HomeMy WebLinkAbout2004-151-12/21/2004-ADOPTING THE NORTH COLLEGE AVENUE EXISTING CONDITIONS STUDY AND MAKING FINDINGS DETERMINING AN AREA RESOLUTION 2004-151
OF THE COUNCIL OF THE CITY OF FORT COLLINS
ADOPTING THE NORTH COLLEGE AVENUE EXISTING CONDITIONS STUDY
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 North
College Avenue Corridor Area; and
WHEREAS, the results of said study have been prepared and entitled the "North College
Avenue Existing Conditions Study"dated November 16,2004,(the"Conditions Study'),consisting
of a total of 32 pages including maps, a description of existing conditions and numerous
photographs; and
WHEREAS, the Conditions Study was presented to the City Council for its review and
consideration, which Conditions Study shows that the area described in Section 3 hereof qualifies
as a blighted area as defined in the Law; and
WHEREAS, on December 21, 2004, the City Council conducted a public hearing and
reviewed said Conditions Study pursuant to the procedural and notice requirements of the Law; and
WHEREAS,notice of the public hearing on the Conditions Study 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 hereof
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 Study and staff recommendations and has also considered the legislative
record and given appropriate weight to the evidence and has determined to adopt the Conditions
Study 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 Study 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 hereof:
• Slum deteriorated, or deteriorating structures;
• Predominance of defective or inadequate street layout;
• Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
• Unsanitary or unsafe conditions;
• Deterioration of site or other improvements;
• Unusual topography or inadequate public improvements or utilities;
• The existence of conditions that endanger life or property by fire or other
causes;
• Buildings that are unsafe or unhealthy for persons to live or work in because
of building code violations, dilapidation, deterioration, defective design,
physical construction, or faulty or inadequate facilities;
• Environmental contamination of buildings or property; and
• 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.
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 Study and
other evidence presented to City Council. The blighted area is described as follows:
The North College Urban Renewal Plan Area is located in Sections 35 and 36 of
Township 8 North Range 69 West and in Sections 1, 2, 11 and 12 of Township 7
North Range 69 West all of the Sixth Principal Meridian, City of Fort Collins,
Larimer County, Colorado, being more particularly described as follows:
Commencing at the northeast corner of the said Section 2;
THENCE westerly along the north line of Section 2 to the east one sixteenth corner
on the north line of Section 2 and to the TRUE POINT OF BEGINNING OF THIS
DESCRIPTION;
THENCE northerly along the west line of the southeast quarter of the southeast
quarter of the said Section 35 to the north right of way of West Willox Lane;
THENCE easterly along the said north right of way, to the west line of Lot 21 of the
Plat of The Re-subdivision Of The Goehring Subdivision;
THENCE northerly along the west line of Lot 21 and along the west line of Lot 3 of
the K-D Park Subdivision to the northerly line of the North College Annexation to
the said City;
THENCE northeasterly,northerly,easterly and southeasterly along the said northerly
annexation line, to the east most line of the said North College Annexation;
THENCE southerly along the said east most line and along the east line of the Nauta
North College Annexation to the said City to the north right of way of East Willox
Lane;
THENCE easterly along the said north right of way, to the west line of the Willox
Heights Annexation to the said City;
THENCE northerly along the said west line to the north line of the said Willox
Heights Annexation;
THENCE easterly,southerly and easterly along the said north line,to the east line of
the said Willox Heights Annexation;
THENCE southerly along the said east line and its southerly extension to the south
right of way of the said East Willox Lane;
THENCE westerly along the said south right of way to the east right of way of Blue
Spruce Drive;
THENCE southerly along the said east right of way to the south line of the plat of
Replat of Coachlight Plaza;
THENCE easterly along the said south line to the east line of Block 5 of the plat of
Replat No. 1 of Evergreen Park;
THENCE southerly along the said east line to the south line of the plat of Nokomis
Subdivision;
THENCE easterly along the said south line and its easterly extension to the easterly
right of way of Redwood Street;
THENCE southerly along the said easterly right of way and its southerly extension
to the southerly right of way of East Vine Drive;
THENCE westerly along the said southerly right of way to the easterly right of way
of North College Avenue;
THENCE southerly along the said easterly right of way to the southerly line of the
said North College Annexation;
THENCE westerly along the said southerly line,its westerly extension and along the
southerly line of the Griffin Addition to the said City to a line which is 75.00 feet
(measured at right angles) westerly of and parallel with the centerline of the main
track of the Union Pacific Railroad;
THENCE northerly along the said parallel line to the south line of the U.S.
