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PZC Packet 060491rMl STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 Deer Ridge Subdivision Landscape Plan Amendment INTRODUCTION_ In December of 1990, Ken Sortland received approval for a final landscape plan for the Deer Ridge Subdivision. A condition of that approval was that an automatic irrigation system be installed to ensure ongoing maintenance of the high water requirement areas. Mr. Sortland would like to amend that landscapF plan approval by deleting the irrigation system. RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action Respectfully submitted, Rick Pylman Director of Community Development PLANNING AND ZONIN3 ACTION Approved as submitted ( ) Approved witij Rec,-)mmended Conditions (x) Approved with Modified Conditions ( ) Continued ( Denied ( ) Withdra Date �`f L� Patty Dixon, Secret ry The Commits on g acted approval to the amendmen to t e landscape plan deleting the irrigation system r STAFF REPORT TO THE PIANNING AND ZONING COMMISSION June 4, 1991 Lot 87, Block 1, Wildridge Subdivision Specially Planned Area/Zone Change Public Hearing INTRODUCTION Lot 87, Block 1, Wildridge Subdivision is a .58 acre lot located at 2431 Old Trail Road. The lot was originally zoned for four-plex development, but two Development Rights have been transferred off of Lot 87, leaving only two Development Rights. Lot 87 and the adjacent property, the Deer Ridge Subdivision are both owned by Ken Sortland. The Deer Ridge Subdivision was formerly described as Lot 89, Block 1, and was also zoned for four-plex development. Mr. Sortland transferred two Development Rights from Lot 87 to Lot 89 and then rezoned Lot 89 to three duplex units. Mr. Sortland is now asking to transfer two Development Rights back onto Lot 87. The Development Rights are currently assigned to Lot 94, Blcok I, Wildridge, and Lot 14, Block. 1, Wildridge. Both of these lots arm duplex lots upon which single family homes have been built. The original transfer of two Rights from Lot 87 to Lot 89 was based upon the suitability of the two lots for development. While both lots were zoned for four units, Lot 87 is substantially smaller, and is further constricted by two front setback requirements and steep slopes along the roadway. Lot 89 is a larger and more buildable property. The staff supported this original request because of the overall benefit to the two lots combined. The action requested today will result in a return of four unit zoning to Lot 87 while Lot 89 will continue to develop as three duplex lots. The staff is concerned that this level of development will now have a greater impact upon the area. The replacement of two Development Rights on Lot 87 removes the benefit derived from the previous shift. Since Lot 87 was originally assigned four Development Rights it is difficult to say that this request is inappropriate as it relates to Lot 87. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 Lot 87, Block 1, Wildridge Subdivision Specially Planned Area/Zone Change Public Hearing Page 2 of 4 However, when taken in context with Mr. Sortland's adjacent development the staff feels that this request is inappropriate due to the reasoning that the "upzoning" of Lot 89 was justifiable because it balanced with the "downzoning" of Lot 87. The previous action of Mr. Sortland tied these two lots together and it is no longer appropriate to review each lot on its own individual merits. STAFF COMMENTS The Staff ,acommends that the following criteria be used in evaluating a SPA Amendment. 1. That the proposed amendment is consistent with the efficient development and presention of the entire Specially Planned Area. COMMENT: If Lot 87 is reviewed alone, on its own merits, then, yes, this proposed amendment is consistent. Lot 87 was originally zoned for four units and the request is to change that zoning from the two units zoning currently assigned to four unit zoning. However, as previously stated, the staff feels that reviewing this lot on its own merits is no longer viable. Previous zoning actions have related this lot to the adjacent Lot 89. In content then, the staff feels that the combination of ten units in five duplex structures is not cons -":;tent with the original zoning of this area, or with the rest of the Wildridge SPA. 2. That the proposed amendment does not affect in a substantially adverse manner either the enjoyment of the land abutting upon or across the street from the Specially Planned Area or the public interest. COMMENT: This proposal would result in an overall increase in density on the two lots Mr. Sortland owns. The previous request shifted units around, but did not increase the total. This increase does have the potential to adversly impact the adjacent properties. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 r - Lot 87, Block 1, Wildridge Subdivision Specially Planned Area/Zone Change Public Hearing Page 3 of 4 STAFF RECOMMENDATION Staff recommendation for this request is for denial. This request will result in an increase in density in this area for which the staff feels no justification. If Mr. Sortland's original request for these two, four unit lots had been to rezone them into five duplex lots the staff recommendation would have been for denial. Although this request has taken a less direct route, the end result is the same. RECOMMENDED ACTION 1. Introduce Applic,ition 2. Presentation by Applicant; 3. Open Public Hearing 4. Close Public Hearing 5. Council Review/Discussion; 6. Council Action Respectfully submitted, Rick Pylman Director of Community Development STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 40 Lot 87, Block 1, Wildridge Subdivision Specially Planned Area/Zone Change Public Hearing Page 4 of 4 0 a PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with recommended conditions ( ) Approved with modified conditions ( Continued ( ) Denied (x) Withdrawn ( ) Date Patty Dixon, Sfcret y The Commiss on de ied the SPA zone change, citin the staff concerns that this would increase density in the area. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 Lot 87, Block 1, Wildridge Subdivision Lot 94, Block 1, Wildridge Subdivision Lot 14, Block 3, Wildridge Subdivision Special Review Use To Transfer Two Development Rights Public Hearing INTRODUCTION Mr. Ken Sortland is requesting a Special Review Use to transfer two Development Rights on to Lot 87, Block 1, Wildridge. lot 87 was originally assig-gid four Development Rights. Last year Mr. Sortland transferred two of those rights to his adjacent property, Lot 89, Blook 1, Wildridge. He is now requesting to transfer one Development Right each, from two existing duplex lots back to Lot 87. The duplex lots, Lot 94, Block 1, Wildridge and Lot 14, Block 3, Wildridge, have each been developed with a single family residence and therefore have an available Development Right. In November of 1990, Mr. Sortland transferred two of the four original Development Rights or. Lot 87 to Lot 89, his adjacent property. The argument for that request was that since the lots were adjacent there would be no overall impact to the area, in terms of density, and that Lot 89 was larger and had less develooment constraints than Lot 87. Lot 87 is .58 of an acre, is a corner lot and therefore subject to two front setback requirements and also has some areas of steep slope. The transfer of two more Development Rights into this area does now increase the density of those two lots. STAFF COMMENTS The Commission should consider .:he following in conjunction with this request: 1. The proposed use otherwise complies with all requirements imposed by the Zoning Code. COMMENT: This request is accompanied by an SPA Amendment request and is therefore in compliance with Zoning Code requirements. r - STAFF REPORT TO THE PLANNING AND ZONING COMMISSION Page 2 of S Lot 87, Block 1, Wildridge Subdivision Lot 94, Block 1, Wildridge Subdivision Lot 14, Block 3, Wildridge Subdivision Special Review Use To Transfer Two Development Rights Public Hearing 2. Whether the proposed use is consistent with the objectives and purposes of this Zoning Code and the applicable zoning district. COMMENT: The staff believes that this request is not consistent with the Wildridge SPA. The addition of density to this area is not appropriate to the neighborhood or to the SPA in general. 3. Whether the proposed use is designed to be compatible with surrounding land uses and uses in the area. COMMENT: The previous action approved on Lot 87 was based upon a review of the two lots together. The addition of outside Development Rights to this property is not compatible with tha intent of that previous action, nor with the original designated uses. STAFF RECOMMENDATION Staff recommendation for this request is for denial. The transfer of additional Development Rights to this area creates a density that is not appropriate or compatible with the site or with previous action. If this request is approved, the Town of Avon would request that as a condition of approval all outstanding special assessments associated with the three lots involved be paid in full prior to the effec,:ive transfer. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION Page 3 of 3 Lot 87, Block 1, Wildridge Subdivision Lot 94, Block 1, Wildridge Subdivision Lot 14, Block 3, Wildridge Subdivision Special Review Use To Transfer Two Development Rights Public Hearing RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Open Public Hearing 4. Close Public Hearing 5. Commission Review 6. Commission Action Respectfully submitted, VCC � Rick Pylman Director of Community Development PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with recommended conditions ( ) Approved with modified conditions ( ) Continued ( ) D nied (X) Wit"r n ( ) Date C Secretary The Commis Block 1, from Lot 94, Block 1 and Lbt/14 Block 3 Wildridge c atingtbat the transfer of additional development rights to this arpa rrPatac a den ity that is not appropriate or compatible with the site or with previous action. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 Lot 1, Wildridge Acres Subdivision Steve Riden for Bob Kedrowski Bloomfield/Moen Residence Final Design Review INTRODUCTION Steve Rider, on behalf of Bob Kedrowski, is proposing to construct a single family residence on Lot 1, Wildridge Acres Subdivision. Lot 1 is .23 of an acre (9,906 square feet) and is located on the corner of O'Neal Spur and Shepherd Ridge. The building has a floor area of 2,275 square feet, not including garage, and a maximum height of 31 feet. The proposed landscape plan for this lot substantially complies with the overall landscape plan for Wildridge Acres. Drip irrigation to all trees is proposed. The building is a three story, wood frame huilding with gable roofs. Exterior building materials include 8" cedar siding, stucco, clad windows, and masonite shingles (Woodroof). The driveway will be finished with asphalt. Color and material samples will be presented at the meeting. STAFF COMMENTS The Commission shall consider the following items in reviewing the design of a proposed project: 5.11 - The conformance with the Zo,.ing Code and other applicable rules and regulations of the Town of Avon. COMMENT: This proposal is in conformance with the Avon Zoning Code and other applicable rules regulations of the Town. 6.12 - ';he suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to be located. COMMENT: the building materials proposed are very suitable with Wildridge Acres. The site itself is reasonably flat and very conducive to building. .-, '` ^ ^. o STAFF REPORT TO THE PLANNING AND ZONING COMMISSION Page 2 of 3 Lot 1, Wildridge Acres Subdivisior Steve Riden for Bob Kedrowski Bloomfield/Moen Residence Final Design Review 6.13 - The compatibility of the design to minimize site impacts to adjacent properties. COMMENT: The siting and landscaping of the bu lding is sympathetic to the adjacent residential property. All grading will be contained within lot lines. 6.14 - The compatibility of proposed improvements with site topography. COMMENT: It appears that this relatively flat lot will need to be reworked quite a bit to accomodate the proposed walk -out basement. The lot itself seems more conducive to the construction of building without a walk -out basement. 6.15 - The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. COMMENT: The appearance of this residence from neighboring properties and public ways seems acceptable, however, it should be noted that the location of this lot (on the corner of O'Neal Spur and Shepherd Ridge) makes it one of the most visible lots to surrounding properties. 6.16 - The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired. COMMENT: Staff sees no conflict with this criteria. 6.17 - The general conformance of the proposed improvements with the adopted Goals, Policies and Programs of t i•e Town of Avon. COMMENT: The proposal is in general conformanc,3 with adopted Goala., Policies and Programs of the Town of Avon. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION Page 3 of 3 Lot 1, Wildridge Acres Subdivision Steve Riden for Bob Kedrowski Bloomfield/Moen Residence Final Design Review STAFF RECOMMENDATIONS Staff recommends approval of this design review application with the following conditions: 1. Final Design Review Board approval of proposed building colors. RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action Respectfully submitted , Jim Curnutte Planner PLANNING AND ZONING ACTION Approved as submitted ( Approved with Recommended Conditions ( Approved with Modified Conditions ( ) Continued ( ) Denied ( ) Withdrawn ) Date Patty Dixon, Secretary The Commission qran ed final design approval wit the recommendation that the Chami color be used on the garage door. - _ M C --1� .