PZC Packet 051507Town of Avon Planning &Zoning Commission
Meeting Agenda for May 15, 2067
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N Avon Town Council Chambers
Meetings are open to the public
C ° ` ° R A ° ° Avon Municipal Building / 400 Benchmark Road
I. Call to Order (6:00pm)
II. Roll Call
III. Additions and Amendments to the Agenda
IV. Conflicts of Interest
V. Consent Agenda
• Approval of the May 1, 2007 Meeting Minutes.
VI. Minor Project - Reroof
Property Location: Lot 1, Filing 4, Eaglebend Subdivision / 2000 Hurd Lane
Applicant: Luis Landeros / Owner. Frank Doll
Description: A Minor Project application to replace tar and gravel roof with a standing seam
metal roof in the Eaglebend Subdivision.
VII. East Avon Draft Plan - PUBLIC HEARING
Description: Review of draft Town Center East District Plan. All stakeholders are invited to
comment, and the next steps will be discussed.
VIII. VAG, Inc. / Orion East Avon Concept Review -WORK SESSION
Description: Preliminary review of a redevelopment concept that encompasses four properties
in the East Town Center District: Christy Sports (Lot 21), Avon Annex (Lot 65-B), Town of
Avon parcel (Lot 65-A), and the Benchmark Shopping Center (Tract Q). The Town Council
has been invited to this Work Session.
IX. Other Business
X. Adjourn
Posted on May 11, 2007 at the following public places within the Town of Avon:
• Avon Municipal Building, main lobby
• Avon Recreation Center, main lobby
• Alpine Bank, main lobby
• City Market, main entrance bulletin board
• On the Internet at httD://www.avon.ora / Please call (970) 748.4030 for directions
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Town of Avon Planning & Zoning Commission
Meeting Minutes for May 1, 2007
AVONAvon Town Council Chambers
CoL0 Meetings are open to the public
Avon Municipal Building / 400 Benchmark Road
- WORK SESSION -
(5:00pm - 5:30pm) Discussion of regular meeting agenda items.
- REGULAR MEETING -
Call to Order
The meeting was called to order at 5:30 pm.
If. Roll Call
All Commissioners were present.
III. Additions and Amendments to the Agenda
Item X, Sketch Design Review — Residential, A. Beowulf Single -Family, Property
Location: Lot 6, Western Sage PUD / 5775 Wildridge Road East, be moved to the last
item on the Agenda.
IV. Conflicts of Interest
There were no conflicts of interest to disclose.
V. Consent Agenda
Approval of the April 3, 2007 Meeting Minutes.
Approval of the Amendment to the Agenda.
Commissioner Green motioned to approve the Consent Agenda. The motion was
seconded by Commissioner Lane. All Commissioners were in favor and motion passed
unanimously with a 6-0 vote. Commissioner Foster abstained due to her absence at the
meeting.
VII. Transit Center Snowmelt — CONTINUED
Property Location: Benchmark Court, Avon Transit Center
Applicant: Design Workshop /Owner: Town of Avon
Description: Follow up to condition of approval by Planning and Zoning Commission to
provide snowmelt at the new Avon Transit Center location. Last review took place at the
January 16, 2007 meeting.
Jeff Schneider, Town of Avon Engineer, presented the proposed changes to the Transit
Center to the Commission. Proposed changes/modifications were to tube only in
pedestrian areas and approved by Town Council at their April 24, 2007, meeting. This
area included bus turning areas to alleviate any safety concerns. The bid price per the
approval was $3,500,000 and $2,500,000 was on the working budget with the contract.
A $2.1 million dollar grant was given by CDOT that mandated the Transit Center can not
change its appearance and the money must be spent this year. Mr. Schneider did
mention schedule concerns.
11
Snowmelt is necessary and offers a high level of service. Construction costs prevent the
boiler installation at this time. A centralized system would be addressed in the near
future, one to two years maximum. Norm Wood, Town of Avon Engineer, mentioned
three options: 1. Temporary boiler above ground; 2. Lot 61 tie into their parking
structure; and 3. Tie into a central parking system. Justification for these options were
that everything was open and easier to maintain, and a good proposal for the time being.
Commissioner concerns included turning radius for the bus safety, definition of 'future',
budget issues, plowing of areas with pavers installed, discussion of solar exposure in the
vicinity, current winter driving in area was dangerous, concerns with long term safety and
consistency with Planning and Zoning Commission conditions.
Mr. Wood mentioned that the design of Main Street required snowmelt. Commissioner
Green commented on paving with asphalt with tubing installed and do pavers at a later
date, asphalt was a better solar melter and reduced the carbon imprint; or install tubing
and await boiler installation in the future. Commissioner Lane mentioned that there are
pavers everywhere currently. Commissioner Struve noted that pavers denoted
pedestrian walkways and. asphalt was for vehicular areas. Commissioner Evans
remarked that if this set the tone for the Mall project, would rather see a temporary boiler
installed this summer. Commissioner Green voiced that it would eliminate where the
plowed snow goes to. Mr. Wood expressed that alternatives would be examined and
would prefer to come back to the Commission but needed approval to put out to bid and
get contract that would be subject to temporary boiler and paver replacement.
Commissioner Goulding commented that he was leery of future promises and preferred
a temporary boiler and continued with issues of tubing not in use, not designed for it;
supports operational snowmelt with a temporary boiler and the area to tube.
Commissioner Evans mentioned the heated to unheated junctures are critical and sees
no issue with the installation of the tubing. Commissioner Struve stated that the gondola
will run in December and people will get to it one way or another thus commenting the
need to snowmelt in critical areas. Commissioner Smith voiced that the pedestrian area
needed to be snowmelt since people would be at risk otherwise.
Commissioner Green motioned for conditional acceptance of Item VII, Transit Center
Snowmelt, Property Location: Benchmark Court, Avon Transit Center, with the conditions
that temporary snowmelt put in place for the 2007-2008 winter season to the greatest
degree possible but the minimum includes the north south connector through bus
pedestrian way and the pedestrian walkway to the bus shelter and that the Town come
back to the Commission to describe their findings regarding temporary snowmelt and
boiler and the final configurations based on their cost engineering that is going to be
done. Snowmelt findings have to be: 1. public safety, pedestrian safety as a paramount
issue; 2. establishing the precedent for the way the Commission wants the development
to be viewed and the flavor, character and quality was very critical and that should be
addressed from the outset as a very important part of this and that the differentiation of
the pedestrian and vehicle way is of primary importance here. Commissioner Struve
seconded the motion and the motion passed with all Commissioners in favor with a 7 — 0
vote.
Vlll. Final Design - Commercial Timeshare - CONTINUED
Property Location: Lot 3, Riverfront Subdivision / 218 Riverfront Lane
Applicant: Aleksandr Sheykhet / Owner: East West Resort Development XIV LOP LLP
Description: The applicant is proposing a Final Design application for the "Timeshare
West" building in the Riverfront Subdivision. The building would contain 34 timeshare
units (39 at buildout), which are two bedroom units each with the ability to have lock -off
units. At the ground level there is approximately 6,000 square feet of shell space to be
commercial/retail and timeshare sales. This application has been tabled several times.
Matt Pielsticker presented the Staff Report.
Commissioner Struve questioned the staff's recommendation #4, building encroachment,
thought it was addressed and Mr. Pielsticker requested it to be revisited in the motion.
Aleksandr Sheykhet, Obermeier Sheykhet Architecture on behalf of Starwood Vacation
Ownership, began by presenting changes to the project. Commissioner Struve
questioned if the presentation was accurate of the final design and was answered
affirmatively by both Mr. Sheykhet, and Mr. Pielsticker confirmed.
Commissioner review consisted of detail questions on the reveal, transitioning issues,
materials, design variations between east and west elevations, and consistency of the 4
building elevations. Commissioner Struve preferred the hardy board to the white panels.
Commissioner Foster questioned the lack of siding on the west elevation. Mike
Williams, Starwood, commented that if materials need to maintain hardy plank all
around, it will be visited.
Commissioner Lane commented that the building should be designed from the inside
and reflects the outside; Commissioner Struve did not prefer the lack of consistency but
did respect the opinion of the architect; wanted a two story mock up; entry towers get lost
in the rock, rock should be lighter and could not find detail on metal lights.
Commissioner Goulding voiced concern with the elevations and their horizontal and
vertical lines, base of columns called with colored gravel and didn't read strong structural
connection, chimney caps did not reflect ventilation, and north entry lights needed
consistency. Mr. Pielsticker mentioned that the applicant would be coming back with
lighting details.
Commissioner Green motioned for conditional approval of Item VIII, Final Design -
Commercial Timeshare, Property Location: Lot 3, Riverfront Subdivision / 218 Riverfront
Lane, dated 4/20/2007,to include staff findings, to included staff conditions and to add
one condition that Planning and Zoning Commission strongly encourages the applicant
to study the east elevation of this building and, at such time as the mock up is reviewed
by this Commission, that the Applicant reveal their studies and if there are changes that
they are proposing specifically to the east elevation, to tie this in, that those
presentations and those drawings be delivered prior to the mock up for study by the
Planning Commission in order for them to be reviewed as part of the mock up review.
Mock up is to be two story. Commissioner Foster seconded the motion. All
Commissioners were in favor and the motion passed 7 to 0.
IX. Final Design - Single -Family Residential
Property Location: Lot 2, Western Sage PUD / 5203 Longsun Lane
Applicant: John G. Martin / Owner: Ted Leach, Western Sage Partners, LLC
Description: Final Design for a Single -Family residence in the Western Sage PUD. Lot is
accessed from private drive off cul-de-sac on Longsun Lane. The Design features a 2 -
car garage, European style design with wood siding, stucco/stone siding, and large
simple roof form.
Jared Barnes presented the staff report.
Jeff Manley, Architect, approached the podium to discuss this Final Design.
Commissioner review questioned the mesh covering on the chimney, snow storage area,
lower level walk out light, inconsistent window added flavor as a cottage look, gutters
were suggested in the Western Sage PUD, and lose some sod, too much lawn.
Commissioner Foster moved to approve Item IX, Final Design - Single -Family
Residential, Property Location: Lot 2, Western Sage PUD / 5203 Longsun Lane, with the
conditions set forth by Staff with the exception of condition #3. All Commissioners were
in favor and the motion passed 7 to 0.
X. Sketch Design Review - Residential
A. Beowulf Single -Family
Property Location: Lot 6, Western Sage PUD / 5775 Wildridge Road East
Applicant: Bobby Ladd & Buz Reynolds /Owner: Beowulf Lot 6 LLC
Description: Sketch Design review for a single-family residence on a Western Sage
PUD property, accessed off Wildridge Road East at the top of Wildridge.
Matt Pielsticker presented the Staff Report.
Buz Reynolds, Owner, approached the podium and introduced Allison Vassar. Mr.
Reynolds continued with the history and site issues of this lot.
Commissioner review began with Commissioner Green's question of the square footage
with the response that the home was to be 5300 square feet without the garage.
Commissioner Evans requested more details on the retaining wall heights and was
anxious to see a color palate and stucco texture for the project. Commissioner Goulding
expressed that the stone needed to come down to grade and that the landscaping
needed good sized materials.
