JUNE 2014

JUNE 2013

MARCH 2013






Peak Vista Community Health Center

Lowell Neighborhood (South Central Downtown)

URA Period: 1988 -2013

Location: The South Central Downtown Urban Renewal Area also known as the “Lowell URA” is generally bound by the Rio Grande Street on the north; Nevada Avenue on the west; the Denver and Rio Grande Western Railroad tracks on the south and Shook’s Run on the east.

Plan Goals: The main project objectives of the Lowell area are to eliminate blight, prevent slums and environmental deficiencies and to improve the physical and economic relationship between the area and the downtown-core area as well as to preserve the Lowell Elementary School through adaptive reuse and renovation and provide an attractive entry to downtown and create neighborhood-oriented commercial and development opportunities. The Lowell UR plan lists development objectives that include land uses supportive of and complementary to the downtown core; creative housing opportunities for a variety of family incomes along with ease of vehicular and pedestrian circulation.

Current Status: In addition to the renovation of the Lowell School, an entire new mixed use neighborhood has been created. 247 multi-family units consisting of townhomes, live-work units and senior housing have been built. Most recently, the Peak Vista Community Health Center was completed in 2010. Future plans include office and commercial developments as well as apartments and condominiums.

Southwest Downtown

URA Period: 2001 – 2026

Location: The Southwest Downtown Urban Renewal Area is located southwest of the central business core in downtown Colorado Springs. The area is generally bounded by Interstate 25 on the west and Bijou Street on the north to the Union Pacific railroad lines. The rail lines then form the eastern boundary from Bijou Street to Colorado Avenue. Colorado Avenue then serves as a northern boundary from the rail lines east to Cascade. South of Colorado Avenue, Cascade forms the eastern boundary to Cimarron which serves as the southern boundary of the Urban Renewal Area. Approximately 100 acres are included within the Urban Renewal Area.

Plan Goals: The general purpose of this Urban Renewal Plan is to reduce, eliminate and prevent the spread of blighted conditions within the Urban Renewal Area and to stimulate the growth and development of the Southwest Downtown Area. In particular, the Urban Renewal Plan is intended to promote local objectives with respect to appropriate land uses, improved traffic, public transportation, public utilities, and other public improvements. Specifically, the purpose of the Plan is to create an urban neighborhood which leverages the community’s investment in America the Beautiful Park and creates linkages to the downtown core and which is in accordance with the Downtown Action Plan and the Imagine Downtown Plan.

Current Status: CSURA has recently completed a market analysis strategy for the Southwest Downtown. The target area has the potential to attract both empty nesters and young professionals that want to live downtown. The 10 year market is for 700 condominium and townhome units as well as 1700 apartments. Additionally, southwest has the potential to attract 210,000 sf of retail, 900,000sf. of office space and 1,000,000 of industrial space during the same year time period.

The Authority will be coordinating with the Downtown Partnership and City staff to pursue opportunities in the area, particularly in the vicinity of America the Beautiful Park.


America the Beautiful Park

Gold Hill Mesa

URA Period: 2004 - 2029

Location: The Gold Hill Mesa Urban Renewal Area is located in the western area of the City of Colorado Springs. The site is generally bounded on the north by U.S. Highway 24 and Fountain Creek, on the west by South 21st Street, on the south by Lower Gold Camp Road (and on the east by the A-1 Village Mobile Home Park and wooded area to its south. The Villa de Mesa Townhome community located in the center of the Area has been excluded.

The Area includes the site of a former gold processing facility known as the Golden Cycle Mill. The mill operated from 1906 to 1949 processed approximately fifteen million tons of ore from Cripple Creek and Victor area gold mines. Today, the current property owner is actively cleaning the site of environmental contaminants under the State of Colorado VCUP program.

Plan Goals: The cornerstone of the developer’s and community’s vision for revitalization of the area is creation of a high quality mixed-use traditional neighborhood development. A combination of uses are proposed including a range of housing products, village commercial, region-serving commercial, employment, transit improvements and infrastructure, all which will further promote redevelopment of the area as a gateway to the City from the west. Multiple pocket parks connect uses, as well as pathways and other open space elements, all regulated by neo-traditional neighborhood principles and design standards.

Current Status: Creekstone and Challenger Homes are continuing to build new units and Weston has constructed several townhome structures. G.J. Gardner started building in Gold Hill Mesa during 2011. To date 80 single family and 37 townhomes have been constructed.


Single Family House – Gold Hill Mesa

North Nevada Avenue Corridor

URA Period: 2004 - 2029

Location: The North Nevada Corridor Urban Renewal Area is located in central Colorado Springs in the northern segment of the North Nevada Avenue Corridor. The area is bounded by Monument Creek to the west and the I-25 – North Nevada Avenue interchange, including several commercial parcels located along the interstate frontage road, to the north. The Study Area’s eastern border is quite irregular, but generally includes a significant portion of the UCCS campus located along North Nevada Avenue including all properties contiguous to the corridor (to the east) and once removed. The intersection of Garden of the Gods and North Nevada Avenue, including properties in the southeast and southwest quadrants then form the southern boundary. The western boundary is generally formed by the Monument Creek corridor.

