L61 B2 BMBC work sessionTown of Avon
Project Concept Staff Report
February 16, 1999, Planning & Zoning Commission meeting
Report date
December 20, 2019
Project type
Mixed-use Town Center PUD
Legal description
Lot 61, Block 2, Benchmark at Beaver Creek Subdivision
Zoning
Town Center (TC)
Address
0075 Benchmark Road
Introduction
Lot 61 is a 1.07 acre vacant site west of and adjacent to the Seasons building, with frontage on the Avon Pedestrian Mall, the Avon Transit Center, and Benchmark Road. The owner, IDG3
LLC, is requesting a zone change from Town Center (TC) to Planned Unit Development (PUD), because of the limitations of the existing TC zone district, including height, allowed uses,
building setbacks and parking requirements.
The proposed development plan is scheduled for a work session on February 16, in order to give the applicant preliminary feedback.
Review Criteria
Zone Changes and PUD approval are dealt with in separate sections of the Zoning Code, each with a set of review criteria. These are listed below for the Commission’s reference.
Zone Change
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?
Are the proposed uses compatible with the surrounding area or uses?
Are adequate facilities available to serve development for the type and scope suggested by the proposed zone?
PUD Zoning & Development 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
The following comments are based upon our initial review of the proposed Development Plan. These are intended to help the Commission’s discussion during the February 16 work session,
and do not address every element of the application.
Uses: The proposed uses are consistent with those allowed in the Town Center (TC) zone district.
Yard and bulk: The proposed zero lot-line building setbacks adjacent to the Transit Center and the Pedestrian Mall are not consistent with any existing or proposed building adjacent
to the Mall.
The proposed building height along the Mall reaches 35 feet before stepping back from the property line. A key concern is that the proposed building will create shadows across the Mall
during winter months. In contrast, the Seasons building height is 14 feet before stepping back.
Site grading, access, and maneuverability: The site is located on a curving portion of Benchmark Road adjacent to the Transit Center and to the Seasons main vehicle entrance. The proposed
access and loading dock conflicts with the Seasons access, which is exacerbated by the significant increase in density. Moreover, portions of the north edge of the Benchmark Road driving
surface (adjacent to the Porte Cochere) encroach on Lot 61, and will likely need to be accommodated through dedication of right-of-way.
Effective pedestrian access to and through this site is essential. The plan includes an arcade from the mall through the site, and anticipates a pedestrian overpass to the Confluence.
Because the arcade will serve as a public access corridor, the proposed width and entry may not be sufficient. We should consider requiring a public access easement as well.
Density: Existing zoning allows up to 30 dwelling units (DU) per acre; the proposed density is 110 DU per acre. The issues regarding setbacks, bulk, parking and access, appear to be
at least in part due to the increased density. Although some increase is probably appropriate for this site, we believe that it is premature to determine that increase.
Conclusion: We think that in many ways the plan responds to the site and the Town Center. The arrangement and relative massing of the buildings, the pedestrian connection with the Confluence,
and vertical mix of uses, are all positive elements. However, we also think that the scale of the project is greater than the site’s capacity. Imposing it on Lot 61 will likely result
in adverse impacts on the Mall, the pedestrian connection, and on access and circulation of Benchmark Road and adjacent properties.
If you have any questions regarding this project or any community development matter, please call 748-4014, or stop by the Community Development Department.
Respectfully submitted,
Michael Matzko
Director of Community Development