Rural Colorado is faced with a pattern of disinvestment that results in a loss of historic buildings, housing, and workforce. Engage with leaders from the public and private sector to review the tools, opportunities, and components for designing quality partnerships and projects to enable successful redevelopment and in your community…
— from the Downtown Colorado Inc. website.
I’m looking forward to attending a Pagosa Springs Town Council work session this afternoon at 2pm, at Town Hall, to learn about a proposed “Urban Renewal Authority” proposal that — as I understand it — would define vacant, privately owned, never-developed property just south of the Springs Resort, as “blighted.” Possibly even as “slums.”
The work session will feature a discussion with a Boulder-based expert on Urban Renewal, attorney Paul Benedetti.
The property, owned by Pagosa developer and philanthropist Jack Searle, has been discussed recently as the possible site for expansion of the Springs Resort, beginning with another geothermal-focused motel facility. According to what little I have heard about the proposal, it sounds like development on this this vacant property might benefit from exclusive tax subsidies, as the result of inclusion in a “Urban Renewal” boundary that would include none of the existing downtown business district.
The state of Colorado, many years ago, wrote a law that allows the creation of special “urban renewal” districts, and also allowing for special tax programs to fund re-development of those areas. The law, known as the Urban Renewal Law, is justified by the following legislative intent:
31-25-101. Short title. This part 1 shall be known and may be cited as the “Urban Renewal Law”.
31-25-102. Legislative declaration. (1) The general assembly finds and declares that there exist in municipalities of this state slum and blighted areas which constitute a serious and growing menace, injurious to the public health, safety, morals, and welfare of the residents of the state in general and of the municipalities thereof; that the existence of such areas contributes substantially to the spread of disease and crime, constitutes an economic and social liability, substantially impairs or arrests the sound growth of municipalities, retards the provision of housing accommodations, aggravates traffic problems and impairs or arrests the elimination of traffic hazards and the improvement of traffic facilities; and that the prevention and elimination of slums and blight is a matter of public policy and statewide concern in order that the state and its municipalities shall not continue to be endangered by areas which are focal centers of disease, promote juvenile delinquency, and consume an excessive proportion of its revenues because of the extra services required for police, fire, accident, hospitalization, and other forms of public protection, services, and facilities.
We understand that urban areas can, under certain circumstances, develop into ‘slums’ that then “constitute a serious and growing menace, injurious to the public health, safety, morals and welfare of the residents of the state in general.” We understand that municipalities should not be endangered by areas which are “focal centers of disease, promote juvenile delinquency, and consume an excessive proportions of [municipal tax] revenues.”
We understand that local communities might wish to address these blighted areas using special tax incentives and exclusive taxing authorities.
It would appear, however, that some Colorado communities have been using “Urban Renewal Authority” schemes to focus tax dollars on tourism development, rather than on the elimination of slums. And rather than on normal municipal services, as well.
Our readers might find the following website informative: http://msura.org. This website introduces an Urban Renewal Authority (URA) in Manitou Springs, CO — where special tax incentives appear to be focused on tourism promotion, rather than on slum removal.
From that website:
Manitou Springs Community Vision
There’s something for everyone in Manitou Springs! Arts, nature, history, and health are very important to our community, and so is finding a way to integrate progressive and trendy cultural experiences. The city wants to cater to the thousands of tourists who visit every year by offering shopping, dining, and accommodations, while also staying true to the values of those who live here. Manitou Springs has a special vibe that locals enthusiastically embrace and celebrate…
From beautiful art galleries to heart pounding hiking, Manitou Springs is the perfect place to live, work and play. Literally meaning “Great Spirit”, our thriving city offers scenic mountain views, unique year-round activities, and a welcoming spirit that draws thousands of tourists every year…
There is a strong sense of community in our eclectic city, with locals taking advantage of the many historic, arts, cultural, and natural resources available in the area while loyally supporting Manitou Springs businesses. The Gateway to Manitou Springs Urban Renewal Area offers the opportunity for a unique destination retail market for the Pikes Peak region…
The Gateway to Manitou Springs is in need of revitalization and that’s where you come in. This important gateway to our city needs investors with ideas and a desire to make this area a distinctive place for the local community to live, work and play…
Is Pagosa Springs ready for an Urban Renewal district that might provide direct tax benefits to only a couple of Pagosa businesses?
Maybe so.