HomeMy WebLinkAbout2008-099-10/21/2008-SUBMITTING THE EXISTING CONDITIONS STUDY AND URBAN RENEWAL PLAN FOR THE PROSPECT SOUTH AREA TO THE P RESOLUTION 2008-099
OF THE COUNCIL OF THE CITY OF FORT COLLINS
SUBMITTING THE EXISTING CONDITIONS STUDY AND
URBAN RENEWAL PLAN FOR THE PROSPECT SOUTH AREA
TO THE PLANNING AND ZONING BOARD,
THE LARIMER COUNTY BOARD OF COMMISSIONERS AND
THE POUDRE SCHOOL DISTRICT BOARD OF EDUCATION
WHEREAS, the Council of the City of Fort Collins has heretofore established an Urban
Renewal Authority and, on July 15, 2008, authorized and directed City staff to prepare an
Existing Conditions Study (a/k/a `Blight Study") and the Urban Renewal Plan for the Prospect
South area; and
WHEREAS, in response to Council's direction, the staff has worked with URS
Corporation to develop the Existing Conditions Study and Urban Renewal Plan for the Prospect
South 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 proposed
Urban Renewal Plan for the Prospect South area should be submitted to the aforesaid boards in
accordance with law; and
WHEREAS, on November 20, 2008, the staff of the City will submit the Prospect South
Urban Renewal Plan to the Planning and Zoning Board for its advice and recommendation
regarding the propriety thereof.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That in accordance with Section 31-25-107 of the Colorado Revised
Statutes, the Existing Conditions Study and Urban Renewal Plan for the Prospect South 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 and the Poudre School District Board of
Education 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 the receipt of the proposed study and plan, specifically and solely as to
whether or not the Existing Conditions Study and the 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 upgrades 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 meetin2of he cil of the City of Fort C lins this
21st day of October A.D. 2008.
r
Mayor
ATTEST:
City Clerk
w
r
•`
EXHIBIT A
IL
to
IoA
kit j�
1101C ¢1 •s _ y
POOL
altuquil" to
oto
uf?A PROSPECT SOUTH EXISTING
CONDITIONS STUDY
PREPARED FOR THE CITY OF FORT COLLINS URBAN RENEWAL
AUTHORITY AND THE CITY OF FORT COLLINS
❑ C TO BE R 200 B
* -._ J
PROSPECT SOUTH EXISTING CONDITIONS STUDY
Cuy dFrt Cdlm.
Table of Contents
1 .0 Introduction ..................................................................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. .. .. .. .. .. . . . . . . . . . . 1
1 . 1 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
L2 Colorado Urban Renewal Law. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1 . 3 Study Methodology. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2.0 Project Area Analysis .......................... . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. ... .. .. .. . . . . . . 3
2 . 1 Study Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2 .2 Field Survey Approach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2 .3 Blight Factors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2 .4 Results of the Field Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3.0 Summary of Findings and Conclusions ................................................................................... .. 14
3 . 1 Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3 .2 Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
List of Exhibits
Exhibit 2- 1 Study Area Boundary Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Exhibit2-2 Vicinity Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Exhibit 3 - 1 Photograph Reference Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Exhibit 3 -2 Field Survey Photograph Index Sheet. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
List of Tables
Table2- 1 Field Survey Matrix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Table 2-2 Municipal Code Violations in the Study Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Table 3- 1 Field Survey Photograph Reference Table . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
List of Figures
Figure2- 1 Faulty Lot Layout . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Appendices
Appendix A Sources Consulted. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i
AppendixB Contacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ii
Appendix C Field Survey Photographs (Bound Separately)
Prospect South Existing Conditions Study
1 . 0 Introduction
This report presents the conditions survey analysis, findings and conclusions for the Prospect South
Existing Conditions Study ("Study"), which was undertaken by URS for the Fort Collins Urban Renewal
Authority (URA) and the City of Fort Collins under an Agreement for Professional Services, dated
August 29, 2008 . URS conducted the Study in September 2008 .
1 . 1 Purpose
The purpose of this study is to determine whether the Prospect South Study Area ("Study Area")
constitutes a "blighted area" within the meaning of Colorado Urban Renewal Law, and whether the Study
Area should be recommended for such urban renewal efforts as the Fort Collins Urban Renewal Authority
and the City of Fort Collins may deem appropriate to remediate existing conditions and to prevent further
deterioration.
1 .2 Colorado Urban Renewal Law
In the Colorado Urban Renewal Law, Colorado Revised Statutes § 31 -25- 101 et seq. (the "Urban
Renewal Law"), the legislature has declared that an area of blight "constitutes a serious and growing
menace, injurious to the public health, safety, morals, and welfare of the residents of the state in general
and municipalities thereof; that the existence of such areas contributes substantially to the spread of
disease and crime, constitutes an economic and social liability, substantially impairs or arrests the sound
growth of municipalities, retards the provision of housing accommodations, aggravates traffic problems
and impairs or arrests the elimination of traffic hazards and the improvement of traffic facilities; and that
the prevention and elimination of slums and blight is a matter of public policy and statewide concern . . . .".
Before remedial action can be taken by a public agency, however, the Urban Renewal Law requires a
finding by the appropriate governing body that an area constitutes a blighted area.
The determination that an area constitutes a blighted area depends upon the presence of several physical,
environmental, and social factors . Indeed, blight is attributable to a multiplicity of conditions, which, in
combination, tend to accelerate the phenomenon of deterioration of an area. For purposes of the study,
the definition of a blighted area is premised upon the definition articulated in the Urban Renewal Law, as
follows :
"Blighted area " means an area that, in its present condition and use and, by reason of the
presence of at least four of the following factors, substantially impairs or arrests the sound
growth of the municipality, retards the provision of housing accommodations, or constitutes an
economic or social liability, and is a menace to the public health, safety, morals, or welfare:
a. Slum, deteriorated, or deteriorating structures;
b. Predominance of defective or inadequate street layout;
c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
d. Unsanitary or unsafe conditions;
e. Deterioration of site or other improvements;
f. Unusual topography or inadequate public improvements or utilities;
1 October 2008
Prospect South Existing Conditions Study
g. Defective or unusual conditions of title rendering the title non-marketable;
h. The existence of conditions that endanger life or property by fire and other causes;
i. Buildings that are unsafe or unhealthy for persons to live or work in because of building
code violations, dilapidation, deterioration, defective design, physical construction, or
faulty or inadequate facilities;
j. Environmental contamination of buildings or property; 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; or
1. If there is no objection by the property owner or owners and the tenant or tenants of
such owner or owners, if any, to the inclusion 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,
liability, and is a menace to the public health, safety, morals, or welfare. For purposes
of this paragraph (l), the fact that an owner of an interest in such property does not
object to the inclusion 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.