Plan Goals: The proposed development character for the Urban Renewal Area includes a variety of land uses and densities that will distinguish one area from another yet create an identity for the whole. Proposed land uses within the Plan include mixed-use, community retail and lifestyle centers (including local and national retailers); business campus commercial; research and development campus (es); and, civic, cultural, arts and recreational facilities, together with select transportation and gateway improvements. Many uses that are present in the Urban Renewal Area today which fall within one of these categories, and which are in compliance with existing City codes including zoning, are considered compatible with uses in the Plan. However, the Authority may use its powers and resources to support those projects which further the development objectives of the Plan. Future land uses have been designated based not only on market needs and trends, but also on existing characteristics, uses and opportunities. As such, redevelopment of the Urban Renewal Area will provide for and promote a greater range and mix of land uses. In order to better support the economic success of the Urban Renewal Area, the Plan promotes the integration of uses, enhanced linkages into and out of the Urban Renewal Area, improved pedestrian and vehicular circulation patterns, parking support, and a level of intensity beyond that which exists today. Other objectives include:


Current Status: University Village Colorado began construction in 2008. It is currently 70% completed. The shopping center is anchored by Costco, Kohl’s and Lowes which occupy the western side of the site, along the Monument Creek trail. Smaller, in-line shops and restaurants characterize the east edge of the project, along N. Nevada Avenue. Due to a weaker than normal retail market during 2009 and 2010 completion has been delayed. The developer continues to pursue additional tenants. Several new restaurants and medium size retailers will be coming on line in 2012.

Four sculptures have been installed at the four corners of the intersection of Eagle Rock Road and Nevada Avenue (main entrance to University Village). The two artists that were selected by the jury were Chris Weed (Spores) and Bill Mueller (Tops 2).

2 sculptural pieces designed by UCCS students were installed in 2011 along the west side of N. Nevada Ave. Two more will be added in 2012. Sculpture by Chris Weed – UVC Main Entrance

UCCS Master Plan: Ayers Saint Gross was hired in 2011 to undertake the master planning of the north campus, area as well as provide an update to the current Facilities Strategic Plan for UCCS. The project team collected site information and solicited input from faculty, students, neighbors as well as City and surrounding businesses in formulating a concept plan. The work will be completed in 2012 along with the UCCS Strategic Plan and will guide the future development of programs and facilities on the University. A new sports arena, visual and performing arts center along with research and development and academic buildings will be located along N. Nevada Avenue and will be connected to the existing campus via a dedicated shuttle and pedestrian spine. The new facilities will connect to University Village through the pedestrian underpass that was constructed as part of phase 1.

Transmission Lines: The placement of the transmission lines underground was started during the summer 2011 utilizing matching funds from Colorado Springs Utilities. The transmission towers will be removed in 2012 allowing more room for development of the north campus and creating a more pleasing entrance to the campus.

N. Nevada Extension: The City completed the construction of the extension of N. Nevada Avenue between Vincent Drive and the existing N. Nevada Ave. The project connects to N. Nevada Ave. at a new signalized intersection across from the entrance to Fellowship Bible Church and extends north through UCCS, along the current frontage Road (west of Harley Davidson) and ties into Dublin Blvd.

Other: Plans are currently underway to develop a new apartment complex on the very north end of the urban renewal area. Construction is anticipated to start in 2012.


City Auditorium Block

URA Period: 2004 - 2029

Location: The City Auditorium Block Urban Renewal Area is located in the eastern portion of Downtown Colorado Springs. The site is generally bounded on the north by East Kiowa Street, on the west by North Nevada Avenue, on the south by East Pikes Peak Avenue, and on the east by West Weber Street.

Plan Goals: The purpose of the City Auditorium Block Urban Renewal Plan is to reduce, eliminate and prevent the spread of blight within the Urban Renewal Area and to stimulate growth and reinvestment within the district boundaries, on surrounding blocks and throughout downtown. A major goal of the Urban Renewal Authority is to contribute tax increments to be used to improve the City Auditorium so that it can become the venue it was in the past for a variety of civic activities.

The cornerstone of the stakeholder’s vision for revitalization of the area is creation of high quality mixed-use developments which vertically integrate a range of residential and non-residential uses at urban densities and supported by strategic public improvements to facilities, parking, and infrastructure improvements within and adjacent to the Plan boundaries. A combination of uses is proposed all of which will further promote redevelopment of the area as a mixed-use urban enclave in downtown, balancing investment occurring in Southwest and connecting neighborhoods to the east.

Current Status: Current economic conditions have made it infeasible to proceed with the development of the area at this time.

City Gate

URA Period: 2007 - 2032

Location: The Area contains 11 parcels with total parcel acreage of approximately 16.3 acres. The boundaries of the CityGate Urban Renewal Area generally include properties south of Cimarron Street, west of Sahwatch Street, north of Rio Grande Street, and east of the BNSF / UP railroad tracks.

