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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 Page| 1 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) Page| 2 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) Page| 3 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) Page| 4 Figure No. 1: ThunderVillage II Survey Area Map ThunderVillage II Area Conditions Survey (November 2019) Page| 5 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) Page| 6 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) Page| 7 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 ThunderVillage II Area Conditions Survey (November 2019) Page| 8 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. ThunderVillage II Area Conditions Survey (November 2019) Page| 9 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; ThunderVillage II Area Conditions Survey (November 2019) Page| 10 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 ThunderVillage II Area Conditions Survey (November 2019) Page| 11 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 ThunderVillage II Area Conditions Survey (November 2019) Page| 12 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. ThunderVillage II Area Conditions Survey (November 2019) Page| 13 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. ThunderVillage II Area Conditions Survey (November 2019) Page| 14 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 ThunderVillage II Area Conditions Survey (November 2019) Page| 15 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) Page| 16 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 ThunderVillage II Area Conditions Survey (November 2019) Page| 17 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 ThunderVillage II Area Conditions Survey (November 2019) Page| 18 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)