PZC Packet 030591STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Lot 70, Block 1, Benchmark at Beaver Creek
Mark Donaldson for Marino Construction, Inc.
16 Unit Residential Project
Final Design Review
INTRODUCTION
Mark Donaldson, on behalf of Marino Construction, Inc., is
proposing to construct a 16 unit residential project on Lot
70, Block 1, Benchmark at Beaver Creek Subdivision. Lot 70
is 1.312 acres (57,151 square feet.) in size and currently has
8 dwelling units on the property (Beacon Hill Condominiums).
The building coverage of the new units is approximately 9,860
square feet. By adding this figure to the building coverage
of the 8 existing units (8,440 sq. ft.) the total building
coverage on the lot will be 18,300 sq. ft. for a building
area ratio of 32%. The floor area of the new buildings is
approximately 7,825 square feet. By adding this figure to
the floor area of the 8 existing units (10,050 sq. ft.) the
total floor area on the lot will be 17,875 sq. ft. for a
floor area ratio of 31%. Nearly 56% of the lot area, or
approximately 32,350 square feet is covered with impervious
materials. The maximum building heignt is 45 feet from
finished grade to the highest ridgeline.
A landscape plan indicating plant species and size has been
provided. The proposed plans indicate that an automatic drip
irrigation system will be installed as per the soils
engineers recommendation ( located at least 10 feet from
foundation walls).
The building is a three story, with basement, wood frame
building with gable roofs. Exterior building materials
include redwood siding, stucco, cedar shingles, aluminum clad
windows and metal deck railings. The buildings will include
recessed soffit lighting and spherical pendant lights. The
proposed foundation system will utilize auger driven piers in
lieu of conventional spread footings. A massing model of the
proposed project has been provided by the applicant. The
applicant will discuss proposed colors and materials 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.
STAFF REPORT
March 5, 1991
Page 2 of 5
TO THE PLANNING AND ZONING COMMISSION
Lot 70, Block 1, Benchmark at Beaver Creek
Mark Donaldson for Marino Construction, Inc.
16 Unit Residential Project
Final Cesign Review
COMMENT: This proposal is not
the Avon Zoning Code and other applicable
of the Town at the present time. No
provided to show that the dwelling units
plan have legal access across the Phase
property.
6.12 - The suitability of
including type and quality of materials of
constructed and the site upon which it is
in conformance with
rules regulations
evidence has been
shown on the site
I portion of the
the improvement,
which it is to be
to be located.
COMMENT: The type and quality of both the
building and landscaping materials are suitable with Town
guidelines. It would appear that the density of the proposed
project may not be suitable considering the limited amount of
developable area left on Lot 70. The circulation and parking
areas on the site are extremely tight. Turn around and
maneuvering areas are very limited.
The Avon Town Engineer has the following concerns:
- Approoriate erosion control should be shown for
areas of concentrated runoff on steep slopes.
- Plans should include minimum ditch sections for
swales north of new buildings in accordance with drainage
study.
- Underground detention tanks would seem to be
very difficult to clean and maintain as proposed.
6.13 - The compatibility of the design to minimize
site impacts to adjacent properties.
COMMENT: Architecturally, the proposed project
appears to be compatible with the existing Beacon Hill
Condominium project. The applicants intend to use a similar
architectural style (recessed deck/patios, metal deck
railings, exterior covered stairwaus, etc.) and building
materials as the existing 8 units (with the exception of the
STAFF REPORT
March 5, 1991
Page 3 of 5
I
TO THE PLANNING AND ZONING COMMISSION
Lot 70, Block 1, Benchmark at Beaver Creek
Mark Donaldson for Marino Construction, Inc.
16 Unit Residential Project
Final Design Review
addition of stucco). It would appear that a reduction in
density would improve the compatibility of this project with
the existing Beacon Hill Condominiums in terms of
parking/access aisle circulation. Also, the applicant is
proposing to regrade beyond their north property line and
onto land currently owned by the Town of Avon. The Town will
only grant approval of the regrading if the applicant agrees
to be liable for any and all possible damage that may result
from such regrading.
The applicant should amend the site plan to relocate some of
the trees along their eastern property line and within the
easement fabled "access easement to Lot 70-A". It is
reasonable to assume that this easement will be used by the
owner of Lot 70-A to access his property and the trees, if
located as currently shown, will impair that ability.
