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City Clerk's Office Item # S9
Background Paper for Proposed
Ordinance
COUNCIL MEETING DATE: October 14, 2025
TO: President Mark Aliff and Members of City Council
CC: Mayor Heather Graham
VIA: Marisa Stoller, City Clerk
FROM: Carla Sikes, City Attorney
SUBJECT: AN ORDINANCE MAKING CERTAIN LEGISLATIVE FINDINGS AND
APPROVING THE DILLON DRIVE URBAN RENEWAL PLAN
SUMMARY:
This Ordinance makes certain legislative findings, establishes the Dillon Drive Urban
Renewal Area, and approves the Dillon Drive Urban Renewal Plan (the Plan).
PREVIOUS COUNCIL ACTION:
During a work session of City Council on February 26, 2024, the Pueblo Urban Renewal
Authority (PURA) shared plans to conduct a study of the Urban Renewal Area described
in the Plan to determine if such area qualifies for inclusion in an urban renewal plan. No
objections were raised, and the Pueblo Urban Renewal Authority (PURA) moved forward
with its plans as discussed.
BACKGROUND:
The purpose of the Plan is to eliminate the conditions of blight identified by the Dillon
Drive Conditions Survey in the Urban Renewal Area, facilitate the development of new
commercial uses on an underutilized site and implement the provisions of the
Comprehensive Plan that apply in the Urban Renewal Area. The Plan is intended to help
provide needed public infrastructure to attract and leverage private investment in the
Urban Renewal Area.
FINANCIAL IMPLICATIONS:
None. Future increment tax revenues above the current base would not exist but for the
redevelopment of the Urban Renewal Area.
BOARD/COMMISSION RECOMMENDATION:
The Planning and Zoning Commission determined the Plan meets the requirements of
meeting.
STAKEHOLDER PROCESS:
PURA is in the process of finalizing the necessary tax increment agreements from all
other affected taxing entities. All fee owners of property in the Urban Renewal Area have
consented to inclusion in the Plan.
ALTERNATIVES:
None.
RECOMMENDATION:
The PURA Board of Commissioners recommends approval of this Ordinance.
ATTACHMENTS:
1. Dillon Drive Conditions Survey 7.24.2024
2. Dillon Drive Conditions Survey Letter 5.4.2025
3. Dillon Drive RR Agreement fully executed 7.29.2025
4. Dillon Drive Urban Renewal Plan Document final draft 6.30.2025
5. Notice of Public Hearing Dillon URA 8.25.2025
6. PURA Impact Report 5.25.2025
ORDINANCE NO.11057
AN ORDINANCE MAKING CERTAIN LEGISLATIVE FINDINGS
AND APPROVING THE DILLON DRIVE URBAN RENEWAL PLAN
described in the Dillon North Subdivision, according to the plat thereof, including all interior and
adjacent streets and public rights of way, to determine if the Area contains conditions included in
-25-101, et seq.,
WHEREAS, pursuant to such authorization, the Authority contracted with Pioneer
WHEREAS, the Consultant prepared, submitted, and presented to the Authority and City
which describes in detail the conditions in the Area and is incorporated herein by this reference;
and
WHEREAS, the Authority has prepared, approved, submitted, and presented to City
copy of which has been approved as to form by the City Attorney and is attached hereto and
incorporated herein as Exhibit B; and
WHEREAS, the Plan is a matter of public record in the custody of the City Clerk and is
available for public inspection during business hours of the City; and
WHEREAS, notice of the public hearing on the Plan was published as required by Section
31-25-107(3), C.R.S., at least thirty days prior to the public hearing; and
WHEREAS, written notice was (a) mailed or delivered to each property owner, business,
and resident to the extent they are present in the Area included in the Plan informing them of the
public hearing at least thirty days prior to the public hearing or (b) such notice has been waived
in writing by such parties as are located in the Area; and
WHEREAS, the owners of the property in the Area have received notice of the Survey and
have consented in writing to inclusion in the Urban Renewal Plan; and
WHEREAS, the Pueblo Planning and Zoning Commission has determined that the Plan
complies with the Pueblo Regional Comprehensive Development Plan as amended to date (the
as a whole; and
WHEREAS, the Plan allocates property tax increment revenues to the Authority to carry
out the Plan and requires compliance with certain provisions of the Act, including House Bill 15-
WHEREAS, on August 25, 2025, the City Council conducted a public hearing and
reviewed said Plan pursuant to the procedural and notice requirements of the City Charter and
the Act, and the City Council having considered the evidence presented in support of and in
and so having considered the legislative record and given appropriate weight to the evidence;
NOW, THEREFORE,
BE IT ORDAINED BY THE CITY COUNCIL OF PUEBLO, that:
SECTION 1.
The Urban Renewal Area described in the Plan is found and declared to be a blighted
area as defined in the Act. This is a legislative finding by the City Council based upon the Survey
and other evidence presented to City Council.
SECTION 2.
The boundaries of the Urban Renewal Area have been drawn as narrowly as the City
Council determines feasible to accomplish the planning and development objectives of the Plan.
SECTION 3.
As required by the Act, including the Amended 1348 Requirements, the public bodies that
onsultant containing
financial information showing the net financial benefits to the Taxing Entities from redevelopment
of the Urban Renewal Area, and (3) a proposed agreement that waives the right to claim property
tax increment revenue allocated to the Authority by the Act and related provisions necessary and
in the public interest to remediate conditions of blight and construct required improvements in the
Urban Renewal Area.
SECTION 4.
Pueblo School District No. 60 has been permitted to participate in an advisory capacity
with respect to the inclusion in the Plan of the tax allocation provisions authorized by Section 31-
25-107(9) of the Act.
SECTION 5.
It is not expected that any relocation of individuals and families will be required in
connection with the Plan, because no individuals or families reside in the Urban Renewal Area.
SECTION 6.
It is not expected that any relocation of business concerns will be required in connection
with the Plan, because no business concerns operate in the Urban Renewal Area.
SECTION 7.
The Authority has taken reasonable efforts to provide written notice of the public hearing
prescribed by Section 31-25-107(3) of the Act to all property owners, residents, and owners of
business concerns in the proposed Urban Renewal Area at their last known addresses at least
thirty days prior to the public hearing on the Plan.
SECTION 8.
Section 31-25-107(4)(d) of the Act does not apply because no more than 120 days have
passed since the commencement of the only public hearing on the Plan.
SECTION 9.
Section 31-25-107(4)(e) of the Act does not apply because the City Council did not fail to
previously approve this Plan.
SECTION 10.
The Plan conforms with the Pueblo Regional Comprehensive Development Plan, as
amended, which is the general plan for the development of the City of Pueblo as a whole.
SECTION 11.
The Plan will afford maximum opportunity, consistent with the sound needs of the
municipality as a whole, for the rehabilitation or redevelopment of the Urban Renewal Area
described in the Plan by private enterprise.
SECTION 12.
To the extent that the Urban Renewal Area described in the Plan may constitute open land
within the meaning of Sections 31-25-107(5) and (6) of the Act, it is found and determined that
the Authority does not intend to undertake land acquisition in the Urban Renewal Area and the
non-residential uses under the Plan are necessary and appropriate to facilitate the proper growth
and development of the community in accordance with sound planning standards and local
community objectives.
SECTION 13.
The Authority is not authorized to acquire property through the exercise of eminent
domain.
SECTION 14.
The City and Authority have complied with all applicable Amended 1348 Requirements,
including securing signed agreements with affected Taxing Entities regarding the use of tax
increment financing to carry out the Plan. The entire Urban Renewal Area is within the corporate
limits of the City. Construction and maintenance of public improvements and provision of
services in the Urban Renewal Area will be the primary responsibility of the City, the Authority,
and private enterprise. As shown in the Impact Report, impacts on the services or revenues of
the Taxing Entities will be offset by new revenues not now being collected by the Taxing Entities
and directly produced as a result of the Plan and subsequent redevelopment of the Area and
adjacent property outside of the Area.
SECTION 15.
The Dillon Drive Urban Renewal Plan has been duly reviewed and considered and is
hereby approved. The Authority is hereby authorized to take any and all actions pursuant to the
Act to carry out the Plan, including, without limitation, (1) completing any agreements as may be
required to carry out the Plan and (2) filing of the Plan and related documents with the Pueblo
County Assessor.
SECTION 16.
This Ordinance shall become effective upon final passage and approval.
Action by City Council:
Introduced and initial adoption of Ordinance by City Council on September 22, 2025.
Final adoption of Ordinance by City Council on October 14, 2025.
____________________________
President of City Council
Action by the Mayor:
Approved on _______________.
Disapproved on ______________ based on the following objections:
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
____________________________
Mayor
Action by City Council After Disapproval by the Mayor:
Council did not act to override the Mayor's veto.
Ordinance re-adopted on a vote of ____________, on _____________
____________________________
President of City Council
ATTEST
________________________________
City Clerk
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July 25, 2024
July 25, 2024
City of Pueblo, Colorado
Dear Jerry,
This Conditions Surveyreportis intended to assist the Pueblo Urban Renewal Authority (PURA)with
identifying and cataloguing conditions that are arresting sound development throughout a defined survey
area. This area is named the “Dillon Drive Urban Renewal Plan”(The Project).
The Project will encompass fourteen(14)parcels(including ROW)and approximately ~46.5acres.The
area is characterized byfloodplain,vacant land,steep topography, irregular lots,sitedeterioration, and
underutilization. Currently, the site is vacantand there are no observable uses within the property.There
are, however, large homeless encampments on the northern parcels within the survey area.This
underutilized is in contrast to the current planning for the area. Thesubject area’sparcels are zoned to
support new development and higher intensity uses.This proposed URA areaincludes three zoning
districts, Pueblo’s I-2 Industrial District,S-1 Governmental Use District, and S-3 Floodplain District. The
area isproximal to major arterials such asHwy 50, Hwy 47,and I-25.
