PZC Packet 111824AVON PLANNING & ZONING COMMISSION
MEETING AGENDA
MONDAY, NOVEMBER 18, 2024 A�O
PUBLIC MEETING BEGINS AT 5:30 PM
ZOOM LINK: https://us02web.zoom.us/j/85904490083 C 0 L 0 R A D 0
PUBLIC MEETING: 5:30 PM
1. CALL TO ORDER AND ROLL CALL (CHAIRPERSON)
2. APPROVAL OF AGENDA
3. DISCLOSURE OF ANY CONFLICTS OF INTEREST OR EX PARTE COMMUNICATION RELATED TO AGENDA ITEMS
4. PUBLIC COMMENT —COMMENTS ARE WELCOME ON ITEMS NOT LISTED ON THE FOLLOWING AGENDA PUBLIC COMMENTS
ARE LIMITED TO THREE (3) MINUTES. THE SPEAKER MAY BE GIVEN ONE (1) ADDITIONAL MINUTE SUBJECT TO PLANNING AND ZONING
COMMISSION APPROVAL.
5. PUBLIC HEARINGS
5.1. CPA24001 — SUN ROAD REDEVELOPMENT PLAN — JENA SKINNER, PLANNING MANAGER
6. CONSENT AGENDA
6.1. OCTOBER 21, 2024 PLANNING AND ZONING COMMISSION MEETING MINUTES
7. FUTURE MEETINGS
7.1. DECEMBER 9, 2024
7.2. DISCUSSION: MODIFICATION OF THE SCHEDULE 2025
8. STAFF UPDATES
8.1. CITY MARKET GIFT CARDS
8.2. VAIL VALLEY FOUNDATION EARLY CHILDCARE CENTER — REFERRED PZC COMMENTS TO TOWN COUNCIL
9. ADJOURN
MEETING AGENDAS AND PACKETS ARE FOUND AT: WWW.AVON.ORG
AGENDAS ARE POSTED AT AVON TOWN HALL, AVON RECREATION CENTER, ONLINE AND AVON PUBLIC LIBRARY
IF YOU HAVE ANY SPECIAL ACCOMMODATION NEEDS, PLEASE, IN ADVANCE OF THE MEETING,
CALL MATT PIELSTICKER AT 970-748-4413 OR EMAIL MATT@AVON.ORG WITH ANY SPECIAL REQUESTS.
TO: Planning & Zoning Commission
FROM: Jena Skinner, AICP, Planning Manager
RE: PUBLIC HEARING: Sun Road Redevelopment Plan Avon
CPA-23001 Comprehensive Plan Amendment
DATE: November 14, 2024
SUMMARY: Avon Planning and Zoning Commission ("PZC") and the Avon Downtown Development Authority
("Avon DDA") held a joint work session on April 22, 2024. At that meeting, each attendee provided feedback on
the overall framework plans for the Sun Road and East Town Center Redevelopment Plans ("Plan"). Please
note that the East Town Center Plan has been put on hold until after adoption of Sun Road.
At the April meeting, the DDA members requested another opportunity to meet as a board independently, and
additional work sessions were held with the DDA in May, September, and October. On November 4, the DDA
held a public hearing and approved a resolution supporting the adoption of the Plan, which is presented with this
report.
OVERVIEW: The Plan provides an introduction that sets its intentions for redevelopment and includes
details surrounding the existing conditions for this area, a strategic vision for redevelopment, commentary
regarding this redevelopment opportunity, implementation strategies, and design standards and
expectations for the redevelopment. Knowing that redevelopment is available at any time as the existing
zoning is predominantly Town Center (all but Comfort Inn property) and permits the ability for mixed use
development with significant structures of up to 80 feet, having this redevelopment plan will incentivize more
creative, directive, and beneficial Community Housing and economic investment for Avon.
JOINT SESSION RECAP: At the April 22, 2024, joint work session, the PZC and DDA members all shared
their initial thoughts and opinions of the framework options presented. The following comments/questions
were expressed by DDA members:
Sun Road Comments
• "Full Redevelopment" option is preferred.
• It is the most flexible option.
• Pedestrian connectivity to West Town Center must be considered.
• Design should reflect the site as a "gateway."
• Parking, housing, and commercial businesses are important considerations.
General Comments
Parking Study and Traffic Study should be considered as part of Implementation Plan & next steps.
Design parameters vs. reliance on current zoning (e.g. density limitations may be needed; code
may need to be updated).
Zoning and potential re -zonings should be reviewed.
Since Staff met with the Planning Commission, the draft Sun Road Redevelopment Plan has evolved. This
report (1) highlights changes and additions of concepts and designs principles in the Sun Road Plan
compared to past discussions, (2) highlights policy questions for input and direction, and (3) includes a
recap of past direction and project goals.
970-748-4023 jskinner@avon.org
Page 1 of 7
CHANGES AND ADDITIONS SINCE THE WORK SESSION:
Regional Transit Center Concept. The most significant change since the inception of this Plan is
the introduction of a regional transit center use in the draft Sun Road Plan. Staff recently learned
that the success of Bustang and Pegasus has resulted in a near four -fold planned increase in trips
by winter (i.e. 2-3 trips per day to 12-15 trips per day). We have also learned that CORE Transit
ridership has increased by 60% since formation and adoption of fare free transit routes from Eagle
to Vail. In looking ahead, Avon Station appears to be too small for this increase in bus service to
Avon. Additionally, Avon Station lacks in public restrooms and adequate shelters for all stops.
Additional Neighborhood Commercial. The Sun Road Plan anticipates and encourages
additional neighborhood commercial such as casual dining, coffee shops, retail and personal
services. The additional neighborhood commercial is contemplated to serve a residential population
with the Sun Road Plan redevelopment, visitors and residents nearby the Sun Road Plan area, and
transit riders who will come through the regional transit center. The additional neighborhood
commercial development is intended to increase activation, enhance placemaking, and increase
property tax and retail sales tax revenues that can support redevelopment.
• Design Standards. Design standards and expectations are defined in more detail with the intention
to add pictures and graphic designs to depict examples of acceptable design.
POLICY QUESTIONS: Staff recommends the PZC consider the following points for discussion:
• Are our Redevelopment Goals sufficient?
• Are our housing goals to maximize full-time residential density clear?
• Have we addressed the mitigation of the relocation or displacement of existing uses adequately?
• Do you agree that the Plan incorporates high quality architectural design and high -quality urban
design and
• Is our goal to target the establishment of a new Regional Transit Hub (Transit Oriented
Development) the highest use for this site?
• In general, are these appropriate high level goals for the Sun Road Plan area?
PLAN OBJECTIVES: Plan Objectives are set forth as follows:
• Promote redevelopment to create a vibrant urban neighborhood.
• Maximize Community Housing and achieve or exceed a minimum of 50% of residential
development in the Sun Road Plan area as full-time, primary residential use.
• Incorporate safe and attractive pedestrian access throughout the neighborhood and connecting to
adjacent areas.
• Establish a new regional transit hub to replace Avon Station.
• Incorporate high quality urban design and sustainable development practices.
• Support public -private strategies to construct public parking.
• Include an attractive public plaza with public art that supports adjacent civic and commercial uses.
• Include functional traffic design that maximizes efficiency for ingress and egress for the Plan area
• Ensure infrastructure capacity will support new redevelopment.
• Identify options for financial support and partnerships to incentivize redevelopment, including but
not limited to use of the Avon URA Avon DDA and state and federal grants.
• Achieve all -electric, energy efficient design
CPA24001 — Sun Road Redevelopment Plan
November 14, 2024 - DRAFT
Page 2 of 7
Explore feasibility of district heating utilizing Avon's heat recovery system
• Are these appropriate Plan objectives?
Comfort Inn Zoning. The current zoning for the Comfort Inn property is Residential High Density
Commercial (RH-C) which is labelled as a retired zoning district. The Sun Road Plan should identify
the proposed updated zoning for this parcel. Two options include Town Center zoning, which would
be the same as the U.S. Post Office, Walgreen's and FirstBank lots and Mixed -Use Commercial
zoning, which has a 60' building height rather than an 80' building height but allows all the same
uses as Town Center zoning. I recommend the Mixed -Use Commercial zoning as more appropriate
transition zoning from Town Center to the Green Briar multi -family development to the west which is
zoning Residential Low Density with a 35' building height.
• What is appropriate future zoning for Comfort Inn property?
Concept Alternatives/Preferred Concept. Chapter 4 outlines three concept alternatives. The
revision to include a regional transit center lends itself to a stronger statement of the preferred
concept alternative.
• Should the Plan document include and depict the preferred concept?
Vacate Sun Road. The draft Sun Road Plan includes direction to vacate Sun Road and reallocate
the 0.61 acres as follows:
• Widen sidewalk area along Avon Road to create an 8' landscape bed for trees and shrubs to
serve as a buffer to Avon Road and create opportunity for wider sidewalk.
• Widen the right-of-way along West Beaver Creek Boulevard between Avon Road and existing
Sun Road intersection with West Beaver Creek Boulevard to allow for regional transit center.
• Create a round -about or turn -around near the existing intersection of Sun Road
with West Beaver Creek Boulevard.
• Create a public plaza fronting on West Beaver Creek Boulevard that provides an
area for increased commercial frontage, pedestrian activation and place making.
• Are these appropriate design goals for reallocation of Sun Road?
PROCESS: With the understanding that the Sun Road Redevelopment Plan is an extension of the
Comprehensive plan- much like the Avon Housing Plan, and, this area is within the boundary of the
Avon DDA, Staff has held multiple meetings with the DDA and a joint work session with the PZC to date.
The Avon DDA Board of Directors are tasked in considering whether adoption of the Sun Road
Redevelopment Plan supports or advances the purposes of the DDA Plan, DDA Statutes, or Avon
Comprehensive Plan as required by AMC Section 4.12.030. On November 4th, the DDA approved a
resolution taking action to adopt the Sun Road Redevelopment Plan as required by AMC Section 4.12.020.
The next step in the process requires the PZC to make a recommendation to Town Council ("Council"), who
adopts this Plan via Ordinance.
DDA ADOPTION STAFF PZC TOWN COUNCIL
November 4, 2024 ANALYSIS & PUBLIC HEARING ORDINANCE &
REPORT RECOMMENDATION PUBLIC HEARING
/, November 18/24 TBD 2025
December 9/24 j
PUBLIC NOTIFICATION: The Application was publicly notified in the Vail Daily on November 6, 2024. No
CPA24001 — Sun Road Redevelopment Plan
November 14, 2024 - DRAFT
Page 3 of 7
public comments have been received.
OPTIONS: The PZC has the following options with the Application:
• Recommend Approval of the Plan, as drafted
• Recommend Approval of the Plan, with changes
• Continue the Public Hearing to a specific date
• Recommend Denial of the Plan, with findings
DISCUSSION: The PZC is acutely aware of the difficulties the workforce is experiencing regarding housing.
Whether it's the need for housing (new units) or that our existing code does not recognize what design
elements are needed or not necessary with certain types of housing (e.g., decreased parking or an increase
in building heights), by having the Sun Road Redevelopment Plan in place provides developers an
expectation. Avon gains an additional tool to have in the toolbox. In creating a framework through this Plan
that does not explicitly demand implementation of a pre -designed site plan, redevelopment should come to
fruition without compromising creative design potential or limiting flexibility in new projects.
PLANNING ANALYSIS: The following section includes the applicable commentary and analysis for
CPA24001 (Comprehensive Plan Amendment).
