HomeMy WebLinkAbout2007-052-05/15/2007-ADOPTING THE FOOTHILLS MALL EXISTING CONDITIONS SURVEY AND MAKING FINDINGS DETERMINING AN AREA WITHI RESOLUTION 2007-052
OF THE COUNCIL OF THE CITY OF FORT COLLINS
ADOPTING THE FOOTHILLS MALL EXISTING CONDITIONS SURVEY
AND MAKING FINDINGS DETERMINING AN AREA WITHIN THE CITY
OF FORT COLLINS TO BE A BLIGHTED AREA AND APPROPRIATE FOR
INCLUSION IN AN URBAN RENEWAL PROJECT
WHEREAS, the City of Fort Collins (the "City") has conducted a study and survey to
determine whether conditions that constitute a blighted area, as defined in the Colorado Urban
Renewal Law, sections 31-25-101, et sea., C.R.S. (the "Law") exist in the City of Fort Collins
Foothills Mall Area; and
WHEREAS, the results of said survey have been prepared and entitled the "Foothills Mall
Existing Conditions Survey"dated May 15,2007,(the"Conditions Survey"),which includes maps,
a description of existing conditions and numerous photographs; and
WHEREAS,the Conditions Survey has been presented to the City Council for its review and
consideration,which Conditions Survey shows that the area described in Section 3 of this Resolution
qualifies as a blighted area as defined in the Law; and
WHEREAS, on May 15, 2007, the City Council conducted a public hearing and reviewed
said Conditions Survey pursuant to the procedural and notice requirements of the Law; and
WHEREAS, notice of the public hearing on the Conditions Survey and the physical
conditions found in the proposed urban renewal area was published as required by section 31-25-
107(3), C.R.S., at least thirty days prior to the public hearing; and
WHEREAS, reasonable efforts have been made to provide written notice of the public
hearing to each property owner,business, and resident of the area as described in Section 3 of this
Resolution informing them of the public hearing at least thirty days prior to the public hearing; and
WHEREAS, the City Council has considered the evidence presented in support of and in
opposition to the Conditions Survey and staff recommendations and has also considered the
legislative record and given appropriate weight to the evidence and has determined to adopt the
Conditions Survey and find that the area described in Section 3 hereof is blighted.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That the Conditions Survey attached hereto and incorporated herein as Exhibit
"A", is hereby accepted and adopted.
Section 2. That the City Council hereby finds,determines and declares that the following
conditions exist in the area described in Section 3 below:
• Slum, deteriorated, or deteriorating structures;
• Unsanitary or unsafe conditions;
• Deterioration of site or other improvements;
• Unusual topography or inadequate public improvements or utilities;
• Buildings that are unsafe or unhealthy for persons to live or work in because
of building code violations, dilapidation, deterioration, defective design,
physical construction, or faulty or inadequate facilities;
• The existence of health, safety, or welfare factors requiring high levels of
municipal services or substantial physical undemtilization or vacancy of sites,
buildings, or other improvements.