To be able to use the powers of eminent domain "blighted" means that five of the eleven factors must be
present (Colorado Revised Statutes § 31 -25- 105 . 5(2)(a)(I)) :
(a) 'Blighted area " shall have the same meaning as set forth in section 31 -25-103 (2); except that,
for purposes of this section only, "blighted area " means an area that, in its present condition and
use and, by reason of the presence of at least five of the factors specified in section 31-25-103 (2)
(a) to (2) (l), substantially impairs or arrests the sound growth of the municipality, retards the
provision of housing accommodations, or constitutes an economic or social liability, and is a
menace to the public health, safety, morals, or welfare.
Several principles have been developed by Colorado courts to guide the determination of whether an area
constitutes a blighted area under the Urban Renewal Law. First, the absence of widespread violation of
building and health codes does not, by itself, preclude a finding of blight. The definition of "blighted area
contained in the Urban Renewal Law is broad and encompasses not only those areas containing properties
so dilapidated as to justify condemnation as nuisances, but also envisions the prevention of deterioration."
Tracy v. City of Boulder, 635 P.2d 907, 909 (Colo . Ct. App . 1981 ) .
Second, the presence of one well maintained building does not defeat a determination that an area
constitutes a blighted area. A determination of blight is based upon an area "taken as a whole," and not
on a building-by-building basis. Interstate Trust Building Co. v. Denver Urban Renewal Authority, 473
P .2d 978, 981 (Colo . 1970) .
2 October 2008
Prospect South Existing Conditions Study
Third, a governing body' s "determination as to whether an area is blighted. . . is a legislative question and
the scope of review by the judiciary is restricted." Tracy, 635 P .2d at 909. A court ' s role in reviewing
such a blight determination is simply to independently verify if the conclusion is based upon factual
evidence determined by the City Council at the time of a public hearing to be consistent with the statutory
definition.
1 . 3 Study Methodology
URS was retained by the Fort Collins Urban Renewal Authority to perform an independent survey of the
Study Area and to determine if it qualifies as a blighted area under the Urban Renewal Law. Based upon
the conditions observed in the field, this Study will provide an opinion as to whether the Study Area is
blighted within the meaning of the Urban Renewal Law. The actual determination itself remains the
responsibility of the legislative body, in this case, the Fort Collins City Council.
An important objective of this study is to obtain and evaluate data on a wide range of physical and non-
physical conditions that are present in the Study Area. Data about the Study Area were collected,
analyzed, and ultimately portrayed through three carefully performed tasks :
• Task 1 : Project Initiation, Data Collection and Mapping
• Task 2 : Field Survey, Research and Verification
• Task 3 : Documentation and Presentation of Findings
Tasks 1 and 2 are described in Section 2, Study Area Analysis. Task 3 is described in Section 3 ,
Summary of Findings .
2 . 0 Study Area Analysis
2 . 1 Study Area
The Study Area is comprised of approximately 125 acres on 85 parcels of private property, in addition to
public right-of-way (ROW) . Exhibit 2- 1 delineates the Study Area boundary, and correlates with
respective City of Fort Collins and Larimer County Assessor' s parcel data. Exhibit 2-2 shows the Study
Area and surrounding vicinity, entirely within the City of Fort Collins boundaries.
3 October 2008
Prospect South Existing Conditions Study
Exhibit 2-1 : Study Area Boundaries
;,,�.,, ,W' PROSPECT
;- RD E PROSPECT It
big
r big1!
loll °
,t
UA
bIt
,CD 1z
« r7MKIM
' .
1`.L7,�.,bi
d IY,Ci IY71
I—
, 1» . I . I�f lam.
Fert . . 4 RARKER5T_ - .� ! _ 1'
�-CR
apl l �F7 r `� q r l imp
LL
94
l » low
I,a 1
: . .t
o w
►sill'�y
` s
film 7� ' y
of
E;SjTUAFIRS T
l .�,b, I
m IL1 iy ,.
bb
4 . 0
CP Mn
'JOHNSON DR=
JSRRING' PARIC R -
FJ
URI I r, I,w
i
,^
ib
/ . (n
ZOO to
%7f kl
1.7 ii: P '1� ;•I j �c , , "" I 1 - r- • I� _ �, 4 ! ` -� I _ Q♦
' ! * '01 . XRUTGERS .AVE
Exhibit 2 = 1 : Study Area Boundary Map
Prospect South Study Area 0 75 150 300 450 600
URS Feet
4 October 2008
Prospect South Existing Conditions Study
Exhibit 2-2 : Vicinity Map
JA ��'� NPN
j' f b ' Y .' f� �,�Laurel Wal"
N — ���ON
Colorado�S'at0 Univenmy
NN
_� in
Jj � �yy
L ,� id p '. ,141
la "M - p,!! ` r Deis."P1 H 1 c ! ' •� • ,.w -` I'
Al
iNO
I
rospec, " - 1iPt RdS i23: .0 ,
a4::. 'i � - � ' r
lan tea . ,
•!^ �•�\ • _ if .. '� 1 .:�CL� �.
r SNNN
Pnnq'Cree,�
-
r - = SPrin9 Creek � �•� .. r. �;/ ':
bw
ANT :NM
Tr
: of _ e �ati:• �-_ l t�, •+' " Ir_ ' 4
,3ww 1 c 'if 9w• �� a �iiYYYY "'. 4 -T . ., y . .
�.
.. � r [y� L
'O � - l 1� �9M11" '
VN
lot F
Drake
T��i C'��� . ` ` . '. 1 , .fir ` •
Exhibit 2 =2 : Vicinity Map
Prospect South Study Area
0 625 2 8
Fixed watercourse ® FEMAfloodway MEN !I Feet
5 October 2008
Prospect South Existing Conditions Study
2 .2 Field Survey Approach
A physical survey was conducted during a site visit on September 9, 2008 . The survey team walked the
entire site, took photographs and notes, as existing conditions of blight were observed. The survey
resulted in field observations of six of the blight factors described in Section 1 . Each observation was
tallied on a survey matrix and documented with a photograph. The field survey information is provided
in a number of formats in Section 2 :
• Locations of the observations and photographs are documented on an aerial photo, as shown
on Exhibit 3 - 1 .
