HomeMy WebLinkAbout14341RESOLUTION NO. 14341
A RESOLUTION MAKING LEGISLATIVE FINDINGS THAT THE
THUNDER VILLAGE PROJECT II AREA OF THE CITY OF
PUEBLO IS A BLIGHTED AREA AND APPROPRIATE FOR AN
URBAN RENEWAL AREA
WHEREAS, Ricker Cunningham was commissioned by the Thunder Village Metro
District on behalf of the Pueblo Urban Renewal Authority (the “Authority”) to conduct a
Conditions Survey of the area (the ”Area”) described in Exhibit A, attached to and
incorporated herein, to determine if the Area contains blighting factors included in the
definition of “blighted area” in the Colorado Urban Renewal Law sections 31-25-101, et
seq., C.R.S., (the “Act”); and,
WHEREAS, Ricker Cunningham prepared and submitted a document entitled
“Thunder Village II Area Conditions Survey” dated November 2019, which survey is
incorporated herein by this reference and which describes in detail the conditions in the
Area that are summarized in Section 1, below; NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF PUEBLO, that:
SECTION 1:
Based on a review of the Survey and in accordance with the Act, The City Council
finds and determines that the Area is a “blighted area” as defined in Section 31-25-103(2)
of the Act, and by reason of the presence of the following factors the Area substantially
impairs or arrests the sound growth of the City, retards the provision of housing
accommodations, constitutes an economic and social liability, and is a menace to the
public health, safety, morals or welfare in its present condition and use. The City Council
finds and determines that the following factors exist in the Area:
(a) Predominance of defective or inadequate street layout;
(b) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
(c) Unsanitary our unsafe conditions;
(d) Deterioration of site or other improvements;
(e) Unusual topography or inadequate public improvement or utilities;
(f) Buildings that are unsafe or unhealthy for persons to live or work in because of
building code violations, dilapidations, deterioration, defective design, physical
construction, or faulty of inadequate facilities;
(g) Existence of health, safety, or welfare factors requiring high levels of municipal
services or substantial physical underutilization or vacancy of sites, building, or
other improvements; or
SECTION 2:
The City Council further finds and determines the Area is appropriate for an urban
renewal project pursuant to the Colorado Urban Renewal Law.
SECTION 3:
This Resolution is effective upon its approval by the City Council.
INTRODUCED December 23, 2019
BY: Mark Aliff
MEMBER OF CITY COUNCIL
APPROVED:
PRESIDENT OF CITY COUNCIL
ATTESTED BY:
DEPUTY CITY CLERK
City Clerk’s Office Item # M-5
Background Paper for Proposed
Resolution
COUNCIL MEETING DATE: December 23, 2019
TO: President Dennis E. Flores and Members of City Council
CC: Nicholas A. Gradisar, Mayor
VIA: Brenda Armijo, City Clerk
FROM: Pueblo Urban Renewal Authority
Jerry M. Pacheco, Executive Director
SUBJECT: A RESOLUTION MAKING LEGISLATIVE FINDINGS THAT THE
THUNDER VILLAGE PROJECT II AREA OF THE CITY OF PUEBLO IS
BLIGHTED AND APPROPRIATE FOR AN URBAN RENEWAL AREA
SUMMARY:
This resolution accepts the Thunder Village Project II Conditions Survey prepared and
submitted by Ricker Cunningham on behalf of the Pueblo Urban Renewal Authority.
PREVIOUS COUNCIL ACTION:
In November 2007 by Resolution No. 11238, City Council found and determined that the
Area is a blighted area.
City Council previously passed and approved the Thunder Village Urban Renewal Plan
on February 25, 2008, by Ordinance No. 7763.
City Council authorized the Pueblo Urban Renewal Authority to re-study the area on
November 11, 2019 by Resolution No. 14310.
BACKGROUND:
On November 11, 2019 City Council approved Ordinance No. 14310 authorizing the
Pueblo Urban Renewal Authority to commission a study to determine whether the area
commonly known as Thunder Village is a slum, blighted area or a combination thereof.