COMPREHENSIVE PLAN AMENDMENT: REVIEW CRITERIA. The PZC shall use the following review
criteria as the basis for recommendations and decisions on applications to amend the Avon Comprehensive
Development Plan:
(1) The surrounding area is compatible with the land use proposed in the plan amendment or
the proposed land use provides an essential public benefit and other locations are not
feasible or practical;
Staff Response: This amendment does not affect areas of the Town that are not suitable for
development; the amendment more actively promotes a more effective use of this area of Avon for
Community Housing, an essential public benefit to the community, and increased economic
redevelopment benefitting newly created housing and visitors staying at nearby hotels, the overall
vitality of Avon by reinvigorating this underdeveloped and dated area, and in creating a regional transit
hub.
(2) Transportation services and infrastructure have adequate current capacity or planned
capacity, to serve potential traffic demands of the land use proposed in the plan
amendment;
Staff Response: This plan amendment does not largely affect infrastructure, rather, has the potential
to improve infrastructure within this area. Land use applications will still necessitate review by Staff
prior to proceeding into construction, and all impacts and nuances will be examined at that time. This
amendment simply updates Avon's direction towards increasing Community Housing in a site that is
primed for redevelopment as a use by right.
(3) Public services and facilities have adequate current capacity or planned capacity to serve
the land use proposed in the plan amendment;
Staff Response: This amendment does not alter the boundaries of the Town and affects existing
parcels within town limits that have been included/planned for in capacity estimates for development.
CPA24001 — Sun Road Redevelopment Plan
November 14, 2024 - DRAFT
Page 4 of 7
When a specific development application is proposed, impacts will be further assessed to see if any
modifications would be necessary for service. This includes water and sewer, as well as broadband
services.
(4) The proposed land use in the plan amendment will result in a better location or form of
development for the Town, even if the current plan designation is still considered
appropriate;
Staff Response: Having Community Housing as a targeted land use, infused with redevelopment and
reinvigoration of Avon supports this finding and ratifies that mixed -use is the most appropriate form of
development (redevelopment).
(5) Strict adherence to the current plan would result in a situation neither intended nor in
keeping with other key elements and policies of the plan;
Staff Response: This amendment supports this finding as it reflects a recent endeavor to change the
development pattern from low -intensity or underdevelopment to highly desirable redevelopment with
focus on a transit oriented development ("TOD'). Council recognized that there should be
Comprehensive Plan support for appropriate redevelopment a sounder approach in guiding developers
in creating Community Housing and transit development assets in appropriate locations, like in the heart
of Avon.
(6) The proposed plan amendment will promote the purposes stated in this Development Code;
Staff Response: Furthering the Comp Plan by creating sub -area redevelopment plans is a compatible
action in looking at ways to increase housing efforts in Avon. Updating the Comp Plan in this manner
supports and or allows both documents to correspond with each other, strengthening the planning
process and review of pending development resulting in achieving assets that Avon desires.
(7) The proposed plan amendment will promote the health, safety or welfare of the Avon
Community and will be consistent with the general goals and policies of the Avon
Comprehensive Plan.
Staff Response: This amendment updates and clarifies current goals and policies of the Town of
Avon, with revitalization projects. Creating a specific area plan as an extension of the Comp Plan is in
the interest of Avon and promotes the health, safety, and welfare of the Avon community on a larger
scale by providing new development with direction and expectation without stifling creativity. The Mixed -
Use principles of the Sun Road Redevelopment Plan are in conformance with the Mixed Use land use
designation for the area, as identified in the Future Land Use Map of the Comp Plan.
GENERAL REVIEW CRITERIA: Conformance with General Review Criteria in AMC §7.16.010(f)(1),
General Criteria, which provides criteria that are applicable to all development applications:
(1) Review Criteria. The reviewing authority shall be Director when the Director has the authority
to administratively approve a development application. The reviewing authority shall be the
PZC and/or Town Council for all development applications which are subject to public
hearing. The reviewing authority shall review development applications for compliance with
all relevant standards and criteria as set forth in the specific procedures for the particular
CPA24001 — Sun Road Redevelopment Plan
November 14, 2024 - DRAFT
Page 5 of 7
application in this Development Code, as well as the following general criteria which shall
apply to all development applications:
(i) The development application is complete;
(ii) The development application provides sufficient information to allow the reviewing
authority to determine that the development application complies with the relevant
review criteria;
(iii) The development application complies with the goals and policies of the Avon
Comprehensive Plan; and
(iv) The demand for public services or infrastructure exceeding current capacity is
mitigated by the development application.
Staff Response: This Comp Plan Amendment is complete. Staff believes sufficient information
exists to allow the PZC and Council to review this application with the applicable review criteria.
This Comp Plan Amendment application will not create impact demands for public services or
infrastructure as a recommending document, as it is not a development application. All impacts of
redevelopment will come forward as projects develop. At this time, there is no indication that the
Sun Road area will not be able to be redeveloped with mitigation.
Specific to (iv), the General Review Criteria provisions are geared towards development applications,
to ensure that a new development plan will not injure or cause major disruptions for existing
development. This Plan acknowledeges the need to pursue further investigation of the carrying
capcity of the area and discover what will need to occur to support redevelopment. Staff will seek
grant funding for this due diligence in 2025.
RECOMMENDED FINDINGS:
C PA24001:
1. The proposed amendment to the Comp Plan by way of creating the Sun Road Redevelopment
(sub -area) Plan- as an extension of the Comp Plan, is both compatible with the goals and policies of
the entirety of the Avon Comprehensive Plan while recognizing that Avon has unique needs that
requires a thoughtful framework (like this Plan) to achieve a well -planned and copesetic
redevelopment.
2. This amendment complies with the Review Criteria outlined in Section §7.16.030(c) of the
Development Code, and offers increased support for Community Housing efforts and protections for
one of Avon's gateway areas.
3. The proposed amendment bolsters the purpose statements of the Development Code in increasing
its support for Community Housing coupled with the expectation of implementing good design; and
4. The proposed amendment promotes the health, safety, and welfare of the Avon Community by
supporting a stable economic community with opportunities for Community Housing for families and
young professionals.
CPA24001 — Sun Road Redevelopment Plan
November 14, 2024 - DRAFT
Page 6 of 7
GENERAL CRITERIA FINDINGS:
1. The development applications are complete.
2. The development application provides sufficient information to allow the reviewing authority to
determine that the development applications comply with the relevant review criteria.
The development applications comply with the goals and policies of the Avon Comprehensive Plan;
and
4. The demand for public services or infrastructure exceeding current capacity does not require
mitigation at this time and with the adoption of the Sun Road Redevelopment Plan as there is no
development application accompanying this Comp Plan Amendment that results in a physical
project that utilizes public services or infrastructure.
PROPOSED MOTION: I recommend approval of Adopting the Sun Road Redevelopment Plan as an
extension of the Comprehensive Plan, based on §7.16.030, Comprehensive Plan Amendments and
§7.16.010(f)(1) General Criteria (for an application), as presented and outlined in the Staff report."
Thank you, Jena
ATTACHMENT A: Proposed Sun Road Redevelopment Plan
CPA24001 — Sun Road Redevelopment Plan
November 14, 2024 - DRAFT
Page 7 of 7
SUN ROAD
REDEVELOPMENT PLAN
4ejr1o.,;'IaEVAIrL!
SUN ROAD REDEVELOPMENT PLAN
DRAFT 11114/2024
Avon
C O L O R A D O
BLANK INSIDE COVER
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 2 of 55
ACKNOWLEDGEMENTS
Town Council
Rich Carroll
Chico Thuon
Tamra Nottingham -Underwood
Lindsay Hardy
Ruthie Stanley
Gerry Brooks
Kevin Hyatt
Planning + Zoning Commission
Olivia Cook
William Glaner
Brad Christianson
Kevin Hyatt
Anthony Sekinger
Nicole Murad
Downtown Development Authority
Marcus Lindholm
on
Tony Emrick, Elected Chairperson
William Glaner
Scott Tarbet
Wayne Hanson
Matthew Fitzgerald
Chris Neuswanger, Elected Secretary
Brandt Marott, Elected Vice -Chairperson
Gregg Cooper
Councilor Rich Carroll
Councilor Chico Thuon, Alternate
Town Manager 1 Community Development
Eric Heil
Matt Pielsticker, AICP
Jena Skinner, AICP
Max Morgan
Emily Block
Consultant Team
DTJ Design
JVA Engineering
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 3 of 55
TABLE OF CONTENTS
EXECUTIVE SUMMARY
A. Executive Summary
B. Redevelopment Vision
C. Displacement Mitigation
D. Avon Investment Strategy
CHAPTERI: INTRODUCTION
A. Introduction
G.
Plan objectives
B. Study Area
H.
Role of the Sun Road Plan
C. Adjacent Development Potential
1.
Conceptual Framework
D. Key Stakeholders
J.
Scale + Massing Examples
E. Sun Road Plan Area
K.
Design Priorities
F. Process
CHAPTER 2: EXISTING CONDITIONS
A. Existing Land Use
E.
Transit
B. Zoning + Zone Districts
F.
Parking
C. Water Accounting
G.
Public Realm + Open Space
D. Access / Circulation
H.
Infrastructure
CHAPTER 3: STRATEGIC VISION
A. Introduction
E.
Improved Street System
B. Planning Principles
F.
Town Core Activation
C. Community Housing
G.
Coordination with Existing Plans
D. Land Use Mix
CHAPTER 4: REDEVELOPMENT OPPORTUNITY
A. Introduction
B. Propensity for Redevelopment
C. Concept Alternatives
D. Preferred Concept Plan
CHAPTER 5: IMPLEMENTATION STRATEGIES
A. Introduction
B. Strategy
C. Implementation Timeline
CHAPTER 6: DESIGN STANDARDS AND EXPECTATIONS
APPENDICES
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 4 of 55
EXECUTIVE SUMMARY: The Sun Road Redevelopment Plan ("Sun Road Plan") is a sub -area plan that
establishes planning goals and investment strategies to promote redevelopment of an approximate 8-acre
area centrally located in the Town Core on the southwest corner of the I-70/Avon Road Interchange. The
Sun Road Plan area is substantially underdeveloped under the Town Center zoning which allows high -
density mixed -use development. The central location, proximity to Harry A. Nottingham Park, and
convenient access to Avon Road and the 1-70 interchange presents a unique opportunity for a high -quality
redevelopment project that incorporates residential density into the Town Core.
This Sun Road Plan document explains the planning process, existing conditions, the strategic vision, the
redevelopment opportunity, implementation process and design standards and expectations. The intent
of this Plan document is to create a well-defined policy document that provides direction for Council, Avon
Planning and Zoning Commission, Avon Downtown Development Authority and Town Staff in order to
promote consistency and alignment of efforts align and to implement the most efficient approach towards
supporting redevelopment. This Plan document also informs existing property owners and users, the
Avon community and potential investors of the background, details and potential that redevelopment of
the Sun Road Plan area offers. The overall combination of desired mixed -uses, required planning and
design, financing and coordination with existing users presents an unparalleled complexity in community
planning. However, successful redevelopment of the Sun Road Plan area and implementation of the
vision described in this Plan has the potential to create an unparalleled pedestrian and transit oriented
development that will positively contribute to the Town Core and Avon community for many generations.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 5 of 55
REDEVELOPMENT VISION: Avon envisions mixed -use redevelopment
with 70,000+ sq.ft. of ground floor commercial space and approximately
[150-300] deed restricted Community Housing units. Buildings should be
built adjacent to the sidewalk in a traditional downtown mixed -use urban
manner. Parking will be located behind the buildings in an above grade
parking structure or located below the buildings. The Sun Road right-of-way
is anticipated to be vacated and the square footage of this area — 26,200 sq.
ft, is expected to be reallocated to additional right-of-way along Avon Road
and West Beaver Creek Boulevard and for a public plaza. A right -in, right -
out vehicle access to the project area is expected to remain in the
approximate location of the existing Sun Road/Avon Road intersection.