Department of Agriculture Forest Service, Canyon Lakes Ranger District
Administrative Site;
THENCE westerly along the said south line to the west line of the said Canyon Lakes
Ranger District Administrative Site;
THENCE northerly along the said west line and its northerly extension to the south
right of way of Hemlock Street (4th Street);
THENCE westerly along the said south right of way to the north-south centerline of
the said Section 2 and to the easterly line of McMurry Park;
THENCE northerly, westerly and northwesterly along the said easterly line of
McMurry Park to the east-west centerline of the said Section 2;
THENCE easterly along the said east-west centerline to the west line of the plat of
Lakewood Estates Mobile Home Park;
THENCE northerly along the said west line to the northerly right of way of Hickory
Street;
THENCE easterly along the said northerly right of way to a line which is 25.00 feet
(measured at right angles)northeasterly of and parallel with the said centerline of the
main track of the Union Pacific Railroad;
THENCE northwesterly along the said parallel line to a line which is 328.50 feet
(measured at right angles) north of and parallel with the south line of the north east
quarter of the said Section 2;
THENCE easterly along the said parallel line to the west line of the east half of the
said northeast quarter of Section 2;
THENCE northerly along the said west line of the east half of the northeast quarter
to the Point of Beginning. (If there is any discrepancy between the legal description
and the Map, the legal description shall control).
Passed and adopted at a regular meeting of the City Council held this 21st day of December,
A.D. 2004. '
Mayor
ATTEST:
City Clerk
.... . . _ ._.... .
EXHIBIT "A"
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North College Avenue
Existing Conditions Study
Fort Collins, Colorado
December 21, 2004
Prepared by:
City of Fort Collins
Community Planning & Environmental Services
Advance Planning Department
281 N College Av/PO Box 580
Fort Collins, CO 80522-0580
Tel: 970-221-6376
Email: aplanninkCfcgov.com
Web: www.fcgov.com/advanceplanning
Table of Contents
1. Purpose........................................................................................................ 1
2. Scope ........................................................................................................... 2
3. Study Area ................................................................................................... 3
4. Conditions Relevant to Factors in the Urban Renewal Law..................... 5
5. Study Findings By Factor ........................................................................... 6
5.1 Factor : Slum, Deteriorated, or Deteriorating Structures .............................................8
5.2 Factor: Predominance of Defective or Inadequate Street Layout..............................11
5.3 Factor: Faulty lot layout in relation to size, adequacy, accessibility, or usefulness ...13
5.4 Factor: Unsanitary or unsafe conditions....................................................................17
5.5 Factor: Deterioration of site or other improvements ..................................................19
5.6 Factor: Unusual topography or Inadequate public improvements or utilities.............22
5.7 Factor: Existence of conditions that endanger life or property
by fire and other causes.............................................................................................25
5.8 Factor: Buildings that are unsafe or unhealthy for persons to live or
work in because of building code violations, dilapidation, deterioration,
defective design, physical construction, or faulty or inadequate facilities...................26
5.9 Factor: Environmental contamination of buildings or property;..................................27
5.10 Factor: The existence of health, safety, or welfare factors requiring
high levels of municipal services or substantial physical underutilization
or vacancy of sites, buildings, or other improvements................................................28
5.11 Conditions Relevant to Factors in the Urban Renewal Law: Summary Map..............29
6. Study Findings & Conclusion................................................................... 31
North College Avenue Existing Conditions Study i
List of Figures
3. - Study Area Map ........................................................................................4
5. - Conditions in the Study Area and Corresponding 'Blight Factors.. ............7
5.2b — Faulty Street Map...............................................................................12
5.3.1c— Faulty Lot Layout—Rear Areas .......................................................14
5.3.2c — Faulty Lot Layout—Isolated Parcels................................................15
it North College Avenue Existing Conditions Study
1 . PURPOSE
The purpose of this study is to evaluate and determine whether the North College Avenue Corridor
("Study Area") constitutes a"blighted area" as defined in the Colorado Urban Renewal Law, Colo. Rev.
Stat. Section 31-25-101 et seq.
