Loading...
PZC Minutes 110392RECORD OF PROCEEDINGS PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 The regular meeting of the Planning and Zoning Commission was held on November 3, 1992, at 7:35 PM in the upstairs meeting room at the Avon Fire Department Avon, Colorado. The meeting was called to order by Chairman John Perkins. Members Present: John Perkins, Patti Dixon, Buz Reynolds, Sue Railton, Henry Vest, Jack Hunn, Rhoda Schneiderman Staff Present: Rick Pylman, Director of Community Development; Charlette Pascuzzi, Recording Secretary All members were present except Henry Vest, Patti Dixon, and Jack Hunn. Mr. Vest arrived at 7:37 and Ms. Dixon and Mr. Hunn arrived at 7:40 PM. Lot 48 Block 1. Benchmark at Beaver CreekSubdivision. Speci_a) Review Use, Review Rick Pylman stated that a Special Review Use for a Home Occupation at Lot 48, Block 1, Benchmark at Beaver Creek Subdivision was granted to Chris Galloway and Gary Cox on August 4, 1992, with a condition of a three month trial period. The trial period has expired. However, the applicants have requested, in writing, that the Special Review Use be withdrawn. They are not able to continue with a home occupation, but are going to lease office space. The Commission agreed to withdraw the Special Review Use for a Home Occupation for Lot 48, Block 1, Benchmark at Beaver Creek Subdivision. PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 2 of 21 Creek subdivision,__ Lube and Rick Pylman stated that there are five lots zoned Neighborhood Commercial on Nottingham Road. The Pizza Hut is one, Coastal Mart is one, and there are three vacant lots that extend west from Coastal Mart. Lot 4 is the fourth of those commercial lots on that side of the street. It is up against Buck Creek and has residential property adjacent to the west. It is .70 an acre in size, relatively flat. Those five blocks were originally zoned Residential High Density Commercial. There were no development rights assigned to those properties, so they were essentially commercial properties. At that time a gas station and automobile repair uses were allowed as uses by right. About two years ago the Town did a comprehensive rezoning and these lots were changed to Neighborhood Commercial and all automobile repair uses and service stations were classified as Special Review Uses, so there could be more discretionary review. A lubrication shop is classified as automobile repair, therefore, the need for a Special Review Use. The car •rash portion of the proposal is a use by right. The cnly portion of the proposal that needs the Special Review Use is the lubrication shop. The uses by right in this zone district are: retail stores; professional offices; car wash; restaurants; accessory apartments. The Neighborhood Commercial Zone District is intended to provide sites for the principal benefit of residents of the community and also to highway oriented convenience commercial needs. The Special Review Uses for the site are: automobile service station and repair; and above ground public utility installations. Mr. Pylman then reviewed the criteria for a Special Review Use stating that this proposal does comply with all the requirements of the zoning code and the proposed use appears to be in general conformance with the goals and objectives of the Comprehensive Plan and also with the sub -area design recommendations. He stated that the last criteria is the one most applicable to this particular application. That is whether the proposed use is compatible with adjacent uses. Such compatibility may be expressed in appearance, architectural scale and features, site design and the control of any adverse impacts including noise, dust, odor, lighting, traffic, safety, etc. Mr. Pylman then reviewed the site plan for this proposal, describing where the entrance and exit would be and how the building would be sited, and where parking and trash enclosure would be located. Discussion followed on what open space would be between this project and the condominiums to the west. Pylman stated that Buck PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 3 of 21 Lot 4 Block 1. Benchmark at Beaver Creek subdivision ___Lube and Car Wash, Special Review Use, Public hearing (cont Creek is a Town of Avon open space tract, but is only about 50 feet wide. Pylman stated that what needs to be determined with this process is whether the use is appropriate for the lot. In looking at the use and whether it is appropriate to this area of town, it is an improved road, capable of handling the traffic; it is close to the major commercial part of town; it is very accessible; and the tone of that commercial property has been set by the Coastal Mart and Pizza Hut. In general the location is very well suited to this type of use. The greatest concern that Staff has is that this lot is probably the worst lot of the three that were available to put this use on, because of it's adjacency to the creek and to the residential properties. Pylman stated that there are some issues that need to be looked at as this is reviewed: the parking areas are an impact on the west property line as is the trash storage; lighting will be important; building design and materials will be important; the hours of operation may also be an issue. In general, Staff is pretty comfortable with the use in the area. The environmental concerns have been pretty well addressed. The bulk oil is not stored in underground tanks, but is stored in tanks in the basement of the building. The building itself is a containment system. A tank truck will pump into the tanks that are in the basement and it will then pump up into the bays. The waste oil iG drained down into the basement to waste tanks and a tanker truck will come in and pump up the waste. Staff is comfortable with this system. Pylman stated chat there is a pretty good site plan, showing site drainage away from Buck Creek. Any surface spill would flow down to the southern edge and into a filter trap. The Town Engineer will have to review the filter trap and ensure that it will remove any gasoline and oil sediments. He stated that most of the concerns with this application are things that need to be detailed at the design review level. Pylman stated that Staff recommendation is for approval with the following conditions: 1. The negative impacts to the residential property need to be mitigated and to do that there needs to be a very specific design review hearing. Lighting, building architecture, parking areas, the trash enclosure and landscape buffer along the west property line are all concerns that need to be addressed in design review. PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Paae 4 of 21 2. The catch basin design must ensure that all oil and hydrocarbon sediments are filtered out of the water before it is released. More detailed design will have to be provided. 