Section 3. That the following described area is hereby found and declared to be a
blighted area as defined in the Law and appropriate for inclusion in an urban renewal project
pursuant to the Law. This is a finding by the City Council based upon the Conditions Survey and
other evidence presented to City Council. The blighted area is described as follows:
The Foothills Mall Urban Renewal Area is located in Section 25 of Township 7
North Range 69 West of the Sixth Principal Meridian, City of Fort Collins,Larimer
County, Colorado, being more particularly described as follows;
Commencing at the northwest comer of Lot 1 of the Plat of A Replat Of Tracts F,G,
And J, And Vacated Service Road Southmoor Village, Fifth Filing, the said
northwest corner being the TRUE POINT OF BEGINNING OF THIS
DESCRIPTION;
THENCE easterly,along the northerly line of the said Lot 1 and its easterly extension
to the easterly Right of Way of Mathews Street;
THENCE southerly along the said easterly Right of Way to the northerly line of Tract
Seven of the Plat The Foothills Fashion Mall Expansion;
Thence easterly along the said northerly line to the westerly line of Tract B of the Plat
of The Foothills Fashion Mall Foley's Expansion;
THENCE northerly along the said westerly line to the northerly line of the said Tract
B;
Thence easterly along the said northerly line and along the northerly line of Tract A
of the said Plat of The Foothills Fashion Mall Foley's Expansion to the westerly
Right of Way of Stanford Road;
THENCE southerly along the said Right of Way to the northerly line of Tract Nine
of the said Plat of The Foothills Fashion Mall Expansion;
THENCE westerly along the said northerly line to the easterly Right of Way of
Monroe Drive;
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THENCE northerly along the said easterly Right of Way to the northerly Right of
Way of the said Monroe Drive;
THENCE westerly along the said northerly right of Way to the easterly Right of Way
of South College Avenue;
THENCE northerly along the said easterly Right of Way to the westerly extension
of the southerly line of Tract D of the Plat of Southmoor Village 5' ;
THENCE easterly along the said extended line and along the southerly line to the
easterly line of the said Tract D;
THENCE northerly along the said easterly line to the northerly line of the said Tract
D;
THENCE westerly along the said northerly line and its westerly extension to the said
easterly Right of Way of South College Avenue;
THENCE northerly along the said easterly Right of Way to the Point of Beginning;
The Foothill Mall Urban Renewal Area is comprised of twelve(12)separate parcels.
The legal descriptions for the twelve separate parcels were derived from the Larimer
County Assessor's Office and are presented below:
LOT 1, REPLAT TR T', 'G' & 'T, AND VACATED SERVICE ROAD,
SOUTHMOOR VILLAGE STH,FTC;LESS ROW PER 2001090658&2001090659
TR 1, THE FOOTHILLS FASHION MALL EXPANSION, FTC
TR 2, THE FOOTHILLS FASHION MALL EXPANSION, FTC
TR 3,THE FOOTHILLS FASHION MALL EXPANSION, FTC
TR 7, THE FOOTHILLS FASHION MALL EXPANSION, FTC
TR 8, THE FOOTHILLS FASHION MALL EXPANSION, FTC
TR 10, THE FOOTHILLS FASHION MALL EXPANSION, FTC
TR A, FOOTHILLS FASHION MALL FOLEY'S EXPANSION, FTC
TR B, FOOTHILLS FASHION MALL FOLEY'S EXPANSION, FTC
TR'E',ALSO POR VAC ST PER 1580-897,SOUTHMOOR VILLAGE STH,FTC
Part of Tract T and Tract U and Part of the vacated road adjacent to said Tract U,
Southmoor Village 5th Fort Collins,Described: Beginning at a point on the west line
of the said Tract T, which bears South 01 degree 57 minutes 00 seconds East 7.19
feet, and again South 12 degrees 17 minutes 30 seconds West 180.10 feet from the
Northwest corner of Tract T; Thence North 89 degrees 45 minutes 30 seconds East
243.55 feet to a point on the northerly line of East Monroe Drive; Thence South 51
-3-
degrees 45 minutes 00 seconds West 231.73 feet; Thence along the arc of a 193.41
feet radius curve to the right, 127.73 feet, the long chord bears South 70 degrees 40
minutes 07 seconds West 125.42 feet; Thence South 89 degrees 35 minutes 15
seconds West 137.00 feet; Thence along the arc of a 15.00 feet radius curve to the
right 23.56 feet the long chord bears North 45 degrees 24 minutes 45 seconds West
21.21 feet; Thence North 00 degrees 24 minutes 45 seconds West 169.17 feet;
Thence North 89 degrees 45 minutes 30 seconds East 210.10 feet to the point of
beginning.