Commissioner Struve commented that the house takes advantage of the lot and the
stonework was complimentary. Commissioner Foster remarked the need for 3-
dimensional model; roofline looked odd; south elevation looked massive and that the
home could use simpler lines. Commissioner Green voiced more detail was needed on
the retaining wall; substantial landscaping and root balls could pose a problem; concern
with the tie in to the home next door as connection was important and a 3-dimensional
model would be beneficial.
B. Lot 1 Single -Family
Property Location: Lot 1, Western Sage PUD / 5201 Longsun Lane
Applicant: John G. Martin /Owner: Ted Leach, Western Sage Partners, LLC
Description: Sketch Design for a Single -Family residence of approximately 4,700
square feet in the Western Sage PUD. Lot is accessed from private drive off cul-de-sac
on Longsun Lane. The Design features a 2 -car garage, European style design with
wood siding, stucco/stone siding, and large simple roof form.
Jared Barnes presented the Staff Report to the Commission.
Jay Peterson, developer of Western Sage, approached the podium to give his version of
the history of the parcel and his desire to create an enclave look with marked similarities
in each of the 5 homes. Jeff Manley remarked that view lines were created by push
backs of each home in its site.
Commissioner Smith remarked concern that the homes were too similar. Commissioner
Foster voiced that the homes are the same form with shed to gable and that the basic
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style could be maintained with slight changes. Mr. Peterson commented that topography
was the same on each lot.
Commissioner Evans commented that the homes could be more similar than less similar;
orientation was key, and 4 or 5 well designed and well detailed homes that don't detract
from one another was preferred. Commissioner Goulding expressed that complimentary
and not cookie cutter was encouraged, they should be well choreographed and detailed,
suggested changes to roof form and driveway design to create some change, and that
massing could create a changed look.
Commissioner Green stated that the homes were all the same footprint and it didn't work
for him, it did not allow for embellishments, and would prefer harmonious differences and
suggested massaging the massing.
IX. Other Business
• Walkin the Dog: pursuing contacting property owner to advise of scars to the
land and staff will report to the Commission on the outcome. Nothing has been
done to the site since it was Red Tagged.
• Vista Restaurant has moved out and there was a pre -application meeting to add
stories to the building.
X. Adjourn
Commissioner Foster motioned to adjourn. All Commissioners were in favor. The
meeting was adjourned at approximately 9:40 pm.
Respectfully submitted,
Ruth Weiss
Recording Secretary
APPROVED:
Chris Evans
Chairman
Phil Struve
Secretary
,4,
Town of Avon TV
Design Modifications N
C O L O R A D O
Residential
Staff Report
May 15, 2007 Planning & Zoning Commission meeting
Report date May 10, 2007
Project type Roof Material Change - Minor Project
Legal description Lot 1, Filing 4, Eaglebend Subdivision
Zoning PUD — 1 Dwelling Unit
Address 2000 Hurd Lane
Introduction
Luis Landeros, representing the owner of the property, is proposing a roof
material change to the existing building. The property is a part of the Eaglebend
Subdivision that was originally platted in 1987 and includes a mix of residential
uses.
The applicant has presented a sample of the roof material and color for review.
The material is a standing seam metal roof.
Design Approval Criteria
According to Section 7 from the Residential. Commercial, and Industrial Design
Guidelines, the Commission shall review all design plans utilizing specific Design
Standards, and by using the following general criteria:
1. The conformance with setbacks, massing, access, land use and other
provisions of the Town of Avon Zoning Code.
This criteria is not applicable to the design review.
2. The general conformance with Goals and Policies of the Town of Avon
Comprehensive Plan, and any sub -area plan which pertains.
The property is located in District 27: Nottingham Station/Eaglebend District,
and is labeled as a Low Priority District. The subject proposal does.not have
any implications on the Comprehensive Plan.
3. Whether adequate development rights exist for the proposed
improvements.
There are no planned improvements that impact the development rights.
4. The Design plan is in general conformance with Sub -Sections A through
D of the Residential. Commercial, and Industrial Design Guidelines.
Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749
W
A. Site Development: There are no planned changes to the site plan with
this application.
B. Building Design: The guidelines require that:
All roofs, except the flat portion thereof, shall have a rise of not less than
4 -inches in 12 -inches of distance. Primary roofs shall have a 4:12
minimum, and a 12:12 maximum.
The existing roof of the residence has a 2:12 pitch, which is below the
minimum requirements of the Design Guidelines. The guidelines also state
the following:
Rooting material should be durable, weather resistant and suitable for
environmental conditions encountered in this area. Colors should be
natural or earth tones. Large expanses of bright, reflective material will
not be acceptable, however, metal such as copper, cor-ten may be
acceptable.
The roofing material proposed does not appear to meet the requirements in
the Design Guidelines since the metal proposed is neither copper nor cor-ten.
The color proposed in the sample material should reduce the reflective
characteristics of the proposed type of metal and are of a earthy hue.
C. Landscaping: There is no landscaping being proposed with this
application.
D. Miscellaneous Items: There is nothing proposed that would be affected
by these guidelines.
5. The compatibility of proposed improvements with site topography, to
minimize site disturbance, orient with slope, step building with slope,
and minimize benching or other significant alteration of existing
topography.
There is no site grading required.
6. The appearance of proposed improvements as viewed from adjacent
and neighboring properties and public ways, with respect to
architectural style, massing, height, orientation to street, quality of
materials, and colors.
Since the metal roofing material is appropriately painted, the appearance
should be fine from the neighboring properties and public ways.
7. The objective that no improvement be so similar or dissimilar to others
in the vicinity that monetary or aesthetic values will be impaired.
No monetary values should be impaired or otherwise lowered with the
planned improvements.
8. The general conformance of the proposed improvements with the
adopted Goals, Policies and Programs for the Town of Avon.
Town of Avon Community Development (970) 7484030 Fax (970) 949-5749
ro
This project is in general conformance with the adopted Goals, Policies, and
Programs for the Town.
Recommendation
Staff is recommending denial of the roofing material change on Lot 1, Filing 4,
Eaglebend Subdivision, pursuant to the criteria listed in the previous section of
this report.
Recommended Motion
"I move to deny the roofing material change on Lot 1, Filing 4, Eaglebend
Subdivision, subject to the Design Approval Criteria.
If you have any questions regarding this project or any planning matter, please
call me at 748.4023 or stop by the Community Development Department.
Respectfully submitted,
Jare Barnes
Planner I
Attachments:
A. Vicinity Map
Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749
Design workshop, Inc. Memorandum
Landscape Architecture
Land Planning To: Avon Planning and Zoning Commission
Urban Design
Strategic Services Via: Eric Heidemann
From: Rebecca Leonard
Date: May 10, 2007
Project Name: Avon East Town Center
Project #: 3928
Subject: Public Hearing
We are pleased to present a draft of the East Town Center District Plan for your review. Since our
last meeting, Design Workshop has taken the feedback on the preferred alternative from the
February meeting, developed the Draft East Town Center District Plan, and reviewed several
drafts with Town staff.
The feedback from the Planning and Zoning Commission at the February meeting was to move
forward with the alternative presented, build flexibility into the plan to accommodate obstacles to
the implementation of road realignments, and to put together a sketch up model that includes the
West Town Center plan, East Town Center plan, and the Riverfront Village. The staff has had
several opportunities to review the document and provide feedback. All input has been considered
in the draft of the District Plan.
At the first public hearing on the plan, Design Workshop will be represented by Rebecca Leonard
and Anna Gagne. We will provide a short presentation on the contents of the plan, facilitate a
discussion with the Planning and Zoning Commission and interested public, and lay out a course
of next steps.
We look forward to helping you create the best possible plan for the East Town Center District!
Agenda:
I. Introduction and Review of District Plan
II. Facilitated Discussion of District Plan
III. Next Steps
DESIGNWORKSHOP
Asheville • Aspen • Denver • Park City • Phoenix • Santa Fe • Tahoe • Sao Paulo
120 East Main Street, Aspen, Colorado 81611 • (tell 970-925-8354 • (fax) 970-920-1387
www.designworkshop.com
C Documents and Settmgsknptelsticker\Local Scttmgffemporary Internet Files\01,K58\070515 - PZCmemo.doc
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District Plan
Avon East Town Center
Draft May 10, 2007
I
DESIGW O �RKSHOP
I
L
A v�`n
District Plan
Avon East Town Center
Draft May 10, 2007
Town Council
Ron Wolfe, Mayor
Brian Sipes, Mayor Pro Tem
Richard Carroll, Council
Dave Dantas, Councilor
Kristi Ferraro, Councilor
Amy Phillips, Councilor
Tamra Nottingham Underwood, Councilor
Planning and Zoning Commision
Chris Evans, Chairman
Terry Smith, Vice Chairman
Phil Struve, Secretary
Christopher Green, Commissioner
Julia Foster, Commissioner
W. Todd Goulding, Commissioner
Andrew Lane, Commissioner
Community Development Department
970-748-4030
Town of Avon
PO Box 975
Avon, CO, 81620
Chapter l: Introduction .................. I
District Plan Intent
Relationship to Town Wide Plans ........................ 2
District Description ......................_........... ...................3
History............................................................................ 4
District Opportunities and Contraints.................. 5
Plan Development......._............................................... 6
Charrette.........................................................................7
Alternatives................................................................... 8
Chapter 2: Physical Plan ................9
Proposed Plan Illustrative .........................................
9
Summary of Planning Principles .............................10
4
LandUse.........................................................................11
Pedestrian Circulation__ ........ ...............................
25
Vehicular Circulation ...............................................
29
Parking........................................................................
35
District Character......................................................
39
Views-.. .............................. ...........................................
43
Chapter 3: Implementation ........ 47
List of Plan Graphics:
District Location Map.................................................3
Age of Existing Buildings ...........................................
4
Plan Illustrative...........................................................9
District Land Use Areas............................................13
Existing Residential...................................................16
Proposed Residential.................................................17
Existing Commercial Use........................................20
Proposed Commercial Use.., ............. .....................
22
Proposed Land Use by Floor Level........................24
Existing Pedestrian Circulation .............................26
Proposed Pedestrian Circulation......_ ..................
27
Walking Distance......................................................28
Existing Vehicular Circulation .............................
30
Proposed Vehicular Circulation.._..........................31
Existing Parking........................................................
36
Proposed Parking ......................................................
37
Parking Entrances......................................................
38
MassingModel...........................................................42
Proposed Views..........................................................45
Key Redevelopment Areas.................................52-55
Appendix A: Market Analysis
Appendix B: Financial Analysis
Dramatic changes to Avon began in 2005 and 2006 as
plans such as the redevelopment of the Avon West Town
Center, the Transit Center and Riverfront Village were
forming. It became clear that this was the time to also
plan for the transformation of the East Town Center.
Revitalization would contribute to the enhancement of
the overall character, circulation, community services, and
economic viability of Avon.
The intent of the District Plan is to guide public and
private projects in the Fast Town Center District. This
document, in conjunction with the comprehensive plan,
will be used as a decision-making tool by the elected and
appointed officials, as a visioning tool for landowners
and developers, and as a guide for future capital improve-
ments in the District.
The District Plan will likely be implemented over a 10
year period, however, it may take longer for certain
properties. The rate of redevelopment will be primarily
driven by private land owners. If the Town wishes to
speed along portions of the implementation, there are
several tools at their disposal. These include regulatory
and economic incentives as well as partnership potential.
This document describes the events that have led to the
formation of this plan, analyzes the opportunities and
constraints to redevelopment, identifies proposed changes,
and proposes implementation and financing strategies.