• An index of photographs is provided as Exhibit 3 -2, and each individual photograph is
printed in larger format in the appendix.
• The survey observations are described on a photo-reference matrix included as Table 3 - 1 .
2 . 3 Blight Factor Evaluation Criteria
The field survey team reviewed the eleven blight factors found in the Colorado Revised Statute definition
of blight as described in Section 1 . The team observed the following six factors in the Study Area (the
examination of structural elements was limited to a visual inspection of conditions and not a detailed
engineering or architectural analysis) :
• Slum, deteriorated or deteriorating structures
• Defective or inadequate street layout
• Faulty lot layout
• Unsanitary or unsafe conditions
• Deterioration of site or other improvements
• Unusual topography or inadequate public improvements or utilities
Listed below are the criteria that URS used in the field survey to evaluate the blight factors .
2.3. 1 Slum, Deteriorating or Deteriorated Structures
Field survey efforts examining this factor focused on the general condition and level of deterioration of
the existing buildings ' exterior components, such as :
• Exterior walls
• Visible foundation
• Exterior finishes
• Fascia and soffits
• Gutters and downspouts
• Windows and doors
• Exterior stairways and fire escapes
• Loading dock areas
• Fences, walls, and gates
• Ancillary structures
6 October 2008
Prospect South Existing Conditions Study
Structural integrity and/or environmental factors were not considered. The intent of this portion of the
field survey was to identify observable physical conditions of neglect, disrepair, and/or deterioration in
the exterior of the structures found within the Study Area.
2.3.2 Defective or Inadequate Street Layout
The analysis conducted for this blight factor evaluated the effectiveness or adequacy of the streets that
surround and/or penetrate the Study Area. Evaluation criteria for this factor include:
• Poor vehicular access
• Poor internal circulation
• Substandard driveway or curb cut definition
• Poor parking lot layout
The transportation related deficiencies were evaluated during the field survey.
2.3.3 Faulty Lot Layout
The following parcel conditions can hinder successful redevelopment and reduce a parcels usefulness
and/or desirability:
• Faulty lot shape
• Faulty lot layout
• Inadequate lot size
Instances of these conditions were discovered through analysis of parcel data and aerial photography.
2.3.4 Unsanitary or Unsafe Conditions
The presence of the following conditions are indicative of an environment that can be unsanitary and/or
unsafe:
• Poorly lit or unlit areas
• Cracked or uneven surfaces for pedestrians
• Poor drainage
• Insufficient grading or steep slopes
• Presence of trash, debris, or weeds
• Presence of abandoned vehicles
• Presence of vagrants, vandalism, or graffiti
Instances of these conditions were evaluated through field observations .
2.3.5 Deterioration of Site or Other Improvements
This factor focuses on conditions that indicate the lack of general maintenance of a structure, site, or
through the presence of these conditions, create an environment that reduces the market desirability. The
conditions are as follows :
• Presence of billboards
• Deterioration of signage
• Neglected properties
• Unscreened trash or mechanical equipment
7 October 2008
Prospect South Existing Conditions Study
• Parking surface deterioration
• Site maintenance problems
• Lack of landscaping
This factor was evaluated through field observations .
2.3.6 Unusual Topography or Inadequate Public Improvements or Utilities
This section identifies unique topographic conditions and key deficiencies in the public infrastructure
system serving the Study Area, including:
• Unusual topography/floodplain
• Deterioration of street pavement
• Deterioration of curb and gutter
• Insufficient street lighting
• Presence of overhead utilities
• Lack of sidewalks
These conditions were observed during the field survey and noted during the review of floodplain maps .
2 .4 Results of the Field Survey
The overall findings of the field survey are presented in this section. Table 2- 1 on the following page
tabulates the results according to the criteria described in Section 2 . 3 . Observations of physical
conditions found in the Study Area contributed to our recommendation that the Fort Collins City Council
make a finding of blight.
8 October 2008
Prospect South Existing Conditions Study
Table 2-1 : Field Survey Matrix
CITY OF FORT COLLINS
FORT COLLINS URBAN RENEWAL AUTHORITY
PROSPECT SOUTH EXISTING CONDITIONS STUDY
Deteriorated External Walls •
Deteriorated Visible Foundation
Deteriorated Fascia/Soffits •
SLUM Deteriorated Gutters/ Downspouts •
,
DETERIORATED OR Deteriorated Exterior Finishes •
DETERIORATING Deteriorated Windows and Doors •
STRUCTURES Deteriorated Stairways/ Fire Escapes •
Deteriorated Loading Dock Areas •
Deteriorated Fences/Walls/ Gates •
Deteriorated Ancillary Structures •
Poor Vehicle Access •
DEFECTIVE OR Poor Internal Circulation •
INADEQUATE
STREET LAYOUT Substandard Driveway Definition/Curbcuts •
Poor Parking Lot Layout •
Faulty Lot Shape
FAULTY LOT Faulty Lot Layout •
LAYOUT
Inadequate Lot Size
Poorly Lit or Unlit Areas
Cracked or Uneven Surfaces for Pedestrians •
UNSANITARY OR Poor Drainage •
UNSAFE Insufficient Grading/Steep Slopes •
CONDITIONS Trash/ Debris/Weeds •
Abandoned Vehicles
lVagrants/Vandalism/Graffiti •
Presence of Billboards •
Deterioration of Signage •
DETERIORATION Neglected Properties •
OF SITE OR OTHER Unscreened Trash/ Mechanical •
IMPROVEMENTS Parking Surface Deterioration •
Site Maintenance Problems •
Lack of Landscapinq •
Unusual Topography/ Flood plain •
UNUSUAL Deterioration of Street Pavement •
TOPOGRAPHY OR Deterioration of Curb and Gutter •
INADEQUATE
PUBLIC Insufficient Street Lighting
IMPROVEMENTS Presence of Overhead Utilities •
Lack of Sidewalks •
TOTAL 31
• Physical Condition Observed
9 October 2008
Prospect South Existing Conditions Study
2.4. 1 Slum, Deteriorating or Deteriorated Structures
Buildings within the Study Area show signs of deterioration and poor maintenance and/or damage. These
deteriorated building components include broken windows, worn and cracked fascia treatments,
crumbling external stairwells, and deterioration of ancillary structures.
