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L 45 L46 B2 BMBC Rezoning and DesignTown of Avon PUD/Final Design Staff Report March 5, 1996 Planning & Zoning Commission meeting Report date March 5, 1996 Project type Rezoning, PUD, and Final Design Review Legal description Lot 45 and 46, Block 2, Benchmark at Beaver Creek Zoning PUD and RHD Introduction An application proposing 20 timeshare units for Falcon Point II was tabled at the February 20, 1996 P&Z meeting. Commissioners expressed concerns regarding the building's architecture, 5 story building height and the project density. The Planning and Zoning Commission tabled the application to give the applicant a chance to address these issues. The applicants have revised their application for the Falcon Point II timeshares to address the concerns. The building has been reduced to a 4 story building. The applicants are now proposing 16 new units instead of the 20 units proposed by the previous site plan. The building is in the same location as the previous submittal but is 12 feet wider. The Lakeside Terrace Duplexes have not been changed since the previous application. The number of parking spaces on Lot 2 have been increased to satisfy the total number of parking spaces required for the duplex units The landscape plaza between the new building and the existing recreational building has not been changed in the revised site plan. The lay out of the site and the location of the buildings have not been changed other than the small increase in the building width. The applicants have added landscaped planters to screen the existing walkway between the Falcon I building and the recreational building. The parking garage has been reduced in size and is now located directly under the timeshare building. The site exceeds the required parking for Falcon Point side of the site by one space.. The architecture has been revised. The wrought iron railings have been changed to a wood railing that will be painted blue. The building will have off-white stucco siding with Ember and Blue Spruce wood accents and a stone veneer accent that matches the existing Falcon I building. The building height has been reduced to 53 feet at the tallest point on west elevation and will be 51 feet on the north and south side of the building, and 50' 0" on the south side of the building. The plan proposes 24 underground parking spaces for Falcon Point II, 37 underground spaces for Falcon Point I, with a total of 118 spaces for the entire PUD. The duplexes on Lot 2 of the Lakeside Subdivision are in approximately the same locations as the existing approved plans. The Falcon Point II building is proposed in the location where two Lakeside duplexes have been previously approved Town of Avon Community Development c:\comdev\p&z\030596pz\lakesid4.doc (970) 949-4280 Fax modem (970) 949-4280 Lots 45 & 46, Block 2, Benchmark at Beaver Creek Subdivision, PUD Review, page 2 February 20, 1996 Following is staff's analysis of the revised site and building design. This analysis is based on the adopted review criteria for a PUD, as spelled out in section 17.28.080 of the Municipal Code, Criteria for Review, Recommendation, and Approval (for rezoning), and Section 17.20.110 (H), Design Criteria. The review criteria provide for more flexibility than conventional zoning and explicitly allows the P&Z to make recommendations to Town Council on the zoning requirements for the project, including setbacks, building heights, number of parking spaces, etc. Review criteria for a rezoning and PUD are listed below, followed by staff comments for each criterion: Following is a chart comparing what the existing PUD and RHD zoning allow, the existing development rights and what is proposed under the new PUD. Falcon I is labeled as Lot 45 and Lakeside Terrace is labeled as Lot 46. Each lot was originally assigned 31 development rights. Lot 45 later received approval through the fractionalization process to reconfigure the 31 three bedroom units into 60 one, two, and three bedroom units. These rights do not automatically carry forward when the property is rezoned. As mentioned above, the zoning requirements are determined individually for each PUD based on compliance with the review criteria. In determining the allowed density of the PUD, the density allowed by the existing RHD and PUD zoning as well as the development rights can be considered. Units allowed by Units allowed by Units per Units proposed existing zoning approved plans development rights Lot 45 60 60 per PUD 58 58+16=74 Lot 46 31 17 12 8 Total Site 91 77 70 82 The following chart summarizes the proposed building heights. Building Height Existing building Proposed building allowed by Zoning height height Lot 45 (Falcon Pt. I) 60 feet 59 feet 53 feet Lot 46 (Lakeside Terrace) 60 feet 41 feet 41 feet Criteria for Review, Recommendation, and Approval (17.28.080) 1. Is the proposed rezoning justified by changed or changing conditions in the character of the area proposed to be rezoned. The rezoning is to expand the PUD for the existing Falcon Point timeshare development. Since the Town of Avon permits PUD zoning to promote design flexibility, staff does not believe this criterion is strictly applicable to this project. Town of Avon Community Development c:\comdev\p&z\030596pzVakesid4.doc (970) 949-4280 Fax (970) 949-9139 Lots 45 & 46, Block 2, Benchmark at Beaver Creek Subdivision; PUD Review, page 3 February 20, 1996 2. Is the proposed rezoning consistent with the Comprehensive Plan. The proposed rezoning to PUD is consistent with the Comprehensive Plan designation of the property for residential use of the property. The rezoning will not change the use of the property which is currently residential for duplex and timeshare units. 