HomeMy WebLinkAbout2007-012-02/20/2007-SUBMITTING THE DOWNTOWN URBAN RENEWAL PLAN TO THE PLANNING AND ZONING BOARD, THE LARIMER COUNTY BOAR RESOLUTION 2007-012
OF THE COUNCIL OF THE CITY OF FORT COLLINS
SUBMITTING THE DOWNTOWN URBAN RENEWAL PLAN TO THE
PLANNING AND ZONING BOARD, THE LARIMER COUNTY BOARD
OF COMMISSIONERS AND THE POUDRE SCHOOL DISTRICT 13OARD OF EDUCATION
WHEREAS, the Council of the City of Fort Collins has heretofore established an Urban
Renewal Authority; and
WHEREAS, the Fort Collins Urban Renewal Authority has the capability to utilize tax
increment financing for the promotion of urban renewal projects in the downtown area if the URA
establishes a Downtown Urban Renewal Plan; and
WHEREAS, a proposed Downtown Urban Renewal Plan has been prepared and presented
to the City Council for submission to the Planning and Zoning Board , the Larimer County Board
of Commissioners and the Poudre School District Board of Education, all as required under the
Colorado Urban Renewal Law; and
WHEREAS,the City Council has determined that this proposed Downtown Urban Renewal
Plan should be submitted to the Planning and Zoning Board for its advice and recommendation
regarding the propriety thereof and should also be submitted to the Larimer County Board of
Commissions and the Poudre School District Board of Education in accordance with the
requirements of the provisions of Colorado Revised Statute Section 31-25-107.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCI,OF THE CITY OF FORT
COLLINS as follows:
Section 1. That, in accordance with Section 31-25-01-107 of the Colorado Revised
Statutes , the proposed Downtown Urban Renewal Plan (the "Plan"), in substantially the form
attached hereto as Exhibit "A", 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
proposed Plan and give written recommendations to the Council within thirty days after receipt of
the proposed Plan, specifically and solely as to whether or not the proposed Plan complies 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 proposed Plan,
so as to ensure compliance with the requirements of the Colorado Urban Renewal Law.
Passed and adopted at a regular meeting of the Co it f the City of Fort Col ' s this 20th
day of February, A.D. 2007.
l ,
Mayor
ATTEST:
. 4UL�� -V���- —
City Clerk
EXHIBIT"A"
DRAFT
Downtown
Urban Renewal Plan
City of Fort Collins
Prepared for:
City of Fort Collins and
Fort Collins Urban Renewal Authority
February 14, 2007
Downtown Urban Renewal Plan
Table of Contents
1. Preface and Intent ......................................................................................... 3
2. Finding of "Blight" ......................................................................................... 5
3. Plan Objectives............................................................................................... 6
4. Renewal Activities.......................................................................................... 7
5. Development Standards and Procedures.................................................... 8
6. Conformance ................................................................................................. 8
UrbanRenewal Law...........................................................................................................8
CityPlan.............................................................................................................................8
7. Project Financing .......................................................................................... 9
PropertyTax Increment...................................................................................................12
SalesTax Increment........................................................................................................ 10
Tax Increment Reimbursement..........................................................................10
8. Modifications to the Plan ............................................................................ 13
9. Reasonable Variations ................................................................................ 11
Downtown Urban Renewal Plan 2
1 . Preface and Intent
The Downtown 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 or 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 Downtown 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:
■ an irregular line generally extending along E. Mulberry Street and W. Laurel Avenue on the
south,
• an irregular line generally along E. Vine Drive on the north,
• an irregular line generally along S. Meldrum on the west,
■ and irregular line generally extending along N. Lemay Ave, also known as 9t' Street 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.
Downtown 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, with financing possibilities, to eliminate blight and prevent the spread of blight,
and accomplish the City's development and redevelopment objectives for improving the viability of the
area.
