TC Packet 12-05-2016
TOWN OF AVON SPECIAL MEETING
MONDAY, DECEMBER 5, 2016
SPECIAL MEETING BEGINS AT 5:00 PM
AVON TOWN HALL, ONE LAKE STREET
SPECIAL MEETING BEGINS AT 5:00 PM
1. CALL TO ORDER & ROLL CALL
2. APPROVAL OF AGENDA
3. PUBLIC COMMENT – COMMENTS ARE WELCOME ON ITEMS NOT LISTED ON THE FOLLOWING AGENDA
4. ACTION ITEMS
4.1. OPENING OF THE PUBLIC HEARING FOR PRESENTATION OF THE AVON HOTEL MAJOR DEVELOPMENT PLAN AND
ALTERNATIVE EQUIVALENT COMPLIANCE, REQUEST FOR THE FUNDING OF CERTAIN LANDSCAPING AND UTILITY
IMPROVEMENTS, AND PARKING MANAGEMENT PLAN – THE PUBLIC HEARING WILL BE CONTINUED TO
DECEMBER 13, 2016 TO ALLOW ADDITIONAL TIME FOR THE REVIEW, PUBLIC COMMENT AND ACTION BY THE
TOWN COUNCIL (PLANNING DIRECTOR MATT PIELSTICKER)
4.2. APPROVAL OF DECEMBER 12, 2016 RETREAT AGENDA (MAYOR JENNIE FANCHER)
5. ADJOURNMENT
TOWN COUNCIL REPORT
To: Honorable Mayor Jennie Fancher and Avon Town Council
From: Matt Pielsticker, AICP, Planning Director
Meeting Date: December 5, 2016 Special Meeting
Agenda Topic: Opening of the Public Hearing for Presentation of the Avon Hotel Major
Development Plan, and Alternative Equivalent Compliance, Request for the
Funding of Certain Landscaping and Utility Improvements, and Required
Parking Management Plan – The Public Hearing will be continued to
December 13, 2016 to Allow Additional Time for Review, Public Comment and
Action by the Town Council
Council Action
Open Public Hearing for the Avon Hotel Major Development Plan, review the request by Treadstone
Development LLC for funding of certain public improvements, to provide direction, and to continue
Public Hearing to the December 13, 2016, Town Council meeting.
Summary
Representatives from Treadstone Development, LLC will be attending the Special Meeting to
present the Avon Hotel project proposed on Lot B. This meeting follows the review and unanimous
recommendation for approval from the Planning and Zoning Commission (PZC).
The purpose of Monday’s meeting is as follows:
• Learn about the property and project background, including legacy agreements;
• Summarize PZC and Treadstone Development LLC progression on the hotel design resulting
in an unanimous recommendation for approval of the Major Development Plan;
• Provide direction for approval of the Parking Management Plan;
• Provide direction on public improvement funding requests; and
• Conduct a Public Hearing and solicit comments.
Major Development Plan & Alternative Equivalent Compliance Presentation as Recommended for
Approval by the Avon Planning and Zoning Commission
Please refer to Exhibits 1-5, and 8, which provide information regarding the project design and
Planning and Zoning Commission recommendation for approval.
Parking Management Plan
As part of the application review, Town staff required that a parking study be prepared. The
applicant retained Walker Parking Consultants to prepare the parking study (Exhibit 7). With earlier
Town approvals allowing the required balance of parking needed for Lot A, be provided on Lot B, at
the time of development of Lot B, the parking study has recommended a Parking Management Plan
be prepared. A draft is provided as Exhibit 6. The Plan may be approved by the Town staff or by
Town Council, prior to a Temporary Certificate of Occupation being issued. Direction is requested as
to whether Council prefers to approve the Plan or have staff administratively approve the final Plan.
Public Improvement Funding Requests
Treadstone Development LLC is requesting financial assistance from the Town to complete portions
of landscaping on Town property, and extension of heat recovery infrastructure to serve the project.
Specifically, funding is requested for:
1. Landscaping Funding Request: $40,000
Fund landscaping on Town property including areas on the Main Street Pedestrian Mall, Lot 4
(new Town Hall), and Beaver Creek Boulevard.
• Estimated cost of this landscaping is $40,000 as shown on Exhibit 9.
• These three areas are part of an Alternative Equivalent Compliance application for
the project to meet minimum landscaping requirements off-site.
It should be noted that the Town will be completing the Main Street Pedestrian Mall
improvements, including brick pavers, from Lettuce Shed Lane to Mikaela Way, once the
Avon Hotel is constructed, if approved, and new Town Hall construction is complete. These
Mall areas were previously designed and bid out a few years ago but never completed with
the knowledge that a project on Lot B was forthcoming and, therefore, to avoid the risk of
the area being torn up due to construction and adjacent utility work. Depending on the final
Mall design, staff estimates this construction could cost upwards of $250,000. Funding is
anticipated from the Urban Renewal Authority Fund.
2. Heat Recovery Pipe Extension Funding Request: $50,000
Town constructs and delivers heat recovery piping to the Lot B property line from the new
Town Hall lot line. This work is estimated at $50,000.
• The Town will be extending the heat recovery system from the Recreation Center to
the new Town Hall next year, to utilize existing excess capacity at the heat recovery
plant.
• Due to the Avon Hotel’s large amount of snowmelt, a pool, and spa, the estimated
Exterior Energy Offset fees required from the developer to offset energy use would
be in excess of $500,000.
• Providing the heat recovery piping directly to the project would facilitate sale of
excess heat to the Avon Hotel, thereby allowing the Hotel owner/developer to
provide a renewable energy source to the Hotel and avoiding the offset fee.
3. Heat Recovery Chiller and Expansion Funding Request: $500,000
Based on a preliminary mechanical design of the Hotel, the Hotel’s energy demand would
exceed the capacity of the current heat recovery generation system; therefore, additional
chiller equipment would be required to provide new capacity for the Hotel. A rough
estimate to increase the heat recovery generation capacity could be as high as $500,000.
Treadstone Development LLC is requesting the Town fund this infrastructure investment.
Funding for these improvement requests would be from the Urban Renewal Authority Fund, as
described in the next section. Treadstone Development and Town staff are seeking Town Council
direction as to whether no funding, partial funding or full funding of the requests is warranted, and
in order to prepare an action item for the December 13th meeting.
Lot B – Avon Hotel Page 2 of 3
If Council is supportive of any level of funding, staff must engage qualified landscape consultants and
a mechanical engineer to do an analysis and obtain true costs for these upgrades, which can then be
approved prior to a building permit being issued. Utility charges for use of the heat provided through
the heat recovery system must also be determined, with the Avon Hotel being responsible through a
long-term agreement for this utility benefit. A budget amendment will be required to fund the
assessment work.
Urban Renewal Fund
The Urban Renewal Fund is the planned source for funding any of the requests, if approved by Town
Council. Assistant Town Manager Scott Wright’s memorandum is attached (Exhibit 10) and explains
new tax increment revenues, which are accruing to the Urban Renewal Fund currently from the
Wyndham Hotel and in the future from the Nexcore (Buck Creek) Medical Plaza, and the Avon Hotel,
if approved.
Attachments
Exhibit 1 – Executive Summary
Exhibit 2 – Major Development Plan drawings
Exhibit 3 – Planning and Zoning Record of Decision
Exhibit 4 – Planning and Zoning staff report
Exhibit 5 – AEC Narratives
Exhibit 6 – Parking Management Plan
Exhibit 7 – Parking Study
Exhibit 8 – Design Correspondence
Exhibit 9 – Landscaping Estimate
Exhibit 10 – Memorandum from Scott Wright for URA
Lot B – Avon Hotel Page 3 of 3
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Ex
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Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
SHEET NUMBERCHECKED BY:SHEET TITLEDRAWN BY:PROJECT NO:DATE:CONSULTANT PCREVISIONSPROJECT TITLE JAG07.12 .20162961 W. MacArthur Blvd.Suite 120 Santa Ana, California, 92704 t. (714) 556-2656 f. (714) 556-2696 15-57505 8TH Street Hermosa Beach, CA 90254 t.(310) 999-8791 www.treadcon.com STAMP AREA ENTITLEMENT PACKAGE:AVON HOTEL 05.11.2016 HOA SET 07.01.2016 MAJOR DEVELOPMENT SUBMITTAL 07.11.2016 HOA SUBMITTAL 07.12.2016 SHARED ACCESSTREADSTONEC O R P O R A T I O N 09.16.2016 PLANNING RE-SUBMITTAL130 W. BEAVER CREEK BLVD AVON, CO 81620 10.18.2016 PLANNING RE-SUBMITTAL LANDSCAPE PLAN L -1.0N 1 CONCEPTUAL LANDSCAPE PLAN 1" = 20'-0"PLANExhibit 2
SHEET NUMBERCHECKED BY:SHEET TITLEDRAWN BY:PROJECT NO:DATE:CONSULTANT PCREVISIONSPROJECT TITLE JAG07.12 .20162961 W. MacArthur Blvd.Suite 120 Santa Ana, California, 92704 t. (714) 556-2656 f. (714) 556-2696 15-57505 8TH Street Hermosa Beach, CA 90254 t.(310) 999-8791 www.treadcon.com STAMP AREA ENTITLEMENT PACKAGE:AVON HOTEL 05.11.2016 HOA SET 07.01.2016 MAJOR DEVELOPMENT SUBMITTAL 07.11.2016 HOA SUBMITTAL 07.12.2016 SHARED ACCESSTREADSTONEC O R P O R A T I O N 09.16.2016 PLANNING RE-SUBMITTAL130 W. BEAVER CREEK BLVD AVON, CO 81620 10.18.2016 PLANNING RE-SUBMITTAL LANDSCAPE NOTES AND PLANT SCHEDULTE L -1.1
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PLANT SCHEDULE Symbol Key Botanical Description QTY Size Spacing Notes RM Rosa 'Morden Sunrise'Morden Sunrise Rose 14
5
g
a
l
.
as shownSymbolKeyBotanicalCommon Name QTY Size Spacing Notes CS Cornus sericea 'Isanti'Isanti Dogwood 13
5
g
a
l
.
as shown SJ SVSpirea japonica 'Goldflame'Goldflame Spirea17as shown5 gal.Syringa vulgaris 'Albert Holden'Albert Holden Lilac22as shown15 gal.CC Crataegus crus-galli inermisThornless Cockspur Hawthorne18Single Stem2.5"Cal.as shownDeciduous Trees AG Acer grandidentatumBigtooth Maple 3 Single Stem2.5"Cal.as shown PT Populus tremuloidesQuaking Aspen 9 Single and Multi - Stem3"Cal.as shown Coniferous Trees PP Picea pungens 'Fat Albert'Fat Albert Blue Spruce 12
8
'
H
t
.
as shown PA Pinus aristataBristlecone Pine 76' Ht.as shown Shrubs BTBerberis thunbergii 'Atropurpurea'Japanese Barberry11
5
g
a
l
.
as shownPMPinus mugo 'Big Tuna'Big Tuna Mugo Pine51
3
'
h
t
.
as shown6' Ht.10' Ht.
IR
R
I
G
A
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La
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.
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Sp
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Symbol Key Botanical Common Name QTY Size Spacing NotesGrasses CA 104
5
g
a
l
.
as shownCalamagrostisacutiflora 'Karl Forester'Karl Forester Feather Reed Grass Helictotrichon sempervirens HS 95
5
g
a
l
.
as shownBlue Avena GrassKAKolkwitzia amabilis Beauty Bush 30
5
g
a
l
.
as shown POPhysocarpos opulifolius Amber JubileeAmber Jubillee Ninebark19
5
g
a
l
.
as shownJMJuniperus x media 'Sea Green'Sea Green Juniper10
5
g
a
l
.
as shownACAbies concolor White Fir 48' Ht.as shown Key Botanical Common Name QTY Size Spacing NotesPerennials - 1,942 sf N/A Aquilegia chrysanthaYellow Columbine 60 18"1 gal.N/A Rudbeckia fulgidaBlack Eyed Susan 1 gal.18"55N/A Hemerocallis 'Hyperion'Yellow Daylily 60 18"1 gal.N/A Aquilegia coeruleaRocky Mountain Columbine6418"1 gal.N/A Salvia nemorosa Purple Salvia 1 gal.
1
8
"
55N/AMonarda 'Gardenview Scarlet'Red Bee-Balm 1 gal.
1
8
"
57 N/A Osteospermum 'Avalanche'Avalanche White Dwarf Sun Daisy1 gal.
1
8
"
49N/A Aquilegia 'White Star'White Star Columbine 55 18"1 gal.N/A Hemerocallis ''Autumn Red'Red Daylily 66 18"1 gal.N/AHuechera sanguinea 'Splendens'Red Coral Bells56 18"1 gal.N/A Geranium viscosissimumSticky Geranium 43 18"1 gal.N/A Campanula persicifoliaPeach-Leaved Bellflower61 18"1 gal.N/A Geranium caespitosumPurple Wild Cranesbill 42 18"1 gal.Eu Eriogonum umbellatumSulphur Flower 31 18"1 gal.N/A Machaeranthera bigeloviiSanta Fe Aster 1 gal.18"43N/A Hemerocallis 'Stella De Oro'Dwarf Gold Daylily57 18"1 gal.Ground Cover Symbol Key Botanical Common Name QTY Size Spacing Notes Poa pratensis N/A
N
/
A
-478 s.f.Kentucky Bluegrass SodProvide (4) trees at each specified Ht.
PL
A
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Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
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Exhibit 2
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Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
Exhibit 2
SECTION SLOPEExhibit 2
FLUSHACTIVATOR
ON WIDE SIDE
FLUSHACTIVATOR
ON WIDE SIDE
30" x 48" CLEARSPACE
30" x 48" CLEARSPACE
30" x 48" CLEARSPACE
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22 735 S. Xenon Ct. #201 Lakewood, Colorado 80228 Ph: 303.716.1270 Fax: 303.716.1272 www.givenandassociates.com Project #G 16090 ENTITLEMENT PACKAGE:AVON, COLORADOAVON HOTEL 05.11.2016 HOA SET 07.01.2016 MAJOR DEVELOPMENT SUBMITTAL 10.17.2016 PLANNING RE-SUBMITTAL SITE LIGHTING PHOTOMETRIC PLAN E-1.0Exhibit 2
735 S. Xenon Ct. #201 Lakewood, Colorado 80228 Ph: 303.716.1270 Fax: 303.716.1272 www.givenandassociates.com Project #G 16090 ENTITLEMENT PACKAGE:AVON, COLORADOAVON HOTEL 05.11.2016 HOA SET 07.01.2016 MAJOR DEVELOPMENT SUBMITTAL 10.17.2016 PLANNING RE-SUBMITTAL SITE LIGHTING CUTSHEETS E-2.0Exhibit 2
735 S. Xenon Ct. #201 Lakewood, Colorado 80228 Ph: 303.716.1270 Fax: 303.716.1272 www.givenandassociates.com Project #G 16090 ENTITLEMENT PACKAGE:AVON, COLORADOAVON HOTEL 05.11.2016 HOA SET 07.01.2016 MAJOR DEVELOPMENT SUBMITTAL 10.17.2016 PLANNING RE-SUBMITTAL SITE LIGHTING CUTSHEETS E-3.0Exhibit 2
Z E H R E N AND ASSOCIATES P.O. BOX 1976 Avon, Colorado 81620ARCHITECTURE • PLANNING • INTERIORS LANDSCAPE ARCHITECTURE 970.949.0257 FAX 970.949.1080www.zehren.com
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INDEX Vicinity map , Building + Code Summary Boundaries - first floor - basement Subdivision exhibit Site Plan - first floor - basement Fire Access - first floor Parking - first floor - basement Pedestrian Access - first floor Vehicle Access - first floor - basement Service Access - first floor - basement Illustrative Landscape Plan Landscape Area Calc Lot Coverage - first floor Snow Melt Coverage Materials Material Boards - hotel - condo Roof Plan - hotel - condo Elevations - hotel - condo
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Exhibit 2
ACCESS EASEMENT PROPERTY LINE first floor plan scale:1/32”=1’-0”SITE PLAN
A
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W E S T B E A V E R C R E E K B L V D.
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Exhibit 2
basement scale:1/32”=1’-0”SITE PLAN
A
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W E S T B E A V E R C R E E K B L V D.
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.
Exhibit 2
LOT A LOT B (PHASE II)LOT 5 (SUBSURFACE)LOT 6 ( SURFACE + AIR)LOT 2A (LOT A)LOT 3A (LOT B)LOT 7 (PHASE II)LOT 1 (SUBSURFACE PHS I)LOT 2 (DECK SURFACE PHS II)LOT 3 (AIRSPACE PHS II)
A
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N
C
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N
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H
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LOT 4
H
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first floor plan scale:1/32”=1’-0”BOUNDARIES
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W E S T B E A V E R C R E E K B L V D.
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.
A
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Exhibit 2
A
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W E S T B E A V E R C R E E K B L V D.
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.
A
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LOT A LOT B (PHASE II)LOT 5 (SUBSURFACE)LOT 6 ( SURFACE + AIR)LOT 2A (LOT A)LOT 3A (LOT B)LOT 7 (PHASE II)LOT 1 (SUBSURFACE PHS I)LOT 2 (DECK SURFACE PHS II)LOT 3 (AIRSPACE PHS II)LOT 4 basement scale:1/32”=1’-0”BOUNDARIES
H
O
T
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L
Exhibit 2
SUBDIVISION EXHIBITExhibit 2
first floor plan scale:1/32”=1’-0”FIRE ACCESS
A
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N
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W E S T B E A V E R C R E E K B L V D.
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FIRE TRUCK FIRE CMD CTR
FH
FH FIRE HYDRANTFH STAND PIPE SPSPExhibit 2
first floor scale:1/32”=1’-0”PARKING
A
V
O
N
C
E
N
T
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L
W E S T B E A V E R C R E E K B L V D.
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1ST FLOOR 66 STANDARD 10 LOW EMISSION 7 ADA PARKING 11 AVON CTR PARKING BASEMENT 121 STANDARD TOTAL 204 PARKINGExhibit 2
W E S T B E A V E R C R E E K B L V D.
M
A
I
N
S
T
.
A
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O
N
C
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basement scale:1/32”=1’-0”PARKING1ST FLOOR 66 STANDARD 10 LOW EMISSION 7 ADA PARKING 11 AVON CTR PARKING BASEMENT 121 STANDARD TOTAL 204 PARKINGExhibit 2
first floor scale:1/32”=1’-0”PEDESTRIAN + VEHICULAR ACCESS
A
V
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N
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T
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W E S T B E A V E R C R E E K B L V D.
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IN OUT ONE WAYPATH OF TRAVEL HOTEL ENTRANCE RETAIL ENTRANCEExhibit 2
W E S T B E A V E R C R E E K B L V D.
M
A
I
N
S
T
.
A
V
O
N
C
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basement scale:1/32”=1’-0”PEDESTRIAN + VEHICULAR ACCESS IN OUT ONE WAYExhibit 2
first floor scale:1/32”=1’-0”SERVICE/DELIVERY ACCESS
A
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N
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N
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W E S T B E A V E R C R E E K B L V D.
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SERV TRUCK SMALL SERV. TRUCKExhibit 2
W E S T B E A V E R C R E E K B L V D.
M
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I
N
S
T
.
A
V
O
N
C
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basement scale:1/32”=1’-0”SERVICE/DELIVERY ACCESS SERV TRUCK SMALL SERV. TRUCKExhibit 2
first floor LANDSCAPE
A
V
O
N
C
E
N
T
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H
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E
L
W E S T B E A V E R C R E E K B L V D.
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Z E H R E N AND ASSOCIATES P.O. BOX 1976 Avon, Colorado 81620ARCHITECTURE • PLANNING • INTERIORS LANDSCAPE ARCHITECTURE 970.949.0257 FAX 970.949.1080www.zehren.comExhibit 2
first floor LANDSCAPE AREAS
A
V
O
N
C
E
N
T
E
R
H
O
T
E
L
W E S T B E A V E R C R E E K B L V D.
M
A
I
N
S
T
.
F
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N
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Z E H R E N AND ASSOCIATES P.O. BOX 1976 Avon, Colorado 81620ARCHITECTURE • PLANNING • INTERIORS LANDSCAPE ARCHITECTURE 970.949.0257 FAX 970.949.1080www.zehren.comExhibit 2
first floor plan scale:1/32”=1’-0”COVERAGE
A
V
O
N
C
E
N
T
E
R
H
O
T
E
L
W E S T B E A V E R C R E E K B L V D.
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N
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T
.
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N
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COVERAGE TOTAL LOT B LOT COVERAGE 24,149 SF66,925 SFSNOWMELT31, 813 SF
H
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Exhibit 2
scale:1/32”=1’-0”ROOF PLAN
A
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L
W E S T B E A V E R C R E E K B L V D.