The District Plan is not intended to prescribe the
physical form that individual property owners must
create, but rather to provide guidance with general plan-
ning principles. Therefore, the massing diagrams, figures
showing building footprints, and calculations are only to
help describe the vision for the overall District and show
the comprehensive impact of these planning principles
Alternative building shapes will be considered if they
meet the planning principles.
Construction underway throughout Avon including the
gondola within West Town Center are indications that
Planning the redevelopment of the central core is neces-
sary to contribute to the continued vitality of the Town.
The East Town Center can be viewed from 1-70.
••o a
"The East Town
This document works with the following documents to describe a vision, define goals
Center is a key
and policies, and set a course for implementation of the East Town Center District.
revitalization
prospect for the
1) Town of Avon Code
community"
-Avon
2) Town of Avon Residential, Commercial., and Industrial Design Review Guidelines
Comprehensive Plan
3) Town of Avon Comprehensive Plan
4) West Town Center Investment Plan
5) Conditions Survey
6) Urban Renewal Plan
Anyone interested in knowing more about the future of the East Town Center should
become familiar with all of these documents.
The Community Development Staff is available for questions regarding the Fast Town
Center and can he reached at
Town of Avon,
PO Box 975, Avon, CO, 81620
(970)748-4030
info@avon.org
Avon's traditional role has been as a gateway to Beaver Creek Resort, serving as a bedroom
community for Beaver Creek and Vail employees and as a service provider for the two resorts
East Town Center s retail character fits this role, with anemphasis on providing services and
retail options that are not available in the resorts. Further east of Avon's existing East Town
Center District is the Village at Avon PUD. The Village at Avon has entitlements to develop
2,400 dwelling units and 650,000 square feet of commercial development on 1,790 acres.
Super Wal-Mart and Home Depot, located approximately one mile to the east, are the major
anchor tenants of this regional shopping destination. West Town Center, on the west side
of Avon Road, also pmv6des retail services, residential, lodging, civic buildings, and a public
park. Nearby, Nottingham Station contains convenience retail and condominiums. Riverfront
Village is soon to be developed and includes a resort, spa and vacation residences.
East Town Center is bounded by 1-70 to the north, Avon Road to the west, and railroad
tracks to the south. To the east, East Town Center is separated by undeveloped lots that
form the western most portion of the Village at Avon.
Of the 37 acres of land that compose the District, approximately 8.5 acres are public road
right-of-way, 1.5 acres are open space that buffers Avon Road and the railroad tracks, and
12.2 acres are at -grade parking or vehicular access drives. Therefore, approximately 56
percent of the District is covered by paved surface designed for vehicular use. The District
contains 390 condo units. The primary land -use in the District is retail and office with
approximately 358,000 square feet of commercial space (8.22 acres).
East Town
Center is
located in the
commercial core.
•ot •
By 1972, bail had become one of the top destination ski resorts in the country and pres-
The build-
sure mounted "down valley" in Avon for ranch land to be developed. One branch of the
ings within the
Nottingham family sold its controlling interest in the land to Benchmark Companies
District were
and the Town of Avon was incorporated on February 24,1978. Later that same year the
constructed be-
Town adopted the official town plat, Benchmark at Beaver Creek, Replat No. 4. This plat
tween 1975 and
1999, with the
includes all of the properties in East Town Center and areas west. After ten years, in 1988,
majority of the
Avon had a permanent population of 1,500 people.
buildings being
constructed in
There have been several changes since the original Benchmark Subdivision. For example,
the 1980s.
the Christie Lodge property was originally five platted properties, and was later consoli-
dated into one. Beaver Creek Place was platted (on the Benchmark at Beaver Creek
Subdivision) as a cul-de-sac road, but was later turned into a loop connecting with Beaver
Creek Boulevard. Chapel Place was created some time later.
PLANNING CONSIDERATIONS
Below are the major current and existing conditions that have been considered during the
planning process and have lead to the Planning Principles:
• The Town Comprehensive Plan calls for an increase in residential uses in this District. Due
LAND USE
to current low density development pattern, there is room to accommodate this goal.
• The District is currently not geared towards residential living.
• The District includes, or is close to, existing anchor uses such as the grocery store, post
office, library, recreation center, and local businesses.
• The multiple retail areas within the town make it difficult for Avon to establish a
singular image or presence in the eyes of the full-time residents as well as second hom-
eowners and visitors.
• The chain retailers and restaurants (both chains and locally -owned) tend to be po-
sitioned at the middle tier in order to attract full-time residents but are not of a high
enough quality to appeal to the other markets.
• The numerous professional service providers located in East Town Center generate
business to the retail areas during the day but do not generate activity in the evenings.
• The retail mixes within East Town Center are missing key elements such as entrain-
ment uses, clothing retailers as well as certain grades of office spaces.
• Pedestrian circulation is improving throughout Avon with the addition of a transit sta-
PEDESTRIAN
tion, the gondola, and the many redevelopment projects surrounding the District.
AND VEHICULAR
• Pedestrian circulation in the East District is haphazard, disconnected and unclear.
CIRCULATION
• The rail corridor is planned to serve as transit/trails corridor in the future.
• The transit center located in nearby West Town Center provides service to the entire valley.
• Poor connections between the multiple retail areas within the town dissuade people
from taking combined trips (`park once shop many-)
• The street pattern in East Town Center is confusing, has diminished sight corridors,
lacks a hierarchy, and does not entice people out of their car to experience the entire
Town Center.
• The separate highway interchange for the Village at Avon increases the separation
between the Village at Avon retailers and East Town Center.
• The Town ownership of the central parking area allows for redevelopment and ere-
PARKING
ation of a central plaza.
• Large expanses of parking allow for redevelopment in a phased manner.
• Redevelopment potential in the District provides the opportunity for developing a
DISTRICT
common architecture character.
CHARACTER
• Development currently underway in areas surrounding the East Town Center allow
for a comprehensive approach to town planning.
• Views of the surrounding mountains make the District a unique place.
• The current construction quality does not suggest long-term sustainability of the buildings.
• If given the proper incentives, most existing property owners support the redevelopment plan.
IMPLEMENTA-
• Development occurring in areas surrounding the District and new access to Beaver
TION
Creek via the gondola are raising property values in the District. These factors are also
increasing the interest in living in the Town Center East District.
• Current development standards (i.e. parking requirements, setbacks, lot coverage)
discourage redevelopment.
• The Town owns strategic parcels, key to redevelopment
,
Key stakeholders provided their thoughts regarding opportunities in
the District.
Property owners, Town Staff, and members of the general public
provided input regarding the conceptual design diagrams at the
charrette open house.
f _
tint h �> X
A perspective sketch was developed based on the outcome of the
meetings that conveyed the conceptual massing and street character.
A successful master plan could not be crafted
without input, support and buy in from the
community, property owners, businesses, Town
of Avon, and service providers. Throughout the
process, meetings were conducted involving
a large array of stakeholders (i.e. businesses,
property owners, general public etc.) Interested
in the design process. Conceptual options were
developed and evaluated.
A five-day Community Partnership Charrette
kicked off the District Plan process in July,
2006. Stakeholders, including representatives
from nearly every property in the District, were
interviewed. The charrette concluded with an
open house attended by nearly fifty participants.
Four concepts for the District were developed
during the week. These concepts were unveiled
for comment at the Open House. The concepts
illustrated a variety of alternative circulation
patterns, redevelopment opportunities, and
central plaza designs and locations.
In November 2006, the Planning and Zoning
Commission gave direction on how to proceed
with a refined alternative, modifying Alternative
3. The refined alternative was presented at a
January 2007 open house meeting.
The refined alternative illustrated the sum of
input from the Planning and Zoning Commis-
sion, direction from the market investigation,
and additional design details. Most of the prop-
erty owners in the District attended the meeting
and supported the refined alternative. Several
landowners are integral to the implementa-
tion of the plan and efforts have been made to
encourage cooperation and coordination on
design visions and implementation
Quick drawings were produced in the design
charrette to examine such elements as
• Continuation of "Main Street"
• Land uses
• Massing and form
• Open space relationships
• Architectural character
• Streetscape improvements
• Circulation and transportation
• Parking
Development Concept Diagram
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Architectural Character
Circulation
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Four alternatives resulted from the charrette.
Based on comments from the attendees of the
charrette open house and the Planning and
Zoning Commission, Alternative 3 was chosen
for further refinement Alternative 3 was chosen
over the other alternatives for the following reasons:
• It provides two access points off Avon Road
through the District.
• It has a straight main .street ending in a plaza.
• It moves Beaver Creek Boulevard north of the
Christie Lodge, thereby incorporating a redevel-
oped Lodge into the East Town Center concept.
Building massing and footprints are for descriptivepurpoxs only Alternative building shapes will he censtdered if they meet the Planning Principles
This chapter analyzes the existing conditions and describes
the proposed District design. The vision For the District is
conveyed through the following planning principles:
• Land use
• Pedestrian circulation
• Vehicular circulation
• Parking
• District character
• Views
• Implementation
r
• ..
The following planning principles are explained in detail in each section. They are to
communicate the vision for the district, guide redevelopment, direct future capital
improvements, and build expectations of the future changes to the District.
LAND USE 1. Provide a mix of uses including commercial, residential and lodging.
PEDESTRIAN 2. Ensure that pedestrians have safe and convenient access throughout the District.
CIRCULATION
VEHICULAR
Maintain two access points off Avon Road.
CIRCULATION 4
Maintain a dispersed circulation pattern through the District
5.
Create quiet residential scale pedestrian streets.
PARKING 6.
Provide on -street parking.
7.
Minimize the impact of off-street parking lots.
S.
Provide de -centralized parking garages.
DISTRICT 9. Ensure the architectural character of the East Tovm Center compliments the character
CHARACTER
emerging in the N Vest Town Center.
10.
Ensure that buildings with mid-size retail uses are designed in a manner That
fits the character of the area and supports a pedestrian friendly experience.
11.
Encourage a high level of site planning and design to maximize public and
semi-public pedestrian spaces,
12.
Maximize solar exposure.
13.
Define the plaza and other key pedestrian areas by framing the space
with buildings.
14.
Utilize sustainable building practices.
15
Encourage a built form that will both maximize the visibility of the District from
1-70 while minimizing the noise from 1-70
VIEWS 16.
Maintain key views to and from the District to provide visibility, orient people
to their surroundings and define the character of the spaces.
IMPLEMENTATION 17. Focus municipal involvement on those actions that produce the most public benefit.
Provide a mix of uses includ-
ing commercial, residential
and lodging.
• Expand residential uses within the District
and create an environment that is comfort-
able for residents to live within. Consider
views, solar exposure, noise and proximity
to amenities in the locating of residential
uses. Upper floors should primarily be used
for residential space.
• Ensure affordable housing is integrated into
the District.
• Give preference to units with higher oc-
cupancy rates to reinforce the year-round
vitality of the Town Center.
• Encourage flexible retail spaces. For exam-
ple, by allowing first and second floor retail
spaces (with internal circulation between
the two levels), mid-size retail spaces can
either gain additional square footage while
maintaining minimal entrances or use the
second level as increased floor to ceiling ratio.
Second floors can also be flexible for residen-
tial or office space.
• Encourage land uses that create an exten-
sion of transit -oriented development of the
West Town Center. Much of the East Town
Center is within a five minute walk of the
new transit center and gondola.