Plan Goals: The vision for revitalization of the Area is creation of high quality commercial and mixed-use development which will integrate a range of non-residential uses with residential uses including above ground floor commercial (vertically integrated) where appropriate, as well as property improvements, supported by strategic public investment to infrastructure (including utilities) and parking within and adjacent to the Area boundaries. The CityGate development is positioned to serve as the gateway to the Southwest Urban Renewal Area located directly to the north, and the catalyst for change in this area of downtown. The combination of uses proposed, will further promote development and redevelopment of the entire Southwest Downtown Area as an urban neighborhood with residential, commercial, employment, lodging and public elements while physically connecting existing uses to the south with future uses to the north.

Current Status: The northern part of the project area has been cleared of the poor quality industrial buildings and is ready for new development. The developer has elected to not move forward due to less than ideal economic conditions effecting market demand.


Copper Ridge

URA Period: 2010 – 2035

Location: The boundaries of the Area included approximately 289 acres of land. Geographically, it is situated immediately east of Interstate 25 and south of North Gate Boulevard, in northern Colorado Springs within the city limits.

Plan Goals: Based on current market studies and the City of Colorado Springs’ Comprehensive and Long-Range Transportation plans; the specific development objective for the Plan is to construct the remaining segment of Powers Boulevard (a 4 lane expressway) from State Highway 83 to Interstate 25. The primary component of the development will include approximately 640,000 sf. upscale retail space. Other proposed uses include: restaurant, office, hotel, mixed-use and entertainment.

Completion of Powers Boulevard is a priority project in the City’s Long-Range Transportation Plan. The roadway will be constructed by a special improvement district, financed with district bonds to be repaid using a mutually agreed upon portion of the sales and property tax increments generated by the retail center.

Current Status: Northgate Properties and the City are looking into financing options since El Paso County denied the request for sales tax sharing. Work on the URA Redevelopment Agreement has not been initiated. The developer has not completed the predevelopment agreement that is required before the redevelopment agreement is negotiated.


Ivywild School

URA Period: 2011 - 2036

Location: The boundaries of the Area include approximately 5.13 acres of land generally defined to include 7 legal parcels plus public rights-of-way. Geographically, it is situated in the Ivywild neighborhood (including the vacant Ivywild School), near the vicinity of Interstate 25 (I-25) and Tejon St, southwest of I-25 and north of Cheyenne Blvd, along a tributary of Fountain Creek, in south central Colorado Springs.

Plan Goals: The area has long been designated as a Neighborhood Strategy Area by the City of Colorado Springs. The City has improved the infrastructure in the surrounding neighborhood including the construction of a neighborhood park. However, the area around the school and adjacent to Tejon Street is still unimproved and lacks sidewalk, curb, gutter as well as streetlights.

The Ivywild School was closed in 2009 by School District #11 and put up for sale. The redevelopment of the school site is a key element in the implementation of the urban renewal plan. A developer has prepared a plan to redevelop the site as a mixed-use project that will include: a micro-brewery, bakery, coffee shop, architectural office space, greenhouse, residential units and performance/meeting space. The school grounds have been redesigned to include vegetable gardens, parking and outdoor gathering spaces for dining and special events.


Vineyards parcels near I-25 & Fountain Creek


URA Period: 2011 - 2036

Location: The boundaries of the Area include approximately 109 acres of land generally defined to include 4 legal parcels plus public rights-of-way. Geographically, it is situated in southern Colorado Springs near the vicinity of Interstate 25 (I-25) and Circle Drive, immediately east of I-25, west of Fountain Creek, north of Spring Run (irrigation canal), and south of El Pomar Youth Sports Complex.

Plan Goals: The site was originally developed, many years ago as a golf course with a clubhouse, restaurant, vineyard and homes. Over the years those uses proved not to be economically viable and the property fell into disrepair. Environmental issues also made redevelopment difficult and expensive. The current plan is to create a data center/industrial park on 61 acres and dedicate approximately 48 acres of open space and riparian environment to the City of Colorado Springs for park and trail uses. The long range plan includes the development of an “Energy from Waste” power plant that will operate on renewable energy as well as reduce the trash deposited in the County land fill locations. In addition to creating jobs and increasing tax revenues, the development team envisions the establishing a curriculum with the University of Colorado at Colorado Springs that will train a workforce with skills necessary to manage and operate a data center facility.

The vision for the Vineyard property is “to develop one of the nation’s only sustainable data center / industrial campuses which leverage the broad resources of the community to provide an environment that is sustainable, resilient and economically efficient enough to brand Colorado Springs on a national level.”

Current Status: Since the plan was approved in March of 2011, the development team and the Urban Renewal Authority have agreed upon a financing plan that includes the use of a metropolitan district, tax increment financing as well as a public improvement fee. All of these mechanisms will be coordinated through a public improvement corporation. It is anticipated that both the metro district and the Authority will sell bonds to complete the public infrastructure required for the project to be implemented. It is anticipated that the CSURA bonds will be sold after most of the private development has been completed and the required debt coverage is achieved.