3. Bulk oil storage will be limited to exposed tanks in the building basement. No underground tanks will be allowed. 4. The lubrication facility should be limited to the two bays shown on the site plan. Dan Newell stated that the only oil or gasoline that Will be on the parking lot is going to be from cars parking in the parking spaces. Also every thing out of the car wash will go down into a center sump in the middle of each wash bay and then it goes directly into the sewer system. There is a 31 x 60 basement with fiberglass tanks. In the event of any spill in loading clean oil or taking away the waste oil, it will be totally confined in the basement. The operating hours will probably be 8 to 5, six days a week. This does not include the wash bays. There will only be signs on the building. The concept for the building is to use a quarry stone, similar to the stone on the Eagle -Vail Wash, with a rounded mansard metal roof. Louis Medeiros stated that, concerning the drain on the south side of the property, any parking lot, anywhere, is saturated with oil from automobiles, and this one will be no different than those, only in that it will have the drain at that end. Chairman Perkins then opened the public hearing, stating that he would like people to identify themselves and address their comments to the Commission and then after all public comments are heard, there will be a review process. Bill Nolan who owns a unit directly to the west of this proposal stated that they have a lot of problems with having a car wash as a neighbor. He stated that they have been turned down for things in their parking lot which has only eight cars and had to, when they built, put in a special drain. They co not think that any kind of drain will take care of the runoff of soap, scum, whatever, from cars that qo out of there that go to the west closer to the stream and back on to the highway, which in winter will also deposit a lot of water on the road and make it slicker than it already is. He stated that the accessibility is questionable. Having a car wash operating at 11 or 12 o'clock at night is not acceptable. He stated that some of the changes have been made since they purchased the property. They never thought that a car wash next to a condominium would be the best possible PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 5 of 21 Lot 4 Block 1. Benchmark at Beaver Lube_ and Car Wash Special Review Use, Public Hearing. (con J_ use for this prime property. He stated that it was their understanding that there was sixty feet on each side of the stream that couldn't be touched, now adjoining this stream there will be all these contaminants. They very strongly oppose this application. Leslie Clement stated that she is concerned with the hours of operation. Trucks bringing in oil will be arriving real early or late. Also, Vans to Vail wash their cars after their last run to Denver and also Colorado Mountain Express, and this location would be very convenient for Colorado Mountain Express and they always wash the last thing at night, which means there will be a lot of lighting late at night. She is concerned about the noise and the traffic problems right next to the residences. Pat Jackson voiced concern about draining the car wash into the sewer, with the contamination from the cars. He asked what the total square footage of the building would be. The applicant replied that it would be just over 3200 square feet. Discussion followed on the amount of lot coverage with impervious materials. He was concerned with the hours of the car wash also. Mrs. Nolan stated that they now have bright lights from C Mart and Pizza Hut shining in their windows and they are concerned about adding more lights that will be shining for 24 hours. She was concerned about the trash storage being shown on the west side of the property. With no further public input, Chairman Perkins closed the public hearing. Louis Medeiros stated that the car wash will have doors on the west end, so that when the cars are being washed, and because of the wind factor, the doors will be closed. Discussion followed on this. Chairman Perkins asked for Commission comments. Henry Vest asked what the neighbors would see as a better project next door to them. The general consensus was either retail stores or professional offices. Mr. Vest stated that the best opposition he has heard from the neighbors is the matter of Colorado Mountain Express washing their cars late at night. He stated that the lighting would also be a concern for him. Buz Reynolds asked Staff about the previous zoning on the lot. Rick Pylman stated that it was originally zoned Residential High PLANNING AND November 3, Page 6 of 21 ZONING COMMISSION MEETING MINUTES 1992 Density Commercial. Reynolds asked about the distance of the open space tract between the two properties. The applicant replied that the map shows it is 75 feet. Reynolds asked if the equipment, such as compressors, etc. that would be used for the lube would be stored in the basement. The applicant stated it would be. Reynolds stated that he can see the concern that the neighbors have regarding the lighting. This will be an important thing to address. Sue Railton asked if the car wash bays are the same as the Eagle -Vail Car Wash or will there be a mechanical one there too? The applicant stated that there will be one bay where you can drive Through without getting out of the car and it will be just a spray. This will be open on both ends. Railton asked it it makes a lot of noise? She stated that