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Avon Conditions Survey
Table of Contents
May 2007
Section 1: Survey Overview 1
Section 2: Colorado Urban Renewal Statutes and Blighted Areas 2
Section 3: Conditions Indicative of the Presence of Blight 5
Section 4: Survey Area Location, Definition, and Description 9
Section 5: Survey Findings
Section 6: Survey Summary and Recommendation
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Avon Conditions Survey May 2007
Section 1: Survey Overview
The Avon Conditions Survey ( "Survey ") is an examination and analysis of various
conditions found within a defined geographic area within the municipal limits of
Avon, Colorado to determine if the area qualifies as "blighted" within the meaning of
Colorado Urban Renewal law.
The Survey is a necessary step if urban renewal, as defined and authorized by Colorado
statutes, is to be used as a tool by the Town of Avon ( "Town ") to remedy and prevent
conditions of blight. The findings and conclusions presented in this report are intended
to assist the Town in making a final determination as to whether the Survey Area
qualifies as blighted and, consequently, the feasibility and appropriateness of using
urban renewal as a reinvestment tool.
To conduct the Survey and prepare the Avon Conditions Survey report, the Town of
Avon retained the services of Denver -based consulting firms Matrix Design Group
(planning, environmental, engineering, and design services) and Leland Consulting
Group (market, economic, and financial analysis).
The general methodology for the Survey was as follows: First, the specific geographic
territory ( "Survey Area ") to be evaluated was determined by the Town. Next, general
information about the Survey Area was gathered, such as right -of -way and parcel
boundaries, aerial photography, etc. The Survey Area was then evaluated for evidence
of blight through two means: a thorough field reconnaissance of the Survey Area
to document observed physical conditions of blight; and a data collection effort to
gather information about blight factors that are not visually observable. The Survey
results were then categorized and analyzed as to their applicability to the blight factors
outlined in the Colorado Urban Renewal statutes. Finally, the findings and conclusions
regarding blight found within the Survey Area were prepared and presented in this
report.
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Avon Conditions Survey May 2007
Section 2: Colorado Urban Renewal Statutes and Blighted Areas
In the Colorado Urban Renewal Law, Colo. Rev. Stat. § 31- 25-lol et seq. (the "Urban
Renewal Law "), the legislature has declared that an area of blight "constitutes a serious
and growing menace, injurious to the public health, safety, morals, and welfare of
the residents of the state in general and 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...."
Under the Urban Renewal Law, the term "blighted area" describes an area with
an array of urban problems, including health and social deficiencies, and physical
deterioration. See Colo. Rev. Stat. § 31-25- 103(2). Before an urban renewal authority
can be created and remedial action can be taken, however, the Urban Renewal Law
requires a finding by the appropriate governing body that an area such as the Survey
Area constitutes a blighted area. Id. § 107(l).
The blight finding is a legislative determination by the municipality's governing body
that, as a result of the presence of factors enumerated in the definition of "blighted
area," the area is a detriment to the health and vitality of the community requiring the
use of the municipality's urban renewal powers to correct those conditions or prevent
their spread. In some cases, the factors enumerated in the definition are symptoms
of decay, and in some instances, these factors are the cause of the problems. The
definition requires the governing body to examine the factors and determine whether
these factors indicate a deterioration that threatens the community as a whole.
For purposes of the Survey, the definition of a blighted area is premised upon the
definition articulated in the Urban Renewal Law, as follows:
"'Blighted area' means an area that, in its present condition and use and, by reason of
the presence of at least four of the following factors, substantially impairs or arrests the
sound growth of the municipality, retards the provision of housing accommodations, or
constitutes an economic or social liability, and is a menace to the public health, safety,
morals, or welfare:
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Avon Conditions Survey May 2007
a)
b)
C)
d)
e)
P
g)
h)
i)
j)
k)
Slum, deteriorated, or deteriorating structures;
Predominance of defective or inadequate street layout;
Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
Unsanitary or unsafe conditions;
Deterioration of site or other improvements,
Unusual topography or inadequate public improvements or utilities;
Defective or unusual conditions of title rendering the title non - marketable;
The existence of conditions that endanger life or property by fire or other
causes,
Buildings that are unsafe or unhealthy for persons to live or work in because of
building code violations, dilapidation, deterioration, defective design, physical
construction, or faulty or inadequate facilities,
Environmental contamination of buildings or property; or
The existence of health, safety, or welfare factors requiring high levels of
municipal services or substantial physical underutilization or vacancy of sites,
buildings, or other improvements"
In addition, paragraph (I.) states, "if there is no objection by the property owner or
owners and the tenant or tenants of such owner or owners, if any, to the inclusion of
such property in an urban renewal area, 'blighted area' also means an area that, in
its present condition and use and, by reason of the presence of any one of the factors
specified in paragraphs (a) to (k.5) of this subsection...."
