TC Ord. No. 25-04 Adopting the Sun Road Redeveloopment Plan as an Amendment to the Avon Comprehensive PlanA
Avon
C O L O R A D O
ORDINANCE 25-04
ADOPTING THE SUN ROAD REDEVELOPMENT PLAN AS
AN AMENDMENT TO THE AVON COMPREHENSIVE PLAN
WHEREAS, the Town of Avon ("Town") is a home rule municipal corporation and body politic
organized under the laws of the State of Colorado and possessing the maximum powers,
authority, and privileges to which it is entitled under Colorado law; and
WHEREAS, the Avon Town Council ("Council') has the authority to adopt planning
documents as described in Section 7.04.010 of the Avon Development Code; and
WHEREAS, updates, revisions, amendments, and extensions of and or to the 2017 Avon
Comprehensive Plan were presented to the Avon Planning and Zoning Commission in
accordance with the procedures set forth in Section 7.16.030 — Comprehensive Plan
Amendment; and
WHEREAS, the Town of Avon Planning & Zoning Commission ("PZC"), after publishing and
posting notice as required by law, held a public hearing on November 18th and December 91",
2024, prior to formulating a recommendation to the Town Council considered all comments,
testimony, evidence, and Town Staff reports, and then took action to adopt Findings of Fact as a
Record of Decision and made a recommendation to the Town Council to approve the
Application; and
WHEREAS, in accordance with AMC §7.12.020, Council and in addition to other authority
granted by the Town Charter, its ordinances, and State of Colorado law, has review and decision -
making authority to approve, approve with conditions or deny the Application; and
WHEREAS, after publishing and posting notice in accordance with the requirements of AMC
Section 7.16.020(d), Step 4: Notice, Council held public hearings on January 28, 2025, and
February 25, 2025, and prior to taking final action considering all comments, testimony,
evidence, and Staff reports; and then took action by approving this Ordinance; and
WHEREAS, the purpose of this Amendment is to adopt the Sun Road Redevelopment Plan
herein attached as Exhibit A as an extension or related document of the Comprehensive Plan;
and
WHEREAS, the Application complies with AMC §7.16.010, General Criteria, and is consistent
with the Comprehensive Plan, specifically, with consideration of developing a shared, structured
parking facility with regional transit integration in Town Center- specifically in areas that are
walkable, and
Ord 25-04 Comp Plan Amendment: Sun Rd Redevelopment Plan
Page 1
WHEREAS, the Sun Road Redevelopment Plan also promotes additional benefit to the Avon
community by providing the framework for promoting new Community Housing implementation
in an area best suited for walkable, mixed -use development; and
WHEREAS, the health, safety, and welfare of the citizens of the Avon community would be
enhanced and promoted by the adoption of this Ordinance; and
WHEREAS, approval of this Ordinance on First Reading is intended o to confirm the Town
Council desires to comply with the requirements of the Avon Home Rule Charter by setting a
Public Hearing to provide the public an opportunity to present testimony and evidence regarding
the Application, and, that approval of this Ordinance on First Reading does not constitute a
representation that the Town Council, or any member of the Town Council, supports, approves,
rejects, or denies this Ordinance prior to any final action prior to concluding the public hearing
on second reading.
NOW THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF AVON, COLORADO:
Section 1. Recitals Incorporated. The above and foregoing recitals are incorporated herein
by reference and adopted as findings and determinations of the Town Council.
Section 2. Comprehensive Plan Amendments. The Avon Comprehensive Plan is hereby
amended by the adoption of the Sun Road Redevelopment Plan as a supplement to the Avon
Comprehensive Plan, as set forth in EXHIBIT A: SUN ROAD REDEVELOPMENT PLAN.
Section 3. Severability. If any provision of this Ordinance, or the application of such
provision to any person or circumstance, is for any reason held to be invalid, such invalidity shall
not affect other provisions or applications of this Ordinance which can be given effect without
the invalid provision or application, and to this end the provisions of this Ordinance are declared
to be severable. The Town Council hereby declares that it has passed this Ordinance and each
provision thereof, even though any one of the provisions might be declared unconstitutional or
invalid. As used in this Section, the term "provision" means and includes any part, division,
subdivision, section, subsection, sentence, clause or phrase; the term "application" means and
includes an application of an ordinance or any part thereof, whether considered or construed
alone or together with another ordinance or ordinances, or part thereof, of the Town.