6.14 - The compatibility of proposed improvements
with site topography.
COMMENT: The property slopes toward the south,
southwest at approximately 25-35%. The lowest level of the
buildings have been designed to be ;.,srtially below grade in
order to minimize site disturbance. As mentioned previously,
in order to eliminate the need for retaining walls, along
their rear property line, the applicants are proposing to
regrade Town property to the north.
6.15 - The visual appearance of any proposed
improvement as viewed from adjacent and neighboring
properties and public ways.
COMMENT: The appearance of this residence from
neighboring properties and public ways seems acceptable. The
units will be located north of, and be partially screened by
the existing Beacon Hill Condominium project. Adequate
landscape clusters have been provided throughtout the
property.
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.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Page 4 of 5
Lot 70, Block 1, Benchmark at Beaver Creek
Markdonaldson for Marino Construction, Inc.
16 Unit Residential Project
Final Design Review
6.17 - The general conformance of the proposed
improvements with the adopted Goals, Policies and Programs of
the Town of Avon.
COMMENT: The proposal is in general conformance
with adopted Goals, Policies and Programs of the Town of
Avon, with the exception that it is not the policy of Avon to
grant approval to a proposed project until it has secured
legal and functional access to all proposed dwelling units.
STAFF RECOMMENDATIONS
Staff recommends denial of this design review application as
currently submitted. If the applicant desires to alieviate
some of the previously listed concerns by providing proof of
legal access for our review and mitigation of the Town
Engineer's concerns, staff suggests that the application be
tabled to allow additional review of the revised drawings
(site grading and drainage, etc.).
RECOMMENDED ACTION
Introduce Application
Applicant Presentation
3. Commission Review
4. Commission Action
Respectfullsubmitted,
hwCur'nu�t�te
Planner
COMMENT: Staff sees no conflict
with
this
criteria.
In fact, if the applicant improves the
poor
drainage
conditions that currently exist on the
property,
as
they have
stated, physical conditions will
actually
be
improved.
6.17 - The general conformance of the proposed
improvements with the adopted Goals, Policies and Programs of
the Town of Avon.
COMMENT: The proposal is in general conformance
with adopted Goals, Policies and Programs of the Town of
Avon, with the exception that it is not the policy of Avon to
grant approval to a proposed project until it has secured
legal and functional access to all proposed dwelling units.
STAFF RECOMMENDATIONS
Staff recommends denial of this design review application as
currently submitted. If the applicant desires to alieviate
some of the previously listed concerns by providing proof of
legal access for our review and mitigation of the Town
Engineer's concerns, staff suggests that the application be
tabled to allow additional review of the revised drawings
(site grading and drainage, etc.).
RECOMMENDED ACTION
Introduce Application
Applicant Presentation
3. Commission Review
4. Commission Action
Respectfullsubmitted,
hwCur'nu�t�te
Planner
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Page 5 of 5
Lot 70, Block 1, Benchmark at Beaver Creek
Mark Donaldson for Marino Construction, Inc.
16 Unit Residential Project
Final Design Review
PLANNING AND ZONING ACTION
Approved as submitted ( ) Approved with Recommended
Conditions ( ) Approved with Modified Conditions ( )
Continued ( V) Denied ( ) Withdrawn ( )
Date J ' �' �� Clayton McRory, Secretary
This item was tabled until the March 19, 1991 meeting to allow the
applicant time to provide a revised plan showing the reduction in units.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Lot 70, Block 1, Benchmark at Beaver Creek Subdivision
Mark Donaldson for Marino Construction
16 Unit Residential Project
Fractionalization of Development Rights
Public Hearing
INTRODUCTION
Mark Donaldson, on behalf of Marino Construction, Inc., is
requesting approval of a Fractionalized Project on Lot 70,
Block 1, Benchmark at Beaver Creek Subdivision. A request
for Final Design Review approval has also been submitted in
conjunction with this project. The lot currently has eight
(8) units (Beacon Hill Condominiums) and ten (10) undeveloped
Residential Development Rights on it. If approved, this
fractionalization will result in the creation of sixteen (16)
dwelling units from the ten (10) remaining development
rights.
CHRONOLOGY
January 29, 1979 Final Subdivision plat of Benchmark at
Beaver Creek Subdivision, Amendment No. 5 was signed, thereby
creating the 1.5 acre Lot 70, where no lot had previously
existed.
