (BEING THE WESTERLY RIGHT OF WAY LINE OF SOUTH COLLEGE AVENUE AS SHOWN ON THE MOURNING SUBDIVISION, THE POUDRE VALLEY MOTORS SUBDIVISION, AND THE REPLAT OF THE SWALLOW SUBDIVISION); THENCE S89°57'07"E, A DISTANCE OF 100.00 FEET TO THE POINT OF BEGINNING. CONTAINING 89.729 ACRES MORE OR LESS AND BEING SUBJECT TO ALL EASEMENTS AND RIGHTS-OF-WAY OF RECORD OR THAT NOW EXIST ON THE GROUND. I HEREBY STATE THAT THE ABOVE DESCRIPTION WAS PREPARED BY ME AND IS TRUE AND CORRECT TO THE BEST OF MY PROFESSIONAL KNOWLEDGE, BELIEF, AND OPINION. THE ABOVE DESCRIBED TRACT IS BASED UPON PREVIOUSLY RECORDED PLATS AND DEEDS AND NOT UPON AN ACTUAL FIELD SURVEY. JOHN STEVEN VON NIEDA, COLORADO P.L.S. 31169 FOR AND ON BEHALF OF THE CITY OF FORT COLLINS P.O. BOX 580, FORT COLLINS, CO 80522 S:\Engineering\Departments\Survey\Projects\Planning\MID TOWN URBAN RENEW PLAN AREA\LEGAL\ Foothills TIF Lgl 2012 rev1-21-13.docx Formatted: Font: +Body (Calibri) Formatted: Font: +Body (Calibri), 12 pt MIDTOWN URBAN RENEWAL PLAN 2 PUBFIN/1641595.2