PURA is evaluating this area to determine its eligibility for Urban Renewal treatment.Multi-tenant
commercial development isbeing proposed on this site, however, itwilllikely require a public private
partnership to become feasible. Forming a public private partnership via an Urban Renewal Project
requires identifying conditions on the site that complicate its redevelopment. Theseconditions are known
as blighted area factors, or blighting factors. PURA has commissioned this study to determine ifthe
proposed Urban Renewal Plan area exhibits the necessary number of blighted area factorstomake it
eligible for urban renewal treatment.
The Conditions Survey evaluates this area for the presence of statutorily defined “blighted area factors”
(blighting factors).The Conditions Survey locates, identifies, and describes each statutorily defined
blightingfactor found to exist within the proposed plan area. Blighting factors have also been mapped to
illustrate the location of these observed conditions throughout the impacted parcels.Basedupon field
observations and analysis, thisreport findsthat the surveyed areameets the minimumnumberof
blighting factors required to designate the proposedDillon Drive Urban RenewalPlan as an urban
renewal project eligible for urban renewal activities.
Sincerely,
Andrew Arnold
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Executive Summary.......................................................................................................................................3
Dillon Drive Urban Renewal Plan Conditions Survey:...............................................................................3
Conditions Survey Summary.........................................................................................................................5
Methodology.................................................................................................................................................8
Evaluation of Blighting Factors.....................................................................................................................9
Conclusion...................................................................................................................................................26
Appendix.....................................................................................................................................................27
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DillonDriveUrbanRenewalPlanConditionsSurvey:
The Pueblo Urban Renewal Authority (PURA) is evaluating a specific area for Urban Renewal projects and
activities. This area is tentatively named, “Dillion Drive Urban Renewal Plan”, and the area encompasses
~46.5acres and 14parcels within the City of Pueblo’s municipallimits.The Plan area is project-driven,
meaningnewdevelopment iscurrentlybeing proposed within this project area. The proposed
development may require a public private partnership to become feasible, which is why thePueblo Urban
Renewal Authority is evaluating the area’seligibility for urban renewal treatment.
The subject area is located within Pueblo City limits in the central northern section of the city,east of the
I-25, Hwy 47, and Hwy 50 intersection. The survey area is bisected by Dillon Driveand is bounded bythe
jointly operated BNSF/Union Pacific Colorado Joint Line to the west,Hwy 47 to the southand Fountain
Creek to the East (just outside the project area’s boundary line). The northern boundary of the proposed
plan area is adjacent to vacant land.
The survey areais approximately 46.5acres andincludes 14parcels, allwithin municipal limits. Five of
these 14 parcels are public ROW. The Survey Area’s parcels are mostlyzoned I-2 Industrial District, which
permits industrial and limited retail uses. The area does include a small portion of the S-1 Governmental
district and the S-3 Floodplain District.The subject area’s featuresarecharacterized byfloodplain,vacant
land, unusual topography, deteriorating or missing infrastructure, irregularly shaped parcels, and
homeless encampments. Thesecharacteristics make future development challenging and arethe reason
why PURA is evaluating this site for UrbanRenewal treatment.
For an Urban Renewal Plan to be established, a specific geographic area within the community must be
found to exhibit certain conditions. These are conditions that, in general, are arresting the sound growth
of a municipality. This could include conditions that impair a municipality’s growth, retards housing
development and accommodations, or constitutes a liability for economic or community development.
Statute describes these conditions as a “menace to public health, safety, morals, and welfare” and defines
these conditions as eleven separate factors in C.R.S. 31-25-103.2.These factorsmust be cataloged before
urban renewal projectsand activitiescan commence.
A conditions survey does not create a new Urban Renewal Plan or Urban Renewal Project. The conditions
survey is merely a starting point for that process, one that is required before PURA can establish The Dillon
Drive UrbanRenewal Plan.The conditions survey’s purpose is to evaluate the proposed Plan area and
determine if it meets the statutorily required threshold of blighted area factors. Four (4) of these factors
1
must be identified before an Urban Renewal Plan can be established and adopted.
The proposed Urban Renewal Plan area was carefully surveyed using a holistic analysis. Observations
were taken during a field visit that identified the presence of statutorily defined blighting factors
throughout the area. These observations were supplemented with background research on the site and
market characteristics.
1
Per C.R.S. 31-25-103(2)(l) only one blighting factor is necessary if all property owners and tenants’consent to inclusion.
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The conditions survey’s conclusion is that the proposed Urban Renewal Plan area exhibits the necessary
number of blighting factors to make it eligible as an Urban Renewal Plan according to state statute. This
conditions survey identified eight (8) blighting factors within the area, listed in the table below:
Conditions Survey – Blighting FactorsCatalogued
Blighted Area Factor #
Definition
(C.R.S. 31-25-103.2 List Label)
Factor 1 (a)Slum, Deteriorated, or Deteriorating Structures
Factor 2 (b) Predominance of Defective or Inadequate Street Layout
Factor 3(c)Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness
Factor 4 (d) Unsanitary or Unsafe Conditions
Factor 5(e)Deterioration of Site or Other Improvements
Factor 6 (f) Unusual Topography or Inadequate Public Improvements or Utilities
Factor 10 (j)Environmental Contamination of Buildings or Property.
The Existence of Health, Safety, or Welfare Factors Requiring High Levels of Municipal
Factor 11(k.5)Services or Substantial Physical Underutilization or Vacancy of Sites, Buildings, or Other
Improvements
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SurveyArea
The survey area evaluates~46.5acresand 14parcelswithin Pueblo’s municipal boundaries. This survey
used Pueblo County Open Data to create GIS maps for the analysis.
This survey area is inthe City of Pueblo’s north-central area andis bisected by Dillon Drive. The survey
area is bisected by Dillon Drive and is bounded by the jointly operated BNSF/Union Pacific Colorado Joint
Line to the west, Hwy 47 to the south and Fountain Creek to the East (just outside the project area’s
boundary line). The northern boundaryof the proposed plan area is adjacent to vacant land.
AreaDescription
The survey area encompasses 14parcels and ~46.5 acres.All property within the survey areais located
within the City of Pueblo’s municipal limits. The area is predominantly zoned I-2 Industrial. However,
there are two other zoning districts that overlaytheparcels. These districts include the City’s S-1
Governmental Services district, and the S-3 Floodplain district.The survey area is located within the
Arterial Commercial Mixed-Use future land use designation.
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The survey area is characterized by vacantand underutilized land. The area is also within aFEMA
designated Special Flood Hazard Area (AE). This SFHA designation is commonly known as the 100-year
floodplain and impacts future development throughout the survey area. The area also exhibits rolling
topographyand irregularly shaped parcels.Despite being bisected by Dillon Driveand being adjacent to
Hwy 47, the area has no direct access to the surrounding arterials. Apart fromone parcel, ingress and
egress points will need to be constructed to facilitate traffic flow with the parcels and the surrounding
road networks.Therewere also large homeless encampments within the survey area.
The Plan Area’s statistics are described in the table below:
Conditions SurveyLand UseSummary
Area Statistics
Total Parcel Area (Acres)
46.49
14
Number of Parcels in Area
Assessment TypeParcel CountAcreagePercentTotal Acreage
Tax Exempt59.7925%
Commercial834.9875%
Residential11.714%
2
Zoning TypeParcel CountAcreagePercent Total Acreage
I-2: Industrial District1042.1591%
S-1 Governmental Services30.82%
S-3 Floodplain43.548%
Assessed ValueValue
Total Actual Value$211,502
Total Assessed Value$32,670
2
Zoning Districts may overlap parcels.
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CurrentAssessmentofPlanArea
The Plan area includes 14parcels.This parcel count includes five tax exempt parcels that are public
right-of-way. The remaining nine parcels are privately owned.The total equalized assessed value
(taxable value)of these parcels, according to the County Assessor’s database2024valuations, is
$32,670.The total actual value of theseparcels, according to the County Assessor’s database 2023
valuations is$211,502.
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This Conditions Survey utilized a holistic methodology in determining whether blighting factors exist
within the proposed Urban Renewal survey boundary. This methodology included a detailed literature
review of adopted plans and reports, an analysis of County Assessor records and GIS databases, and a
field visit. Field work was supplemented by GIS technology that geolocated and recorded potential
blighting factors throughout the survey area. Maps were created for each blighting factor identified
within the survey area, illustrating which parcels contain, or are in proximity to, statutorily defined
blighting factors. These maps represent the layered information gathering approach used in this report
to ensure that each blighting factor was thoroughly analyzed.
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DefiningBlightingConditions
Colorado Revised Statutes 31-25-103 states that for an Urban Renewal Plan area to be established,
there must exist certain conditions known as “blighted area factors” (Blighting Factors). State statute
defines eleven separate factors for blight. The law indicates that if four or more of these factors are
found in an area of the municipality, that area may be declared blighted and qualify for urban renewal
3
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These eleven factors define the “conditions” that are arresting the municipality’s sound development.
Per statute, these factors give “reason” to declarean area “blighted”, provided that a specific number of
factors are identified. The presence of at least four of these conditions satisfiesthe state statute
defining an area blighted.
This Conditions Survey will unpack each blighting factor to describe various real world “conditions” that
indicate the presence of said factor. Only one factor need be identified for a municipality to declare the
need to establish an urban renewal authority. An Urban Renewal Plan or Project requires at least four
factors identified within its boundaries. It is the culmination of four or more blighting factors which
indicatethat renewal activities should be applied within the proposed project area.