Part of Tract T, Southmoor Village 5" Fort Collins, Beginning at the Northwest
corner of Tract T;Thence North 89 degrees 45 minutes 30 seconds East 227.00 feet;
Thence South 74 degrees 54 minutes 00seconds East 170.06 feet; Thence South 00
degrees 14 minutes 30 seconds East 24.45 feet to a point on the north line of Monroe
Drive; Thence along the said north line along the arc of a 301.32 feet radius curve
to the left 124.25 feet, the long chord bears South 63 degrees 33 minutes 47
seconds West 123.37 feet; Thence South 51 degrees 45 minutes 00 seconds West
95.97 feet; Thence South 89 degrees 45 minutes 30 seconds West 243.55 feet;
Thence North 12 degrees 17 minutes 30 seconds East 180.10 feet; Thence North 01
degrees 57 minutes 00 seconds West 7.19 feet to the point of beginning;Also a part
of Tract U and a part of the vacated Frontage Road adjacent to Tract U whence
beginning at the Northeast comer of Tract U; Thence South 01 degrees 57 minutes
00 seconds East 7.19 feet; Thence South 12 degrees 17 minutes 30 seconds West
180.10 feet; South 89 degrees 45 minutes 30 seconds West 210.10 feet to a point on
the East right of way of South College Avenue;Thence North 00 degrees 24 minutes
45 seconds West 183.00 feet; Thence North 89 degrees 45 minutes 30 seconds East
249.52 feet to the Point of Beginning, Southmoor Village 5"; Less the Foothills
Fashion Mall Expansion, Fort Collins.
Passed and adopted at a regular meeting ofYecil held this I Sth day of May,
A.D. 2007.
Mayor
ATTEST:
City Clerk
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FOOTHILLS MALL
EXISTING CONDITIONS SURVEY
City of Fort Collins
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May 15 , 2007
Preparcd by:
Terrance Ware + Associates
Table of Contents
1 . 0 Blight Survey Definition and Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2 . 0 Survey Methodology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3 . 0 Foothills Mall Existing Conditions Survey Area Description . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3 . 1 Survey Area Location and Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3 .2 Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3 . 3 Existing Planning and Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4 . 0 Determination of Blight . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4 . 1 Slum, Deteriorated, or Deteriorating Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4 . 2 Unsanitary or Unsafe Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4 . 3 Deterioration of Site or Other Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4 . 4 Unusual Topography or Inadequate Public Improvements
orUtilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4 . 5 Buildings that are Unsafe or Unhealthy for Persons to Live
orWork . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4 . 6 The Existence of Health, Safety or Welfare Factors Requiring
High Levels of Municipal Services or Substantial Physical
Underutilization or Vacancy of Sites, Buildings or Other
Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5 . 0 Summary of Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 4
6 .0 Sources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 7
Figures
Figure 1 : Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Figure2 : Base Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Figure 3 : Zoning Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Figure 4 : Survey Area Findings Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Appendices
Appendix I: Photo Inventory Sheets
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Tare Associates - 1 -
1 . 0 Blight Survey Definition and Scope
The determination that an area constitutes a "blighted area" is a cumulative conclusion,
attributable to the presence of several physical, environmental, social, and economic
factors. Blight is attributable to a multiplicity of conditions which, in combination, tend
to accelerate the deterioration of an area. For the purposes of this survey, the pertinent
portion of the definition of a blighted area is articulated in the Colorado Urban Renewal
Law (the "Act"), Colorado Revised Statute 31 -25 - 103 (2), as follows :
A "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 non-marketable;
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,
buildings or other improvements; or
1. 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 any
urban renewal area, "blighted also means an area that in its present condition
and use and, by reason of the presence of any one of the factors specified in
paragraphs (a) to (k. 5) of this subsection (2), substantially impairs or arrests the
sound growth of the municipality, retards the provision of housing
accommodations, or constitutes an economic or social liability, and is a menace
to the public health, safety, morals or welfare. For purposes of this paragraph (1),
the fact that an owner of an interest in such property does not object to the
inclusion of such property in the urban renewal area does not mean that the
owner has waived any rights of such owner in connection with laws governing
condemnation.
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Tare Associates - 2 -
Several legal principles have been developed by Colorado courts to guide the
determination of whether an area constitutes a blighted area under the Colorado Urban
Renewal Law. The absence of widespread violation of building and health codes does
not, by itself, preclude a finding of blight. The presence of one well maintained building
does not defeat a determination that an area constitutes a blighted area. An authority' s
determination as to whether an area is blighted . . . . is a legislative question and the scope
of review by the judiciary is restricted. The principle purpose of determining blight and
the related urban renewal plan and programs and/or projects of redevelopment is to
eliminate blight or to prevent the spread of blight and/or the further deterioration of
blighted areas (Sec . 31 -25 - 107(4 . 5) CRS) .