"Blighted area" is a specific, legal term defined as follows in the statute:
"Blighted area"means an area that, in its present condition and use and, by reason of the presence of
at least four of the following factors, substantially impairs or arrests the sound growth of the
municipality, retards the provision of housing accommodations, or constitutes an economic or social
liability, and is a menace to the public health, safety, morals, or welfare:
(a) slum, deteriorated, or deteriorating structures;
(b)predominance of defective or inadequate street layout;
(c)faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
(d) unsanitary or unsafe conditions;
(e) deterioration of site or other improvements;
(/) 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;
6) environmental contamination of buildings or property; or
(k.5) the existence of health, safety, or welfare factors requiring high levels of municipal
services or substantial physical underutilization or vacancy of sites, buildings, or other
improvements;
(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 ofsuch property in an urban renewal area,
"blighted area"also means an area that, in its present condition and use and, by reason
of the presence of any one of the factors specified in paragraphs (a) to (k.5) of this
subsection (2), substantially impairs or arrests the sound growth of the municipality,
retards the provision of housing accommodations, or constitutes an economic or social
liability, and is a menace to the public health, safety, morals or welfare.for purposes of
this paragraph (1), the fact that an owner of an interest in such property does not object
to the inclusion ofsuch property in the urban renewal area does not mean that the owner
has waived any rights ofsuch owner in connection with laws governing condemnation.
North College Avenue Existing Conditions Study 1
2. SCOPE
This study evaluates a wide range of conditions in the Study Area that are relevant to the above-listed
factors. The evaluation includes on-site reconnaissance, interviews, and photographic documentation
involving City of Fort Collins staff from Advance Planning, Transportation, Engineering, Utilities, Fire,
Police, and Building Inspection departments.
In addition to years of attention by various City departments and the City Council, the study area was
visited and visually examined during the period from June 7, 2004 through July 12, 2004 by City Staff
to evaluate the factors listed in the Urban Renewal Law.
2 North College Avenue Existing Conditions Study
3. STUDY AREA
The Study Area generally corresponds to the 1995 North College Avenue Corridor Plan Study Area. It
includes properties along North College Avenue within the general area bounded by:
The Cache La Poudre River on the south,
the Latimer-Weld Canal on the north,
an irregular line generally about a quarter mile from North College Avenue on the west,
and irregular line generally extending to Redwood Street about a half mile from North College Avenue
on the east.
The Study Area is 525 acres in size. It consists of 295 real estate parcels with a total land area of about
476 acres. The remaining 49 acres within the Study Area are in public rights-of-way(these rights-of-
way comprise about 10% of the Study Area).
The Study Area is close to the heart and origin of the city—the furthest portion is about a mile and a half
from Downtown. It is centered on the spine of city—College Avenue/US Highway 287—which is Fort
Collins' "Main Street"running clear through the city to points beyond from Mexico to Canada. Despite
the close-in location and highway visibility, obstacles and limited connections have thwarted both public
improvements and private development over the years. Problems, deficiencies, and other issues
associated with outdated, substandard, and underused urban lands have been explored in several
previous planning processes and ongoing public discussion.
North College Avenue Existing Conditions Study 3
3. - Study Area Map
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4 North College Avenue Existing Conditions Study
4. CONDITIONS RELEVANT TO FACTORS IN THE URBAN RENEWAL
LAW
This evaluation of the Study Area identifies conditions relevant to 10 of the I 1 statutory "blight factors",
as follows:
■ slum, deteriorated, or deteriorating structures;
■ predominance of defective or inadequate street layout;
■ faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
■ unsanitary or unsafe conditions;
■ deterioration of site or other improvements;
■ unusual topography or inadequate public improvements or utilities
■ the existence of conditions that endanger life or property by fire or other causes;
• buildings that are unsafe or unhealthy for persons to live or work in
■ because of building code violations, dilapidation, deterioration, defective design, physical
construction, or faulty or inadequate facilities;
■ environmental contamination of buildings or property;
■ the existence of health, safety, or welfare factors requiring high levels of municipal services or
substantial physical underutilization or vacancy of sites, buildings, or other improvements
The ten factors above are readily apparent and evident within the Study Area,based upon direct
observation and review of planning documents. The one remaining factor is:
■ defective or unusual conditions of title rendering the title nonmarketable
Because the presence of only four factors is the threshold for a finding of"blight', and evidence was
readily apparent for ten factors early in this study process, further title research was deemed to be
unnecessary for purposes of this study(conditions of title are not readily apparent through on-site
observation or review of planning documents). However, several problems with lack of legal access to
parcels, lack of addresses, and questionable parcel ownership are apparent in the area, suggesting that
this factor may in fact be present.