The statute also states a separate requirement for the number of blight factors that
must be present if private property is to be acquired by eminent domain. At § 31-25-
105.5(5), paragraph (a.) states, "'Blighted area'shall have the some meaning as set forth
in section 31 -25-103 (2), except that, for purposes of this section only, 'blighted area'
means an area that, in its present condition and use and, by reason of the presence of
at least five of the factors specified in section 31 -25-103 (2)(a) to
Thus, the state statutes require, depending on the circumstances, that a minimum
of either one, four, or five blight factors be present for an area to be considered a
"blighted area" At the time of a conditions survey, knowledge of future objections by
property owners or tenants to being included in an urban renewal area, and knowledge
of future use of eminent domain to acquire private property will most likely not be
available. Consequently, the conservative approach of requiring the presence of at
least five of the eleven blight factors in the Survey Area will be used as the basis for the
recommendations in this report.
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Several principles have been developed by Colorado courts to guide the determination
of whether an area constitutes a blighted area under the Urban Renewal Law. First,
the absence of widespread violation of building and health codes does not, by itself,
preclude a finding of blight. According to the courts, "the definition of `blighted area'
contained in [the Urban Renewal Law] is broad and encompasses not only those areas
containing properties so dilapidated as to justify condemnation as nuisances, but also
envisions the prevention of deterioration."
Second, the presence of one well- maintained building does not defeat a determination
that an area constitutes a blighted area. Normally, a determination of blight is based
upon an area "taken as a whole," and not on a building -by- building, parcel -by- parcel, or
block -by -block basis.
Third, a town's "determination as to whether an area is blighted... is a legislative
question and the scope of review by the judiciary is restricted" A court's role in
reviewing such a blight determination is simply to verify independently if the conclusion
is based upon factual evidence and consistent with the statutory definition.
Based upon the conditions identified in the Survey Area, this report makes a
recommendation as to whether the Survey Area qualifies as a blighted area. The actual
determination itself remains the responsibility of Avon Town Council.
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Section 3: Conditions Indicative of the Presence of Blight
May 2007
As discussed in Section 2, the Colorado Urban Renewal statutes provide a list of 11
factors that, through their presence, may allow an area to be declared as blighted. This
section elaborates on those 11 factors by describing some of the conditions that might
be found within the Survey Area that would indicate the presence of those factors.
Slum, Deteriorated, or Deteriorating Structures:
During the field reconnaissance of the Survey Area, the general condition and level
of deterioration of a building is evaluated. This examination is limited to a visual
inspection of the building's exterior condition and is not a detailed engineering or
architectural analysis, nor does it include the building's interior. The intent is to
document obvious indications of disrepair and deterioration to the exterior of a
structure found within the Survey Area. Some of the exterior elements observed for
signs of deterioration include:
Primary Elements (exterior walls, visible foundation, roof)
Secondary Elements (fascia /soffits, gutters /downspouts, windows /doors,
fagade finishes, loading docks, etc.)
Ancillary Structures (detached garages, storage buildings, etc.)
Predominance of Defective or Inadequate Street Layout:
The presence of this factor is determined through a combination of both field
observation as well as an analysis of the existing transportation network and vehicular
and pedestrian circulation patterns in the Survey Area by persons with expertise in
transportation planning and /or traffic engineering. These conditions include:
• Inadequate Street or Alley Widths, Cross - Sections, or Geometries
• Poor Provisions or Unsafe Conditions for the Flow of Vehicular Traffic
• Poor Provisions or Unsafe Conditions for the Flow of Pedestrians
• Insufficient Roadway Capacity Leading to Unusual Congestion of Traffic
• Inadequate Emergency Vehicle Access
• Poor Vehicular /Pedestrian Access to Buildings or Sites
• Poor Internal Vehicular /Pedestrian Circulation
• Excessive Curb Cuts /Driveways in Commercial Areas
These conditions can affect the adequacy or performance of the transportation system
within the Survey Area, creating a street layout that is defective or inadequate.
