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Home My WebLink AboutVail Parcels P3 & J Draft Report.pdf � � _ ��y ` � �� i � � � � ' �- � � �j ,�� - i� � �. � �.. �F � � � � .� � � % � ��, V � '' � � � � ' �� ",�' ,�,�� "' �-•� �� ; ' � ��. . � �'�:/ � �� ,�.._s R.. � s ,�:� .-�,,�,�� he�, rw r - ��'l r��-:�AI�t-- �� . - _ , ... r._ - .�e- r � �Y� � t- �I f'-�.�. ...� � . � � � 4 � ,� - � l� ti '' � _ � , �'�,� �; ��' �� . \� 7 µ._.i� _ ' �� , � �" � — ' � �`�� J � . � ,` , �,. , � � \ �. ` f .r , . � i _. � � a- � /.�� / k`f,�..� �� _\� e� . ,/,� , � � � � - � : . � , J �i!�"'' E _ � �i �, � � � � .!_— � , ��►��+�V��L�� j �� - � G°�C� � ��IC�� C� �� aC� � Draft Report prepared by: � for: i TOWNOFUAIL ' February 2004 Town of Vail—Parcels P3&J Reinvestment Study February 2004 Table of Contents 1.0 Reinvestment Study Purpose..............................................................................................................1 2.0 Study Area Location and Definition.....................................................................................................2 3.0 Study Area Description.........................................................................................................................5 4.0 Colorado Urban Renewal Law.............................................................................................................6 5.0 Conditions Contributing to a Finding of Blight....................................................................................8 6.0 Field Survey Findings.........................................................................................................................11 7.0 Summary of Findings .........................................................................................................................13 Table of Exhibits Exhibit 1: Regional Context Map......................................................................................................................3 Exhibit2: Study Area Map................................................................................................................................4 Exhibit 3: Selected Study Area Photographs................................................................................................14 i � IyfA114�17F'_ 4 Town of Vail—Parcels P3&J Reinvestment Study February 2004 1.0 Reinvestment Study Purpose The purpose of this reinvestment study is to determine whether the Vail Parcels P3 & J Study Area ("Study Area") constitutes a "blighted area"within the meaning of Colorado Urban Renewal Law, and whether the Study Area should be recommended for such urban renewal efforts as the Town of Vail may deem appropriate to prevent further deterioration and blight. ��,,k,� � � Town of Vail—Parcels P3&J Reinvestment Study February 2004 2.0 Study Area Location and Definition The Vail Parcels P3 & J Study Area is located in the Town of Vail in the State of Colorado, roughly 100 miles west of Denver along Interstate 70 (see Exhibit 1: Regional Context Map). The Study Area is generally situated within the Vail Village part of the Town, approximately one block west of Vail Valley Drive and immediately south of Gore Creek Drive and north of South Hanson Ranch Road (see Exhibit 2: Study Area Map). The Study Area is 0.73 acres in size and consists of 2 real estate parcels: Parcel P3 and Parcel J, and a portion of the public right-of-way. II!E�!'I k a� � � Town of Vail—Parcels P3&J Reinvestment Study February 2004 Exhibit 1 : Regional Context Map �, � —! _�_�� - - ��ru�� -- •� - ,� . ;L, '; --- �,� -, �tit� �,�` }. f;�--� � �, , �� ' sa�n��;rar� 5e, �,+�V�L�' �i: �'�. ' "I ' �� h� �r �"..��,- _' . � -' �; � �'.Y. Y�J _ -_ - .. �.�I..'ili� -�.'�y� �:.- ' I - �� I �I_ "111 �*� ,^,�• '1k,[+ - I��1 r'li� . � I, °4 � II' � �l !_ Y '5,5 �L. i� _..- i �� :_ � _ ti. i�� ' - -- -i� `t'��T'ti-� ., ' _ � , ° r. �� _ .�� i. i-�.';� T'- �, -- , ��, � i � r � I� � - � � � '� ".�,.r� �,'� i � � 4'_ � ;� f,,,,�� , '..;" � — � .� , _..�.i� `!� _ � _ '� ,� J ,r� ��?�'.�� . - --.!-- '� ' �� _ . , �Qlcxad�a ��,,k,� 3 �� Town of Vail—Parcels P3&J Reinvestment Study February 2004 Exhibit 2: Study Area Map s - , � .:�, �. ,, �r�.�+„� �.�. �_ �� - y - ' � � �� M1__4�_��, � I� ..i { sis _ `75�5. � i.r y ��X`� � � _. ,�y .i——�'- . .�. _ f .,' � a `� `` � '�'� -`}�'� � � 4_ a w� - �,`.„,. ►.� .T�� +� y'•- _ � r. � � ^ 6 �` - �• ' � � '�r`.� - I �d . _ ' , 5 _ r�,- �� -!t�� .