Redevelopment of the Sun Road Plan area is expected to accommodate the
existing businesses and public facilities, including Walgreens, FirstBank and
the U.S. Post Office. Other ground floor neighborhood commercial
businesses are appropriate. New development will incorporate best
sustainability practices, including all -electric construction and high energy
efficiency.
Existing Town Center zoning
allows buildings up to 80 feet,
generous site coverage, zero
front yard setbacks and 7.5' side
yard setbacks between
buildings on different lots. The
Avon Development Code has a
Density Bonus process which
allows for increase in building
height, increase in density,
reduction of parking spaces and
reduction of setbacks for
projects that provide
Community Housing, public
amenities and economic value.
SAMPLE LAYOUT:
A sample / potential layout is
provided to the right for
illustration purposes. Actual
development design and
layout will likely vary
DISPLACEMENT MITIGATION: Avon strongly desires to accommodate the interest of existing businesses
and public facilities to remain in the Sun Road Plan area. Avon will closely coordinate with existing property
owners and uses to determine appropriate plans for phasing, sequencing and redevelopment which can
mitigate or minimize the potential impacts resulting from redevelopment. This Sun Road Plan includes
strategies for Displacement Mitigation.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 6 of 55
AVON INVESTMENT STRATEGY: The Sun Road
Plan is located within the Avon Urban Renewal
Authority ("Avon URA"), West Town Center
Investment Area, and the recently formed Avon
Downtown Development Authority ("Avon DDA")
area. Both the Avon URA and Avon DDA have the
authority to collect the increment of new property taxes
from new development in these areas. The amount of
property tax increment revenues from new
construction is directly related to the value of the new
construction. Both the Avon URA and Avon DDA may
provide financial assistance for public utilities; public
plaza, courtyards and pocket parks; Community
Housing; and, potentially parking structures.
The amount of financial contribution towards
Community Housing is determined on a case by case
basis, taking into consideration any limits or
restrictions on rent rates and appreciation on resale.
Avon's goal is to achieve at least 50% of the residential
units subject to Community Housing deed restrictions
with a strong preference for a higher percentage of
Community Housing. Community Housing
development in Avon is eligible for waiver of taxes and
fees (including building permit fees).
RIGHT
Urban Renewal Authority Boundary
BELOW
Downtown Development Authority Boundary
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 7 of 55
I�
Chapter l:
INTRODUCTION
RiF
PURPOSE: This Sun Road Plan establishes a community based plan and vision for the redevelopment of
the Plan area which best supports Avon's Comprehensive Plan goals, the Avon Community Housing Plan,
the West Town Center Investment Plan and the Avon Downtown Authority Development Plan. Existing
development in the Plan area is substantially underutilized compared to development allowed under the Town
Center zoning. Redevelopment of this area presents a unique opportunity to guide and support high density
development to achieve many community goals.
The Sun Road Plan envisions a mixed -use urban neighborhood that includes Community Housing and
neighborhood commercial amenities within easy walking distance to Avon's civic, recreational, retail, and
entertainment uses. This Plan provides the vision and strategies for an economically viable and attractive
residential neighborhood. The Avon DDA Plan recognizes the connection between establishing a critical
mass of full-time residents with viability of ground floor commercial uses. Attractive neighborhood commercial
uses may include restaurants, coffee shops, banking, pharmacy, postal services, personal services and
convenience retail. The Plan also supports high quality public spaces that are integrated into the
development to achieve quality urban design and an attractive, pedestrian -safe environment.
The development of a high -density residential neighborhood in this area significantly advances Avon's
climate action goals by providing severely needed workforce housing near the major job centers of Avon,
Beaver Creek and Vail. The pedestrian access to neighborhood commercial and easy access to fare free
transit is intended to support a lifestyle that is not dependent on daily single -occupancy vehicle use. New
construction is envisioned to utilize all economically viable techniques to reduce or prevent greenhouse gas
emissions, including all electric and high energy efficient construction. Redevelopment of this area also
presents an opportunity for a common heating district which may provide economic efficiencies as well as
reduction of greenhouse gas emissions.
The Sun Road Plan will serve as the
primary guiding document for review and
support of any redevelopment proposals in
the Plan area by the Avon Town Council,
Avon Planning and Zoning Commission,
Avon Downtown Development Authority,
and Avon Staff.
STUDY AREA: The Sun Road Plan area
consists of approximately 8-acres located
in the Town Core on the southwest corner
of the 1-701Avon Road Interchange. The
study area is comprised of four separate
private parcels. The Sun Road Sub Area
currently provides lodging, commercial
retail (banking, drug store and the US Post
Office).
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 9 of 55
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Existing uses adjacent to the Study Area include lodging, residential and a variety of commercial uses. Civic
uses include the Avon Town Hall, Avon Recreation Center and Avon Library.
ADJACENT DEVELOPMENT POTENTIAL: The Sun Road Area is substantially underdeveloped and
without major redevelopment since the Sheraton Mountain Vista development across from the USPS circa
2002. Sheraton Mountain Vista is a time-share hotel with a limited number of small employee housing units.
The third lot (Lot 3) was not developed and was sold to a hotel developer in 2022. Avon approved a hotel
project on Lot 3 in 2023. This 72,422+ sq. ft hotel is slated to have 158 rooms.
Also nearby is the Avon Center. This mixed -use structure is one of Avon's oldest buildings. Much like the
Sheraton Mountain Vista, the "final" phase of this development was never constructed, and this area/lot is
currently being entitled by a local developer for residential purposes, with the potential for short-term rental
opportunities. Lodging and residential development across the street from the Sun Road Plan area is
expected to increase demand for potential neighborhood commercial and personal services.
Lot 3
_77 . .... �11
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 10 of 55
Sun Road
Area
W01
KEY STAKEHOLDERS: Key stakeholders include the property owners and the existing businesses, Avon,
the Avon URA (Town Council) the Avon Downtown Development Authority (an independent body appointed
by Council), and the greater community in general — especially those within walking distance.
Very prominent to this endeavor is the Avon Downtown Development Authority ("Avon DDA"): The Avon
DDA was formally established in 2023. The goal of the Avon DDA is to promote high -quality in -fill
development and redevelopment with the Avon DDA plan area to increase Community Housing and support
successful ground level retail and commercial development. The Avon DDA includes East Town Center,
West Town Center, Nottingham Station, and the valley floor from Post Boulevard to City Market, Walmart,
Home Depot, Traer Creek Plaza, and the Village (at Avon) Planning Area J on north side of the I-70/Post
Boulevard interchange.
SUN ROAD PLAN AREA: I
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The Sun Road Plan area
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properties with different v ���
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2. The United States Postal
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3. Walgreen's Pharmacy
4. FirstBank
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Parcel Land Use
Description
Zoning
Parcel Area
1
Accommodations
Comfort Inn
RH-C Residential High
2.78 acres
Density Commercial
(Retired)
2
Public/Civic
US Post Office
TC - Town Center
2.56 acres
3
Commercial /
Walgreen's
TC - Town Center
1.08 acres
Retail
4
Commercial /
First Bank
TC - Town Center
1.71 acres
Service
8.14 acres
Table _ : Existing Parcel Area
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 11 of 55
PROCESS: The Sun Road Plan was prepared over the course of fourteen
months with participation by the Avon DDA, Planning and Zoning Commission,
Town Council, and the Public (November 2023-January 2024). The Sun Road
Plan incorporates important goals and strategies from the Avon
Comprehensive Plan, Avon Community Housing Plan, Avon Transportation
Plan, West Town Center Investment Plan, Avon Downtown Development
Authority Plan and Eagle County Climate Action Plan. Particular attention was
given to the West Town Center Investment Plan to retain and incorporate
vision, goals, strategies and design principles which are still relevant to the Sun
Road Plan area.
The Sun Road Plan was reviewed by the Avon DDA and Avon PZC. The Avon
DDA held public hearings on and and provided a
recommendation to the Council to adopt this Plan. The Avon PZC held public
hearings on and and provided a recommendation to the
Council to adopt this Plan.
The guidance in this Sun Road Plan is intended to articulate the goals and
vision of the Avon community while acknowledging the importance of
collaboration with private developers. Any prospective development in the Sun
Road Plan area will require subdivision and development plan review under
the Avon Development Code, analysis of potential tax increment revenues,
review of financial investment and commitments by Avon, project review by the
Avon Downtown Development Authority in addition to review by the Avon Town
Council.
REDEVELOPMENT GOALS: The Redevelopment Goals of the Sun Road Plan
are to promote redevelopment of this area into a high density, mixed -use
development which (1) maximizes full-time residential density, (2) mitigates
relocation or displacement of existing uses, (3) incorporates high quality
architectural design and high -quality urban design, and (4) establishes a new
Regional Transit Hub (Transit Oriented Development). The recommendations,
strategies, policies, and programs within this Plan provide direction for
redeveloping the Sun Road area. There are no residential units currently within
the Sun Road Plan area. New residents will support neighborhood businesses
which will create activation, vibrancy and identity for the neighborhood.
Additional commercial uses will also add amenities for residents and visitors.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 12 of 55
Kick-off and
Site Tour
November 2023
Visioning
Workshop
February 2024
Alternatives
Workshop
April 2024
Preferred
Concepts
May 2024
PLAN OBJECTIVES: Plan Objectives are set forth as follows:
• Promote redevelopment to create a vibrant urban neighborhood.
• Maximize Community Housing and achieve or exceed a minimum of 50% of residential development
in the Sun Road Plan area as full-time, primary residential use.
• Incorporate safe and attractive pedestrian access throughout the neighborhood and connecting to
adjacent areas.
• Establish a new regional transit hub to replace Avon Station.
• Incorporate high quality urban design and sustainable development practices.
• Support public -private strategies to construct public parking.
• Include an attractive public plaza with public art that supports adjacent civic and commercial uses.
• Include functional traffic design that maximizes efficiency for ingress and egress
• Ensure infrastructure capacity will support new redevelopment.
• Identify options for financial support and partnerships to incentivize redevelopment, including but not
limited to use of the Avon URA Avon DDA and state and federal grants.
• Achieve all -electric, energy efficient design
• Explore feasibility of district heating utilizing Avon's heat recovery system
ROLE OF THE SUN ROAD PLAN: This Plan provides a guide for Avon, property owners, developers and
investors when designing and evaluating redevelopment projects. Avon recognizes that actual
development design will likely result in different configurations and will require extensive coordination with
existing uses in the Plan area. Development will likely occur in phases, including Plan adoption; land
assemblage, acquisition, and/or partnerships with existing property owners; conceptual designs; updates
to Capital Improvement Plans and financial strategies; updates to the Avon Development Code; soliciting
developers and investors to implement redevelopment; facilitating design review and entitlement process.
The Plan also addresses mitigation of relocation and displacement of current uses to implement the
redevelopment of the Plan area. This Plan should be used to strongly promote the desires uses, urban
design and architecture while recognizing flexibility in layout and phasing to coordinate with existing uses
and investment parameters.
