Loading...
PZC Minutes 121801 (2)Minutes of Planning & Zoning Commission Regular Meeting December 18, 2001 Council Chambers Town of Avon Municipal Building 400 Benchmark Road I. Call to Order The meeting was called to order at 6:00 p.m. II. Roll Call All Commissioners were present. III. Additions and Amendments to the Agenda Item VII, SRU for Lot 67/68, Block 1, Benchmark at Beaver Creek, Staff amended the Staff Report and Resolution. Copies have been distributed to each Commission member. IV. Conflicts of Interest Commissioner Macik had a conflict with Item VII, Lot 67/68, Block 1, Benchmark at Beaver Creek. V. Consent Agenda Approval of the December 4, 2001 Planning & Zoning Commission Meeting Minutes Commissioner Sipes moved to approve the Consent Agenda. Commissioner Klein seconded the motion. The motion carried unanimously. VI.. PUD - Public Hearing A. Resolution No. 01-22 Lot 25, Block 2, Wildridge Subdivision Project Type: Down Zoning from Fourplex to Two Single Family Units Applicant: Stephen Kaloz Address: 2900 June Creek Trail Tambi Katieb, Planner, said this file was tabled from the last meeting to tonight so the applicant could submit a subdivision plat to accompany this PUD amendment. The applicant is seeking a PUD amendment in order to create two single family lots, removing two development rights from Lot 25, Block 2, Wildridge. This lot is currently zoned for four units. Accompanying this PUD amendment is a final plat which will create the two single family lots; lots 25A & B for the construction of one single family home on each lot. Staff recommends approval with three conditions. Michael Hazard, representing the applicant, answered questions. Commissioner Karow asked Staff if the side setback requirement is 7.5 or 10 feet. Mr. Katieb said it is 10 feet in Wildridge. Since two development rights were being removed, Staff is amenable to reducing that to 7.5 feet. The bigger issue is conforming with the 25 foot access easement. It is 10 feet throughout Wildridge. Commissioner Sipes said he agreed with Staff recommendations; however, he is inclined to stay with the guidelines on the setbacks. Since the applicant is removing two development rights, they have more space on the lot and should not have to encroach upon those setbacks. Since the applicant cannot show a hardship, he would like to see the setbacks at 10 feet. Mr. Hazard said when you look at the site, you are losing a side yard and a front yard. Even though it is a decent size lot, we want to design both homes with as much lot space as possible with no loss of privacy. Commissioner Klein said the application meets the PUD criteria. He also wants to stay with the 10 foot setback. Commissioners McClinton and Wolfe agreed. Chairman Evans opened the Public Hearing. There were no comments from the public. The Public Hearing was closed. Commissioner Karow moved to approve Resolution Number 01-22 recommending to Town Council approval of PUD Amendment for Lot 25, Block 2, Wildridge Subdivision with the following conditions: 1. The access easement must be a minimum of 25' and the driveway shall not encroach into the setbacks. 2. The PUD amendment will conform to all zoning requirements. This includes a 10' side setback requirement. 3. Except as otherwise modified by this permit approval, all material representations made by the applicant or applicant representative(s) in this application and in public hearing(s) shall be adhered to and considered binding conditions of approval. Commissioner Sipes seconded the motion. The motion carried unanimously. VII. SPECIAL REVIEW USE - Public Hearing A. Lot 67168, Block 1, Benchmark at Beaver Creek Project Type: Automobile Gas Station & Convenience Store Applicant: TAB Associates Owner: Coultier Properties Address: 40 Nottingham Road Commissioner Macik stepped down due to a conflict of interest. Tambi Katieb gave the Staff presentation. He said the applicant is proposing a Special Review Use for an automobile gas station. The zoned district is neighborhood commercial. The application also shows it can be a store, express food, an office building and the Pizza Hut restaurant which is currently on the site. All of these uses conform to the allowed uses by right in the zoned district. The applicant has supplied information on traffic generation and levels of service. Staff recommends approval of the SRU with two conditions. Minutes of P&Z Meeting December 18, 2001 Page 2 Commissioner Wolfe asked what exactly are we approving? Is it for site plan and footprint of the buildings? Are we approving the use and concept that this particular site plan will be bound? Mr. Katieb said the site