2.4.2 Defective or Inadequate Street Layout
Examples of defective street layout were observed throughout the Study Area, specifically along S .
College Avenue where frequent curb cuts for vehicular access pose a particular threat to pedestrian safety,
and present a unique set of automobile maneuvering challenges. There are instances where three or four
access points connect to S . College Avenue within a 200-foot span. Additionally, throughout the Study
Area, parking lot layouts exist where vehicles are backing out directly into traffic or into pedestrian
walkways.
2.4.3 Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness
The Study Area contains individual lots that either have poor vehicular access, contain buildings that span
property lines, or are inadequately sized. There are six parcels with three buildings crossing the property
boundary. Five parcels do not have direct access to S . College Avenue, on the east, and are further
constrained by the Burlington Northern Santa Fe (BNSF) Railroad, to the west. Strict Federal regulatory
requirements related to the BNSF railway embankment lead to difficulties and high costs for modifying
the floodplain to allow for redevelopment of the west portion of the Study Area. Figure 2- 1 on the
following page highlights the faulty lots as described in this section.
2.4.4 Unsanitary or Unsafe Conditions
Evidence of unsanitary and unsafe conditions was found throughout the Study Area. Observations of
graffiti, trash and debris, and poor drainage circumstances can often lead to unsafe and unsanitary
conditions for pedestrians and vehicular traffic. Uneven and cracked surfaces for pedestrians pose a
significant risk for injury, especially at night.
2.4.5 Deterioration of Site or Other Improvements
Many instances of deterioration of site and other improvements were observed. Trash dumpsters and
mechanical equipment are unscreened throughout the Study Area. A number of properties show signs of
general neglect and poor maintenance, and landscaping is sparse throughout. There are further site
maintenance problems as described in the Field Survey Photo-Reference Table, provided as Table 3 - 1 .
2.4.6 Unusual Topography or Inadequate Public Improvements or Utilities
The presence of fixed water courses (Spring Creek and Sherwood Lateral) impedes efficient planning of
the southern portion of the Study Area. A large portion of the Study Area is within the 100-year
floodplain and floodway. The Study Area also includes a steep slope running east-west through the
southern portion of the site. At the crest of the slope there is a ditch that traverses the Study Area. These
factors make redevelopment of the site more difficult and costly. Additionally, deteriorated street
pavement and curb and gutter were observed throughout the Study Area. Not only does this create a
hazard for vehicular travel, but can also prove dangerous and frustrating while using sidewalks,
10 October 2008
Prospect South Existing Conditions Study
particularly for people pushing strollers and for the disabled. Sidewalks are impassable or nonexistent in
certain areas, thus compromising the overall pedestrian network. The presence of overhead utilities
within the Study Area creates a cluttered, unappealing environment as well as a potential hazard during a
significant storm event.
;1 �f && . • A. M. .•EON ,tl . �11kk _ �W'PROSPECT?RDA' . + . EIRRO'SPEC�T 'RDy �'
1 �Ell00 At
low
- awl
AZ
a
' O H
f PA_RKERS.T '_, jMA&- . fit =
* a '
- LO ` `1 ; ..
MX �
Nam,' ..
al ;
of .� •� ei.wfz
� i
. ,
60
UJ
wl'
E p � �� I U !. L—!� if �F J • I7
'10*t ' ftI
Co
IA �SP,RING PARK DR 1 'r 1 , vl1
"Ask
was *�.�L14 � 1
AR�T1fUR DR Y t 1
Von
I
In
! ;` f
`z ` » .Ai I
- y
' to !R11
Ui
IRUTGE .AVE
RS
Figure 2-1 : The highlighted lots exhibit inadequate layout in regard to accessibility and the presence of
buildings spanning lot lines.
11 October 2008
Prospect South Existing Conditions Study
2.4.7 Additional Considerations
The team collected and analyzed information related to the Study Area, in a number of categories,
including streetscape, traffic, crime reporting, etc . Following is a brief analysis of these conditions, which
represent potential barriers or factors which need to be addressed by redevelopment.
Streetscape
Streetscape infrastructure includes sidewalks, streetlights and landscaping. It was the field survey team' s
observation that the Study Area is not well served with pedestrian infrastructure, with the exception of the
Spring Creek Trail. On-street sidewalks are attached to the street, with little or no landscaping, are very
narrow (especially considering they are adjacent a busy State Highway), and are not consistently present.
Internal parking lot landscaping is not consistently provided and maintained.
Traffic
The team reviewed February, 2007 traffic counts on S . College Avenue between W. Prospect Road and
Rutgers Avenue. There were approximately 2,600 vehicle trips on S. College Ave. , during the morning
and evening commutes. There were 655 vehicle trips per day that enter S . College Avenue from Stuart
Street. According to the Fort Collins Transportation Master Plan 2004, S . College Avenue functions at a
Level of Service (LOS) F (high level of congestion) as it approaches E. Prospect Road. North of E.
Prospect Road and south of Parker Street, S . College Avenue functions at LOS D or E (growing amount
of congestion) . According to the Mason Corridor Mason Express Bus Rapid Transit Environmental
Assessment, May 2008 the intersection of Prospect Road and College Avenue operated at a LOS D during
the PM Peak in 2005 , and is projected to perform at LOS E or F by 2035 .
Stormwater
There is a lack of sufficient stormwater management facilities (in the form of curb and gutter,
underground channels and culverts), and those that exist are either undersized or in need of replacement.
The existing facilities were constructed to a more rural standard (i. e. rely on surface rather than
underground storm drains) . The stormwater runoff has deteriorated the paved areas, which creates
hazards for pedestrian and vehicle traffic . According to City staff, during the winter months these areas
freeze creating additional hazards. Currently, there is one stormwater pipe within the Study Area that
carries the "low flow" of Spring Creek and the City does not have any stormwater facility improvement
projects planned for the Study Area.