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Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness:
This factor requires an analysis of the parcels within the Survey Area as to their
May 2007
potential and usefulness as developable sites. Conditions indicative of the presence of
this factor include:
• Lots that are Long, Narrow, or Irregularly Shaped
• Lots that are Inadequate in Size
• Lots with Layouts or Configurations that are Obsolete or Impractical
• Lots with Layouts or Configurations that Result in Stagnant, Misused, or
Unused Land
This analysis considers the shape, orientation, and size of undeveloped parcels within
the Survey Area and if these attributes would negatively impact the potential for
development of the parcel. This evaluation is performed both through observation in
the field and through an analysis of parcel boundary maps of the Survey Area.
Unsanitary or Unsafe Conditions:
Conditions observed within the Survey Area that qualify under this blight factor include:
• Floodplains or Flood Prone Areas
• Inadequate Storm Drainage Systems /Evidence of Standing Water
• Poor Fire Protection Facilities
• Above Average Incidences of Public Safety Responses
• Inadequate Sanitation or Water Systems
• Existence of Contaminants or Hazardous Conditions or Materials
• High or Unusual Crime Statistics
• Open Trash Dumpsters
• Severely Cracked, Sloped, or Uneven Surfaces for Pedestrians
• Illegal Dumping
• Vagrants /Vandalism /Graffiti /Gang Activity
• Open Ditches, Holes, or Trenches in Pedestrian Areas
These represent situations in which the safety of individuals, especially pedestrians
and children, may be compromised due to environmental and physical conditions
considered to be unsanitary or unsafe.
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Avon Conditions Survey May 2007
Deterioration of Site or Other Improvements:
The conditions that apply to this blight factor reflect the deterioration of various
improvements made on a site other than building structures. These conditions may
represent a lack of general maintenance at a site, the physical degradation of specific
improvements, or an improvement that was poorly planned or constructed. Overall,
the presence of these conditions can reduce a site's usefulness and desirability and
negatively affect nearby properties.
• Neglected Properties or Evidence of General Site Maintenance Problems
• Deteriorated Signage or Lighting
• Deteriorated Fences, Walls, or Gates
• Deterioration of On -Site Parking Surfaces, Curb & Gutter, or Sidewalks
• Poorly Maintained Landscaping or Overgrown Vegetation
• Poor Parking Lot /Driveway Layout
• Unpaved Parking Lot on Commercial Properties
Unusual Topography or Inadequate Public Improvements or Utilities:
The focus of this factor is on the presence of unusual topographical conditions that
could make development prohibitive, such as steep slopes or poor load- bearing soils, as
well as deficiencies in the public infrastructure system within the Survey Area that could
include:
• Steep Slopes /Rock Outcroppings /Poor Load - Bearing Soils
• Deteriorated Public Infrastructure (street /alley pavement, curb, gutter,
sidewalks, street lighting, storm drainage systems)
• Lack of Public Infrastructure (same as above)
• Presence of Overhead Utilities or Billboards
• Inadequate Fire Protection Facilities /Hydrants
• Inadequate Sanitation or Water Systems
Defective or Unusual Conditions of Title Rendering the Title Non - Marketable:
Certain properties can be difficult to market or redevelop if they have overly restrictive
or prohibitive clauses in their deeds or titles, or if they involve an unusually complex or
highly divided ownership arrangement. Examples include:
Properties with Disputed or Defective Title
Multiplicity of Ownership Making Assemblages of Land Difficult or
Impossible
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Existence of Conditions that Endanger Life or Property by Fire and Other Causes:
A finding of blight within this factor can result from the presence of the following
conditions, which include both the deterioration of physical improvements that
can lead to dangerous situations as well as the inability for emergency personnel or
equipment to provide services to a site:
• Buildings or Sites Inaccessible to Fire and Emergency Vehicles
• Blocked /Poorly Maintained Fire and Emergency Access Routes /Frontages
• Insufficient Fire and Emergency Vehicle Turning Radii
• Buildings or Properties not in Compliance with Fire Codes, Building Codes,
or Environmental Regulations
Buildings that are Unsafe or Unhealthy for Persons to Live or Work In:
Some of the conditions that can contribute to this blight factor include:
Buildings or Properties not in Compliance with Fire Codes, Building Codes,
or Environmental Regulations
Buildings with Deteriorated Elements that Create Unsafe Conditions
Buildings with Inadequate or Improperly Installed Utility Components
Environmental Contamination of Buildings or Property:
This factor represents the presence of contamination in the soils, structures, water
sources, or other locations within the Survey Area.