Section 4. Effective Date. This Ordinance shall take effect thirty (30) days after final
adoption in accordance with Section 6.4 of the Avon Home Rule Charter.
Section 5. Safety Clause. The Council hereby finds, determines and declares this
Ordinance is promulgated under the general police power of the Town of Avon, that it is
promulgated for the health, safety and welfare of the public and this Ordinance is necessary for
the preservation of health and safety and for the protection of public convenience and welfare.
The Council further determines that the Ordinance bears a rational relation to the proper
legislative object sought to be obtained.
Ord 25-04 Comp Plan Amendment: Sun Rd Redevelopment Plan
Page 2
Section 6. No Existing Violation Affected. Nothing in this Ordinance shall be construed
to release, extinguish, alter, modify, or change in whole or in part any penalty, liability or right or
affect any audit, suit, or proceeding pending in any court, or any rights acquired, or liability
incurred, or any cause or causes of action acquired or existing which may have been incurred or
obtained under any ordinance or provision hereby repealed or amended by this Ordinance. Any
such ordinance or provision thereof so amended, repealed, or superseded by this Ordinance shall
be treated and held as remaining in force for the purpose of sustaining any and all proper actions,
suits, proceedings and prosecutions, for the enforcement of such penalty, liability, or right, and
for the purpose of sustaining any judgment, decree or order which can or may be rendered,
entered, or made in such actions, suits or proceedings, or prosecutions imposing, inflicting, or
declaring such penalty or liability or enforcing such right, and shall be treated and held as
remaining in force for the purpose of sustaining any and all proceedings, actions, hearings, and
appeals pending before any court or administrative tribunal.
Section 7. Correction of Errors. Staff is authorized to insert proper dates, references to
recording information and make similar changes, and to correct any typographical, grammatical,
cross-reference, or other errors which may be discovered in any documents associated with this
Ordinance and documents approved by this Ordinance provided that such corrections do not
change the substantive terms and provisions of such documents.
Section 8. Publication. The Town Clerk is ordered to publish this Ordinance in accordance with
Chapter 1.16 of the Avon Municipal Code.
INTRODUCED AND ADOPTED ON FIRST READING AND REFERRED TO PUBLIC
HEARING by the Avon Town Council on HEARING by the Avon Town Council on January
28, 2025 and setting such public hearing for February 25, 2025 at the Council Chambers of the
Avon Municipal Building, located at One Hundred Mikaela Way, Avon, Colorado.
WN OFgL
BY: ATTEST:
SEA
T ra N. Underwood, Mayor Miguel Ja i Casanueva, ovvn Clerkt/u
ADOPTED ON SECOND AND FINAL READING by the Avon Town Council on
25, 2025.
BY: ATTEST:
Tamra N. Underwood, Mayor Miguel JA
APP
110,
ED TO FORM:
1V
Nina P. liam , town Attorney
Ord 25-04 Comp Plan Amendment: Sun Rd Redevelopment Plan
Page 3
Cas
WN OF4
le k
6
ro 0.•,M11Y
SUN ROAD
REDEVELOPMENT PLAN
SUN ROAD REDEVELOPMENT PLAN
avon
C 0 L 0 R A D 0
BLANK INSIDE COVER
Sun Road Redevelopment Plan
February 11, 2025
ACKNOWLEDGEMENTS
Town Council
Rich Carroll
Chico Thuon
Tamra Nottingham -Underwood
Lindsay Hardy
Ruthie Stanley
Gary Brooks
Kevin Hyatt
Planning + Zoning Commission
Olivia Cook
William Glaner
Brad Christianson
Kevin Hyatt
Anthony Sekinger
Nicole Murad
Brian Sipes
Downtown Development Authority
Councilor Rich Carroll
Councilor Chico Thuon, Alternate
Tony Emrick, Elected Chairperson
Gregg Cooper
Lisa Mattis
Scott Tarbet
Wayne Hanson
Matthew Fitzgerald
Chris Neuswanger, Elected Secretary
Brandt Marott, Elected Vice -Chairperson
Marcus Lindholm
Rob Tartre
William Glaner
Town Manager / Community Development
Eric Heil
Matt Pielsticker, AICP
Jena Skinner, AICP
Max Morgan, AICP