• Relate buildings to existing, approved, and
planned adjacent uses pursuant to the Avon
Comprehensive Flan.
Building articulation can express the division of uses wirhin a structure.
a
Mid-sized retailers can bean ani�hor for smaller retailers.
A mix at uses with density that is convenient for pedestrians can
make for a vibrant and comfortable streetscape.
• Encourage the continued presence of mid-
size recaders by planning for a minimum of
three commercial locations of 15,000 square
feet. Mid-size retail spaces are underrep-
resented in the Eagle Valley, while compc-
tition for small retailers is significant. In
addition, smaller retailers prefer to locate
next to mid and big -box anchors because
they generate traffic.
• Avoid impairing the shopping path for retail-
ers and create a continuous retail experience
by minimizing gaps in the retail frontage.
• Entice people to cross Avon Road by creating
an attractive visual and physical connection
drawing people from one side to the other.
• Focus retail commercial use into the core of
the District which includes the land sur-
rounding the central plaza, "Main Street",
and a few existing anchor retailers.
The residential and commercial land use figures on the following pages divide East Town
Center into four areas based upon the way in which they function:
• Area t will be primarily residential with only a few buildings containing commercial
uses on the lower floors.
• Area 2 is to continue to be destination retail with the grocery store acting as the anchor.
Residential will become a component of this mixed-use as will smaller retail uses.
• Area 3 will continue to function as East Town Center's entertainment area, with bars,
restaurants, and coffee shop tenants that pro�ride gathering spaces. Residential will be
included on the upper floors.
• Area 4 will be mixed-use with commercial uses on the "Main Street" including entertain-
ment. Residential components are in all the buildings.
IMS. -IW_ ..
Building massing and footprints
Understanding
the District's
current use of
the land is an
important first
step to planning
its future.
Alternative building shapes will be considered i f diet/ meet the Planning Principles.
A ,)
Christie Lodge
Buck Creek Pla-a
Chapel Square
City Market
Residential land uses are limited in the East Town
Center to lour parcels: the Christie Lodge, Buck
Creek Plaza, Chapel Square, and City Market.
The Christie Lodge is a pure timeshare product,
with nearly 300 units. Each unit could have up
to 52 owners (each week owned separately).
Buck Creek Plaza includes .six residential
condos on the second and third floors.
Chapel Square includes 69 condos above the
first floor commercial.
City Market includes 14 units of employee
housing apartments in the second door of the
building. This is one of two City Market build-
ings in their entire portfolio of facilities that
include employee housing (Vail City Market is
the other).
Residential use in the District is encouraged to increase in the Avon Comprehensive Plan.
The District Plan provides potential for residential use in nearly every structure with a
doubling the amount of the total residential gross square footage.
The District Plan includes a variety of residential types ranging from affordable housing to
market rate (Refer to the Avon Housing Needs Assessment document for more informa-
tion regarding affordable housing requirements). The affordable housing will be inline
with Eagle County requirements. The market rate units could include condominiums,
condo hotel, and accommodation units A preference should be given to units with higher
occupancy rates to re-inforce the year-round vitality of the District.
The second floor of mixed-use residential buildings includes flexible space. This flexible
space could he commercial use or residential use at the owner's discretion. This space may
also be remodeled from one use to the other. The estimated square footage for residential and
commercial uses constitutes a range, to reflect the flexibility provided on the second floor.
The second floor flexible space and other lower residential space would be appropriate for
affordable housing.
Residential uses
are the key to
keeping Town
Center a vibrant
place year-
round.
A a
r
k
'w`
M
EXISTING RESIDENTIAL SPACE
SUMMARY( rosss . r.)
RESIDENTIAL
_ AREA 1
Area 1
298,000
-
AREA 2
Area 2
9,000
I - AREA 3
Area 3
_
Area 4
72,000
I - AREA 4
Total Residential
374,000
Space (approximate)
Sources Design Workshop
7 Y4 r
,
<,r
71
w• ,
Huddogmassingandjoorpr
PROPOSED RESIDENTIAL
A
V
14
A
PROPOSED RESID?NTIAL SPACE SUMMARY (gross sq. /}.) I
IEEINNE
Area I 662 000 - 678 000 -364 000 - 380 000
Area 2
Area 3
Area 4
Total Residential
Space (approximate)
Sources: Design Workshop
94,000 - 115,000
263.000 - 309,000
368,000 - 431,000
1,387,000- 1,530,000
85,000 - 106,000
263,000 - 309,000
296,000 - 359,000
1,008,000 -1,151,000
Thep opissed residmttal squa e footage 15 bawd on the massing model and is an estimate only
- RESIDENTIAL
_ AREA 1
- AREA 2
_ AREA 3
- AREA 4
A
Retail Space:
Estimated Tenant Mix'
Groceries, liquor stores, dry cleaning,
Convenience Goods
38%
packing! shipping stores, salons, car
washes
Home furnishings, galleries, jewel -
Shoppers Goods
38%
ers, clothing, sporting goods, specialty
stores
Ealing & Drinking
24%
Restaurants, pubs, coffee shops, fast
food & quickcasualdining
Building Material &
Paint & carpet stores, lumber, plumbing
Garden
& electrical supply
Automotive repair shops, dealers, parts
Automotive
stores, specialty detading & customin
tion
Approximate # of retail
53
Estimated Vacancy Rale = 12%
tenants
Office Space:.
Approximately
87,000 square fep,
Estimated Tenant Mire'
Construction related
22%
Home builders, development firms,
engineers, architects
Business Consulting &
Accounting & law firms, advertising
Support
14%
agencies, consulting firms, staffing
agencies
Finance, Insurance & Real
36%
Banks, insurance agencies, real estate
Estate (FIRE)
brokerages, mortgage lenders
Medical & Dental
12%
Doctor's I dentist's offices, clinics, coun-
seling services, veterinarians
Radin / news / TV & publications,
Other
16%
technology providers Sr developers, pet
trainers, travel ege.,ws, Mot,, stud.,
:Approximate # of office
51
Estimated Vacancy Rate = 20%
teoanls
Sawn Tnwn nJAvon, F.agle Cnunry AssesmrnndDeigti
IV'odslmp nsran 1,
• Excluding o6srrved rv«xnf spas
The boat building is one of the few in the District that is composed of
retail on the first floor with a major component of office above.
The Retail Space Table to the left contains data
representing the current best -estimate of East
Town Center's tenant mix. East Town Centers
retail space has historically suffered from high
vacancy rates, and many of the current retail
spaces are in need of updating. Currently,
retail vacancy is estimated at approximately
12 percent, and existing tenants are heavily
weighted toward convenience retailers and
miscellaneous middle -tier goods retailers which
primarily target full and part time residents,
Office tenants in East Town Center are more
diversified than retail tenants, with tenants
weighted toward the finance, insurance and real
estate and construction related categories. This
is not unusual, and is a trend throughout the
Eagle Valley due to the dependency of the local
economy on the real estate market. The 'other'
category in Fast Town Center is well -diversi-
fied in and of itself, with a range of non-profit
institutions, travel agencies, and fitness studios.
Office vacancies are currently estimated at
approximately 20 percent, a factor which may he
related to the relative age and condition of much
of East Town Center's office space.
t�at��lhr��a�i��wut4:tNYGt � 1rS.ti
East Town Center will be redeveloped over
time by individual property owners rather than
by a master developer. Therefore, the proposed
tenant mix recommendations in the table to
the right were formed by first identifying the
existing segment areas of East Town Center and
then improving upon current tenancy patterns
in these areas. The commercial mix is to stay
roughly within a range of the existing commer-
cial mix.
The amount of space available for commercial
uses is also roughly the same as the existing. If
none of the flexible second floor space is used for
commercial there would be a five percent loss in
commercial gross square footage (23,000 gross
square feet less than existing) in the District.
If all of the second floor flex space is used for
commercial then the existing commercial is
increased by toughly one third (124,000 gross
square feet more than existing).
.,jP
Retail Tenant Mix
Convenience Goods
38%
30-40%
Shoppers Goods
38%
30-40%
taring & Drinking
24%
25-30%
Building Material & Garden
-
0-5%
Automotive
-
-
Office Tenant Mix
Construction Related
22%
20-30%
Business Consulting & Support
14%
15-20%
Finance, Insurance & Real Estate
(FIRE)
36%
30-40%
Medical & Dental
12%
10-20%
Other
16%
15-20%
' Source; Town of Avon, Eagle County Assessor
and Design Workshop research
(excludes observed vacant space)
EXISTING COMMERCIAL SPACE
SUMMARY (grow sq. 4.)
Area 1
86,000
Area 2
43,000
Area 3
72,000
Area 4
139,000
Total Commercial
340,000
Space (approximate)
Sources. Town of Avon, Eagle CountyAssessnc
and Design Workshop
l=ea 1
X�.
- COMMERCIAL
_ AREA 1
- AREA 2
- AREA 3
- AREA 4
V
Current Tenants: Area 1
• Convenience oriented
Video rental
Liquor
General merchandise
Dry cleaning
Banking
Take-out pizza
Nail salon
• Limited specialty retail
- Specialty foods
- Sporting goods
- Bakery
• Limited dining options
• Primarily finance, insurance & real
estate -related office tenants
Current Tenants: Area 3
• Entertainment
- Bar/Pub/Casual dining
- Coffee shop
- Family dining
• Secondary convenience -oriented
- Nail salon/Dry cleaner
• Construction -related office tenants
• Business support office tenants
• Limited medical office
- Massage therapy
- Dentistry
Current Tenants: Area 2
• Limited retail
- Grocery anchor
- No associated in-line retail
• Banking
• Finance and business services office
tenants
Current Tenants: Area 4
• Concentration of restaurant tenants
Quick -casual restaurants
- Family Dining
• Mainstream shopping goods
-Sporting goods
- Home decorating
- Furniture
• Office supplies (Office Depot)
• Medical office tenants
PROPOSED COMMERCIAL SPACE SUMMARY �wss sr. P.)
- COMMERCIAL
- AREA 1
- AREA 2
- AREA 3
AREA
' — ' PLA7A OVERLAY
Total
I)ifference from Existing.,!
Area 1
25,000 - 42,000
decrease 61.000 - 44,000
Area 2
114,000 - 135,000
increase 71,000 - 42,000
Area 3
74,000. 120,000
increase 2.000.48,000
Area 4
104,000 - 167,000
dec. 35,000 - inc. 28,000
Total Commercial
317,000 - 464,000
dec. 23,000 - inc. 124,000
Space (approximate)
Sources: Design Wvrkshvp
The pi oposed commercial square
footage is based on the massing modal and therefore is an estimate only.
- COMMERCIAL
- AREA 1
- AREA 2
- AREA 3
AREA
' — ' PLA7A OVERLAY
Recommended Tenants: Plaza Overlay
• Youth targeted retail
• Quick -casual dining
• Restaurants
• Ice cream
• Coffee shop
• Specialty sporting goods
• Clothing
• Bath and body supply
Recommended Tenants: Area 1
• Reduced retail presence in favor of residential
lodging space, except along plaza frontage
• Restaurant space at Christie Lodge
• See plaza overlay zone for recommended tenants
Recommended Tenants: Area 3
• Entertainment (Bar/Pub)
• Bookstore
• Coffee shop
• Specialty food and gift
• Finance, Insurance and Real Estate related
office tenants (second floor)
• Construction -related office tenants (second floor)
• Sporting goods
Recommended Tenants: Area 2
• Grocery/convenience sub -District
- Grocery anchor
- Dry cleaning
Liquor
Video rental
Take-out food
Hair/ nag salon
Florist
Pet supply
• Banking finance &t insurance -related office uses
Recommended Tenants: Area 4
• Family dining/sit-down restaurants
• Home furnishings
• Medical office tenants
• Construction -related office tenants- Engi-
neer, Architecture, etc (second floor)
• Business support services - (second floor)
Accounting/Law offices
Copy services
• Home/garden supply
• Office supply
Upper Floor Residential and Office Space
Use upper floors for primarily
residential and office uses.