Presence of Hazardous Substances, Liquids, or Gasses Found at a Site
Existence of Factors Requiring High Levels of Municipal Services or Substantial
Physical Underutilization or Vacancy of Sites, Buildings, or Other Improvements:
The physical conditions that would contribute to this blight factor include:
• Sites with a High Incidence of Fire, Police, or Emergency Responses
• Sites Adjacent to Streets /Alleys with a High Incidence of Traffic Accidents
• Sites with a High Incidence of Code Enforcement Responses
• An Undeveloped Parcel in a Generally Urbanized Area
• A Parcel with a Disproportionately Small Percentage of its Total Land Area
Developed
• Vacant Structures or Vacant Units in Multi -Unit Structures
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Avon Conditions Survey May 2007
Section 4: Survey Area Location, Definition, and Description
The Avon Conditions Survey Area is located in the Town of Avon in Eagle County,
Colorado, approximately eight miles west of Vail and 8o miles west of Denver. The
Survey Area is centered around the majority of Avon's commercial core and is bisected
into northern and southern halves by Interstate 70. The Survey Area is generally
bounded on the south by the Eagle River, on the west by properties along the west
side of Metcalf Road, and on the east by the eastern end of the East Avon commercial
area and undeveloped parcels along the east side of Buck Creek Road. The northern
boundary follows a "U" shape pattern, as the Survey Area on the west extends north
along Metcalf Road to the southern boundary of the Wildridge residential area, in
the center by undeveloped land north of the development along the north side of
Nottingham Road, and on the east approximately one -half mile north along Buck Creek
Road from Nottingham Road. Exhibit 1: Survey Area Location Map shows the location
of the Avon Conditions Survey Area as it relates to the municipal boundaries of the
Town of Avon.
The Survey Area measures 563 acres in total area. Within the Survey Area are 200
separate real property parcels measuring 448 acres, and public or railroad rights -of-
way totaling 115 acres. Most of the parcels in the Survey Area are developed, with the
notable exception of three large parcels of mountainous terrain located at the extreme
western, northern, and eastern edges of the Survey Area. Exhibit 2: Survey Area Parcel
Map shows the location of the 200 parcels and areas of public or railroad right -of -way.
Approximately 6o of the 200 parcels are residential condominium units.
North of Interstate 70, the area along Metcalf Road is a mix of residential condominium
properties to the north and light industrial /commercial services to the south.
Nottingham Road has a similar land use mix, with commercial properties found at
the western and eastern ends, and residential condominium properties in the center.
South of Interstate 70, the eastern half of the Survey Area consists of the West Avon
and East Avon commercial core areas centered along Avon Road. The western half of
the Survey Area south of Interstate 70 is dominated by Nottingham Lake and Park,
residential and civic uses, and a large mobile home community to the far west. A
small portion of the Survey Area lies south of the railroad tracks and consists of retail
properties and the new Westin hotel and gondola development currently under
construction.
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Avon Conditions Survey
Exhibit 1: Survey Area Location Map
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May 2007
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Avon Conditions Survey May 2007
Exhibit 2: Survey Area Parcel Map
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Avon Conditions Survey
Section 5: Survey Findings
May 2007
The overall findings of the Avon Conditions Survey are presented in this section. These
findings are based on the analysis of data collected and field surveys conducted in
March and April, 2007.
