HomeMy WebLinkAbout2004-118-10/05/2004-SUBMITTING THE EXISTING CONDITIONS STUDY AND URBAN RENEWAL PLAN FOR THE NORTH COLLEGE CORRIDOR AREA RESOLUTION 2004-118
OF THE COUNCIL OF THE CITY OF FORT COLLINS
SUBMITTING THE EXISTING CONDITIONS STUDY AND
URBAN RENEWAL PLAN FOR THE NORTH COLLEGE CORRIDOR AREA
TO THE PLANNING AND ZONING BOARD, THE POUDRE SCHOOL
DISTRICT BOARD OF EDUCATION AND THE
LARIMER COUNTY BOARD OF COMMISSIONERS
WHEREAS, the Council of the City of Fort Collins has heretofore established an Urban
Renewal Authority and, on June 15, 2004, adopted Resolution 2004-076 authorizing and directing
the City staff to prepare an Existing Conditions Study (a/k/a "Blight Study") and Urban Renewal
Plan for the North College Corridox Area; and
WHEREAS,in response to Council's direction,the staff has worked with a citizen's advisory
committee to develop the Existing Conditions Study and Urban Renewal Plan for the North College
Corridor Area,which Existing Conditions Study and Urban Renewal Plan are required,pursuant to
Colorado Revised Statute 31-25-107,to be submitted to the City's Planning and Zoning Board,the
Poudre School District Board of Education, and the Larimer County Board of Commissioners; and
WHEREAS, the Council has determined that the Existing Conditions Study and Urban
Renew Plan for the North College Corridor Area should be submitted to the aforesaid boards in
accordance with law.
NOW,THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section1. That,in accordancewith Section 31-25-107 of the Colorado Revised Statutes,
the Existing Conditions Study and Urban Renewal Plan for the North College Corridor Area,
attached hereto as Exhibits "A" and "B" respectively, shall be promptly submitted by the City
Manager to the City's Planning and Zoning Board, the Poudre School District Board of Education
and the Larimer County Board of Commissioners with specific instructions to the Planning and
Zoning Board to review the Existing Conditions Study and Urban Renewal Plan and give written
recommendations to the Council within thirty days after receipt of the proposed study and plan,
specifically and solely as to whether or not the Existing Conditions Study and Urban Renewal Plan
comply with the City's Comprehensive Plan (City Plan).
Section 2. That the City Manager is hereby authorized to submit to the Planning and
Zoning Board, the Poudre School District Board of Education and the Larimer County Board of
Commissioners any impact reports or substantive amendments to,or updates of,the Urban Renewal
Plan, so as to ensure compliance with the requirements of the Colorado Urban Renewal law.
Passed and adopted at a regular meeting of the City Council held_tl_lis 5th day of October,
A.D. 2004.
Oay
ATTEST:
City Clerk
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EXHIBIT "N'
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North College Avenue
Existing Conditions •
Fort Collins, • • ..•
September 29, 2004
Prepared .
PlanningCommunity Planning& Environmental Services
Advance Department
' • Box 580
Fort Collins, • : 1 1 :1
970-221-6376
. .
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
5.3.1 c— Faulty Lot Layout—Rear Areas........................................................14
5.3.2c — Faulty Lot Layout—Isolated Parcels ................................................15
ii 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 ofsite or other improvements;
69 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 ofsites, buildings, or other
improvements;
(7) 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 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.
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 Larimer-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 11 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 College 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.
qgu 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. T ht Factors"and Corresponding Conditions in the Stud Area
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Buildings are Condemned,
p. 8 1603 and 1605 N. College X X X
Mobile Homes Exhibit Deterioration, 1303 and 111i�',-'lm
P. 9 1403 N. College
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P. 9 Building Exhibits Deterioration, 1505 N. College
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P. 11 Parallel/Connecting Street Network is Lacking X X
p. 15 Portions of Alpine and Hemlock Streets &
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Woodlawn Drive, Have No Right-Of-Wa
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Narrow, Deep Parcels Between 1295 and 1601
N. College Create Rear Acreage With Limited
X
p. 13 Access, No Natural Public Surveillance, and ;5g�'15 X
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Marginal Uses (e.g. Junk, Dumping, Transient
Camps)
P. 18 Mobile Homes Have No Street or Sidewalk
Frontage, 1303 N. College X X
P. 15 Parcels in the Old Riverside Park Plat Area
X
Have No Legal Str
eet Frontage, Addresses
Most of North College Ave.
'p. 25 Street Edge Lacks All Improvements, Contains X `'-X' X X !
Obstacles (e.q. hydrants, standpipes, holes)
North College Ave. Lacks Curbs and Medians
p. 25 Needed To Control Access and Turning To
Prevent Crashes On Arterial Streets and X X X
Highways
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p. 20 Numerous Parking Lots Are Deteriorated X
p. 22 Proposed Redwood St. Extension to North is
Problematic Due to Abrupt Rise in Topography X
p. 27 Open Dumping is Evident in Dry Creek Behind
FAve1303 N. College X
Unpaved Streets—Alpine, Pinion, Hemlock, and ......
p. 23 Grape—are Substandard for Urban Use with X
Poor Drainage, Maintenance, and Dust Issues.