lighting is a concern, also she would like to see some earth berming on the west side of the property with dense landscaping. She would like to know more about the noise and the operating hours. Rhoda Schneiderman stated that she sympathizes with the neighbors as far as getting to choose what will be their neighbor, but unfortunately, the only way you can do this is buy the property and develup it yourself. As long as the applicant is in conformance with zoning, the Commission does not have much choice. She stated that, as far as she is concerned, hours would have to be severely limited, including the car wash. She couldn't see it being open past six or seven at night. It is just too noisy and the lights will have to be too intense. She would like to see mostly incandescent lighting, also major berming with mature landscape to create a huge buffer. She asked if there would be any overnight parking? The applicant stated that this would be rare. She asked if they would be recycling the oil? Tne applicant responded absolutely. Patti Dixon stated that even though this was zoned for this type of purpose, she is against this because of the residential area adjacent to the property. She asked if there would be lighting inside when the doors are open. She feel that this would be a problem, no matter how much landscaping you do. John Perkins stated that it seems to him that the site is paved all the way to the edge of the creek. He asked how active is the creek. Rick Pylman stated that it runs year round. He asked about the setback. Pylman stated that it is 30 feet from the center of the creek. Perkins asked about a setback on impervious materials. Pylman stated that there was none. Perkins stated that he was concerned that they could pave that close to the ^�s PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 7 of 21 Lot 4 Block 1. Benchmark at BeF.ver_Creek _Suhdi,vlsion_,Lube ana Car Wash. Special Review Use, Public Heari_ng_._Scont-) creek. He stated that it looks like there is more paved area between the building and one property line than is required and he feels that the entire project needs to move down on the site, so that the landscaping on the west side could be increased. Jack Hunn asked Staff if before this was rezoned, would this use been allowed. Rick Pylman responded that it would. Hunn then asked if this type of development could have been predicted by those residents in that area as they made their decision to purchase. Pylman responded that they could have. Hunn stated that it seems to him that a car wash is a use by right, but a lube shop is not, and what the Commission is being asked to determine is whether a special review use should be granted for the lube shop. He stated that it seems that this proposal flunks the test on Criteria C, in every respect. He stated that he is uncomfortable with sending this on to design review to satisfy the concern., in Criteria C. He would rather see a proposal that gets very close to satisfying Item C before it goes beyond this stage. He said that he thinks it is unfortunate that this site would be developed for this use. Reynolds asked if the berming would interrupt any of the drainage? Rick Pylman stated that he thinks it would be a positive factor for drainage. Bob Nolan stated that the water will run wherever it pleases. Also, snow removal will be necessary and he does not believe that 70 percent of two feet of snow can be stored on 30 percent of perimeter. He is also concerned about all the trash that will accumulate. Bob Nolan stated that they had once asked to put a drive around the east side of their complex and were told that they were too close to the creek and they are much farther away from the creek than this proposal. Dan Newell stated that if an office building or some retail stores are in there, there will still be the oil and gasoline from the cars. Also, the trash container will be completely enclosed. Rick Pylman stated that the real question before the Commission is the matter of the use, a lube shop, being appropriate on this lot. He stated that the Commission would not be approving this site plan, only the use. The car wash is a use by right and that is not an issue in the decision to be made. Pylman stated that he feels it could meet the three criteria. It certainly does the first two and can meet the third with some design work. What the Commission has to make a decision on is; is the use aopropria'.e. PLANNING AND November 3, Page 8 of 21 ZONING COMMISSION MEETING MINUTES 1992 Another woman in the audience, that did not identify herself, stated that she is very concerned about the noise, not only for her building, but all the residences around there. Louis Medeiros stated that the noise from I-70 and Nottingham Road will me more noticeable than the noise from this project. The cars that come in and out of this complex will be for the most part idling. Jack Hunn urged the Commission members to look at Criteria C and ask themselves if through a design review process the following things can be mitigated: the compatibility with adjacent uses; the mitigation of adverse impacts including noise, dust, odor, lighting, traffic and safety. This is a high volume operation. Generates a lot of traffic. He stated that this is very similar to C Mart which is almost hazardous in the morning and afternoons. Henry Vest stated that a car wash would look the same as a car wash with a lube shop. He stated that the 8 to 5 PM hours for the lube shop help to make this a difficult decision. Pat Jackson stated the lights are going to be a problem for the residences. Rhoda Schneiderman asked if the applicant had any interest in proceeding if the hours are severly limited? Louis Mederios stated that the car wash could not be limited to a closing time, that would be ludicrous. Dan Newell stated that the car wash is already an accepted use, what is being discussed is the lube shop and they have already stated that the hours on that would be 8 to 5. Sue Railton asked if anyone could go put a car wash on that site and the only thing they have to comply with is design review? The reply was yes. Bob Nolan stated he did not feel it was compatible with the adjacent properties. Jack