Property owners in the area were notified of such study.
Ricker Cunningham was commissioned by the Thunder Village Metro District on behalf
of PURA to research, document, photograph, and compared with the blight factors
pursuant to the Urban Renewal Act. The Conditions Survey found that seven of the
possible eleven blight factors exist.
The seven conditions of blight are outlined below:
1. Predominance of defective or inadequate street layout;
2. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
3. Unsanitary or unsafe conditions;
4. Deterioration of site or other improvements;
5. Unusual topography or inadequate public improvement or utilities;
6. Faulty or inadequate facilities; and
7. Substantial physical underutilization or vacancy of sites, buildings, or other
improvements.
It is the finding of this report that conditions are sufficient for the Pueblo City Council to
consider an urban renewal designation.
FINANCIAL IMPLICATIONS:
None.
BOARD/COMMISSION RECOMMENDATION:
The Pueblo Urban Renewal Authority Board of Commissioners recommends approval of
this resolution.
STAKEHOLDER PROCESS:
None.
ALTERNATIVES:
None.
RECOMMENDATION:
Approval of this Resolution.
ATTACHMENTS:
Proposed Resolution and Thunder Village II Area Conditions Survey
ThunderVillageII Area Conditions Survey
November2019
Prepared for:
Pueblo Urban Renewal Authority
PuebloCity Council
Prepared by:
RickerCunningham
10959 Ashurst Way
Littleton, CO 80130
303.458.5800phone
303.458.5420fax
www.rickercunningham.com
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ThunderVillageII Area Conditions Survey
Table of Contents
Section1.0Introduction2
Section 2.0Survey Area Description 3
2.1Existing Zoning
2.2Future Land Uses
Section 3:0Definition of Blight6
Section 4.0Study Methodology9
4.1Description of Statutory Factors
Section 5.0Summary of Findings13
Section 6.0Summary of Factors18
Figures
Figure No. 1: ThunderVillageII Survey Area Map
Tables
Table 1: ThunderVillage IIParcel Ownership
Table 2: ThunderVillage IIHistorical Police Incidents
ThunderVillage II Area Conditions Survey (November 2019)
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ThunderVillage IIArea Conditions Survey
Cityof Pueblo, Colorado
1.0 Introduction
The following report, the ThunderVillage IIArea Conditions Survey(referred to
herein as the “Survey”) was prepared for the Pueblo Urban RenewalAuthority
(herein referred to as the “Authority” and “EDAD”),and the Cityof PuebloCity
Council(herein referred to as the “City Council”)in November2019.The purpose
of thiswork was to analyze conditionswithin and surrounding parcelsgenerally
located in the eastern extent of Pueblo’smunicipal boundaries, in order to
determine whether they are adverse,and contributing to blightas defined in the
Colorado Urban Renewal Law(the "Law" or "Act"); and if so, at levels sufficient to
receive an urban renewal designation.
Verifying the presence of blighting conditions is the first step required by the Act,
prior to consideration of an urban renewal designation by a municipality’s
governing body.Subsequent phasesof investigation following this confirmation
1
include: preparing a plan for development,defining afinancing strategy,
estimatingpossible impacts,and sharing this information with property and
business interests, as well as other partner taxing entities. Documents related to
this report, including theThunderVillage IIArea Urban Renewal Planand
ThunderVillage IIArea Impact Report,may be found under separate cover.
Withinan urban renewal area,resourcesmay be available to assist private
property interests and public entities with mitigating adverse conditions that are
delaying or preventing investment within the municipal boundaries. Eliminating
blighting conditions and advancing development in the proposed
ThunderVillage IIUrban Renewal Area (herein referred to as the “Survey Area”,
“Study Area” or “Area”) is anexpressed priority inthe City’scomprehensive
planning document, the 2002Pueblo’sComprehensive Plan, which was
subsequentlyupdated several times, the last oneoccurringin 2014.
In accordance with the same, all affected property owners were notified that the study was
1
commencing.