Thus, the determination of blight (and the application of blight factors) is for an area;
blight need not be present (in fact it would be atypical to find blight) on every property,
building, street, public improvement, or utility. For an area to be termed "blighted" the
law does not specify the degree of deterioration or precise percentage of obsolescence of
blight factors since the combination and effects of such things are highly variable from
one urban renewal plan area to the next. The purpose of this Existing Conditions Survey
is to assist the Fort Collins City Council in deciding whether the study area constitutes a
"blighted area" as defined in the CRS 31 -25 - 103 (2) .
Terrance Ware Associates were retained by the City of Fort Collins to conduct an
independent survey of the Foothills Mall area and to determine if it constitutes a blighted
area as defined above . Based upon the conditions existing in the survey area, this
document will make a recommendation as to whether the survey area contains the
characteristics of a blighted area. The actual determination itself remains the
responsibility of the Fort Collins City Council .
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Tare Associates - 3 -
2 . 0 Survey Methodology
An important objective of this survey is to obtain and evaluate data, where possible, on a
wide range of physical and non-physical conditions present in the survey area. Data was
collected from various public agencies and field research was conducted on these various
topics : parcel and ownership patterns and history; traffic, circulation and parking;
utilities ; street, building, and site conditions ; land use ; environmental conditions ; and
compliance with the City of Fort Collins ' s City Plan and City ordinances.
Supplemental information was sought from various professionals and public agencies
concerning the conditions of public facilities, services, and issues in the survey area.
Several variables have been considered, as required by the state statutes .
The Existing Conditions Survey is divided into several tasks as follows :
Task 1 : Collect base data associated with the project and research, as well as
prepare base maps of, existing conditions for the Foothills Mall Existing
Conditions Survey area.
Task 2 : Conduct interviews with individuals from various departments within the
City of Fort Collins and Larimer County.
Task 3 : Conduct field surveys to determine if conditions of blight, as defined in
the Act, exist in the survey area.
Task 4 : Document survey findings in graphic and report forms, and present the
findings as required by the signed contract.
Information for this survey has been gathered from four principal sources :
■ Examination of existing reports and records of the City of Fort Collins and other
public and quasi-public agencies;
■ Interviews with existing staff of General Growth Properties, owners and operators of
the Foothills Mall;
■ Interviews with existing and former staff in various operating departments of the City
of Fort Collins and Larimer County; and
■ A comprehensive field investigation of conditions in the survey area .
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Tare Associates - 4 -
3 .0 Foothills Mall Existing Conditions Survey Area Description
3. 1 Survey Area Location and Boundaries
The survey area is located within the City of Fort Collins which is part of Larimer
County, Colorado . Fort Collins is located approximately 60 miles north of Denver and
adjacent to the communities of Tin-math, Windsor, and Loveland.
The Foothills Mall Existing Conditions Survey area is a rectangular shaped area of
approximately 72-acres, bounded by East Swallow Road on the north, Stanford Road on
the east, South College Avenue on the west and the extension of Monroe Drive on the
south (see Figure 1 ) .
The topography of the area gently slopes to the east. No major landforms or grades are
present within the area.
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Tare Associates - 5 -
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Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Tare Associates - 6 -
3 .2 Existing Land Use
The Foothills Mall Existing Conditions Survey area is composed primarily of
commercial, retail, and office uses. Single-family, duplexes, and multi-family residential
structures front on Swallow Road, but are not included in the study area boundaries .
The Foothills Mall is the predominate structure in the study area - surrounded by several
pad buildings containing one or more retail, restaurant, and/or office users . The Mall
opened in the fall of 1973 and has been expanded twice — in 1980 and again in 1989 .
Currently, the land area is approximately 100% developed (see Figure 2) .
393 Existing Planning and Zoning
3 . 3 . 1 Existing Planning
The 2004 Fort Collins City Plan - Comprehensive Plan (the Plan) is the applicable
land use policy for the area. The Foothills Mall lies within an area identified on
the Structure Plan map as a Community Commercial District (CCD) which the
Plan describes as : a " . . . hub of high frequency transit system offering retail,
offices, services, small civic uses, and higher density housing. The physical
environment will promote walking, bicycling, transit use, and ridesharing, as well
as provide a high quality urban life for residents . Vertical mixed-use (multi-story
buildings) will be encouraged with housing and/or offices located above ground-
floor retail and services .