Emily Block
Consultant Team
DTJ Design
JVA Engineering
EXECUTIVE SUMMARY
Sun Road Redevelopment Plan
February 11, 2025
TABLE OF CONTENTS
A. Executive Summary
B. Redevelopment Vision
C. Displacement Mitigation
D. Avon Investment Strategy
CHAPTER II: INTRODUCTION
A. Introduction
B. Study Area
C. Adjacent Development Potential
D. Key Stakeholders
E. Sun Road Plan Area
F. Process
CHAPTER 2: EXISTING CONDITIONS
A. Existing Land Use
B. Zoning + Zone Districts
C. Water Accounting
D. Access / Circulation
CHAPTER 3: STRATEGIC VISION
A. Introduction
B. Planning Principles
C. Community Housing
D. Land Use Mix
CHAPTER 4: REDEVELOPMENT OPPORTUNITY
A. Introduction
B. Propensity for Redevelopment
C. Concept Alternatives
D. Preferred Concept Plan
CHAPTER 5: IMPLEMENTATION STRATEGIES
A. Introduction
B. Strategy
C. Implementation Timeline
CHAPTER 6: DESIGN STANDARDS AND EXPECTATIONS
APPENDICES
Sun Road Redevelopment Plan
February 11, 2025
G. Plan objectives
H. Role of the Sun Road Plan
L Conceptual Framework
J. Scale + Massing Examples
K. Design Priorities
E. Transit
F. Parking
G. Public Realm + Open Space
H. Infrastructure
E. Improved Street System
F. Town Core Activation
G. Coordination with Existing Plans
EXECUTIVE SUMMARY: The Sun Road Redevelopment Plan ("Sun Road Plan") is a sub -area plan that
establishes planning goals and investment strategies to promote redevelopment of an approximate 8-acre area
centrally located in the Town Core on the southwest corner of the I-70/Avon Road Interchange. The Sun Road
Plan area is substantially underdeveloped under the Town Center zoning, which allows high -density mixed -use
development. The central location, proximity to Harry A. Nottingham Park, and convenient access to Avon Road
and the 1-70 interchange present a unique opportunity for a high -quality redevelopment project that incorporates
residential density into the Town Core.
This Sun Road Plan document explains the planning process, existing conditions, the strategic vision, the
redevelopment opportunity, the implementation process, and design standards and expectations. The
intent of this Plan document is to create a well-defined policy document that provides direction for Council,
Avon Planning and Zoning Commission, Avon Downtown Development Authority, and Town Staff to
promote consistency and alignment of efforts and to implement the most efficient approach towards
supporting redevelopment. This Plan document also informs existing property owners and users, the
Avon community, and potential investors of the background, details, and potential that redevelopment of
the Sun Road Plan area offers. The overall combination of desired mixed -uses, required planning and
design, financing and coordination with existing users presents an unparalleled complexity in community
planning. However, successful redevelopment of the Sun Road Plan area and implementation of the
vision described in this Plan has the potential to create an unparalleled pedestrian and transit oriented
development that will positively contribute to the Town Core and Avon community for many generations.
Sun Road Redevelopment Plan
February 11, 2025
Page 2 of 55
REDEVELOPMENT VISION: Avon envisions a mixed -use, transit -
oriented redevelopment project with 70,000+ sq.ft. of ground floor
commercial space and approximately [150-3001 deed restricted
Community Housing units. Buildings should be built adjacent to the
sidewalk in a traditional downtown mixed -use urban manner. Parking will
be located behind the buildings in an above grade parking structure or
located below the buildings. The Sun Road right-of-way is anticipated to
be vacated and the square footage of this area — 26,200 sq. ft, is
expected to be reallocated to additional right-of-way along Avon Road
and West Beaver Creek Boulevard and for a public plaza. A right -in,
right -out vehicle access to the project area is expected to remain in the
approximate location of the existing Sun Road/Avon Road intersection.
