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PZC Packet 050190w STAFF REPORT TO THE PLANNING AND ZONING COMMISSION May 1, 199C Lot 34, Block 3, Wildridge Subdivision Bill Bergmann for Ellen Krings and Glen Susmilch Single Family Residence Final Design Review INTRODUCTION Ellen Krings and Glenn Susmilch are proposing to construct a single family residence on Lot 34, Block 3, Wildridge Subdivision. Lot 34 is .70 of an acre (30,492 square feet) and the building footprint is 1,100 square feet for a building area ratio of 3.6%. The building is aoproximateiy 3,440 square feet for a floor area ratio of 11%. Maximum building height is limited to 32 feet around most of the structure, however, portions of the bu',ldings south and west elevations rise to 39 feet 1n height. The house is set 35 feet back from the street and 11.5 feet from the property line on the east. A landscape plan indicating species and size, with a revegetation plan for disturbed areas, and an irrigation system is included with the submittal. The building is a three story wood frame building wltn a gable roof. Exterior materials are stucco with wood trim. All exposed foundation areas are to be stucco. The stucco and trim color samples have been submitted. The roof material is proposed to be asphalt shingles. The driveway 1s to be gravel until adequately compacted, then it will be overlayed with 4" of asphalt. STAFF COMMENTS The commission shall consider the following items in reviewing the design of a proposed project: 6.11 - The conformance with the Zoning Code and other applicable rules and regulations of the Town of Avon. COMMENT: This project is in conformance with the zoning code and other applicable Town of Avon regulations. The applicant has been informed that his proposed mechanics pit must comply with Section 17.24.020. (11, h) of the Avon Town Code which states: "No vehicular repair, service or maintenance activities, done anywhere upon a residential district lot, shall be done for remuneration; additionally, no such activities whether or not for remuneration shall be permitted on any vehicle with either a gross weight or a gross carrying welghL of ten thousand pounds or more." Staff Report to the Planning and Zoning Commission May 1, 1990 Page 2 of 4 Lot 34, Block 3, Wildridge Siibdivision Bill Bergmann for Ellen Krings and Glen Susmilch Single Family Reuidence Final Design Review 6.12 - The suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to be located. COMMENT: The exterior materials are stucco with wood trim and asphalt shingles. Staff suggests that the asphalt shingles be of a substantial enough weight to provide texture appropriate to the proposed architecture. 6.13 - The compatibility of the design to mi,iimize site impacts to adjacent properties. COMMENT: The house is sited approximately 25 feet from the front (south) property line and 12 feet rrom the east property line. Landscape clusters have been provided around the entire structure. 6.14 - The compatibility of pronosed improvement with site topography. COMMENT: The owner of the proposed residence has chosen to utilize a walkout basement and garage below the main floor level. Although this concept lessens the overall bulk of the structure, compared to an above -ground garage, more extensive grading of the site will oe required. 6.15 - The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. COMMENT: This development is most visible from the residences to the north and east. The house is sited in such a manner that that portion of the house exhibiting the greatest elevation difference is not visable to most surrounding property owners. In addition, landscape clusters surround the house to break up the building form and provide visual relief. A, '-N Staff Report to the Planning and Zoning Commission May 1, 1990 Page 3 of 4 Lot 34, Block 3, Wildridge Subdivision Bill Bergmann for Ellen Krings and Glen Susmilch Single Family Residence Final Design Review 6.16 - The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired. COMMENT: Staff sees no conflict with this criteria. 6.17 - The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. COMMENT: The proposal is in general conformance with adopted Goals, Policies ano Programs of the Town of Avon. STAFF RECOMMENDATION Prior to the issuance of a building permit for this house the applicant should provide the following information: 1.) An acceptable grading plan. 2.) The driveway entrance must comply with the applicable requirements of the Town of Avon. RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Open Public Hearing 4. Clcse Public Hearing 5. Commission Review 6. Commission Action ,*%0081% Staff Report to the Planning and Zoning Commission May 1, 1990 Page 4 of 4 Lot 34, Block 3, Wildridge Subdivision Bill Bergmann for Ellen Krings and Glen Susmilch Single Family Residence Final Design Review Respectfully submitted, Jim Curnutte Planner PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with Recommended Conditions ( ) Approved with Modified Conditions ( Continued ( ) Denied ( ) Withdrawn 11 Date51�9D )errs e on Secretary_ 1990 Following are some of the comments made by various Commission members prior to tabling the proposal: The north elevation of the building is rather bland. Larger windows ar= suggested Window shutters should be added. Possibly flower planter boxes could be added; wood siding could be added around the top of the building to break up its mass and reduce the large amount of stucco; building overhangs should be extended; the grading plan must be redone Greater detail is necessary, expecially around the stone _ stairway. This work should be done by a professional engineer or architect; and the cost of paving the driveway should be collateralized to assure its completion. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION MAY 1, 1990 Lot 101, Block 1, Wildridge Subdivision Mark Donaldson for John Bruen Six Unit Residential Complex Fractionalization of Development Rights INTRODUCTION Mark Donaldson, on behalf of Mr. John Bruen is requesting approval of a Fractionalized Project on Lot 101, Block 1, Wildridge Subdivision. A request for Final Design Review approval has also been submitted in conjunction with this project. The lot currently has four Residential Development Rights assigned to it. If approved the fractionalization will result in the creation of six dwelling units on the property. The proposed development consists of two buildings containing three dwelling units each. There will be two units not exceeding 1200 square feet each (3/4 of a development right) and one unit not exceeding 800 square feet (1/2 of a development right) in each building. The Planning and Zoning Commission acts on fractionalization in conjunction with Final Design Review. Fina Design Approval includes approval of fractionalization of residential development rights. A public nearing is neld on each design review application which includes fractionalization of residential development rights. The Planning and Zoning Commission in approving fractionalization may prescribe appropriate conditions and safeguards to mitigate impacts related to proposed fractionalization. STAFF COMMENTS The Planning and Zoning Commission shall consiaer the following factors in addition to the Design Review Guidelines listed in Section 6.00 of the Design Procedures, Rules ancl. Regulations for the Planning and Zoning Commission of tl-e Town of Avon when reviewing a project involving the fractionalization of residential development rights: 1. The adequacy of access to the site with respect to the width of the adjacent streets, their grades, intersection safety visibility and entrance into the lot to be developed. COMMENT: Access appears to be adequate, however compliance with the Town's driveway/entrance standards must be complied with. dt.ty,pb\ Staff Report to the Planning and Zoning Commission Page1� ofg4 Lot 101, Block 1, Wildridge Subdivision Mark Donaldson for John Bruen Six Unit Residential Complex Fractionalization of Development Rights 2. The need for, and availability of, public or private transportation to serve the proposed development; COMMENT: The character of this project does not necessitate the construction of public or private transportation facilities. 3. The impact of the proposed project upon public and private services and facilities serving the area; COMMENT: There does not appear to be any unusuai or significant impact on public or private services by this proposed development. 4. The compatibility of the proposed unit sizes and unit mix with existing and potential development in the vicinity; COMMENT: Unit sizes and unit mix is compatible with existing ind potential development in the vicinity. Lot 101 is surrounded by lots approved for multi family uses and have assigner; development rights ranging from 4 to 10 units per lot. STAFF RECOMMENDATION Approval of this Fractionalization reauest is recommended conditioned by the following: 1. Issuance of building permit be subject to staff approval of drainage plan. 2. The entrance to this pro„ect must be shown to be in compliance with Town standards prior to the issuance of a building permit. 3. Permission of Holy Cross Electric ASSOC'1ation must be obtained for proposed improvements prior to issuance of a building permit. Staff Report to the Planning and Zoning Commission May 1, 1990 Page 3 of 4 Lot 101, Block 1, Wildridge Subdivision Mark Donaldson for John Bruen Six Unit Residential Complex Fractionalization of Development Rights 4. Building location ties to adjacent property lines be indicated on site plan to assure that the buildings will comply with applicable setback and easement requirements prior to issuance of a building permit. 5. Approval of exterior materials as presented at the meeting. RECOMMENDED ACTION 1. Introduce Application 2. Presentation by Applicant; 3. Open Public Hearing for Fractionalization 4. Close Public Hearing 5. Consideration by Commission 6. Act on Request Staff Report to the Planning and Zoning Commission May 1, 1990 Page 4 of 4 Lot 101, Block 1, Wildridge Subdivision Mark Donaldson for John Bruen Six Unit Residential Complex Fractionalization of Development Rights Respectfully submitted, U Jim Curnutte Planner PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with Recommended Conditions ( ) Approved with Modified Conditions ( ) Continued ( ) _Denied ( ) Withdrawn Date 5-1 eY2 SeP.Py'!1 Secretary The Commission granted approval of the Fractionalization request w following conditions: That issuance of building permit be subject to staff approval of drainage plan• that the entrance to this project must be shown to be in compliance with Town standards