plan you see meets our development standards for this zoning. The final design plan will need to meet the final design development standards. Commissioner Wolfe asked the nature of Nottingham Road improvement plans and how it would affect this area. Norm Wood, Town Engineer, said there will be improvements from roundabout one back to Buck Creek Road. It will be expanded to four lanes with a roundabout at that location. Under the current conditions in 2021, the proposed use would be at a Level F for traffic coming out of the project with delays of a couple of minutes. With the proposed improvements and the roundabout, it would give a 20 second delay in peak conditions, and a Level of Service C which would work. Applicant representative Greg Macik with Tab Associates said he was there to answer any questions. Chairman Evans asked if the upper parking lot was part of the parking requirement solution. Mr. Macik said there was sufficient parking on the lower level. Chairman Evans asked if something could be done to improve the site line coming out of the parking lot. Mr. Macik said as far as the trees, the new road improvements will take care of that. Chairman Evans said he had no problems with the application. Chairman Evans opened the Public Hearing. No comments were made by the public. The Public Hearing was closed. Commissioner Wolfe said the upper parking lot is a good solution for the site. Commissioner Karow said the application meets all the conditions for a Special Review Use. The design phase should have some of the large trees removed for safety reasons. Commissioner Klein agreed. Commissioner Sipes said it meets the SRU criteria requirements. He suggested the applicant review the new lighting requirements in the Design Guidelines. The project does not need to be over lit. Commissioner Karow moved to approve Resolution Number 01-23 approving a Special Review Use permit to construct an automobile service station on Lots 67 and 68, Block 1, Benchmark at Beaver Creek Subdivision with the following conditions: 1. All proposed changes in use from those approved or existing (Pizza Hut, gas station, convenience store, and office space) will require a formal application for Special Review Use, including all uses by right specified for this zone district (Neighborhood Commercial). 2. Except as otherwise modified by this approval, all material representations made by the applicant or applicant representative(s) in this application and in planning commission hearing(s) shall be adhered to and considered binding conditions of approval. Commissioner Sipes seconded the motion. The motion carried unanimously with Commissioner Macik abstaining. Minutes of P&Z Meeting December 18, 2001 Page 3 Commissioner Macik returned to the table. VIII. WORK SESSION A. Beaver Creek Landing Project Type: PUD Owner/Applicant: Vail Associates Address: 0095 Avon Road Michael Noda of OZ architecture gave a slide presentation of the Landing at Avon (no longer called Beaver Creek Landing). Alpine is the civil engineer on the project and the developer is Vail Resorts. He said this will be the gateway to Avon. He said the model we are looking at tonight has six buildings. There will be a new bridge with a new roundabout. This area will become a transportation hub for the town and the county. We will have a major parking facility up to 400 spaces. We want to create a village atmosphere around the gondola and a pedestrian plaza. There will be condominiums, hotel, retail and restaurants, conference center and family entertainment center. We will have access to the new bike path and the Eagle River. We plan on enhancing the river corridor. There will be employee housing. We are presently working with Staff to proceed with the PUD amendment. We will have separate circulation patterns of traffic; one for the public and one for guests. Jim Mandel with Vail resorts said the next stage may take place the middle of January. One of the Commissioners asked what the asterisks stood for on the program summary sheet. Mr. Mandel said those items were optional, meaning they may not build them. Among those are the movie theater and family entertainment center. They may be taken out due to the fact they may not make economic sense with the parking requirements. We are negotiating with Staff on the number of parking spaces. Commissioner Sipes said he thought the movie theater and family entertainment center do not belong here, they belong in the Town core. Mr. Noda said the total commercial area is 75,000 sq. feet. Parking spaces included 400 public parking spaces; 88 underground for the hotel and 290 for the common area and residential