The expectation for redevelopment of the Sun Road Plan area is to
accommodate the existing businesses and public facilities, including
Walgreens, FirstBank, and the U.S. Post Office. Other ground -floor
neighborhood commercial businesses are also appropriate. Regardless
of the mix of these components, all new development will incorporate best sustainability practices,
including all -electric construction and high energy efficiency. Additionally, Sun Road may be the most
suitable area for a transit center, as the Town anticipates that the existing Avon Station transit area will
be at capacity in 3-10 years, depending on the expansion or operational plans of Avon's regional transit
partners. Combining neighborhood commercial, Community Housing, and transit provides an ideal
transit -oriented development in this location.
SAMPLE LAYOUT:
While the existing Town Center zoning A sample / potential layout is
allows buildings up to 80', generous site provided right, for illustration
coverage, zero front yard setbacks and purposes. Actual development
7.5' side yard setbacks between buildings ° design and layout will likely vary.
on different lots, development is also
guided by the Avon Comprehensive Plan r
and the Design Standards of the Avon;`
Development Code. Additionally, the
Avon Development Code also has a
Density Bonus process which allows for
flexibility in building height, density,
reduction in the number of parking spaces
and reduction of setbacks for projects that
provide Community Housing, public
amenities and economic value. s.
DISPLACEMENT MITIGATION: Avon strongly desires to accommodate the interest of existing businesses
and public facilities to remain in the Sun Road Plan area. Avon will closely coordinate with existing property
owners and uses to determine appropriate plans for phasing, sequencing and redevelopment which can
mitigate or minimize the potential impacts resulting from redevelopment. This Sun Road Plan includes
strategies for Displacement Mitigation.
Sun Road Redevelopment Plan
February 11, 2025
Page 3 of 55
AVON INVESTMENT STRATEGY: The Sun Road
Plan is within the Avon Urban Renewal Authority
Avon URA"), West Town Center Investment Area,
and the more recent Avon Downtown Development
Authority ("Avon DDA") area. The Avon URA and
Avon DDA have the authority to collect the increment
of new property taxes generated from new
development within these boundaries, and the Town
can then reallocate this money within Avon instead of
going to Eagle County. The Avon URA and Avon
DDA may also provide financial assistance for public
utilities, public plazas, courtyards, pocket parks,
Community Housing, and, potentially, parking
structures. The property tax increment revenues
generated from new construction are related to the
value of the new construction.
The amount of financial contribution towards
Community Housing is determined case -by -case,
considering any limits or restrictions on rent rates and
appreciation on resale; however, Avon's goal is to
achieve at least 50% of the residential units subject
to Community Housing deed restrictions with a strong
preference for a higher percentage of Community
Housing. Certain taxes and fees (including building
permit fees) related to Community Housing
development in Avon are eligible for waiver, which
help to offset development impacts.
RIGHT
Urban Renewal Authority Boundary
BELOW
Downtown Development Authority Boundary
Sun Road Redevelopment Plan
February 11, 2025
Page 4 of 55
I
Chapter l:
INTRODUCTION
L ' • _
i
tom_ t
1 ,
PURPOSE: This Sun Road Plan establishes a community based plan and vision for the redevelopment of
the Plan area which best supports Avon's Comprehensive Plan goals, the Avon Community Housing Plan,
the West Town Center Investment Plan and the Avon Downtown Authority Development Plan. Existing
development in the Plan area is substantially underutilized compared to development allowed under the Town
Center zoning. Redevelopment of this area presents a unique opportunity to guide and support high density
development to achieve many community goals.
The Sun Road Plan envisions a mixed -use urban neighborhood that includes a regional transit center that
includes Community Housing and neighborhood commercial amenities within easy walking distance to
Avon's civic, recreational, retail, and entertainment uses. This Plan provides the vision and strategies for an
economically viable and attractive residential neighborhood. The Avon DDA Plan recognizes the connection
between establishing a critical mass of full-time residents with viability of ground floor commercial uses.
Attractive neighborhood commercial uses may include restaurants, coffee shops, banking, pharmacy, postal
services, personal services and convenience retail. The Plan also supports high quality public spaces that
are integrated into the development to achieve quality urban design and an attractive, pedestrian -safe
environment.