Blighting Factorswere identified based on anobjective analysisand urban renewal best practices. The
following sections outline the blighting factorsfound to existwithin the survey area. Blightingfactors
that were not identified areexcluded from this report.
3
In addition to this list, C.R.S. 31-25-103(2) lists a twelfth condition. This final condition only applies when there is unanimous
agreement among affected property owners that their properties can be included in an Urban Renewal Area. In this occurrence, only
one blighting factor from the list of eleven needs to be identified to declare the area blighted.
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Description:
This factor refers to the current condition of structures in the survey area as a whole. When the
physical condition of structures in an area foment negative perceptions and a corresponding
decline in values, it typically signals the existence of this factor. Conditions that would justify the
inclusion of this factor in an area may include:
•A deterioration of the building elements, such as cladding, fenestration, roofing,
overhangs, fascia and soffit, or the foundation of a structure
•A deterioration of outside elements such as fencing, gates, fire escapes, outdoor lighting,
loading areas, gutters and downspouts
•Vacant lots or high vacancy rates in the offices/businesses/apartments are evidence this
factor exists in an area
•Decline in property value over time
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Vacant landis the predominant characterisitic throughout the survey area. However, there were some
deteriorating structures identified during the field visit, especiallyonthe parcels nearest Bijou Street. The
field visit identified adeterioratingresidential structure, deteriorating fencing along the site, and obvious
vacant lots.
The other conditions identified during the site visitincluded landscaping and fencing deterioration. The
site is clearly underutilized, with weeds and tall grasses dominating the landscape. There were a few
fences identified around the perimeter of the area that have also fallen into disrepair.The three parcels
to the west of Dillon Drive have dilapidated fencing along the variousproperty lines while the two parcels
tothe east of Dillon Drive have fencing around the perimeter of the property which is indisrepair.The
wired fencing has been pried apart in areas, while other sections are no longer standing upright.
The frequency of deterioration of the structure and fencing indicatesthe presence of this blighting factor.
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Abandoned StructureFencing DisrepairNo Landscaping
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Description:
This factor refers to surface transportationconditionsthroughout the survey area. Surface
transportation conditions may include road surface quality, the location or existenceof streets and
sidewalks, multi-modal improvements, traffic safety infrastructure, ingress/egress locations, and
emergency access considerations. If surface transportation conditions exist that negatively impact sound
development, redevelopment, orthreaten safety, the survey includes this factor in its catalogue.
Examples of this factor include:
Inadequate street widths
Lack of streets, dead ends
Overall faulty layouts that impede vehicular access and internal circulation
Inadequate Traffic Safety facilities
Streets that exhibit high degrees of traffic or accidents
Streets that are in need of repair or reconstruction
Poor emergency access or active transportation
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The survey area exhibited inadequate street networks,lack of streets, inadequate traffic safety facilities,
streets that exhibit high degrees of traffic,streets in need of repair,poor emergency access and poor
active transportation.Field work frequently identified conditions indicating the presence of this blighting
factor.
Despite being a large area bounded by some of the City’s busiest arterials, there are no paved internal
streets or parking lots within the subject parcels. The three parcels to the west of Dillon Drive have no
connecting streets or infrastructure with the existing surrounding network andare inaccessible by
vehicle. Thisinaccessibility and lack of infrastructurealso yields faulty lot layouts andpoor emergency
access. Active transportationfacilities are non-existent, which may create future development issues
given the area’sproximity to major arterials and Fountain Creek.
The parcels east of Dillon Drivedo not directly access the surrounding road network. Ingress and egress
points will need to be constructed, and access permits acquired.The northern parcel to the east of Dillon
Drive has onestreet connectionwith the existing network, but it is a dead-endroute with theconcrete
surface stoppingabruptly at the vacantlot. There is then a dirt road which accesses the internalareas of
the site, but this road is dirt and would need to be reconstructed. Access is further complicated because
of steep topography and grades within the site area.
The survey area is divided by Dillon Drive which is a busy connector street, with 4 lanes of traffic and a
th
center turning lane. The intersection between Dillon Drive and East 40Avenue inthe north section of
th
Avenue that funnelout onto the
the survey area is a two way stop intersectionwith the stop signs on 40
busy road of Dillon Drive.Future development of the area will likely trigger traffic safety improvements
throughout the area, which are absent currently.The street conditions and lack of improvements signal
this factor’s presence.
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Poor Street ConnectionMissing StreetsLimited Intersection
Dirt RoadsReconstruction Required
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Description:
This factor refers to shapes, layout and sizes of lots that complicate sound development and the
usefulness of the property.Common conditions that indicate this factors presence in a survey area
includes:
Impractical Lot LayoutsLot Configurations that Yield
Narrow, Irregular, or Oddly Shaped Unproductive Conditions on the Land as
ParcelsExhibited by Misuse or Nonuse
Parcels Too Large or Too Small to Easements or Setbacks that Yield
Facilitate DevelopmentUnproductive Conditions on the Land as
Exhibited by Misuse or Nonuse.
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The survey areafeatures fourteenparcels, all of which exhibitnarrow, irregular,or oddly shaped
features. These features and their corresponding nonuse and misuse conditions underscore this factor’s
presence.
Each of the 14parcels in the survey area are irregular and oddly shaped. Theparcels are non-
rectangular, with diagonal lot lines and narrow parcels. The ROW parcel(s)encompassing Dillon Drive
contributes to the odd shapes of the surrounding parcels. There are a few framented parcels throughout
the area, too small to be developable. Lot consolidation or boundary adjustments may be required to
adequately activate the property for development.
This blighting factor is often identified not simply by parcel shape, but also the nonuse or misuse of the
parcels. These corresponding conditionscharacterize the parcels evaluated by this conditions survey.
Each parcel is vacant and underutilized within the survey area, suggesting that thecurrent parcel
configurationsyield unproductive development conditions.The large parcel in the survey area’s northern
extent
The evidence of parcel irregularity, nonuse,and misuse on the survey area exemplify this factor.
14 xf!gjoe!uif!xbz
Land NonuseIrregular Shaped Parcels
15 xf!gjoe!uif!xbz
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Description:
This factor refers to a multitude ofunsanitary,unsafe or hazardous conditions. The commonality is that
these conditions contribute to hazards that could have an adverse effect on the health, safety or
wellbeing of the public. This factor shares similarities to conditions one (1), five (5), eight (8), nine (9)
and ten (10). Conditions that would justify the inclusion of this factor in an area may include:
Floodplain or flood prone areasFacilities are prone to fire dangers
Poor storm water drainage areasEnvironmental contamination
Cracked or uneven sidewalksInadequate utility systems
Hazardous materialsWater scarcity and lack of water and
Hazardous geology or soil conditionssewer infrastructure
Dangerous traffic or pedestrian Evidence of vandalism or homelessness
conditionsSteep topography
High crime statisticsTrash, debris and noxious weeds
Gjoejoht
This factor includes multiple conditions identified within the survey area. Theconditions include
floodplain, poor storm water drainage areas, inadequate utility systems, lack of sewer infrastructure,
evidence of homelessness, steep topography,and the presence of trashand weeds.
The most notable condition under this blighting factor is the floodplain. Nearly all of the survey area falls
within the 100-year floodplain, as designated by FEMA’s Special Flood Hazard Area AE. The area is near
Fountain Creek, and portions of its easternmost parcel touch or overlap with this floodway. Thefact that
this survey area falls within the 100-year floodplain marks this blighting factor’s presence.
There are other conditions that were alsoidentified during fieldwork.The survey area lacks storm water
drainage systems, a major concern to future developmentbecause of the floodplain. There is also no
central infrastructure or utilities within the surveyed parcels.Trashand debris were frequently observed
scattered throughout the survey areaalso. It appeared that portions of the site have been used for
dumping trash and establishing homeless encampments. During fieldwork, PDC was approached by
service workers warning about the large homeless encampment on the northernmost property. The trash
in this area was prolific.
Steep topography and noxious weeds were another condition highlighting the presence of this factor.
The survey area has steep topography on either side of Dillon Drive. Steep topography was especially
prevalent in the southern parcel to the east of Dillon Drive.In addition to steep topography, noxious
weeds are present throughout the site. The land has been vacant so various types of weeds have grown
and spread.
These conditions, especially the presence of the 100-year floodplain, underscore the presence of this
factor.
16 xf!gjoe!uif!xbz
Homelessness Evidence
Trash
Debris & Weeds100-Year Floodplain
17 xf!gjoe!uif!xbz
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Description:
This factorconsiders conditions of the site or its infrastructure.It is similar to factor two (2) and four (4),
in that it focuseson the deterioration of exterior elements, and/orthe current condition of public
infrastructure. A visual deterioration of exterior elements, or adecline of public infrastructure,are
examplesof this factor.Private land and/or structures that have fallen into disrepair or are damaged
also exhibit thisfactor. Conditions that would justify the inclusion of this factor in an area may include:
•Poor condition of streets or sidewalks
•Signage, such as billboards, that has fallen into disrepair
•Neglected Landscaping
•Damaged or missing public utilities
•Abundance of trash, debris or noxious weeds.
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This factor includesconditionsthatcontribute to a negative perception throughout the survey area.
These conditions may includedeteriorating outside elements such as signage,trash and debris,
neglected landscaping, and missing public infrastructure.Many of theseconditions were also identified
in Factor 1andFactor 4.
Neglected landscaping and missing public utilities were evident in the study area and highlight the
presence of this factor. The survey area exhibits neglected landscaping, as evidenced by the deteriorating
fencing, trash and debris piles, and overgrown weeds. Publicutilities such as water and sewer
infrastructurearemissing, as mentioned in Factor 4. Streets that have fallen into disrepair also exhibited
weeds growing through cracks in the asphalt or overgrowing the ROW.