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Exhibit 2
WALL SCONCE
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1 2 3 4
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7
8
9
1
2
3
4
5
3
10
6
7
9
7
8
10
10
GALLEGOS FACADE MOUNTAIN ASH STONE10FROSTED GLASS 11 fitness / spa MATERIAL BOARDExhibit 2
hotel MATERIAL BOARD
WA
L
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C
O
N
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Exhibit 2
hotel scale:1/16”=1’-0”ELEVATIONS
745
4
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0
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752
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36'-2"
7451'-6"RETAIL 7450'-0"MAIN STREET PEDESTRIAN PATH
745
4
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1ST
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747
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2ND
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6
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6
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1
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7520'-0"
752
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7510'-0"ROOF
751
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751
8
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752
0
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7
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7518'-10"
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7454'-0"1ST FLOOR7470'-0"2ND FLOOR7490'-0"4TH FLOOR7500'-0"5TH FLOOR7510'-0"ROOF 7480'-0"3RD FLOOR 7451'-6"RETAIL 7450'-0"MAIN STREET PEDESTRIAN PATH
IC
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COFFEEAVON HOTEL10'-0"10'-0"10'-0"10'-2"9'-10"16'-0"56'-0"
7454'-0"1ST FLOOR7470'-0"2ND FLOOR7490'-0"4TH FLOOR7500'-0"5TH FLOOR7510'-0"ROOF 7480'-0"3RD FLOOR
745
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4TH
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750
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5TH
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751
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748
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752
0
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10'-0"
8
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7
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A SOUTH ELEVATION 1/16 = 1'-0"B NORTH ELEVATION 1/16 = 1'-0"C WEST ELEVATION 1/16 = 1'-0"
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Exhibit 2
condo scale:1/16”=1’-0”ELEVATIONS
745
4
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0
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GRO
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1
3
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745
8
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4
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751
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Exhibit 2
PZC Findings of Fact and Record of Decision: #MJR16007 & #AEC16005 Page 1 of 2
PLANNING AND ZONING COMMISSION
FINDINGS OF FACT AND RECORD OF DECISION
DATE OF DECISION: November 14, 2016
TYPE OF APPLICATIONS: Major Development Plan & Alternative Equivalent Compliance
FILE NUMBERS: #MJR16007 & #AEC16005
PROPERTY LOCATION: Lot B, Avon Center at Beaver Creek Subdivision
ADDRESS: 140 W. Beaver Creek Boulevard
APPLICANT: Treadstone Development, LLC
OWNER: Chicago Title Insurance Company
These findings of fact and record of decision is made in accordance with the Avon Development Code
(“Development Code”) §7.16.020(f):
#MJR16007 | MAJOR DEVELOPMENT PLAN DECISION: Recommendation to Town Council for
Approval. Unanimously approved with 6-0 vote.
FINDINGS:
1. The Development Plan and Design review criteria in AMC §7.16.080(5), and §7.16.090(f)
respectively, have been considered by PZC and the Application is found to be either in strict
conformance with the criteria or otherwise fulfilled with an alternative design that meets the
requirements of AEC approval;
2. The Application is in conformance with AMC §7.20, Zone Districts and Official Zoning Map, §7.24,
Use Regulations, and §7.28, Development Standards;
3. The Lighting Plan and all proposed exterior lighting is in conformance with AMC §15.30, Outdoor
Lighting Standards.
4. The Application implements the general land use goals and policies of the Avon Comprehensive
Plan including the Land Use Map designations, and planning principles of the Town Center West
District.
5. Pursuant to AMC §7.04.090(b), strict compliance with the Avon Comprehensive Plan, and sub-area
plans, is not required due to the following:
a. The development application is consistent with the general goals and intent of the Avon
Comprehensive Plan taking into consideration the unique circumstances of the property,
market conditions, and the current needs of the community;
b. Strict compliance with some provisions of the Avon Comprehensive Plan, particularly the
West Town Center Investment Plan, is not practical; and,
c. The procedures for amending the Avon Comprehensive Plan are not beneficial as applied
to the development application for the purpose of promoting public involvement, community
planning, or adopting or clarifying the precedence of this land use decision.
Exhibit 3
PZC Findings of Fact and Record of Decision: #MJR16007 & #AEC16005 Page 2 of 2
CONDITIONS:
1. Prior to review by the Avon Town Council, a Parking Management Plan will be submitted, with
concurrence of neighboring properties.
2. All potential exterior signage must be approved by the PZC with a Master Sign Program application
submitted by the property owner;
3. Stone siding will be removed from second floor, and replaced with stucco.
4. Stone siding to complete all first floor locations of both buildings, including support columns for
elevated pedestrian bridge.
5. Grey cedar will wrap around the East and West corners to meet the rust panels on 2nd, 3rd and 4th
floors of east elevation and 3rd and 4th floors on west elevation.
6. Floor line to be removed from 4th level of condominium tower and west elevation.
7. Floor lines to be removed from 2nd, 3rd and 4th levels.
8. An on-site mockup will be constructed for final approval of materials and colors. The scale and
design of the mockup will be reviewed by PZC, as well as final approval once constructed;
9. Prior to building permit, the following items will be addressed:
a. A snow shed management plan will be provided to Staff and approved by the Building Official;
b. Design details addressed in the October 19, 2016 letter from Eagle River Fire Protection.
#AEC16005 | ALTERNATIVE EQUIVALENT COMPLIANCE DECISION: Recommendation to Town
Council for Approval. Unanimously approved with 6-0 vote.
FINDINGS:
THESE FINDINGS OF FACT AND RECORD OF DECISION ARE HEREBY APPROVED:
BY:______________________________________ DATE: ___________________
Jim Clancy, Chairperson
Exhibit 3
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 1 | P a g e
STAFF REPORT
November 14, 2016 Planning and Zoning Commission Meeting
Application Types: Major Development PlanAlternative Equivalent Compliance
Property: Lot B, Avon Center at Beaver Creek Subdivision 140 W. Beaver Creek Blvd
Applicant: Treadstone Development, LLC
File No.: #MJR16007#AEC16005
Zoning: Town Center
Prepared By: Matt Pielsticker, AICP
Introduction
The Applicant, Treadstone Development, LLC, representing the owner, Chicago Title Insurance Company,
of the site located at 140 West Beaver Creek Boulevard (the “Property”) has submitted a Major
Development Plan (“Exhibit A”) and concurrent Alternative Equivalent Compliance (“Exhibit B”) request
(collectively the “Application”). Additional design modifications have been incorporated into the Application
since the November 1, 2016 Planning and Zoning Commission (“PZC”) meeting, and those changes
(“Exhibit C”) include a written summary and revised building elevations.
The Major Development Plan is for the development of a one-hundred-forty-two (142) unit hotel project,
four (4) condominiums, and supporting retail space on the Main Street Pedestrian Mall. The Application
includes a recreation center facility for owners and guests, as well as a full level of underground parking.
The Application materials include design plans, a written narrative for the Alternative Equivalent
Compliance (“AEC”), and a parking study. Additional reports (i.e. drainage study) are on file with the Town
but not included in this packet due to their technical nature.
The PZC will review the Application and conduct a public hearing on November 14, 2016. After reviewing
the Application materials, Staff’s analysis, and public input, the PZC will forward a recommendation to the
Town Council.
Background
The Property was originally part of Lots 47-54, Block 2, Benchmark at Beaver Creek Subdivision and zoned
Specially Planned Area (SPA). The properties included a number of “Commercial / Condominium /
Apartment” unit allocations, and the Plat included a broad definition for permitted Commercial land uses;
building heights up to eighty (80) feet were granted by right.
The properties were later re-platted as Lots A, B, and C in the general layout that exists today with: Lot A
(now Lodge at Avon Center), Lot B, and Lot C (Sheraton Mountain Vista PUD). The project was originally
envisioned as a phased project with Lot A being Phase I, Lot B as Phase II, and Lot C as Phase III. The
Avon Center was constructed in 1981, with some parking deferred to future phases and constructed as the
surface parking on Lot B. It was not until 1999 that Lot C was rezoned to PUD to advance the Sheraton
Mountain Vista Development Plan. Construction of the first phase of that development began in 2001.
In 1998, the Avon Town Council approved a zone change for Lot B from the TC zone district to PUD. The
PUD zone district was proposed for several reasons: increased building height, reduced setbacks, and a
reduced number of parking spaces. The PUD Development Plan that was approved in 1999 by Ordinance
1999-3, and later ratified in 2000 by Ordinance 2000-20 included the following:
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 2 | P a g e
104 Accommodation Units
6 Employee Housing Units
All Uses allowed in Town Center with addition of Timeshare Use
106’ Building Height with ability to reach 111’ with ancillary structures
17,500 sq. ft. Minimum Commercial Density
50,000 Maximum Commercial Density
Modified Parking standards including 1 parking space/ per Accommodation Unit and 2.4 parking
spaces / per 1,000 sq. ft. of Commercial
Surface and garage parking requirements including 95 spaces for Lodge at Avon Center
Off-Site Snow removal
The Development Plan expired and the vested property rights expired in 2008 when the Development
Agreement expired after ten (10) years of no movement. And after several years of inactivity, Treadstone
Development, LLC, proposed a rezoning from PUD to the Town Center (TC) zone district for the Property.
The rezoning request was approved by Ordinance 2015-06 and is now subject to Title 7: Development
Code, requirements.
Process
The review process for the Application includes a noticed public hearing with PZC and recommendation to
Town Council. Another public hearing is required with the Town Council before final action. Final action is
required by Town Council since the Property is located in the “Town Core” area as defined by the
Development Code.
Pursuant to AMC §7.16.020(b)(4), Concurrent Review Permitted, where multiple development applications
cover the same property, the Director may permit concurrent review of the development applications for
efficiency and practicality. The Major Development Plan and AEC application are being reviewed
concurrently.
Major Development Plan
All new development is subject to the standards and requirements outlined in AMC §7.28, Development
Standards. The purpose of these standards is to establish the minimum requirements for the physical
layout and design of all development including: access, parking, landscaping, screening, architectural, and
other design standards. These provisions address the physical relationship between development and
adjacent properties and public streets in order to implement the Avon Comprehensive Plan’s vision for a
more attractive, efficient, and livable community.
The Application was evaluated against the General Development Standards in AMC §7.28; the Project was
found to be either in compliance with the standards or requiring an AEC application in one instance. Table
1: General Development Standard Compliance demonstrates general conformance with the Standards,
with an AEC request submitted for off-site landscaping.
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 3 | P a g e
Table 1: General Development Standard Compliance
Development
Standards AMC Section Compliant N/A AEC
Parking & Loading §7.28.020 X
Access Drive §7.28.030 X
Mobility & Connectivity §7.28.040 X
Landscaping §7.28.050 X
Screening §7.28.060 X
Retaining Walls §7.28.070 X
Fences §7.28.080 X
Parking and Loading
The Application is in conformance with the Parking and Loading provisions of the AMC, and all parking
spaces required to serve the buildings are located on the Property. Per AMC Table 7.28-2: Off-Street
Parking, the Application provides one (1) space per accommodation unit, four (4) spaces per 1,000 square
feet of retail, ten (10) visitor parking spaces, and residential parking for the condominiums. The AMC
allows the Director to apply a Mixed-Use reduction of fifteen percent (15%) to the total parking calculation.
Additional parking is included for the Lodge at Avon Center per separate agreement.
A parking demand study was submitted (“Exhibit D”) in accordance with AMC 7.28.020(g)(4), based upon
the unique parking agreements in place with the adjacent properties and the mix of uses presented. The
parking study is attached (“Exhibit D”) and demonstrates a surplus of parking based upon review of code
requirements, observed demand during winter months, and demand anticipated for the land use mix.
Loading to accommodate trash removal and deliveries is proposed within the shared access drive
bordering Lot B and Lot C. Pursuant to AMC §7.28.090(m), Off-Street Loading, access must be designed
“with appropriate means of vehicular access to a street or alley in a manner which will least interfere with
traffic movement, as approved by the Town Engineer.” The Applicant has provided turning movements
studies to the Town Engineer to satisfy this requirement, and all turning movements occur within the
Property.
Access Drive
The access drive onto West Beaver Creek Blvd is aligned with Sun Road as proposed in the West Beaver
Creek Blvd. streetscape project. The access drive is located in a 39-FT wide reciprocal access easement
that is located along the northwest property line which was dedicated as part of the previous approval of the
Sheraton Mountain Vista. The driveway access is intended to eventually be shared with a future phase of
the Sheraton Mountain Vista development. The developer is currently negotiating with the Sheraton
Mountain Vista on the final alignment and grades for the access drive and parking garage ramp. The
design of the connection to West Beaver Creek Blvd will be finalized as part of the final design of the West
Beaver Creek Blvd streetscape project this winter.
Emergency access for fire district vehicles is accommodated with an emergency access point into the
motor court area between the hotel and the Lodge at Avon Center. The Application is in compliance with
all other access requirements, including but not limited to: minimum width, grading, and sight distance
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 4 | P a g e
triangle requirements. The Eagle River Fire Protection District has reviewed the plans and are in general
acceptance, as documented in attached correspondence (“Exhibit E”).
Snow Storage
The AMC requires that snow storage must be accommodated on-site, unless waived by the Town
Engineer. The Application proposes to snowmelt most parking and loading areas, and therefore the Town
Engineer has granted a waiver to the on-site snow storage requirements. There is some concern with the
area on the west/north side of the building, near the ramp. The parking spaces and pedestrian path
connection in that area are only partially covered by the building and could pose snow management and
potential safety issues during big snow events. Staff requests a snow management plan to demonstrate
that the area will be safe from snow shedding from the building, and that there are areas to store any
excess snow that is not melted by the snowmelt system.
The project may connect to the Town’s heat recovery system that currently heats the recreation center
pools to mitigate the snowmelt energy off-set fee. An analysis to determine if the existing heat recovery
system has the capacity to meet the project’s heating demands in on-going and could be constructed in
concert with the Town of Avon as the Town seeks excess capacity for the adjacent Town Hall.
Drainage
Pre-development hydrology patterns are to be maintained in accordance with AMC §7.32.050, Stormwater
Drainage. The project is in conformance with the Town’s drainage standards. The flood detention and
stormwater quality treatment requirements will be met by an underground facility owned by the Town under
the parking lot adjacent to the future Town Hall.
Bicycle Facilities
Developments that contain twenty-five (25) or more parking spaces must provide bicycle parking facilities,
with at least one (1) space for every ten (10) vehicle parking spaces. The Application proposes racks in the
landscaped pedestrian access area facing the new town hall building. The garage also contains a bike
rack, allowing for less visible and more covered options.
Mobility and Connectivity
Bicycle and pedestrian path connectivity is included in the site design with a path connecting the Main
Street Pedestrian Mall with Beaver Creek Boulevard on the north and south sides of the project. Ramps
and stairs connect the retail spaces with the Main Street Pedestrian Mall, and the existing path adjacent to
the Lodge at Avon Center would continue to be functional. Extensive improvements are proposed within
the Main Street Pedestrian Mall to coincide with paver treatments surrounding the Wyndham project and
elsewhere in the Town Center. The final design of Beaver Creek Boulevard is forthcoming and will need to
be coordinated.
Landscaping
The stated purpose of the landscaping standards in the Development Code is to ensure that the Landscape
Plan:
(1) Integrates building sites with natural topography and existing vegetation,
(2) Minimizes disturbed areas,
(3) Respects the limitations and best uses of water resources,
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 5 | P a g e
(4) Reduces the amount of reflected glare and heat absorbed in and around developments,
(5) Breaks up large expanses of parking lots, and
(6) Preserves residential neighborhoods by lessening the impacts of potentially incompatible
uses.
The minimum landscaped area required for the TC zone district is 20%, and according to the landscaping
standards the maximum irrigated area is 20% of the landscaped area. In order to comply with the 20%
minimum landscape area requirement, the Applicant submitted a concurrent AEC application to provide off-
site landscaping areas. The “Landscape Areas” exhibit clearly shows the breakdown of the landscape
areas to meet minimum requirements.
The irrigated area is 17.4% of the landscaped area and in conformance with the standards. In general, the
Landscape Plan appears to respect the best uses of water resources, and helps to integrate the vertical
building improvements with the existing adjacent landscaping and improvements in the area.
Screening
The loading and trash storage should have minimal impact upon adjacent properties as the ramp is below
grade. At this stage in design development the screening of rooftop equipment is not clear. It must be
demonstrated at building permit that rooftop mechanical equipment is adequately screened pursuant to the
design standards. The roof forms should screen most or all of the equipment, however, this would be
reviewed in more detail with detailed permit plans.
Fences
There is a fence surrounding the pool deck area. The design standards require the fence to be
“architecturally compatible with the style, materials, and colors of the principal buildings on the same lot.”
The design of the fence will be compatible in design with the railings on the building. The railing detail is
constructed with painted metal and wood caps. This railing design is also utilized for the elevated bridge
element that connects the hotel to the recreation center stair tower.
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 6 | P a g e
General Design Standards
The design standards contained in §7.28.090, Design Standards, AMC, are the cornerstone of the
Development Code. This Chapter deals with all architectural standards to determine compatibility with the
Town’s overall appearance, and surrounding development. While the immediate area of the Property is
dominated by stucco construction, a shifting theme is emerging with this project and others in the area,
including the most recently completed Wyndham building. More stone has been introduced to the base of
buildings, and additional materials such as hardi-board siding are more commonly found on newer
construction.
The application was evaluated against the Generally Applicable Design Standards from §7.28.090(c), ADC;
the Project was found to be in compliance with all of the Generally Applicable Design Standards, and are
listed in Table 2 below:
Table 2: Design Standard Compliance
General Design
Standards AMC Section
Compliant N/A AEC
Site Disturbance
Envelope §7.28.090(c)(1) X
Site Design §7.28.090(c)(2) X
Building
Materials/Colors §7.28.090(c)(3) X
Roofs (general) §7.28.090(c)(4) X
Weather Protection §7.28.090(c)(5) X
Site Design
The site design guidelines speak to complementing the existing topography and views of the site. The site
disturbance envelope encompasses the entire property and therefore the existing topography will be
modified for the entirely of the site. The building steps down from street to mall and matches existing
topography. Additionally, the condominium/recreation building is siting to bring relief the large blank
existing wall of the Lodge at Avon building.
Building Materials and Colors
The use of high quality, durable building materials is required. Additionally, “Indigenous natural or earth
tones, such as brown, tan, grey, green, blue or red, in muted flat colors with a Light Reflective Value (LRV)
of sixty (60) or less are required.” The material and color palette are in compliance with these design
standards. It should be noted that the stone siding base, glass at emergency stairways, and two of the four
stucco colors have been changed since the last presentation to PZC pursuant to comments received.
Materials are of high quality, durable, and reflect the Town’s sub-alpine character.
Roofs
The roof form design has evolved several times since the original design concepts were presented in April.
Additional changes have been made in response to comments received at the November 1, 2016 meeting.
Please refer to Exhibit C to see the modifications. The Design Standards require roofline modulation and
varied roof forms. Additionally, for buildings exceeding four (4) stories, the minimum overhang length shall
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 7 | P a g e
be thirty six (36) inches for primary roof forms. Roof forms shall have a pitch of not less than four-to-twelve
(4:12). The roof design is in over-all compliance, proposing mostly 4:12 and 6:12 roof pitches, and up to 5’
overhangs at balcony roof forms. The remainder of the roof design includes 6” cap details. The plan sheet
titled “Roof Plan” is the best representative drawing of the roof form locations.
Weather Protection
Building entrances are protected, as are balconies and pedestrian walkways and sidewalks. A
comprehensive snow management plan will be required to ensure that the pedestrian walkways and areas
of the exposed parking are sufficiently protected. Snow fence details have been provided to Staff and are
under review.
Mixed-Use and Nonresidential Design Standards
In addition to the generally applicable standards, this Application is subject to AMC §7.28.090(j), Mixed-Use
and Nonresidential Design Standards. These standards include an extra layer of review, including some
standards specific to Town Center (TC) zoned properties located in the “Town Core”. The following chart
includes each mixed-use standard, and outlines conformance, or non-conformance with each one:
The application was evaluated by Staff against the Mixed-Use and Non-Residential Design Standards from
§7.28.090(j), AMC; the Project was either found to be in compliance with the standards, not applicable to
the standards, or requiring the processing of a concurrent AEC application. Table 3 below indicates that
the design either meets the Mixed-Use standards, includes AEC for particular standards, or the sections
were found to be not applicable.
Table 3: Mixed-use and Non Residential Design Standard Compliance
Standard AMC Section Compliant N/A AEC
Building Orientation §7.28.090(j)(3)(i) X
Outparcels §7.28.090(j)(3)(ii) X
Parking §7.28.090(j)(3)(iii) X
Common Spaces §7.28.090(j)(3)(iv) X
Building Layout &
Design §7.28.090(j)(4)(i) X
Four-sided Design §7.28.090(j)(4)(ii) X
Compatible Design §7.28.090(j)(4)(iii) X
Mixed-Use §7.28.090(j)(4)(iv) X
Scale and Massing §7.28.090(j)(4)(v) X
Development
Transitions §7.28.090(j)(4)(vi) X
Storefronts &
Pedestrian Entrances §7.28.090(j)(4)(vii)
X
Materials §7.28.090(j)(4)(viii) X
Roofs §7.28.090(j)(4)(ix) X
Windows §7.28.090(j)(4)(x) X
Parking Structures §7.28.090(j)(5) X
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 8 | P a g e
Building Orientation
The building’s massing reinforces the street edge and is in general compliance with this subsection. The
project has evolved to ‘front’ the Main Street Pedestrian Mall first and foremost; the design modifications to
the north facade facing Beaver Creek Boulevard are reviewed favorably. PZC must determine whether or
not the first floor treatments facing Beaver Creek Boulevard meet the design intent of this standard, which
is to create “human-scaled” places that face toward streets.
Parking
The majority of the parking is located underground, under the building, or is screened to the fullest extent
possible if located on the surface between the Lodge at Avon Center and the proposed hotel structure.
Additional landscaping has been added to the Main Street Pedestrian Mall to help screen parking areas.
Common Spaces
This Application provides both indoor and outdoor common areas. While the owners lounge patio on The
Main Street Pedestrian Mall is not open to the public, there are several areas that border the property that
can be enjoyed by non-guests. The plan creates the long-planned terminus to Lettuce Shed Lane, which
can be used for small events or as a pedestrian gathering area. The Main Street Pedestrian Mall frontage
includes plaza space and multiple pedestrian connections.
A passageway on the east side of the property between the recreation center and Avon Center will be open
to the public as a permanent easement between and across the property. This passageway will create a
secondary access from the Main Street Pedestrian Mall to West Beaver Creek Boulevard, although the
passage may be unintuitive to visitors due to diminished sight lines.
The west side of the property will also have a pedestrian corridor allowing flow between the Main Street
Pedestrian Mall and Beaver Creek Boulevard. The connection is ADA accessible and will offer easy
access to the new Town Hall and Seasons building as well.