The Plan effort reflects broad public support for public initiatives to assist with ongoing challenges
involving the physical fabric and economic health of the Downtown area. As a group, Downtown
stakeholders recognize the importance of eliminating blighted conditions and preventing the spread of
blight, which constitutes a threat to the health, safety and the economic security of the area.
The driving interest in the establishment of this Plan is to offer tax increment financing as a tool to
stimulate and leverage both public and private sector development (including redevelopment), to help
eliminate blight and prevent the spread of blight. It is the intent of this Plan for any development
projects and other implementation actions to be done in a responsive manner, with full consideration for
interests and concerns of property owners in the area.
Development and redevelopment in the area is anticipated to occur incrementally over a substantial
period of time that can consist of a period of up to 25 years as authorized by the Urban Renewal Law.
2. Finding of "Blight"
To be determined by the City Council.
Downtown Urban Renewal Plan 5
3. Plan Objectives
The overall objective 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:
• Downtown Development Authority Plan of Development
' Downtown Plan
• Downtown Strategic Plan
' Downtown River Corridor Implementation Program
■ A Report on Redevelopment Policies, Strategies and Future Directions
' East Mulberry Corridor 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
To do this, this Plan is intended to stimulate private sector development and to support programs and
activities intended to stimulate economic activity in and around the Renewal Area. A combination of
private investment, Authority financing, and public investment will assist progress toward the following
additional objectives:
■ To address and remedy conditions in the area that impair or arrest the sound growth of the city
• To facilitate redevelopment and new development by private enterprise through cooperation
among developers and public agencies to plan, design, and build needed improvements
• 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 implement cultural and economic programs that improve the competitive vitality of the Urban
Renewal 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
■ To facilitate the enforcement of the laws and regulations applicable to the Renewal Area
• To watch for market and/or project opportunities to eliminate blight, and when such
opportunities exist, to take action within the financial, legal and political limits of the Authority
to acquire land, demolish and remove structures, provide relocation benefits, and pursue
redevelopment, improvement and rehabilitation projects.
Downtown Urban Renewal Plan 6
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. In order to
promote the effective utilization of undeveloped and underdeveloped land in the Renewal Area,
the Authority may, among other things, enter into financial or other agreements with the City of
Fort Collins to provide the City with financial or other support in order to encourage or cause the
City to invest funds for the improvement of storm drainage and street conditions and deficiencies
in the Renewal Area.
b. Programs and Activities. The Authority may develop and implement economic and cultural
programs and activities to facilitate the economic revitalization of the urban renewal area.
c. Purchase of Property. In the event that the Authority finds it necessary to purchase any real
property for an urban renewal project to remedy blight factors pursuant to the Urban Renewal
Law and this Plan, the Authority may do so by any legal means available, including the exercise
of the power of eminent domain, pursuant to the Urban Renewal :Law. If the power of eminent
domain is to be exercised for the purpose of transfer of property to another private person or
entity, the Authority's decision whether to acquire the property through eminent domain shall be
guided by the following criteria, with the understanding that these guidelines shall not be
construed to constrain the Authority's legal ability to exercise the power of eminent domain:
• all requirements of the Urban Renewal Law, including eminent domain procedures,
have been met;
• other possible alternatives have been thoroughly considered by the Authority;
• good faith negotiations by the Authority and/or the project developer have been
rejected by the property owner;
• reasonable efforts have been undertaken to: (a) understand and address the property
owner's position and his or her desires for the property and for any existing business on
the site, and (b) work with the owner to either include the owner in project planning or
purchase the property and relocate the owner in accordance with the Urban Renewal
Law on terms and conditions acceptable to the owner.
d. Demolition. The Authority may provide for the demolition of existing development and
clearance of sites as part of specific projects.
e. 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.
f. Relocation Assistance. It is not expected that the activities of the Authority will displace any
person, family, or business. However, to the extent that in the future the Authority may purchase
property causing displacement of any person, family, or business, it shall develop a relocation
program to assist any such party in finding another location pursuant to the Urban Renewal Law,
and provide relocation benefits consistent with the Urban Renewal Law. There shall be no
Downtown Urban Renewal Plan 7
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.
g. Hiring. The Authority may employ consultants, agents, and employees, permanent and
temporary, and it shall determine their qualifications, duties, and compensation.
h. 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.
