L47 B1 BMBC conceptTown of Avon
Concept Design Staff Report
May 46, 1999 Planning & Zoning Commission meeting
Report date
December 20, 2019
Project type
Multi-family Residential Apartment
Legal description
Lot 47, Block 1, Benchmark at Beaver Creek Subdivision
Zoning
Residential Low Density (RLD)
Address
0410 Nottingham Road
Introduction
The site is located on the north side of Nottingham Road, immediately east of the Chambertine Townhomes. The project is a contemporary, southwestern styled six unit apartment building
to be constructed on an existing, partially completed foundation. The exterior material will be stucco, with metal deck railings. The building is configured as four primary dwelling
units with two lock-off apartments located above the two end units.
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.
The conformance with setbacks, massing, access, land use and other provisions of the Zoning Code.
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 design of site grading and drainage to minimize impacts to adjacent sites, rights-of-way and easements.
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 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.
The objective that no improvement be so similar or dissimilar to others in the vicinity that monetary or aesthetic values will be impaired.
The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon.
Staff Comments
Based upon our initial review of the project’s basic concepts, staff has the following comments. They are not intended to constitute a complete project report. Staff will conduct a complete
review and provided a full analysis with the Final Design staff report.
Use: Apartments are allowed within this zone district.
Yard, bulk and density: It appears a nine foot cut is necessary along the rear setback. The resulting retaining walls would therefore require a variance. Additionally, it appears that
the construction of these retaining walls will encroach onto Town owned open space.
Staff has not confirmed actual building height due to the lack of complete roof height information and the difficulty in determining a base grade since the existing foundation and associated
fill have altered the site significantly.
The proposed six dwelling units meet this parcel’s allowable density.
Site grading, access, and maneuverability: The driveway should be more perpendicular to Nottingham Road to provide better sight distance and reduce vehicular speeds entering and exiting
the site.
The project provides thirteen extra parking spaces. Ten of these spaces are open aired spaces located directly in front of ten covered spaces. Because these ten covered spaces do not
open directly onto a 24 foot aisle, they can not be counted as legal spaces. The applicant has indicated that he would like to provide the extra spaces based upon his anticipation for
their need due to the project’s 20 bedrooms.
The project would provide a driveway snowmelt system rather than standard snow storage areas.
General architectural design: The Commission should evaluate the project’s architectural compatibility with the surrounding neighborhood. Though the buildings in this neighborhood vary
in their specific styles, the majority share certain alpine characteristics, to include pitched roofs (both gabled and shed), large southern windows, substantial articulation, and a
mixture of exterior materials. The proposed project’s architecture consists of flat roofs with small false fronts, limited horizontal articulation, and an all stucco exterior. Staff
is concerned the project may present a more commercial rather than residential appearance.
Context: The large unit sizes and the large number of bedrooms per unit results in a commonly held and rational perception that the project needs to provide parking beyond what the Town
code requires. However, the provision of this additional parking results in two significant problems. The additional parking forces significantly increased site disturbance in the form
of the large cuts and retaining walls in the rear setback. As mentioned above, the construction of these retaining walls will likely encroach onto Town property. Though the Town recently
agreed to a similar encroachment, it was to facilitate a deed restricted employee housing project. The second issue is the impact to the functionality of the project’s parking. The
double loaded parking spaces will create substantial inconvenience for the project’s residents, and could cause people to park in areas other than designated parking spaces.
Additional Comments: In summary, staff is concerned that the project’s overall size, intensive use, and architecture may not be a compatible addition to the Nottingham Road Residential
District.
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,
George H. Harrison
Planner