- � � � k y. �� ,s� 4� � , �G _ � _�k�, � �'. �� '�, y� �. ��';�". �;! �� _ �"� `` a•.� . s��.� . � � � _ ./ � � t � .. � - � -1, � ^ �.- . v �;��•� :;{ 4 ''.. OQ� t o � .� �� Q D � D � �� i �r i.. • ' . i "�� • ��y�IJ` LJ � �'A��'�. _ �'�,� h�" � R. � -�;r oQ .� .� � ��n � �_ i� � ' �� ° r � �. } �� ., o : _, �. � �� - � ' � '+`- "' , �'f. .� �_ ,�� ' , v � � � - � r� ' � • �, �� - ' ' e�'s � i�, �, 1 5,. �` i'; k. � ti 1 ��' � ,.,� �. .� -y• , ',-� � �. ��!� �,� �r� 4 `� y,a �'�� ' d� �� . � � � ;� � '� � , � � _ ' � ��' � "�'`�,�w, �• ,-, k 'w` -'� °�`i 0 .. �.� � ' � � -� s . �. .. N . - �� ,' fi� -� .�..a A _ � Q �D �� ` C°.5��o J'�`4� a � t .:, �� ,,� 5 -� � }-.: - �'� �,, . '. .. ...'7 " . ^. . . �.- f �, .� ,� k.� .._ w�� . � ._ `' �I. ..F — e,.. ' �� r} ,� � �� /�Y'�,� „3 e� � '"# �'�, �� -.�-. �� •��, '� ` a 'a, *. �� "�'.-_- ,�;w j��' +��' �.- �' =.�' � �� = k�' �. .� _ ,�� -' ' ` ��, - ,, AP-' . -- �, . t � °4 ". � �;�'' p_+�. � . . . _. ' _ "� � _' , � � :� -� . �� ' I 1 I i �. � � Legend N � � Study Area Boundary � Parcel Boundary ��,,k,� 4 �� Town of Vail—Parcels P3&J Reinvestment Study February 2004 3.0 Study Area Description The Study Area is located in the Vail Village part of the Town of Vail. The site consists of two parcels and a portion of the public right-of-way and totals approximately three-quarters of an acre in area. The Study Area sits near the heart of Vail Village and is surrounded by mixed-use commercial and residential developments. Parcel P3, the westernmost of the two parcels, contains an asphalt parking lot and driveway and two smaller areas of landscaped lawn. Parcel J, at the east end of the Study Area, contains an asphalt parking lot, portions of landscaped lawn, and a multi-unit residential structure known as the Villa Valhalla Condominiums. In the center between the two parcels is an area of the public right-of-way that, at present, is not used by the Town as a street, but is part of the same asphalt parking lot and landscaped lawn as Parcel P3 and Parcel J. The zoning on both Parcels P3 and J is the Parking (P) zone designation. The land use on both Parcels P3 and J is "Village Master Plan." Both Parcels P3 and J are owned by Vail Associates. The public right-of-way portion of the Study Area is owned by the Town of Vail. ��,�k,� 5 � Town of Vail—Parcels P3&J Reinvestment Study February 2004 4.0 Colorado Urban Renewal Law In the Colorado Urban Renewal Law, Colo. Rev. Stat. § 31-25-101 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 remedial action can be taken by a public agency, however, the Urban Renewal Law requires a finding by the appropriate governing body that an area such as the Study Area constitutes a blighted area. Id. § 107(1). The determination that an area constitutes a blighted area is a cumulative conclusion attributable to the presence of several physical, environmental, and social factors. Indeed, blight is attributable to a multiplicity of conditions, which, in combination, tend to accelerate the phenomenon of deterioration of an area. For purposes of the study, 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 facfors, 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 healfh, safety, morals, or welfare: a. Slum, deteriorafed, or deteriorating structures; b. Predominance of defective or inadequate sfreet layout; c. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; d. Unsanitary or unsafe conditions; e. Deterioration of site or other improvements; f. Unusual topography; g. Defective or unusual conditions of title rendering the title non-marketable; h. The existence of conditions that endanger life or property by fire and other causes; i. Buildings that are unsafe or unhealthy for persons to live or work in; j. Environmental contamination of buildings or property; or k. Inadequate public improvements or utilities." ��,,k,� 6 � Town of Vail—Parcels P3&J Reinvestment Study February 2004 Additionally, paragraph (l.) 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'a/so 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) of this subsection...." 