Slum, Deteriorated or Deteriorating Structures:
Several structures in the Survey Area exhibit evidence of deterioration of one or more
exterior building components. Examples of these deteriorating structures include:
• Residential units above a grocery store in East Avon commercial area have
deteriorated windows, doors, and external finishes
• Residential properties near Nottingham Lake and along Nottingham Road
with significant weathering of wood siding or faded /peeling paint
• Residential property near Nottingham Lake with deteriorated wood -
shingle roof
• Retail establishment along East Beaver Creek Boulevard in East Avon with
deteriorated covered parking ceiling, deteriorated facade finishes, and
cracked facade surfaces
• Commercial business along Metcalf Road with deteriorated /weathered
exterior finishes and windows
Deteriorated windows, doors, and exterior finishes
on residential units above retail in East Avon
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Cracked and faded exterior wood siding on
residential property near Nottingham Lake
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Deteriorated stairs, doors, and exterior finishes on
residential property on Nottingham Road
Deteriorated parking area ceiling at retail business in
East Avon
Predominance of Defective or Inadequate Street Layout:
Evidence of defective or inadequate street layout within the Survey Area was gathered
through visible observation of conditions during the field survey, by review of maps
and aerial photos of streets within the Survey Area, and through information provided
by the Town of Avon. On March 7, 2007, the consultants interviewed Bob Reed,
Public Works Director and Norm Woods, Town Engineer. During those interviews, Mr.
Reed and Mr. Woods provided evidence to the consultants concerning a number of
conditions that are consistent with this blight factor. Some of the conditions within the
Survey Area that reflect defective or inadequate street layout are:
• Incomplete (three - quarters) roundabout prevents traffic from turning left
from Benchmark Road onto northbound Avon Road
• Parcel along Buck Creek Road and Swift Gulch Road that is inaccessible by
vehicle due to the grade difference between the parcel and the road
• Poor internal vehicular circulation at a number of developments, primarily
along Metcalf and Nottingham Road, which requires vehicles to back out
or perform complicated turning movements to leave the property
• Inadequate turning radii and street cross - sections in East Avon
• Lack of truck loading areas at businesses along Metcalf Road and
Nottingham Road forcing trucks to block the road during deliveries
• Narrow street -cross sections along Nottingham Road near Buck Creek
Road
• Inadequate road geometry in West Avon commercial area
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Poor internal vehicular circulation at commercial
establishment along Metcalf Road
Poor vehicular access to parcel between 1 -7o and
Swift Gulch Road
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Three - quarters roundabout prevents left turns from
Benchmark Road onto Avon Road
Poor vehicular access to parcel along Buck Creek
Road due to grade differences
Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness
Several parcels of insufficient size or with a faulty shape or configuration are found
within the Survey Area. Typically, these parcels are found in the parts of the Study Area
near the Eagle River or with mountainous terrain.
• Several parcels along Metcalf Road are long and narrow and have steep
slopes
• Long, narrow parcel along Buck Creek Road
• Narrow and insufficiently -sized parcel along Nottingham Road
• Insufficiently -sized parcels near Avon Road and East Beaver Creek
Boulevard
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Avon Conditions Survey
Narrow and irregularly- shaped parcel along Metcalf
Road
May 2007
Narrow and irregularly- shaped parcel along Buck
Creek Road
Unsanitary or Unsafe Conditions:
Some of the conditions that fall under this blight factor were observed during the
field survey, and some have been identified and provided by Bob Reed, Public Works
Director and Norm Woods, Town Engineer, during an interview on March 7, 2007.