Building Design
The design standards encourage building design that is appropriate to the site and a “positive element in
the architectural character of Avon. Without prescribing a specific architectural style or organization,
buildings should provide a sense of proportion and visual balance.” The overall building design is fitting for
the site and its surroundings.
Four-sided Design
In effect, this property has two “fronts”: one on Beaver Creek Boulevard and one on Main Street Pedestrian
Mall. Each side appears to be designed with equal care and quality. The Main Street Pedestrian Mall side
contains the three micro-retail units and the main hotel entrance. The other building elevations have been
refined to further distinguish the base, body, and top of the building and the same materials and treatments
are used throughout. At the suggestion of PZC during the October 4, 2016 work session, the building
supports have been modified and are now wrapped with stone veneer to match the rest of the building.
The new entrance arch also provides an improved “front of house” feel to the Beaver Creek Boulevard
vehicle entrance.
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 9 | P a g e
Compatible Design
A clearly defined architectural theme has been established with the revised plans. In compliance with the
design standards, a number of architectural features have been utilized to create compatible design,
including but not limited to the following: consistent roof forms, outdoor balconies, vertical banding tower
elements at stairwells, and horizontal banding and railings.
Mixed-Use Buildings in Town Core
This subsection requires retail, personal service, or restaurant uses for portions of the building fronting
Lettuce Shed Lane, Benchmark Road, and Main Street. The Main Street Pedestrian Mall includes micro-
retail space to activate the mall area and therefore is in compliance with this standard.
Scale and Massing
These standards seek to break up building mass to ensure a pedestrian-friendly scale at the ground level of
new buildings. In all instances, buildings taller than two (2) stories or thirty feet (30’) “shall be designed to
reduce apparent mass and visually anchor the building to the site by including a clearly identifiable base,
body and top, with horizontal elements separating these components.” This section requires a step back of
eight (8) feet, between twelve feet (12’) and forty-five feet (45’); the Application includes an AEC request
from this particular standard. The AEC request and review criteria are included later in this report.
Development Transitions
The relationship of the Hotel structure to existing adjacent structures is an important consideration given
the infill nature of the project. As mentioned, the transition from the Lodge at Avon Center to the
condominium building addresses the subsection which speaks to “graduating building height and mass in
the form of building step-backs….so that new structures have a comparable scale with existing structures.”
The Hotel building height is significantly less (approximately 30’) than that of surrounding structures and
this relationship must be evaluated in the context of these standards. Staff feels that the transition between
the Lodge at Avon Center and the proposed recreation center effectively creates a more human scaled
environment on the Main Street Mall.
Storefronts & Pedestrian Entrances
The storefronts on the Main Street Pedestrian Mall are pedestrian-friendly and human-scale. The floor
height of retail frontage now meets the minimum 12’ height requirement.
Given that the main entrance to the building is located on the Main Street Mall side of the project and not
fronting Beaver Creek Boulevard, the connection for pedestrians to the lobby entrance is essential for this
project to meet these standards. Several design options were explored to satisfy pedestrian connectivity.
The decision to move the pedestrian walkway was made in concert with changes to the vehicle entrance
and results in a straight shot approach toward the back of the building.
According to 7.28.090(j) (4)(vii)(B), “when transparency is in conflict with internal functions of the building,
other means shall be used to activate the street-facing facades, such as public art, architectural
ornamentation or details or color patterns”. Architectural orientation and detail was added and the elevation
was modified based upon previous PZC comments.
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 10 | P a g e
Materials
Multiple high quality materials are proposed on each building elevation. There is a weighted hierarchy, with
heavy stone materials at the base of the building and lighter materials (i.e. stucco siding) above. A color
and material board will be available for review at the meeting. Staff recommends that an on-site mockup
be a condition of approval if PZC is fundamentally in agreement with the material and color palette.
Roofs
The roof design is proportional, and generally in compliance with the standards. The design standards
discourage asphalt roofing, and also state that any metal roofing should be muted. As proposed, the
design includes muted grey metal roofing for the sloped forms.
Windows
All buildings on “Main Street, Lettuce Shed Lane, and Benchmark Road” are required to use large display
type windows to activate the street experience. This design standard is adhered to with activated building
frontage on the Main Street Pedestrian Mall for the portion of the building fronting the mall.
Parking Structures
The areas of the first floor that front the public ways are wrapped with retail or other materials to add visual
interest and screen parking. Surface parking areas are screened by landscaping and/or raised planters to
the extent possible.
Major Development Plan Review Criteria
Pursuant to AMC §7.16.080(f), Review Criteria, the PZC is charged with reviewing this Design and
Development application against the following Development Plan and Design Review Criteria:
(1) Evidence of substantial compliance with the purpose of the Development Code as
specified in §7.04.030, Purposes;
Staff Response: As documented in this report, this Application is found to be in compliance
with the purpose statements from the Development Code. The purpose statement directly
germane to this Application is §7.04.030(l), which reads “Promote architectural design which is
compatible, functional, practical and complimentary to Avon’s sub-alpine environment.”
(2) Evidence of substantial compliance with the §7.16.090, Design Review.
Staff Response: The Major Development Plan provides compliance with the design review
chapter. The proposed materials and colors are visually harmonious with the Town’s overall
appearance, and that of the buildings in the immediate vicinity.
(3) Consistency with the Avon Comprehensive Plan;
Staff Response: The Avon Comprehensive Plan goals and policies related to the built
environment and land uses align with the following Planning Principles from the West Town
Center District:
Develop a mix of uses that provides a strong residential and lodging bed base supported by
community and guest commercial uses.
Establish public plazas and other gathering spaces for community interaction and social
events.
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 11 | P a g e
Use architectural detailing on ground level/first floor to enhance the pedestrian environment
that includes a human scale, display windows, appropriate lighting, and other pedestrian
amenities.
Site buildings of various sizes along the street edge to maximize sun exposure, protect views,
and break up building bulk.
In addition to the West Town Center District planning principles, the Comprehensive Plan’s Future
Land Use Map (“FLUM”) calls for a “mixed-use” designation. The Application is in alignment with
the Comprehensive Plan definition of mixed-use as follows:
Mixed Use– The intent of the mixed-use designation is to create an area
providing commercial retail and service uses with a supporting mix of office,
residential, lodging, and entertainment uses in an urbanized, pedestrian-oriented
environment. A high proportion of lodging and other residential uses should be
achieved in order to create the needed critical mass of population and activity to
energize the Town Center District. Building should be vertically mixed, with
retail, restaurants, and other commercial services located on the lower levels in
order to encourage a high level of interest and pedestrian activity. Building
design, siting, and orientation, as well as shared parking facilities and public
gathering spaces create an environment that is appealing and inviting for
pedestrians and vehicles.
(4) Consistency with any previously approved and not revoked subdivision plat, planned
development, or any other precedent plan or land use approval for the property as
applicable;
Staff Response: The previously approved PUD has expired, and the property remains subject
to various easements and privately recorded covenants. The Application has been modified to
further comply with the reciprocal access easement with Lot C. It is understood that a minor
subdivision will likely be required prior to construction in order to address areas of Lot A that
are encroached upon.
(5) Compliance with all applicable development and design standards set forth in this
Code, including but not limited to the provisions in Chapter 7.20, Zone Districts and
Official Zoning Map, Chapter 7.24, Use Regulations, and Chapter 7.28, Development
Standards; and
Staff Response: Compliance with the applicable development standards has been
documented in the report, or otherwise addressed through the AEC application.
(6) That the development can be adequately served by city services including but not
limited to roads, water, wastewater, fire protection, and emergency medical services.
Staff Response: The development can be adequately served by city services. The Applicant
has worked with the fire district to facilitate a successful fire protection plan, including a control
panel at the corner of the building facing Beaver Creek Boulevard. Pursuant to comments
provided by the fire district, minor additional details will need to be developed prior to final
approval or permit.
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 12 | P a g e
§7.16.090(f), Design Review
(1) The design relates the development to the character of the surrounding community; or,
where redevelopment is anticipated, relates the development to the character of Avon
as a whole;
Staff Response: The Design of the building compliments neighboring existing development
and are compatible with any surrounding redevelopment that could occur. Design queues are
taken from other recent construction, including that on the Wyndham Resort, and updates to
the Seasons building immediately to the south.
(2) The design meets the development and design standards established in this
Development Code; and
Staff Response: The design is in general conformance with the development and design
standards established in the Municipal Code; where literal conformance is not met, the
Applicant has proposed an alternative design through the AEC process.
(3) The design reflects the long-range goals and design criteria from the Avon
Comprehensive Plan and other applicable, adopted plan documents.
Staff Response: Avon’s long range planning documents speak heavily to requiring mixed-use
development in the Town Center. The Application is in conformance with a number of the
overarching Goals and policies from the Avon Comprehensive Plan, including Built Form and
Land Use recommendations (i.e. Policy B.1.5 – Require that development within the Town
Center is readily accessible to and integrated with existing retail areas and transit service
routes for both pedestrians and vehicles).
While the Application is not in strict conformance with some of the design criteria found in the
West Town Center Investment Plan, Staff finds that the Major Development Plan’s design and
programming are supportable based on AMC §7.040.090(f); this section states that
conformance with the criteria in the West Town Center Investment Plan is not required since
strict compliance would be impractical given market conditions and the current needs of the
community. Most notable is the Main Street Pedestrian Mall instead of a roadway. Due to the
parking burdens that carry with the property from the Lodge at Avon Center, fronting the entire
Main Street Pedestrian Mall with building or retail space is infeasible. From a historical
perspective, development between parcels directed retail density to The Lodge at Avon
Center, and directed parking density to Lot B.
Alternative Equivalent Compliance
Accompanying the Major Development Plan submittal is an AEC request from some of the design
standards. This procedure allows development to meet the intent of the design-related provisions of this
Chapter through an alternative design. It is not a general waiver or weakening of regulations; rather, this
application procedure permits a site-specific plan that is equal to or better than the strict application of a
design standard specified in this Development Code. AEC decisions are site specific and do not establish
a precedent for approval of other requests.
The Application request AEC approval from the following standards:
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 13 | P a g e
Table 7.28-6, Minimum Landscaped Area and Maximum Irrigated
Area by Zone District
§7.28.090(j)(4)(v)(D) Building Stepping
(D) Where primary building walls exceed three (3) stories or forty-five (45)
feet in height, as measured from finished grade to the underside of the eaves,
building form shall step back at least eight (8) feet in depth and shall generally
occur between twelve (12) feet and forty-five (45) feet above the finished
grade, depending on the height of the structure and the surrounding
development context.
According to AMC 7.16.120(d), Review Criteria, PZC shall use the following review criteria as the basis for
a decision on an application for AEC:
(1) The proposed alternative achieves the intent of the subject design or development
standard to the same or better degree than the subject standard;
(2) The proposed alternative achieves the goals and policies of the Avon Comprehensive
Plan to the same or better degree than the subject standard;
(3) The proposed alternative results in benefits to the community that are equivalent to or
better than compliance with the subject standard; and
(4) The proposed alternative imposes no greater impacts on adjacent properties than would
occur through compliance with the specific requirements of this ordinance.
Staff Response: The Application appears to achieve the overarching goals of the
Comprehensive Plan which speaks to creating vibrant pedestrian friendly developments with
attention to the human scale. Reduced building height, varying building materials, and
articulation (vertical and horizontal) achieve the intent of the building stepping requirements to
the same or better degree than strict compliance.
The building setback, required between twelve feet (12’) and forty-five feet (45’) is absent from
the north, east, and south sides of the main hotel. The intent of the code is satisfied by
differentiation in building color, material, shapes, and the addition of balconies to break up the
appearance of massing and scale.
The landscaping requirements are proposed to be fulfilled by making off-site improvements to
the Main Street Mall area, a small area adjacent to the New Town Hall, and areas along Beaver
Creek Boulevard, totaling in 15,474 square feet of landscaping – best depicted on the colored
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 14 | P a g e
“Landscape Areas” exhibit near the end of the plan set. This would equate to 23% of the site
area, and satisfy the intent of the Code.
Available Actions
1. Provide a Recommendation for Approval to Town Council, as submitted.
2. Provide a Recommendation for Approval with conditions to Town Council.
3. Provide a Recommendation for Denial to Town Council.
4. Continue the public hearing for the Application for a period not to exceed thirty-five (35) days,
unless the Applicant consents to a longer time period.
Staff Recommendation
Staff recommends the following specific findings and recommended conditions of approval:
A. Major Design and Development Plan. The PZC recommends that the Town Council APPROVE
the MAJOR DESIGN AND DEVELOPMENT PLAN Application, with the findings and conditions
set forth below:
Findings:
(1) The Development Plan and Design review criteria in AMC §7.16.080(5), and
§7.16.090(f) respectively, have been considered by PZC and the Application is
found to be either in strict conformance with the criteria or otherwise fulfilled with
an alternative design that meets the requirements of AEC approval;
(2) The Application is in conformance with AMC §7.20, Zone Districts and Official
Zoning Map, §7.24, Use Regulations, and §7.28, Development Standards;
(3) The Lighting Plan and all proposed exterior lighting is in conformance with AMC
§15.30, Outdoor Lighting Standards.
(4) The Application implements the general land use goals and policies of the
Avon Comprehensive Plan including the Land Use Map designations, and
planning principles of the Town Center West District.
(5) Pursuant to AMC §7.04.090(b), strict compliance with the Avon Comprehensive
Plan, and sub-area plans, is not required due to the following:
a. The development application is consistent with the general goals and intent of the Avon Comprehensive Plan taking into consideration the unique circumstances of the property, market conditions, and the current needs of the community;
b. Strict compliance with some provisions of the Avon Comprehensive Plan,
particularly the West Town Center Investment Plan, is not practical; and,
c. The procedures for amending the Avon Comprehensive Plan are not
beneficial as applied to the development application for the purpose of
promoting public involvement, community planning, or adopting or clarifying
the precedence of this land use decision.
Exhibit 4
November 14, 2016 Planning and Zoning Commission Meeting – PUBLIC HEARING
Lot B Hotel: Major Development Plan, Alternative Equivalent Compliance 15 | P a g e
Conditions:
(1) An on-site mockup will be constructed for final approval of materials and colors.
The scale and design of the mockup will be reviewed by PZC, as well as final
approval once constructed;
(2) All potential exterior signage must be approved by the PZC with a Master Sign
Program application submitted by the property owner;
(3) Prior to review by the Avon Town Council, a Parking Management Plan will be
submitted, with concurrence of neighboring properties.
(4) Prior to building permit, the following items will be addressed:
a. A snow shed management plan will be provided to Staff and approved by
the Building Official;
b. Design details addressed in the October 19, 2016 letter from Eagle River
Fire Protection.
B. Alternative Equivalent Compliance. The PZC recommends that the Town Council APPROVE
the concurrent ALTERNATIVE EQUIVALENT COMPLIANCE Application, with the findings and
conditions set forth below:
Findings:
(1) Reduced building height, varying building materials, and articulation (vertical and
horizontal) achieve the intent of the building stepping requirements to the same or
better degree than strict compliance.
(2) The design alternatives contained in the Major Development Plan application meet
the intent of the subject design and development standards to the same or better
degree than the subject standard; and
(3) The AEC and proposed design imposes no greater impacts on adjacent properties
than would occur through compliance with the specific requirements of the
Development Code.
Exhibits
A – Major Development Plans
B – AEC Narratives
C – Summary of Design Changes and Plans
D – Parking Study w/ Addendum
E – Design Related Correspondence
Exhibit 4
September 19, 2016
Matt Pielsticker
Planning Manager
Town of Avon Community Development Department
PO Box 975
Avon, CO 81620
Re: Submittal for an AEC for use of Tract G, Lot 4, and frontage on West Beaver Creek Blvd to
meet requirement for a minimum of 20% on-site landscaped area (ADC Table 7-20-9)
Dear Matt:
Treadstone Development LLC is submitting this application for an Alternative Equivalent
Compliance (AEC) to allow for the use of public land to meet the requirement for a minimum of
20% on-site landscaped area per ADC Table 7-20-9. Currently, the plan includes on-site
landscaped area of 11,102sf of the total lot area of 66,925sf, equal to 16.6% of the lot area.
This AEC application would propose to landscape an additional 4,372sf of adjacent property,
including 3,230sf of Tract G (Pedestrian Mall), 739sf of Lot 4, and 403sf of frontage along West
Beaver Creek Boulevard adjacent to Lot B. This additional landscaped area would increase the
total landscaped area for the project to 21.7%.
BACKGROUND
Lot B has been the subject of numerous development applications dating back to the early
1980’s. This history included approved PUD’s in 1998, 1999, and 2002. As part of these PUD
approvals the lot owner, neighboring lot owners, and the Town of Avon executed/recorded
numerous agreements affecting items such as shared parking facilities, access easements, and
drainage requirements. Despite the fact that the PUD approvals have since expired, these
legacy agreements have survived and, as such, impose limitations on development on Lot B.
For example, by agreement with the Town of Avon, a portion of the parking required for
development of The Avon Center on Lot A was transferred to Lot B. As a result, any
development on Lot B must include parking that is in excess the quantity required by code for
the project.
As a result of these encumbrances that have been recorded on Lot B, the lot area available for
landscaping is limited. Rather than seek a variance for the landscaping area minimum, the
applicant is seeking to utilize Town owned land to install additional landscaping and thereby
meet the requirement of the code. The Avon Town Council reviewed the proposal to utilize
public space to satisfy the landscaping requirement at its September 13, 2016 meeting. At that
meeting the motion was made to allow Treadstone Development LLC to process a development
application for a hotel project using portions of Town property to meet minimum landscaping
requirements. The motion was approved unanimously.
Exhibit 5
…2
REVIEW CRITERIA
Pursuant to ADC 7.16.12, the Town offers the following criteria as the basis for granting an AEC
application:
• The proposed alternative achieves the intent of the subject design or development
standard to the same or better degree than the subject standard: By utilizing the
adjacent Town owned property, the project will be able to meet the requirement to
provide a 20% minimum on-site landscaping coverage. In fact, the proposed
landscaping coverage of 21.7% will actually exceed the minimum requirement. In
addition, the project will also be able to provide strong integration between the building
development and the landscaping of the adjacent pedestrian mall. This will enhance the
vitality of the Main Street corridor as envisioned in the West Town Center Investment
Plan.
• The proposed alternative achieves the goals and policies of the Avon Comprehensive
Plan to the same or better degree than the subject standard: In the Avon
Comprehensive Plan, the pedestrian mall right-of-way is identified as the heart of the
West Town Center District. The integration of high density, multi-use development with
pedestrian friendly spaces is critical to the realization of Town Center as a vibrant,
active, user-friendly area. Meeting/exceeding the 20% landscaping requirement is
essential to maintaining the intent of this plan. By utilizing the public spaces as
envisioned in the application, the project will be able to fulfill this aspect of the
Comprehensive Plan.
• The proposed alternative results in benefits to the community that are equivalent to
or better than compliance with the subject standard: The utilization of the public
property will allow the development to fulfill the requirements for Lot B as presented in
the legacy agreements which encumber the lot while also meeting the landscaping
requirement as set forth in the code for Town Center development. In addition, it will
proactively ensure that the development project and the Main Street mall will be well
integrated and provide an exciting/inviting pedestrian space.
• The proposed alternative imposes no greater impacts on adjacent properties than
would occur through compliance with the specific requirements of this Title: There
will be no impacts on adjacent properties as a result of using the proposed Town owned
property to satisfy the minimum landscaping requirement.
Exhibit 5
…3
Thank you for your time and consideration. We look forward to your approval of our
application. Please do not hesitate to contact me with any questions.
Sincerely,
Gregory Less
President
Treadstone Development, LLC
Exhibit 5
September 19, 2016
Matt Pielsticker
Planning Manager
Town of Avon Community Development Department
PO Box 975
Avon, CO 81620
Re: Submittal for an AEC to utilize alternative architectural approaches to achieve the
objectives of ADC 7.28.090(j)(4)(v)(D)
Dear Matt:
Treadstone Development LLC is submitting this application for an Alternative Equivalent
Compliance (AEC) to allow for the use of alternative architectural elements to meet the
requirement that states if the primary building walls exceed three (3) stories or forty-five (45)
feet in height, as measured from finished grade to the underside of the eaves, then the building
form shall step back at least eight (8) feet in depth (ADC 7.28.090(j)(4)(v)(D)). The objective for
this requirement is to organize the form and mass of a building to provide human scale to
adjacent streets, pedestrian walkways, plazas or other public spaces. The building mass is
varied to create variety in the character of the adjacent streets and pedestrian places. The
plan as presented includes step-backs on the pedestrian mall end of the building. The north-
west, east, and south-east faces of the building do not include a step-backs; however, the plans
meet the objective of reducing the apparent mass and scale of the building through three
alternative approaches: 1) The plans incorporate the use of distinct changes in color, texture,
and materials to break up the visual impact of the building height; 2) The building height is 69’
which is significantly less than the Sheraton building to the north-west or the Avon Center to
the south-east. This lesser height creates a transition in the neighborhood, which lessens the
impact of the mass of the building; and 3) The building includes multiple changes in form such
as the inclusion of balconies and alcoves which break up the impact of the height of the
building. It is also noted that the proposed design is consistent with neighboring buildings such
as the Avon Center and Sheraton in the use of alternative architectural elements to break-up
their apparent mass and scale.
REVIEW CRITERIA
Pursuant to ADC 7.16.12, the Town offers the following criteria as the basis for granting an AEC
application:
• The proposed alternative achieves the intent of the subject design or development
standard to the same or better degree than the subject standard: As noted above, the
objective of ADC 7.28.090(j)(4)(v)(D) is to reduce the apparent mass and scale of a
building. The plans as presented include set-backs as a design element on the west end
Exhibit 5
of the building. On the other sides of the building, the design that has been proposed is
able to achieve a reduction in apparent mass and scale through the use of alternative
architectural features, such as:
§ Pronounced recesses and projections
§ Distinct changes in texture and color of wall surfaces
§ Ground level arcades and galleries/balconies on higher floors
§ Protected and recessed entries
§ Vertical accents or focal points.