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. "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. A determination of blight is based upon an area "taken as a whole," and not on a building-by-building or parcel-by-parcel basis. Third, an authority'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. URS was retained by the Town of Vail to perform an independent survey of the Study Area and to determine if it constitutes a blighted area under the Urban Renewal Law. Based upon the conditions existing in the Study Area, this study will make a recommendation as to whether the Study Area constitutes a blighted area. The actual determination itself remains the responsibility of the Town's legislative body. Each parcel was surveyed and evaluated to determine the level of blight within the parcel. When determining whether the Study Area is blighted, however, the entire Study Area was analyzed as a whole. II!E�!'I k a� � � Town of Vail—Parcels P3&J Reinvestment Study February 2004 5.0 Conditions Contributing to a Finding of Blight This section provides a detailed explanation of the type of site conditions that would contribute to the finding of blight for each of the eleven criteria established by Colorado statutes. Slum, Deteriorated, or Deteriorating Structures Field survey efforts examining this blight criterion focus on the general condition and level of deterioration of a building's exterior components, such as: • Exterior walls • Visible foundation • Fascia and soffits • Gutters and downspouts • Exterior finishes • Windows and doors • Exterior stairways and fire escapes • Loading dock areas • Fences, walls, and gates The examination of these structural elements is limited to a visual inspection of condition and not a detailed engineering or architectural analysis. The intent of this portion of the field survey is to identify obvious indications of disrepair and deterioration in the exterior of the structures found within the Study Area. Predominance of Defective or Inadequate Street Layout The analysis conducted for this blight criterion evaluates the effectiveness or adequacy of the streets that surround and penetrate the Study Area. Factors in this section include: • Poor vehicular access to buildings or sites • Poor internal vehicular circulation • Substandard driveway or curb cut definitions • Poor parking lot layout or access The identification of deficiencies in these transportation-related areas is made through both observation in the field as well as through an analysis of Study Area site plan maps and the Study Area's overall integration with the surrounding transportation network. II!E�!'I k a� � � Town of Vail—Parcels P3&J Reinvestment Study February 2004 Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness This blight criterion requires an analysis of the Study Area with regard to its accessibility and usefulness as a developable or developed site. Conditions within this criterion include: • Faulty lot shape • Faulty lot layout • Inadequate lot size • Non-conforming or incompatible land use These factors take into consideration the position and orientation of Study Area structures to other structures (both in and out of the Study Area) as well as the shape, orientation, location, and size of parcels, and if these attributes would negatively impact the potential for development or redevelopment. The analysis is performed both through observation in the field and through an analysis of the Study Area site plan maps and the site plans of the adjacent real estate parcels. Unsanitary or Unsafe Conditions Field survey efforts within this blight criterion focus on the following factors: • Poorly lit or unlit areas • Cracked or uneven surfaces for pedestrians • Poor drainage or standing water • Insufficient grading or steep slopes • Presence of trash, debris, or weeds • Presence of abandoned vehicles • Presence of vagrants, vandalism, or graffiti The presence of these conditions indicate or can contribute to an environment that is unsanitary or unsafe, especially for pedestrians and children. Deterioration of Site or Other Improvements This section focuses on conditions that indicate the lack of general maintenance at a site or, through the presence of these factors, an environment that reduces a site's usefulness and desirability. • Presence of billboards • Deterioration of signage • Neglected, vacant or abandoned properties • Unscreened trash or mechanical equipment • Parking surFace and/or parking curb deterioration • General site maintenance problems • Lack of landscaping ��,�k,� 9 � Town of Vail—Parcels P3&J Reinvestment Study February 2004 Unusual Topography The focus in this section is on the presence of unusual topographical conditions, such as: • Steep slopes • Flood plains and wetlands • Rock outcroppings • Poor load-bearing soils Defective or Unusual Conditions of Title Rendering the Title