CONCEPTUAL FRAMEWORK: Consensus was established for a full-time resident neighborhood in the
heart of Avon within easy walking distance to civic, recreational, retail, and entertainment. The Plan
identifies community benefits that would be realized with development, including Community Housing,
pedestrian activation and placing making, establishment of a new regional transit facility, and establishing
successfully ground level commercial uses. This Plan recognizes that flexibility in the mix of uses and
design may be required for financial viability.
Land Use Metric Existing Concept
Residential
Accommodations
Commercial
Parking
Civic Plaza
Units
0
180-300
Rooms
150
250
Sq. Ft
62,000
62,000-70,000
Spaces
373
600+
Acres
0
0.2
Fig _: Table _: Estimated Development Program - Disclaimer The Land use tabulations are intended as estimated land use
targets and serve as a conceptual framework only. The estimated targets will vary as future development proposals are considered.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 13 of 55
SCALE + MASSING EXAMPLES
Figs. _ Conceptual Development Massing + Scale Disclaimer: Massing diagrams depict a conceptual framework only and do
not represent a proposed development plan.
- - - - -=ter - ��_-_._------------�_
WPM
i
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 14 of 55
DESIGN PRIORITIES: A series of guiding principles were developed to evaluate concepts for the Sun Road
Plan. The guiding principles evolved into a series of Design Priorities as the project advanced. For example,
developing a mixed income Community Housing strategy and ensuring equitable development that minimizes
small business displacement in the Sub Area was deemed an important overarching principle.
The following six Design Priorities drive the concepts, goals, objectives and design standards for this Sun
Road Plan:
1. Community Housing
a. Increase opportunities for full-time residential occupancy in the Town Core
b. Provide housing types appropriate for urban core environment
c. Strive to maximize rent -capped and price -capped deed restricted units that will remain affordable
over time
2. Pedestrian Experience
a.
Improve attractiveness, functionality and safety of pedestrian routes within the Plan area
b.
Maintain pedestrian connections to adjacent areas
c.
Incorporate a regional transit hub into the Plan area
d.
Integrate a public plaza and public art to enhance pedestrian experience and support activation
and place making
3. Economic
Development
a.
Support redevelopment that enhances vitality of existing uses
b.
Mitigate displacement of existing uses
c.
Add neighborhood commercial uses that appropriately serve existing and planned residents and
visitors in and near the Plan area
4. Avon Authenticity
a.
Retain existing businesses
b.
Provide opportunities for new unique neighborhood businesses
c.
Promote placing making that enhances investment interest and patronage of businesses
5. Public
Space
a.
Create an attractive public plaza that integrates with ground floor neighborhood businesses and
provides an inviting informal space for residents, visitors and regional transit users
b.
Incorporate public art into the public plaza to enhance the interest and attractiveness of this
space
c.
Situate the public plaza for high visibility, maximum solar access, and easy pedestrian access
d.
Integrate the public plaza into the building form design to provide relief and interest to a wall of
buildings fronting the sidewalk
6. Urban Form
a. Maximize or more fully -utilize the development potential permitted under existing zoning
b. Situate buildings with ground floor commercial to front onto the adjacent sidewalks
c. Incorporate quality architecture and design, with particular attention the buildings fronting Avon
Road, West Beaver Creek Boulevard and the public plaza
d. Support ground level neighborhood commercial uses that are accessible to the public, such as
coffee shops, restaurants, bakeries
e. Take advantage of existing views in all directions
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 15 of 55
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EXISTING LAND USE: The Sun Road Plan area is comprised of four parcels on approximately eight (8)
acres. Current development includes (Comfort Inn, 146 rooms) United States Post Office (20,209 sq.ft.),
Walgreens (15,232 sq.ft.) and FirstBank (20,209 sq.ft.). There are no designated Town owned civic park
spaces or residential units within the defined study area.
W
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 17 of 55
Lot Area Building Size
Property Acreage (Sq. Ft(Sq. Ft FAR
Comfort Inn
USPS
Walgreens
1It Bank
Sun Rd ROW
2.78
121,097
290,452
2.4
2.56
1 1 1,514
20,209
.2
1.084
47,219
15,232
.3
1.714
74,662
20,209
.3
0.61
26,203
N/A
0
Existing buildings are generally set -back form the street with parking lots in front, creating a suburban
development form.
Comfort Inn from W Beaver Creek Blvd.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 18 of 55
Avon Post Office from West Beaver Creek Boulevard
[NOTE: We will gather more photos and drone shots when leaves fall]
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 19 of 55
i
Walgreens from the corner of Sun Road /Avon Road
Walgreens from Sun Road
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 20 of 55
w A
-a
1stBank from W Beaver Creek Blvd. 2024
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 21 of 55
ZONING: Properties in the Plan area are currently zoned Town Center (TC) and Residential High Density
Commercial (RH-C, a retired district). Each district defines allowable uses, development standards, and
parking requirements zone, and with TC being the majority zone district, redevelopment will not need a
rezoning to accomplish a new mix of uses in this area, except for the Comfort Inn property. Recommended
zoning change is to Mixed -Use Commercial to allow transition from this urban core area to adjacent 3 story
multi -family structures. If there is a redevelopment opportunity to develop all the residential units as deed
restricted Community Housing units, then a Community Housing zone district (most likely, Community
Housing Mixed -Use or CHMU-1), would be in alignment with this change of use.
In
m
Zoning Districts I
Q Residential Duplex
Q Residential Low Density
d:63 Residential Medium Density
-W Residential High Density
aW Residential High Density Commercial (retired)
+t Neighborhood Commercial
Q Shopping Center (retired)
4 Mixed Use Commercial
+P Town Center
Q Light Industrial and Commercial
4 Public Facility of
Q Park
-W Open Space, Landscaping and Drainage
--? Planned Unit Development
4 CHMD
AF CHHD-1
dr CHHD-2
Ar CHMU-1
4E CHMU-2
ZONE DISTRICTS
00
Avon Plaza
!,� City Market /
/
/
OKI. Depol - / ` ` •-/yi p
� Chapel SVuare
Town Center (TC) (USPS/bank/pharmacy): Purpose Statement: The TC district is intended to provide
sites for a variety of uses such as hotels, commercial establishments, offices, and some residential uses
in a predominately pedestrian environment. The Town Center should be distinguished from other areas
in the Town and serve as the focal point for social, business, and cultural activities. This district contains
the highest intensity of uses and should serve as the major transit destination as well as provide high
levels of pedestrian accessibility. The TC district implements the mixed -use classification of the Avon
Future Land Use Plan.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 22 of 55
Residential High Density Commercial (RH-C) RETIRED (Comfort Inn): This zone district is retired
and may not be utilized for redevelopment of this property.
Mixed -Use Commercial (MC) (recommended for Comfort Inn): Purpose Statement: The MC district
is established to group and link places used for working, shopping, educating and recreating with
residential uses, thereby creating a compact community form. This district allows commercial, office,
civic, townhouse and apartment uses and, along with Neighborhood Commercial, is the preferred
district and development type in Avon. The mostly vertical mix of uses will reduce vehicle trips, relieve
traffic congestion and provide an urbanized, pedestrian environment. MC implements the mixed -use
land use classification of the Avon Future Land Use Plan and should be located adjacent to the Town
Center as a transitional district.
WATER ACCOUNTING: The Sun Road Plan area is underdeveloped compared to existing zoning. Comfort
Inn is the only property that fully utilizes the water allocated. Although there is an additional 159 SFE's to
support new development, full redevelopment will require additional allocation of water rights. Water
conservation standards and regulations for both interior water use and outdoor irrigation are adopted in the
Avon Municipal Code.
This table represents the Single -Family Equivalent (SFE) allocated to each property compared to existing
development pattern:
SFE Water
Property
Allocation
SFE Current Use
Comfort Inn
59.3
59.3
USPS
79.6
2.6
Walgreen's
36.8
5.8
1 sr Bank
56.8
5.8
TOTAL
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 23 of 55
232.5
73.5
SFE Remaining
0
77
31
51
159
ACCESS + CIRCULATION: The existing street network in the Sun Road Plan area includes Sun Road,
West Beaver Creek Boulevard, and Avon Road. Sun Road is a fifty -foot wide right -of way curvilinear street
layout with six -foot -wide sidewalks separated by landscape areas (estimated area is 0.61 acres or 26,203
sf). Sun Road accommodates an estimated 1,300 ADT's. There is no designated on -street parking on Sun
Road. Avon's pedestrian network offers an advantage to visitors and residents, as a walkable town.
p�R 1.12.Ml LE RADIUS `
�1 Nollr
�W Be4fer Creek Bi,.. ♦ `O/
♦ `GS
0 �25-0R 7Nottinghap—
Ir Harry A.
=i
1
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100
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P �
GONDOLA
Fig _ Proximity Image
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 24 of 55
1
I
1
1
TRANSIT: Avon Transit serves both residents and visitors. The Avon public transit system provides year
round fare -free bus around Avon and a season skier bus in the winter for direct access to Beaver Creek Ski
Resort. Avon also has a partnership arrangement to support seasonal gondola service which provides a
connection from the Westin public plaza to the Landing chairlift on the lower Bachelor Gulch side of Beaver
Creek Skit Resort. Avon's Public Transit system provides four local routes that are a convenient way to
access local shops, restaurants, and attractions such as the Avon Recreational Center, Harry A. Nottingham
Park, or the public library, as well for skiers and employees going to Beaver Creek.
LOCAL TRANSIT
The Avon East --Red Line runs every 30-minutes between 6:30am to 10:00pm. The route services the
residential areas in east Avon along Hurd Lane and Hwy 6, including Traer Creek Plaza and Buffalo
Ridge Housing Complex.
The Avon West --Blue Line runs every 30-minutes between 6:28am to 10:00pm. The route services
the residential areas in west Avon along West Beaver Creek Boulevard and Hwy 6, including the Town
Core businesses and Traer Creek Plaza.
9 Harry A.
- Nornngham Pork
G
� G
�Q�� r�
i
Yg \
Figs. _: Typical Seasonal Public Transit Routes
See also Bus Routes and Schedules
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 25 of 55
REGIONAL TRANSIT
In the winter of 1987-88, Avon took over the operation of the regional bus service and continued operation
through intergovernmental agreements until April 2001, when ECO Transit officially assumed day-to-day
operations for regional bus service. In 1994 the funding partners decided to seek a dedicated funding
source (Eagle County transportation sales tax) for regional transportation. As the valley's population had
grown, the demands for transportation had also increased, and this translated into a larger financial
commitment from the funding partners. A ballot initiative for a dedicated funding source was approved
by the voters in November 1995. The Eagle County Regional Transportation Authority was made official
on January 1, 1996.
In November 2022, residents voted to improve the formation of a new regional transportation authority,
the Eagle Valley Transportation Authority ("EVTA") which has since been rebranded as "Core Transit".
Core Transit provides fare -free service to Avon, Edwards, Eagle, Minturn, Red Cliff, Vail, and Beaver
Creek.
PARKING: The Sun Road Sub Area includes a total of 373 surface parking spaces*. Each parcel includes
on -site surface parking and service access. Table XX summarizes the current parking requirements for the
Sun Road Sub Area based on the current Town of Avon Development Code.