September 25, 1979 The 0.2169 acre (9,450 sq. ft.) Lot 70-A
was officially split off from Lot 70.
January 21, 1981 The Beacon Hill Condo project (18 units)
received DRB approval, however, the approval lapsed and
became void after two years.
May 12, 1983 The project received DRB approval again
with the only change being a switch from metal to cedar shake
roofing.
June/July 1983 A Building permit was issued and the
condominium plat was signed for phase I (8 units) of the
project.
1984 Serious soil, foundation and slab settlement
occurs. Phases II and III are postponed. The right to
development the remaining ten units on Phases II & III are
later sold.
January 15, 1991 Avon Planning and Zoning Commission reviews
conceptual drawings of fractionalization project on lot 70.
January 28, 1991 Marino Construction, Inc. submits
application for final design review and fractionalization
approval for 16 unit residential project.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Page 2 of 6
Lot 70, Block 1, Benchmark at Beaver Creek Subdivision
Mark Donaldson for Marino Construction
16 Unit Residential Project
Fractionalization of Development Rights
Public Hearing
The proposed project consists of two buildings containing
eight dwelling units each. Both of the proposed eightplexes
will house 4 two bedroom units and 4 three bedroom units.
The two bedroom units are 799 square feet in size (1/2 of a
development right each) and the three beiroom units are 1,157
square feet (3/4 of a development right). The residential
portion of the buildings is located on the upper three levels
with one car garages, a mechanical room and some storage
space located on the lower level. All of the units include a
gas fireplace.
The Planning and Zoning Commission acts on fractionalization
requests in conjunction with Final Design Review. A public
hearing is held on each request for fractionalization of
development rights. The Planning and Zoning Commission may
prescribe appropriate conditions and safeguards to mitigate
impacts related to proposed fractionalization.
STAFF COMMENTS
The Planning and Zoning Commission shall consider the
following factors in addition to the Design Review Guidelines
listed in Section 6.00 of the Design Procedures, Rules and
Regulations for the Planning and Zoning Commission of the
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: At first glance, access to the site
appears to be adequate. The applicant intends to use the
same road system and driveway currently serving Beacon Hill
Condominiums. The problem, however, lies in the fact that
when the right to develop phases II and III was sold no
provision was made to allow for the shared use of the phase I
access aisle. At the present time the only legal means of
access to phases II and III is by way of a 30' wide access
easement located on the far eastern side of the property.
The applicant is currently negotiating with the Beacon Hill
Homeowners Association to resolve this access issue.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Page 3 of 6
Lot 70, Block 1, Benchmark at Beaver Creek Subdivision
Mark Donaldson for Marino Construction
16 Unit Residential Project
Fractionalization of Development Rights
Public Hearing
The circulation and parking areas on the site are extremely
tight. Turn around areas are limited and it appears that any
vehicle larger than the average car will have difficulty
manuevering on site. Although all required parking is met,
any excess parking that may occur on the property will impact
circulation lanes.
2. The need for, and availability of public or private
transportation, to serve the proposed development;
COMMENT: Access to public transportation is a
desirable goal for all portions of the Town of Avon. The
character of this project, however, will not necessitate the
construction of new 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 oe any
definable negative impact to public or private services that
are a result of this fractionalization request. The ar)plicant
is proposing to improve the drainage and treatment facilities
on the site by removing and repaving the existing driveway.
In addition, ;.:.e applicant has proposed to repaint some of
the existing faci-ities and to upgrade site landscaping. The
Avon Fire Chief has requested that the applicant install a
new fire hydrant near the entrance to this project in order
to assure the appropriate level )f fire protection.
4. The compatibility of the proposed unit sizes and unit
mix with existing and potential development in the vicinity;
COMMENT: Architectually, the proposed project
appears to be compatible with the existing Beacon Hill
Condominium project. The applicants intend to use a similar
architectual style (recessed deck/patios, metal deck
railings, exterior covered stairways, etc.) and building
materials as the existing a units (with the exception of the
addition of stucco). Eight of the 16 proposed units will be
similar in size to the existing Beacon Hill units which range
from 1,230 sq. ft. to 1,295 sq. ft. The three Snowrun
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Page 4 of 6
Lot 70, Block 1, Benchmark at Beaver Creek
Mark Donaldson for Marino Construction, Inc.