Sign disrepair was present in the survey area on multiple parcels with dilapidated ‘for sale’ signs. The
signs have evidence of weathering, peeling paint, and neglect.
The combination of signagedisrepair,neglected landscaping, damagedor missingpublic utilities, and
trash, debris, and weeds in the survey area justified this blighting factor’s inclusion.
18 xf!gjoe!uif!xbz
Damaged UtilityNo LandscapingSign Disrepair
Site DeteriorationPoor Street Conditions
19 xf!gjoe!uif!xbz
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Qvcmjd!Jnqspwfnfout!ps!Vujmjujft
Description:
This factor refers to unusual topography or lack of public infrastructure that have the effect of arresting
sound development in a study area. Areas that exhibit steep grades which cause development to be
incompatible or unprofitable would fall under this factor. Properties that are lacking public
infrastructure, or are served by deteriorating public infrastructure, would also fall under this factor. This
factor shares aspects of factors two (2), four (4)and five (5). Conditions that justify the inclusion of this
factor in an area may include:
•Steep slopes or unusual terrain
•Overhead utilities in need of repair
•Deteriorating parking lots, street surfaces, sidewalks
•Poor storm water drainage facilities
•Lack of central sewer or water
•Lack of internal street network
•Broken or inadequate street lighting
Gjoejoht
Blighting factors two (2), four (4)and five (5)identified conditions that also underscore the presence of
blighting factor six (6) within the survey area. Inadequate public improvementsor infrastructure, such as
the missing road networksin factor two (2), and missing stormwater facilities identified in factor four (4)
also serve as examples of blighting factor six (6).
The survey areahas varying topographywhich is especially apparent inthe areas abutting Dillon Drive.
Thelarge parcel inthe survey’s northern limits experiences a signifcant depression from the roadway, so
much so that substantial grading and stormwater infrastructure will be required for future development.
This undulating topography was also exhibited insouthern parcel to the east of Dillon Drive and along
parcels adjacent to Fountain Creek. The terrain of the entire survey area is at a lower level than Dillon
Drive and Highway 47, whichexplainswhy thisarea falls within the 100-year floodplain.
In addition to steep slopes, theareais missing public infrastructure necessaryfor redevelopment. These
vanant properties are large in terms of acreage, and central services and roadways will need to be
extended in order toactivate the properties. Extending these services will be challenging on account of
the steep and varied infrastructure. The floodplain also presents development challengesfor extending
this infrastructure.
The presence of each of these conditions justifiesthis blighting factor’s inclusion.
20 xf!gjoe!uif!xbz
Steep TopographyUnusual TerrainNo Street Network
Missing Central Services
21 xf!gjoe!uif!xbz
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Cvjmejoht!ps!Qspqfsuz
Description:
This factor refers specifically to the environmental contamination of buildings or property. In this regard,
it shares many similarities with factors four (4) and eight (8). Conditions that would justify the inclusion
of this factor in an area may include:
•The presence of hazardous materials in buildings or property
Gjoejoht
The Plan area includes afeature that yieldsa propensity for environmental contamination. The feature is
a railroad corridorthat transects the Plan area’s western boundary. Railroad lines can contaminate
surrounding soils with hazardous materials.Railroad operations often lead tothe presence ofRecognized
Environmental Contaminants (RECs)through various means, including contaminants such as creosote,
metals and petroleum products.There is also a propensity for soil contamination to occur from
debris/spills associated with railroad activity.This contamination can be the result of years of use, spills,
or former maintenance of the lines. The soil contamination may requireremediation efforts along the rail
line, which can complicate future development within the area. The presence of a railroad is often
enough evidence to warrant the inclusion of this factor, even without Phase 1 or Phase 2 Environmental
Site Assessments.
These potential contaminants present challenges for redeveloping the properties adjacent to the rail
corridor. Remediation efforts for contaminated soil can be costly and time-consuming, impacting project
timelines and budgets. Additionally, depending on the severity of the contamination, the developer may
be required to implement specific mitigation strategies during construction to protect workers and future
residents. Therefore, Phase 1 and Phase 2 Environment SiteAssessments areadvisable before
development commences. These tests will determine the extent of the blighting factors and whether a
remediation plan is necessary.
22 xf!gjoe!uif!xbz
Proximity to Railroad
23 xf!gjoe!uif!xbz
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xfmgbsf!gbdupst!sfrvjsjoh!ijhi!mfwfmt!pg!nvojdjqbm!
tfswjdft!ps!tvctuboujbm!qiztjdbm!voefsvujmj{bujpo!ps!
wbdbodz!pg!tjuft-!cvjmejoht-!ps!puifs!jnqspwfnfout!
Description:
This factor references a broad category of health, safety and welfare factors. The common conditions for
this factor to be present are instances where high levels of municipal service are required, substantial
physical underutilization of property is exhibited, or high levels of vacancy are common. Vacancy can
include land, buildings, or tenancy. This factor shares similarities with many of the factors on this list.
Conditions that would justify the inclusion of this factor in an area include:
•Numerous vacant buildings or property throughout the area
•Evidence of underutilized buildings
•Underutilized or vacant sites
Broken or inadequate street lighting
Gjoejoht
The survey areais characterized by vacant and underutilized parcelsthroughout its ~46.5acres. This
vacancy and underutilization are conditions that fall under Blighting Factor k.5.
Each of the14parcelsinthe survey area are vacant and underutilized. The parcels have been vacant for
an extended amount of time which has allowed noxious weeds to growand trash to be dispersed
throughout. The one structure present in the survey area is vacant and underutilizedwhich has further
progressed itsdilapidation and disrepair.
It should be noted that this vacancy is unique to the surrounding area.Development is occurring
adjacent to the proposed Plan area, and also to the southwest. The fact that development is occurring
around this survey area indicates that the market would support development in this location. Dillon
Drive also represents a major infrastructure improvement, with four lanes separated by an island within
the survey area.This infrastructure is designed in a way that anticipates development, but at the
moment, it appears oversized and out of place. The surrounding development pressure and presence of
large arterials highlight the fact that blighting factors are arresting sound development from occurring in
this location.
The level of vacancy and underutilization is direct evidence for the inclusion of this blighting factor.
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Site VacancyLand NonuseUnderutilized Structure
Underutilized Property
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This Conditions Survey catalogs the presence of statutorily defined blighting factors within the proposed
Dillon DriveUrban Renewal Plan area.This report was designed to assist Pueblo URAin determining
whether this area is1) eligible for urban renewal projects and activities, and 2) that the proposed
boundaryisdrawn as narrowly as possible.
This Conditions Survey identified eight(8) blighted area factors as defined by Colorado’s Urban Renewal
Law, within the City’s municipal limits. The presence ofeightblightingfactors meets the requirements
outlined in (C.R.S. 31-25-104), in which at least four blightingfactors must be present for that area to be
declared “blighted” and therefore eligible to be designated as an Urban Renewal Plan area.
The proposed boundary also meets the statutory recommendation of “being drawn as narrowly as
possible”. Theproposed boundary includes 14parcels with multiple blighting factors present on each
parcel.
This Conditions Survey finds that the proposed Dillon Drive Urban Renewal Plan area can be declared a
“blighted area” as defined by Colorado’s Urban Renewal Law and therefore qualifies for urban renewal
treatment.
26 xf!gjoe!uif!xbz
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ConditionsSurveyMaps
FEMAFloodInsuranceRateMap
27 xf!gjoe!uif!xbz
TO:Jerry Pacheco, Pueblo Urban Renewal Authority
Cherish Deeg, Pueblo Urban Renewal Authority
FROM:Andrew Arnold, Pioneer Development Company
th
DATE:May 4, 2025
RE: Dillon Drive Urban Renewal Plan Conditions Survey
Dear Jerryand Cherish,
This letter is in reference to the proposed Dillon DriveUrban Renewal Plan and its eligibility for Urban Renewal treatment.
This letter’s purpose is to affirm that theblighted area factors, as defined by C.R.S. 31-25-103.2, and catalogued in theJuly
25, 2024Conditions Survey Study, still exceed the statutory threshold of conditions necessary for the Plan area to be
eligible for UrbanRenewal Treatment.The proposed Plan area has undergone preliminary development since our July
th
25, 2024Conditions Survey was completed. That development workhas mitigated some of the blighted area factors
originally catalogued. However, this development commenced under the assumption that PURAand its partnering taxing
entitieswill approvethe Dillon Drive Urban Renewal Plan. The development also assumedthat thiswork, which is
mitigating blighted area factors, would be reimbursed with tax increment generated by the Dillon Drive Urban Renewal
Plan’s future development. This letter seeks to explain to which conditions have been successfully mitigated by the
developer, and whichconditions remain within the proposed Urban Renewal Plan area.
th
On July 25, 2024, I submitted a Conditions Survey study to the Pueblo Urban Renewal Authority(PURA)that analyzed
statutorily defined blighted area factors within the proposed Dillon DriveUrban Renewal Plan area. This Plan area
included ~46.5-acresand, according to the City’s Planning Dept., nine (9) parcels.The Conditions Survey identified eight
(8)of the eleven (11) statutorily defined factors listed in C.R.S. 31-25-103.2, meaning the Dillon DriveUrban Renewal Plan
area is eligible for Urban Renewal treatment.These conditions included: deteriorating structures, inadequate internal
streetlayouts and the need to reconstruct dirt roads serving the area’s northern parcels, irregular shaped lots, unsanitary
and unsafe conditions, site deterioration, lack of public utilities serving the interior parcels, environmental contamination
risks associated with the adjacent railroad lines, and underutilization and vacancy. Theseeight(8) identified factors
exceed statute’s four blighted area factor threshold, meaning that the proposed plan area is eligible for UrbanRenewal
Treatment.
