Lot C ACBC conceptTown of Avon
Concept Review Staff Report
November 2, 1999 Planning & Zoning Commission meeting
Report date
December 20, 2019
Project type
Lodging, Retail and Employee Housing
Legal description
Lot C, Avon Center at Beaver Creek
Zoning
PUD proposed
Address
160 W. Beaver Creek Boulevard
Introduction
Vistana Inc. has submitted a PUD application for Lot C for a mixed use development consisting of lodging, commercial, restaurant, and employee housing units. A PUD plan establishing
the zoning parameters including height, density and uses was approved by Council in October of 1998. This PUD is the final development plan for the property including final building
footprints, refinement of uses, parking and landscaping. The PUD proposes:
140 two bedroom Timeshare units
136 Hotel Rooms
24 Employee Housing units
17,000 square feet of retail
PUD Review Criteria
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 Lot C proposal. They are not intended to constitute a complete project report. Staff will conduct a complete review and provide
a full analysis with the PUD staff report.
Conformance with PUD Zoning Requirements
The plan varies from the PUD established in October. It requests unspecified encroachments of employee housing units, retail uses, and architectural projections into setbacks.
It provides 3 additional employee housing units from the 21 required by the PUD. The applicant is requesting that no parking be required for the 3 additional employee units.
Encroachments into building setbacks must be defined and delineated on the plans, including projecting elements such as roof overhangs.
The maximum density for the employee units must be established.
The permitted and conditional uses must be listed on the plan document.
A note must be provided on the plans stating that The Town of Avon Zoning Code shall be used for any provisions not addressed in this PUD.
Conformance with the Comprehensive Plan
The Comprehensive Plan provides recommendations for Subarea 13, the Town Center.
More retail development is needed to achieve the vertically mixed use recommended by the Comprehensive Plan and the Design Guidelines.
The plan conforms to the Comprehensive Plan recommendation that buildings "step back" from the mall, with one and two story elements adjacent to the mall, and taller elements further
back.
The plan includes structured, underground parking in as recommended by the Comprehensive Plan.
24 deed restricted employee housing units are included in the plans.
Conformity with Design Guidelines
Recommendations specific to Lot C are to provide pedestrian connections through the site.
A more visible pedestrian connection through the project must be provided.
The sidewalk along Sun Road must be improved to provide more separation of pedestrians from vehicles.
The Guidelines specify that the Lot C development must have a strong relationship to the pedestrian mall. The applicants have proposed a feature adjacent to the Mall and will contact
the Arts Council to discuss this. The applicants have made a verbal commitment to contribute funding toward artwork for this area. The relationship of Lot C to the Mall could
be enhanced if a portion of this funding is used for features such as seating areas, fountains, signage, paving, landscaping, or lighting.
The internal plaza and fountain could be a significant amenity to the pedestrian mall with a more visible access.
Architectural Design
The project and buildings appear to be massive. More architectural elements and articulation must be incorporated such as recesses, balconies, dormers and projections to visually reduce
the scale of the building.
More variety must be provided in the architectural design to avoid repetitious patterns of straight vertical walls, balconies, windows and doors, etc which are discouraged by the Design
Guidelines.
The roof overhangs are minimal and require better proportions to the vertical walls.
More detail should be added at ground level to provide an aesthetic, human scale throughout the pedestrian areas.
Design Features need to be in context for Avon. The applicants will contact the Avon Arts Council for suggestions.
Access and circulation
Sun Road will serve as the primary access to the site.
Staff does not support the direct access from West Beaver Creek Boulevard. The applicant’s traffic report indicates that (unacceptable) Levels of Service E and F will occur at peak
hours from turning movements in and out of this proposed access.
Check-in areas should be consolidated between the hotel and time-share to reduce traffic impacts on Town Streets.
The hotel drop off area on the Sun Road entry may not provide adequate stacking and could result in congestion on Beaver Creek Boulevard. It does not appear to have an adequate turning
radius for vehicles exiting the site, especially larger vehicles such as buses.
Curb cuts on the Sun Road entry must be located so that an efficient circulation system can be developed, including adequate access for emergency vehicles and equipment. Staff strongly
recommends that the drop off areas for Lot B and C have a more unified design and function.
It is not clear that larger vehicles such as buses and delivery trucks can be accommodated.
Loading and service delivery areas are required and must be delineated on the site plans. The plans must show trash enclosure locations for the East Side of site.
All parking spaces must be served by a 24-foot aisle and have adequate back up space.
Plans need to incorporate all streetscape elements matching construction east of the property. There is not sufficient right-of-way on West Beaver Creek Boulevard to accommodate the
landscaping proposed.
Plans should include provisions for a bus stop.
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.
If you have any questions regarding this project or any other planning matter, please call me at 748-4002, or stop by the Community Development Department.
Respectfully submitted,
Karen Griffith, AICP
Town Planner