The Foothills Mall is also identified in City Plan as a "Targeted Redevelopment
Area. " A targeted redevelopment area is a part of the city where general
agreement exists that redevelopment is beneficial. A major goal of City Plan is to
increase the economic activity in a targeted redevelopment area and, where
necessary, provide a stimulus to redevelop.
The City of Fort Collins Land Use Code (the Code) is the applicable regulation
for the study area, including the Zoning Ordinance and the Site Development
Standards . Some of the Code ' s standards pertaining to the study area include :
screening trash and mechanical equipment, placement of street lighting,
placement of electric and communication utilities, compliance with ADA
Standards, and the use of conforming signage in the area.
3 . 3 .2 Existing Zoning
The zoning map provided shows zoning in the Foothills Mall Existing Conditions
Survey area (see Figure 3 ) . Currently, the study area is zoned in the Commercial
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Tare Associates - 7 -
FORT COLLINS
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Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance mare Associates - 8 -
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Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Tare Associates - 9 -
District (C) . The Commercial District is intended to be a setting for development,
redevelopment, and infill of a wide range of community and regional retail uses, offices,
and personal and business services . Secondarily, it can accommodate a wide range of
other uses including creative forms of housing.
While some Commercial District areas may continue to meet the need for auto-related
and other auto-oriented uses, it is the City ' s intent that the Commercial District for the
Mall area emphasize safe and convenient personal mobility in many forms, with planning
and design that accommodates pedestrians .
The zoning permits a wide variety of uses including : civic, public, institutional,
residential, office, and retail uses .
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance lure Associates - 10 -
4 . 0 Determination of Blight
The significant findings of the Foothills Mall Existing Conditions Survey area are
presented in this section. This evaluation is based on an analysis of documents and
reports, interviews, and several field surveys conducted in July and August 2006 and,
January 2007 . Each parcel and building along with all public improvements within the
survey area were evaluated and deficiencies noted. The purpose of this Existing
Conditions Survey is to determine whether conditions of blight as defined by the Act,
exist in the survey area.
The following standards were applied to aid the consideration of structures and
improvements :
Standard, Sound
These buildings or sites contain no or relatively minor defects, are adequately
maintained and require no treatment outside of normal ongoing maintenance .
Substandard, Minor Deficiencies
These buildings or sites contain deficiencies which require minor/major repairs to
secondary structural elements, such as fascia/soffits, gutter/downspouts, exterior
finishes, windows, doors, stairwells and fire escapes . Sites with surface pavement
deterioration of 25 -75 % of the survey area are considered minor deficiencies . These
types of deficiencies might possibly be corrected through normal maintenance,
however, replacement or rebuilding of components by people skilled in the building
trades is recommended.
Substandard, Major Deficiencies
These buildings or sites contain major defects over a widespread area and would be
difficult to correct through normal maintenance. Buildings in the major deficiency
category would require replacement or rebuilding of components by people skilled in
the building trades . Sites with surface pavement deterioration of 75 % or more of the
survey area are considered major deficiencies .
The following conditions were observed in the survey area, and the factors that contribute
to the blight conditions are described below. They are not listed in order of importance .
Representative photos showing blight conditions in the Foothills Mall Existing
Conditions Survey area are provided in Appendix I.
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance bare Associates
4. 1 Slum, Deteriorated, or Deteriorating Structures
Within the Foothills Mall Existing Conditions Survey area, all of the structures show
evidence of minor deterioration. Most of the structures have deteriorating exterior
finishes, caused by weathering and a lack of maintenance . Exterior walls, facades, and
fencing require painting, trim repair, and/or tile replacement.