These unsanitary or unsafe conditions range from pedestrian hazards to open trash
dumpsters to drainage and Stormwater run -off problems. A few examples:
• Buckled sidewalk concrete creating a pedestrian hazard in East Avon
• Lack of sidewalks along busy roads where pedestrians often walk
• Stormwater runoff and debris problems along Nottingham Road
• Stormwater drainage problems along Metcalf Road
• Pedestrians using an unsafe "shortcut" between bus stop and retail stores
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Uncovered trash dumpster at business on Metcalf
Road creates a potential hazard for children
Lack of sidewalks along many roads within the
Survey Area put pedestrians at risk
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Lack of direct sidewalk connection between bus stop
and retail center creates unsafe pedestrian shortcuts
May 2007
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Severely buckled sidewalk creates a pedestrian
hazard near retail store in East Avon
Deterioration of Site or Other Improvements:
Many examples of deteriorated site improvements were observed throughout the
Survey Area. These conditions range from general site maintenance problems to
physical elements that have reached the end of their lifespan or that were poorly
constructed or designed. Many of these conditions also reflect the impact of Avon's
cold and snowy winter weather and the freeze -thaw cycles that occur. Some of the
deteriorated site improvement conditions found include:
• Overgrown vegetation, deteriorating parking lot surfaces, and an
abandoned refrigerator at a vacant building on Metcalf Road
• Retail store sign showing cracked wood and peeling paint in East Avon
• Substandard parking lot construction and retaining wall at a residential
property along Nottingham Road
• Numerous examples throughout the Survey Area of severely cracked and
crumbled asphalt in parking lots, potholes in parking lots, and cracked or
broken on -site concrete curb and sidewalks
• Poor parking lot layout at a business near Metcalf and Nottingham
intersection with cars double - parked and nearly protruding into the street
• Narrow driveways and unstriped parking areas at businesses along
Metcalf Road
• Businesses on Metcalf Road with unpaved /gravel parking areas
• Deteriorated fence at a property on Metcalf Road
• Weathered trash and debris and a retaining wall with clear evidence of
water damage at a retail property in East Avon
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Overgrown vegetation and abandoned refrigerator Deteriorating retaining wall and substandard parking
in front of vacant building on Metcalf Road area at property along Nottingham Road
Crumbled asphalt parking surface at business in
West Avon
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Deteriorating sign at retail establishment in East
Avon commercial area
Curb separating from cracked sidewalk near lodging Deteriorated stop block with exposed rebar at retail
facility in East Avon commercial area establishment along Nottingham Road
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Poor parking lot layout, lack of defined parking
entrance at business along Nottingham Road
Crumbled asphalt and deteriorated bollards at
parking lot in West Avon commercial area
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Poor parking lot layout at commercial establishment
along Metcalf Road
Poor site maintenance and cracked retaining wall
with water damage evidence in East Avon
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Deteriorated parking lot curb and asphalt parking Deteriorated fence and poor site maintenance at
surface at shopping center in East Avon commercial business along Metcalf Road
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Unusual Topography or Inadequate Public Improvements or Utilities:
Several instances of unusual topography or inadequate public improvements were
observed in the Survey Area. Most of the inadequate public improvements consist
of the lack of curb, gutter, and sidewalks on several roads in the Survey Area. A few
examples:
• Overhead utility lines and hilly terrain in areas along Metcalf Road
• Lack of sidewalks, curb and gutter along Metcalf Road, Nottingham Road,
and West Beaver Creek Boulevard
• Disconnected sidewalks in the East Avon commercial areas where
pedestrian activity is frequently encountered
Overhead power lines and steep topography along
Metcalf Road
Lack of sidewalks, curb, and gutter along
Nottingham Road
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Lack of sidewalks, curb, and gutter along Metcalf
Road
Incomplete sidewalk connections between retail
establishments in East Avon commercial area
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Defective or Unusual Conditions of Title Rendering the Title Non - marketable:
No evidence of properties with defective or unusual conditions of title was found
within the Survey Area.
Existence of Conditions that Endanger Life or Property by Fire and Other Causes-,
Several examples of conditions that endanger life or property by fire or other causes
are known to exist in the Survey Area. On March 7, 2007, the consultants interviewed
Carol Gill - Mulson, Deputy Chief of the Eagle River Fire Protection District. During that
interview, Ms. Gill - Mulson provided information relating to conditions present at
several properties that may endanger life or property. Some of these include:
• Inadequate fire access lanes or restricted single fire access points at
properties located in the East Avon commercial area, in the multi-
family residential and lodging areas north of Nottingham Lake, and at
commercial properties along Metcalf Road
• Several buildings on Metcalf Road and around Nottingham Lake without
direct access to fire or emergency vehicles
• Lack of sprinklers or fire alarm systems in several buildings throughout the
Survey Area
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Rear of commercial buildings along Metcalf Road are
inaccessible to fire and emergency vehicles
Residential buildings on Beaver Creek Boulevard with
poor accessibility to fire and emergency vehicles
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Avon Conditions Survey May 2007
Buildings that are Unsafe or Unhealthy for Persons to Live or Work In:
The Town of Avon Engineer, Norm Woods, during an interview on March 7, 2007,
provided information that a number of properties in the Survey Area have documented
fire and /or building code violations of various types. Examples include:
Several industrial and commercial buildings along Metcalf Road
Residential buildings along West Beaver Creek Boulevard
Commercial buildings in the East Avon area
These fire code and building code violations demonstrate the existence of unsafe or
unhealthy conditions within the buildings on these properties.