Evidence of"blight factors"was apparent throughout the entire Study Area. This does not mean that
every parcel exhibits evidence of the factors--some of the factors are evident on a spot basis; some on a
linear basis along streets and utility lines; and some on an area basis, in vacant, neglected, or deficient
areas within the Study Area. But when the factors are considered cumulatively, the entire Study Area is
affected.
North Co/lege Avenue Existing Conditions Study 5
5. STUDY FINDINGS BY FACTOR
Conditions pertaining to each factor are documented below. Certain conditions and photographs are
categorized under more than one factor as permitted by statute.
Figure 5 is a table summarizing salient conditions that constitute evidence of the presence of each factor.
This table is then followed by written descriptions, photographs, and map graphics documenting
evidence for each factor.
Conditions listed in the table are in no particular order, except to roughly correspond to the order of the
factors as listed in the Urban Renewal Law (e.g., Condemned Buildings are listed first because they
correspond to "Deteriorating Structures"which is the first factor listed, and so on).
6 North College Avenue Existing Conditions Study
5. - "Blight Factors"and Corresponding Conditions in the StudyArea
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Buildings are Condemned,
p' $ 1603 and 1605 N. College X X X X X
Mobile Homes Exhibit Deterioration, 1303 and
P. 9 1403 N. College X
P. 9 Building Exhibits Deterioration, 1505 N. College X X
P. 11 Parallel/Connecting Street Network is Lacking X X X
p. 15 Portions of Alpine and Hemlock Streets, & X
Woodlawn Drive, Have No Right-Of-Way
Narrow, Deep Parcels Between 1295 and 1601
N. College Create Rear Acreage With Limited
p. 13 Access, No Natural Public Surveillance, and X X X
Marginal Uses (e.g. Junk, Dumping, Transient
Camps)
Mobile Homes Have No Street or Sidewalk
p 18 X X X
Frontage, 1303 N. College
p. 15 Parcels in the Old Riverside Park Plat Area X
Have No Legal Street Frontage, Addresses
Most of North College Ave.
p. 25 Street Edge Lacks All Improvements, Contains X IX X '
Obstacles (e.g. hydrants, standpipes, holes
North College Ave. Lacks Curbs and Medians
p 25 Needed To Control Access and Turning To X X $
Prevent Crashes On Arterial Streets and
Highways
p. 20 Numerous Parking Lots Are Deteriorated X
p 22 Proposed Redwood St. Extension to North is X
Problematic Due to Abrupt Rise in Topography
p 27 Open Dumping is Evident in Dry Creek Behind X
1303 N. College
Unpaved Streets—Alpine, Pinion, Hemlock, and
p. 23 Grape—are Substandard for Urban Use with X
Poor Drainage, Maintenance, and Dust Issues.
Roadway Edges on Hickory St. Hibdon Ct.,
p.24 Bristlecone Dr., and Blue Spruce Dr. Have X X
Missin , Broken, or Overgrown Sidewalks
19 Drainage Swales, 1605 and 1705 N. College
p' Ave., are Eroding and Blocked by Debris X X
Dry Creek Channel Is Filled & Blocked, No
p. 24 Adequate System Exists For Storm Drainage X X X
North College Avenue Existing Conditions Study 7
5.1 FACTOR : SLUM, DETERIORATED, OR DETERIORATING STRUCTURES
The following examples exhibit evidence of deteriorated and deteriorating structures within the Study
Area:
5.1.1 A building at 1605 N. College Avenue that is condemned due to dilapidation and damage. It has
a leaking roof-, broken windows; a collapsed portion; weed trees grown up around the
foundation; and broken and rotting fascias.
5.1.2 A building at 1603 N. College Avenue is condemned due to dilapidation Vgland damage.
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5.1.1a 5.1.1b
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5.1.2
8 North College Avenue Existing Conditions Study
5.1.3 A building at 1501 N. College Avenue has broken windows; bent metal fence panels installed as
a parapet screen to cover up the structure behind, and a failing wood soffit and fascia, as well as
a large sign structure consisting of bent, broken, rusting metal pipes.
5.1.4 Approximately 9 mobile homes at 1405 N. College Avenue have broken windows,bent and
broken metal skirts, and decaying trim and finish elements. In addition to the trailers themselves,
leaning and sagging overhead power lines and poles provide service; and fences and a mailbox
structure are deteriorated.
