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PZC Minutes 032090Ik�9 RECORD OF PROCEEDINGS MINUTES OF PLANNING AND ZONING MEETING MARCH 20, 1990 The regular meeting of the Planning and Zoning Commission was held on March 20, 1990, at 7:30 PM in the Town Council Chambers of the Town of Avon Municipal Complex, 400 Benchmark Road, Avon, Colorado. The meeting was called to order by Chairman Frank Doll. Members Present: Frank Doll, John Perkins, Jack Hunn, Terri Jeppson Denise Hill, Staff Present: Rick Pylman, Director of Community Development, Charlette Pascuzzi, Recording Secretary Chairman Doll, at roll call noted that all members, except Buz Reynolds, Jack Hunn and Clayton McRory were present. Jack Hunn arrived at 7:35 PM. Lot 23 Block 1 Benchmark at Beaver Creek, Wolff We^ehouse, Review of Special Review Use Continued from 3/6/90. Rick Pylman stated that Paul Wolff was not present and the Commission should probably continue this to the next meeting. He stated he had not been able to reach Mr. Wolff during the day. John Perkins moved to table Lot 23, Block 1, Benchmark at Beaver Creek, until the next regularly scheduled meeting, April 3, 1990. Terri Jeppson seconded and the motion carried unanimously. Rick Pylman stated that at the March 6th meeting South Harbor received final design approval with some conditions, for a duplex on Lot 7, Filing 1, Eaglebend. Some of the conditions required resubmittal to the Board. Pylman reviewed the conditions as: 1. They bring a final landscape design back Planning and Zoning March 20, 1990 Page 2 of 12 Commission Meeting Minutes to the Commission for approval; 2. If any modifications to the entrance to the secondary unit were to be made they should be brought back to the Board; 3. The applicant study the window design; 4. The applicant reconsider colors; 5. No exposed foundations walls be present and either stucco or stone be used to screen those. Pylman stated that a revised set of plans that responds to these conditions has been submitted. He stated that the landscape plan includes the pathway down to the secondary unit. He stated there were notes regarding the protection of the existing trees. Pylman recommended the caliper of trees should be at least 2". Discussion followed on the pathway. on the berm and asphalt in the front, and it was suggested that some of the lower type shrubbery be included. Chairman Doll asked if there was any change to the entrance to the secondary unit. Rick Pylman stated that there is no change. Jackie Montgomery, representing South Harbor, stated that the window on the east elevation is a greenhouse window in the kitchen. She stated that there will be a railing added on the deck. The utility boxes will be covered with the same siding as the house. She stated that they will use more of a natural color on the house, with a seal on it and use a darker green for the trim. She had no samples at this time. Jack Hunn voiced concern that the landscaping discussed was not shown on the site plans. Also he suggested a b" riser and a 16" tread for the stairway down to the secondary unit, and also stipulate that handrails would be introduced wherever there are stairs and the maximum grade of the path be stipulated. Considerable discussion followed on all these items. John Perkins moved to continue Lot 1, Filing 1, Eaglebend Subdivision to the next regularly scheduled meeting for specific review of a detailed landscape plan ana color samples. Jack Hunn seconded. Perkins amended the motion to state that previous conditions No. 2, 3, and 5 have been satisfied. Hunn seconded the amendment. The motion carried unanimously. Planning and Zoning March 20, 1990 Page 3 of 12 Commission Meeting Minutes Rick Pylman stated that at the March 6, 1990 meeting the Commissinn granted final design approval, with conditions, for a single family residence, on Lot 3, Filing 1, Eaglebend. The conditions required submittal of some information and they were: 1. That the applicant reconsider the landscaping plan taking into consideration some of the comments made at the meeting; 2. That the applicant reconsider the use of stucco as a second finish material; 3. A handrail be installed on the deck and a lattice system to screen the underside of the deck; 4. A statement regarding the endorsement of the proposed subdivision.; and 5. That the applicant, during construction, protect the existing spruce trees. Pylman stated that the landscape plan has been submitted and does contain a note about protection of existing trees during construction. The landscape plan defines what areas will be sodded, it indicates tree species and size. Stucco has been added to several areas. Lattice work has been included to screen the underside of the deck. Utility boxes meters are enclosed in a closet that will match the siding. Jackie Montgomery, representing South Harbor, stated that the landscaping plan just shows groupings of trees. Chairman Doll suggested taking each condition one at a time. He stated that they will ask them to come back with a more detailed landscape plan. Regarding the second condition, Pylman stated that stucco had been added to a few locations. Discussion followed on this item. It was noted that condition 3 has been met. Chairman Doll inquired if the applicant understands about subdividing the lot. Ms Montgomery stated they did. Jack Hunn requested that the spruce trees show up on the site plan. He stated that May bales should be strapped on to the trunk and a fence installed in a diameter equal to the canopy of the tree. Jack Hunn moved to continue Lot 3, Filing 1, Eaglebend Subdivision to the next regularly scheduled meeting for re-evaluation of a detailed landscape plan, stating that the conditions 2 through 5 have been met. John Perkins seconded. The motion carried unanimously. Rick Pylman stated that this project received final design Planning and Zoning Commission Meeting