Nearly two years after this study was submitted, the Pueblo Urban Renewal Authorityand the City of Pueblo now are
seeking to officially establish theDillon DriveUrban Renewal Plan. I’ve been asked to submit thisletter stating whether
the proposed Plan area’s blighting factors are still present, and if any are now mitigated, whether the proposed Plan area
still qualifies for UrbanRenewal treatment.
The Dillon DriveUrban Renewal Plan still qualifies for Urban Renewal treatment. Only one of the eight identifiedblighting
factors identified in 2024 has been mitigated. Thedevelopment team, by beginning its site work, haveremoved all
deterioratingbuilding improvements within the Plan area. This effectively removes Blighted Area Factor (a), “Slum,
Deteriorated, or Deteriorating Structures”. This changeleaves the proposed Plan area withseven (7) remaining blighted
area factors. PDC returned to the site last month and can confirm that all seven factors remain present within the
boundaries of the Plan area. As previously stated, the developer is moving forward withsite work under the assumption
that this Plan will be approved by PURA and its partnering taxing entities. The purpose of the Dillon DriveUrban Renewal
Plan is to remediate theremainingblighting factors, and without that Planand itsincentivesin place, it is unlikely that the
propertiesin this areacan remove these conditions arresting sound development.
If you have any questions or need additional details regarding this opinion, please do not hesitate to reach out to me.
Thank you for the opportunity to work with you, PURA, and the Pueblo Community.
Andrew Arnold
Founder | Principal
Pioneer Development Company
Durango, Colorado
856.625.6564
andrew@pioneerdevelopmentcompany.com
Dillon Drive Urban Renewal Plan
June 30, 2025
Prepared by:
Pioneer Development Company,
Pueblo Urban Renewal Authority (PURA)
1
2
Contents
I.Introduction.............................................................................................................................5
II.Urban Renewal Area Boundary...............................................................................................5
III.Summary of Statutory Criteria ................................................................................................ 5
IV. Description of Urban Renewal Project .................................................................................... 7
A.Urban Renewal Plan Goals and the Plan's Relationship to Local/Regional Objectives
7
1. Goals of the Plan............................................................................................................. 7
2. Relationship to Comprehensive Plan............................................................................ 8
3. Relationship to City Consolidated Plan ......................Error! Bookmark not defined.
B.Land Use Regulations and Building Requirements ........................................................... 11
V. PROJECT ACTIVITIES....................................................................................................... 11
A. Land Acquisition ................................................................................................................ 11
B.Relocation ........................................................................................................................... 11
C. Demolition, Clearance, and Site Preparation..................................................................... 12
D. Property Management ........................................................................................................ 12
E.Public Improvements .......................................................................................................... 12
F.Land Disposition, Redevelopment and Rehabilitation ....................................................... 12
G. Cooperation Agreements .................................................................................................... 13
H. Other Project Undertakings and Activities ......................................................................... 13
VI. PROJECT FINANCING ....................................................................................................... 14
VII. CHANGES IN APPROVED PLAN ..................................................................................... 15
VIII......................................................................................................................MINOR VARIATIONS
15
3
DEFINITIONS
The terms used in this Urban Renewal Plan shall have the following meanings:
Act means the Colorado Urban Renewal Law, Part 1 of Article 25 of Title 31, of the Colorado
Revised Statutes.
Area or Urban Renewal Area means the area of the City included within the boundaries of this
Urban Renewal Plan as depicted in Exhibit A and described in Exhibit B.
Authority means the Urban Renewal Authority of Pueblo, Colorado.
City means the City of Pueblo, Colorado.
City Planning means the Department of Planning & Community Development of the City of
Pueblo, Colorado.
Comprehensive Plan means the Pueblo Regional Comprehensive Plan adopted in 2022.
County means Pueblo County, Colorado.
Plan or Urban Renewal Plan means this urban renewal plan as it may be amended in the future.
Project or Urban Renewal Project means all activities and undertakings described in this Plan.
4
I. INTRODUCTION
The purpose of this Plan is to implement those provisions of Pueblo’s Regional Comprehensive
Plan that apply to the Urban Renewal Plan area. The provisions of this Plan are intended to help
provide important services to the Area, eliminate and prevent conditions of blight, attract private
investment, utilize underdeveloped land, and leverage public investment and funding
mechanisms to promote redevelopment and rehabilitation of the area by private enterprise, and,
where necessary, provide necessary public infrastructure to serve the Area.
This Urban Renewal Plan has been proposed for consideration by the City Council of Pueblo
pursuant to the provisions of the Act. The administration of the Project and the implementation
of the Plan shall be the responsibility of the Authority.
II. URBAN RENEWAL AREA BOUNDARY
An Urban Renewal Plan area has been created that includes properties that are within the City of
Pueblo’s municipal limits. The Area, titled “Dillon Drive Urban Renewal Plan” includes nine(9)
parcels bisected by Dillon Drive. These parcels encompass ~33.858 acres and are currently
zoned I-2 Industrial District, and S-3 Floodplain District. The subject area is characterized by
floodplain,vacant land, unusual topography, deterioratingstructures,missing infrastructure,
irregularlyshaped parcels, and homeless encampments.The Area’s characteristics make future
development challenging. PURA evaluated this areafor Urban Renewal treatmentbecause of the
propensity for these characteristics to represent blighted area factors.
III. SUMMARY OF STATUTORY CRITERIA
On July 25, 2024, a conditions survey report was delivered to the Pueblo Urban Renewal
Authority that summarized a blight study of the area described as the Dillon DriveUrban
Renewal Plan. Relevant conditions were researched, documented, photographed, and compared
with the blighted areafactors pursuant to the Act. The result of the survey is included in a
document entitled "The Dillon Drive Urban Renewal Plan ConditionsSurvey" (the Conditions
Survey) dated July 25, 2024, consisting of 30pages, related exhibits, a description of existing
conditions, andnumerous photographs. The Conditions Survey is incorporated herein in its
entirety by this reference.
5
The Conditions Survey found that the following factors listed in the Act are present in the Area
and that these conditions qualify the Area as a "blighted area" as defined in the Act:
Conditions Survey – Blighting Factors Catalogued
Blighted Area Factor #
Definition
(C.R.S. 31-25-103.2 List
Label)
Factor 1 (a) Slum, Deteriorated, or Deteriorating Structures
Factor 2 (b) Predominance of Defective or Inadequate Street Layout
Faulty Lot Layout in Relation to Size, Adequacy, Accessibility,
Factor 3 (c)
or Usefulness
Factor 4 (d) Unsanitary or Unsafe Conditions
Factor 5 (e) Deterioration of Site or Other Improvements
Unusual Topography or Inadequate Public Improvements or
Factor 6 (f)
Utilities
Factor 10 (j) Environmental Contamination of Buildings or Property.
The Existence of Health, Safety, or Welfare Factors Requiring
High Levels of Municipal Services or Substantial Physical
Factor 11 (k.5)
Underutilization or Vacancy of Sites, Buildings, or Other
Improvements
6
IV.DESCRIPTION OF URBAN RENEWAL PROJECT
This Plan will be implemented as part of a comprehensive program to eliminate and prevent
blight in the Urban Renewal Plan Area. The Authority and the City, with the cooperation of
private enterprise and other public bodies, will undertake a program to eliminate the conditions
of blight identified in the Conditions Survey while supporting Pueblo’s Regional Comprehensive
Plan, and the Pueblo community’s remediation and redevelopment goals. Although there are
other adopted Plan’s both locally and regionally not listed, the Goals and Policies of these plans
are assumed to be subsumed under the Regional Comprehensive Plan.
A. Urban Renewal Plan Goals and the Plan's Relationship to Local
and Regional Objectives
Goals of the Plan
1. Goals of the Plan – This Plan has been adopted to achieve the following
goals in the Area:
a)To alleviate blighting conditions within the Area’s boundary.
b) To encourage renewal throughout the Areaby attracting additional
investment and redevelopment within the Plan.
c) To leverage Tax Increment Financing to assist with the funding of
infrastructure and facilities that will help advance the remediation and
revitalization goals of the Area.
d) To incentivize and invest in catalytic development that will
remediate blighting conditions throughout the Area.
e)To encourage redevelopment within the Area that aligns with the
City of Pueblo’sfuture land use designations and zoning districts.
f) To leverage Tax Increment Financing to help attract new
commercial investments and development that align with the City’s
current and future zoning districts within the area.
g)To improve the streetscapes to promoteon-street bike and
pedestrian travel while also enhancing lighting, sidewalks, pedestrian
safety, parking, signage, and landscaping.
h) To improve pedestrian connections within the Plan area.
i) To invest in cultural and community spaces within the Area.
j) To help fund and ensure offsite workforce housing is available for
the workers in these new areas.
7
2. Relationship to Comprehensive Plan
The Plan conforms with and is designed to help implement the Visions, Goals,
Policies and Guiding Principles detailed in the Regional Comprehensive Plan,
revised and adopted September 2022.
In addition to this conformance, the Plan will remediate blighting conditions and
attract development that aligns with the following “Key Themes” and their
associated “Issues/Opportunities” outlined in the Regional Comprehensive Plan:
o Access to Services:
Proximity of Commercial Services to Neighborhoods
Public Infrastructure
Economy:
o
Good Paying Jobs
Availability of Employment Opportunities
Quality of Businesses and Services
Growth and Development
o
Overall Appearance and Quality of the Built Environment
Overall Quality and Condition of Existing Neighborhoods
Maintenance and Beautification
o Recreation
Access/Proximity to Walking/Biking Paths and Trails
o Transportation and Connectivity
Sidewalk Connectivity
Ease of Travel by Biking
Ease of Travel by Car
The following outline details specific “Regional Goals and Policies” in Pueblo’s
Regional Comprehensive Plan that the Dillon Drive Urban Renewal Plan’s
remediation of Blighted Area Factors and subsequent attraction of new private
investment and development will advance:
a) The Plan will supportthe Comprehensive Plan’s Guiding
Principle 4: “Celebrate Pueblo”. Specifically, the Plan will help advance
Goals 4. 6.