Hunn moved to deny the request for a special review use, Lot 4, Block 1, Benchmark at Beaver Creek, because it fails to satisfy Criteria C, listed in Section 17.48.040 of the Avon Zoning Code. Patti Dixon seconded. The motion failed with a vote of 3 for denial (Huhn, Dixon, Perkins) and 4 against denial (Vest, Reynolds, Railton and Schneiderman). PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 9 of 21 er _CreekSubd_iv_ision�__ Lube__and c_.Hearing, _t` cont). Henry Vest stated that from everything that has been said here, he would like to get together with Staff and discuss the fact that he doesn't feel that a car wash is good here, but a car wash is the thing that is not even being discussed. He would vote to table this and go with Staff and look at this. There is a lot of opposition. Discussion followed on this matter. Rick Pylman stated that he senses that the Commission is uncomfortable about approving this application. He stated that the applicant has been looki•ig for some indication that this use may be acceptable before he goes further with the site plan. One option would be to table this and ask the applicant to come back with a final design review in conjunction with the special review use. Jack Hunn stated that the lube shop maximizes the site. He stated that three or four wash bays would fit on the site better. It would have more room for landscaping, etc. Discussion followed in possibly reducing the amount of asphalt shown. The applicant stated that they could work on it and also work out a way of shifting the building as suggested earlier. The applicant stated that they felt that the information that they have at this time is adequate for the Commission to make a decision on the use. Discussion continued on design issues. Rick Pylman reminded the Commission once again that this was a discussion on the use, not the design review. Sue Railton moved to approve the Special Review Use for Lot 4, Block 1, Benchmark at Beaver Creek, stating that it meets the Criteria in 17.48.040, A, and B, and that Criteria C has to be met as a condition, and including Staff conditions 1, 2, 3, and 4. Rhoda Schneiderman seconded. The motion was amended to limit the hours of the lube shop to Sam to bpm. The amendmenu- was seconded and the motion carried with a four to three vote, Patti Dixon, Jack Hunn and John Perkins voting nay. ty Co.Public Hearins Rick Pylman stated that this a request for a PUD Amendment and Preliminary Plan. He stated that the proposed development consists of a 683 parcel of land north of I-70, east of the Wildridge Subdivision. It is the land that was originally planned and platted as the Wildwood Subdivision. The approved Wildwood development plan called for 936 dwelling units on 270 lots. The application tonight represents a significant departure from that STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 3, 1992 Lot 4, Block 1, Benchmark at Beaver Creek Subdivision Lube and Car Wash Special Review Use Public Hearing INTRODUCTION Louis Medeiros and Dan Newell are proposing to construct and operate a four bay carwash and a two bay automob;le lubrication shop on Lot 4, Block 1, Benchmark at Beaver Creek Subdivision. Lot 4, is a .70 acre Neighborhood Commercial zoned lot located on Nottingham Road. There are five lots along Nottingham Road that are currently zoned Neighborhood Commercial. the Pizza Hut and the Coastal Mart Gasoline Station occupy two of those lots and the other three, extending from the Coastal Mart west to Buck Creek, on the south side of Nottingham Road, are vacant. Lot 4 is the westernmost lot, adjacent to Buck Creek. The property to the west of Buck Creek is zoned Residential on both sides of Nottingham Road and contains multi -family development. These five lots were originally zoned Residential High Density Commercial, but were amended to Neighborhood Commercial during the comprehensive rezoning that was approved in the spring of 1991. Automobile service stations were allowed as a use by right in the RHDC Zone District. The Neighborhood Commercial Zone District intention reads as follows: "The Neighborhood Commercial Zone District is intended to provide sites for the principal benefit of residents of the community and also to highway oriented convenience commercial needs." Uses by right in this zone district are: Retail Stores Professional Offices Car Wash Restaurants Accessory Apartments, Exclusive Of Ground Level Church Special Review Uses are: Automobile Service Station and Repair Above Ground Public Utility Installations The Staff has classified a lube shop as automoile repair. PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 10 of 21 nvestment development plan. This request calls for 88 lots, each zoned for a single family house that would be allowed an accessory caretaker type of unit. In addition to the 88 lots, there is one parcel that would be zoned for a caretaker's unit. The possible total density would be about 177 dwelling units. The property will have two points of access, one an extension of the existing Wildwood Road, and the other would be a new road that would come up Buck Creek valley. The land use breakdown is: Lots 1-88 take up a total of about 295 acres; tract lands equal about 350 acres and that is open space parcels within the subdivision; about an acre and a half is access; and there is about 38 acres of road. The land surrounding the parcel is Forest Service on three sides and Town of Avon owned open space property. The PUD guide is listed in Section 8 of the submittal documents. These will list the building heights, the setbacks, the uses allowed on each lot. Pylman reviowed the criteria that a PUD development must meet, stating that this proposal does meet the goals and objectives of the Comprehensive Plan. The sub -area design recommendations and design guidelines adopted by the Town of Avon are greatly exc eded by this proposal. It will have it's own design guidelines and design review board. He stated that the project has been 'laved out very well. The reduction in density and the layout of the plan are far superior than what was previously planned. He stated that there are no soils problems. A complete drainage report has been