Briefly summarized, the land use pattern envisioned by these plans for the Renewal Area is a
retail/entertainment district in the historic core, surrounded by transitional areas that will leverage the
core's energy, reinforce the market strength within the core, and connect with Colorado State University
in the southern portion of the Plan area. The mix of land uses in these infill/transition areas will blend
with surrounding residential neighborhoods. The Renewal Area is envisioned to evolve with improved
community design and streetscapes, in an interconnected framework of streets and blocks. One of the
purposes of this Plan is to implement the vision for the Renewal Area as a commercial corridor with
mixed-use residential improvements.
This Plan is intended to provide mechanisms to facilitate implementation of City Plan, and therefore it is
in direct conformance with City Plan.
The following excerpts from City Plan highlight the ties between City Plan and the need for this Urban
Renewal Plan. The excerpts are listed in approximate order of relevance to this Urban Renewal Plan,
rather than the alpha-numeric order of City Plan. These are representative excerpts, and not an all-
inclusive listing of relevant aspects of City Plan:
Downtown Urban Renewal Plan 8
PRINCIPLE GM-7: Strategies will be explored to seed
initial development in specified locations, and to
provide the special features that offset the impacts
associated with increased densities.
Policy GM-7.1 Strategic Locations. The City will explore strategies
that will sufficiently influence market conditions to make Community
Commercial Districts, Downtown, and Medium Density Mixed-Use
Neighborhoods more attractive for private development than other
locations. Strategies that should be explored include, but are not
limited to, seeking opportunities to modify land use regulations and
permit processes that make project timelines, land use, and
mitigation costs more predictable; and public funding of up-front
infrastructure, streets, and public amenities.
Policy GM-7.2 Public Amenities. The City will explore strategies to offset the impacts of denser
development by encouraging new projects to contribute to the public amenities needed to support these
greater densities.
PRINCIPLE GM-8: The City will promote compatible infill and
redevelopment in areas within the Growth Management Area
boundary. SEE FIGURE GM-8. [Urban Renewal Plan Note: Figure GM-8 is a map of Targeted
Redevelopment and Infill Areas; Downtown is included as one of those areas.]
Policy GM-8.1 Targeted Redevelopment/Infill. Redevelopment and infill
development will be encouraged in targeted locations. The purpose of these areas is to
channel growth where it will be beneficial and can best improve access to jobs, housing
and services with fewer and shorter auto trips. These targeted areas are parts of the city
where general agreement exists that development or redevelopment is beneficial. A
major goal is to increase economic activity in the area to benefit existing residents and
businesses and, where necessary, provide the stimulus to redevelop.
These areas should be defined from City Plan, Subarea Plans, Zoning and IDcational
criteria such as:
a. Underutilized land
b. Areas already undergoing positive change, which is expected to continue
c. Areas where infrastructure capacity exists
d. Areas where public investment is warranted from a policy perspective
e. Areas with special opportunities, such as where major public or private
investment is already planned
f. Transportation opportunities:
i) Along travel corridors
ii)Along enhanced travel corridors
Downtown Urban Renewal Plan 9
Policy GM-8.4 Remedy
Infrastructure Deficiencies. The
City will consider opportunities to
selectively correct infrastructure
deficiencies in targeted areas, such
as storm drainage and streets, so
that infill development or
redevelopment does not pay an
infrastructure"penalty" to remedy
past problems in existing developed
areas.
Policy GM-8.5 Public Investment.
The City will consider opportunities,
and the costs and benefits for
targeted public investment in order
to encourage redevelopment and
infill development in appropriate
locations. [Urban Renewal Plan Note: Policy GM-8.5 is accompanied by photos of Downtown
development projects.]
PRINCIPLE ECON-1: The City will pursue a balanced and sustainable economic
development program.