ThunderVillage II Area Conditions Survey (November 2019)
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2.0Survey Area Description
As illustrated in Figure 1, properties and other improvements that were the subject
of this investigation are generally located along the eastern edge of the Pueblo
metropolitan area. Actualboundariesinclude Baculite Mesa Road on the east,
State Highway 47 (University Boulevard) on the south, partially completed Troy
Avenue on the west, and 47Street alignment or Pueblo municipal limits on the
th
north. The Survey Area is comprised of 181legal parcels encompassing
approximately 750acres, as well as adjacent rights-of-way, all located within the
municipal borders.
The entire Area is located within Section 610 in Pueblo County and bordered by
Colorado State University’sPueblo campus on thewest, single family uses on the
south, influence area of the Pueblo Memorial Airport on the east, and vacant
land on the north.
2.1Existing Zoning
Properties in the Area are currently zoned one of the following:Planned
Unit Development (PUD), R-2Residential,R-5Residential and B-4
Commercial.These designations require improvements such as: off-street
parking, paved loading and road accessways, appropriate lighting,
“tightly” fenced outdoor storage areas, and roads consistent with
established Roadway Classification Design Standards.A description of
thesezoning classifications(taken verbatimfrom Chapter 17 of the Pueblo
Municipal Code), along withthe number of parcels with that designation,
isprovided below.
Planned Unit Development (PUD)
The purpose of the Planned Unit Development Zone District (PUD) is to
encourageflexibility in the development of land to promote its most
appropriate use; to improve the design,character and quality of new
development and redevelopment; to facilitate the adequate and
economical provisions of streets and utilities; to preserve natural and
scenic features of open space; to permit the commingling of uses
permitted within other zone districts in the city;and to grantdiversification
in the location of structures and other site qualificationswhileensuring
adequate standards relating to public health, safety,welfare, comfort
and convenience.No. of Parcels:167
ThunderVillage II Area Conditions Survey (November 2019)
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Figure No. 1: ThunderVillage II Survey Area Map
ThunderVillage II Area Conditions Survey (November 2019)
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R-2 Single Family Residential
The standards of this district (R-2) are designed to retain and provide areas
primarily for single family development of a medium density.No. of
Parcels: 7
R-5Multiple Residential and Office District
The standards of this district (R-5) are designed to retain and provide areas
of high-density multi-family dwelling unit structures with limited comingling
of professional offices and studios. No. of Parcels: 1
B-4 Central Business District
The standardsof this district (B-4) are designed to provide areas for the
location of business and other central services required by the region at-
large. No. of Parcels: 6
2.2Future Land Uses
Future land use designations are reflected in the City’s Future Land Use
Map.The purpose of that map is to illustrate where certain land uses are
2
encouraged within Pueblo’s Planning Area over the near-and long-term,
and where the City would support the development of land uses and
product types consistent with those designations.
Parcels within the Survey Area have three future use designations–
Special Development Area (south of State Highway 47), Arterial
Commercial Mixed-Use north of and adjacent to State Highway 47, and
Urban Residential, north of and beyond State Highway 47. A description of
each follows.
The Special Development Areais onewhere there appear to be multiple
possibilities for development as well as significant care to be taken with
2 The Future Land Use Map and accompanying land use category descriptions reflect the types
of land uses and product types, as well as character of how the community would like to see
the city grow over the next several years.
ThunderVillage II Area Conditions Survey (November 2019)
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the development. These areas are lands with significant development,
redevelopment and/or open space potential in strategic locations that
suggest the need for careful, location-specific plans for infrastructure and
private development. Master plans should be prepared prior to
development or redevelopment occurring.
The Urban Residentialdesignation isfound predominantly within the city
limits ofPueblo and the urbanizing areas in the City’s immediate
periphery. These neighborhoods have a mixture of housing types and
neighborhood commercial services. They are generally located on a grid
roadway network that interconnects a large portion of the urban area.
The existing mixture of housing types that range from single-family
detached housing to duplexes and multi-family housing will be continued
with emphasis on maintaining the existing housing stock and in-fill
development. Where appropriate, neighborhood scale commercial
services will be created to provide the necessary day-to-day needs of
residents within walking distance.