Roadway
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oadway Edges on Hickory St. Hibdon Ct.,
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p.24 Bristlecone Dr., and Blue Spruce Dr. Have X
Mi,ssin , Broken, or Overgrown Sidewalks
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P.19 Drainage Swales, 1605 and 1705 N. College
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., are Eroding and Blocked by Debris X X
p- 24 , Ady Creek Channel Is Filled & Blocked, No X X X
Adequate System Exists For Storm Drainage
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 and damage.
i
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.
5.1.3a 5.1.3b
A
5.1.4a 5.1.4b
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).
M
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.la 5.3.1b
North College Avenue Existing Conditions Study 13
5.3.1 c—Faulty Lot Layout—Rear Areas
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Study Area Boundary Rear areas with: N
Poor access,
Property Lines -Limited usefulness, '
-Awkward subdivision pattern eAM ';o
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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. }y Nv4 , zp
5.3.2a 5.3.2b
5.3.2c—Faulty Lot Layout—Isolated Parcels
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Stuoy Area Bounoan Parcels
Property Lmes ��No Right of Way(R.O.W.) �
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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5.3.4
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
5.4.la 5.4.1b
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
r
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 corner 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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5.5.3a 5.5.3b
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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5.5.4r5 5.5.5
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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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5.5.8 5.5.9
5.5.10a 5.5.10b
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 higher than
the existing street by a ` ;j 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
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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
5.9 FACTOR: ENVIRONMENTAL CONTAMINATION OF BUILDINGS OR PROPERTY;
5.9.1 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, auto fluid containers,
tires, and other auto parts.
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5.9.1
North College Avenue Existing Conditions Study 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
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.
W.WILLOX LN E WILLOXLN
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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
EXHIBIT "B"
North College Avenue
Urban Renewal Plan
6a
City of Fort Collins
Prepared for:
City of Fort Collins and
Fort Collins Urban Renewal Authority
September 29, 2004
North College Avenue Urban Renewal Plan
Table of Contents
1. Preface and Background .............................................................................. 3
2. Finding of "Blight" ........................................................................................ 5
3. Plan Intent & Objectives................................................................................ 6
4. Renewal Activities......................................................................................... 6
5. Development Standards and Procedures.................................................... 7
6. Conformance ................................................................................................. 7
UrbanRenewal Law...........................................................................................................7
CityPlan.............................................................................................................................7
7. Project Financing .......................................................................................... 8
TaxIncrement...................................................................................................................8
IncrementAmount..............................................................................................................9
8. Plan Advisory Group..................................................................................... 9
9. Modifications to the Plan .............................................................................. 9
10. Term of the Plan ........................................................................................ 10
North College Avenue Urban Renewal Plan 2
1 . Preface and Background
The North College Avenue Corridor Renewal Plan (Plan) is an urban renewal 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 of more urban renewal 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 North College Corridor area, located in the City of Fort Collins, Larimer
County, Colorado.
The boundary of the area to which this Plan applies generally includes those properties located within
the area bounded by:
■ The Cache La Poudre River on the south,
■ the Larimer-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 plan area is depicted on the Boundary Map on the following page. A legal description of the area is
attached hereto as Appendix A.
North College Avenue Urban Renewal Plan 3
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This Plan was prepared for adoption by the City Council in recognition that the Renewal Area requires a
coordinated strategy that addresses the elimination and prevention of the spread of blight and includes
financing possibilities, to accomplish the City's development objectives for improving the viability of
the area. The Plan effort was originated in response to a request by existing owners in the area. Owners
reached consensus and requested the establishment of a renewal plan after years of involvement in
public discussion. As a group, they recognize the problems with existing development, which is
outdated and substandard, and they want to stay involved in solutions that fit the area.
It is the intent of this renewal plan for any redevelopment and other implementation actions to be done
in a responsive manner, with full consideration for interests and concerns of owners in the area. The
driving interest in establishment of this plan is to begin offering tax increment financing as a tool to
facilitate projects that help remedy problems.
Development and redevelopment in the area is anticipated to occur incrementally over a substantial
period of time.
2. Finding of "Blight"
Based on the evidence presented at a public hearing, and in the North College Avenue Existing
Conditions Study, dated September 29, 2004, a copy of which is attached hereto as Appendix `B"the
City Council, by Resolution 2004-118, made a finding that the Renewal Area was "blighted"as defined
by the Urban Renewal Law, by the existence of the following ten factors:
■ 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 City Council also found that these factors, taken together, substantially impair the sound growth of
the City, constitute an economic and social liability, and are a menace to the public heath, safety and
welfare of the community. Based on evidence of the "blighted" factors, the Renewal Area is appropriate
for authorized activities of the Authority pursuant to the Urban Renewal Law.