done and reviewed by the Town Engineer. If there is a theme to the subdivision it is sensitivity to the natural environment and trying to leave much natural environment undisturbed. The roadways have been designed with great environmental sensitivity. They are also designed to be able to function properly. The circulation system is not excessive. The roads do not loop. These thought processes do not allow the roads to meet Town of Avon standards. The main roads going into the project are the widest. Each time you turn onto another lower traffic road the width decreases. There is a concern on the Town's behalf that the homeowners may someday tire of paying for the maintenance of these roads and ask the Town, to take over the maintenance. It they did they would ask that the homeowners go ahead and build those roads to Town standards. So in order to allow that to happen they have made sure that adequate right-of-way has been designated. The road layout and lengths of the cul-de-sac were a bit of a concern for the Fire Department and one request from the Fire Department was that part of the pedestrian path network be developed and maintained in such a way that a fire truck could use PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 11 of 21 ldwood Investment that path system in case of a forest fire. One concern that the Staff had with the private roads was ensuring that there was access into the Forest Service lands. The applicant will provide two trailheads that will allow access into the Forest Service lands. One is in conjunction with the Buck Creek Road Special Use Permit and the second trail is somewhere off Wildwood Road. There also is, in Wildridge, off of Coyote Drive, an access easement between two lots and there is an old Forest Service road that is too rough for vehicular access. Pylman pointed out the pedestrian path as requested by Rhoda Schneiderman. Pylman stated that there is an extensive amount of open space that is undisturbed. He stated that there are two phases proposed for this subdivision. First would be the extension of Wildwood Road and the construction of all the interior roads and interior infrastructure. The second phase that would occur two to three years later would be the construction of Buck Creek Road. Pylman stated that the Staff has two concerns with the proposal regarding the water system. This system is predicated upon obtaining a special use permit from the Forest Service to locate the underground water tank on Forest Service property. An alternate water service plan would have to be designed if this permit was not granted. Pylman stated that the roads within the PUD are adequate to carry the traffic. Staff recommendation is for approval of the PUD Amendment and Preliminary Plan with the following conditions: 1. The final plat shall designate sufficient road right-ot-way to allow upgrading the roads to current Town standards. 2. The pedestrian path from Goldenrod to Paintbrush shall be designed, constructed and maintained to allow emergency vehicle access during the summer months. 3. All homes and buildings must contain monitored fire alarms and have fully operational fire sprinkler systems. Also Wood roofing products would not be allowed. 4. Two public trailhead and parking areas will be designated and constructed; one in conjunction with the Wildwood Road extension and one in conjunction with Buck Creek Road construction. 5. The water system issues must be addressed before final plat. 140A PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 12 of 21 6. The cul-de-sacs on the project contain a landscape island in the center and this needs to be redesigned to allow for Fire Department maneuvering. 7. There will be a need somewhere in that area for a public works cinder and vehicle storage site. This must be identifed and if it is within the subdivison, dedicated before final plat. 8. The Town is working on a recreation dedication ordinance that will require dedication to the Town of park land with the creation of a subdivision. Although this ordinance is not adopted at this time, Staff would like this project to comply with the spirit of that ordinance. Peter Jamar stated that they didn't have anything to add in terms of new information. He stated that what he would like to do is follow up on agreement or slight modifications in terms of the conditions. Condition 1: They have worked it out to the point that they are happy with it, even though it is a remote possibility that it could happen. Condition 2: Just to clarify the wording, the path system is really the one that connects the Woodrush to Goldenrod area and the Goldenrod to Paintbrush area. They feel this makes a lot of sense. Condition 3. They will comply with the recommendation regarding the fire alarm and sprinkler systems, etc. Condition 4: The trailheads will be constructed with the road constructions. Along the switchback on Wildwood Road there will be a water tank constructed and this area is probably the best area to do the cinder storage, etc., and this would be where the trailhead would be located. They have looked at onsite trails for the residents of the upper portion of the property. He described where this trailhead would be. Condition 5. They have a meeting scheduled with the Forest Service to discuss the Special Use Permit. The issue is whether it is a gravity system verses a mechanical system. Condition 6. They have already agreed i.0 amend the cul-de-sac. to allow fire department maneuvering. The second item, regarding the restriction of wood roofing, has been discussed with the fire department. The Chief has introduced them to a new product that PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 13 of 21 Y Plan,__Wildwood Investment ,_, Public Hearing,_1contl is a pressure treated shingle that is impregnated with fire retardant. As long as they comply with that type of wood shingle, it would be allowed. They do understand the concern, but do not want to abandon the wood shakes. Condition 7. They have agreed to this condition and will fine tune it with Larry Brooks and Rick Pylman. Condition 8. Their feeling is that they are all for parks and open space and they feel that they have done their part