The Mall building(s) itself and the majority of the pad buildings have signs of major
building deficiencies, both exterior and interior. This includes primarily major building
infrastructure components such as HVAC, lighting, gas, electrical, sanitary sewer,
drainage, fire protection and telecommunication facilities . These issues are shared by
many of the pad buildings surrounding the Mall as well. The costs of repairing or
replacing the building systems are greater than the value of the buildings resulting in
economic obsolescence and general deterioration of the site and area.
4.2 Unsanitary or Unsafe Conditions
There were many examples of this factor. Several of the properties lack sufficient lighting
around the building and surrounding parking and access areas . Weeds, trash, and other
debris were present in the survey area.
Drainage facilities lack adequate capacity. This includes curb and gutters, culverts, and
drainage channels which are needed to convey stormwater away from the existing
facilities . These factors have resulted in the deterioration of the paved areas as well as
created hazards for pedestrian movement throughout the study area. During winter
months, these areas freeze creating hazardous situations for vehicular travel.
Sidewalks are missing along College Avenue and other sidewalk segments are inadequate
in size and condition, failing to meet ADA standards. Pedestrian facilities connecting the
outparcels and the Mall are non-existent leaving pedestrians to navigate the haphazard
parking lot and drives between these uses . Loading areas extend into drive aisles and onto
sidewalks . This creates on-going hazardous situations for pedestrian circulation.
Elevation changes in the Mall's interior create potential hazardous slip and fall situations,
and are difficult for the elderly and disabled to navigate due to the unusual angles and
slopes on stairs and ramps .
Vandalism, crimes against property, auto theft, and graffiti have increased dramatically
over the previous two years . This may be attributable to inadequate lighting and
distribution of parking facilities in isolated locations, and a loss of tenants and activity
on-site due to the increase vacancies .
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4.3 Deterioration of Site or Other Improvements
Deferred maintenance is the most common cause of site deterioration within the study
area. This includes neglect of landscaping, and vacant areas, exterior finishes of existing
structures, parking lot surfacing, and business signage. Several buildings within the
study area have graffiti on at least one exterior surface.
Several of the buildings within the study area have unscreened trash disposals and service
areas .
Drainage on the 72-acre parcel is highly inadequate . There are only six drains to
facilitate drainage for the entire property . This causes significant back ups often resulting
in flooding during heavy rainstorms . On the south side of the Mall from the Wells
Fargo/Mall intersection to the JC Penney building a small river forms creating vehicle
and individual safety concerns . Water routinely expands eight feet across the walkway
six to eight inches in depth.
4A Unusual Topography or Inadequate Public Improvements or Utilities
There is lack of sufficient lighting, adequate sidewalks, and drainage facilities . In
addition, most of the site infrastructure including drainage, irrigation, water, sanitary and
storm systems are nearing the end of their life cycle and are in need of replacement.
4.5 Buildings that are Unsafe or Unhealthy for Persons to Live or Work
A number of instances of poor or unsafe ingress/egress were noted, where building exits
place occupants directly into the vehicular path in alleys . Also, several buildings fail to
meet the Americans with Disabilities Act (ADA) for ingress and egress .
The building systems are nearing the end of their life cycle and are in need of
replacement as many of the systems are obsolete and unable to be repaired because parts
are no longer available. This includes all basic HVAC, plumbing, and electrical
components .
4.6 The Existence of Health, Safety or Welfare Factors Requiring High Levels of
Municipal Services or Substantial Physical Underutilization or Vacancy of Sites ,
Buildings, or Other Improvements.
Several interior tenant spaces are vacant or underutilized, as are several pad sites around
the Mall. This is due to the growing physical obsolescence of the Mall building and
physical constraints to redevelopment of the site . The underutilization of these properties
leads to reduced revenues and subsequent reduced investment. Over time this will cause
deterioration of the site and buildings as the costs exceed revenue. Increased vandalism
and crime result in greater police services .
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Summary of Findings
It is the conclusion and recommendation of this survey that the Foothills Mall Existing
Conditions Survey area, in its present condition and use, is a blighted area as defined in
Colorado Revised Statute / 31 -25 - 103 (2) . By reason of the presence of numerous factors
identified in Section 103 (2) of the Urban Renewal Law and discussed above in Chapter 4,
the survey area substantially impairs or arrests the sound growth of the City of Fort
Collins, retards the provision of housing accommodations, constitutes an economic or
social liability, and is a menace to the public health, safety, morals, and welfare.