Goal 4.6: “Enhance the Appearance of Public Spaces, Rights-of-Way,
and Community Gateways” - The Plan will remediate conditions that
have prevented new development in a highly visible, high intensity zoned
parcel located near Highway 50, Highway 47, and Interstate 25. The Plan
will bring higher and better uses to the site and remove unsightly blight
from this area of the city.
8
b) The Plan will support the Comprehensive Plan’s Guiding
Principle 5: “A Future Ready Economy and Workforce”. Specifically,
the Plan will help advance Goal 5.2and Goal 5.5.
Goal 5.2: “Diversify the Region’s Economic Base”. The Plan will
promote the regional vision and shared goals for economic development.
The Urban Renewal Plan represents a regional partnership of taxing
entities that, through revenue sharing agreements, help alleviate blighting
conditions and attract economic development within the Plan area.
Planned development in this area includes Medical Offices and
Commercial Retail Space.
Goal 5.5: “Make it Easy to Do Business in Pueblo”. The Plan represents
objectives described under this goal “easing” the development process.
The Plan represents a regional, collaborative, and focused approach to
coordinating economic development, the provision of infrastructure,
leveraging funding resources for new development. The Plan is a vehicle
that allows these objectives to become realized and help new development
align with the Regional Comprehensive Plan.
c) The Plan will support the Comprehensive Plan’s Guiding
Principle 6: “Grow Smarter”. Specifically, the Plan will help advance
Goal 6.1 and 6.2.
Goal 6.1: “Promote a fiscally and environmentally responsible pattern
of growth” - The Plan will support new commercial development that will
be coordinated with regional taxing entities, targeted in a concentrated
area, and ensure the development is consistent with the Goals and Policies
of the Comprehensive Plan. The Plan will also leverage funding
mechanisms, such as Tax Increment Financing, in a manner that will
offset costs generated by new development activities within the Area by
limiting fiscal impacts to taxing entities. This development will also be
required to meet environmental standards, especially those related to the
Floodplain and nearby Fountain Creek.
9
Goal 6.2: “Encourage Infill and Reinvestment in Established
Communities and Neighborhoods” - The Plan is located within an
“Underutilized Center or Corridor” per the Regional Comprehensive
Plan’s “Priority Areas for Infill and Redevelopment” map on page 66.
This priority area is described as “vacant or underutilized commercial
centers”. The Plan will remediate blighting factors in this area, thereby
clearing hurdles to development. This in turn will attract new development
and investment to this underutilized and vacant area. This process fulfills
the objectives and policies outlined by the Regional Comprehensive Plan
in regard to prioritizing the development of these vacant and underutilized
corridors.
Goal 7–Improve and maintain public infrastructure and facilities:
Includes streetand sidewalk improvements including lighting and
streetscaping, water and sewer improvements, flood drainage
improvements, solid waste management improvements.
The Plan will improve public infrastructure through enhanced street and
sidewalk network connections within the area. These improvements will
occur along the Plan area’s adjacent arterials and also in the interior of the
properties that will be developed. The Plan will bring additional
infrastructure to the area, including central water and sewer services.
Stormwater retention areas and floodplain mitigation are planned for the
area’s future development. Increased connectivity and system
improvements would advance the City’s Consolidated Plan’s Goal.
Goal 8 –Economic Development: Includes activities such as workforce
and economic development initiatives.
The Plan will alleviate conditions arresting sound development within this
specific area and help attract private investment to generate higher and
better economic uses. The parcel is zonedindustrial and is currently
vacant. The Plan will remediate conditions arresting the development of
this underutilized and vacant area and attract commercial office and retail
development. Attracting commercial development to this Areawould
advance the City’s Consolidated Plan’s Goal.
Goal 9 – Eliminate Slum or Blighting Influences: Includes the
demolition of vacant and dilapidated structures that pose a threat to health
and safety, code enforcement, and graffiti removal and façade
improvement programs.
10
The Plan’s primary charge is to eliminate blighting factors arresting sound
development within the Plan Area. The Conditions Survey identified
blighting factors in the area that included vacant land, a deteriorating
structure and dilapidated signage as well as trash and debris. The Plan’s
primary purpose is in alignment with the City Consolidated Plan’s goalto
eliminate slum or blighting influences.
B. Land Use Regulations and Building Requirements
a)The Plan will provide a comprehensive and unified plan to
promote and encourage high quality development and redevelopment of
the Urban Renewal Area by cooperative efforts of private enterprise and
public bodies. Notwithstanding anything in the Plan to the contrary, the
development and use of the property within the Urban Renewal Area
described in the Plan including, without limitation, land area, land use,
design building requirements, timing or procedures applicable to the
property, shall be subject to the Pueblo Municipal Codeand secondary
codes therein adopted by reference, and other applicable standards and
regulations of the City of Pueblo ("City Regulations"). Permitted uses for
properties in the Urban Renewal Area shall be those uses allowed in the
City of Pueblo Zoning Code and Land Use Code.
V. PROJECT ACTIVITIES
The following provisions shall apply to the Area. In accordance with the Act, the Authority may
undertake these activities directly or, to the extent authorized by applicable law, contract with
third parties to do so.
A. Land Acquisition
To carry out this Plan, the Authority may exercise any and all of its rights and powers
under the Act and any other applicable law, ordinance or regulation. The Authority may
acquire any interest in property by any manner available. The Authority may acquire
property in the Area for the following reasons: To eliminate or prevent conditions of
blight; to carry out one or more objectives of the Plan; to assemble property for
redevelopment by private enterprise; for needed public improvements; and for any other
lawful purpose authorized by the Plan, the Act, or any other applicable law.
Acquisition of property by eminent domain is not authorized unless the City Council
approves, by majority vote, the use of eminent domain by the Authority in accordance
with the Act and other applicable laws.
B. Relocation
If acquisition of property displaces any individual, family, or business concern, the
Authority may assist such party in finding another location, and may, but is not obligated
11
to, make relocation payments to eligible residents and businesses in such amounts and
under such terms and conditions as it may determine and as may be required by law.
C. Demolition, Clearance, and Site Preparation
The Authority may demolish and clear those buildings, structures, and other
improvements from property it acquires if such buildings, structures, and other
improvements are not to be rehabilitated in accordance with this Plan. The Authority may
provide rough and finished site grading and other site preparation services as part of a
comprehensive redevelopment program.
D. Property Management
During such time as any property is acquired by the Authority, for disposition for
redevelopment, such property shall be under the management and control of the
Authority and may be rented or leased by it pending disposition for redevelopment or
rehabilitation. Notwithstanding the foregoing, the Authority may acquire property,
develop, construct, maintain, and operate thereon buildings, and facilities devoted to uses
and purposes as the Authority deems to be in the public interest.
E. Public Improvements
The Authority will cooperate with the City and other public bodies to install, repair or
replace necessary public infrastructure including, but not limited to, public streets, ADA
accessible routes, stormwaterimprovements outside the scope of the City Storm Water
Enterprise, park and recreation amenities, workforce housing and multi-use recreational
trails in the Area or supporting the Area.
F. Land Disposition, Redevelopment and Rehabilitation
The Authority may dispose of property it acquires by means of a reasonable competitive
bidding procedure it establishes in accordance with the Act and pursuant to
redevelopment agreements between the Authority and such purchasers.
The Authority may also enter into owner participation agreements with property owners
in the Area for the development, redevelopment, or rehabilitation of their property. Such
agreements will provide for such participation and assistance as the Authority may elect
to provide to such owners. The Authority may develop, construct, maintain, and operate
buildings and facilities devoted to uses and purposes as the Authority deems to be in the
public interest.
All such redevelopment, owner participation and other agreements shall contain, at a
minimum, provisions requiring:
Compliance with the Plan and, if adopted by the Authority, the Design Guidelines and
Standards and City codes and ordinances. Covenants to begin and complete development,
construction, or rehabilitation of both public and private improvements within a period of
time deemed to be reasonable by the Authority.
12
The financial commitments of each party (but nothing herein shall obligate the Authority
to make any such financial commitment to any party or transaction).
G. Cooperation Agreements
For the purposes of planning and carrying out this Plan in the Area, the Authority may
enter into one or more cooperation agreements with the City, County, or other public
bodies. Without limitation, such agreements may include project financing and
implementation; design, location, and construction of public improvements; and any
other matters required to carry out this Project. It is recognized that cooperation with the
City, County, other municipalities, and other public and private bodies may be required to
coordinate such issues as the design, construction, maintenance, operation, and timing of
public and private improvements within and outside of the Area to properly and
efficiently carry out the goals and objectives of this Plan.
H. Other Project Undertakings and Activities
Other Project undertakings and activities deemed necessary by the Authority to carry out
the Plan in the Area may be undertaken and performed by the Authority or pursuant to
agreements with other parties or public bodies in accordance with the authorization of the
Act and any and all applicable laws.
13
VI. PROJECT FINANCING
The Authority is authorized to finance activities and undertakings under this Plan by any method
authorized by the Act or any other applicable law, including without limitation, appropriations,
loans or advances from the City or County; federal loans and grants; state loans and grants;
interest income; pay as you go arrangements; annual appropriation agreements; agreements with
public and private parties or entities; sale of securities; loans, advances and grants from any other
available source.