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North College Avenue Existing Conditions Study 9
5.1.5 Approximately 20 mobile homes at 1303 N. College Avenue have warped structures,joints, and
other parts, bent and broken skirts made of metal, fiberboard, and siding panels, and decaying
trim and finishes.
5.1.6 A building at 1804 North College Avenue, which has recently been cleaned up in response to
discussions with the Police department, still shows signs of deterioration with failing soffits,
fascias, and other elements.
5.1.7 A mobile home at 1908 North College Avenue exhibits evidence of deterioration in skirt
elements, windows, trim, and fencing.
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5.1.6 5.1.7
10 North College Avenue Existing Conditions Study
5.2 FACTOR: PREDOMINANCE OF DEFECTIVE OR INADEQUATE STREET LAYOUT
The presence of this factor is noted in four adopted documents:
■ The North College Avenue Corridor Plan
■ The North College Avenue Access Management Plan
■ The City of Fort Collins Master Street Plan
■ The Infill Infrastructure Report
These three documents illustrate the need for approximately 20 additional new streets or street
extensions, shown on Figure 5.2b, totaling about 2.9 additional street miles needed within the Study
Area (a .82-square mile area).
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5.2a
The deficiency is a lack of a functional urban network of public access and utilities. This deficiency
creates compounded problems:
• It does not define blocks for complete, healthy urban development with adequate services
• It does not provide natural surveillance and policing of areas that are relatively hidden and
neglected without street access
■ It does not provide alternatives to North College Avenue/US Highway 287 for local access and
circulation within the area
■ It does not provide adequate fire access to buildings, especially in rear areas
North College Avenue Existing Conditions Study 11
5.2b—Faulty Street Map
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12 North College Avenue Existing Conditions Study
5.3 FACTOR: FAULTY LOT LAYOUT IN RELATION TO SIZE, ADEQUACY, ACCESSIBILITY,
OR USEFULNESS
Several portions of the Study Area exhibit evidence of this factor:
5.3.1 Numerous narrow, deep lots between 1295 and 1601 North College Avenue contain rear areas
which tend to either remain unused, or to accumulate marginal uses such as trailer storage,
deteriorated mobile homes,junk storage, and dumping. The subdivision pattern of makes it
difficult to retrofit streets and other appropriate infrastructure parallel to the highway because of
the need for agreement among multiple owners with different visions for the area, in order to
cross multiple parcels containing different uses.
5.3.1a 5.3.1b
North College Avenue Existing Conditions Study 13
&3Ac—Faulty Lot Layout—Rear Areas
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14 North College Avenue Existing Conditions Study
5.3.2 Several parcels in the southwest portion of the Study Area use access drives called Woodlawn
Drive and Hemlock Street, but have no actual street frontage, no legal access, and faulty
addresses due to a lack of platted rights-of-way. Related to this situation, there appears to be a
strip of land along the north side of the Forest Service property at 300 Hemlock which has no
owner. The status of both the access drives and the isolated parcels they serve is a point of
disagreement and confusion.
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5.3.2c—Faulty Lot Layout—Isolated Parcels
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Property Lines No Right of Way(R.OW)
North College Avenue Existing Conditions Study 15
5.3.3 A vacant land parcel at 423 Spaulding Lane has limited usefulness due to an awkward depth of
over 1,000 feet, with a width of only about 140 feet.
5.3.4 Aging utility infrastructure is extraordinarily challenging to maintain and replace due to
inadequate street right-of-ways combined with varying depths and sizes of multiple lots.
5.3.5 Some of the few remaining overhead power lines in the City exist along the rear of many lots
facing north College, and along Hickory Street as well. These overhead lines are deteriorating,
and have exceeded their expected life in some places. Conversion to underground and upgrading
capacity is planned for the future; however the conversion process is problematic due to the lot
layout which does not provide a continuous public right-of-way network.
5.3.6 Similarly, an old sewer line exists on the west side of College Avenue between Willox Lane and
the Poudre River. This sewer was constructed as part of the defunct North College Sanitation
District, with no street, alley, or other adequate public easement or right-of-way. The sewer is
vitrified clay pipe and has structural problems. Over the years, several buildings have been built
on or very near the sewer making it difficult to maintain and impossible to replace at the same
location.
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16 North College Avenue Existing Conditions Study
5.4 FACTOR: UNSANITARY OR UNSAFE CONDITIONS
Several different kinds of conditions are evidence of this factor, ranging from hazardous traffic
movements, to condemned buildings, to obstacles for bicyclists, to vagrant camps and other dumping of
trash and debris. Considered both separately and cumulatively, these conditions can contribute to an
environment that contains unsanitary and unsafe areas.