The development of a high -density residential neighborhood in this area significantly advances Avon's
climate action goals by providing severely needed workforce housing near the major job centers of Avon,
Beaver Creek and Vail. The pedestrian access to neighborhood commercial and easy access to fare free
transit is intended to support a lifestyle that is not dependent on daily single -occupancy vehicle use. New
construction is envisioned to utilize all economically viable techniques to reduce or prevent greenhouse gas
emissions, including all electric and high energy efficient construction. Redevelopment of this area also
presents an opportunity for a common heating district which may provide economic efficiencies as well as
reduction of greenhouse gas emissions.
The Sun Road Plan will serve as the primary
guiding document for review and support of
any redevelopment proposals in the Plan
area by several entities including the Avon
Town Council, the Avon Planning and
Zoning Commission, the Avon Downtown
Development Authority, and Avon Staff.
STUDY AREA: The Sun Road Plan area
consists of approximately 8-acres located in
the Town Core on the southwest corner of
the 1-70/Avon Road Interchange. The study
area is comprised of four (4) privately -
owned parcels, The Sun Road Sub Area
currently provides lodging, commercial
retail (banking, drug store and the US Post
Office).
Sun Road Redevelopment Plan
February 11, 2025
Page 6 of 55
Existing uses adjacent to the Study Area include lodging, residential and a variety of commercial uses. Civic
uses include the Avon Town Hall, Avon Recreation Center and Avon Library.
ADJACENT DEVELOPMENT POTENTIAL: The Sun Road Area is substantially underdeveloped and
without major redevelopment since the Sheraton Mountain Vista development across from the USPS circa
2002. Sheraton Mountain Vista is a time-share hotel with a limited number of small employee housing units.
The third lot (Lot 3) was not developed and was sold to a hotel developer in 2022. Avon approved a hotel
project on Lot 3 in 2023. This 72,422+ sq. ft hotel is slated to have approximately 120 rooms.
Also nearby is the Avon Center, originally part of Lot B. This mixed -use structure is one of Avon's oldest
buildings. Much like the Sheraton Mountain Vista, the "final" phase of this development was never
constructed, and this area/lot is currently vacant except for surface parking. Lodging and residential
development across the street from the Sun Road Plan area is expected to increase demand for potential
neighborhood commercial and personal services.
South of Lots 3 and B lies the Avon Pedestrian Mall, also known as La Zona. Avon's goal is to ensure a
pedestrian access through these properties remains regardless of redevelopment, to connect West Beaver
Creek Boulevard to the Westin Gondola (to Beaver Creek), the regional bike and pedestrian path that travels
along the Eagle River, and to the existing bus hub known as Avon Station.
AMP-
RaA
S+HERATON
I
I. Ae e
IW
AVON
CENTER
Z
4
o 7 1 -
GONDOLA
Sun Road Redevelopment Plan
February 11, 2025
Page 7 of 55
KEY STAKEHOLDERS: Key stakeholders include the property owners and the existing businesses, Avon,
the Avon URA (Town Council) the Avon Downtown Development Authority (an independent body appointed
by Council), and the greater community in general — especially those within walking distance.
Very prominent to this endeavor is the Avon Downtown Development Authority ("Avon DDA"): The Avon
DDA was formally established in 2023, The goal of the Avon DDA is to promote high -quality in -fill
development and redevelopment with the Avon DDA plan area to increase Community Housing and support
successful ground level retail and commercial development. The Avon DDA includes East Town Center,
West Town Center, Nottingham Station, and the valley floor from Post Boulevard to City Market, Walmart,
Home Depot, Traer Creek Plaza, and the Village (at Avon) Planning Area J on north side of the I-70/Post
Boulevard interchange.