*Off street parking only. Sun Road does not include on -street parking along West Beaver Creek
Use Category Use Type Parking Requirement
Residential
Hospitality
Commercial Uses
Dwelling, Multi -Family
Studio: 1 per unit
1 BD: 1.5 per unit
1 BD/DU > 2,500SF: 2 per unit
Guest Parking for Multi-
Family
Varies by # of units
Accommodations
1 per unit
General
4 per 1,000 sf.
Food + Beverage
1 per 60 sf.
Office
3 per 1,000 sf.
Table _ : Current Parking Requirements
Parcel
Block
Land Use
Description
Zoning
Parking
Provided
1
A
Hospitality
Comfort Inn
RH-C
147
2
A
Commercial / Retail
US Post Office
TC
78
3
A
Commercial / Retail
Wal reen's
TC
60
4
B
Commercial / Retail
I First Bank
TC
88
TOTALI
373
Table _ : Existing Parking by Parcel
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 26 of 55
PUBLIC REALM + OPEN SPACE: There are no designated public -owned greenspace areas in the Sun
Road Sub Area today; however, this area is within a 5 minute walk to Harry A. Nottingham Park, Avon's
largest regional park. Private parcels include landscape buffer areas along Avon Road, Sun Road, West
Beaver Creek Boulevard. The existing landscape is comprised of mature vegetation. The adjacent West
Beaver Creek Boulevard was rebuilt in 2018 and updated the streetscape with design with tree -lined streets
and limited on -street parking.
INFRASTRUCTURE: This narrative provides information on the existing infrastructure within the plan
boundaries and addresses known existing domestic water and sanitary sewer mains. The Sun Road area
includes the area north of West Beaver Creek Boulevard adjacent to Sun Road. The East Avon area includes
the area east of Avon Road, south of 1-70, west of Chapel Alley and north of the railroad tracks. The narrative
is based on available recent site information (previously completed site survey) and preliminary based on as -
built information received from the Town of Avon.
Domestic Water. In the Sun Road area, a 12" DIP domestic water main runs south of West Beaver
Creek Boulevard from the west end of the study area past the intersection of Sun Road. The water main
then cuts across West Beaver Creek Boulevard to the north side across Avon Road. There is an 8" DIP
water loop that goes north into Sun Road at intersection and cuts back south to return to 12" DIP main
in West Beaver Creek Boulevard. The 12" main then connects to a 12" DIP main running north to south
in East Avon Road. The domestic water described continues across Avon Road along the north side of
East Beaver Creek Boulevard to the Plaza Road intersection. Just past the Plaza Road intersection, the
water main crosses East Beaver Creek Boulevard the south side of the road and continues east in the
roadway past the intersection with Beaver Creek Place. the water main then turns southeast along the
property line to Beaver Creek Place. The water main then runs within the southern lane of Beaver Creek
Place to the intersection of East Benchmark Road. From a tee in Beaver Creek Place, a water main runs
south in Chapel Place to the east end of the study area. Another water main runs along the west edge
of the study area in East Benchmark Road to Avon Road.
Sanitary Sewer. In the Sun Road area, an 8" PVC sanitary sewer main runs north of West Beaver Creek
Boulevard from the west end of the study area passed intersection with Avon Road towards the east end
of the study area. Approximately 150' from Avon Road the sanitary sewer main crosses West Beaver
Creek Boulevard, the 8" main runs along the south side of the road and then heads south along west
shoulder of Avon Road. There are five manholes along West Beaver Creek Boulevard. In the East Avon
area, the sanitary sewer continues across Avon Road in the north lane of East Beaver Creek Boulevard
past Beaver Creek Place. The as-builts past this point are incomplete, but JVA is assuming that the
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 27 of 55
sewer main ends here. Another main runs in the east lane of Beaver Creek Place and ties into the above -
described sanitary sewer main at the East Beaver Creek/Beaver Creek Place intersection. This branch
of the main runs in the east/north lane of Beaver Creek Place to eastern most north property line,
approximately 225' away from East Beaver Creek Boulevard. Another sanitary sewer main runs along
the west edge of the study area in East Benchmark Road to Avon Road.
Jr
A 0 158 264 528 Feel `
Figs. : Existing Water and Sewer Infrastructure
Water System Points Sewer System Points
:
SystemValve
U LiftStation
Pump
Manhole
Tank
Cleanout
..
PRV
Q VaultPoint
Hydrant
® FacilityPoint
BPS
Water System Lines
PipeMain
®
Well
PipeService
VaultPoint
Sewer System Lines
®
AirVac
PipeGravity
p
Fitting
PipeForce
O
FacilityPoint
PipeService
Drainage. Drainage for this area has been addressed with previous approvals of existing
developments. Additional drainage improvements may be required depending upon site design.
Fiber Optic. Fiber conduit will be needed along roads where parcels do not connect to existing
conduit. For example, using the current development as a proposed model, conduit installation along
Avon Road is recommended to provide fiber access to the Walgreens parcel.
See image, next page.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 28 of 55
jr
�-.ALA ..
• 0 "S 264 528 Feet
Figs. _: Existing Fiber Optic Installation
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 29 of 55
Proposed
Fiber Handole
Chapter 3:
STRATEGIC
VISION
INTRODUCTION: Redevelopment of the Avon Sun Road Plan area has the potential to provide uses desired
by the Avon community, significantly advance and enhance the character of Avon's Town Core, establish a
true pedestrian and transit oriented mixed use development, increase the local economy, and implement
complex climate action strategies. The vision, goals, and objectives were developed and refined by the Avon
DDA and Staff, and further refined with the property owners, existing business owners and the Avon Planning
& Zoning Commission. The vision, goals, and objectives served as guideposts throughout the planning
process. Chapter 5. Implementation and Chapter 6. Design Standards and Expectations are intended
to achieve the vision, goals and objectives.
Avon recognizes the necessity to maximize development of new Community Housing in the Town Core to
promote sustainable and livable workforce housing while also supporting the success of local businesses
that are dependent on an available workforce and benefit from a full-time resident population. The Sun Road
Plan area has the potential to increase the volume of development significantly in the Town Core and achieve
urban floor area ratios of 3:1 and up to 5:1.
PLANNING PRINCIPLES: The following Planning Principles were used to create the vision for
redevelopment of the Sun Road Plan area.
Sustainable Design
• Achieve a mixed -use pedestrian and transit -oriented development
• Require all -electric energy efficient building construction
• Incorporate convenient recycling and composting in the design
• Require the use of sustainable and environmentally appropriate building materials
Land Use
• Achieve a mix of uses that compliment and reinforce each other to create a neighborhood,
including Community Housing, neighborhood and regional commercial retail and personal services,
accommodations, regional transit center, and public civic spaces
Pedestrian Circulation
• Ensure that pedestrians have safe, convenient and attractive access throughout the Plan area
• Apply pedestrian -first design strategies which prioritizes the pedestrian over vehicles
• Include pedestrian walkways and highly visible street crossings for convenient connection to
adjacent areas
• Incorporate wayfinding, landscaping, street furniture, and public art in pedestrian corridors
Vehicular Circulation
• Preserve the existing Sun Road/Avon Road intersection as a right -in, right -out vehicle access to
the plan area
• Incorporate design and layout that is efficient for vehicles and transit with regard to turning
movements and access
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 31 of 55
Parking
• Integrate a centralized shared -use parking structure and program to accommodate residents,
visitors, and businesses
Character
• Require new development to incorporate mountain contemporary architecture that complements
and advances the emerging character in Town Center
• Recognize opportunities for architecture and building design to create a strong gateway first
impression on the north east corner with Avon Road and on the Avon RoadMest Beaver Creek
Boulevard Corner
• Ensure that ground -level commercial uses are visible, fit the area's character, and support a
pedestrian -friendly experience
• Maximize solar exposure
• Orient buildings and entries to front adjacent sidewalks and a public plaza
• Incorporate high -quality landscape areas are designed to enhance gateway entries in the Town
Center (Avon Road) and the Sun Road area
Views
• Maintain critical views to and from the Sun Road area
• Provide visibility to orient people to their surroundings
COMMUNITY HOUSING: The Avon DDA and PZC assisted in developing guiding principles used to
evaluate design concepts for the Sun Road Sub Area. The guiding principles evolved into a series of Design
Priorities (see page XXX) as the planning effort advanced. For example, developing a mixed income
Community Housing strategy and ensuring equitable development that minimizes small business
displacement in the Plan area is an important principle.
Avon has a broadly stated goal to achieve at least 50% full-time residential occupancy in new residential
development. This goal is stated in the 2021 Avon Community Housing Plan and is supported by the Avon
DDA Plan. This is an important element for the Sun Road area, and for Avon as a whole. Some portion of
free market residential development will likely be necessary to support financial viability of a redevelopment
project that incorporates Community Housing.
LAND -USE MIX: The Sun Road Plan area future land uses will center on new multi -family Community
Housing that may include both standalone multi -family and upper -level housing units above ground level
commercial and civic uses. Ground level uses should incorporate the existing US Post Office, pharmacy and
bank uses that serve the community while providing opportunities for additional neighborhood commercial
uses such as coffee shop, restaurants, retail, personal services and regional transit center uses. Ideally, the
mix of increased full-time residential use with neighborhood commercial and civic uses will create a synergy
that enhances activation, vibrancy, and place making.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 32 of 55
A larger regional transit center presents both complications and opportunities for redevelopment of the Sun
Road Plan area. A regional transit center will bring significant pedestrian traffic to this area will providing a
modern and more functional transit hub that can accommodate future growth of transit operations.
The Plan also recommends the redevelopment of the existing Comfort Inn site to accommodate an increase
in the number of hotel rooms and visitor amenities such as a bar and restaurant, and pool and gym facilities
— expected in newer hotels.
Fig. Conceptual Land Use Diagram
IMPROVED STREET SYSTEM: The existing right in -right out of the Avon Road/Sun Road intersection
should remain for internal vehicle access. The secondary point of access into the redevelopment site would
be from West Beaver Creek Boulevard. This Plan anticipates that Sun Road would be vacated and the area
of the right-of-way would be reallocated to other uses that advance the Design Priorities. This Plan also
contemplates that a round -about may be appropriate near the intersection of Sun Road and West Beaver
Creek Boulevard to support bus movements associated with a regional transit center.
TOWN CORE ACTIVATION: The existing building development in the plan area is set back from the sidewalk
with the parking lots in front in a low -density suburban development pattern. This results in a higher frequency
of vehicle use to access the businesses and a low level of pedestrian access and activity. Increasing the
overall density of development, introducing full-time residential occupancy, adding the pedestrian traffic
associated with a regional transit center, and enhancing pedestrian attractiveness on sidewalks and with a
public plaza are all expected to support significant activation and pedestrian use in the Plan area. The Avon
Municipal Code design standards and application of Design Standards and Expectations in Chapter 6 will
result in attractive mixed -use project that is desirable as a location for neighborhood businesses and
increases interest in business investment in Avon's core.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 33 of 55
BUILT FORM + URBAN DESIGN: Quality urban design for the Sun Road Plan area is appealing for residents to
frequent, live, and work in, while also supporting our mountain lifestyle in the heart of the valley.
PRESENT BUILDING USE + FORM
The Sun Road Sub Area is generally
defined as a low -density suburban form
of development. The existing parcel
and block sizes are large with surface
parking fronting the building
development area. Existing structures
are "underdeveloped" one-story
commercial retail (Walgreen's, First
Bank and US Post Office), which do not
maximize the existing potential of the
underlying zoning. The Comfort Inn,
built in 1986, is a 4-story structure that
accommodates 146 rooms. The
neighboring FirstBank building was
built in 1987, and the U.S. Post office is
estimated to have been built in 1994.