Non-marketable This criterion, when it does apply, is usually known to exist at the commencement of the blight study. Situations that might be present that cloud the validity of a parcel's title, or titles containing obsolete or restrictive covenants that prevent or impair redevelopment, can adversely affect the marketability and desirability of a property. The Existence of Conditions that Endanger Life or Property by Fire and Other Causes The presence of the following factors can lead to the finding of blight within this criterion: • Buildings or sites inaccessible to fire and emergency vehicles • Blocked or poorly maintained fire and emergency access routes or frontages • Insufficient fire and emergency vehicle turning radii Buildings that are Unsafe or Unhealthy for Persons to Live or Work In Some of the conditions that can contribute to this blight criterion include: • Poor structural design or construction • Inadequate or improper installation of electrical, mechanical, or other utility components • Lack of sanitary water or sewer systems Environmental Contamination of Buildings or Property Factors evaluated in this section include the presence of hazardous substances, liquids, or gasses found within the soils, structures, water sources, or other sites within the Study Area. Inadequate Public Improvements or Utilities This section identifies key deficiencies in the public infrastructure system within the Study Area, including: • Deterioration of street pavement, curb or gutter • Insufficient street lighting • Presence of overhead utilities • Lack of sidewalks ��,,k,� 10 � Town of Vail—Parcels P3&J Reinvestment Study February 2004 6.0 Field Survey Findings The overall findings of the Vail Parcels P3 & J Study Area field survey are presented in this section. This evaluation is based on the analysis of data and field survey conducted in January of 2004. Slum, Deteriorated or Deteriorating Structures The only structure located with the Study Area is the Villa Valhalla Condominiums, located on Parcel J. No visible deterioration of the exterior of this structure was observed that would constitute a finding of blight under this criterion. Predominance of Defective or Inadequate Street Layout An example of defective or inadequate street layout found within the Study Area involves the relationship between the public right-of-way intended as a north-south connection between Gore Creek Drive and South Hanson Ranch Road and the lot lines of Parcels P3 and J. As can be seen from the aerial photo provided in Exhibit 2, a narrow connecting road does exist between these two streets, running through the western portion of Parcel P3, while the public right-of-way created for such a connection remains undeveloped as a street and runs through the middle of the parking lot. While this mismatch between the public right-of-way and the parcel lot lines does represent a form of defective street layout, it was determined that this situation is insufficient to qualify as a finding of blight under the "Predominance of Defective or Inadequate Street Layout" criterion. Faulty Lot Layout No evidence of faulty lot layout was observed within the Study Area, with the exception of the issue discussed in the paragraph above, where the relationship between the lot layout and the street layout mutually create a mismatch between what was intended and what presently exists. Nevertheless, it has been determined that this situation alone is insufficient to quality as a finding of blight. Unsanitary or Unsafe Conditions At the time of the field survey in January 2004, the parking lot and adjacent streets to the Study Area were covered in ice and snow which presents a potentially unsafe environment for pedestrians. However, given Vail's location in a mountainous region that experiences significant snowfall during the winter months, this is not a situation unique to the Study Area and does not represent a condition that alone qualifies as evidence of blight under the "Unsanitary or Unsafe Conditions" criterion. Deterioration of Site or Other Improvements Minor evidence of deterioration of site or other improvements was found within the Study Area. A split rail wooden fence separates the parking lot from the condominium building on Parcel J. A section of the fence rail had come loose and was observed lying on the ground at the time of the field survey. In an other example, a sign identifying the parking lot was bent and its surFace weathered. Neither of