12 October 2008
Prospect South Existing Conditions Study
Municipal Code Violations
The City of Fort Collins Neighborhood Services Department issues citations for violations of the
municipal code related to the misuse of property. These citations are typically related to illegal parking,
outdoor storage/rubbish, un-shoveled sidewalks, smoking, etc. Since 1999, there have been 69 code
violations recorded in the Study Area. Table 2-2 below is a tabulation of those citations :
Table 2-2 : Prospect South Municipal Code Violations 1999-2008
Code Violation 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 TOTAL
Weeds 11 9 8 5 4 1 1 3 7 6 55
Rubbish - 2 1 2 - - - - - - 5
Combination 2 2 _ _ _ _ _ 1 5
Weeds/ Rubbish
Inoperable Vehicle - - 2 2
TOTAL 11 13 1 13 1 9 1 4 1 1 1 1 1 3 1 7 17 69
13 October 2008
Prospect South Existing Conditions Study
3 . 0 Summary of Findings and Conclusions
3 . 1 Findings
Within the Study Area, there were 31 different physical conditions observed within the six factors
described in Section 2, in addition to the other conditions discussed in Section 2 .4.2. The following
conditions are indicative of blight within the Study Area. Specific examples of these conditions can be
found in Exhibit 2-5 : Field Survey Photograph Index Sheet.
• Deteriorated external walls • Neglected properties
• Deteriorated fascia/soffits • Unscreened trash/mechanical
• Deteriorated windows and doors • Parking surface deterioration
• Deteriorated gutters/downspouts • Site maintenance problems
• Deteriorated exterior finishes • Lack of landscaping
• Deteriorated stairways/fire escapes • Deterioration of street pavement
• Deteriorated loading dock areas • Deterioration of curb and gutter
• Deteriorated fences/walls/gates • Presence of overhead utilities
• Deteriorated ancillary structures • Lack of sidewalks
• Cracked or uneven surfaces for pedestrians • Substandard driveway definition/curb cuts
• Poor drainage • Poor internal circulation
• Insufficient grading/steep slopes • Poor parking lot layout
• Trash/debris/weeds • Faulty lot layout
• Vagrants/vandalism/graffiti • Floodplain
• Presence of billboards • Poor vehicle access
• Deterioration of signage
3 . 2 Conclusions
It is the conclusion of the Prospect South Existing Conditions Study ("Study") that the Study Area, in its
present condition and use, is a blighted area as defined by Colorado Urban Renewal Law, Colorado
Revised Statutes § 31 -25- 101 et seq. (the "Urban Renewal Law") . By reason of the presence of factors
identified in the Urban Renewal Law and as documented in this report, URS is of the opinion that the
Study Area substantially impairs or arrests the sound growth of the City of Fort Collins, retards the
provision of housing accommodations, constitutes an economic or social liability, and is a menace to the
public health, safety, morals and welfare. While there are properties within the Study Area that may be
found in good condition, deteriorated and substandard conditions are prevalent throughout the Study
Area. Further, temporary measures would be unlikely to effect a long-term remediation of these
conditions.
Per Urban Renewal Law, conditions in the Study Area must constitute at least four of the factors
indicative of a blighted area. As described in this report, the following six factors were observed in the
Study Area:
14 October 2008
Prospect South Existing Conditions Study
• Slum, deteriorating, or deteriorated structures
• Faulty lot layout
• Defective or inadequate street layout
• Unsanitary or unsafe conditions
• Deterioration of site or other improvements
• Unusual topography or inadequate public improvements or utilities
Based on the results of this Study and URS ' past experience conducting similar studies, the Study Area is
a clear-cut example of a blighted area, as defined by Urban Renewal Law. Furthermore, there are other
conditions within and surrounding the Study Area, which present potential barriers or factors which need
to be addressed by redevelopment:
• Lack of streetscape infrastructure
• Poor Level of Service along S . College Avenue
• Inadequate stormwater drainage facilities
• Municipal code violations
The following pages document the photographic evidence of conditions observed during the field survey.
Exhibit 3 - 1 shows the location each photograph was taken, Table 3 - 1 identifies which criteria were
observed for each photograph, and Exhibit 3 -2 is an index of all photographs taken during the field
survey. The same photographs are included in a larger format as Appendix C (bound separately).
15 October 2008
Prospect South Existing Conditions Study
Exhibit 3-1 : Field Survey Photograph Reference Map
isak
REOf.RD E OSPECTR16 of
1^3 �y -yr •--1�' 0 r 1me
4 �' �•��i on
1
sl
lip
r w
it 6z : � 1ZZ_�
Z ,
low, 2T o14
31
10 1
to
� *KER- T
' 3732
33 � � 1
11
pPAM
to
m
=, - -- 010. oil
:� E�SJTUAq T
2" �+�.. Irim .1
ssl!46 14 L
n 4
49
t48
N w 1
LALL
1 II •• , 1 . .II 1.-. r .4 'Z' II'I w4 7* I I 'd r..�
Li -11 M . 1111L
_ A '',,11
JOHNSON 'DR! 56 - �,,
t �,r� SP, RING PARK DR
oil
WW
52
1
Ir • 1' 1 .