The Walgreen's is the most recent
structure built in 2012, replacing what
was once a Denny's restaurant.
The most predominant feature of the
Sun Road area is the amount of
surface parking, as seen in the image,
right. Designed for vehicles, not
pedestrians, the Sun Road area is
primed for the introduction of uses like
residential 2nd+ floors with mixed uses
serving the Sun Road area on the
lower levels.
The revitalized Sun Road area should accommodate a thoughtful variety of architectural forms and styles,
massing arrangements, and consider scale. New structures should be oriented to the south and west to
take advantage of the views, solar gain, and site aspect. Building entries should be highly visible and
building articulation and fenestration should support a highly transparent effect for ground level
commercial.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 34 of 55
250
PROPOSED
1
Existing
Accommodation
Rooms
70,000
PROPOSED
• 111
Existing
Commercial
(Sq. Ft)
Residential Units
Fig. Redevelopment Program
8,712
•:.-. .
Civic Plaza
(Sq. Ft)
The overall massing and scale, and orientation of proposed structures should enhance views on to the
site and beyond. Structures may range in height and include up to six or seven stories. Taller buildings
should front the 1-70 corridor and Avon Road. Built massing should be enhanced at entries and at
prominent corners within this area.
SPECIALTY USES: The Sun Road Plan area is centrally located in the Town Core and occupies a
prominent corner on Avon Road. Recommended commercial uses include the existing U.S. Post
Office, bank and pharmacy. Additional commercial uses should include uses that serve the
neighborhood and transit users, such as cafe, coffee shop, restaurant, bakery and personal services.
Boutique or specialty retail uses and art galleries would also be appropriate.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 35 of 55
COORDINATION WITH EXISTING PLANS: The Sun Road Subarea Plan is a focused plan document for a
specific, defined area within Avon Comprehensive Plan that provides a higher level of detail specific to the
defined area than what is generally found in the Comprehensive Plan. Subarea Plans provide greater detail
and definition of existing conditions, community goals for development and redevelopment, desired design
elements, and strategies for implementation. Subarea plans are adopted as amendments to the Avon
Comprehensive Plan.
The following is a list of existing planning documents in Avon also guide development for the Sun Road area:
• 2024 Avon Comprehensive Plan
• 2023 Avon Downtown Development Plan
• 2021 Avon Community Housing Plan
• 2018 Multimodal Transportation and Parking Plan
• 2015 Avon Urban Renewal Plan for Town Center West Area
• 2015 Walkability Report
• 2009 H.A. Nottingham Park Master Plan
• 2009 Transportation Plan
• 2007 West Town Center Investment Plan
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 36 of 55
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Chapter 4:
REDEVELOPMENT I
�-OPPORTUNITY
INTRODUCTION: The Sun Road Plan area is significantly underdeveloped. Town Center zoning can
support a floor area ratio of 3.5 to 1 or higher. Redevelopment of the U.S. Post Office, Walgreens and
FirstBank parcels presents a unique opportunity for a mixed -use project that has excellent transit connection,
increases housing options and increase the year-round, full-time resident population in the Town Core,
increases neighborhood commercial that serves residents and visitors in the Town Core area as well as
transit users, increases economic growth, and creates a vibrant neighborhood that attracts more investment
interest in the Town Core'.
The Sun Road Plan area future land uses will center on new multi -family Community Housing that will include
mixed -use buildings with upper -level residential above ground level commercial and may include stand-alone
residential buildings. Redevelopment will provide new ground level commercial spaces for existing users
and for additional commercial uses that will compliment and reinforce the functionality and vibrancy of this
area as an urban neighborhood. The Sun Road Plan supports redevelopment of the existing Comfort Inn
site to modernize this lodging and increase the number of hotel rooms.
Existing uses in the Sun Road Plan area are substantially set back off West Beaver Creek Boulevard offering
little to no visual indication of what is located within this area. Mature trees mask views to existing buildings.
The current uses are destination uses (bank/USPS/pharmacy). Much of the area is dominated by parking
lots, and little to no pedestrian traffic occurs in this area presently. Redevelopment has the potential to
implement a more traditional main street commercial mixed -use building form with buildings brought forward
to the sidewalk edge to enhance both visibility of businesses and pedestrian activation.
1 American Planning Association (National) MARCH 28, 2022, Blog EVERYDAY DESTINATIONS Supporting
Active Living Through Mixed -Use Developments, by Johamary Pena, AICP, Sagar Shah, PhD, AICP
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 38 of 55
PROPENSITY FOR DEVELOPMENT Step 1
Each of the four parcels in the Sun Road Sub Area were evaluated based on the likelihood of
redevelopment potential. The evaluation of the likelihood of redeveloping a parcel is included in the table
below. This criterion was used as a guide to inform the potential for individual parcel redevelopment.
�y
V
E
AVON
BRANCH
LIBRARY
\I 1b
Fig. _Development Propensity Exhibit
--- Study Areas
--- Avon Town Limit
= Key Town Destinations
M High
Medium
= Low
v�
- feE4yE� r-
11'�CRe��e`��
Evaluation of Parcels for Redevelopment. Avon considered several factors when determining the potential and
desirability for redevelopment. The factors are generally weighted with a "high" "medium" or "low" factor for
redevelopment. These factors include:
Potential for Redevelopment:
1. Density. Whether the parcel is currently utilizing its potential for development. This is measured as a floor
area ratio (FAR) of total existing square footage of development compared to total square footage of the lot.
Town Center zoning comfortably allows five stories of development with a site coverage of 80%, which
would result in a 4:1 FAR. A FAR of 2:1 is utilizing less than one half the potential development of the
parcel and an FAR of 1:1 or less is considered to be significantly underdeveloped.
2. Age or Condition of Building. Demolishing an existing building has more cost compared to developing
vacant land. Commercial buildings are often developed with a planned useful life of 40-50 years. Older
buildings which are nearing the end of its useful life are considered to have more potential for
redevelopment. Other considerations include existing condition of building and whether repair, replacement
or remodel investments have occurred recently.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 39 of 55
3. Infrastructure. Consideration is given to whether existing infrastructure surrounding and serving the parcel
can support redevelopment or will require off -site improvements.
4. Ownership and Encumbrances. Consideration is given to current ownership structure, existing leases,
and covenants, easements or other agreements that affect title or potential redevelopment of the property.
5. Environmental. Consideration is given to environmental factors which may impact or increase costs for
redevelopment. Environmental factors may include topography, slopes, hazardous materials, drainage and
floodplain, wildfire risk, poor soil and other physical factors affecting development.
6. Zoning. Consideration is given as to whether existing zoning allows redevelopment.
Desirability for Redevelopment:
7. Current Use. Consideration is given as to whether the current use is compatible with zoning and
Comprehensive Plan. Current uses which are desirable, and which can be incorporated into redevelopment
plans should be given medium, or neutral, weight.
8. Potential Uses. Consideration is given as to whether there are additional uses which are desired by the
community.
9. Tax Revenues. Consideration is given as to what taxes are generated from existing use and what taxes
may be generated from additional or alternate future uses.
PARCEL 1: COMFORT INN
CONSIDERATION
WEIGHT
COMMENTS
This is a commercial lodging use with 146 rooms that
1. Density
Medium
could be expanded with redevelopment or converted to
residential. It may be problematic to convert.
2. Age/Condition
Medium
Building was constructed in 1986 and appears to be in
good condition.
3. Infrastructure
High
Existing infrastructure exists to support redevelopment
of the parcel.
4. Ownership / Encumbrances
Medium
A corporate owner operates the existing lodging use.
There are no known encumbrances.
5. Environmental
High
This parcel is very flat. There are no known
environmental constraints to redevelopment.
Current zoning is a retired zone district: RH-C
Residential High Density Commercial. For
6. Zoning
Medium
redevelopment, most likely an alternate zone district
would be applied. If converted to mixed use or
residential, a Development Bonus potentially could vary
building height, density, parking and setbacks.
7. Current Use
Low
Current use is desirable as Avon's use generating
Lodging Tax.
8. Potential Uses
Low
Several potential uses are highly desirable on this site,
including mixed use or additional lodging uses.
9. Tax Revenues
Medium
The property generates commercial property tax and
lodging tax, but does not generate sales tax.
Overall rating for Redevelopment Potential is Medium
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 40 of 55
PARCEL 2: USPS
CONSIDERATION
WEIGHT
COMMENTS
1. Density
High
Current FAR is XXX and is substantially
underdeveloped.
2. Age/Condition
High
Building was most likely constructed in the early to mid-
1980'sand appears to be in good condition.
3. Infrastructure
High
Existing infrastructure exists to support redevelopment
of the parcel.
4. Ownership 1 Encumbrances
High
The USPS operates the existing building. There are no
known encumbrances.
5. Environmental
High
This parcel is very flat. There are no known
environmental constraints to redevelopment.
6. Zoning
High
Current zoning is Town Center. A Development Bonus
potentially could vary building height, density, parking
and setbacks
7. Current Use
Medium
Current use serves the community; however, potentially
not specific to this lot and to this degree, but is
acceptable within the zoning and Comprehensive Plan
8. Potential Uses
High
Several potential uses are highly desirable on this site,
including Community Housing, regional transit center,
additional neighborhood commercial, and parking
9. Tax Revenues
-
The property generates no tax or financial benefit to
Avon
Overall rating for Redevelopment Potential is HIGH
PARCEL 3: WALGREENS
CONSIDERATION
WEIGHT
COMMENTS
1. Density
High
Current FAR is XXX and is potentially underdeveloped.
2. Age 1 Condition
Medium
Building was constructed in 2012 and is in good
condition.
3. Infrastructure
High
Existing infrastructure exists to support redevelopment
of the parcel.
4. Ownership I Encumbrances
High
Corporate owner operates the existing building. There
are no known encumbrances.
5. Environmental
High
This parcel is very flat. There are no known
environmental constraints to redevelopment.
6. Zoning
High
Current zoning is Town Center. A Development Bonus
potentially could vary building height, density, parking
and setbacks.
7. Current Use
Medium
Current use is desirable, serves the community, and fits
the zoning and Comprehensive Plan.
8. Potential Uses
High
Several potential uses are highly desirable on this site,
including Community Housing, regional transit center,
additional neighborhood commercial, and parking.
9. Tax Revenues
Medium
The property generates commercial property tax and
enerates sales tax.
Overall rating for Redevelopment Potential is HIGH
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 41 of 55
PARCEL 4: FIRST BANK
CONSIDERATION
WEIGHT
COMMENTS
10. Density
High
Current FAR is 0.2:1 and is substantially
underdeveloped.
11. Age / Condition
Medium
Building was originally constructed in 1987 and appears
to be in good condition.
12. Infrastructure
High
Existing infrastructure exists to support redevelopment
of the parcel.
13. Ownership 1
High
Owner operates the existing building. There are no
Encumbrances
known encumbrances.
14. Environmental
High
This parcel is very flat. There are no known
environmental constraints to redevelopment.
15. Zoning
High
Current zoning is Town Center. Development Bonus is
allowed for building height, density, parking and set
backs.
16. Current Use
Medium
Current use is desirable, serves the community, and fits
the zoning and Comprehensive Plan
17. Potential Uses
High
Several potential uses are highly desirable on this site,
including Community Housing, regional transit center,
additional neighborhood commercial, and parking
18. Tax Revenues
Medium
The property generates commercial property tax, but
does not generate sales tax or accommodations tax
Overall rating for Redevelopment Potential is HIGH
CONCEPT ALTERNATIVES: Three high-level concepts were evaluated as part of the future Sun Road Sub Area.