in terms of trying to accommodate both. They have sorts-- questions regarding how fees would be calculated. They stated that they are happy to comply with what ever the Town ends up adopting on a Town wide basis, but it would be unfair to them to just sort of leap out and agree to something that is proposed and may not end up being what is adopted. They would like the condition to read something to the effect that the project at the time of final plat comply with the current town recreation dedication requirement. Chairman Perkins then opened the public hearing. With no public input, Chairman Perkins then closed the public hearing. Henry Vest stated that the design review guidelines are pretty stringent. Buz Reynolds stated that there are some mountain bikers that might get lost in that area and enter the private property. He complimented the applicants on a job well done with the information furnished. Sue Railton stated that she had nothing else to add, except that it is good. Rhoda Schneiderman asked if the Town had any problems with their building heights being higher than the Town standards. Rick Pylman stated that Staff has no problem with that. Jamar stated that the height allowances are a site specific item. Schneiderman asked about how bikers would be dea,t with on the narrower roads. Jamar stated that these streets are 21 feet in width and serve about a half a dozen lots, so there will be very little traffic. Schneiderman asked if the owners will be aware that they may have to widen the roads if they asked about Town maintenance? The homeowners will be made aware of this matter. Patti Dixon asked if the green belt will be irrigated? Jamar stated that it would not be. Within the building envelope the owner will be allowed to irrigate the landscaped areas. PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 14 of 21 _Wi1dwood_Investment lic Hearin9, (cont] John Perkins asked Staff if the Town of Avon would not take in those roads unless they are improved to Town standards. PyIman stated that Staff is asking the applicant to leave room so that they can be built to Town standards if the Council so determines. Perkins questioned about the cinder storage, is it for homeowner's use or Avon's use? Pylman described the area that would be maintained by the Town and the reasoning for the possible need for the storage site. Jamar then described a portion of the land that they are trying to acquire by working a trade with the Forest Service. This is the property where they propose to locate the "Ranch Central" and this might possibly be the same area that the cinder storage can be located. Perkins stated that he feels the applicant has done an excellent job on this project. Jack Hunn stated he would like to echo the comment that they have done an excellent job. He asked who would be maintaining the trailheads and suggested they consider this matter. Discussion followed on the possible use of the pressure treated roofing products. Perkins asked if this is a Class B shake. Chief Moore stated that it is a Class B. The applicant provided the revised drawing for the cul-de-sacs. Rick Pylman stated that the request for the cul-de-sacs, condition 6, could be removed. Rhoda Schneiderman moved to approve Mountain Star PUD Amendment/Preliminary Plan with the following Staff conditions: 1. The final plat shall designate sufficient road right-of-way to allow the roads to be improved to the current Town standards. 2. The pedestrian path from Woodrush to Goldenrod and Goldenrod to Paintbrush shall be designated, constructed and maintained to allow emergency vehicle access during non -winter moriths. 3. All homes and buildings must contain moni'cored fire alarms and have fully operational fire sprinkler systems. Wood shingles and other wood roofing products shall be Class B shakes. 4. Two public trailhead and parking areas will be designated and constructed; one in conjunction with the Wildwood Road extension and one in conjunction with Buck Creek Road construction, with maintenance to be determined. PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 15 of 21 5. An alternate water distribution system must be designed in case the primary system cannot be constructed as designed. This alternate system could be brought back as an amendment if it proves necessary. 6. The new cul-de-sac drawings be included in the plan. 7. A public works cinder and vehicle storage site must be indentified and if it is within the Subdivision, dedicated at final plat. 8. The Town of Avon has been working on a recreation dedication ordinance. Athough the ordinance is incomplete at this time, and has not been adopted, we feel that this development should meet the sprit and intent of the ordinance. Jack Hunn seconded, and the motion carried unanimously. Lot 47 Block 2, Wildridae Subdivision, Koehn Revised Landscape Rick Pylman stated that Mike KoW n received a final design approval in July of 1991. ThF house is constructed and his original landscape plan did not take into consideration the grading that would be required. The applicant would like to make some amendments to it. The Commission gave him some direction last meeting and he is back for your approval. The Commission reviewed the changes that the applicant has made which was to the entry by the addition of russian olive trees and added a sandstone stub retaining wall to make a bed. The russian olives are about 10 feet. He described where they would be located. He plans to d^ this landscaping at this time. Henry Vest moved to approve the revised landscaping for Lot 47, Block 2, Wildrige Subdivision. Patti Dixon seconded and the motion carried unanimously. Single Family ew Rick Pylman stated that the Commission looked at this application at the conceptual level on October 6, 1992. This lot is at the corner of Saddleridge Loop and Fox Lane. It was actually submitted as a final design review and tabled at the October meeting, primarily becal,se of concerns with the grading plans and the driveway. PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 16 of 21 Lot 67. Block 1,_W'ldridge Subdivision. Hoff Slag-le_Fam_ily Residence, Final Design Review, (cont). Mr. Pylman described on tha plans the