units. Total parking spaces are 778. Commissioner Karow said the Town would like to see a real retail core to liven up the area; not just have timeshare units. Mr. Noda said at the base of the buildings we will have store fronts for retail, restaurants and skier services. The plaza level will have plenty of activity. Mr. Mandel explained their plans will make this a four -season resort, not just a resort area for the winter. There will also be a convention center. Mr. Noda said the buildings are situated to create a view corridor to the mountains. Chairman Evans gets credit for what we are proposing with the use of the corridors and the angling of the buildings so you are looking at the mountains and not looking at the back of buildings. Commissioner Wolfe asked what level of quality would the hotel be. Mr. Noda said a 3.5 to 4 star hotel; the quality of a Sheraton. It will not be a flag hotel but Vail Associates affiliated. The condominiums will be as strong or higher level of what is built in Avon, but not the level of Beaver Creek. We want to make them rentor friendly with hot beds that are filled. The employee housing would be the level of the Tames or RiverEdge. Minutes of PBZ Meeting December 18, 2001 Page 4 Mr. Mandel said if the gondola does not happen, this site plan would not go forward. They would come back with an entirely different plan. This plan is driven by and revolves around the gondola. The Commission asked if Staff still had the original model, could they locate it and provide it Chairman Evans thanked Messrs. Noda and Mandel for the update. A break was called at 7:20 p.m. The meeting resumed at 7:30 p.m. B. Lots 38, 40, 41, Benchmark at Beaver Creek Project: Barrancas Project Type: Employee Housing Owner/Applicant: Tanavon Corporation Address: 491 Metcalf Road Tambi Katieb gave a brief summary. He said this PUD was approved on October 23, 2001. The applicant and Staff have requested to have this work session to discuss the design and site issues. Andrew Royster, who works with Fieldstone Development, said Barrancas consists of 45 affordable units with two bedrooms, two baths and one -car garage. We are preserving the creek on Lot 41 and part of Lot 40 which makes the building site even narrower. The site is a complex one. The design is in response to the industrial/commercial area just south of the site. The buildings are simple, honest, functional and similar to the nearby industrial buildings. To keep the buildings affordable, we are using simple, durable materials. The simple forms will facilitate ease in construction. We are creating buildings with small footprints which enable us to follow the natural terrain. The buildings are mostly stucco and have corrugated metal with steps that are predominantly steel. The canopy is corrugated metal. Commissioner Sipes asked what the finish would be on the stairs. Mr. Royster said the tread would be galvanized but the supports would be painted steel. Commissioner Wolfe said your use of the site is good and all your objectives are good. There are some concerns about the curb cuts. But, looking at Wildridge above, which has the traditional residential look and the industrial area below, this project pops up in between the two and looks very urban, sort of hostile, a techy kind of look. It looks more industrial rather than residential. He thought there could be a better transition in architectural style. Rick Dominic of Fieldstone said we think the design is appropriate since it is a lot closer to industrial buildings than the homes up in Wildridge. There are a lot of flat roofs, cables, power lines. This is not a residential area. Commissioner Sipes said he agrees with the applicant. It should be in context with the surrounding buildings. He liked the style. Avon needs to offer diversity. The units are flat with windows on all four sides and that is good. They are cube buildings with cubist forms. He does not particularly like the open stairs. He said you need to articulate the mass of the buildings. Minutes of P&Z Meeting December 18, 2001 Page 5 Chairman Evans sees the project as a standalone area. It does not have to relate to the industrial below or to Wildridge above. You cannot see either from this site. You do not have to say it should relate to one or the other; it can take from either. Eric Johnson, Planning Technician, said Tract W adjacent to this site and Tract Y, directly across from the Avon Auto Body, are other industrial sites in the area that are not yet built on. Ray Nielson clarified the location of Lot 40 in relation to Avon Auto Body and the other nearby industrial sites. The buildings are very much site