L12 B2 BMBC final designTown of Avon
Final Design Staff Report
May 5, 1998 Planning & Zoning Commission meeting
Report date
December 20, 2019
Project type
13 Unit Multi-family Residential Building
Legal description
Lot 12, Block 2, Benchmark at Beaver Creek Subdivision
Zoning
Residential High Density (RHD)
Address
0540 West Beaver Creek Boulevard
Introduction
The applicant is proposing a 13-unit apartment building with two levels of structured parking, and direct access into the building from both parking levels. The proposed building is
six stories tall. The project features a large reception lounge, a hot tub area, substantial tenant storage, and two rental offices. Materials include a combination of cedar, stone
veneer and stucco siding.
The lot is the last remaining undeveloped RHD parcel along West Beaver Creek Boulevard (on the north side of Nottingham Park). The majority of the site gently slopes down to the park,
though access from West Beaver Creek Blvd is fairly steep.
On February 3, 1998, the Commission conducted a concept review of this project. The Commission commented on the following items:
The project’s massing and height compared to neighboring projects.
Inclusion of the manager’s apartment into the project’s overall density.
The south elevation’s compatibility with the rest of the building.
The amount of architectural detailing on the side elevations.
Snow shedding onto the parking structure’s driveway.
The amount of viable snow storage area.
The potential for the project to operate as a “condo hotel”.
Design Review Considerations
According to the Commission’s Procedures, Rules & Regulations, Section 4.10, the Commission shall consider the following items in reviewing the design of this project:
The conformance with setbacks, massing, access, land use and other provisions of the Zoning Code.
Allowed use: The project conforms to the allowed residential use. In response to concern that the project might be operated as a “condo hotel,” the project’s owners have provided a letter
stating this is not their intent (please see attached letter dated April 8, 1998).
Density: The Town of Avon Zoning Code specifically indicates that accessory apartments count toward a parcel’s maximum allowable density. Therefore, the elimination of the manager’s
apartment brings the project into conformance with the parcel’s allowable density.
Lot Coverage: The proposed 38% of building coverage conforms to the 50% maximum.
Setbacks: The structure’s roof overhangs extend right to both side yard setback lines. Extreme care would be required during construction to ensure the project does not encroach into
the setbacks.
Easements: No proposed encroachments.
Building Height: The largest determined height of 60 feet on the south elevation conforms to the 60-foot maximum limit. Extreme care would be required during construction to ensure the
building does not exceed the maximum allowable height.
Grading: All proposed slopes conform with the maximum of 2:1 slope guideline and the proposed driveway grades conform to Town standards.
Parking: The 16 surface parking spaces and 15 structured parking spaces exceed the required 30 spaces (2 spaces per unit plus 4 guest spaces).
Snow Storage: Staff has determined the effective snow storage equals approximately 1,359 square feet, 40% short of the required 2,983 square feet based upon a total impermeable surface
area of 14,914 square feet.
Landscaping: Staff recommends additional landscaping to better screen both the parking structure’s west elevation and the trash enclosure. The Sign Code also specifies a minimum of landscaping
associated with the project identification sign.
The conformance with other applicable rules and regulations of the Town of Avon.
The type and quality of materials of which the structure is to be constructed.
The proposed types of materials are appropriate for the project and the neighborhood. However, staff has concerns with the application of these materials (see Design Review Consideration
#6)
The design of site grading and drainage to minimize impacts to adjacent sites, rights-of-way and easements.
Staff is concerned that snow storage areas would drain onto neighboring properties. Additionally, engineering review indicates that the proposed detention pond is not required, since
the project’s impermeable surface area does not exceed 25,000 square feet.
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.
The parking structure and residential building combine effectively in response to the site’s topography.
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.
Staff believes the project’s massing, height and architecture are not compatible with the surrounding residential neighborhood.
The proposed structure is significantly more massive than any other project along this portion of the Nottingham Park Residential District. The existing pattern and scale of low, highly
articulated buildings allow views both into and out of Nottingham Park. The scale of this project conflicts with this pattern.
The perceived six-story height would be twice that of any of the two- to three-story neighboring projects.
Staff also believes that the southern elevation should better reflect the immediate neighborhood’s “alpine” architecture. The established pattern of low, highly articulated buildings
with steeply pitched roofs and dark wood siding interfaces comfortably with the park and creates the immediate neighborhood’s “alpine” feel. The dominant windows and application of
stucco on the upper portions of the building conflict with the neighborhood’s architectural pattern.
The objective that no improvement be so similar or dissimilar to others in the vicinity that monetary or aesthetic values will be impaired.
Staff believes the disproportionate mass and height, plus the contrasting architecture conflict with the neighborhood’s existing scale and pattern of development.
The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon.
Staff Recommendation
Though the project presents many positive attributes (preservation of a neighboring project’s views, structured parking, quality construction and interior amenities) staff believes the
overall mass, height and architecture are incompatible with the surrounding neighborhood. Therefore, staff recommends denial of this final design.
Recommended Motion
“I move to deny the final design for the residential project on Lot 12, Block 2, Benchmark at Beaver Creek Subdivision, as depicted on the plan set dated April 29, 1998, based upon the
following finding:
The project’s massing, height and architecture are incompatible with the surrounding residential neighborhood.”
If you have any questions regarding this project or any planning matter, please call me at
748-4030, or stop by the Community Development Department.
Respectfully submitted,
George Harrison
Planner
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):
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Signed:
_________________________________ Date __________
Andrew Karow, Chair
Attest:
_________________________________ Date __________
Sue Railton, Secretary