The Arterial Commercial Mixed-Usedesignation includes the large
commercial areas and corridors found along key sections of I-25, portions
of Highway 50, Pueblo Boulevard, Highway 47, Santa Fe Drive, Prairie
Avenue and Northern Avenue. While the primary focus of these areas is
retail sales and personal services, some office space is intermixed. This
land use category does not prohibit any compatible land use other than
heavy industrial uses. Arterial Commercial Mixed Uselocated along major
,
routes such as I-25 and Highway 50, is designed more for the regional retail
market segment, while Arterial Commercial Mixed-Use along other
transportation arteries is more geared to community-level shopping and
services. Zoning in these areas should provide for hotels, motels, large
restaurants and other hospitality uses, as well as highway-oriented auto
and truck services and bothcommunity-and regional-scale commercial
activities.
3.0Definition of Blight
A determination of blight is a cumulative conclusion based on the presence of
several conditions or factors (physical, market, and other) defined by state law
that collectively contribute to the deterioration of an area. Taken together, and
when left unattended for extended periods of time, they can adversely impact
ThunderVillage II Area Conditions Survey (November 2019)
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not only the economic health of properties in their general vicinity, but the
community at-large. Blighting conditions have been proven to diminish the
positive attributes of investment and reinvestment in land and improvements and
stagnateproperty values. With what is often a pattern of spending at
disproportionate levels in deteriorating areas, or areas experiencing delays in
investment, there are fewer funds for maintenance and enhancements in other
locations of the community. For the purpose of this Survey, and as set forth in the
Law, the definition of a blighted area is 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. Eligible conditions
(factors) identified in the Act include:
(a)Slum, deteriorated, or deteriorating structures;
(b)Predominance of defective or inadequate street layout;
(c)Faulty lot layout in relation to size, adequacy, accessibility, or
usefulness;
(d)Unsanitary or unsafe conditions;
(e)Deterioration of site or other improvements;
(f)Unusual topography or inadequate public improvements or utilities;
(g)Defective or unusual conditions of title rendering the title non-
marketable;
(h)Existence of conditions that endanger life or property by fire or
other causes;
(i)Buildings that are unsafe or unhealthy for persons to live or work in
because of building code violations, dilapidation, deterioration,
defective design, physical construction, or faulty or inadequate
facilities;
(j)Environmental contamination of buildings or property;
(k.5)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;
(l)If there is no objection of such property owner or owners and the
tenant or tenants of such owner or owners, if any, to the inclusion of
such property in an urban renewal area, “blighted area” also
means an area that, in its present condition and use and, by
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reason of the presence of any one of the factors specified in
paragraphs (a) to (k.5) of this subsection (2), substantially impairs or
arrests the sound growth of the municipality, retards the provision of
housing accommodations, or constitutes an economic or social
liability, and is a menace to the public health, safety, morals or
welfare. For purposes of this paragraph (1), the fact that an owner
of an interest in such property does not object to the inclusion of
such property in the urban renewal area does not mean that the
owner has waived any rights of such owner in connection with laws
governing condemnation.
Source: Colorado Revised Statute 31-25-103(2).
Whereas the determination of whether an area is, or is not, “legally blighted” is
one left to municipal legislative bodies (i.e., City Council),this Survey is limited to a
presentation of findings and conclusions regarding the type, location and
intensity of conditions identified and or observed;but stops short of rendering an
opinion about whether legislative thresholds have been achieved. Specifically,
theThunderVillage IIArea Conditions Surveyis intended toprovide an overview
of conditions within the Survey Area, along with a description of blighting factors
either observed or identified as described in the Law, sufficient in detail for the
PuebloCity Council to make a determination of blight and the Area’seligibility
for an urban renewal designation.
Since the Law neither requires that all 11 factors be present in thearea of study,
or that every parcel be adversely impacted by a qualifying factor, the City
Councilwill determine its eligibilitybased onthe presence of or more factors
four
(or factors in cases where the use of eminent domain is anticipated). As
five
explained in (l) above, this threshold may be reduced to the presence of
one
blighting factor in cases where no owners of property or otherbusiness interests in
the area boundaries objects to inclusion in an urban renewal area.