changes made by the applicant to the driveway grade. He stated that the site improvements seem to work very well. Rhoda Schneiderman asked if any design changes were made. She was sure that they had discussed some at the the conceptual meeting. Rick Pylman stated that there were no design changes mentioned in the minutes of that meeting. The Recording Secretary explained that all comments were made at the board, away from the microphones and were not transcribable. John Perkins stated that the Commission is requiring heavier shingles that are shown on the plan. The applicant stated that he plans to use the heavier shingles. Rick Pylman stated that the way the application is written, no specific manufacturer has been chosen yet, but that they will meet Town of Avon standards. Rhoda Schneiderman asked what right elevation means? Is it north south or what? Tyler Hoff stated that it faces more toward the Dave Peel duplex. Schneiderman stated she did not think that three aspen trees on that empty wall would be enough. Mr. Hoff stated he had a modifed right elevation, that he would rather not do, but if it makes the Commission happy....... He has added siding up in the gable and added a window and a two by twelve band. Schneiderman stated she didn't have so much trouble with him not doing someting to it, but that the aspen trees are not adequate. What he needs is spruces or some sort of evergreen that would be dense. The applicant agreed to add some spruce there. Henry Vest asked why he didn't have windows along that side. The applicant stated that there are two bedrooms there and since it faces toward the other house and the road, he just wanted to keep the noise level out of those bedrooms. John Perkins stated that he has a general problem with the level of design that he sees with this product. He has a serious concern that this house doesn't come up to the quality or the level of design that they like to see in Wildridge. He stated that it was the overall canned solution that he has a problem with. Discussion followed on the soffit and fascia sizes. Discussion followed on the dripline management at the front door. The applicant stated that it was a covered entry and he will put gutters along the sides. Rhoda Schneiderman stated that she has a slight problem with the house being so squared off. She suggested extending the roof out. The applicant stated that the Commission needs to realize that PLANNING AND ZONING COMMISSION MEETING MiNUrES November 3, 1992 Page 17 of 21 Lot 67 Block 1 Wildridge Subdiv_ision�_ Hoff_ Residence__ Final Design Review, (cont) this is a home that comes as a package and there is not a lot of modification that can be done. Schneiderman stated that she feels something could be done to make it more interesting. Perkins stated that he feels like the massing and the elevations of the house are not up to the standards that, as one Commissioner feels, this board needs to try to establish in Wildridge. Revnolds stated that the level of the drawings shown are not the level that the Commission needs to see. Perkins stated that he did not feel it was just the drawings, it is the whole concept of the house. The applicant stated that he is just trying to build a house that he can affc7-d. He is a local and would like to stay a local, but he only works for wages and has to build what he can afford. He added the stucco, which was a huge chunk of budgetary change, but he wants it to look like a nice home, and it is a nice home. Jack Huhn stated that at the last meeting he made some comments, stating that it seems to be a house intended for a flat lot. He is still concerned with the character- of the house. It still looks out of place on the sloping lot in a mountain environment. Whoever drew this house has never seen Wildridge, or Avon. Rhoda Schneiderman stated that this house reads that it should be all siding. She doesn't feel the stucco enhances the house. She would rather see a couple design changes that would really enhance the house, as well as some additional landscaping. Sue Railton agreed. Jack Huhn stated he didn't feel problems with, but the concept fails to responed to the site. it was the applied finishes he had of the design, and that the design Henry Vest stated that he was disappointed that there seems to be a lack of communication because he knows that there had been some of these comments made at the conceptual design review meeting. He stated that he would be in favor of tabling this, as he cannot approve this the way it is presented at this time, but would like to give the applicant time to respond to some of these concerns. The applicant asked what the Commission would suggest in the way of changes? Some of the Commission responded thea the massing of the building needs work, the dripline needs work, the house should be all siding, the end roof lines need more interest, more PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 18 of 21 Lot 67 Block 1 Wildridge Subdiv___ision___Hoff Residence, F_inai Design Review, (cont) landscaping is needed on the right elevation with a minimum of three evergreen trees at a minimum of six feet, keep the aspens there. Patti Dixon stated that she doesn't think it is the details, but the big picture of the house. It just doesn't work for her. John Perkins echoed that statement. Regretfully, he would say he could not support this house and would be more in favor of denial at this time. Jack Hunn stated he shared the same comments. Rhoda Schneiderman moved to table this application until such time that the applicant is ready to come back with changes that respond to the comments made at this meeting. Henry Vest seconded and the motion carried with a five to two vote, John Perkins and Jack Hunn voting nay. Lot 49, Block 1 Wildridae Subdivision, Schneider Residence.Fnal Design Review Rick Pylman stated that the Commission discussed this application at the conceptual level at the last meeting. He stated that it is a little larger than a half acre duplex lot. The proposal is for a 2800 square foot single family home with a 2 car garage. The grades coming off the road cut are extremely steep. The building envelope grade is about 20% and the road cut exceeds 40% in