3. Are adequate facilities available to serve development for the type and scope suggested by the proposed zone? This is also addressed under PUD Design Criteria, # 10. The Public Works Department and Fire Marshall have reviewed the application and have not expressed any concerns for service capacity. Public Service has provided a letter indicating that natural gas service can be provided. The timeshare project would not normally increase demand for schools. The Townhome component is only eight units, with negligible impacts on utilities and public facilities. PUD Design Criteria (17.20.110 (H)) 1. Conformity with the Avon Comprehensive Plan goals and objectives. The proposed expansion of the PUD is in conformance with the following goals and objectives of the Comprehensive Plan. • The application meets Goal Al, "to ensure that land uses are located in appropriate locations with appropriate controls." The proposal is for residential development consistent with the Comprehensive Plan. • The expansion of Falcon Point implements Goals B 1 and B2 which recommend strengthening the year-round tourism base and increasing lodging. • Objective BIB recommends providing opportunity for mixed use development at urban densities on vacant parcels in the Town Core. The expansion of the timeshare units will bring more tourists and guests into the downtown area. 2. Conformity and compliance with the overall design theme of the town, the sub -area design recommendations and design guidelines of the Town. The site is not within the area specifically addressed by the Town Core Design Guidelines. However, the area is addressed by the Comprehensive Plan Subarea Guidelines. The site is located within the Nottingham Park Residential district of the Town Core as designated by the Comprehensive Plan. The design standards for this area include requiring new development to screen parking areas with plant materials and to require new development to be of the same quality and character as the existing development. Structured underground parking will be provided to meet the parking requirements for the 16 timeshares. A 20 foot wide landscape buffer has been provided on the north side of the proposed timeshare building. 3. Design compatibility with the immediate environment, neighborhood, and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, character, and orientation. The building has been designed to be very similar in architectural style to the Beaver Creek West Condos to the north. The building has a gabled roof line that is similar to the roof line Town of Avon Community Development c:\comdev\p&z\030596pzVakesid4.doc (970) 949-4280 Fax (970) 949-9139 Lots 45 & 46, Block 2, Benchmark at Beaver Creek Subdivision, PUD Review, page 4 February 20, 1996 of the Beaver Creek West Condos. The building materials include Navajo White Stucco siding with Blue Spruce Trim and Ember wood trim, and rock veneer accents. The building features colors and materials that are used on both the Falcon Point I building and the Beaver Creek West buildings adjacent to the site. The length of the building is effectively mitigated by breaking it up with four gabled roofs on the north elevation. The building height is 51 feet on the north elevation, 53 feet on the west elevation, 50 feet on the east elevation, and 51 feet on the south elevation. Thus, it would be slightly less than the adjacent 60' Falcon Point I building and would be somewhat taller than the Beaver Creek West and Lakeside Terrace buildings. The building will be similar in mass and bulk as the existing Falcon I and Beaver Creek West Buildings. Staff has attached a map showing the approximate location and size of this building in relationship to the Falcon Point I building and Beaver Creek West Buildings and other buildings in the vicinity. 4. Uses, activity, and density which provide a compatible, efficient, and workable relationship with surrounding uses and activity. Timeshare units are considered a residential use not incompatible with the adjacent multi- family units. The overall proposed density on Lots 1 and 2 would be 34 units per acre. The density on Lot 1 would be 41 units an acre and the density on Lot 2 would be 13.5 units per acre. Falcon Point I is developed at 37 units an acre. The existing development rights on the property would allow a density of 37.75 units per acre. The surrounding areas of RHD zoning permit 20 units an acre. Although the proposed density is significantly higher than standard zoning would allow, it could help to bring activity into the Commercial core to support downtown businesses. Since the guests of the units are generally on vacation it seems likely they would patronize businesses within a close walking distance. A pedestrian walkway has been added on the north side of the property to facilitate pedestrian circulation. 