Any and all financing methods legally available to the City, the County, the Authority, any
private developer, redeveloper or owner may be used to finance in whole or in part any and all
costs, including without limitation, the cost of public improvements described or anticipated in
the Plan or in any manner related or incidental to the development of the Urban Renewal Area.
Such methods may be combined to finance all or any part of activities and undertakings
throughout the Urban Renewal Area. Any financing method authorized by the Plan or by any
applicable law, including without limitation, the Act, may be used to pay the principal of and
interest on and to establish reserves for indebtedness (whether funded, refunded, assumed or
otherwise) incurred by theAuthority or the City or the County to finance activities and
undertakings authorized by the Act and this Plan in whole or in part.
The Authority is authorized to issue notes, bonds or any other financing instruments or
documents in amounts sufficient to finance all or part of the Urban Renewal Plan. The Authority
is authorized to borrow funds and to create indebtedness in carrying out this Plan. The principal,
interest, and any premiums due on or in connection with such indebtedness may be paid from
any funds available to the Authority.
The Project may be financed by the Authority under the tax allocation financing provisions of
the Act. Under the tax allocation method of financing the Project, property taxes levied after the
effective date of the approval of this Plan upon taxable property in the Urban Renewal Area each
year by or for the benefit of each public body that levies property taxes in the Area, shall be
divided for a period not to exceed twenty-five (25) years after the effective date of the adoption
of this tax allocation provision, as follows:
Base Amount
That portion of the taxes which are produced by the levy at the rate fixed each year by or for
such public body upon the valuation for assessment of taxable property in the Urban Renewal
Area last certified prior to the effective date of approval of the Plan or, as to an area later added
to the Urban Renewal Area, and the effective date of the modification of the Plan shall be paid
into the funds of each such public body as are all other taxes collected by or for said public body.
Increment Amount
That portion of said property taxes in excess of such base amount shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of, the interest on, and
14
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, the Project.
Unless and until the total valuation for assessment of the taxable property in the Urban Renewal
Area exceeds the base valuation for assessment of the taxable property in the Urban Renewal
Area, all of the taxes levied upon taxable property in the Urban Renewal Area shall be paid into
the funds of the respective public bodies.
When such bonds, loans, advances, and indebtedness, including interest thereon and any
premiums due in connection therewith, have been paid, all taxes upon the taxable property in the
Renewal Area shall be paid into the funds of the respective public bodies.
Urban
The increment portion of the taxes, as described in this subparagraph 2, may be irrevocably
pledged by the Authority for the payment of the principal of, the interest on, and any premiums
due in connection with such bonds, loans, advances,and indebtedness incurred by the Authority
to finance the Project.
VII. CHANGES IN APPROVED PLAN
This Plan may be modified pursuant to the provisions of the Act governing such modifications,
including Section 31-25-107, C.R.S.
VIII. MINOR VARIATIONS
The Authority may in specific cases allow minor variations from the provisions of the Plan if it
determines that a literal enforcement of the provisions of the Plan would constitute an
unreasonable limitation beyond the intent and purpose of the Plan.
15
EXHIBIT A
LEGAL DESCRIPTION
A PARCEL OF LAND BEING A PORTION OF THE NORTHWEST QUARTER OF
SECTION 18, TOWNSHIP 20 SOUTH, RANGE 64 WEST OF THE SIXTH PRINCIPAL
MERIDIAN, COUNTY OF PUEBLO, STATE OF COLORADO, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT MARKED BY AN AXLE IN A RANGE BOX; THENCE
S89°31'31”E A DISTANCE OF 792.29 FEET TO A POINT ON THE RIGHT-OF-WAY LINE
OF 40TH STREET, SAID POINT BEING THE POINT OF BEGINNING; THENCE ON SAID
RIGHT-OF-WAY LINE THE FOLLOWING FOUR (4) COURSES:
1. N00°28'46”E A DISTANCE OF 111.94 FEET TO A POINT OF CURVE;
2. ON THE ARC OF A CURVE TO THE LEFT HAVING A DELTA OF 109°34'28”, A
RADIUS OF 96.78 FEET, A DISTANCE OF 185.09 FEET TO A POINT OF
TANGENT;
3. S70°54'18”W A DISTANCE OF 51.22 FEET;
4. S89°48'46”W A DISTANCE OF 147.64 FEET TO A POINT ON THE
NORTHEASTERLY RIGHT-OF-WAY LINE OF DILLON DRIVE;
THENCE ON SAID RIGHT-OF-WAY LINE THE FOLLOWING FIVE (5) COURSES:
1. N26°25'24”W A DISTANCE OF 147.64 FEET TO A POINT OF CURVE;
2. ON THE ARC OF A CURVE TO THE LEFT HAVING A DELTA OF 35°00'00”, A
RADIUS OF 856.30 FEET, A DISTANCE OF 523.08 FEET TO A POINT OF
TANGENT;
3. N61°25'24”W A DISTANCE OF 58.12 FEET;
4. N63°53'34”W A DISTANCE OF 137.90 FEET;
5. N71°13°02”W A DISTANCE OF 43.58 FEET TO A POINT ON THE EASTERLY
RIGHT-OF-WAY LINE OF THE DENVER AND RIO GRANDE RAILROAD;
THENCE N23°32'41”E ON SAID EASTERLY RIGHT-OF-WAY LINE A DISTANCE OF
468.55 FEET; THENCE S66°54'44”E A DISTANCE OF 1,065.17 FEET TO THE
NORTHWEST CORNER OF THE DEED RECORDED IN BOOK 1842 AT PAGE 897 IN
THE RECORDS OF COUNTY OF PUEBLO, STATE OF COLORADO; THENCE
S00°25'23”E ON SAID WESTERLY BOUNDARY LINE A DISTANCE OF 806.29 FEET;
THENCE N89°30'34”W ON SAID SOUTH LINE A DISTANCE OF 210.38 FEET TO THE
POINT OF BEGINNING.
CONTAINING A CALCULATED AREA OF 750,553 SQUARE FEET OR 17.230 ACRES.
TOGETHER WITH
16
A PARCEL OF LAND BEING A PORTION OF THE NORTHEAST QUARTER OF
SECTION 13, TOWNSHIP 20 SOUTH, RANGE 65 WEST AND A PORTION OF THE
NORTHWEST QUARTER OF SECTION 18, TOWNSHIP 20 SOUTH, RANGE 64 WEST OF
THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF PUEBLO, STATE OF COLORADO,
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT POINT MARKED BY AN AXLE IN A RANGE BOX AT THE EAST
QUARTER CORNER OF SECTION 13, SAID POINT BEING THE POINT OF BEGINNING;
THENCE N00°25'23”W, ON THE EAST LINE OF SAID SECTION 13 A DISTANCE OF
60.01 FEET; THENCE S88°34'38”W, PARALLEL TO THE SOUTH LINE OF THE
NORTHEAST QUARTER OF SECTION 13, A DISTANCE OF 465.35 FEET TO A POINT
ON THE EASTERLY RIGHT-OF-WAY LINE OF THE DENVER AND RIO GRANDE
RAILROAD, SAID POINT BEING A POINT ON CURVE; THENCE ON THE ARC OF A
CURVE TO THE RIGHT, WHOSE CENTER BEARS S75°47'26”E, HAVING A DELTA OF
09°20'07”, A RADIUS OF 1,806.25 FEET A DISTANCE OF 294.30 FEET TO A POINT OF
TANGENT; THENCE CONTINUING ON SAID RIGHT-OF-WAY N23°32'41”E A
DISTANCE OF 143.62 FEET TO A POINT ON THE SOUTHWESTERLY RIGHT-OF-WAY
LINE OF DILLON DRIVE; THENCE ON THE SOUTHWESTERLY RIGHT-OF-WAY LINE
OF DILLON DRIVE AND THE NORTHWESTERLY RIGHT-OF-WAY LINE OF 40TH/
STREET, THE FOLLOWING EIGHT (8) COURSES:
1. S66°26'45”E A DISTANCE OF 118.16 FEET;
2. S73°31'50”E A DISTANCE OF 210.80 FEET;
3. S65°51'46”E A DISTANCE OF 64.09 FEET TO A POINT OF CURVE;
4. ON THE ARC OF A CURVE TO THE RIGHT, HAVING A DELTA OF 39°01'16”, A
RADIUS OF 426.14 FEET, A DISTANCE OF 290.22 FEET;
5. S26°24'11”W A DISTANCE OF 48.36 FEET;
6. S69°39'22”W A DISTANCE OF 70.19 FEET'
7. S45°32'06”W A DISTANCE OF 50.97 FEET
8. S79°39'15”W A DISTANCE OF 140.34 FEET TO THE POINT OF BEGINNING.
CONTAINING A CALCULATED AREA OF 201,177 SQUARE FEET OR 4.618 ACRES.