Minutes March 20, 1990 Page 4 of 12 Lot 71 Block 2, Benchmark at Beaver Creek, Revised Desi n. Review (cont) approval with conditions on March 6, 1990. The applicant has responded to the conditions. The first condition was that a final site plan indicating solutions for loading, access and site drainage be brought back to the Board; 2. the final landscape plan be brought back to the Board; 3. The applicant reconsider the color selection; 4. That a sign program be presented to the Boara at a later date; and 5. A condition stating the Planning and Zoning commission position on the parking/loft issue. Pylman stated that one of the three access points has been eliminated, the two proposed access points shown do align themselves with the access points at the Annex as was requested by the Town Engineer. The loading zone and parking has been changed to allow a truck to ente- and exit without having to back out into the street. There is a drainage plan that at this stage is acceptable to the Town, final details will be worked out through building permit drawings. A specific landscape and lighting plan is included on the site plan and Mark Donaldson is present to show the color board. A sign program will lie brought in at a later date and is not part of this review. Mark Donaldson stated that they had added some spruce trees along the front and two along Buck Creek Plaza and three along the Commercial Federal side. He stated that the stucco colors have been changed slightly. The lighter color stucco is Pratt and Lambert Balsa 2042, the darker color is Pratt and Lambert Dried Moss 1666 and the metal roof will be forest green by Berridge. Discussion followed on the color's locations. Discussion followed on the loading situation. Denise Hill asked if there had been a loss of parking spaces with the change in the loading dock. Donaldson stated that they lost two parking spaces, they now have what is required instead of having two extra spaces. Discussion followed on the landscape plan. The landscaping will be irrigated automatically. Discussion followed on the access points. John Perkins moved to accept the response to the conditions that were placed on the final design review approval 1 through 5 as being adequately and satisfactorily met. Jack Hunn seconded. The motion carried unanimously. 140..1 11 ►. Planning and Zoning Commission Meeting Minutes March 20, 1990 Page 5 of 12 Lot 3,_3lock 3 Benchmark at Beaver Creek, Commercial Proiect Design review Rick Pylman stated that the applicant has been in for conceptual review and is now asking for final design review. He stated that it is a residential high density commercial zone district property and there are no development rights assigned to this property. The proposal, at this time consists of a single two story commercial building, there is a distinct possibility that another building will be added as a phase II. Tnat is not part of this review. The building is thirty two feet in height and meets the zone district of 80 feet. The building covers 11% of the site. Landscaping, usable open space meets the 25% requirement. The building materials are brick, clapboard siding, stucco, and a cedar shingle roof. Rick Pylman then reviewed the criteria, stating that the proposal is in conformance with Town of Avo, Zoning Code, The type and quality of both building and landscape materials are suitable with Town guidelines. The siting and landscaping of the building is sympathetic to the adjacent residential property. The design revisions are much more appropriate to the neighbors. The site is virtually flat and the proposal works well with the topography. The visual appearance of this structure has improved significantly from conceptual meetings. The appearance could be improved by eliminating some of the parking spaces. There is an excess of parking. If Phase II is completed there won't be though. More landscaping in the southeast corner couid buffer the site from highway traffic. The proposal is in general conformance with adopted Goals and Policies for the Town of Avon. Staff feels this is a complete application. Steve Riden, representing Jeff Gibson, provided a massing model and a color board. Discussion followed on the placement of signage. A sign program will be submitted at a later date. Pylman stated that there is another material which he failed to mention and it is a painted concrete block in the area where the roof doesn't overhang. Basically this is a cost saving factor. Further discussion followed on the use of four materials, plus the roof material. It was suggested that the applicant not use pine for the siding, as proposed. Discussion followed on the landscaping. The applicant stated that they would like to include the parking that will be needed for Phase II at this time and not eliminate it as suggested. This way they will not have to overlay at a later date. Allowance for sub -surface filtration has been included and also snow storage has been considered. Further discussion followed on the location of C." Planning and Zoning March 20, 1990 Page 6 of 12 Commission Meeting Minutes Lot 3 Block 3 Benchmark at Beaver Creek. Commercial, Project Design Review, (cont) the signage. Perkins voiced concern regarding the use of so many materials. Hunn agreed, stating that he is uncomfortable with the painted block. He feels that brick, with stucco accents and wood is a good combination of materials and the block included would look like a cost saving situation. He also suggested that larger landscaping materials and perhaps fewer numbers of the blue spruce be used to get a little more instant impact. He suggested some 12' and a minimum height of 5' instead of 3'. He asked if it would be an irrigated system. Riden replied it would be. Hunn asked if the parking lot was bounded by curb and gutter. Riden stated that it is only in certain areas. Since the property is so flat, they