SUN ROAD PLAN AREA:
The Sun Road Plan area
consists of four individual
properties with different
owners:
1. The Comfort Inn
2. The United States Postal
Service
3. Walgreens Pharmacy
4. FirstBank
Parcel Land Use Descri tior
1 I Accommodations I Comfort Inn
2 Public/Civic
3 Commercial /
Retail
4 Commercial /
Service
Table _ : Existing Parcel Area
Sun Road Redevelopment Plan
February 11, 2025
Page 8 of 55
US Post Office
Walgreens
FirstBank
Zoning Parcel Area
RH-C Residential High
Density Commercial
Retired
2.78 acres
TC - Town Center 2.56 acres
TC - Town Center 1.08 acres
TC - Town Center 1 1.71 acres
8.14 acres
PROCESS: The Sun Road Plan was prepared over the course of fourteen
months with participation by the Avon DDA, Planning and Zoning Commission,
Town Council, and the Public (November 2023-January 2024). The Sun Road
Plan incorporates important goals and strategies from the Avon
Comprehensive Plan, Avon Community Housing Plan, Avon Transportation
Plan, West Town Center Investment Plan, Avon Downtown Development
Authority Plan and Eagle County Climate Action Plan. Particular attention was
given to the West Town Center Investment Plan to retain and incorporate
vision, goals, strategies and design principles which are still relevant to the Sun
Road Plan area.
The Sun Road Plan was reviewed by the Avon DDA and Avon PZC. The Avon
DDA held multiple work sessions and a public hearing on November 4, 2024,
provided a recommendation to the Council to adopt this Plan. The Avon PZC
held public hearings on November 18 and December 9, 2024, and also
provided a recommendation to the Council to adopt this Plan.
The guidance in this Sun Road Plan is intended to articulate the goals and
vision of the Avon community while acknowledging the importance of
collaboration with private developers. Any prospective development in the Sun
Road Plan area will require subdivision and development plan review under
the Avon Development Code, analysis of potential tax increment revenues,
review of financial investment and commitments by Avon, project review by the
Avon Downtown Development Authority in addition to review by the Avon Town
Council.
REDEVELOPMENT GOALS: The Redevelopment Goals of the Sun Road Plan
are to promote redevelopment of this area into a high density, mixed -use
development which (1) maximizes full-time residential density, (2) mitigates
relocation or displacement of existing uses, (3) incorporates high quality
architectural design and high -quality urban design, and (4) establishes a new
Regional Transit Hub (Transit Oriented Development). The recommendations,
strategies, policies, and programs within this Plan provide direction for
redeveloping the Sun Road area. There are no residential units currently within
the Sun Road Plan area. New residents will support neighborhood businesses
which will create activation, vibrancy and identity for the neighborhood.
Additional commercial uses will also add amenities for residents and visitors.
Sun Road Redevelopment Plan
February 11, 2025
Page 9 of 55
Kick-off and
Site Tour
November 2023
Workshop
February 2024
PLAN OBJECTIVES: Plan Objectives, predominantly derived from work sessions with the DDA, are set
forth as follows:
Establish a new regional transit hub to offset use at Avon Station.
Maximize Community Housing and achieve or exceed a minimum of 50% of residential development
in the Sun Road Plan area as full-time, primary residential use.
Identify options for financial support and partnerships to incentivize redevelopment, including but not
limited to use of the Avon URA Avon DDA and state and federal grants.
Promote redevelopment that creates a vibrant urban neighborhood.
Support public private strategies to construct public parking.
Incorporate safe and attractive pedestrian access throughout the neighborhood and connecting to
adjacent areas.
Incorporate high quality urban design and sustainable development practices.
Include an attractive public plaza with public art that supports adjacent civic and commercial uses.
Include functional traffic design that maximizes efficiency for ingress and egress
Ensure infrastructure capacity will support new redevelopment.
Achieve all -electric, energy efficient design
Explore feasibility of district heating utilizing Avon's heat recovery system
ROLE OF THE SUN ROAD PLAN: This Plan provides a guide for Avon, property owners, developers and
investors when designing and evaluating redevelopment projects. Avon recognizes that actual
development design will likely result in different configurations and will require extensive coordination with
existing uses in the Plan area, Development will likely occur in phases, including Plan adoption; land
assemblage, acquisition, and/or partnerships with existing property owners; conceptual designs; updates
to Capital Improvement Plans and financial strategies; updates to the Avon Development Code; soliciting
developers and investors to implement redevelopment; facilitating design review and entitlement process.
The Plan also addresses mitigation of relocation and displacement of current uses to implement the
redevelopment of the Plan area. This Plan should be used to strongly promote the desires uses, urban
design and architecture while recognizing flexibility in layout and phasing to coordinate with existing uses
and investment parameters.