Consideration Of dews, solar
exposure, noise and proximity i
amenities should be given to th
locations of residential uses.
I
..8.0 r 19 •o•
Second Floor Flex Space
Allow second floor spaces to be
used for a variety of retail, office
and/or residential space provide
access is internal to the buildin
First Floor Retail Commercial Space
Focus retail commercial uses
into the core of the District
which includes the land
surrounding the central plaza,
"Main Street", and a few
existing anchor retailers.
Building massing and footprints are for descriptisrparposes ordy. Alternative building shapes will be considered if they meet the Planning Principles
2. Ensure that pedestrians have
safe and convenient access
throughout the District.
• Create an improved pedestrian connection
across Avon Road and connect
"Main Street" in the West and East Town
Center Districts.
• Realign East Beaver Creek Boulevard and
allow the majority of Christie Lodge to
develop on the south side of the street. This
is the District's largest residential project
and all uses in the District would benefit by
creating better pedestrian connections with
residents and visitors at the Christie Lodge.
• Maintain strong pedestrian connections be-
tween regional trails (e.g. potential rail/trail)
and the retail core of the East Town Center.
• Ensure that all building entries are promi-
nent and visible to the pedestrian.
• Provide pedestrian accessibility to adjacent
uses with paseos, gates, pedestrian walk-
ways, crossings, etc.
• Separate bicycle and pedestrian paths from
vehicular traffic with nature strips, amenity
zones, and on street parking areas.
• Locate bus stops in centralized locations
that serve the retail and pedestrian uses.
,.a _`W WiiIIISs le
Wide sidewalks allow for street furniture to be placed to create
outdoor"living"spaces.
Pedestrians are willing to walk greater distances in comfortable and
attractive environments than when walking near uninviting places.
0 a . t
Existing pedestrian circulation is haphazard and discon-
SIDEWALK QUALITY
nected. Many commercial uses are set back from the main
NO BUFFER FROM
pedestrian circulation areas thereby distancing potential
TRAFFIC
shoppers from retail stores. Most pedestrian areas are directly
- BUFFERED WITH
next to streets and parking areas. This leaves pedestrians
LANDSCAPING
feeling unprotected from vehicles.
INTERIOR CIRCULATION
- CROSSWALK
REGIONAL RAILJrRA1L
CONNECTIONS
BUSSTor
Connections and consistent quality are the driving forces
behind the pedestrian circulation planning principles.
Connections are made to the proposed regional rail/trail from
the plaza. Sidewalks run alongside retail spaces, allowing
for window shopping. Bus stops are located adjacent to the
primary residential areas in centralized locations. Sidewalks
are set -back far enough from the roadway to allow for street
trees to .shade pedestrians.
SIDEWALK QUALITY
_ NO BUFFER FROM
TRAFFIC
_ BUFFERED WITH
LANDSCAPING
- INTERIOR CI RCULATION
- CROSSWALK
- REGIONAL RAIL/TRAIL
CONNECTIONS
BUS STOP
F . 1
TfCLI'2fnute J
{ w: distance
to
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Buil�ngmassolgandfoolprnnsare%rAesaiptivepulpnscsnnhAltrnmtivrbd-ii�shaprsSul!-mnsideralil:i�r�mreullPPfnnnmgPnmpfcs. ��
` ' ♦ 2 -va MINUTE WALKING RADIUS Nearly the entire District is within a ttvo and a half minute walk from
(APPROXHASTELY 750 FLET) the planned central plaza space and within a five minute walk from the
�♦ I/ Avon Station in the West Town Center. Several local bus stops also
support the walkability of the District.
5 MINUTE WALKING RADIUS
FROM AVON STATION
(APPRO%IMAILLY ISM FEET)
PROPOSED BUS STOP
3. Maintain two access points
off Avon Road.
• Redesign and replace Benchmark Road.
• Allow "Main Street" through the East Toam
Center to be two-way thereby maintaining
a strong vehicular pattern and ease of access
from Avon Road,
4. Maintain a dispersed circulation
pattern through the District.
• Create an altered grid to make a better envi-
ronment for retail and residential uses.
• Design "Main Street" and the roads that
boarder the Plaza to be pedestrian -oriented
and accessible for the retail uses.
• Design East Beaver Creek Boulevard as an
auto -oriented boulevard with minimal curb -
cuts to service through traffic.
• Avoid or minimize the impacts of traffic on
residential streets to create a pleasant living
environment
• Minimize curb cuts on East Beaver Creek
Boulevard and "Main Street" by encourag-
ing landowners to access parcels off cross
streets and alleys.
• Large blocks should have alley access.
5. Create quiet residential scale
pedestrian streets.
• Create secondary streets that service the resi-
dential development in the East Town Center.
• Design residential .streets at a smaller scale to
reflect a pedestrian priority.
• Allow parallel parking on residential streets.
The approach from Avon Road and Main Strectshouldconnectiuttally to
the central plaza
The scale aid small right of Way may encourage slower driving.
n rI,7
Avon Road is an effective means of channeling Bcaver Creck-bound
VEHICLE CIRCULATION
skiers, residents and visitors between 1-70 and the resort. Unfortu-
THROUGH TRIPS
nately, its design discourages travelers from making stops in Avon. It
BOULEVARD
EXISTING VEHICULAR
- MIXED USE/RETAIL STREET
pedestrian travel between West Town Center and East Town Center,
CIRCULATION
difficult. The series of roundabouts along Avon Road provide the
RESI DEH AL sTaeeT
n rI,7
Avon Road is an effective means of channeling Bcaver Creck-bound
VEHICLE CIRCULATION
skiers, residents and visitors between 1-70 and the resort. Unfortu-
THROUGH TRIPS
nately, its design discourages travelers from making stops in Avon. It
BOULEVARD
also effectively bifurcates the town making cross-town travel, especially
- MIXED USE/RETAIL STREET
pedestrian travel between West Town Center and East Town Center,
difficult. The series of roundabouts along Avon Road provide the
RESI DEH AL sTaeeT
primary vehicular access to the district. In addition to these round-
SERVICE ROUTE
abouts, the curvilinear street pattern is confusing, sight corridors are
`k BUS STOP
diminished and street hierarchy is unclear. Circulation is also hampered
by the lack of capacity on East Beaver Creek Boulevard.
Traffic volumes could potentially double through the East Tovvn Center
district due to development of the Village at Avon. Therefore, it is not only
important to solve the problems of the existing conditions, but also to
accommodate future traffic. A new vehicular hierarchy will be reinforced
by the design of East Beaver Creek Boulevard as a divided boulevard with
a median and limited curb cuts. Through- traffic and service vehicles will
use this boulevard. A central organizing element, such as the plaza, will
also help slow traffic down in the pedestrian focused areas. Those vehicles
having retail uses as destinations will use this area. RLsidennal streets will
be designed with a narrow right-of-way and enhanced pedestrian ameni-
ties to slow down traffic
VEHICLE CIRCULATION
- THROUGH TRIPS
- SGULEVARD
- hH%FD usE/RrTAIL STREET
- RFSIDENTIALSTRFFT
SERVICE ROUTE
`A' Bus STOP
A 1
•
A
•
O"7_7
_1 � I tEt M*
TYPICAL RESIDENTIAL STREET
Wb R1G=n or WAY
Budding massing is for descriptivepurposes only. Alternative building shapes wilt be considered tf they meet the Planning Principles.
r
Medium to high density residential can be designed as part of a
healthy streetscape environment, while providing convenient access
to nearby retail shopping.
The residential streets design promotes clear
vehicular and pedestrian circulation by providing
clearly identifiable vehicular travel lanes and
an 11- foot amenity zone and sidewalk for
pedestrians. The 11 -foot Aide amenity zone and
sidewalk should he implemented to allow for a
minimum of six foot clear pedestrian travel zone.
The remaining space should be located between
the back of curb and the pedestrian travel zone
Trash bins, benches, bike racks, street lights,
sandwich boards, street trees and other amenities
should be located in this amenity zone.
Street trees are encouraged throughout the right-
of-way on an average of 30 foot on -center. This
will help reduce the visual impact of height as
well as provide a separator between moving auto-
mobile traffic and the pedestrian space. Parallel
parking is encouraged to provide convenient
parking separation of vehicular and pedestrian
traffic. The dimension of the parallel parking is
purposely tight to help slow traffic. Extensive
understory plantings in the amenity area that will
discourage or prohibit the movement of people
from parallel parked automobiles to the sidewalk
are not allowed.
TYPICAL BOULEVARD
Building massing is Jordes nluive purposes only. Altanwtive building shapes will be considered if they meet the PlamtingPiinnples
The street design for the boulevard creates a
"green" corridor that moves automobile traffic
through the District at a convenient rate The
planted median provides a green corridor that
should only be disrupted for necessary left hand
turning lanes and stacking. The median will help
to calm traffic and avoid extensive curb cuts into
other developments. The six foot amenity zone
and six foot sidewalk should be implemented to
allow for a safe walking emironment. The amenity
zone could include trash bins, benches, bike racks,
street lights, street trees, and extensive understory
planting program of perennial and shrubs, not
exceeding three feet in height The three foot
shrub mass will provide separation from the
constant automobile travel lane and the pedestrian
area. The plantings should stop at pedestrian
crossings and automobile intersections and should
not compromise sight triangle design. Trees
should be at least 30 feet on -center.
An eight foot multi -use path should be imple-
mented on the north side of boulevard. This is
part of a larger multi -use path system.
-i I', d.. G, i.lr. itdniek ir; hnedwithaplantedmedian-
to
TYPICAL MIXED USE/RETAIL STREET
' 9V O'WGXi OF WAY
Budding massing is for desoiptivepurposes only. Alternative building shapes will be considered if they meet the Planning Principles.
Mixed tise: developments avith angled parking allmv for more waver lent
parking spaces while still maintaining a retail stmetseape experience.
The typical mixed use/retail street design is
aimed at providing a great pedestrian retail
shopping experience while providing retailers
with as much visibility, accessibility and
convenient parking as possible This is achieved
by providing two clearly identified automobile
travel lanes with angled parking. The angled
parking achieves the greatest number of parking
spaces and helps to calm traffic. A 15 -foot
sidewalk and amenity zone is envisioned as
flexible space for the pedestrian. In this space
outdoor cafes, trash bins, benches, bike racks,
street lights, sandwich boards, street trees and
other amenities are envisioned. A minimum
six- foot clear pedestrian circulation route
should be provided in the sidewalk and amenity
zone. Trees should be at least 30 feet on -center.
Understory plantings and/or planter pots are
encouraged. Extensive understory plantings in
the amenity area that will discourage or prohibit
the movement of people from angled parked
automobiles to the sidewalk are not allowed.