• The proposed alternative achieves the goals and policies of the Avon Comprehensive
Plan to the same or better degree than the subject standard: The West Town Center
Investment Plan encourages diversity through its stated objective to provide enough
consistency in the materials, forms, and building elements to create a district, while
allowing enough flexibility to encourage unique architectural designs and character. In
the context of the existing buildings, the proposed development will offer unique and
interesting architectural elements. At the same time, it will conform the design
standards which require the building mass to be varied and to offer a human scale. The
alternative design elements will perform the same function as the set-back would
achieve.
• The proposed alternative results in benefits to the community that are equivalent to
or better than compliance with the subject standard: The Avon Comprehensive plan
envisions that the West Town Center District will offer multi-use development that is
well-integrated with a pedestrian friendly environment. The proposed development will
offer retail spaces and hotel access directly from the pedestrian mall. The effect of this
design will be to activate the Main Street area to a significant degree. The design of the
hotel will offer additional activation with decks and balconies to bring together the
pedestrian environment of Main Street with the guests staying in the units. The
architectural elements that have been proposed will lessen the impact of the scale of
the building while staying consistent with the surrounding neighborhood.
• The proposed alternative imposes no greater impacts on adjacent properties than
would occur through compliance with the specific requirements of this Title: There
will be no impacts on adjacent properties as a result of using alternative architectural
elements to satisfy ADC 7.28.090(j)(4)(v)(D).
Exhibit 5
…3
Thank you for your time and consideration. We look forward to your approval of our
application. Please do not hesitate to contact me with any questions.
Sincerely,
Gregory Less
President
Treadstone Development, LLC
Exhibit 5
MEMORANDUM
PARKING MANAGEMENT PLAN
PAGE 1
BACKGROUND INFORMATION
The Avon Hotel project includes two levels of structured parking totaling 204 parking spaces.
The structured parking will replace the surface lot currently known as Lot B. Furthermore, the
structured parking will feed into the existing 100-space underground parking garage for the
Lodge.
Walker Parking Consultants (Walker) conducted a parking needs study and determined that
the proposed parking supply would be adequate. During our on-site observations we learned
that the existing conditions had a surplus of approximately 100 spaces at peak demand, and
that approximately 20 parking spaces were lost due to equipment, material or vehicle storage.
We also observed a number of motorists parking and walking off-site and carrying skis.
Lots A and B are generally signed for 2-hour or permit parking only, with the threat of booting.
While the proposed parking supply will accommodate legitimate demand, it could be
challenged to accommodate illegitimate use. A parking management plan is required in order
to assure that the various owners, tenants and visitors of Avon Center are able to gain access
to, and maintain the right to park on the property. This memo will outline the options and our
recommendations for implementing a successful parking management plan.
DATE: November 30, 2016
TO: Keith Hampton
ORGANIZATION: SilverStar Rentals and Property Management
ADDRESS: 624 Mountain Village Blvd.
CITY/STATE: Mountain Village, CO 81435
HARD COPY TO
FOLLOW:
No
FROM: Dan Kupferman
PROJECT NAME: Parking Management Plan
PROJECT NUMBER: 23-7595.00
SUBJECT: Parking Management Plan
Exhibit 6
MEMORANDUM
PARKING MANAGEMENT PLAN
PAGE 2
MANAGEMENT PLAN
There are typically two distinct ways to manage parking: Gated and ungated. Lots A & B
currently incorporate both. The lots are ungated, while the garages are gated. The most
significant (and obvious) difference is that gated systems provide a physical barrier, and
therefore, they experience a higher percentage of compliance, as cars would need to
physically drive through a gate to trespass (and steel doors typically eliminate this option).
By contrast, ungated systems rely on the honor system and/or enforcement. Surprisingly, vigilant
enforcement is required. Good and honest people who wouldn’t steal from a store (or drive
through a parking gate) are often willing to ‘steal’ parking at ungated parking venues.
Sometimes it’s inadvertent. People lose track of the time, or their plans change, resulting in
parking longer than anticipated (or allowed). Other times it’s intentional.
Walker understands that vehicles have been ‘legitimately’ booted on Lot B, resulting in poor
public relations. This is a common occurrence in the parking industry. People resent getting
booted or towed, even if they violated posted regulations. Nonetheless it makes for poor public
relations.
In a gated scenario, rather than booting vehicles, a parking fee is used for compliance. Parking
fees also ensure that funds are available to properly maintain the parking facility. “Free” parking
lots are often under-maintained, creating unsightly and potentially unsafe driving and parking
conditions.
Lodge owners, tenants and others authorized to park in the Lodge garage would use a
credential access the gates, while retail, restaurant and other business visitors would take a
ticket and receive a validation from the business they were visiting. Motorists who overstayed
the validated timeframe, or did not receive a validation would pay the posted parking rates.
This is typically preferable to booting or towing.
This philosophy is trending in the parking industry. Many public and private entities are
considering replacing tine limits with incremental rate structures. It’s also known as market-or
demand-based pricing. So long as enough parking spaces turn over, it’s considered a ‘win-
win’. People who want or need to park longer may choose to do so if they’re willing to pay for
the right, while most people will opt for free/validated parking and leave within the designated
time period.
THEORY OF OPERATION
Motorists enter Avon Center. Signage would advise retail/restaurant/business patrons to turn
left into the 94-space upper parking level. Lodge and Hotel guests would be directed to
continue ‘down’ the driveway to the lower parking level. Both levels would be controlled by
entry/exit gates and entry/exit stations.
Exhibit 6
MEMORANDUM
PARKING MANAGEMENT PLAN
PAGE 3
UPPER LEVEL: TRANSIENT PARKERS
Transient parkers are short-term, unknown parkers such as customers. Transient parkers would
take a ticket to access the parking gate. Signage would be prominently displayed to advise of
validated parking rates. All businesses within Avon Center would be equipped to validate
customer parking (validations are explained below). Upon exiting, the transient parker inserts
the validated ticket into an exit verifier to calculate the length of the parking stay. If the ticket
was validated for the timeframe, the gate would open. If the motorist stayed longer than the
validated timeframe, or the motorist did not receive a validation, a recording would advise that
a fee is due. The motorist would insert a credit card into the exit station to pay the fee, or if the
motorist needed to pay with cash, the motorist would park and walk to an automated pay
station to pay with cash. The ticket would be validated and the motorist would drive to the exit
and insert the validated ticket into the exit verifier to leave.
An intercom would be available at the entry and exit station, as well as the pay station, enabling
motorists to communicate with (hotel) staff remotely. If a problem couldn’t be resolved, hotel
staff would be dispatched to assist the motorist, or, as a last resort, the gate could be raised
remotely.
VALIDATIONS
There are three standard options for validated parking in gated parking scenarios:
OFFLINE VALIDATORS are compact, portable ticket encoders that encode parking entry tickets
with validation information. When the ticket is inserted at the exit verifier, the ticket is recognized
as having been validated and a signal is sent to raise the gate. Each ticket is imprinted with the
ID # of the offline validator for audit control and reconciliation.
CHASER TICKETS are separate, ‘second’ tickets that possess machine-readable validation
information. The parker inserts the original parking ticket into the exit verifier, then the chaser
ticket. The chaser ticket is recognized as having been validated and a signal is sent to raise the
gate.
WEB-BASED VALIDATION SYSTEMS provide password protected accounts for each entity
authorized to validate parking. The issuer logs-on to a password protected account, enters the
ticket number, selects the validation type and authorizes the validation. Magnetic stripe tickets
can also be slid through an encoder, and barcode tickets can be scanned, which is faster than
entering a ticket number. Barcode validations can also be sent via the internet or smart phone.
All three validation types include system software that separates validation accounts so that
each validation is uniquely assigned to a particular department or person authorized to provide
validations. This allows the different types of validations to be tracked in terms of quantities
redeemed and amounts discounted in order to hold people accountable for the validations
Exhibit 6
MEMORANDUM
PARKING MANAGEMENT PLAN
PAGE 4
they issue. It also provides for statistical analysis and audit control, and if desired, system
software can create invoices for billing purposes and can also track payments.
Validations can be programmed for free parking or discounted parking rates, and can also
include time limits.
A common problem that occurs in parking facilities is the abuse of validations. It is not
uncommon for people to validate unauthorized tickets. Validation programs require oversight
and auditing to prevent abuse.
LOWER LEVEL: LODGE GARAGE PARKERS
Lodge garage parkers include Lodge owners, renters, Avon Center employees or other persons
authorized by the Lodge to park in the Lodge parking garage. The Lodge would be issued 110
parking credentials to manage/distribute to those authorized to park in the 100-space Lodge
garage. The 10 ‘extra’ credentials are to account for the fact that not every person will park in
the garage at the same time. These credentials would be used to access the lower parking
gate, as well as the Lodge garage. These credentials would not be programmed for the upper
parking level, as the upper level is designated as retail/restaurant/business parking only.
All Lodge parkers would be directed to park in the Lodge garage, leaving the ‘outer’ portion of
the lower parking level for hotel parking and other customers.
The Lodge would be authorized to validate parking in the event of a full garage or other
‘exception’ circumstances.
LODGE GARAGE CREDENTIALS
Proximity cards are the most common type of non-transient access credential. The motorist
drives to the gate, rolls down the car window, and waves the proximity card within a few inches
of the proximity reader. The reader confirms the validity of the card and if valid, sends a signal
to open the gate.
An Automatic Vehicle Identification (AVI) system may be used in place of a proximity card
system. A transponder ‘tag’ is issued in place of a proximity card and affixed to the windshield.
This allows monthlies to enter and exit without needing to wave the card or even roll down the
window.
The credential can be programmed to protect against misuse by insisting on an “in-out-in-out”
pattern of use. The theory is that if a pattern of “in-in” or “out-out” was allowed, the user could
be allowing other cars to enter or exit the facility. This programming feature is referred to as
“anti-passback” and can be set as “hard” (the pass will not work if the pattern is broken) or
“soft” (the card will work but an exception is noted in the software system).
Exhibit 6
MEMORANDUM
PARKING MANAGEMENT PLAN
PAGE 5
Other features include combining a number of pass cards into one group and limiting the
number of cars that are allowed to be in the facility at any given time. This feature allows for
compromises such as a lease restriction of ten parking spaces with twenty part-time employees
who work various shifts. Each employee can be issued a pass card with the understanding that
only ten of them will be allowed to be in the facility at any given time. Once ten cards are in
“in” status, the system will not allow another card to access the entry gate until one of the ten
cars exits.
OTHER PARKING RESTRICTIONS
Walker understands that some businesses require shorter-term parking to ensure available
parking in close proximity to their businesses. Shorter-term parking spaces can be signed;
however, there would be no real enforcement mechanism. This is true industry-wide, and is an
existing condition in Lots A & B. Fifteen-minute parking is signed for Alpine Bank (and Avon
Center); however, it’s really too small a timeframe to enforce without a constant presence. If
there is an adequate parking supply, motorists will typically respect these restrictions. When they
don’t, it is typically up to the business owner to note the vehicle make and license plate and
report the transgression. This typically occurs with repeat offenders.
Exhibit 6
=8
PARKING NEEDS STUDY
AVON CENTER, LOT B
Prepared for:
Mr. Keith Hampton, Managing Member,
Treadstone Development, LLC
MARCH 14, 2016; REVISED APRIL 25, 2016;
REVISED AUGUST 6, 2016; REVISED
SEPTEMBER 29, 2016
FINAL REPORT
Exhibit 7
WALKER PROJECT # 23-7605.00
PARKING NEEDS STUDY
AVON CENTER, LOT B
Prepared for:
Mr. Keith Hampton, Managing Member,
Treadstone Development, LLC
MARCH 14, 2016; REVISED APRIL 25, 2016;
REVISED AUGUST 6, 2016; REVISED
SEPTEMBER 29, 2016
FINAL REPORT
Exhibit 7
April 25, 2016
Mr. Keith Hampton, Managing Member
Treadstone Development, LLC
624 Mountain Village Boulevard
Mountain Village, CO 81435
Re: Avon Center—Lot B Parking Needs Study
Dear Mr. Hampton:
Walker Parking Consultants is pleased to submit this study regarding parking needs surrounding
the development of Lot B in Avon, Colorado.
This document is intended to assist Treadstone Development LLC with decisions related to
parking planning, including decisions regarding adding parking, parking requirements, shared
uses, and employing existing physical assets efficiently. The information provided is for
Treadstone’s internal use only. It includes our findings and projections based on the data
collection, analysis, industry standards, code research, and professional assumptions discussed
herein.
We appreciate the opportunity to be of service to you on this important analysis. Please do not
hesitate to contact us with any questions or comments.
Sincerely,
WALKER PARKING CONSULTANTS
David Jay Lieb, Robert E. Stanley, P.E., NSPE, LEED AP, BD+C
Parking Consultant, Project Manager Managing Principal, Vice President
Enclosure
cc: John W. Dorsett, AICP, Walker Parking Consultants
5350 South Roslyn Street, Suite 220
Greenwood Village, CO 80111
Tel: 303.694.6622 Fax: 303.694.6667
www.walkerparking.com
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Walker Project #23-7605.00
TABLE OF CONTENTS
Introduction ......................................................................................................................................... 1
Project Description ............................................................................................................................ 2
Project Approach .............................................................................................................................. 3
Summary Conclusions ....................................................................................................................... 5
Definition of Terms ............................................................................................................................... 7
Inventory/Occupancy ........................................................................................................................ 8
Current Conditions – Inventory ........................................................................................................ 8
Current Conditions – Occupancy ................................................................................................. 10
Peak Hour Demand ................................................................................................................... 18
Permit Parking and Turnover .................................................................................................... 19
Future Conditions ............................................................................................................................. 23
Based On Observation ............................................................................................................. 23
Based on Shared Parking Model ............................................................................................. 23
Based on Zoning ......................................................................................................................... 24
Conclusions ........................................................................................................................................ 26
Aggregate Inventory ...................................................................................................................... 26
Current Code Requirements .......................................................................................................... 26
Future Code Requirements ............................................................................................................ 27
Actual Parking Demand .................................................................................................................. 28
ADA Parking ...................................................................................................................................... 29
Statement of Limiting Conditions ...................................................................................................... 31
Appendix A – Town of Avon Excerpt from Municipal Code .......................................................... 32
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 1 Walker Project #23-7605.00
INTRODUCTION
On behalf of the owners, Chicago Title Insurance Company, Treadstone Development, LLC
(“Treadstone”) plans to develop a hotel on Lot B in Avon Center at Beaver Creek (see map).
This parcel is currently a surface parking lot to the north of The Lodge at Avon Hotel (located on
Lot A). Lot B is 1.71 acres and contains approximately 120 parking spaces.
Figure 1: Study Area and Sub-Area Boundaries
Source: Treadstone; graphic prepared by Walker Parking Consultants, over Google Maps base, 2016
The proposed hotel is planned to have 142 rooms, four condominiums, and a small retail space.
It will be constructed using a podium-style design above structured parking. Based upon
Treadstone’s understanding of the local zoning code, the site will require approximately 142
parking spaces associated with the new hotel, plus an additional 19 spaces for visitors,
condominium residents, and retail use. The actual demand for parking on the site may vary from
the code requirement due to utilization patterns and prior shared-use agreements.
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 2 Walker Project #23-7605.00
PROJECT DESCRIPTION
When Lot A was developed it was granted a variance that permitted the construction of less
parking than code required, with the understanding that parking spaces in Lot B would be
available for users of facilities located in Lot A. Accordingly, Treadstone’s plans include the
construction parking spaces in excess of their code requirements, in order to accommodate
the needs of the adjacent Lot A.
Figure 2: Parking Lots in the Study Area
Source: Treadstone; graphic prepared by Walker Parking Consultants, over Google Maps base, 2016
The map above illustrates the approximate boundaries of the parking lots within the study area.
The three parking areas in Lot A are associated with the Lodge at Avon Center. There is a row
of surface parking along the northwestern face of the Lodge at Avon Center and a larger lot
due east. There is also parking beneath the facility accessed from Lot B. The parking at Lot 55 is
associated with the Alpine Bank building; a ramp leads down from Lot A to a small underground
parking garage beneath the building, and one surface space to the north of the access ramp.
Treadstone engaged Walker to provide answers to four key questions:
1. What is the aggregate inventory of parking spaces in the study area (including all surface
and underground parking in Lot A, Lot B, Lot 55, and Out-lot 1)?
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 3 Walker Project #23-7605.00
2. Based on all existing land uses within the study area, how many parking spaces does the
Town of Avon zoning code require?
3. Once Lot B is developed, what will the parking requirement be based upon the local
zoning code? Provide a comparison of the current code to the 1988 code, under which
(arguably) the current development may be governed.
4. What is the actual parking demand within the proposed study area?
PROJECT APPROACH
1. Meet with the client and conduct a site visit in Avon (combine with field observations in
item #4, below). Conduct parking inventory.
2. Review Town of Avon zoning code requirements to determine the number of spaces
required for existing and proposed uses.
3. Projection of parking space needs for Lot B:
a. Review Town of Avon code requirements to determine the number of spaces
required for planned use of Lot B;
b. Prepare a shared-parking model for the site based on industry-supported ratios,
along with local adjustments to account for non-driving transit usage, captive
effects between uses, etc.;
c. Prepare a projection that reflects observations from the site visit and occupancy
counts (below).
4. Conduct field observations within the designated study area over two days—one
weekday and one weekend day—during a period of peak demand.
a. Study area to include above- and below-grade parking in Lot A (incorporating
parking designated as “Out-lot 1”), above-grade parking in Lot B, and above- and
below-grade parking in Lot 55.
b. Observe parkers’ destinations (i.e., inside study area or outside) from 7:30 a.m. to
10:00 a.m., to include Lot B at a minimum and other lots with support from
Treadstone.
c. Perform occupancy counts every hour from 10:00 a.m. to 8:00 p.m., identify
number of vehicles by parking lot number/letter and posted regulations
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 4 Walker Project #23-7605.00
d. Perform an inventory of Avon Center residential dashboard permits and Alpine
Bank dashboard permits by parking lot number/letter. Placard counts at 10:00
a.m., 1:00 p.m., and 6:00 p.m.
e. Continue observations of parking and on- or off-site destinations between counts
throughout both days, as deemed necessary.
5. Provide a draft technical memorandum (in PDF format) outlining all findings and
recommendations. Memorandum to include infographics along with supporting
narrative.
6. Obtain one set of consolidated comments from the client and planning team, and issue
a revised final memorandum (in PDF format).
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 5 Walker Project #23-7605.00
SUMMARY CONCLUSIONS
Treadstone requested that Walker perform a study to answer the following four questions:
1. What is the aggregate inventory of parking spaces in the study area (including all surface
and underground parking in Lot A, Lot B, Lot 55, and Out-lot 1)?
2. Based on all existing uses in the study area, how many parking spaces does current Town
of Avon code require?
3. When Lot B is developed what will the parking requirement be, according to Town code?
Compare current code to 1988 code, under which (arguably) the current development
could be governed.
4. What is the actual parking demand in the study area?
Walker’s study, findings, analysis, and conclusions suggest the following:
The current inventory of the study area is 297 parking spaces;
Based on existing uses, Town of Avon Code requires 257 parking spaces, but has
allowances for mixed-use and available on-street parking that reduce this requirement
to 218;
The proposed 142-room hotel will be required to provide one parking space per room for
customers and employees, and another ten spaces for guests. Walker has confirmed that
this requirement of 152 parking spaces is consistent with industry standards, and is similar
whether the 1988 or current zoning Code requirement is applied;
The hotel will house three condominiums of greater than 2,500 square feet, which will be
required to have two spaces per unit; one condominium of less than 2,500 square feet
will be required to have one space. The total requirement for the four condominiums is
seven spaces;
There will also be 536 square feet of retail. This space is allowed a ten percent reduction
for zoning purposes, to 482 square feet. At four spaces per 1,000 square feet, another two
spaces would be required;
Actual peak demand within the study area observed by Walker was 193 vehicles at 10:00
a.m. on Friday, February 26, 2016 (of these vehicles seven could be attributed to Alpine
Bank overflow, about a dozen to individuals who parked on Lot B, but headed for off-site
destinations, and approximately 20 parking spaces were lost to materials storage,
equipment, or derelict vehicles);
During this observation period, Walker noted a surplus of 104 parking spaces, even at
times of the most intensive use (this surplus exceeds 140 spaces when Alpine Bank
overflow, off-site users, and inventory lost to storage are accounted for);
The number of parking spaces required by code for the entire study area, assuming the
proposed development is completed, is 355 spaces. The planned development creates
a net total of 376 parking spaces (a 21-space surplus); and,
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 6 Walker Project #23-7605.00
Projected peak demand is estimated to be 354 parking spaces (193 based on current
observations, plus 161 related to the planned hotel/retail/condo). Walker’s observations
included as many as 40 spaces apparently occupied by stored and derelict vehicles,
equipment, overflow parking, and vehicles parked by individuals with off-site
destinations. Factoring in these variables, it is possible that future demand may be as low
as 314 parking spaces at peak.
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 7 Walker Project #23-7605.00
DEFINITION OF TERMS (FOR REFERENCE)
Several terms are used in this report which may have specific meanings when applied to parking
planning, demand analysis, and/or parking management. For this report the following definitions
are assumed:
ADA Parking: Shorthand notation for “handicapped” or disabled parking stalls which are
typically marked with blue striping and signage. Design standards for these spaces are
set by the Americans with Disabilities Act Accessibility Guidelines (ADAAG), which were
published to clarify the 1990 ADA legislation and were last updated in 2010.
Peak Hour Occupancy: The overall peak conditions as observed during our parking
demand surveys. In this case, the peak hour occurred at 10:00 a.m. on Friday, based on
the survey data collected for this study.
Survey Day(s): The days when parking occupancy data was collected. For this study,
parking occupancy data was collected on Friday and Saturday, February 26th and 27th,
2016. Our survey included an initial count at 7:30 a.m., and hourly counts between 10:00
a.m. and 8:00 p.m., to show parking demand patterns on a typical weekday and
weekend day.