16 Unit Residential Project
Fractionalization of Development Rights
Public Hearing
Townhouse units on Lot 43 are approximately 1,900 sq. ft. and
the three A -Y Townhouse units on Lot 44 are approximately
2,020 sq. ft. in size. Lot 70-A is approved for a duples
building and if the proposed rezoning of Lot 42 is approved
(IC to RMD), foru units may eventually be placed on the
property.
Existing and approved unit sizes along Nottingham Road fall
into the following unit size ranges:
Unit Sizes # of Units
450
sq.ft.----
1,000 sq.ft.
36
1,001
sq.ft.----
2,000 sq. ft.
42
2,001
sq.ft.----
and up
27
The average density of the lots along Nottingham Road is one
dwelling unit per 5,200 square feet of lot area, which
equates to 8.3 units per acre. The RMD zone district states
that average density should not exceed 7.5 units per acre.
The density of each lot is determined by dividing the size of
the lot by the existing or approved number of dwelling units.
Lot 70 is already the most dense lot in the area at one
dwelling unit per 3,170 square feet of lot areR (1.31 acres /
18 units), which equates to 13 units per acre. This
fractionalization request, as submitted, would increase the
density of lot 70 to one dwelling unit per 2,377 square feet
of lot area, or 18 units per acre. Finally, if you
determined the density of this project by dividing the area
described by the legal descriptions of just phase II and
phase III by 18 units the resulting density is one dwelling
unit per 1,580 square feet of lot area, or 27 units per acre;
twice as dense as any other proje.c along Nottingham Road.
STAFF RECOMMENDATION
Staff recommends denial of this fractionalization request as
currently proposed. Although the applicant has indicated
that an access agreement with the Beac., Hill Homeowners
Association is expected no such agreement I_-, been submitted
for review to date. In addition, the proposed density of
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Page 5 of 6
Lot 70, Block 1, Benchmark at Beaver Creek
Mark Donaldson for Marino Construction, Inc.
16 Unit Residential Project
Fractionalization of Development Rights
Public Hearing
this particular application far exceeds the density exhibited
by all other existing and approved residential projects along
Nottingham Road.
Fractionalization was developed as a tool to allow diversity
of unit sizes through an increase in density. Staff
realizes that any fractionalized project, by its nature, will
have a relative density greater than existing
non -fractionalized projects. In this case, we feel that the
degree of fractionalization proposed, 10 development rights
to 18 units, is to great for both the lot size itself and the
neighborhood in general. Staff recommends a density
reduction of 2 to 4 units for this project. This reduction
would allow greater compatibility with the neighborhood and
would ease parking, circulation and landscape concerns with
the proposed project.
RECOMMENDED ACTION
Introduce Application
2. Presentation by Applicant;
3. Open Public Hearing for Fractionalization
4. Close Public Hearing
Consideration by Commission
6. Act on Request
Respectfully submitted,
;'�� C44-n�
Jim Curnutte
Planner
STAFF REPORT TC
March 5, 1991
Page 6 of 6
THE PLANNING AND ZONING COMMISSION
Lot 70, Block 1, Benchmark at Beaver Creek
Mark Donaldson for Marino Construction, Inc.
16 Unit Residential Project
Fractionalization of Development Rights
Public Hearing
PLANNING AND ZONING ACTION
Approved as submitted ( /)
Approved with Recommended
Conditions ( ) Approved with Modified Conditions ( 40
Continued ( ) Denied ( ) Withdrawn ( )
i
Date 6�6 Clayton McRory, Secretary_
The Commission granted
)proval for fractionalization of develo
rights on Lot 70, Block 1, Benchmark at Beaver Creek for 14 units.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Lot 11, Wildridge Acres Subdivision
Steve Riden for Bob Kedrowski
Novick Residence
Final Design Review
INTRODUCTION
Steve Riden, on behalf of Bob Kedrowski, is proposing to
construct a single family residence on Lot 5, Wildridge
Acres Subdivison. Lot 5 is 0.17 of an acre (7,561 square
feet) in size and the building coverage is approximately
2,165 square feet for a building ratio of 29%. The floor
area of the building is approximately 2,140 square feet for a
ratio of 28%. Slightly more than 1/3 of the lot area, or
approximately 2,900 square feet is covered with impervious
materials. The maximum building height is 28 feet from
finished grade to the highest ridgeline.