CONCEPTUAL FRAMEWORK: Consensus was established for a full-time resident neighborhood in the
heart of Avon within easy walking distance to civic, recreational, retail, and entertainment. The Plan
identifies community benefits that would be realized with development, including Community Housing,
pedestrian activation and placing making, establishment of a new regional transit facility, and establishing
successfully ground level commercial uses. This Plan recognizes that flexibility in the mix of uses and
design may be required for financial viability,
Land Use Metric Existing Concept
Residential
Accommodations
Commercial
Parking
Civic Plaza
Units 0 180-300
Rooms 150 250
S . Ft 62,000 62,000-70,000
Spaces 373 600+
Acres 0 0.2
Fig _:
Sun Road Redevelopment Plan
February 11, 2025
Page 10 of 55
PLAN PRIORITIES: A series of guiding principles were developed to evaluate concepts for the Sun Road
Plan. The guiding principles evolved into a series of Design Priorities as the project advanced. For example,
developing a mixed income Community Housing strategy and ensuring equitable development that minimizes
small business displacement in the Sub Area was deemed an important overarching principle.
The following six Plan Priorities drive the concepts, goals, objectives and design standards for this Sun Road
Plan:
1. Community Housing
a. Increase opportunities for full-time residential occupancy in the Town Core
b. Provide housing types appropriate for urban core environment
c. Strive to maximize rent -capped and price -capped deed restricted units that will remain affordable
over time
2. Regional Transit Hub
a. Incorporate a regional transit hub into the Plan
area
b. Increase pedestrian travel with concentrated
Community Housing on the valley floor
c. Improve opportunities for social interaction in
creating a vibrant Town Core
d. Increase convenience for workforce traveling
up and down the valley to employment centers
e. Decrease air pollution and energy
consumption with more trips made without
personal vehicles
3. Pedestrian Experience
a. Improve attractiveness, functionality and safety
of pedestrian routes within the Plan area to
avoid or minimize pedestrian and vehicle
I
C.
conflicts _
Maintain and or improve pedestrian
connections to adjacent areas
Integrate a public plaza and public art to enhance pedestrian
experience and support activation and place making
Regional & Local
Transit Partners
4. Economic Development
a. Support redevelopment that enhances vitality of existing uses
b. Mitigate displacement of existing uses
c. Add neighborhood commercial uses that appropriately serve existing and planned residents and
visitors in and near the Plan area
5. Avon Authenticity
a. Retain existing businesses
b. Provide opportunities for new unique neighborhood businesses
c. Promote placing making that enhances investment interest and patronage of businesses
Sun Road Redevelopment Plan
February 11, 2025
Page 11 of 55
6. Public Space
a. Create an attractive public plaza that integrates with ground floor neighborhood businesses and
provides an inviting informal space for residents, visitors and regional transit users
b. Incorporate public art into the public plaza to enhance the interest and attractiveness of this
space
c. Situate the public plaza for high visibility, maximum solar access, and easy pedestrian access
d. Integrate the public plaza into the building form design to provide relief and interest to a wall of
buildings fronting the sidewalk
7. Urban Form
a. Maximize or more fully -utilize the development potential permitted under existing zoning
b. Situate buildings with ground floor commercial to front onto the adjacent sidewalks
c. Incorporate quality architecture and design, with particular attention the buildings fronting Avon
Road, West Beaver Creek Boulevard and the public plaza
d. Support ground level neighborhood commercial uses that are accessible to the public, such as
coffee shops, restaurants, bakeries
e. Take advantage of existing views in all directions
Picture on the Pedestrian Mall of Lettuce Shed Lane
Sun Road Redevelopment Plan
February 11, 2025
Page 12 of 55
EXISTING LAND USE: The Sun Road Plan area is comprised of four parcels on approximately eight (8)
acres. Current development includes (Comfort Inn, 146 rooms) United States Post Office (20,209 sq.ft.),
Walgreens (15,232 sq.ft.) and FirstBank (20,209 sq.ft.). There are no designated Town owned civic park
spaces or residential units within the defined study area.
tAp r
71% N \
T
J
Yh6
Sun Road Redevelopment Plan
February 11, 2025
Page 14 of 55
Lot Area Building Size
Property Acreage (Sq. Ft) (Sq. Ft) FAR
Comfort Inn
USPS
Walgreens
FirstBank
Sun Rd ROW
2.78 121,097 290,452 2.4
2.56 1 1 1,514 20,209 2
1.084 47,219 15,232 3
1.714 74,662 20,209 3
0.61 26,203 N/A 0
Existing buildings are generally set -back form the street with parking lots in front, creating a suburban
development form.