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 8 Walker Project #23-7605.00
INVENTORY/OCCUPANCY
On February 25th-27th, 2016, Walker undertook parking inventory and occupancy counts of the
study area in Avon, Colorado to assess supply and demand during peak hours. On Thursday,
February 25th Walker verified the parking inventory by visiting each lot and counting the number
of parking spaces. Lots were noted by user type (permit-required, 15-minute, two-hour, gated,
ADA, etc.). Individual parking spaces were counted; in those locations without curb stops or
pavement markings (absent or worn/faded), the number of spaces was estimated.
On Friday and Saturday, February 26th and 27th, Walker observed occupancy within the study
area to gauge the level of parking demand. Twelve counts were performed per day: an initial
count at 7:30 a.m., followed by hourly counts from 10:00 a.m. to 8:00 p.m. The days and times of
the counts were selected based on Walker’s and Treadstone’s mutual understanding that the
days of week, time of year, and times of day chosen represent peak demand conditions—i.e.,
typically busy days during high season.
CURRENT CONDITIONS – INVENTORY
On Thursday, February 25th, 2016, Walker took an inventory of the parking in the study area. The
defined study area contains 297 parking stalls, which are allocated as follows:
Lot A (aboveground) contains 55 spaces
Lot A (underground) has 100 spaces
Lot B accounts for 126 spaces
Lot 55 (aboveground) is 1 space
Lot 55 (underground) represents 15 spaces
Lot A is inclusive of the area also known as “Out-lot 1.” The full inventory is showing in the table
on the following page.
Alpine Bank parking spaces are considered in the inventory and occupancy counts per legacy
agreements.
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 9 Walker Project #23-7605.00
Figure 3: Study Area Parking Inventory
Source: Walker Parking Consultants, 2015
The map of the study area appears below. The Lot A areas are indicated by green, Lot B by
blue, and Lot 55 by brown. The hatched pattern represents underground parking.
Figure 4: Parking Lots in the Study Area
Source: Treadstone; graphic prepared by Walker Parking Consultants, over Google Maps base, 2016
TOTAL INV.
26 15-minute
28 2-hour
1 Unmarked
98 Gated
2 ADA
120 2h/permit
6 ADA
1 Near ramp (above ground)
15 Gated
TOTAL 297 297
INVENTORY
Lot A
(above
ground)
55
Lot A
(below
ground)
100
Lot B 126
Lot 55
(below
ground)
16
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 10 Walker Project #23-7605.00
CURRENT CONDITIONS – OCCUPANCY
On Friday and Saturday (February 26th-27th, 2016), Walker recorded the occupancies of all
inventoried lots at 7:30 a.m. and hourly from 10:00 a.m. to 8:00 p.m., to measure the ebb and
flow of demand throughout the day. As expected, the area was only beginning to fill at 7:30
a.m., peaking at 10:00 a.m. on Friday, and at 7:00 p.m. on Saturday. With little exception, the
demand was fairly level throughout the day on both days that Walker observed, with
approximately 60 percent occupancy in the study area on Friday, and approximately 51
percent occupancy on Saturday.
At 10:00 a.m., 1:00 p.m., and 6:00 p.m. on both days, dashboard placards and window decals
were also counted. These placards and decals function as permits allowing all-day parking in
surface lots in Lots A and B. Both lots are signed for 2-hour and permit parking only, with the
exception of 26 15-minute parking spaces in Lot A (east of the Lodge at Avon Center building).
Alpine Bank window decals are issued by the bank to its employees; residents and employees
of the businesses in the Lodge at Avon Center are issued either dashboard placards or window
decals. The full-day table of occupancies by lot (A, B, or 55), along with sub-designations (2-
hour, 15-minute, ADA/handicapped, or unmarked), and the number of placards and decals
each day, are as follows:
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 11 Walker Project #23-7605.00
Figure 5: Full Occupancy Data, Friday, February 26, 2016
Source: Walker Parking Consultants, 2016
7:30 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Avg.
26 15-minute 2 9 9 6 13 8 14 15 14 11 7 6 10
28 2-hour 11 22 18 21 19 22 21 17 17 18 19 22 19
1 Unmarked 0 0 0 0 0 0 0 1 1 0 0 0 0
98 Gated 59 63 63 62 61 60 56 57 68 59 56 57 60
2 ADA 1 1 0 1 1 1 1 1 1 1 1 1 1
120 2h/permit***55 85 82 83 87 90 82 78 76 74 86 74 79
6 ADA 0 0 0 1 0 0 0 0 0 0 0 1 0
1
Near ramp
(above
ground)
1 1 1 1 1 1 0 0 1 0 0 0 1
15 Gated****?12 11 11 9 8 9 9 7 5 4 4 8
TOTAL 297 129 193 184 186 191 190 183 178 185 168 173 165 178
Percentage 43%65%62%63%64%64%62%60%62%57%58%56%60%
Avon Center Decals/Placards (A)9 6 5 7
Alpine Bank Decals (A)5 4 1 3
Subtotal Lot A 14 10 6 10
Avon Center Decals/Placards (B)40 36 30 35
Alpine Bank Decals (B)5 7 0 4
Subtotal Lot B 45 43 30 39
Subtotal Avon Center 49 42 35 42
Subtotal Alpine Bank 10 11 1 7
TOTAL 59 53 36 49*Lot A includes out-lot 1
** Lot B estimated, no lot markings, some spaces not available due to snow
*** Includes 5 spaces occupied by a backhoe and two trailers
**** One space used for storage; others reserved for bank or bank tenant employees
Lot A*
(above
ground)
Lot A*
(below
ground)
Lot B**
Lot 55
(below
ground)
OCCUPANCY
INVENTORY
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 12 Walker Project #23-7605.00
Figure 6: Full Occupancy Data, Saturday, February 27, 2016
Source: Walker Parking Consultants, 2016
7:30 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Avg.
26 15-minute 0 4 4 6 3 3 4 5 7 7 9 6 5
28 2-hour 3 14 17 13 14 13 11 8 13 16 22 16 13
1 Unmarked 0 0 0 0 0 0 0 0 0 0 0 0 0
98 Gated 68 64 66 64 65 65 62 62 60 58 61 60 63
2 ADA 2 2 1 2 2 2 2 0 0 0 0 1 1
120 2h/permit***51 61 70 66 64 67 62 60 62 70 78 74 65
6 ADA 1 0 1 0 0 0 0 0 0 1 1 1 0
1 Near ramp
(above 0 0 0 0 0 0 0 0 0 0 0 0 0
15 Gated****2 4 4 4 2 2 2 2 2 2 2 2 3
TOTAL 297 127 149 163 155 150 152 143 137 144 154 173 160 151
Percentage 43%50%55%52%51%51%48%46%48%52%58%54%51%
Avon Center Decals/Placards (A)4 5 3 4
Alpine Bank Decals (A)0 0 0 0
Subtotal Lot A 4 5 3 4
Avon Center Decals/Placards (B)32 34 32 33
Alpine Bank Decals (B)0 0 0 0
Subtotal Lot B 32 34 32 33
Subtotal Avon Center 36 39 35 37Subtotal Alpine Bank 0 0 0 0
TOTAL 36 39 35 37
*Lot A includes out-lot 1
** Lot B estimated, no lot markings, some spaces not available due to snow
*** Includes 5 spaces occupied by a backhoe and two trailers
**** One space used for storage; others reserved for bank or bank tenant employees
Lot 55
(below ground)
Lot A*
(above
ground)
Lot A*
(below ground)
Lot B**
OCCUPANCY
INVENTORY
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 13 Walker Project #23-7605.00
To give a sense of the intensity of use, we’ve combined the various uses in each lot and
employed heat maps to illustrate the two survey days. The heaviest occupancies show as red,
the lightest as green, with a continuum between:
Figure 7: Parking Occupancy Heat Map, Friday, February 26, 2016
Source: Walker Parking Consultants, 2016
Figure 8: Parking Occupancy Heat Map, Saturday, February 27, 2016
Source: Walker Parking Consultants, 2016
Parking Facility 7:30 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Avg.
Lot A Surface 24% 56% 49% 49% 58% 55% 64% 60% 58% 53% 47% 51% 52%
Lot A Garage 60% 64% 63% 63% 62% 61% 57% 58% 69% 60% 57% 58% 61%
Lot B Surface 44% 67% 65% 67% 69% 71% 65% 62% 60% 59% 68% 60% 63%
Lot 55 Combined 6% 81% 75% 75% 63% 56% 56% 56% 50% 31% 25% 25% 54%
OCCUPANCY
Parking Facility 7:30 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Avg.
Lot A Surface 5% 33% 38% 35% 31% 29% 27% 24% 36% 42% 56% 40% 33%
Lot A Garage 70% 66% 67% 66% 67% 67% 64% 62% 60% 58% 61% 61% 64%
Lot B Surface 41% 48% 56% 52% 51% 53% 49% 48% 49% 56% 63% 60% 52%
Lot 55 Combined 13% 25% 25% 25% 13% 13% 13% 13% 13% 13% 13% 13% 16%
OCCUPANCY
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 14 Walker Project #23-7605.00
We can translate these occupancies onto maps of the study area. Because the occupancies
were relatively level throughout the day, we present the peak and average occupancies for
each day (rather than one for each hour of each day), as follows:
Figure 9: Parking Peak Occupancy, Friday, February 26, 2016
Source: Walker Parking Consultants, 2016
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 15 Walker Project #23-7605.00
Figure 10: Parking Average Occupancy, Friday, February 26, 2016
Source: Walker Parking Consultants, 2016
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 16 Walker Project #23-7605.00
Figure 11: Parking Peak Occupancy, Saturday, February 27, 2016
Source: Walker Parking Consultants, 2016
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 17 Walker Project #23-7605.00
Figure 12: Parking Average Occupancy, Saturday, February 26, 2016
Source: Walker Parking Consultants, 2016
Viewed through the lens of availability, the table below illustrates parking vacancies throughout
the course of the day:
Figure 13: Parking Vacancies
Source: Walker Parking Consultants, 2016
Currently, even at peak demand on a weekday, Walker observed a minimum of 104 total
spaces available in the study area.
Day 7:30 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Avg.
Friday 168 104 113 111 106 107 114 119 112 129 124 132 119Saturday170148134142147145154160153143124137146
AVAILABILITY IN STUDY AREA
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 18 Walker Project #23-7605.00
PEAK HOUR DEMAND
During Walker’s observations, peak demand in the study area occurred at 10:00 a.m. on Friday,
with 193 vehicles parked in the study area. At this hour there were 104 parking spaces available.
During the study days, there were an average of 119 spaces available on Friday and 146 spaces
available on Saturday.
By taking the inventory numbers and subtracting the observed occupancies, we can calculate
the parking adequacy (remaining capacity) or deficit (shortage) of parking in each space type
and in each parking facility.
At the peak-use observed, the system had 104 parking spaces available. Of these spaces 39
were within gated facilities, so in order for the system to avail itself of this capacity, usage
patterns would need to be redistributed, or policies would need to change. However, in all,
during the period observed, the study area has 35 percent of its parking spaces available.
Figure 14: Capacity by Lot and Time
Source: Walker Parking Consultants, 2016
Inventory 7:30 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM
Lot A (above
ground)55 42 24 28 28 23 25 20 22 23 26 29 27
Lot A (below
ground)100 40 36 37 37 38 39 43 42 31 40 43 42
Lot B 126 71 41 44 42 39 36 44 48 50 52 40 51
Lot 55 16 15 3 4 4 6 7 7 7 8 11 12 12
TOTAL 297 168 104 113 111 106 107 114 119 112 129 124 132
Percent Available 57%35%38%37%36%36%38%40%38%43%42%44%
Inventory 7:30 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM
Lot A (above
ground)55 52 37 34 36 38 39 40 42 35 32 24 33
Lot A (below
ground)100 30 34 33 34 33 33 36 38 40 42 39 39
Lot B 126 74 65 55 60 62 59 64 66 64 55 47 51
Lot 55 16 14 12 12 12 14 14 14 14 14 14 14 14
TOTAL 297 170 148 134 142 147 145 154 160 153 143 124 137
Percent Available 57% 50% 45% 48% 49% 49% 52% 54% 52% 48% 42% 46%
CAPACITY - Friday, February 26, 2016
CAPACITY - Saturday, February 27, 2016
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 19 Walker Project #23-7605.00
PERMIT PARKING AND TURNOVER
Lot A (above-grade) and Lot B are signed for permit and short-term parking only. Lot A (below-
grade) is permit- and gate-controlled. Lot 55 is gate controlled with marked reserved spaces in
the underground garage; Lot 55 also contains one surface space, which is not marked or
designated in any way. Because of the double credentialing (permit and gate) in the gated
areas, only the permits/placards/decals in surface areas were noted; the gated areas are
assumed to be 100 percent occupied by permitted parkers.
As part of the study, Walker observed and counted permit parkers periodically throughout Friday
and Saturday. Counts of permits—in the form of dashboard placards or window decals—were
conducted at 10:00 a.m., 1:00 p.m., and 6:00 p.m. on both days, with the following results:
Figure 15: Friday, February 26, 2016 – Permit Use
Source: Walker Parking Consultants, 2016
10:00 AM 1:00 PM 6:00 PM
55 55 55
31 32 29
9 6 5
5 4 1
45% 31% 21%
25% 18% 11%
10:00 AM 1:00 PM 6:00 PM
126 126 126
85 87 74
40 36 30
5 7 0
53% 49% 41%
36% 34% 24%
TOTAL Lots A (surface) and B 10:00 AM 1:00 PM 6:00 PM
181 181 181
116 119 103
49 42 35
10 11 1
51% 45% 35%
33% 29% 20%
Avon Ctr. Permit
Alpine Bank Permit
PERCENT PERMITTED VEHICLES
PERCENT OF SPACES IN LOT
Lot A (surface)
Lot B
PERCENT PERMITTED VEHICLES
PERCENT OF SPACES IN LOT
TOTAL PERMITS
Inventory
Occupancy
PERMITS
Inventory
Occupancy
Avon Ctr. Permit
Alpine Bank Permit
Alpine Bank Permit
PERCENT PERMITTED VEHICLES
PERCENT OF SPACES IN LOT
Inventory
PERMITS
Occupancy
Avon Ctr. Permit
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 20 Walker Project #23-7605.00
Figure 16: Saturday, February 27, 2016 – Permit Use
Source: Walker Parking Consultants, 2016
Friday Permit Use
Throughout business hours on Friday, about half of the vehicles parked in the areas being
observed had either Lodge at Avon Center or Alpine Bank credentials. Because these lots were
not full at any time, permits represented a third or fewer, of the total parked cars. The number
of permits dropped off significantly after the bank and other retail and services began to close
for the day. By 6:00 p.m., a little over a third of the parked vehicles had permits, representing
about 20 percent of the parking occupancy in these two lots.
Of the permits displayed, the vast majority were associated with the Lodge at Avon Center
versus Alpine Bank (49 of 59 at 10:00 a.m., 42 of 53 at 1:00 p.m., and 35 of 36 by 6:00 p.m.). While
there were a maximum of 49 Lodge at Avon Center permits at 10:00 a.m., Alpine Bank
10:00 AM 1:00 PM 6:00 PM
55 55 55
18 17 23
4 5 3
0 0 0
22% 29% 13%
7% 9% 5%
10:00 AM 1:00 PM 6:00 PM
126 126 126
61 64 71
32 34 32
0 0 0
52% 53% 45%
25% 27% 25%
TOTAL Lots A (surface) and B 10:00 AM 1:00 PM 6:00 PM
181 181 181
79 81 94
36 39 35
0 0 0
46% 48% 37%
20% 22% 19%PERCENT OF SPACES IN LOT
Inventory
Occupancy
Avon Ctr. Permit
Alpine Bank Permit
PERCENT PERMITTED VEHICLES
Avon Ctr. Permit
Alpine Bank Permit
PERCENT PERMITTED VEHICLES
PERCENT OF SPACES IN LOT
TOTAL PERMITS
PERCENT OF SPACES IN LOT
PERMITS
Lot B
Inventory
Occupancy
Inventory
Occupancy
Avon Ctr. Permit
Alpine Bank Permit
PERCENT PERMITTED VEHICLES
PERMITS
Lot A (surface)
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 21 Walker Project #23-7605.00
experienced a maximum of only 11 at 1:00 p.m.—including their parking spaces in Lot 55, their
total maximum presence (as evidenced by permit- and gate-controlled parking) was 23
vehicles at 10:00 a.m., on Friday (or excess of seven vehicles versus the Lot 55 inventory).
Saturday Permit Use
As one would reasonably imagine, demand patterns are different on a Saturday than on a
weekday, as some service businesses (including Alpine Bank) are closed.
Throughout the whole day on Saturday, less than half of the vehicles parked in the areas being
observed had parking credentials—none of these were Alpine Bank; all permits were associated
with the Lodge at Avon Center. Because these lots were not full at any time, these permits
represented only about 20 percent of all parked cars. The number of permits remained stable
all day as the light to moderate use of the observed lots varied due to transient users. The
number of permits was 36 at 10:00 a.m., 39 at 1:00 p.m., and 35 at 6:00 p.m., on Saturday.
Other Impacts on Inventory
PERMIT HOLDERS
Based upon current signage, the holders of permits for the Lodge at Avon Center may park in
Lot A and Lot B. There are also a portion that park in underground Lot A. While transient parkers
can park in the surface Lots A and B, they do not have access to the underground parking.
Based upon observed occupancies, underground Lot A could accommodate many of the
Lodge at Avon Center permit holders that are parking aboveground, freeing up more space
for the transient 15-minute and 2-hour parkers.
STORAGE
In addition to parking permits, capacity in these parking areas can be impacted by rarely-used
or derelict vehicles, and by equipment storage. Lot B experiences most of this diminution of
available parking—a backhoe occupies three spaces, two trailers occupy parking stalls, a few
pick-up trucks and SUVs appear to have been left in the lot, untouched for weeks (snow piled
around them, flat tires, covered for storage, etc.), and one large box truck seems to have fallen
into disuse. All of these unused or lesser used pieces of equipment are found either on the ramp
to underground Lot A, or in the surface spaces due west of the ramp. The upper portion of the
lot, closest to West Beaver Creek Boulevard, experiences more frequent turnover, even among
the vehicles with parking credentials.
The underground Lot A parking also contains several vehicles that have vehicle covers, are
coated in dust, or otherwise appear unused. One space closest to the entrance is used for
materials storage, and at least four spaces in the lot are lost to ice dams in two locations that
are the result of significant leaks from above. There is also a trailer, and a commercial van
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 22 Walker Project #23-7605.00
(perhaps building-owned) that are a consistent presence. Similarly, underground lot 55
contained one space occupied by stored materials, and two cars that didn’t move on either
Friday or Saturday, including during times at which the Alpine Bank building may be presumed
to have been empty.
In all, over twenty spaces in the study area (or nearly ten percent) appear to be to be lost to
long-term vehicle storage, material and equipment storage, and infrastructure damage.
OFF-SITE USERS
As part of the study, Walker observed the behaviors of Lot B parkers between 7:30 a.m. and
10:00 a.m. on both Friday and Saturday, February 26 and 27. Specifically, when a car pulled in
and parked, its occupants were monitored to see if their destinations were within, or outside of,
the study boundaries. The observations were as follows:
Figure 17: On- and Off-Site Users
Source: Walker Parking Consultants, 2016
This morning sampling of behaviors appears indicative of daily patterns; Walker and Treadstone
mutually agreed that this sampling was adequate, as opposed to attempting to monitor each
parker through the whole day. The observed pattern was that on a weekday over 80 percent
of parkers remained in the study area (residents, employees, and customers). The few that left
the site appeared to be employers or contractors walking in the direction of Seasons, Wyndham,
and the Westin; three or four of the “off-site” users were individuals (often carrying ski equipment)
dropped off at their cars, which had been stored there overnight. Anecdotally, most of those
who walked off-site appeared to be parked throughout the day (individual vehicles were not
specifically monitored). The 13 off-site users entering lot B on Friday, February 26, 2016, yielded a
total of ten vehicles parked between 7:30 a.m. and 9:59 a.m. The remaining three vehicles were
immediately removed by people who were dropped off to pick up their cars.
Friday, February 26, 2016 Saturday, February 27, 2016
On-site Off-site On-site Off-site
7:30 - 7:59 AM 8 2 7:30 - 7:59 AM 7 2
8:00 - 8:59 AM 24 7 8:00 - 8:59 AM 7 5
9:00 - 9:59 AM 26 4 9:00 - 9:59 AM 12 5
TOTAL 58 13 TOTAL 26 12
82%18%68%32%
Destinations
Lot B Parkers'Lot B Parkers'
Destinations
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 23 Walker Project #23-7605.00
On Saturday, February 27, 2016, observations were conducted during the same period. A total
of 12 vehicles (or about a third) were off-site users, between 7:30 a.m. and 9:59 a.m. This
contributed ten cars—as with the previous day, two cars dropped off individuals whose cars
had been parked overnight. Of these ten cars, three contained skiers, who took their equipment
off-site with them, and four appeared to be employees going to work in the direction of Seasons,
Wyndham, and the Westin; among the remaining three vehicles parked, the destinations of the
occupants were unclear, but was certainly outside the study area.
In all, given this small sample, off-site users appeared to account for about a dozen vehicles
parked in the study area on each day.
FUTURE CONDITIONS
Projecting the need for parking as development occurs on Lot B is part art and part science. In
order to make its best projections, Walker has used actual observations during a period of peak
demand, and has used nationally-recognized standards to assess what the expectations of
parking demand will (based upon the proposed uses within the study area). In addition, Walker
has researched Town of Avon Code, to assess what the Town is likely to expect based upon its
ordinances.