are trying to utilize the edges for runoff to keep it from puddling etc. Further discussion followed on the signage and also the lighting. Jack Hunn moved to grant approval to Lot 3, Block 3, Benchmark at Beaver Creek, Phase I, with the condition that the proposed exposed and p:- nted block finish be substituted with brick and that the sign program be brought back at a later date. Hunn clarified the motion to state that the approval is conditional on the applicant's agreement to substitute the brick for the painted block. John Perkins seconded. Discussion followed on the requirement that the applicant replace the block with brick. Discussion followed on the areas to include the brick and the block. After considerable discussion it was determined that the brick could be brought all the way to the outside corner where it dives into the higher gable element and then the material would be broken with the wood and the block could be used. Riden suggested that a fascia line be allowed and wood be used above and then the brick could be used completely. The Commission felt that this was a good idea. Hunn amended his motion to state: No exposed block be permitted and that brick be substituted in those areas shown in the elevations, with the understanding that some brick may be deleted on the west elevation upper gable in favor of siding. Perkins secunded the amendment. 7 OR "W' A',, 11anning and Zoning Commission Meeting Minutes March 20, 1990 Page 7 of 12 Lot 3 Block 3. Benchmark at Beaver Creek, Commercial Project Design Review (cont) The motion carried unanimously. Ackerman Residence Pylman stated that on September 19 1989, the Planning and Zoning Commission granted final design approval with conditions, for a single family residence on this lot. The applicant wishes to revise that approval %Neth two issues, one separating the garage from the approved unit and the second issue is adding a second unit to the site. The approved design is a two story single family home with the garage integrated into the structure. In order to maintain the driveway grade required a full basement. He now wants to separate the garage so that he can stay with a single floor residence. Discussion followed on the issue of allowing a second, unconnected unit on a lot and the definition shown in the Avon code requiring a connecting wall between units. Pylman stated he has had similar requests about this same issue :hat will probably be coming up in the near future. P, man suggested trying to come up with some criteria for resubdivision of some lots. Pylman then reviewed the criteria regarding this project. He stated that the type and quality of materials are compatible with Town gjidelines. Revegetation for disturbed areas should be iientified. He stated that the whole idea of separating the garage is to make the project work better with the topography, but there is a big drop between the garage and the house. He stated that other than resolution of the separation issue, the proposal is in concert with adopted Goal_, Policies and Programs of the Town of Avon. Chairman Doll stated that perhaps applicants that want to build detached units on one lot shouid go through the subdivision procedure and divide the lots. There would be no problem then regarding the matter of detached units. Klaus Ackerman stated that before he purchased this lot they came to the Town check on the zoning. The architect woman in the planning department told them there was a precedent set by the fact that two single houses had been approved on cne duplex lot. He thought that he was going to receive approval for the second unit, even though they were only going to build the one unit first, when the first approval was given, � � Planning and Zoning Commission Meeting Minutes March 20, 1990 Page E of 12 Lot 38. Block 2. Wildridge_Subdivisions_. Ackerman Residence Revised Plan Additional Unit. Desi�_Revew,_lcont but it was not included. They decided that they did not need the basement and wanted to separate the garage and so at the same time are asKing for approval of a second unit on the property. Discussion followed on the costs for subdivision of a lot. Further discussion followed on the issue of the lack of criteria for allowing this type of project. Hunn stated he would have trouble approving this project without the mechanisim in place to allow approval without setting a precendent that would force the Commission to approve a similar project on a lot that is not su table for this type of development. With regard to the single story VS. two story on this sight, he feels the site is steep enough that for a footprint of that size to be a single story there is a lot of forced grading to get a platform large enough to get it to fit the site, and the basement, whether it is desirable or not, is a technique for the building to reach down to the existing grades and fit the existing topography. He feels that this new proposal is imcompatible and the previous proposal was compatible. He doesn't see how the proposal can be approved without first creating the mechanisim and criteria for evaluating this type of thing. He feels that there is a market for this type of project and it would be beneficial to the Town of Avon. Chairman Doll asked how the applicant felt about subdividing the lot. Mr Ackerman stated that the time frame would be the problem. They already have working drawings for the one single house. Further discussion followed on the matter of the basement. Nunn stated that he had no problem with separating the garage if the mass of the house and the mass of the garage fit the topography. Mr. Ackerman stressed that he had been told that he ;ould put two houses on that lot. Discussion followed on how quickly some sort of criteria and mechanisim could be put in place. Pylman stated tha• it could take some time, but the applicant could re.eive approval for the single house