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L19 B4 WR Home DesignTown of Avon Final Design Staff ortRep December 2, 1997 Planning & Zoning Commission meeting Report date Project type Legal description Zoning Address Introduction November 24, 1997 Single family residence Lot 19, Block 4, Wildridge Subdivision Residential Duplex (PUD) 5566 Coyote Ridge Michael Schneider has submitted a new application for a single-family residence on Lot 19, Block 4, Wildridge Subdivision. The site plan has been revised from the previous application to raise the foundation wall 1 foot on the southeast corner of the house, 1.7 feet on the west side of the house and 0 feet on the north side of the house. The residence is the same as the one previously submitted. It is a large single family structure featuring stucco siding with stone trim, asphalt shingle roofs and a varied roofline with gables, dormers and turrets on both ends of the unit. The lot is pie shaped with 24 percent slopes from the northern to the southern limits of site disturbance line on the west side of the property. The lower slopes within the limits of disturbance line are up to 60 percent. Design Review Considerations According to the Commission's Procedures, Rules & Regulations, Section 6. 10, the Commission shall consider the following items in reviewing the design of this project. Staff comments are included in this section only when the design does not appear to conform to Town regulations, or where more information may be helpful 1. Conformance with the Zoning Code and other applicable regulations of the Town. • Density: Zoning allows 2 units; a single-family use is permitted. • Setbacks: the roof overhangs are right at the 10 -foot side setback lines. Care will need to be taken during construction to ensure they do not encroach into the setbacks. • Easements: No encroachments into the 10' Slope Maintenance and Snow Storage Easement. There are walls within the side yard setback and drainage easement. Since the plans indicate the walls will be less than four feet tall they may be located in a setback provided they do not interfere with drainage or utilities. • Building Height: 34 feet (35 feet allowed). • Grading: Two areas exceed a 2:1 slope. The first area is south of the retaining walls. The grading plan is not complete in this area, it does not show how the 8564 line ties Town of Avon Community Development j:\p&z\1997\120297\19b4wrrev.doc (970) 949-4280 Fax (970) 949-5749 Lot 19, Block 4, Wildridge Subdivision, Final Design Review, page 2 December 2, 1997 Planning & Zoning Commission meeting back in to the natural grade. The second area is between garage floor and 8568-topo line. There is a two -foot drop in three feet from the garage slab to a point three feet south of the garage. A vehicle will not be able to negotiate this grade change to get into the garage. • Snow Storage: meets minimum 20 percent of impermeable surface. 2. The suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to be located. The building size and orientation create the need for extensive modification of the site. The building does not step with the topography of the lot as recommended by the steep slope guidelines. 3. The compatibility of the design to minimize site impacts to adjacent properties. • The amount of site disturbance may impact adjacent properties, particularly during construction. Grading will occur up to the property boundaries. The structure is large for the lot and covers the lot from side setback to side setback. • The site's natural topography will be significantly altered. This will be visible to the neighbors after construction. • We have received comments from one neighbor that the architecture is not compatible with the buildings in the neighborhood, which have alpine style designs. 4. The compatibility of the proposed improvements with site topography. The building's size, orientation, and design create the need for excessive modification of the site. • The structure does not step with the natural topography. A nine -foot cut is required on the west side of the structure to fit it on the lot. The foundation steps only four feet from east to west on the south side of the home, (excluding the western turret) where the natural grade changes by 14 feet. The structure is wide and the flat foundation design requires the site to be substantially altered to accommodate the structure, rather than the structure being designed to fit the site. • The building is placed across the natural fall of the slope instead of being located parallel to it. This orientation creates the need for more site disturbance. 5. The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. The amount of site disturbance will create an unnatural, altered appearance of the lot. 6. The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired. One neighbor has expressed the opinion that the design of the structure is very dissimilar to surrounding structure and will impair aesthetic values. 7. The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. The design is in conflict with the steep slope guidelines, which apply to any lot or parcel containing slopes that exceed 20 percent. The structure is sited across natural topographic line instead of being parallel with them and does not feature a stepped foundation. Staff Recommendation Staff recommends denial of this design. Town of Avon Community Development j:\p&z\1997\120297\19b4wrrev.doc (970) 949-4280 Fax (970) 949-5749 Lot 19, Block 4, Wildridge Subdivision, Final Design Review, page 3 December 2, 1997 Planning & Zoning Commission meeting Recommended Motion I move to deny approval of the final design for a single family home on Lot 19, Block 4, Wildridge Subdivision, as depicted on the application and plan set dated November 18, 1997, based on findings it does not meet design review criteria 1, 2, 3, 4, 5, and 7 as discussed in the staff report. 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 Griffith, Al Town Planner Town of Avon Community Development j:\p&z\1997\120297\19b4wrrev.doc (970) 949-4280 Fax (970) 949-5749 Lot 19, Block 4, Benchmark at Beaver Creek Subdivision; Final Design Review for shed December 2, 1997, Planning & Zoning meeting Planning & Zoning Commission Action ❑ Approved as submitted Cf Denied ❑ Approved with conditions (noted below) ❑ 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 Karow, Attest: Date Sue Railton, Secretary Town of Avon Community Development j:\p&z\1997\110497\9b3bmbc.doc 970) 949-4280 Fax (970) 949-5749