JUNE 2014

JUNE 2013

MARCH 2013




September 2012

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. Additional goals include restoration of the Lowell Elementary School through adaptive reuse and renovation, to 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. No new development has occurred during the third quarter of 2012 due to a weak housing market.

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 serves as a northern boundary from the rail lines east to Cascade. South of Colorado Avenue, Cascade forms the eastern boundary. Cimarron serves as the southern boundary of the Urban Renewal Area. Approximately 100 acres are included within the Urban Renewal Plan.

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: In 2012 CSURA 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, 900,000 sf. of office space and 1,000,000 sf of industrial space during the same year time period.

An Urban Land Institute Panel conducted a downtown planning exercise in June 2012. The panel collected input from the community through open public sessions as well as small group interviews. The final report is currently being written and should be available in October.

M&M 03, LLC continues to negotiate the acquisition of the final parcel required for the Downtown Arts District project to be located north of the Colorado Ave. Bridge.

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 the 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, 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 and trails connect uses and other open space elements.

Current Status: Housing activity continues to improve in 2012. Hi-Point Homebuilders, Creekstone and Challenger Homes are continuing to build new units and JM Weston has constructed several townhome structures. The developer has had 140 closings to date and anticipates selling 50 lots to builders in 2012. Gold Hill Mesa Dr. (the new main entrance from 21st St.) was completed in June as well.

A presentation of a plan for the commercial portion of the development will be made to the Urban Renewal Board at the September Board meeting.

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 as well as 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.

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, multi-family residential, community retail and lifestyle centers (including local and national retailers); business campus commercial; and, civic, cultural, arts and recreational facilities, together with select transportation and gateway improvements. 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 density beyond that which existed prior to the adoption of the urban renewal plan.

Current Status: University Village Colorado began construction in 2008. 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. Several new tenants have been added in 2012 including Bonefish Grill, Which Wich, Max Muscle, Comcast and Il Vicino (September). Additionally, Hacienda Colorado Mexican Restaurant is currently under construction. The developer continues to pursue additional tenants.

North Nevada Corridor Master Plan: CSURA, UCCS and University Village Colorado are currently in the process of updating the corridor master plan. The plan will include all of the current and planned uses that have completed the City’s development review process as well as the new UCCS Master Plan. The design standards for potential uses will be refined in more detail than in the original plan to include: block sizes, road access, building placement, amenities, materials, lighting and landscaping. The plan will be submitted to CSURA, Planning Commission and City Council for approval in early 2013.

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 the plan. The plan has been completed and was presented to the Urban Renewal Board in June. The plan is currently awaiting approval by the CU Board of Regents.

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 bus and pedestrian spine. The new facilities will connect to University Village through the pedestrian underpass that was constructed as part of phase 1. Additionally, UCCS has started construction of the first building that will be the beginning of a branch medical campus across from the south entrance to University Village.

Transmission Lines: The placement of the transmission lines underground was completed during July 2012 utilizing matching funds from Colorado Springs Utilities. The transmission towers have been removed which allows more land area for development of the north campus and create a more pleasing entrance to the campus.

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 that will further promote redevelopment of the area as a mixed-use urban enclave in downtown and connect to neighborhoods to the east.

Current Status: Market interest in downtown is increasing. The developer is anticipating initiating new planning work in 2012.

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, retail/commercial, 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 is currently exploring retail development opportunities for the site.

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 portion of the sales and property tax increments generated by the retail center.

Current Status: Northgate Plaza currently includes the following businesses:

Pizza Hut / Wing Street
The Studio for Exceptional Dentistry
Anytime Fitness
Royal Cleaners
Thuy’s Nails and Spa
El Padrino Mexican Restaurant
Bailey Orthodontics
Integrity Bank and Trust – Wealth Management
Carl’s Jr
Northgate Self Storage – 114,000 sq ft climate controlled facility

Land Sales (completed)
Arthur’s Collision
Colorado Grand Resort and Hotel, 8.5 Acres

Pending (Transactions)
Loaf n Jug, 2.5 Acres

Under Construction
Tire World
Loaf and Jug
Bass Pro Shops

The developer and CSURA have initiated negotiations that will result in a redevelopment agreement and will be coordinating with the City of Colorado Springs on a sales tax sharing agreement that will spell out if and what percentage of city sales tax revenue generated by the development (sales tax increment) will be made available for public improvements.

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. Phase 1 of the plan will upgrade the infrastructure surrounding the school site.

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.

Current Status: The vision for the urban renewal area is to expand the mixed-use concept that will be initiated on the school into the surrounding area. Streetscape improvements on Navajo Street connecting the school to Tejon Street will be implemented by the City through the Community Development Block Grant Program (engineering/design underway). The City also has plans to revamp the intersection of Cheyenne Blvd. and Tejon S. in order to improve traffic circulation as well as pedestrian safety. Additional retail, residential and office uses will be encouraged along Tejon Street through tax increment financing in subsequent phases. A redevelopment agreement between the developer and CSURA for Phase 1 was signed in March 2012. The construction work is currently underway on the school building as well as excavation for the new building located to the west of the existing school. Completion of phase 1 is anticipated to be finished in early 2013.


Vineyard Parcels: 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: In August a redevelopment and reimbursement agreement was entered into by the development team and the Urban Renewal Authority. The agreement establishes the terms and conditions for the use of tax increment financing. Funding sources for the public improvements include the use of a metropolitan district mill levy, 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 in order for the project to be implemented. Additional agreements that further define how the public improvement corporation will collect and distribute funds generated from the tax increment, district mill levy and public improvement fee are currently being drafted.

Construction of phase 1 is anticipated to commence in late 2012.



Peak Vista Community Health Center


Peak Vista Community Health Center


Ivywild School: North Side