The concepts considered existing conditions, project objectives, and potential redevelopment opportunities for further
exploration. The opportunities considered modifying existing land uses and mobility and access consistent with the
Sub Area's intended vision and goal.
The three alternatives included:
■ Concept 1: Regional Transit Hub/Ground Level Commercial/Community Housing + Free Market [Comfort
Inn is not included in development plan]
■ Concept 2: Ground Level Commercial/Community Housing [Lot by Lot in Phases]
■ Concept 3: Full Sub -Area Redevelopment [with Comfort Inn] Ground Level Commercial/Community Housing
CONCEPT 1: Multi -modal Park-`N-Ride Structure
Description:
■ New 2-3 story parking structure to accommodate 500-550 parking spaces
■ Multi -modal function serving visitors
■ Access to transit and gondola
■ Sun Road right-of-way remains
■ Comfort Inn remains
■ Walgreens, FirstBank and U.S. Post Office site to be redeveloped to accommodate similar retail uses
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 42 of 55
Key
-- SludyAreas
••••• Pedestrian Connections
M Public Open Space
M Parking Structure
r Right of Way/Surface Parking
Existing Buildings
Proposed Buildings
Fig Sun Road — Concept 1 (Needs update)
CONCEPT 2:
Community Housing <
Description:
• New community
housing to f
accommodate 190-
220 units
• New shared use
parking structure to
accommodate 200-
300 parking spaces
• Sun Road rights -of- _I
way remains
• Comfort Inn remains I
• FirstBank parcel
remains, or is
modified to
accommodate other
uses as a pharmacy a `:
retail -postal outlet J
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 43 of 55
CONCEPT 3: Full Sub Area Redevelopment
POLICY — RESIDENTIAL OR LODGING FOR COMFORT INN?
Description:
• New community housing accommodates 200-300 units and residential amenities (pool / club
house)
• New shared -use parking structure to accommodates 200-300 parking spaces
• Sun Road rights -of -way is eliminated
• Comfort Inn, Post Office, Walgreens and FirstBank parcels are redeveloped (land acquisition / land
assemblage is pursued for redevelopment
• New civic green space / additional surface parking
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 44 of 55
STRENGTHS, WEAKNESSES, + OPPORTUNITIES
The analysis below represents each alternative and the Pros and Cons for each Concept under study.
Concept 1: Multi -modal Concept 2: Community Concept 3: Full Sub Area
Park-n-Ride Structure Housing Redevelopment
Pros
• Provides large supply of
parking spaces in one
location
• Easily accommodates and
intercepts visitors off 1-70
• New renovated ground level
commercial / retail
• Ability to move Avon Station
to this location to
accommodate expanded use
Cons
• Location as a major public -
private funded parking
investment
• Large parking structure
footprint
• Consumes a significant
portion of the Sun Road
Sub Area
• Limits potential to
accommodate Community
Housing
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 45 of 55
• Supports new Community
Housing opportunities
• Multi -family wrapped around
parking structure
• Resident amenities (pool / club
house, lawn area)
• Opportunity for strong retail
street edge on W. Beaver
Creek Boulevard
• Enhance pedestrian
connections
• Improved walking paths to
Main Street Mall + beyond
• Sun Road infrastructure
remains
• Parking structure only, limited
surface parking
• No drive thru lanes
• Does not optimize
redevelopment opportunity
• Opportunity for corner retail
(coffee shop, restaurant)
• Stronger Street edge along
W. Beaver Creek Boulevard
• Enhanced pedestrian
connections
• Walking paths to Main Street
Mall + beyond
• Comfort Inn redevelops to
maximize development yields
• New 6-7 story lodging (250
plus rooms) Increase lodging
• Amenities (pool, restaurant,
small retail)
• Secured, shared parking
spaces in oarkina structure
• Infrastructure cost to
relocate Sun Road utilities
• Land acquisition / land
assemblage
PREFERRED CONCEPT: A Multi -modal, transit -oriented development ("TOD") is a type of development that
concentrates residential, business, and leisure space within walking distance of public transportation. TODs are
designed to be dense, walkable, and mixed -use, and are intended to create vibrant, sustainable, and equitable
communities.
TODs can have many benefits, including:
• Reduced dependence on cars: TODs can lead to less dependence on motor vehicles and reduce exposure
to traffic and noxious fumes.
• More efficient use of resources: TODs can help use resources more efficiently.
• Better for Increased Equity: TODs assist in providing housing options for all persons who work within Avon,
or outside of town in offering immediate multimodal transportation options.
• Support for Avon's Hospitality uses: The Sun Road area is walkable to Avon's existing accommodation
hotels, making this site a centralized asset for visitors.
EXAMPLE 1
The Hub at Willits
(Pitkin County)
Source:
aspensnowmass.com
The Hub at Willits is located in Basalt, considered mid -
valley at 22 miles (or about 25-35 minutes) from Aspen.
It's next to a bus rapid transit facility, which efficiently
shuttles people up and down the Valley.
The Hub is located in a mixed -use development and is an easy walk to multiple restaurants, two grocery stores,
outdoor trails, Crown Mountain Park and various shops and storefronts. The hope is that when residents of The Hub
are commuting less, spending less money on housing, and living within the heart of the community where they work,
they will have an overall better quality of life.
EXAMPLE 2
Snowmass Mall Transit Center
This project is still in the planning
process. Similar to Avon, this is an infill
project adjacent to housing and shops
in the heart of Snowmass.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 46 of 55
I
•
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ri
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IM
20
Chapter 5:
�...?CEMENTATION
STRATEGY
n
This section serves as a delivery framework intended as a guide for future decision making and programming.
INTRODUCTION: The Sun Road Redevelopment sub -area parcels for U.S. Post Office, Walgreens and
First Bank are already zoned Town Center. Redevelopment could proceed without Town incentives and
facilitation. The Implementation Strategy in this Plan focuses on creating a high quality, mixed -use
development that includes a new regional transit center, ground level neighborhood services and high density
Community Housing development. This section outlines the steps, challenges and Town's role to coordinate,
facilitate, incentivize and advance redevelopment in this Plan area.
STRATEGY:
A. US POST OFFICE/WALGREENS/FIRSTBANK PARCELS: The primary parcels for redevelopment
planning are focused on the U.S. Post Office, Walgreens and FirstBank parcels because they are
currently under -developed and identified as having a high potential for redevelopment. These parcels
represent a unique opportunity to create a strong and attractive mixed -use development on a prominent
corner of Avon Road. Town's initial role includes contacting each of the property owners and
establishing a working relationship for conceptual design, planning and coordination for
redevelopment.
B. COMFORT INN PARCEL: The Comfort Inn parcel is identified as having medium potential for
redevelopment. The current zoning is designated as a "retired" which means any redevelopment will
require a new zoning designation. The recommended new zoning is Mixed -Use Commercial in order
to serve as a transition from the Town Center zoning to the (medium/high?) Residential Zone District
to the west (Greenbrier). The Town will support and facilitate an application for rezoning of the Comfort
Inn Parcel when desired by the property owner.
C. REGIONAL TRANSIT CENTER: The planning, design and financing of a new regional transit center
is complex. This effort will require coordination with CORE Transit and CDOT; coordination with
existing uses (i.e. U.S. Post Office, Walgreens, and FirstBank); planning and design to integrate upper
floor offices, high density residential, a parking structure and a public plaza; pursuit of state and federal
grant funding; public financing by the Town of Avon, Avon Downtown Development Authority, and/or
Avon Housing Authority; and partnership with private developer. Planning for a new Transit Center
should include a "build -out" assessment of potential development and projected growth of transit
services for the next 50 years. Avon will take the lead on coordinating with CORE Transit and will offer
the take the lead on apply for grant applications to assist with design and programming costs.
D. PLANNING AND DESIGN FOR US POST OFFICE, WALGREENS, FIRSTBANK: Planning and
design of for the U.S. Post Office, Walgreens and FirstBank will require initial coordination and
assessment by each existing property to determine space needs and any specialized designs unique
to the use in a redevelopment design (e.g. loading for U.S. Post Office, drive -through for U.S. Post
Office, Walgreens, and FirstBank). Transition and displacement mitigation must also be considered
for any future redevelopment. Such mitigation may include temporary alternate locations and/or
phasing of development to create new commercial space before demolition of existing space.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 48 of 55
E. CONCEPTUAL DESIGN: The Town will seek to conduct or facilitate initial conceptual designs which
will be primarily intended to advance conversations and planning, determine physical feasibility, and to
generate prospective layouts and square footage estimates of different uses to create a financial pro
forma for potential development projects. The conceptual design process should utilize a Request for
Proposal process that is defined and administered with inclusion of the existing property owners and
the Avon DDA. The conceptual design should consider traffic flow through the site from Avon Road to
the planned alignment and intersection for access to Lot B/Lot 3.
F. PARKING DISTRICT: Redevelopment of the plan area will require significant parking and a parking
structure. Conceptual design should recognize and seek to incorporate the designation of a parking
district as authorized in the Avon Development Code to reduce overall parking requirements and to
create a functional parking structure with safe pedestrian connections to ground floor uses.
G. DENSITY BONUS: The Avon Development Code allows for Density Bonuses for projects which
provide Community Housing, public spaces, and economic benefits. Density Bonuses may include
increased building height and reduced parking. The Sun Road Plan area may be suitable for increased
building heights due to the location on the north side of West Town Center. Any increase in building
heights should be used to create architectural interest and variation in building heights rather than
attempting to create a monotonous super block building on the site. Limited reduction of parking for
residential uses combined with access to car share programs should be considered.
H. FINANCIAL MODELLING: Town will retain third party consultants to assist with financial modelling of
potential development scenarios. Financial modelling will occur concurrently with development of
conceptual designs. Financial modelling will consider various mixes of deed restricted and free market
residential development, various mixes of resident occupied and price capped/rent capped deed
restrictions, tax revenues from different commercial, retail, residential and public uses, and potential
tax increment financing revenues as relates to the Avon URA and Avon DDA. The Avon Housing
Authority, or regional partnership of housing authorities, will be considered as a source of public
financing.
TRANSITION AND DISPLACEMENT MITIGATION: Concurrently with development of conceptual
designs, Town will work closely with existing property owners to identify feasible transition and
displacement mitigation. Transition and displacement mitigation may include assisting with off -site
temporary commercial space and/or phasing to develop new commercial space for move -in before
demolishing existing commercial space.
PARTNERSHIPS: Redevelopment of the Sun Road Sub -Area Plan area will require numerous
partnerships. Conceptual planning will require existing property owners to partner with the Town of
Avon, Avon Downtown Development Authority, Core Transit, and potential grant funding agencies.
Once a viable conceptual design is determined, then the Town would conduct a Request for Proposal
for Development Services to solicit an interested developer to further refine designs and ultimate
redevelop of the site.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 49 of 55
IMPLEMENTATION TIMELINE:
Adopt Sun Road Sub -Area Plan: Q1 — 2025
Scoping for Transit Center and Existing Users: Q1-Q2 2025
Apply for Grant Funding to Defray Conceptual Design Costs: Q1 2025
Solicit Conceptual Design Services:
Conceptual Design/Financial Modelling:
RFP for Developer Services:
Construction Design with Development Partner:
Commence Phase 1 Construction:
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 50 of 55
Q2 2025
Q3 2025 to Q3 2026
Q4 2026 — Q1 2027
Q2 2027 — Q1 2028
Q2 2028
Chapter 6:
DESIGN
r�"` STANDARDS
This Chapter sets forth design standards and expectations for redevelopment of the Sun Road Plan Area
which will supplement the Design Standards set forth in Avon Municipal Code 7.28.090. The intent is to
provide clear guidance for desired design outcomes to maximize the efficiency of design and engineering
work.