As reflected in Table 1 below, among the 181 parcels that comprise the Study
Area, there are seven ownership entities, all but one is a Colorado interest, and
amongthe latter, all but two are based in Pueblo.
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Table 1
ThunderVillage II Area Parcel Ownership
Ownership Entity# of parcelsZoning
610 RLLLP170R-2, PUD
EMERALD ISLE PUEBLO LLC1PUD
FOOTHILLS FARM RLLLP 3R-5, B-2
TOUCHDOWN PROPERTIES LLC 1PUD
TRUONGTONY 2R-2
UNIVERSITY PLACE LLC1B-4
UNIVERSITY VILLAGE COMM LLC3B-4
TOTAL181--
4.0Study Methodology
In November2019,RickerCunningham (RC), Urban Renewal Specialists, were
authorized by the Pueblo City Councilto conduct aninvestigation of conditions
in the Survey Area, as well as toprepare a report describing their findings. RC
personnel completedfield investigations during the month of November,with the
intent of documenting observed and identified conditions. They supplemented
this work with review of:pertinent Geographic Information Systems (GIS) records,
past reports,studies, other data and documents provided by project
representatives, along withvarious other technical data sources.
As explained above, Colorado's Urban Renewal Statute does not require that
every property in a potential urban renewal area be impacted by a factor of
blight, nor that all 11 factors be present within its boundaries. Therefore,the
investigation of conditions wasconducted on an area-wide, rather than parcel-
specific basis.Although the statutory threshold for an urban renewal designation
only requiresthe presence of four or more factors, or five factors when the use of
eminent domain is anticipated;for the purpose of this Survey, the higher threshold
of five factors was used.
Representatives of RC that completed this work have conducted more than 80
similar analyses over the past 30 years, in more than 40 communities in Colorado
and other states in the southern and western United States. Therefore, although
the Urban Renewal Law contains few details or quantitative benchmarks by
which to measure the intensity or impact of the statutory factorsdefined therein;
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the experience of this Survey’s authors affords them the ability to draw objective,
rather than subjective, conclusions.
4.1Description of Statutory Factors
What follows is a description of “blighting”factors, along with a list of
specific conditions considered in the context of each one. Actual
conditions found within the Survey Area are described in
Section 5
.
Summary of Findings
(a)Slum, deteriorated, or deteriorating structures
This factor is said to be present when the physical condition of
structures in an area pose specific life-safety concerns due to the
deterioration or absence of its: roof; walls, fascia board or soffit;
foundation; gutters or downspouts; exterior finish; windows or doors;
stairways or fire escapes; mechanical equipment; loading areas;
fences, walls or gates; or non-primary structures.
(b)Predominance of defective or inadequate street layout
This factor is said to be present when the layout (or non-existence) of
streets or roads adversely impact either the health, safety and
welfare of individuals using vehicular and non-vehicular modes of
transportation; or the sound development of the area, due to
inadequate: vehicular access, internal circulation, driveway
definitions and curb cuts, or parking lot layout; or an elevated history
of traffic accidents.
(c)Faulty lot layout in relation to size, adequacy, accessibility, or
usefulness
This factor is said to be present when a parcels size or configuration
inhibits, or is likely to inhibit the development of improvements
consistent with prevailing regulations (i.e., zoning); or vehicular
access is either inadequate or unsafe. In this context, shared access,
even among properties with the same owner, is considered a
deficiency since it could limit the redevelopment potential of one or
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both properties were the owner to decide to sell one or both
parcels.
(d)Unsanitary or unsafe conditions
This factor is said to be present when there are poorly lit or unlit
areas, sidewalks are cracked or uneven, drainage infrastructure is
deficient, trash or mechanical equipment is unscreened, there is
evidence of vandalism or vagrancy; incidents of crime are
increasing or disproportionately high; there is a lack of fire
protection; or hazardous contaminants, floodways and floodplains,
and steep slopes threaten the health, safety and welfare of persons
in an area.