driven in design and are most appropriate for the site. They are articulated boxes and intended to be that. There are windows on all four sides of the buildings to get light from every available angle. Windows are articulated boxes to fit the building design. Commissioner Macik asked why the stairs are on the end of the buildings and open. Mr. Royster said to get light between the buildings as much as possible. It will help keep costs down for maintenance and aid drainage between the buildings. The stairs are steel and grated and will help keep association dues down. Commissioner Karow said the key is in the details. The design works and the site plan works well. He will scrutinize the type and quality of materials to assure they conform to the Town guidelines and make sure there is an adequate landscape plan and the execution is there. He thinks that four curb cuts is going to have impact on traffic. It is too many cuts for this project and its location. Ruth Borne said the traffic study will be provided to you as part of the Final Design and will be discussed more thoroughly then. The final details of the turn lane and what the road will look like will be finalized at Building Permit. Commissioner McClinton was concerned with the flat roofs. He said he does not think affordable housing has to look affordable. He does not like the way these look. It feels foreign; it looks like it belongs in downtown Denver. Chairman Evans said personally, he hates the design. You can take the cube and make it look more palatable with some details. He would like to see balconies, decks and overhangs; things that would add relief to the face of the buildings. Mr. Dominic asked if there are issues pertinent to getting their final approval. Chairman Evans said the dumpster locations need to be screened. No retaining walls made out of gray block or gray keystones; he will not vote for them. He is concerned with the visibility of the roofs coming down the hill from above. We will need to see lighting cut sheets for exterior lighting and a fully developed complete color chart. Metal siding and metal roofing have to be specifically approved per the Design Guidelines. He is not opposed to metal but will look at the reflectivity; especially of the roofing members themselves. Any overhangs need to be a minimum of 18 inches on the roof form. His largest concern is that the buildings are over height. The elevator tower is 54 feet tall. The fireplace elements are a main architectural feature of this building, not a peripheral chimney element, and cannot be above 48 feet. The elevator core is 55-56 feet tall and the remaining corner elements in the rest of the structure are anywhere from 52 feet to 53.5 feet tall. Not only is that comer element penetrating, but two thirds of the section of that sloping roof is also penetrating the 48 -foot plane. We are talking about six feet in some instances. Minutes of P&Z Meeting December 18, 2001 Page 6 Ruth Borne said the PUD has the encroachment that exceeds that height on it. We are aware of the encroachment on the elevator building. Commissioner Wolfe asked about other ways to get the curb cuts from four down to two or three. Ray Nielsen discussed some of his ideas. Commissioner Klein said he did not understand why the bus tum around could not be made differently and not on a big piece of asphalt where it should be green space. Commissioner Macik said he does not like the design. It might not be the best for this community even though it meets the design requirements. He had concerns about the open stairs. IX. OTHER BUSINESS A. Commissioner Karow and the Board thanked Tambi Katieb for putting together the new Design Guidelines. They said he did a great job on them. B. Commissioner Klein said Lot 51, Block 1, Wildridge, Tony Scharpf is pushing his development rights. It is being advertised as a lock off. The Commission specifically asked him when he was before P&Z for design approval if that would be a lock off and he said no, it will never be a lock off. The only other use would be an office or master bedroom. Commissioner Karow asked about the Town enforcing the code on this. Eric Johnson said to be a lock off it has to have a complete kitchen, its own entrance and is locked off from the other unit. He said he would look into it. X. ADJOURN Commissioner Sipes moved to adjourn the meeting. Commissioner Karow seconded the motion. The motion passed unanimously. The meeting adjourned at 8:55 p.m. Respectfully submitted,. - Cecelia Fenton Recording Secretary APPROVED: Janua 15, 2001 Chris Evans/� Chairman Paul Klein AV Secretary Minutes of P&Z Meeting December 18, 2001 Page 7