5.4.1 North College Avenue is unsafe through the entire length of the Study Area, for all modes of
transportation, due to the following conditions:
■ Lack of bike lanes
■ Lack of sidewalks
■ Lack of defined driveway access along the highway
■ Lack of medians and controlled turn lanes to control turning movements on the highway
■ Broken asphalt edges, ruts, frequent standing water, holes and depressions, and obstacles such as
hydrants, standpipes, remnants of signs, and other appurtenances along the roadway edge
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5.4.1a 5.4.1b
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5.4.1c 5.4.1d
North College Avenue Existing Conditions Study 17
5.4.2 Vacant condemned buildings at 1603 and 1605 North College Avenue are dangerous to persons
attempting to enter, represent a fire hazard, and tend to attract unlawful and illicit activity.
5.4.3 A number of mobile homes and dwellings at 1303, 1405, and 1902 North College Avenue have
no street or sidewalk access, with only narrow unpaved drive access, resulting in inadequate Fire
Access for emergency response.
5.4.4 A remnant of Dry Creek that remains behind 1303 North College Avenue, in a low visibility rear
area behind buildings facing the highway, is used for dumping trash, oil, tires, and other auto
parts; and the outlet pipe is inadequate and blocked by debris.
5.4.5 Several low-visibility areas along drainage ditches behind buildings facing the highway on the
east side, from about the 700 block to the 1100 block, are used as vagrant camps and accumulate
dumped trash, broken glass, used clothing, and other waste and debris.
5.4.4a 5.4.4b
5.4.5a 5.4.5b
18 North College Avenue Existing Conditions Study
5.5 FACTOR: DETERIORATION OF SITE OR OTHER IMPROVEMENTS
Several different kinds of conditions are evidence of this factor, ranging from deteriorated pavements, to
broken fences, to old, deteriorating overhead powerlines, to delapidated appurtenances along the
highway edge, to heaved and overgrown sidewalks.
5.5.1 The comer of Alpine Street and North College Avenue exemplifies conditions found throughout
the Study Area: leaning poles,bent mailboxes, weeds, and broken and rutted asphalt.
5.5.2 Fences, mailboxes, power poles and lines, and other conditions associated with mobile homes in
rear areas are deteriorated, leaning, sagging, and broken.
5.5.3 Drainage swales at the 1600 and 1700 block of North College Avenue, west side, are eroding and
pipes are blocked.
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North College Avenue Existing Conditions Study 19
5.5.4 A shed located on Grape Street is deteriorating.
5.5.5 One of the few sidewalks in the Study Area, located on Hibdon Court, is heaved and overgrown.
5.5.6 The asphalt railroad crossing at Hickory Street is buckling and warping.
5.5.7 Parking lots at 1629 and 1635 Blue Spruce Drive are deteriorating.
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5.5.4 5.5.5
5.5.6 5.5.7
20 North College Avenue Existing Conditions Study
5.5.8 Numerous roadside appurtenances are rusty and bent, exemplified by these stand pipes at the
Hickory Street/North College Avenue corner.
5.5.9 Overhead power lines are outdated and deteriorating with age.
5.5.10 Most of the Study Area lacks an adequate, coordinated drainage system. Different kinds and
sizes of pipes and inlets which exist are blocked, bent, occur with no functional plan. All
existing elements will need to be replaced as a functional drainage system evolves.
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5.5.10a 5.5.1Ob
North College Avenue Existing Conditions Study 21
5.6 FACTOR: UNUSUAL TOPOGRAPHY OR INADEQUATE PUBLIC IMPROVEMENTS OR
UTILITIES
Unusual topography creates one unique problem in one location. Evidence of inadequate public
improvements is prevalent throughout the Study Area.
5.6.1 The Study Area is relatively flat, poorly drained, and mostly within the Dry Creek floodplain and
floodway. Although this creates problems for developed properties, and challenges for future
development, for purposes of this study those problems are considered to be functions of
development rather than functions of unusual topography.