While some properties in the survey area are in standard or sound condition, deteriorated
and substandard conditions are prevalent throughout the area. It should be noted that this
conclusion is for the survey area as a whole and is not based on separate individual
properties.
As described in this survey, conditions existing in the survey area constitute at least four
of the factors or incidents indicative of a blighted area. The conclusion of this survey is
based on the following summaries of the six blighted conditions found in the survey area
and described previously in this report:
1 . Slum, Deteriorated, or Deteriorating Structures . Deterioration of structures,
deterioration of exterior finishes, and major exterior and interior building
deficiencies within the survey area.
2 . Unsanitary or Unsafe Conditions. Pavement deterioration, accumulation of
weeds, trash, and debris, vacant structures and tenant spaces, poor site drainage,
elevation changes within the structure, and poor site lighting.
3 . Deterioration of Site or Other Improvements . Obsolesce of site infrastructure and
building systems (electrical, water, telecommunications, drainage, etc . ) contribute
to the overall deterioration of the site.
4. Unusual Topo�_ raphy or Inadequate Public Improvements or Utilities . Inadequate
sidewalks, parking, roadways vehicular, drainage facilities, sanitary and storm
systems, and utilities .
5 . Buildings that are Unsafe or Unhealthy. Poor and unsafe ingress and egress at
several buildings within the survey area is present. Major building systems in
need of repair or replacement due to deterioration or capacity. Vandalism and
property crimes also occur within the survey area.
6 . The Existence of Health, Safety or Welfare Factors Requiring High Levels of
Municipal Services or Substantial Physical Underutilization or Vacancy of Sites,
Buildings or Other Improvements . Several interior tenant spaces are vacant or
underutilized, as are several pad sites around the mall . This is due to the growing
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance lure Associates - 14 -
physical obsolescence of the mall building and physical constraints to
redevelopment of the site.
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance lure Associates - 15 -
FORT COLLINS
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Existing Conditions Survey
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Foothills Mall Existing Conditions Su1Vey — City of Fort Collins Terrance Dare Associates - 16 -
6.0 Sources
City of Fort Collins, 2003 City Plan,
City of Fort Collins, Municipal land Use Code,
City of Fort Collins, Website, http : //www.fcgov. com/
Kimberly Straw, AICP, City Planner, Urban Renewal Authority
Cynthia Eichler, General Manager, Foothills Mall, General Growth Properties, Inc.
Paul Brown, Operations Manager, Foothills Mall
Lori Frank, City of Fort Collins Police Department
Doug Martine, City of Fort Collins Electric Project Engineering Supervisor
Marsha Hines-Robinson, City of Fort Collins Floodplain Administrator
Jon Cowling, Assessors Office, Larimer County
Jeremy Reese, Sales Tax Manager
Terrance Ware Associates Field Surveys, July and August 2006 ; January 2007 .
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance lure Associates - 17 -
Appendices
I . Photo Inventory Sheets
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance bare Associates
A1212endix I
Photo Inventory Sheets
4A Unsanitary or Unsafe Conditions
4.8 Inadequate Public Improvements or Utilities
Lack of pedestrian facilities along College Avenue.
4.4 Unsanitary or Unsafe Conditions
Lack of definition of vehicular routes or pedestrian facilities in parking areas .
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Vare Associates - 19 -
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43FaultyLot Layout
Lot size and shape constrain development of the site. Parking facilities, vehicular and
pedestrian facilities are impacted by the lot size and configuration. The configuration of mall
on this sit, and the sites size create these conditions .
4.4 Unsanitary or Unsafe Conditions
The lack of adequate loading facilities impacts the safety of vehicles and pedestrians.
rt
NFF
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance lure Associates - 21 -
4.4 Unsanitary or Unsafe Conditions
Drainage and access are poor throughout the study area.
43 Deterioration of Site or Other Improvements
Deferred maintenance is the most common cause of site deterioration within the Study Area.
Foothills Mall Existing Conditions Survey — City of Fort Collins Terrance Tare Associates - 22 -