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Lot C ACBC conceptTown of Avon Concept Design Staff Report September 29, 1998 Planning & Zoning Commission meeting Report date December 20, 2019  Project type Lodging and Retail  Legal description Lot C, Benchmark at Beaver Creek Subdivision  Zoning TC existing: PUD proposed  Address 160 W. Beaver Creek Boulevard  Introduction Vail Resorts (VRI) proposes to rezone Lot C from Town Center (TC) to Planned Unit Development (PUD) for a mixed use development consisting of lodging, commercial, restaurant, and employee housing units. Up to 240 dwelling units or 720 accommodation units could be developed. The plan does not specify an amount of commercial square footage. Several versions of this project concept have recently been before the Commission. Previous plans included ground-floor retail and office, plus a freestanding restaurant. The current proposal does not include a freestanding building, and the proposed retail is uncertain. Vail Associates proposes to rezone Lot C to PUD for a mixed use development consisting of lodging, commercial, restaurant, and employee housing units. Up to 240 dwelling units or 720 accommodation units could be developed. The plan does not specify the amount of commercial square footage proposed. Review Criteria Since the application is for a rezoning from TC to PUD, staff's comments are based on the rezoning review criteria, found in Section 17.28.080 of the Avon Municipal Code, and on the PUD design criteria, found in Section17.20.110. Following are the Rezoning review criteria to be used in assessing the application. Is the proposed rezoning justified by changed or changing conditions in the character of the area proposed to be rezoned? Is the proposed rezoning consistent with the town’s Comprehensive plan? Is the proposed use(s) compatible with the surrounding area or uses? Are adequate facilities available to serve development for the type and scope suggested by the proposed zone? Following are the PUD review criteria used in the PUD Plan Conformance with the Town of Avon Comprehensive Plan’s Goals and Objectives. Conformity and compliance with the overall design theme of the town, the sub-area design recommendations and design guidelines of the Town. Design compatibility with the immediate environment, neighborhood, and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, character, and orientation. Uses, activity, and density provide a compatible, efficient, and workable relationship with surrounding uses and activity. Identification and mitigation or avoidance of natural and/or geologic hazards that affect the property upon which the PUD is proposed. 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. A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation that is compatible with the town transportation plan. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. 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. Adequacy of public services such as sewer, water, schools, transportation systems, roads, parks, and police and fire protection. 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. Staff Comments These comments are based upon our initial review of the basic project concept. They are not intended to constitute a complete project report. Staff will conduct a complete review and provided a full analysis with the rezoning and PUD staff report. Conformance with PUD Zoning Requirements The project is a one-lot development, located within an established neighborhood of vertically mixed-use development to the north, east and south. As one of the three remaining undeveloped parcels in the Town Center, development of this site (and the neighboring Lots B and 61) will have a significant impact on the character and viability of the Downtown. The review process outlined in Section 17.20.110 of the Zoning Code assumes having detailed site-specific development plans. The proposed PUD Guide, however, provides general parameters. In order to effectively evaluate this development in the context of the Town's adopted regulations, including the Comprehensive Plan and Downtown Design Guidelines; staff needs the level of information outlined in the PUD regulations. Conformance with the Comprehensive Plan: The Comprehensive Plan provides recommendations for Subarea 13, the Town Center. The Comprehensive Plan and the Design Guidelines refer to a mix and vertical integration of uses, including retail and restaurants on the ground level, and office and lodging on upper floors. It is not clear from the application how this will be achieved. The Comprehensive Plan recommends that buildings "step back" from the mall, with one and two story elements adjacent to the mall, and taller elements further back. The application needs to be clarified regarding this element. Development of the pedestrian mall as a unifying element in the Town Center is recommended by the Comprehensive Plan. Because the mall is a public way and a central element in the Town Center, its design should both provide a context for and respond to development adjacent to the mall. Planning of the mall should occur in conjunction with site design of Lots C, B and 61. At a minimum, the PUD development plan should commit to a site and building design that includes on-site amenities to enhance the mall. The plan includes structured, underground parking in Conformance with the Comprehensive Plan. A specific commitment for deed restricted employee housing units needs to be included in the plans. The Comprehensive Plan and Design Guidelines recommend 4 to 8 story buildings (as high as 100 feet). The application proposes a 140-foot building height in some portions of the site. Since the proposed height exceeds that allowed under the current zoning, we recommend that a detailed visual analysis be provided for any portions of the buildings exceeding 80 feet in height. Parking requirements are being addressed in an independent study. Recommendations will be available with the PUD staff report. Conformity with Design Guideline recommendations The Downtown Design Guidelines recommend retail uses on the ground floor, with hotel and residential on upper floors. Recommendations specific to Lot C are to: Provide a strong relationship to the Pedestrian Mall and to Beaver Creek Boulevard. Lot C could become the connection between the Pedestrian Mall and Beaver Creek Boulevard. The possibility of providing a covered mall in this area should be considered. Detailed building and site plans, including a pedestrian circulation plan, are needed to assess how the building design relates to the pedestrian mall and surrounding properties. Surface parking is to be provided for short term, convenience parking. The surface parking should be reduced to the extent possible, emphasizing check-in only. Structured parking is preferable to surface parking. As presented in the application's massing plan, the buildings do not appear to relate to one another. Rather, the timeshare building generally fits the site in plan view, while the hotel building reflects a generic design not connected with the site. Although the massing models are just that, it would be helpful to have more information regarding how the buildings relate architecturally with the other buildings in the neighborhood. Compatibility with neighborhood Please refer to the comments under Conformance with the Comprehensive Plan, above. It is necessary to review the architectural design of the buildings in order to assess compatibility with the surrounding neighborhood. This would normally be left to final design review. However, more detail on the building design will be needed to determine effect of the proposed reduced setback from Benchmark Road. Transportation and circulation The on-site circulation plan needs to be able to accommodate buses on site. The request of the applicants to provide a center turn lane in West Beaver Creek Boulevard is being evaluated. Evaluating any change in the design of Beaver Creek Boulevard should include consideration of more effective pedestrian crossings. Staff Recommendation This is a concept review, and therefore includes no formal staff recommendation. However, we would remind all involved that Lot C is one of three remaining vacant lots in the Town Center. Its design will be pivotal in determining the final form and function of Avon's downtown. In our opinion, the level of detail for PUD plans outlined in Section 17.20.110 is necessary to evaluate proposed development on this site. If you have any questions regarding this project or any other planning matter, please call me at 748-4030, or stop by the Community Development Department. Respectfully submitted, Karen Griffith, AICP Town Planner