TOGETHER WITH
A PARCEL OF LAND BEING A PORTION OF THE NW ¼ OF THE SW ¼ OF SECTION 18,
TOWNSHIP 20 SOUTH, RANGE 64 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY
AND COUNTY OF PUEBLO, STATE OF COLORADO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE EASTERLY RIGHT OF WAY LINE OF
DILLON DRIVE AND THE SOUTHERLY RIGHT OF WAY LINE OF 40TH STREET FROM
17
WHICH THE W ¼ CORNER OF SAID SECTION 18 BEARS N 89º10'34” W, (BEARING
BASED ON THE WEST LINE OF THE NW ¼ OF THE SW ¼ OF SAID SECTION 18 FROM
THE NORTH RIGHT OF WAY ON COLORADO STATE HIGHWAY NO. 47
MONUMENTED WITH A 3 1/4 INCH ALUMINUM CDOT RIGHT OF WAY MARKER PLS
NO. 30107 TO THE W ¼ CORNER OF SAID SECTION 18 MONUMENTED WITH A
CONCRETE MONUMENT WITH A LEAD PLUG AND BRASS TACK IN A CAST IRON
MONUMENT BOX ASSUMED TO BEAR N 01°34'40” W), A DISTANCE OF 490.98 FEET:
THENCE EASTERLY
ALONG SAID SOUTHERLY RIGHT OF WAY LINE OF 40TH STREET AND 40TH
STREET EXTENDED THE FOLLOWING TWO (2) COURSES;
1. N 88°35'16" E, A DISTANCE OF 180.70 FEET;
2. S 89°30'34" E, A DISTANCE OF 318.48 FEET;
THENCE S 00°25'01” E, A DISTANCE OF 621.50 FEET TO A POINT ON THE
NORTHERLY LINE OF COLORADO STATE HIGHWAY NO. 47 AS DESCRIBED IN
THAT “RULE AND ORDER” (R&O) CASE NO. 97-CV-538, DIVISION D, DISTRICT
COURT, PUEBLO COUNTY,
COLORADO AND FILED FOR RECORD JULY 6, 1999 AT RECEPTION NUMBER
1287660 IN THE RECORDS OF THE PUEBLO COUNTY CLERK AND RECORDER;
THENCE WESTERLY AND NORTHERLY ALONG SAID NORTHERLY RIGHT OF WAY
LINE OF COLORADO STATE HIGHWAY NO. 47 AND SAID EASTERLY RIGHT OF
WAY LINE OF DILLON DRIVE THE FOLLOWING SIX (6) COURSES;
1. S 83°44'03" W (S 83°44'53" W R&O), A DISTANCE OF 405.72 (405.69 R&O) FEET;
2. N 61°58'57" W (N 62°02'10" W R&O), A DISTANCE OF 40.82 (40.67 R&O) FEET;
3. N 26°28'24" W (N 26°27'56" W R&O), A DISTANCE OF 82.26 (82.28 R&O) FEET;
4. N 02°07'45” W (N 02°07'18” W R&O), A DISTANCE OF 200.08 (200.15 R&O) FEET;
5. N 04°40'40" W (N 04°40'31" W R&O), A DISTANCE OF 187.15 (187.09 R&O) FEET;
6. N 01°31'50" W (N 01°31'05" W R&O), A DISTANCE OF 184.83 (184.82 R&O) FEET;
TO THE POINT OF BEGINNING
CONTAINING A CALCULATED AREA OF 7.18 ACRES.
TOGETHER WITH
A PARCEL OF LAND BEING A PORTION OF THE NW ¼ OF THE SW ¼ OF SECTION 18,
TOWNSHIP 20 SOUTH, RANGE 64 WEST OF THE
SIXTH PRINCIPAL MERIDIAN, CITY AND COUNTY OF PUEBLO, STATE OF
COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE WESTERLY RIGHT OF WAY LINE OF
DILLON DRIVE AND THE SOUTHERLY RIGHT OF WAY LINE OF 40TH STREET
18
FROM WHICH THE W ¼ CORNER OF SAID SECTION 18 BEARS N 85º59'52” W,
(BEARING BASED ON THE WEST LINE OF THE NW ¼ OF THE SW ¼ OF SAID
SECTION 18 FROM THE NORTH RIGHT OF WAY ON COLORADO STATE HIGHWAY
NO. 47 MONUMENTED WITH A 3 1/4 INCH ALUMINUM CDOT RIGHT OF WAY
MARKER PLS NO. 30107 TO THE W ¼ CORNER OF SAID SECTION 18 MONUMENTED
WITH A CONCRETE MONUMENT WITH A LEAD PLUG AND BRASS TACK IN A CAST
IRON MONUMENT BOX ASSUMED TO BEAR N 01°34'40” W) A DISTANCE OF 322.88
FEET: THENCE SOUTHERLY AND WESTERLY ALONG SAID WESTERLY RIGHT OF
WAY LINE OF DILLON DRIVE AND THE NORTHERLY RIGHT OF WAY LINE OF
COLORADO STATE HIGHWAY NO. 47 AS DESCRIBED IN THAT “RULE AND ORDER”
(R&O) CASE NO. 97-CV-538, DIVISION D, DISTRICT COURT,
PUEBLO COUNTY, COLORADO AND FILED FOR RECORD JULY 6, 1999 AT
RECEPTION NUMBER 1287660 IN THE RECORDS OF THE PUEBLO COUNTY CLERK
AND RECORDER THE FOLLOWING SEVEN (7) COURSES;
1. S 04°09'50" E (S 04°09'33" E R&O), A DISTANCE OF 133.97 (133.90 R&O) FEET;
2. S 00°20'04” W (S 00°20'27" W R&O), A DISTANCE OF 358.23 FEET;
3. S 05°09'42" E (S 05°15'27" E R&O), A DISTANCE OF 82.20 (82.09 R&O) FEET;
4. S 44°07'09" W (S 44°09'41" W R&O), A DISTANCE OF 125.14 (125.34 R&O) FEET;
5. N 84°13'12" W (N 84°15'53" W R&O), A DISTANCE OF 65.20 (65.05 R&O) FEET;
6. S 36°27'01" W (S 36°28'48" W R&O), A DISTANCE OF 31.35 FEET;
7. N 81°37'45" W, A DISTANCE OF 149.27 FEET; TO A POINT ON THE WEST LINE
OF THE NW ¼ OF THE SW ¼ OF SAID SECTION 18; THENCE N 01°34'40" W,
ALONG SAID WEST
LINE, A DISTANCE OF 270.07 FEET; THENCE N 88°59'28” E, A DISTANCE OF 207.17
FEET; THENCE N 02°38'18” W, A DISTANCE OF 388.22 FEET TO A POINT ON THE
SAID SOUTHERLY RIGHT OF WAY LINE OF 40TH STREET; THENCE S 89°33'10” E
ALONG
SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 121.44 FEET TO THE
POINT OF BEGINNING.
CONTAINING A CALCULATED AREA OF 3.01 ACRES.
TOGETHER WITH
A PARCEL OF LAND BEING A PORTION OF THE NW ¼ OF THE SW ¼ OF SECTION 18,
TOWNSHIP 20 SOUTH, RANGE 64 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY
AND COUNTY OF PUEBLO, STATE OF COLORADO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE SOUTHERLY RIGHT OF WAY LINE OF
40TH STREET AND THE WEST LINE OF THE NW ¼ OF THE SW ¼ OF SAID SECTION
18 FROM WHICH THE W ¼ CORNER OF SAID SECTION 18 BEARS N 01°34'40” W,
(BEARING BASED ON THE WEST LINE OF THE NW ¼ OF THE SW ¼ OF SAID
19
SECTION 18 FROM THE NORTH RIGHT OF WAY ON COLORADO STATE HIGHWAY
NO. 47 MONUMENTED WITH A 3 1/4 INCH ALUMINUM CDOT RIGHT OF WAY
MARKER PLS NO. 30107 TO THE W ¼ CORNER OF
SAID SECTION 18 MONUMENTED WITH A CONCRETE MONUMENT WITH A LEAD
PLUG AND BRASS TACK IN A CAST IRON MONUMENT BOX ASSUMED TO BEAR N
01°34'40” W) A DISTANCE OF 22.04 FEET; THENCE EASTERLY ALONG SAID
SOUTHERLY RIGHT OF WAY
LINE OF 40TH STREET THE FOLLOWING TWO (2) COURSES;
1. N 88°02'36" E, A DISTANCE OF 48.64 FEET;
2. S 89°32'26" E, A DISTANCE OF 151.43 FEET;
THENCE S 02°38'18" E, A DISTANCE OF 388.22 FEET; THENCE S 88°59'28"W, A
DISTANCE OF 207.17 FEET TO A POINT ON THE
WEST LINE OF THE NW ¼ OF THE SW ¼ OF SAID SECTION 18; THENCE N 01°34'40"
W ALONG SAID WEST LINE, A DISTANCE OF 391.15 FEET TO THE POINT OF
BEGINNING.
CONTAINING A CALCULATED AREA OF 1.82 ACRES.
20
EXHIBIT B
URA PLAN MAP
21
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by and before the City Council of the City of
Pueblo, Colorado (the “City”) on the proposed approval of the Dillon Drive Urban Renewal Plan, (the
“Plan”) in the City Hall, No. 1 City Hall Place, Pueblo, Colorado, 81002 at the hour of 7:00 P.M. Mountain
Daylight Time on August 25, 2025. The proposed Urban Renewal Area in the Plan is described as the area
included in the Dillon North Subdivision, according to the plat thereof, including all interior and adjacent
streets and public rights of way.
The purpose of the hearing is to consider (1) if the area included in the proposed Plan is a blighted area as
described in Section 31-25-103, C.R.S., (2) if the City Council should approve the Plan, (3) other
undertakings and activities in accordance with the Colorado Urban Renewal Law by the City and the Pueblo
Urban Renewal Authority (the “Authority”). The Plan does not authorize the use of eminent domain.
The general scope of the proposed new Plan includes undertakings of the Authority, the City, and private
enterprise for the elimination and prevention of blight, including, without limitation, use of tax increment
financing and other tools and activities authorized by law and the proposed Plan for the redevelopment of
the Plan Area. The proposed Plan is on file with and may be inspected at the office of the City Clerk at the
above-described address. Any person or organization desiring to be heard will be afforded an opportunity
to be heard at such hearing.
Published under the authority and by direction of the City Council of the City of Pueblo, Colorado.