However, one condition is present at the north terminus of Redwood Street, where it connects to Willox
Lane at a "T" intersection. Redwood Street is planned for future extension to the north. It would be the
only such north-south street connection within the mile section bounded by North College Avenue and
Lemay Avenue, and so it is relatively important for circulation and traffic distribution. The problem is
that the 30-foot wide Larimer-Weld Canal is located about 240 feet north of the existing "T"
intersection; thus it must be crossed with a significant bridge structure. The canal is situated
significantly higher than the existing street, which creates an extraordinary design challenge in order for
the street extension to rise up and cross the canal with appropriate transitions and vertical curves. This
is unusual topography which makes proper street connectivity much more difficult and expensive.
5.6.1
22 North College Avenue Existing Conditions Study
A very substantial proportion of all public improvements and utilities in the Study Area are inadequate.
Some of the most apparent conditions include the following:
5.6.2 The Study Area lacks a functional street network to:
• define blocks for more complete, healthy urban development
■ provide natural surveillance and policing of areas that are currently hidden and neglected without
street access
■ allow for consolidation of access points with a system of access management on North College
Avenue/US Highway 287
■ provide alternatives to North College Avenue/US Highway 287for local access and circulation
within the area
■ provide adequate fire access to buildings especially in rear areas
5.6.3 The North College Avenue roadway lacks:
■ bike lanes
■ sidewalks
• defined driveway access along the roadway
• medians and controlled turn lanes to control turning movements on the highway
In addition, broken asphalt edges, ruts, frequent standing water, holes and depressions, and obstacles
such as hydrants, standpipes, remnants of signs, and other appurtenances line the roadway edge.
5.6.4 All or part of Alpine, Pinyon, Hemlock, and Grape Streets, and Woodlawn Drive, are unpaved
and unimproved, making maintenance difficult and creating dust, mud, and puddles.
5.6.5 Woodlawn Drive and portions of Alpine and Hemlock Streets lack dedicated public right-of-
way.
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5.6.3 5.6.4
North College Avenue Existing Conditions Study 23
5.6.5 Residential (mobile home) development at 1303, 1405, and 1902 North College Avenue lacks
street or sidewalk access.
5.6.7 Most of the Study Area lacks an adequate, coordinated drainage system. Dry Creek has been
filled in and blocked. Different kinds and sizes of pipes and inlets exist with no functional plan.
Pipes are blocked by debris in several locations. All existing elements will need to be replaced
as a functional urban drainage system evolves.
5.6.8 An aging, inadequate 6-inch sewer line exists behind buildings facing North College Avenue in
the 1800 block.
5.6.9 An old sewer line exists on the west side of College Avenue between Willox Lane and the
Poudre River. This sewer was constructed as part of the former North College Sanitation District
with no street, alley, or other adequate public easement or right-of-way. The sewer is vitrified
clay pipe and has structural problems. Over the years, buildings were built on or very near the
sewer making it difficult to maintain and impossible to replace at the same location. Similarly,
an aging, inadequate 6-inch sewer line sewer line exists on the east side of College Avenue
between Willox Lane and Grape Street, behind the buildings which face College Avenue.
5.6.10 Parts of Bristlecone, Redcedar, Blue Spruce, and Conifer Streets lack sidewalks.
5.6.5 5.6.7a
5.6.7b 5.6.10
24 North College Avenue Existing Conditions Study
5.7 FACTOR: EXISTENCE OF CONDITIONS THAT ENDANGER LIFE OR PROPERTY BY
FIRE AND OTHER CAUSES
The conditions most apparent as evidence of this factor are related to the North College Avenue
roadway itself. Secondarily, vacant condemned buildings represent a fire hazard.
5.7.1 North College Avenue is unsafe through the entire length of the Study Area, for all modes of
transportation, due to the following conditions:
■ Lack of bike lanes
• Lack of sidewalks
• Lack of defined driveway access along the roadway
• Lack of medians and controlled turn lanes to control turning movements on the highway Broken
asphalt edges, ruts, frequent standing water, holes and depressions, and obstacles such as
hydrants, standpipes, remnants of signs, and other appurtenances along the roadway edge.
5.7.2 Vacant condemned buildings at 1603 and 1605 North College Avenue are dangerous to persons
attempting to enter, represent a fire hazard, and tend to attract unlawful and illicit activity.
North College Avenue Existing Conditions Study 25
5.8 FACTOR: BUILDINGS THAT ARE UNSAFE OR UNHEALTHY FOR PERSONS TO LIVE OR
WORK IN BECAUSE OF BUILDING CODE VIOLATIONS, DILAPIDATION,
DETERIORATION, DEFECTIVE DESIGN, PHYSICAL CONSTRUCTION, OR FAULTY OR
INADEQUATE FACILITIES
The following examples exhibit evidence of being unsafe or unhealthy for persons:
5.8.1 A building at 1605 N. College Avenue is condemned due to dilapidation and damage. It has a
leaking roof; broken windows; a collapsed portion; weed trees grown up around the foundation;
and broken and rotting fascias.