+w, STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 Lot 3, Wildridge Acres Subdivision Steve Riden for Bob Kedrowski Hancock Residence Final Design Review INTRODUCTION Steve Riden, on behalf of Bob Design Review of a single Wildridge Acres Subdivision. square feet) and is located floor area of the building maximum building height is 35 STAFF COMMENTS Kedrowski is requesting Final family residence on Lot 3, Lot 3 is .19 of an acre (8,161 at 2804 Shepherd Ridge. The is 2,397 square feet and the feet. The Commission shall consider the following items in reviewing the design of a proposed project: 6.11 - The conformance with the Zoning Code and other applicable rules and regulations of the Town of Avon. COMMENT: This proposal is in conformance with the Avon Zoning Code and other applicable rules regulations of the Town. The maximum floor area for buildings in Wildridge Acres is 2,400 square feet. Although submitted at 2,665 square feet, the house has subsequently been reduced in size to meet code. 6.12 - The suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to be located. COMMENT: The building will utilize the same building materials used on all of the Wildridge Acres homes (cedar siding and stucco with masonite shingles). Staff would suggest that the 12' driveway width be increased slightly. 6.13 - The compatibility of the design to minimize site impacts to adjacent properties. COMMENT: The siting and landscaping of the building is sympathetic to the adjacent residential property. All grading will be contained within lot lines. This particLOlar lot is one of the most northwestern lots in Wildridge Acres and should not have a definable impact on surrounding properties. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION Page 3 of 4 Lot 3, Wildridge Acres Subdivision Steve Riden for Bob Kedrowski Hancock Residence Final Design Review 6.14 - The compatibility of proposed improvements with site topography. COMMENT: The property slopes toward the northwest at approximately 27%. The house will have a walk -out basement, which seems to work well with this lot. 6.15 - The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. COMMENT: The appearance of this residence from neighboring properties and public ways seems acceptable. 6.16 - The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired. COMMENT: Staff sees no conflict with this criteria. 6.17 - The general conformance of the propered improvements with the adopted Goals, Policies and Programs of she Town of Avon. COMMENT: The proposal is in general conformance with adopted Goals, Policies and Programs of the Town of Avon. STAFF RECOMMENDATIONS Staff recommends approval of this design review application with the following conditions: 1. The building permit construction drawings must include the changes to the building as highlighted on the design review drawings. These changes reduce the floor area of the building from 2,665 square feet to 2,397 square feet. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION Page 4 of 4 Lot 3, Wildridge Acres Subdivision Steve Riden for Bob Kedrowski Hancock Residence Final Design Review RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action Respectfully submitted, Al;t' a� Jim Curnutte Planner PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with Recommended Conditions (X) Approved with Modified Conditions i ) Continued ( ) Denied ( ) Withdrawn Date Patty Dixon, Secretar The Commi cion granted final design ao rov 1 wit the following conditions: 1. The entrance of the driveway be widene that the width be determined by staff and receive staff approval; 2. At the time of _ building permit, the actual set of working drawings reflect the revisions to the drawings. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 Lot 6, Block 1, Wildridge Subdivision Bob Borchardt and Susan Cary Sage Villas at Wildridge Townhomes Conceptual Design Review INTRODUCTION Bob Borchardt and Susan Cary (Cary Builders, Inc.) are requesting conceptual design review for a proposed six unit townhouse project (Sage Villas at Wildridge) on Lot 6, Block 1, Wildridge Subdivision. Lot 6 is 0.68 of an acre in size and is located in a predominantly multi -family area of Wildridge (3028 Wildridge Road). Each of the six units is approximately 1,700 square feet in size and includes a one car enclosed garage. All units gill have redwood decks in the rear instead of the concrete oatios _Lrrently shown on the site plan. The property does have adequate parking (two per unit, plug three guest soaces). Each unit will have a gas fireplace. The exterior of the building will be finished with stucco. Cedar shakes will be utilized on the roofs. More information regarding proposed materials and colors will be presented at the meeting. Although the placement and diversity of landscaping on the property appears to be adequate, no sizes are specified. In addition, no information has been provided regarding trash dumpster screening, project signing, or finish treatment of