these conditions, however, represent a true deterioration of the site or evidence of a lack of general upkeep on the property. Both could be reasonably expected to occur given Vail's extreme winter ��,,k,� 11 � Town of Vail—Parcels P3&J Reinvestment Study February 2004 environment, and both can fixed through simple periodic maintenance. The parking lot and the surrounding grounds are generally in well-kept condition; therefore, it has been determined that these minor examples do not rise to a level necessary to consider the Study Area blighted under this criterion. Unusual Topography No evidence of unusual topography was observed within the Study Area. Defective or Unusual Conditions of Title Rendering the Title Non-marketable There does exist within the Study Area the presence of defective or unusual conditions of title rendering the title non-marketable. Both Parcels P3 and J have titles which contain several restrictive covenants that dictate the nature and intensity of the uses allowed on the property. As a result of these covenants and the adverse conditions of title they create, the owners of these parcels are unable to redevelop their property to a higher or different use that would otherwise be possible or permissible. Consequently, the marketability of these parcels is significantly compromised. This situation creates not only an unreasonable financial disadvantage to the property owners, but to the Town of Vail and its citizens as well. Because of the adverse conditions of title that exist for Parcel P3 and for Parcel J, the sound growth of the Town is clearly impaired and, therefore, the public welfare is not served. This directly qualifies as a condition of blight as intended by the Colorado Urban Renewal statutes. The Existence of Conditions that Endanger Life or Property by Fire and Other Causes No evidence of unusual topography was observed within the Study Area. Buildings that are Unsafe or Unhealthy for Persons to Live or Work In No evidence of unusual topography was observed within the Study Area. Environmental Contamination of Buildings or Property No evidence of unusual topography was observed within the Study Area. Inadequate Public Improvements or Utilities No evidence of unusual topography was observed within the Study Area. ��,,k,� 12 �� Town of Vail—Parcels P3&J Reinvestment Study February 2004 7.0 Summary of Findings It is the conclusion and recommendation of this study that the Study Area, in its present condition and use, is a blighted area as defined in Colo. Rev. Stat. § 31-25-103(2). The conclusion and recommendation is based on the existence of the following blight condition found in the Study Area and described previously in Section 6.0: 1. Defective or Unusual Conditions of Title Rendering the Title Non-marketable. There is direct knowledge and evidence that the titles for the properties within the Study Area known as Parcel P3 and Parcel J contain several restrictive covenants that create an adverse condition of title that renders the titles non-marketable. As noted in Section 4.0, paragraph (I.) of the pertinent statute 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 fhe 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) of fhis subsection...." The property owners of Parcel P3 and Parcel J and the Town of Vail do not object to a finding of blight for the Study Area or the inclusion of their property in an urban renewal area. Additionally, at least one of the eleven blight criteria identified in Section 103(2) of the Urban Renewal Law was identified within the Study Area. The conditions outlined in paragraph (/.) have been met. Therefore, it is the finding of this study that the Study Area is blighted and, therefore, "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." While each of the two parcels and the public right-of-way portion of the Study Area were surveyed individually, it should be noted that the conclusion and recommendation of this study is based on the Study Area as a whole, and is not based on the conditions found on individual parcels. ��,,k,� 13 � Town of Vail—Parcels P3&J Reinvestment Study February 2004 Exhibit 3: Selected Study Area Photographs ��,,k,� 14 �� v 0 ° Nw ? ' �, � !,, � �' I � � I ��p� a � � � ;x � �a,�: �, ##- �, � - � � �w i..,tl'Y N - I_ V� �r. i , i�� . � . � � � �a �� a�?' � I �I � i I �� '..� ;�� ' � Y M #Y ' �'{ �t�I l�� R� � � y� � � -�� M.��U � - I� .r . s„+.�: 5 ,I��. 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