AV
�AR'TH R DR
_ ►62 '
60
I73
s59 '+61 1
LI,7,74 _ MOU
r T
ilow 71
rev C "
Cow
,'/� i` 658671 I
1 .11
16A IsisY rRUTGERS
Exhibit 3 - 1 : Photograph Reference Map
25 Photograph Reference Number
V iW U 75 150 300 450 600
Prospect South Study Area r „U; E)
16 October 2008
Prospect South Existing Conditions Study
Table 3-1 : Field Survey Photograph Reference Table
CITY OF FORT COLLINS Photograph Number
FORT COLLINS URBAN RENEWAL AUTHORITY
PROSPECT SOUTH EXISTING CONDITIONS STUDY 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25
Deteriorated External Walls •
Deteriorated Visible Foundation
Deteriorated Fascia/Soffits •
SLUM Deteriorated Gutters/Downspouts
,
DETERIORATED OR Deteriorated Exterior Finishes • •
DETERIORATING Deteriorated Windows and Doors • •
STRUCTURES Deteriorated Stairways/Fire Escapes •
Deteriorated Loading Dock Areas
Deteriorated Fences/Walls/Gates •
Deteriorated Ancillary Structures •
Poor Vehicle Access •
INADEQUATEE DEFECTIVE Poor Internal Circulation
STREET LAYOUT Substandard Driveway Definition/Curbcuts
Poor Parking Lot Layout •
Poorly Lit or Unlit Areas
Cracked or Uneven Surfaces for Pedestrians •
UNSANITARY OR Poor Drainage • • • •
UNSAFE Insufficient Grading/Steep Slopes
CONDITIONS Trash/Debris/Weeds •
Abandoned Vehicles
Va rants/Vandalism/Graffiti • •
Presence of Billboards •
Deterioration of Signage •
DETERIORATION Neglected Properties
OF SITE OR OTHER Unscreened Trash/Mechanical • • • •
IMPROVEMENTS Parking Surface Deterioration • • •
Site Maintenance Problems •
Lack of Landscaping •
Unusual Topography/Floodplain
UNUSUAL Deterioration of Street Pavement
TOPOGRAPHY OR Deterioration of Curb and Gutter
INADEQUATE PUBLIC Insufficient Street Lighting
IMPROVEMENTS Presence of Overhead Utilities
Lack of Sidewalks •
• Physical Condition Observed
17 October 2008
Prospect South Existing Conditions Study
Table 3-1 : Field Survey Photograph Reference Table (continued)
CITY OF FORT COLLINS Photograph Number
FORT COLLINS URBAN RENEWAL AUTHORITY
PROSPECT SOUTH EXISTING CONDITIONS STUDY 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50
Deteriorated External Walls
Deteriorated Visible Foundation
Deteriorated Fascia/Soffits
SLUM Deteriorated Gutters/Downspouts •
,
DETERIORATED OR Deteriorated Exterior Finishes
DETERIORATING Deteriorated Windows and Doors • •
STRUCTURES Deteriorated Stairways/Fire Escapes •
Deteriorated Loading Dock Areas •
Deteriorated Fences/Walls/Gates •
Deteriorated Ancillary Structures 144,44, 1 • •
Poor Vehicle Access
INADEQUATEE •
DEFECTIVE Poor Internal Circulation •
STREET LAYOUT Substandard Driveway Definition/Curbcuts •
Poor Parking Lot Layout • •
Poorly Lit or Unlit Areas
Cracked or Uneven Surfaces for Pedestrians •
UNSANITARY OR Poor Drainage
UNSAFE Insufficient Grading/Steep Slopes
CONDITIONS Trash/Debris/Weeds • • •
Abandoned Vehicles
Va rants/Vandalism/Graffiti •
Presence of Billboards
Deterioration of Signage • •
DETERIORATION Neglected Properties •
OF SITE OR OTHER Unscreened Trash/Mechanical
IMPROVEMENTS Parkin Surface Deterioration •
Site Maintenance Problems
Lack of Landscaping •
Unusual Topography/Flood plain •
UNUSUAL Deterioration of Street Pavement •
TOPOGRAPHY OR Deterioration of Curb and Gutter • •
INADEQUATEInsufficient Street Lighting
PUBLICC
IMPROVEMENTS Presence of Overhead Utilities •
Lack of Sidewalks
• Physical Condition Observed
18 October 2008
Prospect South Existing Conditions Study
Table 3-1 : Field Survey Photograph Reference Table (continued)
CITY OF FORT COLLINS Photograph Number
FORT COLLINS URBAN RENEWAL AUTHORITY
PROSPECT SOUTH EXISTING CONDITIONS STUDY 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75
Deteriorated External Walls
Deteriorated Visible Foundation
Deteriorated Fascia/Soffits • •
SLUM, Deteriorated Gutters/Downspouts •
DETERIORATED OR Deteriorated Exterior Finishes • • •
DETERIORATING Deteriorated Windows and Doors •
STRUCTURES Deteriorated Stairways/Fire Escapes
Deteriorated Loading Dock Areas
Deteriorated Fences/Walls/Gates
Deteriorated Ancillary Structures
Poor Vehicle Access
INADEQUATEE DEFECTIVE Poor Internal Circulation
STREET LAYOUT Substandard Driveway Definition/Curbcuts • •
Poor Parking Lot Layout • •
Poorly Lit or Unlit Areas
Cracked or Uneven Surfaces for Pedestrians •
UNSANITARY OR Poor Drainage •
UNSAFE Insufficient Grading/Steep Slopes • •
CONDITIONS Trash/Debris/Weeds • • • • • •
Abandoned Vehicles
Va rants/Vandalism/Graffiti • • • •
Presence of Billboards
Deterioration ofSignage • • •
DETERIORATION Neglected Properties • •
OF SITE OR OTHER Unscreened Trash/Mechanical • •
IMPROVEMENTS Parking Surface Deterioration • •
Site Maintenance Problems •
Lack of Landscaping
Unusual Topography/Flood plain • •
UNUSUAL Deterioration of Street Pavement
TOPOGRAPHY OR Deterioration of Curb and Gutter •
INADEQUATEInsufficient Street Lighting
PUBLICIC
IMPROVEMENTS Presence of Overhead Utilities
Lack of Sidewalks •
• Physical Condition Observed
19 October 2008
Prospect South Existing Conditions Study
Exhibit 3-2 : Field Survey Photograph Index Sheet
N d
1 .JPG 2 .JPG 3.JPG 4.JPG 5.JPG
T
6 .JPG 7 .JPG 8 .JPG 9.JPG 1 O.JPG
11 .JPG 12 .JPG 13 .JPG 14 . JPG 1 S . JPCG
r l' �
16.JPG 17.JPG 18 .JPG 19 .JPG 20.JPG
LL
�` _ . . ►
21 .JPG 22 .JPG 23 .JPG ?4. JPG 25 .JPG
20 October 2008
Prospect South Existing Conditions Study
Exhibit 3-2 : Field Survey Photograph Index Sheet (continued)
fi
7U_
26 .JPG 2 7 .JPG 2 S . JPG 29.JPG 30.JPG
J'
Y
P�
.Milz
i
1 .JPG 32.JPG 33 .JPG 34 .JPG 35 .JPG
AL
IF
36 .JPG 37.JPG 38 .JPG 39 .JPG 40.JPG
41 .JPG 42 .JPG 43 .JPG 44 .JPG 45 .JPG
46.JPG 47.JPG 48 .JPG 49 .JPG 50 .JPG
21 October 2008
Prospect South Existing Conditions Study
Exhibit 3-2 : Field Survey Photograph Index Sheet (continued)
51 .JPG 52 .JPG 53 .JPG 54-JPG 5 5 . J PG
56.JPG 57 JPG 58 .JPG 59 .JPG 60. J1'G
,fir r I
14
61 .JPG 62 .JPG 63 .JPG 64 .JPG 65 .JPG
66.JPG 67 .JPG 68 .JPG 69.JPG 70.JPG
? I ..1PG 73 . JPG 73 .JPG 74 .J11G 75 . 11)0
22 October 2008
PROSPECT SOUTH EXISTING CONDITIONS STUDY
Cuy dFrt Cdlm.