prior to the issuance of a building permit• that permission of Holy Cross Electric Association must be obtained for proposed improvements prior to issuance of a building permit; and that building location ties to adjacent property lines be indicated on site plan to assure that the building will comply with applicable setback and easement requirements prior to issuance of a building permit; and also that there be approval of exterior materials as presented at the meeting. j S1AFF REPORT TO THE PLANNING AND ZONING COMMISSION MAY 1, 1990 Lot 101, Block 1, Wildridge Subdivision Mark Donaldson for John Bruen Six Unit Residential Complex Design Review INTRODUCTION Mark Donaldson, on behalf of Mr. John Bruen is proposing to construct a six unit residential complex (two triplex buildings) on Lot 101, Block 1, Wildridge Subdivision. Lot 101 is 1.14 acres ( 49,658 square feet) and the combined building foot printa, of the two buildings is approximately 5,150 square feet for a building area ratio of 11%. The ^_imbined floor area of the buildings is 6,382 square feet for a floor area ratio of 12.8% The maximum building height is 30' from firished grade to the highest ridge. Roughly one half of the buildable area of this lot has been lost due to tr.,4 fact that it is traversed by a 100' wide Holy Cross Electric Association power line easement. This easement, in combination with the standar setback requirements, has resulted in a very limited building site for this lot. A landscape plan indicating plant species and size along with a revegetation plan for all disturbed areas has been submitted. An underground irrigation system will be installed at all planting areas. The proposed buildings are two story wood frame buildings with gable roofs. Exterior building materials include wood siding, stucco and red cedar shingles. A color rendering and material samples will be presented at the meeting. STAFF COMMENTS The Commission shall consider the following items in reviewing the design of a proposed project: 6.11 - The conformance with the Zoning Code and other applicable rules and regulations of the Town of Avon. COMMENT: The proposal will be in conformance with the Town of Avon Zoning requirements, provided that the accompanying application for fractionalization is approved by the Avon Planning and Zoning Commission. Staff Report to the Planning and Zoning Commission May 1, 1990 Page 2 of 4 Lot 1(.1, Block 1, Wildridge Subdivision Mark Donaldson for John Bruen Six Unit Residential Complex Design Review 6.12 - The suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to be located. COMMENT: The type and quality of both building and landscape materials are suitable with Town guidelines. 6.13 - The compatibility of the design to minimize site impacts to adjacent properties. COMMENT: The siting and landscaping of the building is sympathetic to the adjacent residential property. 6.14 - The compatibility of proposed improvement with site topography. COMMENT: The site is gently sloping and the proposal works well with this topography. 6.15 - The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. COMMENT: Staff sees no conflict with this criteria. 6.16 - The objective that no improvement be so similar or dissimilar to other in the vicinity that values, monetary or aesthetic will be impaired. COMMENT: Staff sees no conflict with this criteria. Staff Report I.o the Planning and Zoning Commission May 1, 1990 Page 3 of 4 Lot 10i, Block 1, Wildridge Subdivision Mark Donaldson for John Bruen Six Unit Residential Complex Design Review 6.17 - The general conformance of Lhe proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. COMMENT: The proposal is in general conformace with adopted Goals, Policies and Programs for the Town of Avon. STAFF RECOMMENDATION Staff feels that this is a complete application and recommends approval with the following conditions: 1.) Prior to the issuance of a building permit, the applicant must show compliance with the Town stanaards regarding the entrance tc this project idrainage, driveway width, etc.). 2.) Review and approval of proposed improvements within the Holy Cross Electric Association power line easement. Staff Report to the Planning and Zoning Commission May 1, 1990 Page 4 of 4 Lot 101, Block 1, Wildridge Subdivision Mark Donaldson for John Bruen Six Unit Residential Complex Design Review RECOMMENDED ACTION 1. Introduce Application (Staff); 2. Presentation by Applicant; 3. Commission Review/Discussion; 4. Commission Action. Respectfully).�� submitted, Jim Curnutte Planner PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with Recommended Conditions ( ) Approved with Mod,fied Conditions ( ) Continued ( ) Denied � ( ) Withdrawn ( ) Date D `rsc�rse—+i +efPSe retary The Cnmmission granted final design approval to Lot 101, Block Subdivision, Ski Vista Townhomes (6 Units) with the following ;onditions: That prior to the issuance of a building permit, the applicant must show compliance with the Town standards regarding the entrance to this project (drainage driveway width, etc.); that review and written approval of proposed improvements within the Holy Cross Electric Association power line easement must be provided; and that the slopes at the north west corner of the parking lot must be lessened and retained with a natural stone (boulders) wall. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION May 1, 1990 Lot 63, Block 3, Wildridge Subdivision Bruce and Sue Kelly Single Family Residence Conceptual Design Review INTRODUCTION Bruce and Sue Kelly are proposing to construct a single family residence on Lot 63, Block 3, Wildridge Subdivision. Lot 63 is .80 of an acre (34,848 square feet) and the building footprint is approximately 2,250 square feet for a building area ratio of 6.5%. The building is approximately 2-500 square feet for a floor area rat,o of 7%. Building height is approximately 25 feet. The house is set 95 feet back from the road (Wildridge Road West), 20 feet from the west lot line, and 50 feet from the south lot line. No landscape plan has been submitted to date. The building is proposed to be a two story gable roof form. The exterior materials are 10' diameta, pec'c-d and stained (natural spruce) logs with buff colored cninking. The house trim will be painted white. Roof material is proposed to De asphalt shingles. Color and material samples will be presented at the meeting. No information has been provided to determine whether or not the driveway is gravel or asphalt. STAFF COMMENTS More detailed information is necessary to adequately review proposed site drainage, grading and revegetation. It is recommended t,at the minimum driveway width be 16'. Finished slopes on either side of the proposed driveway should not exceed 1 1/2:1. Retaining wa'ls may be nea�ssary. Since this is a conceptual design review, no formal action will be taken by the Design Review Board. Staff Report to the Planning and Zoning Commission May 1, 1990 Page 2 of 2 Lot 63, Block 3, Wildridge Subdivision Bruce and Sue Kelly Single Family Residence Conceptual Design Review RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 5. Commission Review Respectfully submitted, Oe t ni Jim Curnutte Planner m 0 • r Y #0410_4 STAFF REPORT TO THE PLANNING AND ZONING COMMISSION MAY 1, 1990 Lot 1, Block 1, Lodge at Avon Subdivision Avon Towne Square Final Design Review INTRODUCTION The Avon Towne Square project consists of a total gross square footage of 46,760 square feet. The project is designed with a main building of 40,000 square feet in three stories. The first floor will be retail with office, retail, and restaurant uses above. A secondary ouiiaing of 10,000 square feet is planned as a free-standing restaurant site. This building has received a setback variance for its location. The site plan indicates 181 parking spaces with a loading berth for each building site. The Town of Avon parking requirements are met by tnis proposal, however, t)e Staff feels strongly that the loading berth for the main building should be increased in length from 40' to 60' in order to accomodate the delivery vehicles utilized to service restaurants. The building footprint covers 21% of the site, open space consists of 20% of the site, and the parking and circulation areas cover the remainder of the parcel. A preliminary drainage plan has been submitted and final drainage details will be required with the building permit submittal. A sign program will be submitted at a later date. The landscape plan submitted with this final approval request is a pale version of the plan submitted at the setback variance request hearing. This plan leaves quite a bit of room for discussion and has created several concerns on the part of the Staff. The developers had previously shown a committment to extensive landscaping spilling over the property line and into the Avon Road right of way. This landscaping was a trade off for the extensive asphalt areas and limited on site green space. While it is difficult to specifically plan for that area due to anticipated railroad underpass construction., the Staff feels that a certain level of committment needs to be given by the developer. This committment should be in the form of an approved landscape plan that can be amended to allow for future construction impacts. Staff Report to the Planning and Zoning Commission May 1, 1990 Page 2 of 6 Lot 1, Block 1, Lodge at Avon Subdivision Avon Towne Square Final Design Review A second area of concern with the landscape and site planning is the lack of specification of a curb and gutter treatment. As the Town Center zone district indicates tnis area of the community is the most urban level of development. The Staff believes that curb and gutter in appropriate areas of the parking lot, as well as along Benchmark Road should be specified and constructed by the developer. The third major concern with the landscape proposal is the treatment of the restaurant pad. This design review approva does not include that building, therefore we mtist assume that building may not be constructed. The Staff feels that to leave a hole in the site planning of a project like this would not be appropriate. A landscape solution shouid be designed to acknowledge this issue. The Staff also feels walkways from adjacent properties should be shown on site and landscape plans. STAFF COMMENTS 6.11 - The conformance with the Zoning Code and other applicable rules and regulations of the Town of Avon. COMMENT: The proposed restaurart pad was granted a setback variance to allow encroachment into the Benchmark Road 25' setback area. The Staff has allowed a parking space design of 16' feet of asphalt with a curb stop that ailows a 