places coming off from the pavement. The driveway grade starts out at 6% grade and increases up to about an 11% grade up to the flat area in front of the garage doors. Some of the comments at conceptual were site grading, driveway grades, window trim consistency, trimming of the wagon wheel windows, and the amount of disturbed areas. The trim treatment of the windows has been amended to present a more consistent approach. A 2 x 8 lintel and 2 x 6 sill treatment is consistent on almost all windows. The only place that doesn't occur is where some of the windows crowd the roof soffits and the lintels have been deleted there. No trim has been added on the half round windows and there was no change in size of the half round over the entry door. The grading plan has been changed and the disturbed area has been minimized. The steepest part of the cut coming off the driveway is a 2:1 slope and that should be able to revegetate and hold PLANVING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 19 of 21 Lot 49 Block 1 Wildridae Subdivision,_Schneider_Res_id_ence, Fir's+i Design Review, (cont) itself with out retainage. A landscape plan has been provided and it does meet all the zoning standards regarding building height, setbacks and site coverage. Pylman reviewed the criteria for considering a final design review stating the project is in conformance with the Zoning Code, the size, scale of the building are appropriate to Wildridge. There are no site impacts to adjacent properties, all grading and drainage is contained within the site, the driveway grades, although steep, appear functional, the visual appearance is positive. The Staff recommendation is for approval. Sam Sterling stated that they had attempted to address the issue of the cladding window sash protruding past the stucco, by creating a detail where the sheathing is held back an inch and a half around the perimeter of each rough opening and upon finishing out each of the windows the sheathing is stripped in to allow backing for the stucco and the final coat of the stucco should flush out the sashes of the windows on the side. Discussion followed on the size used for lintel and sill trim. Discussion followed on what was decided on the retainage on the driveway. They put in a reverse curve and brought in the grade contours substantially. Jack Hunn asked about the amount of dirt to be removed and the expenses, but due to other conversations being conducted at the same time, some of the discussion was nct quite clear. It had to do with the comparison of hauling dirt and retainage. Mr. Hunn's concern was the great amount of disturbance and then the attempt to restore it back to what it was before. He stated that there is a solution that involves less cut and some retaining walls. The applicant stated that it would require a minimum of 3 to 4 thousand dollars in additional costs, just to save, at the most, five dump truck loads of dirt. They would rather recontour and revegetate. They feel retaining walls are not a natural feature. John Perkins disagreed with that concept, stating that you cannot revegetate up there and make it look natural and a stone doney retaining wall is a more natural solution. Discussion followed on the proposed landscaping. It was felt that the size and quantity of the landscaping should be increased. rhe applicant stated that the soils report recommends against any type of irrigation on this lot. It is very unstable, silty soil. They have plans for a temporary drip system that could be left in place for the trees. Discussion followed on using boulders, etc. along the drive for decoration if they cannot get anything to grow along PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 20 of 21 Final there. John Perkins stated that he would not be able to support the current grading plan as it is or the landscaping plan. He also suggested looking at a wainscoating line that runs around the lower portion of the house to break planes of the stucco and also rounding your corners would be a very nice effect on the house. Further discussion followed on this. Discussion followed on the color to be used of Miami Peach. The roof will be Tamco Heritage Two Premiums, in a rustic redwood color. Rhoda Schneiderman moved to approve this application subject to a revised landscape plan which can be submitted to Staff, which includes the addition of trees and or some landscape boulders along the east side of the driveway and with a strong recommendation that a drip system be installed and maintained. Henry vest seconded. Jack Hunn and John Perkins voiced more concern regarding the site plan. The motion carried with a five to two vote, John Perkins and Jack Hunn voting nay. Reading and Approval of the Planning and Zoning Commission Meeting Minutes for October 20, 1992 Jack Hunn moved to approve the minutes for the October 20, 1992 meeting as submitted. Henry Vest seconded and the motion carried unanimously. Other Business Jack Hunn moved to approve Resolution 92-16, a Resolution approving a front yard building setback variance for Lot 25, Block 2, Benchmark at Beaver Creek allowing for an awning. Buz Reynolds seconded and the motion carried unanimously. Jack Hunn moved to approve Resolution 92-17, a Resolution recommending denial of a planned unit development of a portion of the Eaglebend SPA, Lots 13 and 14, Filing 1, Eaglebend Subdivision. Henry Vest seconded and the motion carried unanimously. Buz Reynolds asked about the landscaping at the KSO project. He stated that he feels some of the trees installed are way too small. Rick Pylman stated that those trees are the cottonwoods, and that when the applicant purchased them they could not get the large sizes, so they called the Town and said that they would double the amount of trees if they were allowed to put these small ones. PLANNING AND ZONING COMMISSION MEETING MINUTES November 3, 1992 Page 21 of 21 Other business (cont) Pylman stated he gave them permission to install the smaller trees at double the amount required. They installed 22 trees. The Commission had no problem with this. The meeting was then adjourned at 11:05 PM. Respectfully, submitted. eta 77c�-- -�� Charlette Pascuzzi Recording Secretary