Service Areas
Industrial Renovation in Union Avenue Historic District, Pueblo
Brick and timber from the 1880s do not forgive a careless renovation, and the buildings of downtown Pueblo's Union Avenue district are full of both. We take on interior buildouts, structural repairs, mechanical upgrades and tenant work in older commercial and industrial buildings, usually for owners who need a working office, shop or light industrial space inside a masonry shell. The work is slower than new construction and more rewarding to get right.
The district covers 27 acres of downtown with 69 contributing properties, including Union Depot, the Vail Hotel and the Quaker Flour Mill, many built in the 1880s. A flour mill is an industrial building by origin, and its heavy floors, deep sections and large openings still suit light manufacturing, storage and food and beverage users. Owners who want that kind of space downtown ask us what the building will support before they ask what it will cost.
Downtown sits along tracks shared by Union Pacific and BNSF, and the depot on Victoria Avenue and B Street was built in 1889 to 1890. Regular passenger service has ended, though proposals include Front Range Passenger Rail and a possible Amtrak Southwest Chief stop. Those proposals are not promises, and we never price a project on the assumption that one will happen.
What an old masonry building hides
Before we price, we open walls. Old brick may have been repointed with the wrong mortar, floor joists may have been cut for pipe runs and basements can hide coal chutes, vaults and wet footings. We measure, probe and photograph the building, then write allowances for what is likely and exclusions for what is not.
The 1921 flood, the largest in Pueblo's history, sent waters as deep as 18 feet through downtown and devastated the district, after which the Arkansas River was rerouted. We treat that history as a reason to check lower levels for water damage, old patches and foundation movement, and to design drainage and sump work for any basement we plan to use.
Codes for existing buildings
The Pueblo Regional Building Department lists the 2021 IBC, IEBC, IECC, IMC, IFGC and IFC as in effect, with the 2023 National Electrical Code and the Colorado Plumbing Code (2021 IPC). The IEBC matters most here, since it governs alterations to existing buildings and sets out what upgrades are triggered by a change of use. We meet with the reviewer before design is final so that we know how the department reads it.
The city reports an average commercial price of $78.80 per square foot in the Downtown Opportunity Zone and says commercial approvals currently take about 75 days. We use those numbers as a check on the market, not as a budget, since a historic shell with a fresh mechanical system rarely lands near an average.
Phasing work around tenants and neighbors
Downtown buildings often share walls, alleys and loading areas, so we plan the work in phases that keep neighboring businesses open. Deliveries come in off-peak, dumpsters are placed where they will not block a doorway and dust barriers go up before demolition begins. We keep a log of vibration and noise on jobs that touch fragile neighbors.
We also work with owners on staging. A building can be brought up to code and rented in stages, with the first floor opening while the upper floors are still shells. That approach shortens the time before the first rent check, and it can be paired with phased construction in occupied sites when an existing tenant stays in place.
Work we do in the district
Typical scopes include industrial office buildouts, industrial tenant improvements for shops and light manufacturers, and larger renovation and modernization projects that replace roofs, mechanical systems and floors. We also add mezzanines and catwalks where tall ceilings allow.
When a slab or a structural bay has failed, we handle demolition and slab replacement in a way that protects the foundation and the neighbors. Heavy equipment inside an old building is rare, so we usually cut and remove in small pieces and haul by hand or small loader. Owners who also run a plant on the south side near the mill often ask us to match finishes and details between the two.
Safety in old buildings
Old buildings can contain lead paint, asbestos-containing materials and unstable plaster. We test before we cut, hire licensed abatement firms when needed and set up containment before any work begins. Every crew on our job wears the right protection and are briefed on what the testing found.
Fire protection comes next. Open stairwells, wood floors and old wiring raise the risk, so we plan hot work with watches, keep extinguishers close and coordinate with the fire official on temporary protections during construction.
Structural shoring is the last piece. When we open a wall, remove a column or cut a stair, we bring in an engineer's shoring plan first and keep the temporary supports until the permanent ones are tested. Old floors give warning sounds before they fail, and we teach crews to stop and call when they hear them.
Renovating downtown space for industrial use?
Give us the address and the use you have in mind. We will open a few walls, check the structure and give you a straight answer about cost and schedule. For larger plants, see our Pueblo work.
Questions and Answers
Can a historic downtown building be used for light industrial work?
Often yes, if the floor can carry the equipment and the building meets the fire and access rules for its new use. We check floor capacity, ceiling height, ventilation and egress, then explain what upgrades the existing building code requires. Some uses fit better than others, and we say so before design money is spent.
Which building codes apply to a renovation downtown?
The Pueblo Regional Building Department lists the 2021 IBC, IEBC, IECC, IMC, IFGC and IFC, along with the 2023 National Electrical Code and the Colorado Plumbing Code. For an older building the existing building code usually does the most work. We confirm the department's reading in a pre-application meeting.
How long will approvals take?
The city says commercial approvals currently take about 75 days. We start the paperwork while design is still being finished and answer reviewer comments quickly. Historic character may add steps if the building has special review requirements, so we ask about that at the start.
Can we keep the building occupied during the work?
Often, with a plan. We separate the work zone with dust barriers and negative air where needed, run noisy tasks outside business hours and give the tenant a weekly schedule. Utility shutdowns are announced in advance and kept short. If the tenant's operation cannot tolerate any interruption, we say so early and propose a phased layout.
Do you worry about the flood history?
We do. The 1921 flood reached depths of 18 feet downtown, after which the river was rerouted. Lower levels in older buildings deserve a careful look for water damage, and we add drainage, sump and moisture control where needed. We would rather find a wet footing in design than during excavation.
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Ready to talk about your project?
Tell us about the site, the heaviest loads and the date that matters. We will review the scope and follow up with next steps for your Pueblo project.