exposed foundation walls. Access to this project is via the Suncrest Townhomes driveway which is located on Lot 7 to the north. No evidence has been provided to date to indicate that the owners of Lot 7 have agreed to the use of their driveway. The proposed placement of the access to this project appears acceptable to staff because it will not require an additional driveway cut, however, owner permission for permanent use is required. STAFF COMMENTS As this is a conceptual review, no formal Staff recommendation will be presented at this time. STAFF REPORT TO THE FPLANNI14G AND ZONING COMMISSION June 4, 1991 Lot 6, Block 1, Wildridge Subdivision Bob Borchardt and Susan Cary Sage Villas at Wildridge Townhomes Conceptual Design Review RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Commission Review/Discussion Respectfully submitted, Jim Curnutte Planner STAFF REPORT TO THE PLANNING AND ZONING COMMISSION; June 4, 1991 Lot 5, Filing 1, Eaglebend Subdivision John Railton for Buz Didier and Chris Morrison Detached Duplex Conceptual Design Review INTRODUCTION John Railton, on behalf of Buz Didier and Chris Morrison, has requested Conceptual Design Review for a proposed detached duplex on Lot 5, Filing 1, Eaglebend Subdivision. Lot 5 is 0.39 of an acre (16,988 square feet) in size, however, slightly less than half of the lot is located beyond the top of the bank of the Eagle River and is therefore unbuildable. The lot is nearly flat. The east unit is approximately 1,750 square feet in size, not counting the 440 square foot two car garage. The west unit has appr-orimately 1,715 square feet of habitable area and a similar size garage. No information has been provided regarding proposed building materials or colors. This project is currently shown to be out of compliance with three portions of the Avon Zoning Code. 1. Def i_n i t_i on of _ Duplex - The Avon Zoning Code defines a Duplex as "a building, containing no more than two dwelling units, sharing a common wall nor less than twenty percent (20%) between both dwelling units or sharing a common ceiling and floor, in whale or in part, connecting two dwelling units". 2. 25 Foot Fronty_ard_ Setback - The final p1at shows that this lot has a 25 foot front yard setback. The site plan however, shows that the garage foundation wall of the west side unit is at 17 feet from the front property line. By adding the 1 1/2 foot building overhang the total encroachment into the front yard setback is 9 1/2 feet. The applicant has submitted an application for a front yard setback variance. 3. Guest Parking in Front Setback - The guest -.arking space for the west side unit is within 10 feet of the front lot line. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 Lot 5, Filing 1, Eaglebend Subdivision John Railton for Buz Didier and Chris Morrison Detached Duplex Conceptual Design Review STAFF COMMENTS Since this is a Conceptual Design Review, no formal starT recommendation will Le provide:). Staff does recommend however, that the above mentioned items be discussed along with a review of the conceptual landscape plan and the deck encroachment beyond the bank of the Eagle River. RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Commission Review/Discussion Respectfully submitted, C� Jim Curnutte Planner r • 40 e STAFF REPORT TO THE PLANNING AND ZONING COMMISSION June 4, 1991 Lot 29, Block 3, Wildridge Subdivision Wilkison Duplex Conceptual Design Review INTRODUCTION Dave Wilkison has requested Conceptual Design Review for a proposed duplex on Lot 29, Block 3, Wildridge Subdivision. Lot 29 is located on the corner of West Wildridge Road and Flat Point. The lot is 0.47 of an acre in size and has a gentle slope (5%) toward the southwest. The proposed building will actually be constructed to more nearly recamble a primary/secondary than a typical duplex. The larger unit is approximately 2,600 square feet and the smaller unit is 1,400 square Feet. This two story building has gable roofs and will be finished with stucco. Cedar shingles are proposed to be used on the roof. The soffits and fascias will be cedar, spruce or fir. Aluminum clad wood windows are proposed. No landscape plan or building colors have been provided to staff for review as of the writing of this report. They will most likely be presented at the Design Review Board meeting. STAFF COMMENTS Since this application is a conceptual review, no formal staff recommendation will be presented. Staff will note however, that the vehicle turn around area from the west side garage appears to be very limited. RECOMMENDED ACTION Introduce Application 2. Appli;;ant Presentation 3. Commission Review/Discussion Respectfully submitted, Jim Curnutte, Planner