6. Provide on -street parking.
• Provide on -street parking on all streets
except East Beaver Creek Boulevard to help
off -set retail parking requirements.
• Mixed-use projects may receive discounted
parking requirements beyond the Town's
standard 15% reduction.
• Allow angled parking on "Main Street" to
maximize the on -street parking yield.
7. Minimize the impact of off-
street parking lots.
• Limit curb cuts to parking areas to provide
clarity of vehicular travel areas and maximize
parking. Curb cuts are discouraged on Main
Street and East Beaver Creek Boulevard.
• Place parking lots at rear or side of the site
to allow a majority of uses to front directly
on the street.
• Build multiple small parking lots instead of
one large lot.
• Encourage improved access to retailers by
creating a clear pedestrian path from all
parking areas to the retail entrances.
• Plant trees and shrubs to soften the visual
impact, reduce heat island effect, provide
shade and reduce noise of parking areas.
• Place parking in proximity to dwelling
units to allow for casual surveillance.
8. Provide de -centralized
parking garages.
• Encourage de -centralized parking garages in-
tegrated with the redevelopment of buildings
to ensure all retailers have access to parking.
• Consider providing parking under the plaza
space, as long as the view from "Main Street"
is of the plaza and not the parking garage.
The plaza shall remain at street level.
• Avoid blank walls facing the street on build-
ings v«th parking garages. if blank walls are
unavoidable, decorate with artwork, display
cases, vines, and high quality durable materials,
Landscaping can minimize the appearance of surface parking
Highly visible entrances to parking structures help mr orae motorist
confusion when on -street parking is not available.
..1
TYPE OF PARKING
SURFACE LOT
ON—STREET
STRUCTURED
EXISTING
ACRES SPACES
12.17 1,435
0.66 109
TOTAL 12.83
468
2,012
Thirty-three percent of the District land area is used for
surface parking. Much of the time these parking spaces
are under-utilized.
PARKING
- SURFACE
- ON -STREET
® STRUCTURED
EKI * OF SPACES PER LOT
30 13
20 20 2D
I7 F�
�S7 12 12
. 12
I1 740 t5 20 - ..
n 12 n
Building massing and(aorprints mz Jor dewripnveprrposes only Alternative building shapes will be cmuidv ed tf thn, mmt the planning Principles.
EXISTING PROPOSED
PARKING
TYPE OF PARKING ACRES
SPACES ACRES
I SPACES
_
SURFACE
SURFACE LOT 12.17
1,435 3.28
345
-
ON -STREET
ON -STREET 0.66
109 1.67
356
STRUCTURED
- -- -
-
STRUCTURED
468
1,473
F—o7o # OF SPACES PER LOT
TOTAL 12.83
2,012 4.95
2,175
The proposed parking numbers shown are the maximum number of spaces
that can fit within the proposed
building footprints_ Property owners will likely desire to construct larger
underground structures than
shown and may include more than one floor below grade.
W.
Euenng prkmg atru ture cnnanm
Canceprual access pima ea parkin,,
Building massing and footprints are for descriptive purposes only. Alternative building shapes will be considered if they meet the Planning Principles
Entrances to underground parking need to be strategically located to provide
convenient access without causing traffic delays on major thoroughfares. Shared
entrances are also desirable.
9. Ensure the architectural
character of the East Town
Center compliments the
character emerging in the
West Town Center.
• Encourage the use of authentic, contempo-
rary architecture with a focus on form and
appropriate use of materials.
• Make the buildings visually and architectur-
ally pleasing (vary the color, height, setback,
materials, texture, landscaping, trim and
roof shape). Eliminate box -like forms with
large, unvaried roofs by using a variety of
building forms and roof shapes.
• Enhance views and make spaces feel larger
by maximizing the number of windows.
• Ensure that rhythm, size and proportion of
openings (windows, doors) are similar to
other high quality buildings in the District
• Use porches, verandahs, mezzanines, stairs,
railings, cornice details, and window details
to enhance buildings' character.
• Select building materials and colors that are
complementary to the surrounding area.
• Encourage the reuse and recycling of build-
ing materials as redevelopment occurs.
• Incorporate civic art into public infrastruc-
ture projects .such as bridges, transit systems,
highways, roadways, or water features.
This building exemplifies the authentic, contemporary,
mountain architecture style; use of subtle earthtone colors;
and mix of regional building materials encouraged in the West
Town Center.
0 1 A 0 A 0.
Splitting. buildings into modules with different treatments creates a
pattern, articulates the facade, and clearly identifies where entrances
are located.
Active first floor spaces, appropriately scaled buildings, and well
designed public spaces will enhance the character of the district.
10. Ensure that buildings with
mid-size retail uses are de-
signed in a manner that fits
the character of the area
and supports a pedestrian -
friendly experience.
• Locate mid-size retail uses in anchor loca-
tions that accent architectural elements and
provide high visibility.
• Encourage traditional streetscape designs
that put an emphasis on the building and
not the parking.
• Ensure facades are pedestrian scale by using
articulation and a retail module
system of 16-25 feet.
• Provide views of active streets instead of
views of dead parking lots.
11. Encourage a high level of site
planning and design to maxi-
mize public and semi-public
pedestrian spaces.
• Design landscaping to enhance the archi-
tecture and create/define useful public and
private spaces.
• Use hardy, native plant species - trees,
shrubs, and ground cover - that are easy to
maintain and minimize water use.
• Provide a variety of seating choices in
landscaped areas,
• Include paths to accommodate children,
adults, bicycles, skateboards, shopping
carts, walkers, pets, furniture moving, etc.
• Provide appropriate lighting to insure that
paths are safe at night.
• Plant deciduous shade trees along streets and
parking lots to minimize heat island effect.
12. Maximize solar exposure.
• Maximize solar exposure by limiting build-
ing heights on the south side of streets and
plaza spaces to a level that allows sun to
reach the northern sidewalk during the
winter solstice.
13. Define the plaza and other key
pedestrian areas by framing
these spaces with buildings.
• Provide more visibility to the plaza by encour-
aging architectural accents around the plaza.
• Relate buildings to the street and locate
them on the site so that they reinforce street
frontages.
• Utilize "build -to" lines instead of "setbacks"
to bring pedestrians and the retail environ-
ments closer together.
14. Utilize sustainable building
practices
• Promote LEED Neighborhood Development
standards throughout the District.
• Require all new buildings to be LEED certified
• Encourage the use of renewable materials.
• Reuse materials whenever possible.
• Improve energy efficiency in all new buildings.
• Encourage.stormwatermanagement tech-
niques such as binswales and green roofs.
15. Encourage a built form that
will both maximize the visi-
bility of the District from I-70
while minimizing the noise
from I-70.
• Preserve views into the plaza to attract
potential shoppers from 1-70.
• Allow the bulk and mass of structures clos-
est to 1-70 to act as a buffer for noise.
a • A•a
Building mass can positively contribute to the public spaces if designed
with articulation, varied materials, and ample windows.
Good views and close proximity to plaza space are amenities for
surrounding residential buildings. They also bring activity to the
retail areas.
A+a ■
Existing Massing
Extremely low, density development, aging building stock and large expanses of surface parking
illustrate the potential for redevelopment and infill. The Town Center zoning encourages higher
densities but also requires large set backs, substantial parking areas, and 501'a lot coverage. These
requirements have contributed to the lack of redevelopment activity in the area.
Proposed Massing
The District Plan calls for increased density in the East Town Center District to help fulfill the
vision of the Town Center as the focal point of the community. See the Avon Comprehensive Plan
(page 33) Urban Built Form Diagram for more information.
Building massing and footpnnts are far descriptive purposes only Alternative building shapes and mass will be considered if tha meet the MammngPrinciples-
16. Maintain key views to and
from the District to provide
visibility, orient people to
their surroundings and define
the character of the spaces.
• Reinforce key dews of the plaza space from I-70
by encouraging open transportation corridors.
• Maintain several opportunities to view
Bachelor Gulch, Beaver Creek and the rocky
bluff from "Main Street" and the plaza.
• Maintain views to Game Creek Bowl, Swift
Gulch and Beaver Creek/Bachelor Gulch
from the plaza space.
• Special consideration should be given to
elements that could disrupt the views like
building bulk, trees, signage, overhead
utilities, and lighting to ensure that they are
handled in such a manner that protects the
view to the extent possible.
Views of the mountains and ski resort are a distinct part of Avon.
EXISTING VIEWS
;rte
PROPOSED
The identified views from public areas are considered essential in maintaining a visual connection to the surrounding
environment, orienting people to their surroundings, and ensuring these views can be enjoyed by the general public.
The Town will be making a large investment in the public spaces of the East Town Center. To maximize the value of
their investment, these views should be protected.
will heconvde,ediJ Chi irm ihr l""I"ples
Primary views represent those that should be preserved at all costs. Elements
VIEWS that could disrupt the views like building bulk, trees, signage, overhead utili-
- PRIMARY ties, and lighting should not be allowed.
- SECONDARY
Secondary views represent valuable views but those that may he in jeopardy
due to desired redevelopment of existing underutilized lands.
El
Avon East Town Center District Plan +I
Intentionally Blank
Avon East Town Ccntu District Plan
17. Focus municipal involvement
on those actions that pro-
duce the most public benefit.
• Work with surrounding landowners to
develop a central plaza that will energize
the space, provide an orienting element,
and create an alternative reason for going to
the East Town Center beyond what exists
there today. The Town should take the lead
in designing, developing, programming,
and maintaining the plaza space and make
it part of the Avon parks and Recreation
system. Coordination with landowners
and retail tenants is essential to ensure the
aiability of surrounding retail, consistent
access and circulation, alternative parking
arrangements, and workable phasing plans.
• Work with surrounding landowners to
straighten "Main Street". The Town may
also consider a curved "blain Street" reflect-
ing the Planning Principles set forth in this
plan. However, this will not accommodate
the same level of on -street parking. This
may force private development to accommo-
date all parking requirements on-site.
• Allow for the realignment of East Beaver
Creek Boulevard if the affected landowners
can cooperate on a redevelopment plan for
the area.
• Work with surrounding landowners to im-
plement a rich streetscape pattern that will
compliment that of the West Town Center.
• Create an Urban Renewal Plan and explore
TIE financing to help pay for public improve-
ments in the District.
Great public spaces can draw people of all ages and interests to the
urban center.
It may be desired to separate gathering/resting spots from high activity
pedestrian paths.
1 0
PARTNERSHIP
The current inefficient physical pattern, the undesirable development pattern allowed by right in the Town Center
Zone District, and the over supply of development in surrounding areas have stifled redevelopment in the area. Today's
rising values resulting from the new gondola and River Front Village, in conjunction with a willingness of Town
Council to work in partnership with landowners, creates new redevelopment opportunities.
The key to implementation is to work with the landowners and developers by understanding their needs and the
impact this policy has on their property's redevelopment potential. Continued dialog must occur between the Town
and the East Town Center stakeholders. The phasing strategies shown in this document are to illustrate a navigable
route through redevelopment.
Flexibility is needed to determine the best overall method of achieving the vision explained in the Planning Principles.