(e)Deterioration of site or other improvements
This factor is said to be present when property, structures or public
improvements have been damaged or neglected as reflected in
deteriorating signs, parking surfaces, curbs, gutters, streets or
landscaping; or trash, debris and weeds are visible and pervasive.
(f)Unusual topography or inadequate public improvements or utilities
This factor is said to be present when the topography of an area will
limit the size or configuration of built structures, or require costly
improvements in order to accommodate development; or
infrastructure to support development and required by prevailing
regulations is absent. The presence of overhead utilities is another
condition considered in the context of this factor.
(g)Defective or unusual conditions of title rendering the title non-
marketable
This factor is said to be present when development is hampered or
properties are deemed unmarketable due to conditions of title
(including unclear ownership). Due to the extraordinary cost of
conducting a title search, this factor is only investigatedif
documentationdescribing the conditionis readily available or
provided by property owners or their representatives. Also
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considered in the context of this factor is the presence of utility, ditch
and access easements which can have a similar impact on a
property’s potential and capacity for development.
(h)Existence of conditions that endanger life or property by fire or other
causes
This factor is said to be present when property or structures are
subject to threats from fire, hazardous contaminants, flooding, or
criminal activity.
(i)Buildings that are unsafe or unhealthy for persons to live or work in
because of building code violations, dilapidations, deterioration,
defective design, physical construction, or faulty or inadequate
facilities
This factor is said to be present when conditions within properties or
structures pose a threat to habitation or daily use resulting from
contamination or a lack of safety infrastructure (i.e., fire sprinkler
systems).
(j)Environmental contamination of buildings or property
This factor is said to be present when past or ongoing chemical or
biological contamination of a site either poses a health hazard to
users, or limits the type or magnitude of development that is either
legally permitted or financeable.
(k.5) Existence of health, safety, or welfare factorsrequiring high levels of
municipal services or substantial physical underutilization or vacancy
of sites, buildings, or other improvements
This factor is said to be present when properties or structures are
vacant or underutilized (as anticipated by zoning); or a
disproportionate level of public services are required to address a
disproportionately high frequency of crimes, fires, accidents or
building code violations.
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5.0Summary of Findings
It is the conclusion of this ThunderVillage IIArea Conditions Surveythatwithin its
boundaries,seven(7)of the possible 11 blight factors arepresent including:(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; (i) faulty or inadequate facilities;
and(k.5) substantial physical underutilization or vacancy of sites, buildings, or
other improvements.
While conditions contributing to the presenceof these seven(7)factors were
either observed or identified in the Area, select conditions were deemed more
prevalentthan others,including:inadequate provisions for safe vehicular and
non-vehicular mobility; inadequate public improvements; site underutilization and
other factorsthat preclude orderly development of the community. Adescription
of these and other conditions are presentedin the discussion that follows.
(b)Predominance of defective or inadequate street layout
Predominance of defective or inadequate street layout may be considered
present when existing roadsare either absent, deteriorating, or lacking the
capacityto support intended and futureuses(based on prevailing zoning
and adopted community policies). Within the Survey Area,there is
evidence of all of thesecircumstances due to conditions including:
suboptimal accommodations for safe movement by eitherpedestrians or
vehicles; roadway surface materialsranging from dirt to gravel to asphalt;
and, few instances of curb, gutter or drainage facilities as required by
established roadway standards.
In addition toexisting streets that areincomplete,there are few arterials
within major tracts, along withinconsistenttrunk infrastructure to support
development. According to information provided by project
representatives,recent roadway improvements completed in the Area total
approximately $2,276,000, and include partial construction of Troy Avenue,
ThunderBowl Driveand ThunderAlley. While a fairly significant investment,
they fall short of actual investment levels necessary to support new
development and ensure compliance with established regulations.
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Anadditional condition considered in the context of this Factor (b) is the
frequency of traffic occurrencesin theArea. According to the Pueblo
Police Department, available traffic incidentinformation is limited to
citywide figures for the years 2014 through 2017.