Environmental Contamination of Buildings or Property:
No evidence of environmental contamination of buildings or properties was found
within the Survey Area.
Existence of Factors Requiring High Levels of Municipal Services or Substantial
Physical Underutilization or Vacancy of Sites, Buildings, or Other Improvements:
Evidence of conditions consistent with this blight factor was developed through both
on -site field observation, as well as through information provided by the Town. In an
interview with the consultants on March 7, 2007, Mike Kozak, Avon Chief of Police,
provided information pertaining to properties within the Survey Area with abnormally
high levels of police call activity. Likewise, Deputy Fire Chief Carol Gill - Mulson, during
her interview on the same day, provided information about properties with abnormally
high levels of fire or emergency calls. A few examples:
High level of police calls to several residential properties on Metcalf Road
High level of police calls to a residential /lodging facility along West Beaver
Creek Road
High level of police calls to a retail establishment in the East Avon
commercial area
Through field observation, several properties were identified that contained vacant
structures or vacant units in multi-unit structures. Also, several parcels were identified
that are undeveloped yet are located in an otherwise developed area. Some of these
include:
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Avon Conditions Survey
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• Vacant commercial structure on Metcalf Road
• Vacant storefronts in a shopping center in East Avon
• Undeveloped parcel in the heart of the West Avon commercial area
• Undeveloped parcels along Metcalf Road and Nottingham Road
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Vacant commercial structure along Metcalf Road
Undeveloped parcel in developed area along
Nottingham Road
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Vacant retail spaces in retail center in East Avon
commercial area
All"
Undeveloped parcel in developed commercial area in
West Avon
MAix ptg' 22 Leland Consulting Group
Avon Conditions Survey May 2007
Section 6: Survey Summary and Recommendation
Within the entire Survey Area, nine of the 11 blight factors were found. The two factors
not identified within the Survey Area were "Environmental Contamination of Buildings
or Property" and "Defective or Unusual Conditions of Title."
The following two exhibits help summarize the observations of blight conditions found
within the Survey Area. Exhibit 3: Count of Parcels by Specific Blight Factor lists the
nine blight factors that were observed in the Survey Area, and the number of parcels
(out of 200 total) on which each factor was identified or observed.
Exhibit 3: Count of Parcels by Specific Blight Factor
Blight Factor
# Parcels
Unusual Topography Or Inadequate Public Improvements Or Utilities
115
Unsanitary Or Unsafe Conditions
85
Predominance Of Defective Or Inadequate Street Layout
83
Deterioration Of Site Or Other Improvements
35
The Existence Of Conditions That Endanger Life Or Property By Fire Or Other Causes
21
Slum, Deteriorated Or Deteriorating Structures
21
High Levels Of Municipal Services / Underutilization Or Vacancy Of Sites, Buildings, Or Improvements
15.
Faulty Lot Layout In Relation To Size, Adequacy, Accessibility, Or Usefulness
8
Buildings That Are Unsafe Or Unhealthy For Persons To Live Or work In
7
Environmental Contamination Of Buildings Or Property
o
Defective Or Unusual Conditions Of Title Rendering The Title Nonmarketable
0
Each of the 200 parcels in the Survey Area has the potential to have blighted conditions
that would allow it to qualify under any number from zero to 11 of the 11 factors of
blight. Exhibit 4: Count of Parcels by Number of Unique Blight Factors shows how
many parcels had blighted conditions for each of these unique blight factor counts.
MFWiXl�n.
23 Leland Consulting Group
Avon Conditions Survey
Exhibit 4: Count of Parcels by Number of Unique Blight Factors
# Unique Blight Factors
# Parcels
0
26
1
76
2
34
3
32
4
12
5
18
6
2
7
0
8
0
9
0
10
0
�i
o
Tota 1
200
May 2007
Conclusion
It is the recommendation of this Conditions Survey report to the Town of Avon that
the Survey Area in its present condition may be declared a "blighted area" as defined
in Colo. Rev. Stat. § 31-25- 103(2) by reason of the documented evidence of the existing
conditions found in the Survey Area, the applicability of those conditions to the 11
blight factors defined in Colorado law, and the existence of five or more of those factors
within the Survey Area.
■
p .�1 WLK[ Stg1G[7t„ �4 Leland Consultusg Group