This flexibility is to accommodate the complexity of redevelopment projects, allowing each individual property rede-
veloping on the property owner's schedule. Additional flexibility includes the footprint and massing of the buildings
and the manner in which parking requirements are met. For example, the areas identified as private amenities may be
utilized as parking areas or plaza space.
was
Bu I&V massing and footprints are for descriptivepurposes only Alternative building shapeswill beconsida ed if they meet the PlanningPnnciples
Based on preliminary cost estimates, the public expenditures associated with the plaza
Both public and
private invest -
with 240 underground parking spaces, road improvements, and streetscape work equals
ments are
nearly 32 milhon dollars.
needed to
Beaver Creek Place
finance the
It is anticipated that the needed revenues to pay for these improvements will be shared redevelopment.
between the Town and the developers. The Town has already committed to substantial
funding in the West Town Center. Therefore, funding mechanisms such as Tax Incre-
ment Financing (TIF) must be explored. In addition, each redevelopment project may
also need to bear the cost of some of the capital improvements made necessary by the
increase in their density. The level of private investment in capital improvements will be
determined during the development review process.
Infrastructure Expenditure Summary
Publicly Funded Projects
Expenditure
Beaver Creek Boulevard
$2,346,754
Benchmark Road
$1,222,094
Beaver Creek Place
$926,977
Main Street Plaza
$1,941,416
Chapel Place
$808,838
Residential Street Type
$1,868,917 1
Service street (SF)
$906,6761
Plaza
521,667,993
TOTAL
$31,689,665
.Sourca Design Workshop
The roads shown with
dark brown shading will
need to be constructed
while those without
shading make use of
existing roads.
A - 0.
The public revenues estimated by the District Plan indicate that the Town will see between
45 million and 50 million dollars in revenues through build out and ongoing revenues of
between 4.5 million and 5.5 million dollars. Public revenues were calculated using two
scenarios: the first assumes that all flex space is commercial space, the second assumes that
all flex space is residential space.
Scenario 1: Because this scenario places a higher parking burden on the District, parking
payment -in -lieu fees are the primary reason for the higher public revenues that occur in
this scenario. On an ongoing basis, however, this scenario also shows a greater return than
if all flex space was built out as residential space due to anticipated sales tax revenues.
Scenario 2: The lower parking burden in this scenario would increase developer returns,
especially when one considers
the relative demand for housing product in the mountains as
compared to commercial space However, this scenario results
in a lower ongoing return
to the public sector.
Public Revenue Summary
Scenario I
Scenario 2
Revenue Source
From Buildout I Ongoing
From Buildout I Ongoing
RETA
$15,072,400 $1,593,994
$17,008,255 $1,748,073
Retail Sales Tax
N/A $2,397,158.
N/A $1,305,510
Property Tax
N/A $769,906
N!A $737,582
Recreation Amenities Fee
NI -A $775,145
N'A $775,145
Parking Payment in Lieu Fee$34,360,000
N/A
1
528,453,445 N/A
TOTAL
$49,432,400 $5,536,203
$45,461,700 $4,566,310
Source Design Workshop
To test the District Plan and determine the probability of redevelopment, it is helpful
to conduct conceptual Pro Formas for each parcel and test the plan. These are based on Most parcels are
showing IRR
broad assumptions and should be considered an estimate for analysis purposes only. The between
estimate is based on a build out taking place within ten years. Most parcels are showing 4% and 29%
a preliminary internal rate of return (IRR) of anywhere from four percent to 29 percent.
A healthy rate of return is between 15 percent and 20 percent. In lackluster market
conditions returns of 12 percent can attract redevelopments. The following summary
of IRR illustrates the effectiveness of the District Plan and begins to show the possible
phasing of the private development (those with higher IRR will likely begin sooner).
Internal Rate of Return (IRR)
Parcel Estimated Developer Return
Parcel I- Christie Lodge 29%
Parcel 2- Buck Creek 190/0
Parcel 3- North Court 23%
Parcel 4- Avon Plaza 21%
Parcel 5- American Nat'l Bank 7%
Parcel 6- 51 Beaver Creek Place 23%
Parcel 7- City Market 4%
Parcel S- Chapel Square Bldg B 21%
Parcel 9- Chapel Square Bldg A 15%
Parcel 10- Pier 1/ Office Depot 10'x,
Parcel 11- Avon Annex North & South 41Yo
Parcel 12- Benchmark Shp Center N &r S 12%
Parcel 13- Boat Building 10%
Smirce Drsipi Workshop
,v..
r ham; 9
'u',i �• is
i5orall Streetscape
P
txq�irofwnenta
♦
4 Y
Building massing and footprints are for descriptive purposes only, Alternative building shapes will be considered if they meet the
Plarming Principles,
I
Redevelopment of the Avon Annex and the Chapel
Square office building will provide tv4 o of three
necessary relocation sites for the mid-size retailers
3
z
Once the mid- size retailers are relocated, the
plaza can be constructed and the existing mid-
size retail building can be redeveloped.
There will be more interest in redevelopment once
the plaza and mid-size retailers are redeveloped as
anchors to the District
Building massing and f vtprints are for descriptivepurposes mtly. AItenmtive building shapes will he considered if they melt the Plmming Prmoples.
Individual landowners may be able to move forward
with construction on a portion of their property.
B11
4
AA t 1'1
Joint development agreement is necessary
hetween the Town and property owners to this
area to realign "Main Street".
q
jl
1
t
Construction on the south.sidc of the street would
be Feasihle once "Main Street" is reconstructed.
Building inassing and f vtprints arejordescriptirepurposes only. Alternative building shapes will be considered if they meet the Planning Principles.
-.,-.0 `!
I
�P{ Y c IS
2��
,� A
Joint development agreement is necessary
between the Town and Christie Lodge owners
to move East Beaver Creek Boulevard and extend
Beaver Creek Place,
3
2
Joint development agreement is necessary
between the Town and the Beaver Liquor Building
owners to realign and build a new connector street
between East Beaver Creek Boulevard and Beaver
Creek Place extension.
Property line should be adjusted between East Beaver
Creek Boulevard and the Avon Plaza to allow additional
built form to anchor new intersection
Budding massingandf ootprmts are for dese"iptivepurposes only. Alternative building shapeswdl be considered if they meet the Planning Principles.
The District Plan is In summary, the district plan development included a public process in which existing
an opportunity to conditions were evaluated, planning considerations were identified, alternative plans
share a vision for were explored, market investigations and financial analysis was conducted to test
redevelopment. alternative futures, feedback was used to recycle alternatives, and a final alternative
was described in both graphic terms (plans and diagrams) and verbal terms (planning
principles).
The vision of the East Town Center, as identified in the Comprehensive Plan, is to make
the most of the redevelopment opportunities by considering the needs and desires of the
community, establishing a cohesive mix of uses including retail, office, and residential,
planning for public gathering spaces, and creating strong pedestrian and street connec-
tions. This vision is more clearly articulated with the plans, diagrams, and planning
principles found in this District Plan. The vision has a physical, environmental, social,
and economic facet that together will make this district a jewel of the community, a
compliment to the West Town Center, and a source of pride for the residents and busi-
ness owners in the district.
The future of this district lies directly in the hands of the property owners. This plan
includes hefty financial investment for the Town of over 30 million dollars, for which the
Town will likely use a funding mechanism such as TIF that depends on private invest-
ment in the district. The landowners should recognize this plan as an opportunity ro
come together on a shared vision for the district and a distinct opportunity to leverage
the improvements identified for the public spaces. Together, the Town and the property
owners can create a cohesive physical framework and community image in the East
Town Center.
Memo
May 15, 2007 Planning & Zoning Commission Meeting
TO: Planning and Zoning Commission
FROM: Community Development Department
REGARDING: Orion Development PUD Conceptual Proposal
Introduction
The applicant, Orion Development, has requested a conceptual review by the
Commission and staff of a new PUD to be developed on a development site
comprised of a combination of four separately subdivided parcels (Lots 21, 65A,
65B, and Tract O).
The underlying zoning currently in place for the proposed development site is
Town Center (TC). The total area of the proposed development site is
approximately 5.39 acres (234,700 sq ft) and is comprised of the four lots listed
above. The proposed project is detailed, on a conceptual level, in the applicant's
submittal memorandum, dated May 4, 2007; and the associated sketch plans
provided with the proposal package (Attachments A and B, respectively).
Staff Comments
As this is a preliminary conceptual review, staff will not be making a formal
recommendation at this time. However, considering the importance of this
proposed project in terms of both size and the prominence of the proposed
development's location, there are several topics of discussion that merit the
Commission's focused attention at this time.
Town Center (TC) zoning allows for a maximum building height of eighty feet and
the applicant is proposing, via the PUD process, a maximum building height of
approximately one hundred and twenty feet (120'). For the sake of discussion,
the current draft of the East Town Center District Plan calls for approximately five
to six floor plates above grade, and the applicant's proposal contemplates ten
floor plates above grade and three below. Also, the draft District Plan calls for a
maximum residential density of approximately 310,000 sq ft, and the applicant's
proposal envisions approximately 397,000 sq ft of residential space. The
underlying zoning allows for thirty (30) dwelling units per acre.
In this regard, it is important to note that the applicant will present at the hearing
the total unit counts and how the proposal compares with existing entitlements
and the draft District Plan using the same quantitative units for the sake of a
comparable analysis.
Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749
Orion Development Preliminary Sketch Design
May 15, 2007 Planning & Zoning Commission Meeting Page 2 of 2
Discussion Items
The following topics merit special consideration by the Commission at this time:
1. Land Use — are the land uses proposed by the applicant are
appropriate for the site given the existing zoning and pertinent
comprehensive planning documents?
2. Bulk & Mass — the bulk and mass of the proposed structure must be
carefully scrutinized in terms of the Town's goals for the area and the
scale of neighboring structures, present and future.
3. Architectural Character — does the conceptual -level character of the
building depicted in the applicant's renderings fit into the desired
character of structures anticipated in the Town's vision for the East
Town Center District Plan?
The Commission will take no formal action at this time. Rather, direction on the
design will be given to the applicant from Staff and the Commission to
incorporate into a formal zoning application.
If you have any questions regarding this project or any other planning matter,
please feel free to contact me directly at 748-4002.
Respectfully Submitted,
i��awGv� ��%.✓Glr
Matthew R. Gennett, AICP
Senior Planner
Attachments:
Exhibit A: Applicant's Memorandum dated May 4, 2007
Exhibit B: Reduced Conceptual Sketch Plan Sets
Town of Avon Community Development (970) 748-4030 Fax (970) 9495749
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Architects & Planners
Memorandum:
Project Name: Orion Development in the East Avon Town Center District Project No: 2536.00
Date: May 4, 2007
RE: DRAFT for Worksession #1 May 15, 2007 (to be submitted as final prior May 15, 2007).
FROM: Pedro Campos, ASLA
TO: Eric Heidemann
CC: Larry Brooks
Brian Judge
Brad Kuskin
Anne Weil
Bill Ankele
Jonathan Heroux
Dear Eric:
VAG, Inc Architects & Planners
Town of Avon
Town of Avon
Orion Development
Orion Development
Orion Development
White Bear Ankele
Piper Jaffray
On behalf of Orion Development thank you for the opportunity to conduct a set of work sessions with the Town
of Avon to discuss redevelopment concepts in the East Avon Town District. Our understanding is the work
sessions arc the preferred format to obtain the Town's informal feedback prior to initiating a formal development
application process, and that past projects have benefited from such an approach.