Policy ECON-1.3 Infrastructure and Capital Facilities. The City will ensure that the
infrastructure needed to support the economy is in place within the constraints of City
financial resources in the following ways:
a. The City will ensure access to employment centers and will also develop
efficient transit networks and trip reduction programs, such as
telecommuting, to reduce single occupancy vehicle trips.
b. The City will encourage the location of child care facilities and other
"everyday"needs, in or near major employment centers.
c. The City will encourage housing development near major employment
centers to foster reduce travel time to work. The price range and mix of
housing types should complement wages generated by nearby employment
so that housing can attract nearby workers.
Policy ECON-1.5 Maintain and Expand City Revenue Base. The City will ensure that
commercial uses that generate the sales and use tax revenues which support the City's
financial base are maintained and expanded. The City will also explore other options to
expand and diversify its revenue base, including targeted annexations of existing
commercial corridors, such as the Mulberry Corridor, as well as revenue sharing
agreements with other communities.
a. ...
b. The City will seek to strengthen existing commercial districts, such as the;
Downtown, North College, Campus West, and the Foothills Mall.
c. The City will seek to maintain and enhance its attractiveness as a place to do
business in order to maintain its share of the region's sales and use tax base.
Downtown Urban Renewal Plan 10
PRINCIPLE DD-1: The Downtown will provide a balanced mix of land use activities. While
encouraging a mix of land uses throughout the Downtown, the predominant land use character of each
sub-district will be maintained. Land use intensity should decrease as distance from the center of each
sub-district increases—establishing a transition between urban uses and adjacent neighborhoods. A mix
of housing types for all income levels, family types, and age groups, with a variety of prices and rent
levels, will be encouraged.
PRINCIPLE DD-2: Promote and expand facilities,programs and events that reinforce the Downtown
as the center for cultural, recreation, and entertainment in the community and region, and
expand educational opportunities in Downtown.
PRINCIPLE DD-3: The design of streets, parking areas, public spaces and buildings in the Downtown
will reinforce the unique and distinctive character of Downtown.
PRINCIPLE DD-4: Historically and architecturally significant buildings in Downtown will be
preserved and enhanced.
PRINCIPLE DD-5: The Downtown District will be served by a balanced transportation system
designed for motor vehicle, bus transit, pedestrian,bicycle and, if feasible, passenger rail travel.
PRINCIPLE T-5: The City will acknowledge pedestrian travel as a practical transportation mode and
elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be
provided from places of residence to transit, schools, activity centers, work and public facilities.
PRINCIPLE T-7: The City will encourage the development of attractive and easy to navigate
pedestrian facilities to create an interesting pedestrian network.
PRINCIPLE T-8: The City will develop secure pedestrian settings by developing a well-lit inhabited
pedestrian network and by mitigating the impacts of vehicles.
PRINCIPLE CAD-5: The quality of life in Fort Collins will be enhanced by the preservation of historic
resources and inclusion of heritage in the daily life and development of the City and community.
PRINCIPLE CAD-6: Artistic enrichment and cultural opportunity are vital to community values,
quality of life, and economic and social wellness. The City will promote, encourage and stimulate the
growth of cultural development and participation.
PRINCIPLE ENV-9: The City will continue to develop and implement sustainability practices that
address long-term social, environmental and economic considerations of the Fort Collins community.
Policy DD-3.1 Character of Downtown. The visual distinctiveness of Downtown and its component
sub-districts will be maintained and reinforced.
Downtown Urban Renewal Plan 11
7. Project Financing
Specific projects (whether a capital project or a program or activity) may be financed in whole or in part
by the Authority, under the tax increment financing (TIF) provisions of CRS § 31-25-107(9)(a) of the
Urban Renewal Law, or by any other available source of financing authorized to be undertaken by the
Authority pursuant to CRS § 31-25-105 of the Urban Renewal Law.