Appendix A
Sources Consulted
1 . State of Colorado Statutes Urban Renewal Law § 31 -25- 101
http ://www, state .co,us/gov_dir/leg_dir/olls/colorado_revised_statutes .htm
2 . City of Fort Collins website http ://www. fcgov. com
3 . Zoning information found at http ://www. colocode. com/ftcollins/landuse/begin.htm
4 . Crime statistics found at http ://www. fcgov.com/police/crime-map.php
5 . Final Report, Mason Corridor Economic Analysis, Fort Collins . Prepared by Economic
& Planning Systems, Inc . , December 28 , 2007, EPS # 17830 .
6 . Fort Collins Transportation Master Plan 2004. Prepared by PBS&J, February 2004 .
7 . Mason Corridor Mason Express Bus Rapid Transit Environmental Assessment, Prepared
by the City of Fort Collins for the Federal Transit Administration, May 2008 .
i October 2008
PROSPECT SOUTH EXISTING CONDITIONS STUDY
Cuy dFrt Cdlm.
Appendix B
Contacts
Christina Vincent, MCP Steve Gilcrest
Advanced Planning Traffic Operations
Urban Renewal Authority City of Fort Collins
City of Fort Collins TrafficOperations@fcgov. org
970-416-2294
cvincent@fcgov.com Ginny Sawyer
Neighborhood Services
Dwight Dufloth City of Fort Collins
Ray Fisher 970-224-6070
Utilities Administration gsawyer@fcgov.com
City of Fort Collins
970-221 -6700 Denise Weston
970-221 -6233 Transportation Planning Department
City of Fort Collins
Brian Varrella dweston@fcgov.com
Stormwater and Drainage
City of Fort Collins Tim Morales
970-416-2217 GIS Programmer/Analyst
barrella@fcgov.com City of Fort Collins
970-416-2728
Glen Schlueter tmorales@fcgov. com
Utilities- Stormwater
City of Fort Collins
970-224-6065
gschlueter@fcgov. com
Matthew Wempe
Transportation Planning
City of Fort Collins
970-224-6058
mwempe@fcgov.com
ii October 2008
I
�
I
i
40
e1;k [ � . .
..
r No
r i
alai EAST TUFTS AVE ,
, y
Y
'i
■ E N V E R 0 ■ SO
� t
EXHIBIT " B "
PROSPECT SOUTH
Urban Renewal Plan
1 �
City of 9 [air
Fort Collins
fcgov . com renewfortcollins . com
Prospect South
Urban Renewal Plan
,..aCCitrt y of
ollins
Prepared for :
City of Fort Collins and
Fort Collins Urban Renewal Authority
October 14 , 2008
Prepared By :
Fort Collins Urban Renewal Authority
Contact information :
Tel : ( 970 ) 221 - 6376
Email : aplanning a) fcgov . com
Web : www . renewfortcollins . com
Prospect South Urban Renewal Plan 1
Table of Contents
1 . Preface and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Preface
Background
Public Participation
Description of the study area
Map of the study area
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 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Property Tax Increment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Sales Tax Increment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Tax Increment Reimbursement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
8 . Modifications to the Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
9 . Reasonable Variations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Appendix A = Legal Description
Appendix B = Existing Conditions Study
Prospect South Urban Renewal Plan 2
1 . Preface and Intent
Preface :
The Prospect South 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 Prospect South area ,
located in the City of Fort Collins , Larimer County , Colorado .
Background :
This Plan was prepared for adoption by the City Council in recognition that this Renewal Area
requires a coordinated , cooperative strategy , with financing possibilities , to eliminate
unfavorable existing conditions and prevent further deterioration , and accomplish the City' s
development objectives for improving the viability of the commercial corridor .
The driving interest in the establishment of this Plan is to begin offering tax increment financing
as a tool to stimulate and leverage both public and private sector development ( including
redevelopment ) , to help remedy adverse conditions and prevent the spread of further
deterioration . It is the intent of this Plan for any development projects and other implementation
actions to be done in a responsive manner, with full consideration for interests and concerns of
property owners in the area . Development and redevelopment in the area is anticipated to
occur incrementally over a substantial period of time , with the potential for URA financing to
provide the impetus and means to undertake this redevelopment at a faster pace than might
occur otherwise .
The Plan effort was originated in response to a development proposal in this area . The
development plan indicated a need for public financial assistance due to the high cost of
redevelopment along the commercial corridor.
Public Participation :
The Plan has been made available to City of Fort Collins residents . Input was solicited of area
residents , property owners and business owners and tenants prior to completion of the Plan .
Notifications of public hearings and an open house was provided to property owners , tenants ,
and residents within and surrounding the study area stating the following : time , date , place ,
and a description of the Urban Renewal Plan and its general scope .
Prospect South Urban Renewal Plan 3
Meetings were held before the Planning and Zoning Board and City Council in the Fall of 2008
to receive comments and input on this Plan . To the extent provided in Colorado Public
Records Act , Colo . Rev . Stat . Title 24 , Article 72 , Part 2 as the same may be amended from
time to time , and pursuant to policies adopted by the Authority , project plans and proposals will
be made available to the public .
Description of the study area :
The Study Area is approximately 125 acres with 85 parcels of private property , including the
right-of-way . The City of Fort Collins Structure plan identifies this area as a commercial
corridor. The City of Fort Collins Zoning map indicates this area is zoned C-commercial .
The Study Area or plan area is depicted on the Boundary Map on the following page . A legal
description of the area is attached hereto as Appendix A .
Prospect South Urban Renewal Plan 4
i� ♦i V ali� _ aiW'PROSPEC-TERD� . EIRRO'SPEGriT RDA "
-.