(c)Faulty lot layout in relation to size, adequacy, accessibility, or usefulness
Because faulty streetsoften give rise tofaulty lots,properties within the
Survey Area impacted byconditions associated with Factor (b)above, also
suffer from conditions associated with this Factor (c).Faulty lots are
generally considered those that,due to certain physical issues, lack the
ability to accommodate development according to requirements specified
by established regulations. In addition, they are often inadequate andoffer
ill-defined pointsof ingress and egress, thereby creating unsafe conditions
for persons and property, as well as effective movement of goods and
deliveryof services.
Commercial and industrial properties that lack access and visibility are at a
significant competitive disadvantage, often reflected in below market
values and sustained underutilization. In residential neighborhoods, adverse
roadway conditions can have a cumulative negative impact on home
values.Within the Survey Area, issues impacting lotsare primarily due toa
lack of physical improvements that facilitate connectionsto and between
parcels.
(d)Unsanitary or unsafe conditions
Conditionsconsidered unsanitarymay range from improvements with a
graffiti tag to unkempt lots; whileunsafeconditionsgenerally include factors
such as the presence of environmental contaminants, a lack of
infrastructure to accommodate safe passage,significant slopes,presence
of a flood zone or floodway, and a disproportionately high frequency of
criminal and traffic incidents.
With regard to unsanitary circumstances, while not necessarily presenting a
direct threat to people or property, taken together with other “blighting”
conditions, they often contribute to a perception of neglect or
abandonment. Examples of theseobserved in the Study Area include
weeds within right-of-way improvements, over-grown native grasses within
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undeveloped parcels, andunscreened remnant infrastructure and material
storage.
Unsafe conditions within the Survey Area are largely associated with
variations in topography, the presence of a floodway along its southern
border, and modest upward trend in criminal activity. While parcels within
the Survey Area arerelatively flat, there are significant portions of properties,
primarily associated with drainage facilities and waterways, with slopes that
would require some levelof mitigation or stabilization in order to make them
safe for development. Two waterways impacting the Area’s topography
includeEast Dry Creek and the East Dry Creek Tributary 11, areboth
classified as Zone A flood zones in the FEMA Flood Insurance Rate MapNo.
08101CO512D,Version No. 2.3.3.2, dated August 15, 2019,for incorporated
and unincorporated areas of PuebloCounty.A Zone A zone is defined as a
Special Flood Hazard Area where no base flood elevation is provided.
In terms of the frequency and severity ofcriminal incidentswithin parcels
and public spaces in the Area,the PuebloPolice Department provides
figures regarding criminal activity in the city at a quadrant and
neighborhood level. Properties within the Survey Area fall within Quadrant 2,
and the Eastwood Heights and University Neighborhoods. As shown in Table
2 below, areview ofcrime figures between 2015 and 2018 showacitywide
increase of 14%. Quadrant-level data available for the years 2017 and 2018
rank Quadrant 2 as the second highest of the 4 during 2017 and third
highest of the 4 during 2018, and consistently represent more than a quarter
of all citywideincidents.
Among specific types of crimes, occurrences within Quadrant 2 that have
consistently ranked among the highest in the city are robberies and
aggravated assaults. In 2018, the number of homicides (4), attempts at
arson, and auto thefts, were also higher in this quadrant.
Whereasboth unsanitary and unsafeconditions were either observed or
identified, and since experience has shown that individually and
collectively,theyfrequently render properties vulnerable to unlawful
activity, parcels in the Area may beat risk from these hazards.
ThunderVillage II Area Conditions Survey (November 2019)
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Table 2
ThunderVillage II Area Historical Police Incidents
Part 1 Persons and Property Offenses
City Quadrant2015201620172018
One----2,3362,197
Two----1,9921,636
Three----1,5251,592
Four----1,9701,671
CITY TOTAL5,5989,6958,9628,091
(e)Deterioration of site or other improvements
Whereas parcelsin the Survey Area are primarily vacant,evidence of
deterioration within properties was limited to thoseconditions which fall
below established standards described in adopted regulations.Other
instances identified within public rights-of-waywere also recorded,
includingthe presence of crumbling andbroken asphalt surfaces,weeds,
and unscreened trashsuch as debris and remnant infrastructure.As
explained above, when considered independentof each other, these may
not suggesta significant adverse impacton the Area; however, when taken
together they can represent a pattern of deterioration and neglectwhich
can result in deferred maintenance, limited capital investment, and
diminished property values.