BASED ON OBSERVATION
As noted in the previous section, Walker conducted observations of parking use in the study
area throughout Friday and Saturday, February 26 and 27, 2016. During this observation period,
Walker noted an effective surplus of 104 parking spaces, even at times of the most intensive use.
Among overflow from Alpine Bank, derelict vehicles, materials and equipment storage, and off-
site users of lot B, approximately 40 more spaces could be made available.
Next, Walker applied a shared parking model, which was co-developed by the Urban Land
Institute and Walker Parking Consultants. This formula-based approach is nationally respected
and considered the state of the art in anticipating parking demand in mixed- and shared-use
applications.
BASED ON SHARED PARKING MODEL
Walker built a shared parking model for a 142-room hotel on the site of Lot B; the model predicts
a peak demand of 142 parking spaces for guests and employees, plus the need for 11 parking
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 24 Walker Project #23-7605.00
spaces for visitors, seven spaces for condominiums, and an additional two spaces supporting
536 square feet of retail space (482 square feet, allowing for a ten percent reduction, per
code)—a total of 162 parking spaces. As described in the section below, zoning would require
a maximum of ten spaces for visitors.
BASED ON ZONING
As interpreted by Walker, Town of Avon Code (see Appendix A), currently requires the study
area to have 257 parking spaces for the existing uses. The study area contains 297 spaces.
According to Code, parking requirements are reduced by 15 percent (or 39 spaces) for mixed
use; and are eligible for a further reduction of one space per on-street parking space adjacent
to the front boundary of the site—a credit of an additional six spaces; however, at the Town’s
request the on-street credit is not considered in this analysis. The shared parking reduction
reduces the mandated number of spaces to 218, giving the site a current surplus of 79 spaces.
Again, as interpreted by Walker, the Code would require a new hotel to provide one parking
space per room to accommodate hotel, plus ten spaces to accommodate the visitors of hotel
guests, seven spaces for condominiums, and two spaces to support retail space. In the case of
the current plans, this is likely to yield a requirement of 161 parking spaces.
Treadstone intends to displace the 126 spaces in Lot B with the new construction and add a
parking facility containing 205 parking spaces.
With the addition of the hotel, the study area would be subject to a code-based requirement
for 418 parking spaces, again tempered by a 15 percent mixed-use reduction. The resulting
requirement would be 355 spaces. The current inventory is 297 spaces, the expected loss is 126,
and the planned addition of parking is at least 205 spaces. This yields 376 parking stalls, a surplus
of 21 spaces based upon code.
Although the hotel project was originally conceived in 1988, Walker applied current code,
having found no evidence that there was difference between historical and current codes.
In tabular form, the preceding analysis appears as follows:
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 25 Walker Project #23-7605.00
Figure 18: Code-Based Parking Requirements
Source: Walker Parking Consultants, 2016
CURRENT USE: Lodge at Avon Center - Commercial
Unit #Area (sq. ft.)Use Sq. ft. by use Spaces required
107 5,597 Municipal Office 5,037 22
109 407 Office
110 321 Office
121 1,901 Office
200 2,783 Office
208 1,381 Office
216 485 Office
219 625 Office
222 1,871 Office
228 728 Office
230 1,191 Office
234 1,182 Office
236 1,671 Office 13,091 39
204 1,501 Medical/dental
210 272 Medical/dental
214 270 Medical/dental
218 662 Medical/dental
220 557 Medical/dental
224 1,555 Medical/dental
232 1,124 Medical/dental 5,347 21
125 3,289 Restaurant
127 1,251 Restaurant
129 4,201 Restaurant 7,867 79
113 1,523 Commercial
114 4,071 Commercial 5,035 20
Subtotal 40,419 36,377 182
CURRENT USE: Lodge at Avon Center Condominiums
Units <2,500 sq ft > 2,500 sq ft
3BR 43 41 2 45
4BR 7 4 3 10
5BR 2 0 2 4
Subtotal 52 59
CURRENT USE: Bank
Area (sq. ft.)
Bank 4000 Bank 3,600 14
1500 1st fl. Tenants 1,350 4
Office 5500 2nd fl. Tenants 4,950 15
de facto Town variance (17)
Subtotal 11000 16
PLANNED USE: Hotel
142 rooms 1 per room 142
Condominiums under 2,500 sf 1 1
Condominiums over 2,500 sf 3 6
Guest parking see code max. 10 10
Retail 4 per 1000 sq ft (10% reduction)482 2
TOTAL REQUIREDSubtotal 161
418
Reductions
Mixed use reduction (15%)15%(63)
On-street parking reduction (1 for 1)6 0
Requirement 355
Current Inventory 297
Potential loss to construction (126)
Proposed new parking facility 205
Plan 376
Surplus/(Deficit)(plan minus requirement)21
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 26 Walker Project #23-7605.00
CONCLUSIONS
This study began with four major questions posed by Treadstone; this section summarizes
Walker’s conclusions addressing those points.
AGGREGATE INVENTORY
1. What is the aggregate inventory of parking spaces in the study area (including all surface
and underground parking in Lot A, Lot B, Lot 55, and Out-lot 1)?
The total parking inventory is approximately 297 spaces. Because much of Lot B does not have
striped spaces, the capacity has been estimated.
Figure 19: Study Area Parking Inventory
Source: Walker Parking Consultants, 2015
CURRENT CODE REQUIREMENTS
2. Based on all existing uses in the study area, how many parking spaces does current Town of
Avon code require?
If the current Town of Avon Code is applied to the study area, the total requirement is 257 spaces
(square-foot calculations have been based upon 90 percent of the gross square footage,
based upon Code, and restaurants have been assumed to have 60 percent of their space
devoted to seating area). With reductions for shared-use (15 percent), the requirement could
potentially be lowered to 218 spaces, possibly leaving the study area (which has an inventory
of 297 spaces) with a surplus of 79 parking spaces versus code. This information is presented in
tabular form as follows:
TOTAL INV.
26 15-minute
28 2-hour
1 Unmarked
98 Gated
2 ADA
120 2h/permit
6 ADA
1 Near ramp (above ground)
15 Gated
TOTAL 297 297
Lot 51
(below
ground)
16
Lot A
(above
ground)
55
Lot A
(below
ground)
100
Lot B 126
INVENTORY
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 27 Walker Project #23-7605.00
Figure 20: Study Area Parking Inventory
Source: Walker Parking Consultants, 2015
FUTURE CODE REQUIREMENTS
3. When Lot B is developed what will the parking requirement be, according to Town code?
Walker reviewed the current code and found the parking provisions to be unchanged when
compared to 1988 code (the year in which the current development was initially conceived).
For each hotel accommodation unit (under 600 square feet), code requires one parking
space—yielding a requirement of 142 spaces to meet the needs of customers and employees
of a 142-room hotel. Code further requires additional “guest” spaces, to a maximum of ten per
building; the proposed project reaches the threshold for this maximum requirement (see excerpt
from Code, in Appendix A). The retail component of 536 square feet (adjusted down ten
percent to 482 square feet, per code) will have a requirement of four spaces per 1,000 square
feet. Using a nationally-accepted model for projecting parking demand, Walker independently
CURRENT USE: Lodge at Avon Center - Commercial
Use Adj. Sq. Ft.Code Requirement
Municipal Office 5,037 4 spaces/ksf 22
Admin/Professional Office 13,091 3 spaces/ksf 39
Medical/Dental Office 5,347 4 spaces/ksf 21
Restaurant 7,867 1 space/60 sf seating 79
Commercial (retail)5,035 4 spaces/ksf 20
Subtotal 36,377 182
CURRENT USE: Lodge at Avon Center Condominiums
Use Units Code Requirement
≥3BR (less 2,500sf)45 1 per unit 45
≥3BR (2,500sf or greater)7 2 per unit 14
Subtotal 52 59
CURRENT USE: Alpine Bank Building
Use Square Feet Code Requirement
Commercial (bank)3,600 4 spaces/ksf 14
Office 6,300 2nd fl. Tenants 19
de facto Town variance (17)
Subtotal 9,900 16
SUBTOTAL REQUIRED
257
Reductions
Mixed use reduction (15%)15%(39)
On-street parking reduction (1 for 1)6 0
TOTAL REQUIRED 218
CURRENT INVENTORY 297
Surplus/(Deficit)79Inventory minus required
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 28 Walker Project #23-7605.00
came up with a projected need for 142 parking spaces plus 11 for guests—this helps validate
the Code requirement as a reasonable number.
When the proposed development is added among the current uses, the tabulated
surplus/deficit appears as follows:
Figure 21: Projected Code Requirement
Source: Walker Parking Consultants, 2015
ACTUAL PARKING DEMAND
4. What is the actual parking demand in the study area?
Walker observed a peak parking demand of 193 vehicles, at 10:00 a.m. on Friday, February 26,
2016. This suggests a current surplus of 104 parking spaces—a number that could be
approximately 40 spaces higher, if people who park in the study area but have destinations
outside the study area no longer have access, if vehicles that are stored or neglected in the lots
within the study area are relocated elsewhere, and if Alpine Bank doesn’t overflow into Lots A
and B.
As an exercise and illustration, Walker has overlaid today’s current demand with a theoretical
maximum demand related to the proposed development. The proposed parking supply is 376
spaces. The observed peak was 193 vehicles; the future hotel could have a demand of 161
vehicles (at one per room plus ten guests, plus seven for condos, plus two for retail). This yields a
potential peak demand for 354 parking spaces (with an adjustment of as many as 40 vehicles
CURRENT USES: Lodge at Avon Center and Alpine Bank Building
Calculated requirement 257
PROPOSED USE (142-room hotel)
Customers/employees 142
Guests 10
Condos 7
Retail 2
TOTAL REQUIREMENT 418
Reductions
Mixed use reduction (15%)(63)
On-street parking reduction (1 for 1)0
355
Current Inventory 297
Potential loss to construction (126)
Proposed new parking facility 205
Plan 376
Surplus/(Deficit)21
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 29 Walker Project #23-7605.00
to account for stored, derelict, overflow, and off-site uses), which makes the planned supply
adequate. In table form, this appears as follows:
Figure 22: Observed Current Demand Plus Projected Parking Supply and Demand
Source: Walker Parking Consultants, 2015
ADA PARKING
Incorporated within the count of spaces above is an inventory of eight ADA parking stalls, for
individuals with disabilities. This number of accessible spaces is in compliance with the Americans
with Disability Act accessibility guidelines. The requirements thereof are as follows:
Figure 23: ADA Parking Requirements
Source: Walker Parking Consultants, 2016
The study area has 297 total parking stalls. According to these guidelines, the study area would
be required to have seven ADA spaces. With eight spaces, the study area exceeds the legal
minimum. This calculation uses an interpretation of ADA regulations which suggest that the
whole parking inventory may be taken in aggregate. This may be appropriate, because existing
agreements make the parking within the entire study area open to multiple parcels. Although
Proposed parking supply 376
Current peak demand 193
Hotel at full demand 161
Projected peak demand 354
Potential adjustment*(40)
Surplus/(Deficit)62
* storage and derelict vehicles, parkers going off-site, etc.
Total Number of Parking Spaces in Facility Minimum Number of Accessible Space Required
1 - 25 1
26 - 50 2
51 - 75 3
76 - 100 4
101 - 150 5
151 - 200 6
201 - 300 7
301 - 400 8
401 - 500 9
501 - 1000 2% of total
1001 and over 20, plus 1 for each 100, or fraction thereof, over 1000
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 30 Walker Project #23-7605.00
there are four or five distinct parking areas (depending upon which ones are counted as
unique), it may be interpreted that not each parking area is required to have ADA spaces.
Instead, the accessible spaces may be allowed to be concentrated into particular areas.
According the Americans with Disabilities Act (ADA):
Where separate parking facilities serve the same building or entrance, accessible spaces
may be grouped together, as long as the number of spaces provided is determined
according to each of the separate parking facilities.
If parking is developed as planned, with a net resulting parking inventory of 376 parking stalls,
the required number of ADA spaces would be eight, equivalent to the current number. Spaces
should be placed so as to be convenient to the accessible entries and paths of travel for all
facilities within the study area. This assumes that the study area continues to be served by
parking which is managed and offered as a shared resource among all properties and owners.
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 31 Walker Project #23-7605.00
STATEMENT OF LIMITING CONDITIONS
1. This report is to be used in whole and not in part.
2. Walker’s report and recommendations are based on certain assumptions pertaining to the
future performance of the local economy and other factors typically related to individual
user characteristics that are either outside Walker’s control or that of the client. To the best
of Walker’s ability we analyzed available information that was incorporated in projecting
future performance of the proposed subject site.
3. Sketches, photographs, maps and other exhibits are included to assist the reader in
visualizing the property. It is assumed that the use of the land and improvements is within
the boundaries of the property described, and that there is no encroachment or trespass
unless noted.
4. All information, estimates, and opinions obtained from parties not employed by Walker
Parking Consultants/Engineers, Inc. are assumed to be true and correct. We assume no
liability resulting from misinformation.
5. Unless noted, we assume there are no encroachments, zoning, violations, or building
violations encumbering the subject property.
6. All mortgages, liens, encumbrances, leases, and servitudes have been disregarded unless
specified otherwise.
7. None of this material may be reproduced in any form without our written permission, and
the report cannot be disseminated to the public through advertising, public relations,
news, sales, or other media.
8. We take no responsibility for any events or circumstances that take place subsequent to
the date of our field inspections.
9. This report was prepared by Walker Parking Consultants; all opinions, recommendations,
and conclusions expressed during the course of this assignment are rendered by the staff
of Walker Parking Consultants as employees, rather than as individuals.
10. The conclusions and recommendations presented were reached based on Walker’s
analysis of the information obtained from the client and our own sources. Information
furnished by others, upon which portions of this study may be based, is believed to be
reliable; however, it has not been verified in all cases. No warranty is given to the accuracy
of such information; moreover, any significant differences between these assumptions and
actual performance may impact the financial projections for the subject parking
operation.
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 32 Walker Project #23-7605.00
APPENDIX A:
Town of Avon Excerpt from Municipal Code
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 33 Walker Project #23-7605.00
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 34 Walker Project #23-7605.00
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 35 Walker Project #23-7605.00
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 36 Walker Project #23-7605.00
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY
Page 37 Walker Project #23-7605.00
Exhibit 7
=8
PARKING NEEDS STUDY
AVON CENTER, LOT B
ADDENDUM
Prepared for:
Mr. Keith Hampton, Managing Member,
Treadstone Development, LLC
OCTOBER 27, 2016
FINAL REPORT
Exhibit 7
WALKER PROJECT # 23-7605.00
PARKING NEEDS STUDY
AVON CENTER, LOT B
ADDENDUM
Prepared for:
Mr. Keith Hampton, Managing Member,
Treadstone Development, LLC
OCTOBER 27, 2016
FINAL REPORT
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY - ADDENDUM
Page 1 Walker Project #23-7605.00
October 27, 2016
Mr. Keith Hampton, Managing Member
Treadstone Development, LLC
624 Mountain Village Boulevard
Mountain Village, CO 81435
Re: Avon Center—Lot B Parking Needs Study-ADDENDUM
Dear Mr. Hampton:
Herein, please find revised study area maps, correcting the boundaries between “Lot A” and
“Lot 55.” There are also a revised tables and text showing the inventory of spaces in each of the
zones within the study area. This document is intended to be an addendum to the Final Report,
dated September 29, 2016.
The overall number of spaces, of course, remains the same, as do the zoning code requirements.
Other than the redrawn boundaries, our findings, conclusions, and recommendations remain
the same.
We appreciate the opportunity to continue to be of service to you as you work to move the
project forward. Please do not hesitate to contact us with any questions or comments.
Sincerely,
WALKER PARKING CONSULTANTS
David Jay Lieb,Robert E. Stanley, P.E., NSPE, LEED AP, BD+C
Parking Consultant, Project Manager Managing Principal, Vice President
Enclosure
cc: John W. Dorsett, AICP, Walker Parking Consultants
5350 South Roslyn Street, Suite 220
Greenwood Village, CO 80111
Tel: 303.694.6622
Fax: 303.694.6667
www.walkerparking.com
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY - ADDENDUM
Page 2 Walker Project #23-7605.00
Revised study area map—adjusting the boundaries of “Lot A” and “Lot 55.”
Replaces Figure 1 on page 1 of the Final Report, dated September 29, 2016.
Figure 1: Study Area and Sub-Area Boundaries
Source: Treadstone; graphic prepared by Walker Parking Consultants, over Google Maps base, 2016
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY - ADDENDUM
Page 3 Walker Project #23-7605.00
Revised parking areas map—adjusting the boundaries of “Lot A” and “Lot 55.”
Replaces Figure 2 on page 2 of the Final Report, dated September 29, 2016.
Figure 2: Parking Lots in the Study Area
Source: Treadstone; graphic prepared by Walker Parking Consultants, over Google Maps base, 2016
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY - ADDENDUM
Page 4 Walker Project #23-7605.00
Revised parking area distribution—adjusting the inventories of “Lot A” and “Lot 55.”
While the distribution of spaces in each zone changes, the overall inventory remains the same.
Replaces text page 8 of the Final Report, dated September 29, 2016.
CURRENT CONDITIONS – INVENTORY
On Thursday, February 25th, 2016, Walker took an inventory of the parking in the study area. The
defined study area contains 297 parking stalls, which are allocated as follows:
Lot A (aboveground) contains 26 spaces
Lot A (underground) has 100 spaces
Lot B accounts for 126 spaces
Lot 55 (aboveground) is 30 spaces
Lot 55 (underground) represents 15 spaces
Lot A is inclusive of the area also known as “Out-lot 1.” The full inventory is showing in the table
on the following page.
Alpine Bank parking spaces are considered in the inventory and occupancy counts per legacy
agreements.
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY - ADDENDUM
Page 5 Walker Project #23-7605.00
Revised parking area distribution—adjusting the inventories of “Lot A” and “Lot 55.”
While the distribution of spaces in each zone changes, the overall inventory remains the same.
Replaces Figure 3 on page 9 of the Final Report, dated September 29, 2016.
Figure 3: Study Area Parking Inventory
TOTAL INV.
26 15-minute
0 2-hour
0 Unmarked
98 Gated
2 ADA
120 2h/permit
6 ADA
30 Above ground (2-hour)
15 Gated
TOTAL 297 297
INVENTORY
Lot A
(above
ground)
26
Lot A
(below
ground)
100
Lot B 126
Lot 55
(below
ground)
45
Source: Walker Parking Consultants, 2015
The map of the study area appears below. The Lot A areas are indicated by green, Lot B by
blue, and Lot 55 by brown. The hatched pattern represents underground parking.
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY - ADDENDUM
Page 6 Walker Project #23-7605.00
Revised parking areas map—adjusting the boundaries of “Lot A” and “Lot 55.”
Replaces Figure 4 on page 9 of the Final Report, dated September 29, 2016.
Figure 4: Parking Lots in the Study Area
Source: Treadstone; graphic prepared by Walker Parking Consultants, over Google Maps base, 2016
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY - ADDENDUM
Page 7 Walker Project #23-7605.00
Revised parking area distribution—adjusting the inventories of “Lot A” and “Lot 55.”
While the distribution of spaces in each zone changes, the overall inventory remains the same.
Replaces Figure 19 on page 26 of the Final Report, dated September 29, 2016.
AGGREGATE INVENTORY
1. What is the aggregate inventory of parking spaces in the study area (including all surface
and underground parking in Lot A, Lot B, Lot 55, and Out-lot 1)?
The total parking inventory is approximately 297 spaces. Because much of Lot B does not have
striped spaces, the capacity has been estimated.
Figure 5: Study Area Parking Inventory
TOTAL INV.
26 15-minute
0 2-hour
0 Unmarked
98 Gated
2 ADA
120 2h/permit
6 ADA
30 Above ground (2-hour)
15 Gated
TOTAL 297 297
INVENTORY
Lot A
(above
ground)
26
Lot A
(below
ground)
100
Lot B 126
Lot 55
(below
ground)
45
Source: Walker Parking Consultants, 2015
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY - ADDENDUM
Page 8 Walker Project #23-7605.00
STATEMENT OF LIMITING CONDITIONS
1. This report is to be used in whole and not in part.
2. Walker’s report and recommendations are based on certain assumptions pertaining to the
future performance of the local economy and other factors typically related to individual
user characteristics that are either outside Walker’s control or that of the client. To the best
of Walker’s ability we analyzed available information that was incorporated in projecting
future performance of the proposed subject site.
3. Sketches, photographs, maps and other exhibits are included to assist the reader in
visualizing the property. It is assumed that the use of the land and improvements is within
the boundaries of the property described, and that there is no encroachment or trespass
unless noted.
4. All information, estimates, and opinions obtained from parties not employed by Walker
Parking Consultants/Engineers, Inc. are assumed to be true and correct. We assume no
liability resulting from misinformation.
5. Unless noted, we assume there are no encroachments, zoning, violations, or building
violations encumbering the subject property.
6. All mortgages, liens, encumbrances, leases, and servitudes have been disregarded unless
specified otherwise.
7.None of this material may be reproduced in any form without our written permission, and
the report cannot be disseminated to the public through advertising, public relations,
news, sales, or other media.
8. We take no responsibility for any events or circumstances that take place subsequent to
the date of our field inspections.
9. This report was prepared by Walker Parking Consultants; all opinions, recommendations,
and conclusions expressed during the course of this assignment are rendered by the staff
of Walker Parking Consultants as employees, rather than as individuals.
10. The conclusions and recommendations presented were reached based on Walker’s
analysis of the information obtained from the client and our own sources. Information
furnished by others, upon which portions of this study may be based, is believed to be
reliable; however, it has not been verified in all cases. No warranty is given to the accuracy
of such information; moreover, any significant differences between these assumptions and
actual performance may impact the financial projections for the subject parking
operation.