and garage and come back once the criteria is set, for the second unit. The general consensus of the Commission was that this is the way this should be done. Mr. Ackerman had a problem in that if he goes ahead without the approval for the second unit and then r1 ,A'+A ^ O'1 Planning and Zoning Commission Meeting Minutes. March 6, 1990 Page 9 of 12 there is no way of getting approval for the second unit then he has underdeveloped his lot. Discussion followed on this matter. Discussion followed on the grade of the lot and the matter of the garage sticking way up. Mr. Ackerman described the difference in the footprints of this proposal and the previous one. Considerable discussion followed on this matter. Hunn suggested treating this review as more of a preliminary or conceptual review and see it again with more specific proposals addressing some of the concerns, maybe with the endorsement that the detached garage is acceptable provided that the mass of the garage in relationship to the house is acceptable. Hunn felt that it should be a two car garage. John Perkins recommended that the applicant continue with a schematic approval of the design for the first dwelling unit on the site and than some �` the site specific considerations, such as elevations between the garage building and the proposed building pad be considered and the possibility of pulling those two floor elevations closer together if possible. The landscape plan needs more detail and clarification, showing different types of trees and shrubbery sizes, etc. Denise Hill stated she would like to see the subdivision process for the two detached units. She said she could not endorse this project as it stands now. Huhn stated that at this time they are only reacting to it as a single fam ily residence. Perkins recommended to Rick Py -man that ;he Town of Avon initiate a process to identify criteria for subdividing lots in Wildridge. Hunn added, encouraging detached duplex development appropriate with that development and similarly discouraging this type of development on lots that can't support it. Jeppson added, also defining appropriate and unappropriate very carefully. Perkins stated that maybe the Council should authorize Rick Pylman to initiate the process of considering revising whatever zoning issues that need tc be revised. Pylman stated that he will discuss this with the Council and explain that there are a couple other projects coming up that address this same issue. Further discussion on how to pull the garage and residence ,0'*r Planning and Zoning March 20, 1990 Page 10 of 12 Commission Meeting Minutes idence closer together followed. Denise Hill suggested using something other than the 24 cottonwoods proposed, as they take a lot of water and do not do well in Wildridge. Perkins stated that what they are asking for is more detail. Rick Pylman stated that what Mr. Ackerman needs to do is take the comments and recommendations to his architect and have him refine the plans and then return for approval of the first unit. Mr. Ackerman stated that one approval was not any good unless he knows what to do with the other unit. The whole plan does not make sense if he doesn't get approval for the second unit. Rick Pylman stated that what he hears from the Commission. they are not going to approve two separate units on a lot until he can get a process for them to do that through a subdivision process, not through a design review process. So the only way you are going to be able to have any comfort in the fact that you will be able to develop two units on there is to come back wit) a drawing that shows a duplex, or to wait. Mr. Ackerman asked about the precedent already set. He wanted to know if there was any legal aspect he could go after. Mr. Pylman stated that he felt they should try to work through to a positive solution. Discussion followed on the previously approved project. C,,airman Doll stated that the Commission wants to help the applicant every way that they can, but at this time the mechanisim is not in place to allow approval of this project as proposed. Mr. Ackerman stated that he was under the impression that it was in place by what he was told previously and by the approval of the previous project. Pylman stated that the only way this Board can guarantee that you can build two units up there is if you build a duplex. That is a decision you need to make. If you want two single family houses, you will have to bear with us for a while. No formal action was taken on this application at this time. Planning and Zoning March 20, 1990 Page 11 of 12 Commission Meeting Minutes Reading and Approval of P & Z Minutes of 316/90 Regular Meeting Terri Jeppson moved to approve the minutes of the P & Z Meeting of March 6, 1990 as submitted. Jack Hunn seconded and the motion carried unanimously. Other Business Jack Hunn asked if there is a vacancy on the Board? Pylman stated that the Town is advertising for the three positions that will be coming up in May. Further discussion followed on the situation caused by the last project and what can be done about the previous approval of a detached duplex, if anything. Perkins stated that he thinks this should be a top priority. He also thinks that someone should ask the town attorney for an opinion on the definition of a detached duplex and if an error was made how that might be rectified. Pylman stated he would pursue this and let the Commission know where it stands at the next meeting. Jack Hunn stated that another item that needs to be discussed is the matter of log home submittals and the fact that no criteria exists to evaluate them. Discussion followed on this matter. Jack Hunn also mentioned the abandoned foundation, again. What can be done to get this matter solved. Perkins moved to adjourn. Hill seconded. The meeting was adjourned at 9:55 PM. Respectfully submitted, Charlette Pascuzzi Recording Secretary