5. Identification and mitigation or avoidance of natural and/or geologic hazards that affect the property upon which the PUD is proposed. The site is adjacent to Buck Creek. The grading plan on lot 2 proposes berms that will be covered by water in the event of a flood. The grading plan will need to be revised to correct this situation. 6. Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. The area of the site proposed for expansion is graveled and is currently used as overflow parking for Falcon Point I, so there are few natural features that the proposed expansion would alter. The proposed berm on the Lakeside Terrace Subdivision needs to be evaluated with the revised grading plan to ensure that it does not alter the channel or floodplain of Buck Creek. The building matches the aesthetic quality of the existing Falcon Point and Beaver Creek West buildings and is comparable to the other multi -family units in the vicinity. Town of Avon Community Development c:\comdev\p&z\030596pzVakesid4.doc (970) 949-4280 Fax (970) 949-9139 Lots 45 & 46, Block 2, Benchmark at Beaver Creek Subdivision, PUD Review. page 5 February 20, 1996 The new building location is set back 145 feet from the park. This location should address the concerns expressed about the location of the building in proximity of the park during the review of the previous application. 7. A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation that is compatible with the town transportation plan. The site gains access through a 50 foot private access easement. There are two curb cuts that will provide access to the Falcon Point side of the site. This includes the entrance to the porte cochere and the main entrance to the parking lot. The Lakeside duplexes will utilize the existing curb cut. 8. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. A 20 foot landscape area will be provided in front of the proposed Falcon Point II building and existing Falcon Point I parking lot. This landscape planter will enhance the view of the buildings from the north and help to screen the parking lots. The building is proposed on the east side of the site, and maintains the parking lot as a view corridor for Beaver Creek West. It is staff's opinion based on site visits to the ground level of the Beaver Creek West building that faces the proposed Falcon Point building, that views of the mountains will still be available if the 53' building is constructed. This includes views of Bachelor's Gulch over the Lakeside Terrace duplexes, views of the mountains across the existing Falcon Point parking lot, and views of the Beaver Creek Ski Resort. 9. Phasing plan or subdivision plan that will maintain a workable, functional, and efficient relationship throughout the development of the PUD. The phasing plan shall clearly demonstrate that each phase can be workable, functional and efficient without relying upon completion of future project phases. The phasing plan is workable. This application is for Phase II of Falcon Point, and also includes completion of the Lakeside Condominiums. 10. Adequacy of public services such as sewer, water, schools, transportation systems, roads, parks, and police and fire protection. The Design Review Committee including the Public Works staff and the Fire Marshall have reviewed the plans and have not expressed any concerns for the provision of adequate service. A letter from Public Service has been provided indicating that there is adequate capacity to provide gas service to the additional units. The timeshare units are not anticipated to create additional demand for schools. 11. That the existing streets and roads are suitable and adequate to carry anticipated traffic within the proposed PUD and in the vicinity of the proposed PUD. The additional 16 units are not expected to create significant capacity problems for the streets in the immediate vicinity of the site. Town of Avon Community Development c:\comdev\p&z\030596pzVakesid4.doc (970) 949-4280 Fax (970) 949-9139 Lots 45 & 46, Block 2, Benchmark at Beaver Creek Subdivision, PUD Review, page 6 February 20, 1996 12. Development Standards including lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking shall be determined by the town council as part of the approved development plan with the consideration of the recommendation of the planning commission. This determination shall be based upon the evaluation of the proposed PUD's Compliance with the design criteria outlined in subsection H (PUD Review Criteria). The proposed lots are .59 acres and 1.81 acres in size, respectively. Lot 2 is less than the minimum one acre lot size the RHD zone district would require. However, the lot is sufficient in size to accommodate the four duplexes previously approved for the site. Over 34 percent of the two sites will be landscaped, which exceeds the standard 25 percent landscaping requirement of standard zone districts. The 20 foot wide landscape buffer should serve as an effective screen for the