2' overhang. This parking design allows a reduction in the asphalt area while maintaining the number cf spaces necessary to support this level of development. The Staff is comfortable with this solution in general, but we do have some specific concerns that will be worked out upon future review of the restaurant site. Our concern is maintaining an adequate walkway width while allowing this 2' overhang. The rest of this proposal meets the Town of Avon Zoning Code. Staff Report to the Planning and Zoning Commission May 1, 1990 Page 3 of 6 Lot 1, Block 1, Lodge at Avon Subdivision Avon Towne Square Final Design Review 6.12 - The suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to be located. COMMENT: The building architecture and material selection is consistent with Avon design guidelines. The landscape plan has created some Staff concerns, as addressed above. The Staff believes the Commission should consider those concerns during this design rev,::w. As a Town Center site the Staff feels that specific detailing of building and site improvements are important to the urban concept of this site. 6.13 - The compatibility of the design to minimize site impacts to adjacent properties. COMMENT: The adjacent properties to this site are the railroad, Benchmark Road and Avon Road. The applicant has provided landscaping to buffer the railroad and nas discussed the possibility of fencing, but no fence detail has been provided. The Staff feels that a walkway from the adjacent Town bus stop should be integrated into the site planning of this project in order to promote pedestrian flow across the street and through the parking lot. A material change would be the preferable way to delineate walkways from vehicular circulation. 6.14 - The compatibility of proposed improvements with site topography. COMMENT: The improvements work well with site topography. The only issue with topography would be the uncertainty of the final grade on the Avon Road right of way. While this uncertainty prevents specific landscape design, a conceptual plan which indicates a level of committment snoulo not be difficult to design and review. ...,It r Staff Report to the Planning and Zoning Commission May 1, 1990 Page 4 of 6 Lot 1, Block 1, Lodge at Avon Subdivision Avon Towne Square Final Design Review 6.15 - The vi-ual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. COMMENT: The building architecture is well designed and detailed. There had b=en some previous concerns about the view of the back of the first -rloor retail areas. The proposed detailing and landscape plantings may be sufficient to alleviate those concerns. The proposed restaurant pad treatment creates a significant visual concern from adjacent properties should this ouilding not be constructed for a year or two, if at all. 6.16 - The objiictive that no improvement oe so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired. COMMENT: The Staff sees no concern or impact w,Ih this criteria. 6.17 - The general ccnformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. COMMENT: The Avon Comprehensive Plan calls for high density urban development within the Town Center area. The ideal type of development in this are would be underground parking, first floor retail/commercial with a hotel or condominium bed base above. The landscaping, walkways and surface detailing would reinforce the urban scale of development. The Avon Towne Square project, while not fitting that scenario, is completly within allowable development by zoning. The project may not carry out the exact desires of the Master Plan but through proper detailing and site development an appropriate urban design could be achieved that would be compatible with future and existing Town Center development. The Staff feels that it is extremely important to future development of the Town Center to identify and incorporate those features within this development. Staff Report to the Planning and Zoning Commission May 1, 1990 Page 5 of 6 Lot 1, Block 1, Lodge at Avon Subdivision Avon Towne Square Final Design Review A very strong formal landscape plan which includes well designed walkways and pedestrian features is important to this project. A curb and gutter treatment along Benchmark Road should be incorporated into the developer's site planning. The future sign program should reflect Towne Center philosophy as opposed to the shopping center standard. The Staff feels strongly that for this site to be successful within the Towne Center ccntext that the final detailing of architecture, signage and landscaping must be very strong. STAFF RECOMMENDATION Increase loading berth on south side of building to 60' in length. Re -define the landscape and site pian to meet Town Center goals. d' RECOMMENDED ACTION 1. Introduce Application (Staff); 2. Presentation by Applicant: 3. Commission Review/Discussion; 4. Commission Action. Staff Report to the Planning and Zoning Commission May 1, 1990 Page 6 of 6 Lot 1, Block 1, Lodge at Avon Subdivision Avon Towne Square Final Design Review Respectfully submitted, 12> 6�� P:f/iq7-- Rick Pylman Director of Community Development PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with Recommended Conditions ( ) Approved with Modified Conditions ( ) Continued ( ) _Denied ( 1 Withdrawn DateJ��S�%� iPr -F+ 11 Secretary_ next meeting scheduled for May 15, 1990.