Exhibit 7
FINAL REPORT
AVON CENTER, LOT B PARKING NEEDS STUDY - ADDENDUM
Page 9 Walker Project #23-7605.00
Exhibit 7
1 | P a g e
August 10, 2016
Treadstone Development, LLC
505 8th Street
Hermosa Beach, CA 90254
RE: Initial Review Comments for Lot B Hotel Submittal
Greg,
First off, the Town is excited to receive and review your hotel project, and look forward to finalizing plans
for a successful project. This important infill project will undoubtedly bring vitality to the Town Core area
and we are eager to move forward through the approval process. Staff will continue to make itself
available to assist with the preparation and review of final plans.
This letter summarizes Staff’s initial review comments for your Major Development Plan submittal. While
the application remains incomplete pending utility verification approvals, the Town wanted to take this
opportunity to offer comments and solicit additional information to refine your proposal and consider
alternative design approaches. These comments and questions are important to address to ensure
compliance with the Avon Development Code (“ADC”) as well as helping to aid in the review of this
project by the general public and decision making bodies.
In addition to this initial review conducted by Town Staff, input from OZ architecture was solicited to
review the proposal and provide comments and questions on the design plan as it relates to the
Development Code and surrounding projects. This firm is familiar with the Town of Avon development
code, infill construction with the Wyndham project, and mountain construction in general. Attached to
this letter are comments from OZ with document titled “Review of a Major Development Plan”, dated
August 8, 2016. We look forward to reviewing these comments with you at your earliest convenience.
1. Zoning:
The plans indicate 9,549 square feet of landscaped area on site (14.2% of lot area), and
6,631 square feet off-site, bringing the total landscaped area to 24.17% of lot area. The
code requires a minimum of 20% on-site landscaped area; therefore, the Town Council
must authorize using adjacent public land on Tract G to meet minimum standards. ADC
Table 7-20-9
Please demonstrate the total square footage of the building coverage within the lot to
meet lot coverage requirements.
The plans must demonstrate compliance with 80’ building height. Please show the roof
plan with USGS existing contours underneath the building.
2. Alternative Equivalent Compliance (AEC):
An accompanying AEC application must be submitted to address the following design
standards:
o The code requires a 4:12 pitched roof. Since the design utilizes a flat roof for the
primary form. ADC 7.28.090(j)(4)(ix)
o Buildings greater than thirty (30) feet in height shall be designed to reduce
apparent mass and visually anchor the building to the site by including a clearly
identifiable base, body and top, with horizontal elements separating these
components.” ADC 7.28.090(j)(4)(v)(B)
o After 45’ of vertical rise, buildings are required to have a stepback of at least 8’.
ADC 7.28.090(j)(4)(v)(D)
Exhibit 8
2 | P a g e
3. Access & Circulation:
According to Avon’s access management guidelines, curb cuts are generally limited to
one point of access. Please demonstrate how the second entry “required for necessity,
create[s] a better site design and that safety to the traveling public will not be
compromised.” ADC 7.28.030(d)(6). The curb cuts are separated by 70 feet. Ideally
these curb cuts will be consolidated. In an effort to minimize curb cuts and provide a
safer and more pedestrian-oriented experience along Beaver Creek Boulevard.
Demonstrate how Lot C is served with this access easement and agreement. The
access ramp indicates a retaining wall on the west side; please show the details for this
retaining wall and how it is finished.
The proposed parking ramp has a grade of 9.4%. Site distance could be limited
approaching West Beaver Creek Boulevard (“WBCB”), particularly to see pedestrians and
bicycles. The sloping driveway is required to have no more than a 4% slope for the first
20 feet from the edge of the street pavement. ADC 7.82.030(d)(9)(iii)
What is the suggested turning movements for delivery and service vehicles?
The current circulation schemes require hotel guests to drive out to WBCB after checking
in, to access the ramp that connects with the lower level parking garage. Connecting to
the ramp from underneath the building appears could be studied.
4. Mobility and Connectivity:
While there is a direct pedestrian connection from the Main Street Pedestrian Mall to the
hotel entrance, a connection lacks from the WBCB side to the hotel entrance. Planning
suggests a delineated material or striping connecting WBCB to the entrance, and
widening the entrance near the Mall to allow for a more seamless pedestrian experience.
ADC 7.28.040(e)(4).
Bicycle facilities at a rate of 1 bicycle parking space per 10 vehicles (21 total spaces
required) be placed within 150’ from the primary building entrance in a conveniently
located area. Please demonstrate compliance with this code requirement. ADC
7.28.020(J)
The north to south pedestrian connection along the reciprocal access easement is an
extension of Sun Road. This corridor not only has the potential to create a desirable four
way stop along Beaver Creek Boulevard but it also provides access form WBCB to the
Main Street Pedestrian Mall. This is a critical connection identified in the Avon West
Town Center Investment Plan and the draft WBCB Reconstruction Plan. The current
plans do not show any pedestrian connection in this location. A safe attractive
pedestrian corridor through this easement or a more intuitive connection through the
parking lot should be explored.
5. Screening:
How is the refuse screened from view? ADC 7.28.060
Please show how any rooftop mechanical equipment will be screened from nearby taller
buildings. ADC 7.28.060(d)
6. Snow Storage:
The sloping drive is shown to have snowmelt. What are the total dimensions of
pavement heating for the project? The Exterior Energy Offset requirements will be
triggered for area in excess of 200 square feet. Avon Municipal Code (AMC) 15.27
Please include a snow storage plan for areas that will not be snowmelted.
7. Parking Study:
This study appears to meet the requirements of 7.28.020(g)(4)(ii), which allows for
parking demand studies that are based upon relevant data and combination of land uses
between Lot 55, Avon Center, and Lot B.
Exhibit 8
3 | P a g e
Retail space in the hotel, while minimal, does not appear to be accounted for.
The analysis accounts for six (6) spaces in the street. The final plans for WBCB are
forthcoming and these spaces should not be accounted for until plans are final.
8. Design Standards:
The corrugated metal material for roofs will need to be presented. Are there examples
of this material in use in a similar way on other projects? There are maintenance, finish
appearance, and aesthetic concerns as the material stretches all the way to ground level
in certain points.
Material #12 is not shown on the plans. Please demonstrate where it is located.
Lighting – AMC 15.30
o Please confirm the plan indicates 2 poles (AA 1-3) on WBCB.
o The bollards on the Mall must match existing bollards in the Mall.
o Please confirm that the FF lighting housing is “full cutoff” per code.
The WBCB side of the building does not appear to be a pedestrian friendly scale or 4-
sided design as the Development Code encourages. ADC 7.28.090(j)(4)
Please refer to the attached ‘Review of a Major Development Plan Submittal’ performed
by Oz Architecture, dated August 8, 2016, for additional design comments to be taken
into consideration when finalizing the plans.
1. Miscellaneous:
The number of hotel units is listed as 140, 141, and 142 in different places. Please
provide the accurate number across documents.
Fire
o An Initial Code Summary for fire will be necessary.
o What is the movement for fire trucks?
o If there is not truck access on the property is there a Fire Command Center? If
so, where is it located?
o What is the fire rating of the construction?
o What type of glass is suggested for the two perpendicular faces of the exit stairs
on the WBCB side? They must be 2-hr fire rated (1027.6 of fire code)
Mechanical
o Where will the exhaust from laundry facilities be located? Will there be a diesel
generator? Will these areas be forced to vent onto the Mall?
o What types of mechanical units will be on the roof?
o Will each room have its own AC unit, or will it be roof mounted?
o Where is the roof access point and will it require a stair access or hatch?
In order to address comments, and ensure that the public hearings can be accommodated in a timely
manner, Staff offers the above following draft schedule for discussion and finalization. Given the
substantive nature of some of the comments, we anticipate the need to reevaluate this schedule moving
forward.
DRAFT SCHEDULE:
Revised Plans Deadline for September PZC August 22, 2016
Public Notification sent to Vail Daily August 31, 2016
PZC Hearing & Recommendation to Council September 6, 2016
TC Hearing #1 *September 13, 2016
TC Hearing #2 September 27, 2016
*If PZC continues hearing, these dates subject to change
Exhibit 8
4 | P a g e
Respectfully,
Matt Pielsticker, AICP
Planning Director
Att: Review of a Major Development Plan by OZ Architecture
Cc: Project File
Exhibit 8
1
Review of a Major Development Plan Submittal for the project described as:
AVON HOTEL
Performed for: The Town of Avon
Performed by: OZ Architecture, Inc.
August 8, 2016
Architectural Concerns and Notations:
This first section lays out the initial reactions and/or questions that the architectural team at OZ
produced prior to the review of the Town’s planning, entitlement and design guideline documents.
Many of these initial notions will reappear in the sections which follow this one and will be further
explored in the review of those documents as they relate to the Avon Hotel submittal.
Site Plan and Overall Development:
o Of the approximately 290 ft. of Main Street Mall frontage available to this project, only
around 88 ft. is actually, “occupied” or “reinforced” by the design and location of these
buildings;
o Retail is minimal along the Main Street Mall;
Suggestions:
Add retail to the south of hotel entrance under the overhang currently
comprising a single parking space – combine that with Retail #3 and the office
space shown to create better sized retail space;
Add a sundries shop in south-east corner of Hotel Lobby area;
Add significant-sized retail (perhaps F&B) at the west, currently blank end of
fitness/condo addition to the Avon Center building thus replacing the 5 parking
spaces shown there in the proposed site plan;
o The parking along the mall seems unsightly;
Suggestions, in lieu of completely reorienting the buildings proposed for the site:
See the retail suggestion for the end of the fitness and condo building;
Remove all of parking spaces adjacent to the mall edge and replace with
pedestrian-oriented construction and uses;
o The Hotel building seems to stand on a hollowed-out floor (of parking), and is perched
on stilts similar in concept to LA-styled Mid-century apartment buildings. The building
does not fully cover the parking level below it at grade so that the perimeter cars are
exposed to sight, sun and snow. The planning department would be hesitant to
positively associate this form as a solution for building a “base at the ground level”.
Issues of weather, snow shedding and blowing, automobile noise for hotel guests, or
ground plane pedestrian activity are all concerns;
o Cars will, therefore, be the predominant feature of the ground level experience on
nearly all sides of the buildings;
o Screening of the parking garage, ramp and loading will be paramount to the building
sitting appropriately on its site and to it being pedestrian friendly;
o We have concerns as to how the parking lighting will affect the mall and the site at
night;
o There seems to be zero internal landscape proposed (other than the perimeter
landscaping which is required to fulfil a certain portion of the landscape requirement)
Exhibit 8
2
resulting in the impression that both buildings reside in a sea of pavement and that the
hotel in fact, sprouts from the parking surface;
o The trash chute appears to terminate at the basement level – is this where the
dumpsters sit? We are concerned with where the dumpsters may be stored on a daily
basis and how odors will be handled near the mall;
o We would caution against opening the doors out of the secondary elevator vestibule so
close to the traffic movement and snow management issues inherent in the drive
(which, at the same location, passes under the connecting bridge above these doors).
Building Mass and Form
o Neither of the two buildings seems to be, “fronting” the mall. Rather, the massing of
the development is arranged perpendicular to Main Street.;
o We have concerns as to the method of roof access and what that structure will look like
in elevation;
o The metal shards of sloping roof seem to shed onto the outdoor dining deck and the
sidewalk on West Beaver Creek Boulevard (WBC);
o Elevation B on Sheet A-3.1 does not adequately reflect the building design at the ground
floor.
Materials and Colors Proposed
o Given the last point above, we have concerns with the distribution of materials at this
key location and how they relate to the Main Street Mall and the Sheraton property.
o The materials used at the base of the buildings may not uphold the requirement for
durability listed elsewhere in this analysis;
o The metal shards roofing turning into siding does not seem to uphold the notion of,
“blending in with their surroundings” found elsewhere in this analysis;
o This material will need to be non-reflective but even with that, the material selection
does not seem to meet the Development Code Standards for earth-toned materials;
o The glazing of the exit stair enclosures may not, depending on the construction type
chosen, meet the code for separation of those stairs from the fuel source of a fire;
o The material selection seems to warrant a full sized wall mock-up so as to determine its
suitability of aesthetics and durability-in-performance and given the published design
guidelines of the town.
Technical Issues
o We have concerns with the locations of the mechanical equipment and where the
ground mounted transformers for the project might be and how they are screened from
the Sheraton and others near and on the site;
o We have concerns as to the method by which the kitchen exhaust and trash smells will
be handled at the 2nd Floor food preparation and trash storage areas given their
proximity to the Main Street Mall and the pedestrian connection to the Sheraton;
o The condominium/fitness building does not appear to have any means of handling trash
and recycling. Is this why the buildings are connected by a bridge?
o Similarly, there is no indication of mechanical systems and the inherent exhaust
associated with them for the condo structure;
Exhibit 8
3
o We have concerns as to the clear height under the connection bridge between the two
structures. From some of the information given, it appears to be less than what is
needed for truck and fire apparatus clearances.
Avon Development Code (Title 7, with Appendix 7A) Observations:
7.28.060 (e)(3 “Service areas and access drives shall be located so they do not interfere with the
normal activities of building occupants or visitors on driveways, walkways, in parking areas or at
entries”.
We have concerns with the application of the above section. In addition and from the same section,
Paragraph 2 states that loading and service areas need to be screened from being visible off site.
From WBCB, the loading will be clearly seen by pedestrians in its current configuration;
Materials and Colors Proposed
Section 7.28.090 – Design Standards
The examples and issues discussed in these sections begin with generally-applicable design
standards and gradually move into those more specific to mixed use buildings and finally to those
that apply to this type of building within Avon’s Town Core.
(c)(3)(i):
“The use of high quality, durable building materials is required.”
The materials proposed for use at grade appear to be a foreign-made integrally-colored cement
composite panel in a cool grey color. The quality and appropriateness of the use of this material in Avon
is of concern.
(c)(3)(II)
“Preferred materials reflect the Town’s sub-alpine character such as native stone, wood siding,
masonry or timbers.” None of the preferred materials from this section are to be found in the proposed
development.
(c)(3)(v)
“Indigenous natural or earth tones . . . in muted, flat colors with an LRV (Light Reflective Value) of 60
or less are required.” No reflectivity information for the metal shards described as, “Metal Roof Siding
Silver Grey” was provided. However, (b)(4)(iii) further states that, “roofing materials shall be suitable
for local environmental conditions. Colors shall be natural or earth tones.” Besides a huge flat and
therefore unseen roof, the metal is the only presumed roof material suggested.
(c)(5)(i)(A)
Generally suggests that pedestrians should be protected from shedding snow coming off of roofs above.
As stated earlier, the dining deck at the second level of the hotel building, which looks out over Main
Street, appears to be unprotected against the snow coming off of the metal shard roof above.
Exhibit 8
4
Paragraph (C) repeats these requirements saying that roof designs which would allow accumulated
snow, ice or rain to fall or slide onto sidewalks or other pedestrian building spaces should be avoided.
Building Mass and Form
(j)(3)(I)(A)
“Buildings shall reinforce the street edges and create pedestrian-scaled open spaces.” Given that this
development is listed as one of the town’s top priorities, we are concerned about the WBCB side of the
project.
(j)(3)(iv)
“Mixed-use development shall incorporate on-site indoor and outdoor common spaces . . .” The
section then goes on to describe the various types of patios, plazas, parks, squares, gardens, etc. which
might satisfy the objective of the statement.
Except for the, “multi-use lawn area (1636 s.f.)” near Lettuce Shed Plaza, there are no other common
spaces on the site. This lawn area, may also detract from the Plaza by blurring its edges. The section
concludes with this statement, “New development in Town Core shall maintain a high interaction
between pedestrians and the activities inside the buildings at ground level.” Auto traffic is primarily
accommodated on this site plan and very little interaction between inside and outside is to be found in
the plan.
(j)(4)(iii)
Compatible Design (B)
This section lists methods that might lead to an acceptable compatibility of design, presumably not only
within the specific site development but also along the pedestrian mall and Town Center generally.
While it declares that these features are not limited to the list of 12 architectural elements, the only one
included in the design is the outdoor patio which appears at the second level, reserved for the hotel
guest.
(j)(4)(iv)
Mixed-Use Buildings in Town Core
“ . . . any portion of a new mixed-use building with street frontage floor area (lists the streets
surrounding, for the most part, this development except for WBCB) must be occupied by retail,
personal service and restaurant uses . . .” This project has slightly more than 530 s.f. of retail at its mall
end, has a private pool, fitness and spa facility above grade in the addition to the Avon Center and, for
the remainder of its ground level square footage, has an exposed parking space.
NOTE: this section also requires, “ground-floor commercial space . . . be at least twelve (12) feet in
height as measured from the finished floor elevation to the finished ceiling.” The section drawings
indicate that the hotel and condo buildings all have a 12 foot floor-to-floor dimension that will yield
something between 10’ to 10’-6” of floor to ceiling space. Therefore the design should be revised with
the addition of 1’-6” to 2’ of floor to floor height at its ground floor so as to garner the required 12 foot
clear height for commercial space. In addition to being a requirement, we would suggest that a clear
height of 12 ft. is much more in keeping with industry standard for extra height at the ground floors of
contemporary hotels. The extra height obviously provides a clearer “base” level, garners much needed
light and visibility for the uses there, and generally speaks to the civic nature of the front of houses areas
that hotels are often expected to provide.
Exhibit 8
5
(j)(4)(v)(B)
Scale and Massing
“Buildings greater than two stories or thirty (30) feet in height shall be designed to reduce apparent
mass and visually anchor the building to the site by including a clearly identifiable base, body and top,
with horizontal elements separating these components.” With a parking structure comprising the
dominant amount of the “base” area of this building, and thus having only columns or pilotis and open
air as its base, the building does not seem to present the stable ground plane this section suggests. Also,
with the predominantly flat roof and no cornice or overhangs at the sky plane, the top of this building
has no clear distinction from the, “body”. The building appears simplistic therefore, but for the metal
shard roof turning into wall notion that appears in a few select areas.
(j)(4)(viii)(C)
Synthetic Materials
“The use of synthetic materials is discouraged unless they can be shown to display the ability to age in
a manner similar to or superior to the natural materials they replace.” While it is uncertain whether or
not the materials selected for the project were meant to, “replace” natural versions, this development is
made up of nearly 100% synthetic replicas of wood, stone panels and plaster.
(j)(4)(x)(C)
Windows
“Upper floors shall be differentiated through the use of more solid areas than voids and with smaller
vertically oriented windows in a regular pattern.” The fenestration strategy for this development
appears to employ predominantly horizontally oriented windows (divided internally with some vertical
muntins), modernist, slit-type or eyebrow windows at the exit stairs and curtain wall- like glazing behind
the metal shard wall material at the Main Street and WBCB elevations.
Development Code standards for parking-only structures warrant inclusion due to the separation of uses
between the “base” and “body” of this building.
(j)(5)
Parking structures:
(i) “To the maximum extent feasible, (the) ground floor of parking structures shall be
wrapped with retail storefronts or residential uses to provide visual interest and to create
pedestrian activity at the street level.”
(v) “To the maximum extent feasible, parking structures shall be designed to significantly
screen or buffer views of parked cars from surrounding properties through the use of
architectural screens or other features.”
Exhibit 8
TOWN APPLICANT RESPONSE
ZONING 1. The plans indicate 9,549 square feet of
landscaped area on site (14.2% of lot
area), and 6,631 square feet off-site,
bringing the total landscaped area to
24.17% of lot area. The code requires a
minimum of 20% on-site landscaped
area; therefore, the Town Council must
authorize using adjacent public land on
Tract G to meet minimum standards.
ADC Table 7-20-9
The percent of landscaping required per town
zoning is 20% of the total site area. This would
equate to 13,385 sf of the total site area of 66,925 sf.
Currently, the plan includes on-site landscaped area
of 11,102sf of the total lot area of 66,925sf, equal to
16.6% of the lot area. The applicant has submitted
an AEC application which proposes to landscape an
additional 4,372sf of adjacent property, including
3,230sf of Tract G (Pedestrian Mall), 739sf of Lot 4,
and 403sf of frontage along West Beaver Creek
Boulevard adjacent to Lot B. This additional
landscaped area would increase the total
landscaped area for the project to 21.7%.
2. Please demonstrate the total square
footage of the building coverage within
the lot to meet lot coverage
requirements.
See attached Landscape Area Calculations
freferencve rreference.
Site coverage per the plans is 36%
3. The plans must demonstrate
compliance with 80’ building height.
Please show the roof plan with USGS
existing contours underneath the
building.
See attached Roof Plan for reference.
The height of the building is less than the 80’ building
height maximum.
ALTERNATIVE
EQUIVALENT
COMPLIANCE
(AEC)
1. The code requires a 4:12 pitched roof.
Since the design utilizes a flat roof for the
primary form. ADC 7.28.090(j)(4)(ix)
Consistent with ADC7.28.090(j)(4)(ix), sloped
secondary roof forms in the plan are at 4:12 in slope.
The flat roof form remains predominant in the plan.
We understand that it is discouraged; however, it is
utilized in the plan as it is beneficial to other
important considerations such as the inclusion of
solar panels and reduced ice/snow shed. It is also
consistent with neighboring properties.
Exhibit 8
TOWN APPLICANT RESPONSE
2. Buildings greater than thirty (30) feet in
height shall be designed to reduce
apparent mass and visually anchor the
building to the site by including a clearly
identifiable base, body and top, with
horizontal elements separating these
components.” ADC 7.28.090(j)(4)(v)(B)
Pursuant to ADC 7.28.090(j)(4)(v)(B), the design has
been modified to include architectural elements
that clearly define the base, body, and top of the
building. These include elements such as distinct
color/texture, varied materials, and the addition
identifiable architectural treatments.
3. After 45’ of vertical rise, buildings are
required to have a step back of at least
8’. ADC 7.28.090(j)(4)(v)(D)
AEC Application is included as part of development
application
ACCESS
AND
CIRCULATION
1. According to Avon’s access
management guidelines, curb cuts are
generally limited to one point of access.
Please demonstrate how the second
entry “required for necessity, create[s] a
better site design and that safety to the
traveling public will not be
compromised.” ADC 7.28.030(d)(6). The
curb cuts are separated by 70 feet.