1411,00
rip
41,
a
KIWI
and ���A111IB
by RKER w
Vag PA
oil
I� 1 I , I . •1 , all t 1
t owI � 1 � ,
JS
� #; r g ar-�-� .r .fie► W F E;SJUAR+TIST .
all
1Jug . 1
' ! .1 •III 11 , N T ' m—aaar � y
4 y
Ila
aI
IJOHNSON DR.-
, tSP, RINGPARKCD - -
F-
it -11 III , r�_ � y
a r
LA
tva
0111
IF
Uj
� J 00
- - ILLr���I a
� i— -MIl_ rRUTGERS .AVE A
Exhibit 2 = 1 : Study Area Boundary Map
Prospect South Study Area 0 75 150 300 450 600
URS Feet
Prospect South Urban Renewal Plan 5
Based on the evidence presented at a public hearing , and in the Prospect South Existing
Conditions Study , dated September 29 , 2008 , a copy of which is attached hereto as Appendix
" B " the City Council , by Resolution , made a finding that the Renewal Area was
" blighted " as defined by the Urban Renewal Law , by the existence of the following six 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 City Council also found that these factors , taken together , substantially impair the sound
growth of the City , constitute an economic and social liability , and negatively affect the public
heath , safety and welfare of the community . Based on evidence of the " blighted " factors , the
Renewal Area is appropriate for authorized activities of the Authority pursuant to the Urban
Renewal Law .
3 . Plan Objectives
The overall objective of this Plan is to remediate unfavorable existing conditions and prevent
further deterioration by implementation of the relevant provisions contained in the following
documents :
■ City Plan (The City of Fort Collins Comprehensive Plan)
■ City of Fort Collins Master Street Plan
■ Fort Collins Infill Infrastructure Report
■ City of Fort Collins Master Transportation Plan
■ Mason Corridor Economic Study
■ Drainage Basin Master Plan : Spring Creek Basin
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 additional objectives :
■ To facilitate redevelopment and new development by private enterprise through
cooperation among developers and public agencies to plan , design , and build needed
improvements
■ To address and remedy conditions in the area that impair or arrest the sound growth of
the city
■ To implement the Comprehensive Plan and its related elements
■ To redevelop and rehabilitate the area in a manner which is compatible with and
complementary to unique circumstances in the area
■ To effectively utilize undeveloped and underdeveloped land
■ To improve pedestrian , bicycle , and vehicular and transit- related circulation and safety
Prospect South Urban Renewal Plan 6
■ 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 .
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 , street conditions and other deficiencies 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 , 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.
c . Demolition . The Authority may provide for the demolition of existing development and
clearance of sites as part of specific projects .
Prospect South Urban Renewal Plan 7
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 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 .
f. 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 .
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
commercial corridor well - integrated with surrounding development . 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 as
well as create a connection to the Mason Corridor for improved transit circulation .
Prospect South Urban Renewal Plan 8
This Plan is intended to provide mechanisms to facilitate implementation of City Plan , and
therefore it is in direct conformance with City Plan .
The following excerpts from City Plan highlight the linkage between City Plan and this Urban
Renewal Plan . These are representative excerpts , and not an all - inclusive listing of relevant
statements :
■ PRINCIPLE GM -8 : The City will promote compatible infill and redevelopment in areas
within the Growth Management Area boundary .
■ 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 exist 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 locational 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 :
• Along travel corridors
• Along enhanced travel corridors
■ 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 .
■ 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 . The City will assist in identifying and preserving key undeveloped parcels in
appropriate locations for additional commercial activity .
Prospect South Urban Renewal Plan 9
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 .
7 . Project Financing
Specific projects may be financed in whole or in part by the Authority , under the tax increment
financing (TIF ) provisions of CRS § 31 -25 - 107 ( 9 ) (a ) of the Urban Renewal Law , or by any
other available source of financing authorized to be undertaken by the Authority pursuant to
CRS § 31 -25- 105 of the Urban Renewal Law .
The Authority is authorized to :
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 .
Prospect South Urban Renewal Plan 10
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 Larimer
County , which are subject to division of valuation for assessment between base and
increment , as provided above , the portions of valuations for assessment to be allocated as
provided above shall be proportionately adjusted in accordance with such reassessment . Note
that at the time of this Plan adoption , such a general reassessment occurs every two years , in
the odd - numbered years .
When such bonds , loans , advances , indebtedness , and financial obligations , including interest
thereon and any premiums due in connection therewith , have been paid , all taxes upon the
taxable property in the 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
Prospect South Urban Renewal Plan 11
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 .
Prospect South Urban Renewal Plan 12
Appendix A - Legal Description
DESCRIPTION OF THE PROSPECT SOUTH URBAN RENEWAL AREA
The Prospect South Urban Renewal Area is located in Sections 23 and 24 of Township 7
North Range 69 West of the Sixth Principal Meridian , City of Fort Collins , Larimer County ,
Colorado , being more particularly described as follows ;
Commencing at the intersection of the easterly extension of the southerly Right of Way of West
Prospect Road with the east line of the Northeast Quarter of the said Section 23 , the said
intersection is also the TRUE POINT OF BEGINNING OF THIS DESCRIPTION ;
THENCE westerly along the said extended line and along the said southerly Right of
Way of West Prospect Road , and its westerly extensions , to the easterly Right of Way of
Tamasag Drive ;
THENCE southerly along the said easterly Right of Way of Tamasag Drive to the
southerly line of Lot 10 of the Plat of Griffin Plaza ;
Thence easterly along the said southerly line of Lot 10 , to the westerly Right of Way of
the Burlington Northern Railroad ;
THENCE southerly along the said westerly Right of Way of the Burlington Northern
Railroad to a point that is perpendicular with the said westerly Right of Way to the angle point
in the westerly line of Lot 17 of Spring court Subdivision ;
Thence easterly along the said perpendicular line to the easterly Right of Way of the
said Burlington Northern Railroad , and the said angle point in the westerly line of Lot 17 ;
THENCE leaving the said Railroad Right of Way , and proceeding southerly along the
said westerly line of Lot 17 , to the southerly line of the said Lot 17 and to the southerly line of
the said Plat of Spring Court Subdivision ;
THENCE easterly along the said southerly line of the Plat of Spring Court Subdivision
and its easterly extension , to the easterly Right of Way of South College Avenue ;
THENCE northerly along the said easterly Right of Way of South College Avenue , and
its northerly extensions , to the centerline of Parker Street ;
THENCE easterly along the said centerline of Parker Street to the southerly extension
of the easterly Right of Way of the north -south alley connecting East Prospect Road and
Parker Street lying between South College Avenue and Remington Street ;
THENCE northerly along the said easterly alley Right of Way to the southerly Right of
Way of East Prospect Road ;
THENCE westerly along the said southerly Right of Way , and its westerly extension to
the said east line of the Northeast Quarter of the said Section 23
THENCE along the said east line to the Point of Beginning .
Prospect South Urban Renewal Plan 13