The Authority is authorized to: (a) finance urban renewal projects within the Renewal Area with
revenues from property tax increments, sales tax increments, interest income, federal loans or grants,
agreements with public, quasi-public or private parties and entities, loans or advances from any other
available source, and any other available sources of revenue; (b) issue bonds and incur other obligations
contemplated by the Urban Renewal Law in an amount sufficient to finance all or any part of a project
within the Renewal Area; and (c) borrow funds and create indebtedness in any authorized form in
carrying out this Plan. Any principal and interest on such indebtedness may be paid from property tax
increments, sales tax increments or any other funds, revenues, assets or properties legally available to
the Authority. Such methods may be combined to finance all or part of the Plan activities.
PROPERTY TAX INCREMENT
A fund for financing projects may be accrued and used by the Authority under the property tax
allocation financing provisions of the Urban Renewal Law. Under this method, property taxes levied
after the effective date of the approval of this Plan upon taxable property in the 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 the tax allocation provision, as follows:
Base Amount - That portion of the taxes which are produced by the levy at the rate fixed each year by or
for such public body upon the valuation for assessment of taxable property in the 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.
Increment amount - That portion of said property taxes in excess of such base amount shall be allocated
to and, when collected, paid into a special fund of the Authority to pay the principal of, the interest on,
and any premiums due in connection with the bonds of, loans or advances to, or indebtedness incurred
by (whether funded, refunded, assumed or otherwise) the Authority for financing or refinancing, in
whole or in part, a specific project. Such increment amount shall also be used to pay for the Authority's
financial obligations incurred in the implementation of this Plan.
Unless and until the total valuation for assessment of the taxable property in the 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.
In the event that there is a general reassessment of taxable property valuations in Latimer County, which
are subject to division of valuation for assessment between base and increment, as provided above, the
portions of valuations for assessment to be allocated as provided above shall be proportionately adjusted
in accordance with such reassessment. Note that at the time of this Plan adoption, such a general
reassessment occurs every two years, in the odd-numbered years.
Downtown Urban Renewal Plan 72
When such bonds, loans, advances, indebtedness, and financial obligations, including interest thereon
and any premiums due in connection therewith, have been paid, all taxes upon the taxable property in
the Renewal Area shall be paid into the funds of the respective public bodies.
SALES TAX INCREMENT
The project may also be financed by the Authority under the sales tax allocation financing provisions of
the Urban Renewal law. The act allows that upon the adoption or amendment of an Urban Renewal
Plan, sales taxes flowing to the City may be "frozen" at their current level. The current level is
established based on the previous twelve months prior to the adoption of this Plan. Thereafter, the City
can continue to receive this fixed sales tax revenue. The Urban Renewal Authority thereafter may
receive all, or an agreed upon portion of the additional sales taxes (the increment) which are generated
above the base. The Authority may use these incremental revenues to finance the issuance of bonds,
reimburse developers for public improvement costs, reimburse the City for public improvement costs
and pay off financial obligations and other debts incurred in the administration of the Urban Renewal
Plan. This increment is not an additional sales tax, but rather is a portion of the established tax collected
by the City, and the sales tax increment resulting from redevelopment efforts and activities contemplated
in this Plan.
TAX INCREMENT REIMBURSEMENT
Tax increment revenues may be used to reimburse the City and/or a developer for costs incurred for
improvements related to a project to pay the debt incurred by the Authority with such entities for urban
renewal activities and purposes. Tax incremental revenues may also be used to pay bonded
indebtedness, financial obligations and debts of the Authority related to urban renewal activities under
this Plan.
8. Modifications to the Plan
This Plan may be modified pursuant to requirements and procedures set forth in CRS §31-25-107 of the
Urban Renewal Law governing such modifications.
9. 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.
Downtown Urban Renewal Plan 13
Appendix A - Legal Description
DESCRIPTION OF THE BOUNDARY OF THE DOWNTOWN URBAN RENEWAL PLAN AREA
The Downtown Urban Renewal Plan Area is located in Sections
INSERT LEGAL DESCRIPTION HERE
Downtown Urban Renewal Plan 14