A landscape plan indicating plant species and size has been
provided. Drip irrigation will be provided to all trees
shown on the plan. The proposed landscaping is in
conformance with the overall landscape plan for Wildridge
Acres.
The building is a two story wood frame building with gable
roofs. Exterior building materials include wood siding (8"
channel rustic cedar), stucco and masonite shingles
(Woodruff). The driveway will be covered with asphalt in
conjunction with the street paving. Color and material
samples will be presented at the meeting.
STAFF COMMENTS
The Commission shall consider the following items in
reviewing the design of a proposed project:
6.11 - The conformance with the Zoning Code and other
applicable rules and regulations of the Town of Avon.
COMMENT: The proposal is in conformance with the AvDn
Zoning Code and other applicable rules and regulations of
Town, with the exception that the distance of the north
property line shown on the site plan does not match the
approved plat. Since the proposed building touches the
building envelope lines in three different places it would
appear that by accurately reflecting the true distance of the
lot line it would cause some portion of the buildings
overhang to protrude into the building envelope.
STAFF REPORT
March 5, 1991
Page 2 of 4
TO THE PLANNING AND ZONING COMMISSION
Lot 11, Wildridge Acres Subdivision
Steve Riden for Bob Kedrowski
Novick Residence
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 type and quality of both building and
landscaping materials are suitable with Town guildelines.
The site is nearly flat and is very conducive to building.
6.13 - The compatibility of the design to minimize site
impacts to adjacent properties.
COMMENT: The siting and landscaping of the building is
sympathetic to the adjacent residential property. All
grading will be contained within lot lines.
6.14 - The compatibility of proposed improvement with
site topography.
COMMENT: The property is fairly flat at the present
time. The lower level of the house has been designed to be
partially below grade.
6.15 - The visual appearance of any proposed
improvement as viewed from adjacent and neighboring
properties and public ways.
COMMENT: The appearance of this residence from
neighboring properties and public ways seems acceptable.
Adequate landscape clusters have been provided throughout the
property.
6.16 - The objective that no improvement be so similar
or dissimilar to others in the vicinity that values, monetary
or aesthetic will be impaired.
COMMENT: Staff sees no conflict with this criteria.
6.17 - The general conformance of the proposed
improvements with the adopted Goals, Policies and Programs of
the Town of Avon.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Page 3 of 4
Lot 11, Wildridge Acres Subdivision
Steve Riden for Bob Kedrowski
Novick Residence
Final Design Review
COMMENT: The proposal is in general conformance with
the adopted Goals, Policies and Programs of the Town of Avon,
with the exception of the previously mentioned lot line
distance discrepancy shown on the site plan.
STAFF RECOMMENDATION
Staff recommends approval of this design review application
with the following conditions:
1. Due to the relative tightness of the building within the
building envelope and the lot line distance discrepancy, it
is suggested that the applicant be required to have the
building corners staked by a professional land surveyor to
assure proper building placement. The building corner
locations should then be verified after the foundation forms
are set, but before the concrete is poured.
2. Final engineer's review and approval of driveway/road
intersection design prior to the issuance of a building
permit.
RECOMMENDED ACTION
1. Introduce Application
2. Applicant Presentation
3. Commission Review
4. Commission Action
Respectfully submitted,
Jim Curnutte
Planner
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
March 5, 1991
Page 4 of 4
Lot 11, wildridge Acres Subdivision
Steve Riden for Bob Kedrowski
Novick Residence
Final Design Review
PLANNING AND ZONING ACTION
Approved as submitted ( ) Approved with Recommended
Conditions ( ✓) Approved with Modified Conditions ( )
Continued ( ) Denied ( ) withdrawn ( )
i
Date - <' Clayton McRory, Secretary
The Commission granted final design review approval fo Lot 11, Id ridge
Acres with the following conditions: 1. The applicant be required to
have the building corners staked by a professional land surveyor to
assure proper building placement, and the building corner locations be
verified after the foundation forms are set, but before the concrete is
poured. 2. Final engineer's review and approval of driveway/road
intersection design prior to issuance of a building permit.
3. An additional window be added to the north elevation, and as a
recommendation only, trapezoid windows be used on the east elevation. __