As might beexpected withinlarge open fields,existing roadways are sub-
optimal, lacking accommodations for pedestrian, vehicular, and non-
vehicular movement; and facilities for parking.Where improvements do
exist, many aredeteriorating and inundated withweeds and litter; and
landscapingenhancements are limited,a basic improvement associated
with R-2, R-5 and B-4 zoned properties.
(f)Unusual topography or inadequate public improvements or utilities
As explained above, thetopography of the Survey Area isrelatively flat,
with the exception of portions of properties impacted by natural and man-
made drainageways, particularly those associated with East Dry Creek. The
most significant examplesof this maybe foundin the southern portion of the
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Survey Area, in the vicinity of State Highway 47. Topography is deemed an
adverse condition and qualifying factor, for a variety of reasons. Steep
slopes, when taken together with the unstable soils that often accompany
them, pose a high risk for flooding. In addition, parcels with steep slopes can
be significantly more expensive to improve and maintain due to costs
associated with soil cutting, compressing and retaining; and in certain
instances, mitigation and I or replacement when conditions are legally
protected. Based on information provided by representatives of the Area,
approximately $2.8 million in storm drainageimprovements have been
completedincluding construction of drainage ponds and an aqueduct.
Improvements other than those previously mentioned, include
approximately $1.3 million in a sanitary sewer system. Despite recent
investments, additional roadway facilities,trunk infrastructure, and basic
utilitieswill be necessary in order to accommodate new development,
advance the objectives of adopted plans, and facilitate the sound growth
of the community.
(i)Buildings that are unsafe or unhealthy for persons to live or work in because
of building code violations, dilapidations, deterioration, defective design,
physical construction, or faulty or inadequate facilities
Whereas parcels in the Survey Area are largely vacant, conditions related
to this factor (i) that were either observed or identified in the Area were
largely limited to those associated with a lack of capital improvements to
support development and movement to and between parcels; and
physical attributes that will require costly mitigation efforts,all of which have
been previously described.
(k.5)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
Factor (k.5) considers two relatively distinct circumstances --properties
requiring “disproportionally high levels of public service,” and physical
underutilization or vacancyof properties or buildings.Service levels are
primarily based on a review of data provided by the PuebloPolice
Department including activity records dating back to 2015.As previously
described, the pattern of criminal incidents in the Area appears to be
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disproportionately higher than in other locales, among certain incident
types.Regarding underutilization and vacancy, the majority of parcels in
the Area, and majority of acres which comprise the Area, are either vacant
or lacking basicimprovements. While vacant tracts of land are not
uncommon, particularly along the fringes of amunicipality;in communities
the size of Pueblo,and otherwise well positioned for investment, they can
pose a significant obstacleto fiscal health. Further, given the fact that
development has either occurred or is occurring in other locations within
the city’s municipal boundaries, including on properties with fewer
favorable attributes such as proximity to major activity generators, there is
obvious demand in the market. The fact thatsimilar development activity
has not occurred in the Survey Area, strongly suggests that the presence of
conditions described herein, pose an adverse impact andserveas an
obstacle to development and redevelopment.
6.0Summary of Factors
As quantified and explained above,seven(7) of the 11 factors listed in the Act
were either identified or observed at varying degrees of intensity in the Survey
Area, but all at levels considered significant and adverse. Further, whereas the
Act does not require that all 11factorsbe present, or thatevery parcel possess
one or more factors in order tojustify a finding of “blight;” it is the finding of this
report that conditions are sufficient for the PuebloCity Councilto consider an
urban renewal designation.
ThunderVillage II Area Conditions Survey (November 2019)