5.8.2 A building at 1603 N. College is condemned due to dilapidation and damage.
26 North College Avenue Existing Conditions Study
i§ FACTOR: ENVIRONMENTAL CONTAMINATION 0 BUILDINGS OR PROPERTY;
sK! w remnant Jaye athat rem , &ham og NorthCollege Avenue, a . m» visibility_ar
area behind buildings facing the highway, w used for dumping trash, oil, auto fluidcontainers,
tires, and other auto parts.
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North College Avenue Existing Conditions s« 27
5.1 O FACTOR: THE EXISTENCE OF HEALTH, SAFETY, OR WELFARE FACTORS REQUIRING
HIGH LEVELS OF MUNICIPAL SERVICES OR SUBSTANTIAL PHYSICAL
UNDERUTILIZATION OR VACANCY OF SITES, BUILDINGS, OR OTHER IMPROVEMENTS
Substantial physical underutilization and vacancy of sites is a prominent condition throughout the Study
Area due to drainage deficiencies, street and infrastructure deficiencies, and various conditions that
create extraordinary problems for potential improvement projects.
5.10.1 Numerous narrow, deep lots between 1295 and 1601 North College Avenue contain rear areas
which tend to either remain unused, or to accumulate marginal uses such as trailer storage,
deteriorated mobile homes,junk storage, and dumping. This underutilization of sites is due to a
combination of conditions including lack of a functional urban network of public streets and
utilities, and presence of the Dry Creek floodplain. The subdivision pattern makes it difficult to
retrofit streets and other needed infrastructure because of the need for agreement among multiple
owners to cross multiple properties.
5.10.2 Vacant land near the northeast quadrant of the intersection of College Avenue and Willox Lane
remains unused and attracts unauthorized dumping and vagrant camping. The underutilization is
due to inadequate street infrastructure, combined with extraordinary difficulty in retrofitting
needed street and utility improvements.
5.10.3 Vacant land on the east side of North College Avenue behind buildings facing the highway, south
of Conifer Street, remains unused and attracts vagrant camping. The underutilization is due
primarily to presence of a floodplain and lack of a drainage system; and secondarily to lack of
street access and related infrastructure.
5.10.4 A residential parcel at 423 Spaulding Lane has limited usefulness due to an awkward depth of
over 1,000 feet, with a width of only about 140 feet. Also, an adjoining 19-acre parcel at 501
Spaulding Lane, which is designated to allow multi-family neighborhood development,has
limited usefulness due to a width of less than 300 feet along its Spaulding Lane frontage and the
need to construct Redwood Street, which is problematic due to topography and multiple-
ownership along its needed future alignment.
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28 North College Avenue Existing Conditions Study
5.11 CONDITIONS RELEVANT TO FACTORS IN THE URBAN RENEWAL LAW: SUMMARY
MAP
Evidence of"blight factors" was apparent throughout the entire Study Area. Some of the factors are
evident on a spot basis regarding an individual structure or parcel; some on a linear basis regarding
streets and utility lines; and some on an area basis, regarding underutilized or deficient areas within the
Study Area. This does not necessarily mean that every parcel exhibits evidence of the factors; but when
the factors are considered cumulatively, the entire Study Area is affected.
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North College Avenue Existing Conditions Study 29
30 North College Avenue Existing Conditions Study
6. STUDY FINDINGS & CONCLUSION
The presence of at least 4 statutory "blight factors"within an appropriately defined boundary, as
determined by City Council, warrants a finding of a "blighted area" under the Urban Renewal Law.
If the Study Area is determined to be such a"blighted area", the City would then be allowed to establish
an Urban Renewal Plan for development and public improvement projects to prevent further
deterioration and blight, and to remedy"blight' conditions.
Based on observed evidence, interviews, and adopted planning documents, the conclusion of this Study
is that ten of the"blight factors" established in the Colorado Urban Renewal Law, as amended, are
present within the Study Area; and that the area, either wholly or in part, is appropriate to be defined as a
"blighted area" qualified for Urban Renewal Plan remedies and activities as permitted in the statute.
North College Avenue Existing Conditions Study 31
32 North College Avenue Existing Conditions Study