As you are aware Orion Development has been an active participant in the Town's master planning for the East
Avon Redevelopment District. This has been a valuable process that has helped us understand the Town's
redevelopment goals and objectives. With the East Avon Town Center District Plan coming to a culmination over
the next few months, Orion believes the timing is right to come forward with initial redevelopment ideas to help
all parties understand what is being contemplated, and how it will need to be coordinated moving forward.
As one of the major stake holders in this district we have developed some initial re -development concepts that
attempt to directly address many of the redevelopment priorities identified by the Town and its consultant(s).
These concepts are very preliminary in nature and not intended to be perceived as final in any way. Orion would
like to stress the plans were specifically developed to test the potential of a comprehensive master planned
approach to redevelopment of an entire sub -area of the District. And also the inclusion of the Benchmark parcel
in the redevelopment area, which is currently under contract and under going a phase of due diligence.
Whatever the ultimate size and configuration Orion Development believes its project will serve as major catalyst
and set the tone for redevelopment in Avon's Town Center.
In addition to the graphic materials being submitted under separate cover, this memorandum is part of our official
submittal toward the work sessions and to begin to address the most significant development issues that will need
to be addressed in great detail through out the application and review process.
Physical Address: (970) 949-7034 Mailing Address:
90 Benchmark Rd., Suite 202 fax (970) 949-8134 P.O. Box 1734
Avon, CO 81620 email generalLvagarchitects.com Vail, CO 81658-1734
We are listing below in no particular order some of the major questions that we have heard from the Town in the
course of meeting and communication with some of the key municipal staff. We have provided responses that
are as detailed as possible at this initial stage of the project. Where no detail is yet available we have indicated
how we anticipate to address the issue(s) and to confirm if our approach(es) are acceptable. Our goal is to get as
much discussion and feedback as possible and appropriate for these early work sessions and in advance of making
a formal submittal in the ensuing weeks.
The questions and Orion's initial responses are as follows:
1. What type of project is being proposed and how does it fit in with the larger vision for the Avon
Town Center?
Orion Development is contemplating a high density mixed use 'life-style' project that seeks to establish
and reaffirm the Avon Town Center as the major central commercial core in the upper Eagle / Vail
Valley. The vision is for the project to establish a new iconic landmark that is readily identifiable with
the Town of Avon as a vibrant space for commerce, business, entertainment, and community gatherings
and events. The goal is for the project to foster and create a high quality down town environment that is
well conceived and designed as a precedent project to set the tone for other redevelopment in the Town of
Avon.
2. What is the proposed Mix of Land Uses with total proposed aggregate square footage by type?
The proposed mix of land uses is a combination of commercial (retail, food and beverage), office,
conference, accommodation (hotel and timeshare), and residential (condominium and employee `core'
housing). The total gross floor area reflected in the current plans is 1,289,602 sf, with 524,709 (40.7%) of
this below grade as parking uses, and 764,893 sf (59.3%) above grade with a mix of land uses listed
above. Following are some of the major areas of use by type, and as reflected in the preliminary
development summary spreadsheet attached with the graphic portion of the submittal (figures have been
rounded off):
• Ground Floor Retail: 75,500 sf
• Office or Commercial (second floor): 84,000 sf
• Conference Facility: 25,000 sf
• Service / Mechanical / Storage: 103,000 sf
• Residential / Hotel: 397,000 sf (split to be determined)
• Guest Services: 28, 000 sf
3. What is the size/scale of the project, the height and bulk?
The project arca contemplated for redevelopment is approximately 5.39 acres (234,700 sf) and includes
Lot 21, Lot 65B, Benchmark, as well as the Town's Lot 65A. The project is structured into two areas, a
north and south area, separated by a main street and public multi -use events plaza. The total building
footprint at the ground floor / street level is 2.69 acres (1 17,500 sf) or 50% coverage of the total site area.
The other 50% of the total site is covered in a mix of exterior amenities, open space, new 'main street'
and public multi -events plaza being proposed. The height of the project varies on both the north and
south areas, between (3), (6), and (10) stories that step back deliberately to respond to views and solar
conditions. The maximum height of the project is (10) stories at 120' and the average height of the
project is (6) stories at 80'. A significant portion of the project abutting street level is (3) stories at 40'.
4. How are views, solar issues, and general orientation issues being addressed?
Physical Address: (970) 949-7034 Mailing Address:
90 Benchmark Rd., Suitc 202 fax: (970) 949-8134 P.O. Box 1734
Avon, CO 81620 email: gencral@vagarchrtcets.com Vail, CO 81658-1734
The project is oriented to take advantage of views in all directions, and to be viewed from all directions,
given the location of the redevelopment site within the Town Center and greater context within the Town
of Avon at the base of Beaver Creek. As such there is no 'back of house' philosophy on this project, all
facades will be treated with great care given the presentation and visibility to the community. Emphasis
has been placed in the orientation of elements to create a cohesive street fabric at the ground level and to
frame primary and secondary views to, from and through the project. Special care has been given to
create sun -tilled south and south west outdoor spaces and maximize the most desirable solar aspects.
Likewise the building mass has been developed to avoid shadow casting into key areas of the plan during
the most critical times of the year, especially along the new main street and public plaza.
5. What is the intended phasing?
While there is no fine plan for phasing, a phased approach to development is definitely being
contemplated. The preliminary direction is first to redevelop the south side of the project along with the
bulk of the new 'main street'. The second phase of the project would then involve the redevelopment of
the north side of the project as well as the proposed public multi -use events plaza.
6. What type of tenants are contemplated and how is Orion dealing and addressing displacement (and
/ or replacement) of existing businesses?
Orion anticipates a variety of businesses and tenants for this project and given the emphasis of the project
on multiple land uses. A few mid-size anchor retailers are desired and anticipated to help 'ground' the
project at the street level as well as healthy mix of unique life-style retail shops, restaurants, and dining
establishments. An entertainment and cultural venue for indoor performances has been contemplated.
The overarching goal is to create a vibrant retail and shopping environment that will foster a 'sense of
place' within Avon's downtown. Professional businesses such as legal, design, engineering, and medical
are contemplated for the office spaces on the 2nd and 3 floors. Boutique hotel operators of international
reputation are being considered for hotel and lodging land uses.
Orion is also in the process of identifying which existing businesses may be interested in staying in the
project and negotiating details that would allow their permanence. The phasing approach is also being
done to address displacement of existing businesses and there will likely be opportunity for some
businesses to be displaced into one area of the project while the other is being worked on. Ultimately
there are market and economic factors that will affect the desire and ability of each existing tenant to
remain in the project.
7. How is employee housing / core housing being addressed at this stage?
Orion Development is fully aware that housing is the major issue facing the greater resort region and is
prepared to help the Town of Avon set the best precedent possible in this arena. As such Orion
Development is addressing employee housing with a 'core' housing philosophy. This philosophy places
emphasis on providing employee housing within the commercial core of the project, and integrated into
the project 'on-site' first and foremost and to the extent that is possible. Only after all on-site
opportunities have been maximized, and if necessary, Orion will consider off-site housing strategies, and
lastly payment in lieu strategies. Orionis willing to negotiate core housing with the Town of Avon in
context of town -wide issues. It may be desirable to pursue a combination of on-site, off-site, and
payment in lieu strategics in order to fully address the range of needs of employees and the Town. Orion
Development is currently analyzing Eagle County's Housing Guidelines and amendments being
considered to the housing guidelines and their applicability to this project.
8. What does Orion want to `get' from the Town, and what is Orion proposing to `give' to the Town?
What is the public benefit?
Physical Address ( 970) 949-7034 Mailing Address.
90 Benchmark Rd., Suite 202 fax: (970) 949-8134 P.O Box 1734
Avon, CO 81620 cmml gencmlCavagarchitects corn Vail, CO 81658-1734
This is a question / issue that will be over-riding the entire application and review process. Ultimately it
is Orion Development's intent to negotiate closely with the Town to reach a balance between what is
being provided to the Town as public benefits, and what is being conceded by the Town toward making
the project possible for Orion. At this stage, Orion Development believes that the consolidation of (3) of
the key parcels in the East Avon District and the proposal to redevelop these as a whole is of tremendous
value to the Town. It greatly facilitates the implementation of a new main street as identified in the
Comprehensive Plan and also allows a significant arca of the Town Center to redevelop, with a critical
mass sufficient to catalyze redevelopment and fit within the Urban Renewal Plan that the Town is seeking
to establish.
In more detail, Orion Development is proposing to include the Town's Lot 65A within its redevelopment
area and due to the location of the parcel as an `island' within Orion's land assets. Orion would
reciprocate this inclusion of Lot 65A by establishing the framework for, designing and building the new
main street. The right-of-way of the new street would possibly be deeded to the Town and to equate the
same land mass occupied by Lot 65A. Other benefits such a major public multi -events plaza are also
contemplated in the current plans, but at this time Orion believes it is premature to begin discussing any
such commitments with the Town and until the plan is developed in greater detail.
Eric, I hope you understand our approach at this time in the process and it is acceptable to you, Larry and others at
the Town of Avon. Please feel free to contact me at any time should you need any further information and
clarification toward the work session. We would greatly appreciate any preliminary feedback you may be willing
to provide in advance of the work session and are open to any suggestion you feel may make the work session(s)
more successful and effective.
We look forward to continuing to participate in the planning process initiated in July of 2006 and are very excited
to be directly involved with the redevelopment contemplated for Avon in the near future. Orion Development is
likely to be one of the Town's greatest allies in moving the redevelopment vision forward, and we look forward to
the May 15 work session. Thanks again for your inclusive approach and consideration.
Respectfully,
Pedro Campos, ASLA
Senior Land Planner & Landscape Architect
VAg, Inc Architects & Planners
--- END OF MEMORANDUM ---
Physical Address. (970) 949-7034 Mailing Address:
90 Benchmark Rd., Suite 202 fax (970) 949-8134 P O. Box 1734
A% on, CO 81620 email: geneml@vagarchitects.com Vail,CO 81658-1734
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LOT 21 - AVON, CO
PRELIMINARY
DEVELOPMENT
SUMMARY
-/►,
�A
VAg, Inc.
architects & planners
April 20, 2007
PLATE #
PARKING
RETAIL/ COMMERCIAL
CONFERENCE
ISERVICE/MECH.1
RESIDENTIAL
HOTEL/GUESTJ
BELOW GRADE ABOVE GRADE
SPACES
SQ.FT.
RESTAURANT
FACILITIES
STORAGE
SERVICES
GFA
GFA
' BASEMENT 03
374
20,902
174,903
IBASEMENT02
232 i
25,080
26,175
174,903
BASEMENT 01
218
25,109
174,903
PLATE 01
38
75,411
3,535
6,781
111,216
PLATE 02
40,821
2,513
28,324
9,921
98,794
PLATE 03
*
43,370
2,710
28,324
6,429
101,898
PLATE 04
3,727
58,726
4,814
81,935
PLATE 05
3,727
63,540
81,935
(PLATE 06
3,727
63,540
81,935
PLATE 07
3,356
45,840
61,767
PLATE 08
3,356
45,840
61,767
PLATE 09
2,105
31,422
41,823
PLATE 10
2,105
31,422
41,823
;TOTAL
862
0
75,411 84,191
25,080
103,047
396,978
27,945 1
524,709
764,893
* Not measured
P:12536 -Lot 21 Redevelopment1111. Project Information102. Program and Unit CountslPreliminary Program Areas_070418.xis
T O T A L G F A 11,289,602 I