Vacate Sun Road
Sun Road will be vacated as a public right-of-way. The .61 acre area (26,203 sq.ft.) of Sun Road will
be repurposed to increase the sidewalk right-of-way along Avon Road, provide additional right-of-way
as may be need along West Beaver Creek Boulevard to accommodate angle bus parking and a round-
about, and to provide public plaza area.
Sidewalks:
Avon Road - The sidewalk right-of-way
along Avon Road shall be increased to a
minimum of 16' width to allow a generous
8' wide sidewalk in front of buildings and
generous 8' wide planting area for trees
and landscaping. Avon Road is a busy
arterial. The additional landscaping will
create a barrier between the sidewalk and
Avon Road to improve safety and
enhance the pedestrian experience.
Widening the sidewalk right-of-way by 8'
is estimated to require 3,600 sq.ft. of
additional area [estimated 450' length].
West Beaver Creek Boulevard
The sidewalk may need to be increased to accommodate both pedestrian passage as well as boarding,
deboarding and waiting for transit. There are currently 5 driveway accesses from West Beaver Creek
Boulevard. Redevelopment should reduce the total driveway accesses to 2. Widening the right-of-way
for angle transit stalls and wider sidewalk by 30' is estimated to require 9,000 sq.ft. of additional area
[estimated 300' length].
Pedestrian Access
Pedestrian access should be prioritized over vehicles wherever possible. Pedestrian access design
should enhance way finding and provide attractive, comfortable and safe pedestrian routes. In addition
to pedestrian access along Avon Road and West Beaver Creek Boulevard, interior pedestrian access
should be functional, comfortable, safe and attractive. Public art should be integrated where possible
and appropriate to enhance the pedestrian experience, including statues and sculptures, fountains,
creative sidewalk designs, and murals for blank walls along pedestrian routes. Stairwells should
include windows for public visibility and should include interior finishing to provide an attractive
experience.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 52 of 55
Round -About
Conceptual designs will explore the placement of a round -about near the intersection of Sun Road and
West Beaver Creek Boulevard in appropriate alignment to serve the common driveway access for Lot
B and Lot 3 on the south side of West Beaver Creek Boulevard. Additional right-of-way for a round-
about is estimated to require 6,000 sq.ft.
Public Plaza
A public plaza adjacent to the West Beaver
Creek Boulevard should be integrated into
the project. The size of the public plaza
should be at least 7,600 square feet. The
public plaza should be located to provide
attractive frontage for active retail uses,
informal outdoor seating, landscaping and
flower planters, and public art and/or water
fountain.
Buildings
The following principles and standards shall apply to building form, design and architecture. Relevant
sections of 7.28.090 Design Standards in the Avon Development Code are cited, expanded and
further defined for development in this Sun -Road Plan area.
Mountain contemporary architecture shall be
utilized with clean design lines, stone exterior
materials for the ground floor to create a base and
pitched roof and roof overhangs to create a top.
7.28.090(a)Purpose. (6) To encourage
developments that relate to adjoining public
streets, open spaces, parks, trails and
neighborhoods with building orientation and
physical connections that contribute to the
surrounding network of streets and walkways;
Buildings should be built up to the sidewalk edge
7.28.090(j) Mixed -Use and Nonresidential Design Standards.
(3) Site Layout and Design. Buildings shall be oriented to positively define and frame adjacent
public streets and/or public or common spaces, while promoting the collective form of
neighborhoods by:
(i) Building Orientation.
(A) Buildings shall reinforce the street edges and create pedestrian -scaled open spaces.
Buildings on corner lots should be designed to positively define and frame the public
area of both streets they front.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
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(B) Building fronts and entries shall be oriented toward streets or public plazas and
should be arranged to create courtyards and other human -scaled spaces designed
to maximize solar access and exposure.
(C) Ground floors of new buildings shall be at grade or elevated above grade. Under no
circumstances shall a building be sunken below grade.
[NOTE: property along Avon Road slopes down towards the south such that
(4) Building Layout and Design (i) New development in Town Core shall maintain a high
interaction between pedestrians and the activities inside the buildings at ground level. [in
part]
Buildings fronting on Avon Road, West Beaver Creek Boulevard and the public plaza should be "retail
ready, " generally meaning that the interior floor to ceiling height should be at least 12' high and that the
space should follow design standards in Section 7.28.090(J)(vii). Additionally, it is anticipated that the
pedestrian experience be paramount with building designs, embracing architectural relief with
considerations to vertical step -backs and articulation of, or openings within building facades to prevent
a continuous "wall" experience.
7.28.090(J)(vii) Storefronts and Pedestrian Entrances.
A. The first floor of all new buildings shall provide: a pedestrian -friendly environment, with
human -scale and natural building materials; extensive storefront windows for display and
views into the business; and access directly from adjacent sidewalks.
B. When transparency is in conflict with internal functions of the building, other means shall be
used to activate the street -facing facades, such as public art, architectural ornamentation or
details or color patterns.
C. To encourage activity along the building frontage, entrances shall be located at intervals of a
maximum of thirty-two (32) feet.
D. The primary access to retail spaces on Benchmark Road, Main Street and W. Beaver Creek
Boulevard shall be from the sidewalk.
E. New buildings should relate to the public space through architectural frontages that provide
direct access into them and a transition between their private space and public streetscape.
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 54 of 55
(1) New buildings shall be designed with frontages that activate the street by providing direct
access to ground -floor commercial spaces.
(2) To the maximum extent feasible, the principal building entrance shall face an adjacent
public street, public plaza or primary public walkway. In cases where the principal
entrance does not face the principal street, the entrance shall be connected to the street
and adjacent parking areas with a sidewalk.
(F) In order to ensure that building entrances are welcoming to pedestrians, easily identifiable
and accessible from streets and sidewalks, primary entries shall be clearly visible from the
street and accentuated from the overall building facade by:
(1) Differentiated roof, awning or portico;
(2) Covered walkways or arcades;
(3) Projecting or recessed entries from the surrounding building facade;
(4) Detailed doors and doorways with transoms, sidelights, trim details and/or framing;
(5) Windows within doorways equivalent in size to fifty percent (50%) of door surface area;
and
(6) Decorative nighttime lighting where appropriate.
(G) Secondary entrances shall have minor architectural detailing that adds visual interest to that
portion of the facade.
(H) Public doors and entryways shall be a combination of glass and metal or wood or solid wood.
[END OF DOCUMENT]
Sun Road Redevelopment Plan
November 13, 2024 DRAFT
Page 55 of 55
AVON PLANNING & ZONING COMMISSION
MEETING MINUTES
MONDAY, CICTOBER 21, 2024 avon
PUBLIC MEETING BEGINS AT 5:30 PM
****VIRTUAL ONLY**** C O L 0 R A D 0
ZOOM LINK: https://us02web.zoom.us/i/83226279078
PUBLIC MEETING: 5:30 PM
CALL TO ORDER AND ROLL CALL (CHAIRPERSON)
MEETING COMMENCED AT 5:34PM. A ROLLCALL WAS TAKEN, AND PLANNING COMMISSIONERS BRAD CHRISTIANSON,
ANTHONY SEKINGER, OLIVIA COOK, NICOLE MURAD, AND KEVIN HYATT WERE PRESENT. BRIAN SIPES WAS ABSENT.
ALSO PRESENT WERE TOWN MANAGER, ERIC HEIL, COMMUNITY DEVELOPMENT DIRECTOR MATT PIELSTICKER,
AICP, PLANNING MANAGER ,IENA SKINNER, AICP, PLANNER II MAX MORGAN, AICP, DEVELOPMENT
COORDINATOR, EMILY BLOCK.
2. APPROVAL OF AGENDA
ACTION: COMMISSIONER CHRISTIANSON MADE A MOTION TO APPROVE THE AGENDA. COMMISSIONER MURAD
SECONDED THE MOTION, AND THE MOTION PASSED UNANIMOUSLY, 5-0.
3. DISCLOSURE OF ANY CONFLICTS OF INTEREST OR EX PARTE COMMUNICATION RELATED TO AGENDA ITEMS
THERE WERE NO CONFLICTS OF INTEREST OR EX PARTE COMMUNICATION.
4. PUBLIC COMMENT— COMMENTS ARE WELCOME ON ITEMS NOT LISTED ON THE FOLLOWING AGENDA PUBLIC COMMENTS
ARE LIMITED TO THREE (3) MINUTES. THE SPEAKER MAY BE GIVEN ONE (1) ADDITIONAL MINUTE SUBJECT TO PLANNING AND ZONING
COMMISSION APPROVAL.
THERE WERE NO PUBLIC COMMENTS.
5. PUBLIC HEARINGS
5.1. REFR24002 - VAIL VALLEY FOUNDATION EARLY CHILDCARE CENTER REFERRAL — MAX MORGAN, AICP,
PLANNER II
ACTION: COMMISSIONER SEKINGER MADE A MOTION TO APPROVE THE RECOMMENDATIONS WITHIN REFR24002
AS LISTED IN THE STAFF REPORT. COMMISSIONER HYATT SECONDED THE MOTION, AND THE MOTION PASSED
UNANIMOUSLY, 5-0. .
6. CONSENT AGENDA
6.1. SEPTEMBER 9, 2024 PLANNING AND ZONING COMMISSION MEETING MINUTES
6.2. EXTENSION OF TMP24002 CDOT TRAILER STORAGE— MAX MORGAN, AICP, PLANNER II
ACTION: COMMISSIONER SEKINGER MADE A MOTION TO APPROVE THE CONSENT AGENDA. COMMISSIONER HYATT
SECONDED THE MOTION, AND THE MOTION PASSED UNANIMOUSLY, 5-0.
7. FUTURE MEETINGS
MEETING AGENDAS AND PACKETS ARE FOUND AT: WWW.AVON.ORG
AGENDAS ARE POSTED AT AVON TOWN HALL, AVON RECREATION CENTER, ONLINE AND AVON PUBLIC LIBRARY
IF YOU HAVE ANY SPECIAL ACCOMMODATION NEEDS, PLEASE, IN ADVANCE OF THE MEETING,
CALL MATT PIELSTICKER AT 970-748-4413 OR EMAIL MATT@AVON.ORG WITH ANY SPECIAL REQUESTS.
7.1. NOVEMBER 11, 2024 (MONDAY - PZC TRAINING) -No OLIVIA COOK
7.2. NOVEMBER 18, 2024 (MONDAY- NO PZC TRAINING) -No OLIVIA COOK, NICOLE MURAD
8. STAFF UPDATES
9. ADJOURN
MEETING AGENDAS AND PACKETS ARE FOUND AT: WWW.AVON.ORG
AGENDAS ARE POSTED AT AVON TOWN HALL, AVON RECREATION CENTER, ONLINE AND AVON PUBLIC LIBRARY
IF YOU HAVE ANY SPECIAL ACCOMMODATION NEEDS, PLEASE, IN ADVANCE OF THE MEETING,
CALL MATT PIELSTICKER AT 970-748-4413 OR EMAIL MATT@AVON.ORG WITH ANY SPECIAL REQUESTS.