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Pueblo council approves multiple Villa Bella annexations, PUD and Riverwalk first-floor sale; rezoning OK'd
Summary
The council approved three annexations adding roughly 97 acres to the city, adopted a new Villa Bella residential planned unit development, rezoned a Goodnight Avenue property, and approved sale of Riverwalk ground-floor units after brief debate.
Pueblo City Council on March 24 approved a package of land-use measures including three annexations that add parcels northeast of Troy Avenue and Rawlings Boulevard to the city, adoption of a consolidated Villa Bella planned unit development, rezoning on Goodnight Avenue, and a sale contract for the first-floor commercial space at 101 West Riverwalk Place.
What passed: The council approved annexation ordinances for the First Addition (about 8.018 acres), Second Addition (about 10.094 acres) and Third Addition (about 79.637 acres) to the Villa Bella annexation. The council also approved an ordinance establishing the "Residences at Villa Bella" planned unit development (PUD) that combines portions of the Villa Bella and Walking Stick Vista PUDs and newly annexed county parcels; staff projects about 3,545 dwelling units at full buildout and a gross density of roughly 4.84 units per acre. The council also approved a rezoning that would allow the adaptive reuse of 634 Goodnight Avenue (former church) for office and instructional uses and voted to approve a contract to sell the Riverwalk first-floor units for $1.2 million (with a $300,000 concession noted in the contract). Vote totals on the ordinances were recorded as: First annexation 6-1; Second and Third annexations 7-0; PUD adoption 7-0; rezoning 7-0; Riverwalk sale 5-2.
Why it matters: The annexations and PUD adoption extend the Villa Bella suburban neighborhood northward and set standards for lot sizes, housing types and densities for the area as it develops. The rezoning and variance for 634 Goodnight Avenue aim to convert a 1959 church into multipurpose office and instructional space with reduced on-site parking; the parking variance was approved by the zoning board of appeals prior to council's vote. The Riverwalk sale moves a long-vacant ground-floor shell into private ownership and potentially new commercial activity at the riverfront.
Key details from staff and applicants: Acting planning director Scott Hudson told council each annexation met the Colorado Revised Statutes requirements for annexation (CRS 31-12-104 and CRS 31-12-105) and that the properties lie within the city's three-mile annexation plan. Applicant Jason Allwine of Matrix Design Group represented the landowner and described the annexations as part of a logical and contiguous expansion of the Villa Bella development; he said some parcels are enclaves surrounded by already-annexed city land. Staff entered annexation plats and said an annexation impact report was filed for the largest (79.637-acre) parcel as required by state statute.
Riverwalk sale controversy: Councilor Regina Maestri opposed the Riverwalk sale on valuation grounds, noting that the appraised value was cited at $1.2 million and the purchaser would receive a $300,000 concession that lowers the net proceeds. Proponents, including Councilor Brett Boston, said the lower-level space is a raw shell that has seen little market interest and the proposed buyer presented a concrete redevelopment plan.
Votes at a glance (selected): - First Addition to Villa Bella annexation (ordinance) — Outcome: approved, tally recorded as 6-1. - Second Addition to Villa Bella annexation (ordinance) — Outcome: approved, tally recorded as 7-0. - Third Addition to Villa Bella annexation (ordinance) — Outcome: approved, tally recorded as 7-0. - Residences at Villa Bella planned unit development (ordinance) — Outcome: approved, tally recorded as 7-0. - Rezoning of 634 Goodnight Ave (ordinance) — Outcome: approved, tally recorded as 7-0. (Applicant received a parking variance approved by the Zoning Board of Appeals.) - Sale of Riverwalk first-floor units (contract/ordinance) — Outcome: approved, tally recorded as 5-2.
Next steps: Development of the Villa Bella areas will proceed under the adopted PUD development guide and applicable building permits; the larger annexation required an impact report and staff will monitor infrastructure and transportation needs as buildout proceeds. The Riverwalk buyer will complete client-specified buildout subject to the sale contract and applicable permits.