North College Avenue Urban Renewal Plan 5
3. Plan Intent & Objectives
The intent and purpose of this Plan is to remedy blight and prevent the spread of blight by assisting
implementation of the relevant provisions contained in the following documents:
• North College Avenue Corridor Plan
■ North College Avenue Access Management Plan
• City of Fort Collins Master Street Plan
■ Fort Collins Infill Infrastructure Report
■ City Plan (The City of Fort Collins Comprehensive Plan)
• City of Fort Collins Master Transportation Plan
• Dry Creek Drainage Basin Master Plan
To do this, this Plan is intended to stimulate private sector development in and around the Renewal
Area. A combination of private investment, Authority financing, and public investment will assist
progress toward the following 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 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
■ To improve pedestrian, bicycle, and vehicular circulation and safety
■ To ultimately contribute to increased revenues for all taxing entities
■ To encourage the voluntary rehabilitation of buildings, improvements and conditions
4. 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 renewal
area,pursuant to the Urban Renewal Law:
a. Public Improvements. The Authority may cause, finance or facilitate the design, installation,
construction and reconstruction of public improvements in the Renewal Area.
b. 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, it shall be exercised if and only if the following conditions are fully met:
■ all technical requirements of the Urban Renewal Law have been met;
■ no feasible and prudent alternative exists;
North College Avenue Urban Renewal Plan 6
■ good faith negotiation by the Authority and/or the project developer are refused
or rejected by the owner;
■ reasonable efforts have been undertaken to understand and address the owner's
position and desires for the property and business, and to work in conjunction with the
owner to either a) include the owner in project planning; or b)purchase and relocate the
owner in accordance with the Urban Renewal., and, if reasonable, on terms acceptable to
the owner.
c. Demolition. The Authority may provide for the demolition of existing development and
clearance of sites as part of specific projects.
d. Participation Agreements. The Authority may enter into participation agreements with property
owners or developers in the renewal 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.
e. 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
and manage 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.
g. Legal Authority. The Authority may also exercise all other powers given to it under the Urban
Renewal Law.
5. Development Standards and Procedures
Development within the Renewal Area shall be designed and processed in accordance with the City of
Fort Collins Land Use Code and other applicable standards, in the City's standard development review
procedures.
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. hi addition, the
adopted North College Avenue Corridor Plan is a related Element of City Plan.
North College Avenue Urban Renewal Plan 7
Briefly summarized, the land use pattern envisioned by these plans for the Renewal Area is a
commercial corridor well-integrated with surrounding mixed-use and residential development. The
Renewal Area is envisioned to evolve with improved community design and streetscapes, in an
interconnected framework of streets and blocks.
■ As noted above, this Plan is intended to provide mechanisms to facilitate implementation of
adopted plans, and therefore it is in conformance with those adopted plans. Accordingly, this
Plan is in conformance with City Plan (the City's comprehensive plan).
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. This provision only authorizes increment financing, which financing will be implemented
on a project by project basis; and the implementation of such increment financing will be performed at
the time that such increment of taxation may be utilized, and in accordance with the Urban Renewal
Law.
The Authority is authorized to: (a) finance urban renewal within the Renewal Area with revenues from
property 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: (b) issue bonds and incur other obligations contemplated by the Urban Renewal Law
in an amount sufficient to finance all or any part of an urban renewal project within the Renewal Area;
and(c)borrow funds and create indebtedness in any authorized form in carrying out this Plan in the
manner contemplated by the Urban Renewal Law. Any principal and interest on such indebtedness may
be paid from property 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
The Project may be financed by the Authority under the property tax allocation financing provisions of
the Urban Renewal Law. Under the property tax allocation method of financing the Project, property
taxes levied after the effective date of the approval of this Plan upon taxable property in the Renewal
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 this 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 Renewal Area last
certified prior to the effective date of approval of the Plan or, as to an area later added to the Renewal
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.
North College Avenue Urban Renewal Plan 8
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 Project.
Unless and until the total valuation for assessment of the taxable property in the Renewal Area exceeds
the base valuation for assessment of the taxable property in the Renewal Area, all of the taxes levied
upon taxable property in the Renewal Area shall be paid in to the funds of the respective public bodies.
When such bonds, loans, advances and indebtedness, including interest thereon and any premiums due
in connection therewith, have been paid, all taxes upon the taxable property in the Renewal 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.
8. Plan Advisory Group
To help tailor implementation of this Plan to unique circumstances in the area, a citizen advisory group
shall be formed with strong representation of owners in the North College Corridor area to render advice
to the URA Board of Commissioners (Board). Furthermore, to ensure effective communication, this
Plan recommends that the group include one or two members from City Council and a member from the
Planning and Zoning Board. The intent of this Plan is for URA administrators to consult with the
Advisory Group on all actions and decisions of the Authority regarding this Plan.
9. 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.
North College Avenue Urban Renewal Plan 9
10. Reasonable Variations
The Board 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.
North College Avenue Urban Renewal Plan to-
Appendix A - Legal Description
DESCRIPTION OF THE BOUNDARY OF THE NORTH COLLEGE URBAN RENEWAL PLAN
AREA
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;
North College Avenue Urban Renewal Plan 11
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.
North College Avenue Urban Renewal Plan 2