As noted in the May 12 Bulletin, City Council heard updates from Jim Rees, executive director of the Manitou Springs Urban Renewal Authority, at its May 10 meeting.
Rees later expanded on what the URA is doing for the approximately 50-acre area stretching from east of the Manitou Avenue/U.S. Highway 24 interchange to the city limits, and from El Paso Boulevard on the north to Highway 24 on the south.
The URA’s mission is to “encourage private investment and reinvestment in targeted areas while strengthening the tax base.” To do that, Rees and the board collaborate with other groups and entities.
“MSURA has completed several infrastructure projects since I was appointed as executive director (in 2019),” Rees said.
He cited the completion of the Westside Avenue Action Plan project between Manitou and Colorado Springs, the pocket park near the Adam’s Crossing Bridge and the eastern welcome arch, and the upgrade of the Beckers Lane Bridge as major accomplishments.
“(They) have all been great additions and have gone a long way to implementation of urban renewal’s purpose of curing and preventing blighted conditions.”
The MSURA’s guiding principles include:
• Investing in infrastructure improvements to prevent and eliminate blight, improve pedestrian and bicyclist safety and vehicular circulation, and to enhance utility, lighting and drainage;
• Improving the corridor’s environment by creating an aesthetically pleasing and pedestrian-friendly streetscape and creek corridor through landscape improvements, wayfinding systems and art along pedestrian and vehicular corridors.
• Providing pedestrian connections to the creek walk, Fields Park and Fountain Creek, and upgrading park and trail facilities; and
• Facilitating rehabilitation and redevelopment of private property through grants to property owners. Applications are available at www.msura.org.
Currently, Colorado has 62 urban renewal authorities; Manitou’s was established in 2006.
The board also is identifying potential properties for acquisition; funds will be used to help with redeveloping public or private parcels in the URA.
The MSURA board’s primary function is to invest tax-increment revenues within the corridor and to work with property owners and the development community toward the district’s revitalization.
Tax-increment financing starts with the value of the entire urban renewal area as well as the sales tax revenue (base) as it stands, before any new structures are built. All the entities that receive taxes from that property agree that they will continue to receive the same amount of property taxes as if it has not been redeveloped. Generally, that lasts for 25 years.
Most of Manitou’s sales tax increment revenue has accrued since retail marijuana sales became legal in 2014. The previous revenue averaged approximately $76,000 per year; the 2022 revenue projection is $1,848,000, according to MSURA documents.
The MSURA calculates its 2022 expenditures at more than $3.6 million (see graphic).
Two properties in the URA are likely to be on many residents’ and business owners’ minds: the La Fun motel and the Holiday Inn Express & Suites. Facing each other across the 100 block of Manitou Avenue, the buildings could be seen as representing Manitou’s past and future.
“The La Fun motel is under contract and the potential owner/developer is analyzing what type of commercial development could work on that site,” Rees said.
The motel was the site of frequent disturbances, resulting in the Manitou Springs Police Department responding there several times a week. The city pulled the owners’ business license and the building is boarded up, but incidents such as trespassing are still being reported there.
The Holiday Inn construction at 114 Manitou Avenue has hit a few bumps along the way. Among them: height restrictions. Rees and the board worked with the City Planning department to solve that stumbling block.
When completed, the hotel is projected to generate $70,000 in tax-increment funds in its first year. Its reimbursement of eligible infrastructure costs over a nine-year period is projected to be more than $2.1 million.
Another site of potential interest: the former car wash property and the Dillon Motel in the 100 block of Manitou Avenue. The owner has been considering the possibility of retail development there.
“MSURA will most likely evaluate the project’s need for tax increment financing when a plan has been developed. The owner has put the project on hold for now,” Rees said.
The MSURA board is also working to improve safety for pedestrians, bicyclists and drivers around the westbound Highway 24 off-ramp to Manitou Avenue. Matrix Design Group, which was hired through the city’s request for proposals (RFP) process, will provide a streetscape schematic design to continue the WAAP improvements under the highway overpass.
Otak Engineering, which designed the Beckers Lane improvements, has completed a schematic design and cost estimate to extend the curb, gutter and sidewalk along El Paso Boulevard near School District 14’s ballfields.
Board members will evaluate both designs and cost estimates to decide which one (if any) of the projects can move forward.
“Once bid documents are ready, the city engineer will bid the project(s). There is no exact timeline but, ideally, final design can be completed in 2022 with construction in 2023,” Rees explained.
Once easements are obtained for a pedestrian bridge over Fountain Creek, an RFP will be issued and the winning design/engineering firm will be contracted to finish designing a bridge and trail connection between the creek path and Manitou Avenue.
The board and the city are collaborating to upgrade restrooms at Fields Park and the MSURA is partnering with Creative Alliance Manitou Springs to select artists to add sculptures to the urban renewal area, increasing its appeal along with safety and other considerations.