Wildwood Resort conceptTown of Avon
Concept Design Staff Report
October 7, 1997 Planning & Zoning Commission meeting
Report date
December 20, 2019
Project type
Mixed Use Development
Legal description
Lots 1-4 , Wildwood Resort Subdivision
Zoning
PUD
Address
110, 120, and 130 Buck Creek Road
Introduction
Wildwood Resort is an undeveloped property consisting of three lots, located at the northeast corner of Buck Creek Road and Nottingham Road. A temporary use, Colorado Alpine Garden Center,
now occupies Lots 1 and 2.
The property is zoned PUD (originally designated as SPA – Specially Planned Area). While there is no approved Development Plan for the site, the Final Plat specifies the uses allowed
on each lot:
Lot 1: 150 hotel rooms and associated commercial uses;
Lot 2: private recreation facilities such as swimming pools or tennis courts;
Lot 3: 50 multi-family residential units.
Lot 4: Open space, landscaping, and signage.
The current owner, Tanavon Corporation, is applying for concept design approval for a development plan for the site, which includes changes to the allowed uses of the property. The
uses on the concept plan include:
Lot 1: Neighborhood Commercial uses; 2 Restaurants are shown;
Lot 2: Multi-family residential; 96 units, in 4 buildings, shown;
Lot 3: 14 accommodation units (Lodging); or one residential duplex.
Lot 4: not included in the concept plan.
The applicant would like the Planning and Zoning Commission’s input on the concept plan prior to submit a formal PUD amendment application.
Design Review Considerations
The Commission’s Procedures, Rules & Regulations, Section 6.10, provide the framework for evaluation of this project. Additional guidelines and regulations are contained within (but
not limited to) the Comprehensive Plan, the Design Guidelines, the Zoning Ordinance and the Subdivision Regulations.
Conformance with the Zoning Code and other applicable regulations of the Town.
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 compatibility of the design to minimize site impacts to adjacent properties.
The compatibility of the proposed improvements with site topography.
The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways.
The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired.
The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon.
Staff Comments
These are preliminary staff comments on this concept plan, and are not intended to be a complete project report. A complete review and staff comments will be provided with the PUD amendment
and final design staff report.
Urban Design and General Issues
This project is on a key site located near the entrance to Town and visible from I-70. For that reason, the Avon Comprehensive Plan Subarea Guidelines call for enhanced site design and
landscaping.
The two restaurants are shown at the north end of Lot 1, to create a shared seating area adjacent to Buck Creek, as well as to facilitate parking and access. Staff asked the applicants
to consider siting the commercial buildings at the front (south end) of the lot, with surface parking behind the buildings. The applicants say this approach is not feasible.
Other initial design comments include:
Landscaping on Lot 1 should be increased along the street frontages; Staff recommends a minimum of a 20 foot landscaped area between the street and buildings and parking lots.
The commercial buildings on Lot 1 should have a finished appearance on all four sides.
Service areas such as loading and dumpsters should be well screened and oriented away from I-70 and street frontages.
Sidewalk, curb and gutter along Nottingham Road, and Swift Gulch Road will be required. Streetscape elements will be defined as part of the PUD application.
On Lot 2, Building 1 requires significant amount of site grading, with slopes exceeding Town standards. The building needs to be re-designed to minimize site grading.
The on-site trail should be connected the to hiking trails in the vicinity. An access easement for the trail should be dedicated to the Town. On-site active recreational facilities
such as a tot-lot/playground, basketball and/or volleyball courts should be provided.
PUD/Zoning Issues
Because this site is narrow and includes a stream and associated wetlands, mapping of the floodplain is critical to ensure that buildings are not located within the 30-foot stream setback.
The plan shows 14 accommodation units on Lot 3, referred to as a Bed and Breakfast. The use should be re-defined as a lodging or resort use, consistent with the definition in the Zoning
Code. The applicant may want to include an accessory restaurant as an allowed use. Staff recommends that the PUD list both the duplex and lodging as allowed uses for Lot 3.
Surface parking spaces shown exceed the Town’s requirement. Given the sensitive nature of the site, parking spaces should be reduced to the minimum number required to serve the site.
Parking on Lot 2 appears to encroach into the 10-foot front-yard parking setback.
As a means of shortening the review process, the applicants have expressed an interest in rezoning the property to standard zone districts, rather than amending the PUD.
Staff believes the PUD zoning provides the benefit of a plan that may be more tailored to address sensitive natural features on this site including the stream and wetlands.
The standard zone district allows a much broader range of uses on the site, providing more options for future development. With this approach, the applicants would rezone the property,
then submit final design review plans for each lot. Final Design approvals are valid for a two-year period.
Access/Transportation Issues
The access on Swift Gulch Road should be moved as far north, away from the intersection as possible.
The narrow driveway on Lot 3 does not appear to be wide enough for emergency access. The turnaround on Lot 3 must be able to accommodate emergency vehicles, including a ladder truck.
The southernmost access into Lot 2 goes directly into underground parking. Re-design of the building should include a pull-off or other means for vehicles to turn around.
The proposed pedestrian circulation system on Lots 2 and 3 should extend through Lot 1 to sidewalks on Nottingham and Swift Gulch Roads. On-site pedestrian circulation system through
Lot 1 should be better defined. The trail currently terminates at the outdoor seating area for the restaurants; Staff suggests that it be re-routed to the side of the restaurants to
connect to the perimeter roads.
The Town Transportation staff is evaluating the location of a bus stop to serve the site. If a bus stop is needed it would most likely be located on the Nottingham Road Street Frontage.
Housing
Deed restricted affordable housing units will be required as part of this PUD. Ten percent of the total housing units will be reserved for Avon and Eagle County Residents and employees.
The units must be affordable to people with household incomes equivalent to no more than 100 percent of the Eagle County Median Family Income.
Miscellaneous Items
Legal description should be: Lots 1, 2, 3 and 4, Wildwood Resort.
Lot 4 should be included in the PUD, and plans should show the proposed land use and ownership of this property.
The traffic study to be submitted as part of the PUD application should include an impact analysis regarding access to Swift Gulch Road, Nottingham Road and Buck Creek Road. It should
also address compatibility of proposed access points with existing curb cuts and circulation pattern.
A statement on impact on wildlife from a qualified wildlife biologist should be provided with the PUD application.
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, AICP
Town Planner