Ideally these curb cuts will be
consolidated.
The project plan has been modified to include one
curb cut.
Exhibit 8
TOWN APPLICANT RESPONSE
2. Demonstrate how Lot C is served with
this access easement and agreement.
The access ramp indicates a retaining
wall on the west side. Please show
details for this retaining wall and how it is
finished.
Lot C will utilize the access drive to enter the lot from
the south-east side. The plan includes a landing 20
feet from the street entrance. This will serve as the
grade level entrance to Lot C. Lot C has indicated
that future plans will not include an underground
garage. Therefore it is not expected that Lot C will
use the lower end of the access ramp.
3. The proposed parking ramp has a grade
of 9.4%. Site distance could be limited
approaching West beaver Creek Blvd,
particularly to see pedestrians and
bicycles. The sloping driveway is
required to have no more than a 4%
slope for the first 20 feet from the edge
of the street pavement. ADC
7.28.030(d)(9)(iii)
The plan has been modified to include one entrance
at the shared access across from Sun Rd. The ramp
slope has been modified and will be further defined
as plans for the design of WBCB are finalized.
4. What is the suggested turning
movements for delivery and service
vehicles?
Service vehicles can be accommodated per the
included vehicle movement plan. Service vehicles
will turn into the entry drive from WBCB and proceed
to the first landing. At the landing, vehicles will turn
left into the upper parking entrance. They will then
back out into the access drive and back down to
the service area. Vehicles will depart directly up the
ramp to WBCB.
Exhibit 8
TOWN APPLICANT RESPONSE
5. The current circulation schemes require
hotel guests to drive out to WBCB after
checking in, to access the ramp that
connects with the lower level parking
garage. Connecting to the ramp from
underneath the building appears could
be studied.
Plan has been modified to eliminate this circulation
scheme.
MOBILITY
AND
CONNECTIVITY
1. While there is a direct pedestrian
connection from the Main Street
Pedestrian Mall to the hotel entrance, a
connection lacks from the WBCB side to
the hotel entrance. Planning suggests a
delineated material or striping
connecting WBCB to the entrance, and
widening the entrance near the Mall to
allow for a more seamless pedestrian
experience. ADC 7.28.040(e)(4).
A 6’-0” accessible pedestrian walkway is being
provided along the shared access easement on the
north-west side of the lot. Use of different paving
material, lighting, and landscape will be provided to
delineate walk way.
2. Bicycle facilities at a rate of 1 bicycle
parking space per 10 vehicles (21 total
spaces required) be placed within 150’
from the primary building entrance in a
conveniently located area. Please
demonstrate compliance with this code
requirement. ADC 7.28.020(J)
21 Bicycle parking spaces have been provided on
both grade level and lower level parking.
Exhibit 8
TOWN APPLICANT RESPONSE
3. The north to south pedestrian connection
along the reciprocal access easement is an
extension of Sun Road. This corridor not only
has the potential to create a desirable four
way stop along Beaver Creek Boulevard but
it also provides access form WBCB to the
Main Street Pedestrian Mall. This is a critical
connection identified in the Avon West
Town Center Investment Plan and the draft
WBCB Reconstruction Plan. The current
plans do not show any pedestrian
connection in this location. A safe attractive
pedestrian corridor through this easement or
a more intuitive connection through the
parking lot should be explored.
A 6’-0” accessible pedestrian walkway is being
provided along the shared access easement on the
north-west side of the lot. Use of different paving
material, lighting, and landscape will be provided to
delineate walk way.
SCREENING
1. How is the refuse screened from view?
ADC 7.28.060
The refuse and recycling area is located below
grade level on the north-west side of the lot. In this
location, it is not visible from WBCB or adjacent
property owners.
2. Please show how any rooftop
mechanical equipment will be screened
from nearby taller buildings. ADC
7.28.060(d)
Rooftop mechanical equipment will be screened
per the plan utilizing sloped roof elements that are
integral to the design. These sloped roof elements
are at least as high as the mechanical equipment
being screened.
SNOW
STORAGE
1. The sloping drive is shown to have
snowmelt. What are the total dimensions
of pavement heating for the project?
The Exterior Energy Offset requirements
will be triggered for area in excess of 200
square feet. Avon Municipal Code
(AMC) 15.27
The plan includes 31,813 sf snow melt area. Per the
Exterior Energy Offset program, the project includes
renewable energy systems that will be installed on-
site prior to completion of the project which will
generate the equivalent of at least 50% of the
energy needed for the exterior energy use. Energy
use includes snowmelt, outdoor pool, and hot tub
facilities.
Exhibit 8
TOWN APPLICANT RESPONSE
2. Please include a snow storage plan for
areas that will not be snow melted.
No snow storage is provided on the property as all
exterior areas will utilize snowmelt.
PARKING
STUDY
1. This study appears to meet the
requirements of 7.28.020(g)(4)(ii), which
allows for parking demand studies that
are based upon relevant data and
combination of land uses between Lot
55, Avon Center, and Lot B.
The study has been updated to include parking for
included retail space.
2. Retail space in the hotel, while minimal,
does not appear to be accounted for.
3. The analysis accounts for six (6) spaces
in the street. The final plans for WBCB are
forthcoming and these spaces should
not be accounted for until plans are
final.
DESIGN
STANDARDS
1. The corrugated metal material for roofs will
need to be presented. Are there examples
of this material in use in a similar way on
other projects? There are maintenance,
finish appearance, and aesthetic concerns
as the material stretches all the way to
ground level in certain points
The standing seam roofs are used throughout the
Colorado mountain area. The plan does not use
corrugated metal. The use of this material is to
provide durable, long lasting roofing as well as to
provide flexibility to be able to provide screening of
any roof equipment.
2. Material #12 is not shown on the plans.
Please demonstrate where it is located.
The concrete panel noted as material #12 will be
used as an accent color within the swisspearl panels
on the lower level
Exhibit 8
TOWN APPLICANT RESPONSE
3. Lighting – AMC 15.30
- Please confirm the plan indicates 2
poles (AA 1-3) on WBCB.
- The bollards on the Mall must match
existing bollards in the Mall.
- Please confirm that the FF lighting
housing is “full cutoff” per code.
2 light pole have been added to WBCB
Bollards will be provided on the mall to match
existing.
4. The WBCB side of the building does not
appear to be a pedestrian friendly scale or
4-sided design as the Development Code
encourages. ADC 7.28.090(j)(4
The plan has been modified as follows: 1) Balconies
have been added to WBCB side of building. These
balconies will serve to connect guests in the hotel to
WBCB; 2) the ground level frontage on WBCB
includes landscaping elements that encourage
public gathering and interaction with the project
area; and 3) the entrance to the accessible
pedestrian walkway that connects WBCB to the
pedestrian mall is integrated with the WBCB end of
the building.
5. Please refer to the attached ‘Review of a
Major Development Plan Submittal’
performed by Oz Architecture, dated
August 8, 2016, for additional design
comments to be taken into consideration
when finalizing the plans.
MISC. 1. The number of hotel units is listed as 140,
141, and 142 in different places. Please
provide the accurate number across
documents.
142
2. Fire
- An Initial Code Summary for fire will be
necessary.
- What is the movement for fire trucks?
- If there is not truck access on the property is
there a Fire Command Center? If so, where
is it located? NEED TO INCLUDE.
- What is the fire rating of the construction?
Fire access will be off WBCB with use of Fire
Access Entry
A fire command control will also be provided at
WBCB exit stair. See attached 11x17 exhibit.
The hotel will be Type I construction on 1st level +
type V construction on the 4 floors built on
concrete base
Exhibit 8
TOWN APPLICANT RESPONSE
- What type of glass is suggested for the two
perpendicular faces of the exit stairs on the
WBCB side? They must be 2-hr fire rated
(1027.6 of fire code)
The exit stairs @ WBCB are exterior stairs with a
glass facade
The 2 hour rating will be between the guest room
and corridor into the exterior exit stairs.
3. Mechanical
- Where will the exhaust from laundry facilities
be located? Will there be a diesel
generator? Will these areas be forced to
vent onto the Mall?
- What types of mechanical units will be on
the roof?
- Will each room have its own AC unit, or will it
be roof mounted?
- Where is the roof access point and will it
require a stair access or hatch?
Laundry exhaust will be from lower level parking and
may be vented to roof, not to mall area.
Each room will have its own fan coil A/C unit piped
to mechanical equipment on roof.
One of the 3 exit stairs will extend to the roof.
Technical
Issues (Oz
Report)
1. Service Area Access
- Location of service areas and access drives
- Will loading and service areas be screened
from being visible off site?
Service and loading areas will be located below
grade. As such, it will not be visible from either WBCB
or the pedestrian mall. Service vehicles will access
the area via the drive from WBCB.
2. Locations of mechanical equipment
- Where are they located?
- How are they screened?
Most equipment will be located on the roof and will
be screened by roof elements. Some mechanical
equipment will be in the lower level parking area.
3. Kitchen exhaust and trash smells
- How will they be vented?
- How are they screened?
The hotel will be a limited service establishment
offering pre-prepared foods. Therefore, there will be
minimal cooking equipment and resulting odors.
Trash area is located below grade and a significant
distance from the pedestrian mall.
4. Condominium/Fitness Building Trash
- Where is trash located?
Trash will be taken to the trash enclosure in the
service area.
Exhibit 8
TOWN APPLICANT RESPONSE
5. Locations of mechanical equipment in the
condo building
- Where are they located?
- How are they screened?
Mechanical equipment will primarily be in the units
and venting will be to the roof.
6. Clearance height for bridge
The bridge design has been modified to meet the
requirements of the fire department.
7. Ground floor commercial spaces must be at
least 12’ in height
The design has been modified to meet this
requirement.
Exhibit 8
Dr. G. J. Pakozdi D.D.S.
103-460 Main Street East
Hamilton, Ontario L8N 1K4
Tel: (905) 524-2442
Fax: (905) 522-0100
xray.pakozdi@bellnet.ca
October 3, 2016
Dear Keith,
This letter will confirm that the Lodge at Avon (Lot A) is aware that Treadstone Development has
submitted an application for a major development on Lot B. Further, the lodge at Avon is aware that the
plans submitted include areas that overlap across the Lot B property boundary onto property owned by
Lot A. The areas of overlap include the reconveyance lots 2A and 3A on the deck along where the plan is
adjoining Lot B on the SE corner to extend the parking decks. We also confirm that the Lodge at Avon
Centre have been in discussions with Treadstone Development and we are aware of the proposal.
This communication is by no means an indication of any sort of approval by Lot A for the proposed
development plan. The Lodge at Avon Center has deeded right of ways for access across Lot B as well as
deeded parking rights on Lot B.
Our hope is that Treadstone Development will receive approval to develop Lot B to compliment the
Town Center while satisfying the easements that are recorded on title.
Thank you,
George Pakozdi,
Director, Avon Center Board
Exhibit 8
Post Office Box 7980/351 Benchmark Road. Avon, Colorado 81620-7980
Phone: 970-736-5064• FAX: 970-949-7965· Email: mwoodworth@eagleriverfire.org
October 19, 2016
Matt Pielsticker
Town of Avon
Comments Avon Hotel
1) Emergency ingress/egress grade. The 8.1% grade meets the requirements for apparatus access.
16 feet wide access is acceptable by the fire district. I do want to know how the emergency
access will be gated. Gate, Chain, Collapsible Bollards, etc.
2) Fire lane or equivalent on Beaver Creek rd. Beaver Creek road will need to be designed with fire
engine parking at the command room. A sidewalk bump out or cars parked on the road at the
command room will cause Beaver Creek road to be shut down anytime that the fire engine
responds to the Avon Hotel.
3) Fire Command Room. The location of the fire command room will need to be added to the plans.
I found the section that has the fire hydrant, standpipe and command room but it is not at an
actual location.
4) Hydrant. I do see that the hydrant will be moved to the west side of the emergency access. This
is great, it will keep the fire hose out of the way of the apparatus that will be using the
emergency access.
Matt, I believe that these are my concerns. I do want to look at the final when it arrives. Please let me
know if you require anything else.
Mick
Exhibit 8
Exhibit 9
TOWN COUNCIL REPORT
To: Honorable Jennie Fancher and Avon town Council
From: Scott Wright, Assistant. Town Manager
Date: December 5, 2016
Re: Avon URA Long-range Financial Model and Available Funds
Action before the Council
This is an “Information Only” written report for the purposes of providing financial information regarding the Avon Urban Renewal Authority’s long-range financial model and potential available funds based on the development of a 142 room hotel on Lot B.
Proposed Motion
NA
Summary
For full disclosure and transparency, much of this information has been gathered from a narrative summary from Amy Bernstein Greer dated May 19, 2016 from her original work on
the URA long-range financial model and updated based on current information. Please refer
to Exhibit I, which is attached.
The Town Center West Area Urban Renewal Area and Pledged Revenues
The Town Center West Area Urban Renewal Area (the “Plan Area”) encompasses approximately 225 acres of land within the Town of Avon (the “Town”). The Plan Area
generally includes properties located in the commercial area known as Avon West Town
Center. According to information provided by the Eagle County Assessor’s Office, as of
August 11, 2016, the total certified assessed value within the boundaries of the Plan Area is $61,941,350 with $17,224,470 classified as Assessed Valuation in Excess of the Property Tax Base Amount. This includes $3,156,800 of assessed valuation from the Wyndham which was
completed in 2015.
The Pledged Property Tax Revenues, which will be available for payment of the annual debt
service associated with the Series 2017 Loan, are projected by (i) multiplying the mill levies
Exhibit 10
certified each year by the governing bodies of the various taxing jurisdictions within or
overlapping the Plan Area (but excluding ad valorem property taxes produced by any mill
levy imposed by Confluence Metropolitan District and Avon Station Metropolitan District) by
(ii) that portion of the valuation for assessment of all taxable property within the Plan Area which is in excess of that Property Tax Base Amount. In the event of a general reassessment
of taxable property in the Plan Area, the valuation for assessment of taxable property within
the Plan Area is proportionately adjusted between the Property Tax Base Amount and the
valuation for assessment which is in excess of the Property Tax Base Amount.
According to the most current Eagle County Abstract of Assessment, the current certified mill levies (for tax collection year 2016) for all of the governing bodies of the various taxing jurisdictions within the overlapping Plan Area are presented below:
Taxing Entity Mill Levy
Eagle County School District RE-50J 20.331
Town of Avon – General Fund 8.956 Town of Avon – Debt Service Fund 2.809(*)
Eagle County – All Funds 8.499
Colorado Mountain College 3.997
Eagle River Fire Protection District 8.205
Eagle River Water and Sanitation District 0.852 Eagle County Health Services District 2.008
Colorado River Water Conservancy District 0.243
Eagle Valley Library District 2.750
Total Overlapping Mill Levy 58.650
(*) The Town of Avon Debt Service Fund is reduced to 0 beginning in 2017.
Estimated Increase in Assessed Valuation Generated from the Nexcore Medical Plaza and the
Avon Hotel on Lot B
The development and construction of new real estate projects within the boundaries of the Plan Area will result in increases in Assessed Valuation in Excess of the Property Tax Base Amount. While there is the potential for a substantial amount of new construction within the
boundaries of the Plan Area, as of this date the only project that is under construction and/or
completed is the Nexcore – Buck Creek Medical Plaza (Nexcore Medical Plaza). The
Wyndham Hotel has been completed and new tax increment is accruing into the URA Fund from the project. The Avon Hotel located on Lot B is under development review and it is included in this analysis for financial modeling purposes only.
The Nexcore Medical Plaza includes approximately 48,500 square feet of medical space
including an urgent care facility, and medical suites. Based on building permit valuations provided by the developer of the property the estimated valuation generated at completion of the Nexcore Medical Plaza has been estimated to be $12,660,000 with an estimated assessed
value of approximately $2,844,685 million (beginning in tax collection year 2018) based
upon a continuation of the statewide commercial assessment rate of 29%.
Page 2
Exhibit 10
For purposes of this analysis, Lot B is expected to include four whole ownership residential
condominium units with a sales price of approximately $1,925,000 per unit. In addition, Lot
B is expected to include 142 hotel rooms, retail space, a gym/spa, and café for a total of
50,260 square feet. Based on the above build out assumptions, the actual valuation generated at completion of Lot B has been estimated to be approximately $27.804 million with an
estimated assessed value of approximately $5.360 million based upon a continuation of the
statewide residential assessment rate of 7.96% and commercial assessment rate of 29%.
Exhibit I
Exhibit I presents projected revenues and expenditures and ending fund balances for the Avon
URA. Row 6 presents the Assessed Valuation in Excess of the Property Tax Base including
The Wyndham (itemized on row 3), the Nexcore Medical Plaza (itemized on row 4), and Lot
B (itemized on row 5).
Row 20 presents a summary of the expected overlapping mill levies which currently total
58.650 mills, but may change as a result of tax elections, debt maturities, etc. Row 38
represents the net revenues over (under) expenditures. Row 40 represents total ending fund
balances, and Row 44 represents unreserved fund balances.
Uses of URA Funds
Series 2017 Tax Increment Financing
The cash flow projections are first expended for the Avon Urban Renewal Authority (URA) issuing $3,000,000 in Tax Increment Revenue Bonds on January 5, 2017 (the “Series 2017
Bonds”), for purposes of financing the tenant finishes and fixtures for the new Avon Town
Hall.
The Series 2017 Bonds will mature serially over a 15-year period with final maturity on
December 1, 2031. Debt service payments of approximately $250,000, at an interest rate of 2.9%, are projected from year 2017 through 2031.
Unreserved Fund Balance
After issuance of the bond, and beginning in 2018, upon realizing the full value of the
Nexcore Medical Plaza, the URA begins to show a relatively significant surplus. Unused, this
surplus grows to approximately $2.5 million in 2021 assuming development of the Avon Hotel on Lot B project.
The existing Town Center West Area Urban Renewal Plan is very broad and authorizes a
wide range of investment and activities within the Plan Area, including investment in public
infrastructure and facilities, as well as non-public improvements that may be required to accommodate development. Unreserved funds may be budgeted and spent annually on an ad-hoc basis or can also be used to leverage additional tax increment revenue bonds, as has been
done in the past. However, due to the limited life of 25 years for a Plan Area, tax increment
financing will become increasingly more difficult as the Plan Area nears the end of that life in
2032.
Page 3
Exhibit 10
The projections in Exhibit I indicate that the URA, with unrestricted reserves of $950,00 will
be able to fund the Main Street Mall Improvements of $250,000 and, if Council so chooses, all
funding requests of Treadstone Development LLC, on a cash basis.. Other foreseen uses of the revenues include public projects identified from the Tract G plan, which reside in the
District. Council may wish to consider the bonding capacity from the Unreserved Fund
Balance versus cash outlays prior to any final decision.
Exhibit
Exhibit I, Avon URA Projected Revenues and Expenditures
Page 4
Exhibit 10
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TOWN COUNCIL REPORT
To: Honorable Mayor Jennie Fancher and Avon Town Council
From: Preston Neill, Executive Assistant to the Town Manager
Date: December 5, 2016
Agenda Topic: Approval of December 12, 2016 Retreat Agenda
Council is asked to review and approve the attached agenda for the Retreat on December 12, 2016. The
Retreat will take place at the Walking Mountains Science Center, Field Studies Base Camp, from 11:00
a.m. to 5:00 p.m.
TOWN OF AVON, COLORADO
TOWN COUNCIL RETREAT FOR MONDAY, DECEMBER 12, 2016
RETREAT BEGINS AT 11:00 A.M.
WALKING MOUNTAINS SCIENCE CENTER – FIELD STUDIES BASE CAMP
_____________________________________________________________________________________
MEETING AGENDAS & PACKETS: HTTP://WWW.AVON.ORG AGENDAS ARE POSTED AT AVON TOWN HALL, RECREATION CENTER, & LIBRARY.
Page 1
DRAFT
1. CALL TO ORDER
2. ROLL CALL
3. WELCOME BY MARKIAN FEDUSCHAK – DEVELOPMENT PLAN AND AVON’S CONSERVATION EASEMENT (10 MINUTES)
4. THE AVON CHARTER – ROLES AND RESPONSIBILITIES – TAMI TANOUE FACILITATOR, CIRSA
4.1. TOWN COUNCIL
4.2. TOWN ATTORNEY
4.3. TOWN MANAGER
5. TRANSPARENCY COMMITMENT - TAMI TANOUE FACILITATOR, CIRSA
5.1. DEFINITION AND PRACTICE
5.2. DECLARING CONFLICTS OF INTEREST
5.3. EX-PARTE CONVERSATIONS ON AGENDA ITEMS
5.4. PROVIDING TOWN-OWNED DEVICES
5.5. UPHOLDING MAJORITY VOTES OF THE TOWN COUNCIL
6. TOWN COUNCIL MEETINGS – TAMI TANOUE FACILITATOR, CIRSA
6.1. WORK SESSIONS – CONDUCTING A SUCCESSFUL WORK SESSION
6.2. ACTION ITEMS – GENERAL AGREEMENT ON PROCESS FOR PRESENTATIONS, COUNCIL QUESTIONS AND
COMMENTS, PUBLIC COMMENT, MOTION AND VOTE
6.2.1. PUBLIC SPEAKING TIME LIMITS – IF ANY AND WHEN
6.2.2. MAKING AND AMENDING MOTIONS, COUNCIL COMMENT AFTER MOTION IS ON THE FLOOR
6.3.SPECIAL MEETINGS – WHAT SHOULD BE CONSIDERED IN SETTING A SPECIAL MEETING
7. STRATEGIC PLAN – MAYOR JENNIE FANCHER
7.1. 2016 STRATEGIC PLAN END-OF-YEAR UPDATE
7.2. 2017-18 STRATEGIC PLAN & ADOPTED BUDGET
7.3. RECOMMENDED CHANGES, IF ANY
7.4. ADDING PROJECTS/WORK ITEMS TO THE PLAN
8. ADJOURNMENT – 5:00 P.M.