existing parking lot as well as soften the proposed Falcon Point building. The landscaping on the Lakeside portion of the site matches the existing site plan for that site. The setbacks for the proposed Falcon Point II building are five feet from the east side of the site, 145 feet from the south side of the site, and 50 feet from the north. All of the setbacks except the east setback conform to standard zone district requirements. The five foot eastern property setback is 2.5 feet less than the standard. The 53 foot building height is within the 60 foot maximum height for the standard RHD zone district and is less than the 60 foot existing Falcon Point I building. The applicants propose a density of 34 dwelling units per acre. The existing Falcon Point I has a density of 37.4 units per acre. The 91 units assigned to the site from the original development rights and the fractionalization approved for Falcon Point I result in a density of 37.75 units per acre. It is an appropriate density for a site on the fringe of the urban core, provided the site does not create negative impacts for the residents in the vicinity. The applicants have provided underground parking for the new building. This locates most of the traffic activity inside a structure and will help to mitigate impacts from the expansion and increased density. The building site coverage is 26 percent, which is well within the 50 percent maximum coverage allowed in standard zone districts. The standard parking requirements have been exceeded by 3 spaces. 118 spaces are provided and 115 are required. • The parking requirement for the timeshares of one space per 600 square feet has been met for the expansion and the existing timeshare units. The total square footage of the Falcon Point units is 67,21 square feet, which requires 112.2 spaces. The Zoning Code allows a 15 percent reduction for a large single use project with over 85 parking spaces. The parking requirement for the timeshare units is 96 spaces with the 85 percent reduction. 97 spaces have been provided on Lot 1. • The Lakeside part of the site requires 16 spaces for the 8 residential units plus three guest spaces for a total of 19 spaces. Two additional spaces have been provided on Lot 2. The project provides the required twenty percent snow storage.. Town of Avon Community Development c:\comdev\p&z\030bLibPZ\IaKesia4.aoc (970) 949-4280 Fax (970) 949-9139 Lots 45 & 46, Block 2, Benclunark at Beaver Creek Subdivision, PUD Review, page 7 February 20, 1996 The Development Standards for a PUD are determined by the Town Council, with a recommendation from the Planning and Zoning Commission based on the PUD review criteria. Staff Recommendation The PUD zone district is intended to provide for flexibility and creativity in the development of land in order to promote its most appropriate use. The proposed expansion has a slightly lower density than would be permitted with the development rights existing on the property. However, it does exceed the 20 units per acre that would be allowed under the standard zone district. The plan provides an underground parking structure to offset the density proposed. This locates a significant amount of the vehicular traffic inside a structure where it will minimize the impact on adjacent property. The new building footprint is smaller and preserves a view corridor over the existing Falcon Point I parking lot. Although some of the Beaver Creek West Condominium views will be impacted, all of the units will have some mountain views toward Bachelor Gulch and the Beaver Creek Ski area. It is staff's opinion that the proposed project is in general conformance with the established review criteria. Therefore, staff recommends approval with the following conditions: 1. Revised pollution control, storm water control and grading plans to be reviewed and approved by the Town Engineer. 2. A lighting plan be submitted for Planning and Zoning Commission review. 3. The site plan drawing be revised to reflect the proposed lot lines(showing the north boundary of Lot 1 is the north side of the access easement) 4. The subdivision plat and site plan be redrawn to include the guest parking spaces within Lot 2. 5. The parking analysis chart be revised to indicate the requirements for timeshare spaces based on 1 space per 600 square feet of timeshare unit. If you have any questions regarding this project or any planning matter, please call me at 949- 4280 (extension 131), or stop by the Community Development Department. Respectfully submitted, Karen riffith, AICP Town Planner Town of Avon Community Development c:\comdev\p&z\030596pzmakesid4.doc (970) 949-4280 Fax (970) 949-9139 Lots 45 & 46, Block 2, Benchmark at Beaver Creek Subdivision PUD Review, page 8 February 20, 1996 Planning & Zoning Commission Action ❑ Approved as submitted ❑ Approved with conditions (noted below) Denied ❑ Tabled ❑ Withdrawn by applicant Conditions of approval, reasons for tabling or withdrawal of application, or basis for denial (refer to code or guidelines by number): Date '3 %'S,r fiv Jack Date `/ 5 7/� Railton, Secretary Town of Avon Community Development (970)949-4280 Fax(970)949-9139 c: \comdev\p&z\030596pzUakesid4. doc