Comfort Inn from West Beaver Creek Blvd.
Sun Road Redevelopment Plan
February 11, 2025
Page 15 of 55
Walgreens from the corner of Sun Road/ Avon Road
Walgreens from Sun Road
Sun Road Redevelopment Plan
February 11, 2025
Page 17 of 55
9. .
e
R.q 1 I "t 1
a r` ' H°r ` '.
tt
T. Am Y {,('`
0..,
S
J -ins
s• ' .. - iY"
Fr ` \ '
r, •
f
a _ _ -
ZONING: Properties in the Plan area are currently zoned Town Center (TC) and Residential High Density
Commercial (RH-C, a retired district). Each district defines allowable uses, development standards, and
parking requirements zone, and with TC being the majority zone district, redevelopment will not need a
rezoning to accomplish a new mix of uses in this area, except for the Comfort Inn property. Recommended
zoning change is to Mixed -Use Commercial to allow transition from this urban core area to adjacent three-
story multi -family structures. If there is a redevelopment opportunity to develop all the residential units as
deed restricted Community Housing units, then a Community Housing zone district (most likely, Community
Housing Mixed -Use or CHMU-1), would be in alignment with this change of use. Community Housing is a
permitted residential use in all zone districts that allow residential use.
A. —•,y
Zoning Districts
ez? Residential Duplex
Residential Low Density P -
C R-E.p.
Residential Medium Density
E Awn Praza <,
v0
dP Residential High Density
AF Residential High Density Commercial (retired)
avaeA + e1i
W Neighborhood Commercial
e;P Shopping Center (retired)
G
4 Mixed Use Commercial City Markel
rr Town Center R Amn
d*3 Light Industrial and Commercial
r Public Facility •oh . , 9
4r Park fsUba/Yi ?
K - /%
ftu Open Space, Landscaping and Drainage
4 Planned Unit Development cnnery
40CHMD sP°"' /1
N.
wWCHHD-1 DRce
DePol q'pe( CHHD-
2 dP
CHMU-1 dr
CHMU-2 z chapel square ZONE
DISTRICTS Town
Center (TC) (USPS/bank/pharmacy): Purpose Statement: The TC district is intended to provide sites
for a variety of uses such as hotels, commercial establishments, offices, and some residential uses in
a predominately pedestrian environment. The Town Center should be distinguished from other areas in
the Town and serve as the focal point for social, business, and cultural activities. This district contains the
highest intensity of uses and should serve as the major transit destination as well as provide high levels
of pedestrian accessibility. The TC district implements the mixed -use classification of the Avon Future
Land Use Plan. Sun
Road Redevelopment Plan February
11, 2025 Page
19 of 55
Residential High Density Commercial (RH-C) RETIRED (Comfort Inn): This zone district is retired
and may not be utilized for redevelopment of this property.
Mixed -Use Commercial (MC) (recommended for Comfort Inn): Purpose Statement: The MC district
is established to group and link places used for working, shopping, educating and recreating with
residential uses, thereby creating a compact community form. This district allows commercial, office,
civic, townhouse and apartment uses and, along with Neighborhood Commercial, is the preferred
district and development type in Avon. The mostly vertical mix of uses will reduce vehicle trips, relieve
traffic congestion and provide an urbanized, pedestrian environment. MC implements the mixed -use
land use classification of the Avon Future Land Use Plan and should be located adjacent to the Town
Center as a transitional district.
WATER ACCOUNTING: The Sun Road Plan area is underdeveloped compared to existing zoning. Comfort
Inn is the only property that fully utilizes the water allocated. Although there is an additional 159 SFE's to
support new development, full redevelopment will require additional allocation of water rights. Water
conservation standards and regulations for both interior water use and outdoor irrigation are adopted in the
Avon Municipal Code.
This table represents the Single -Family Equivalent (SFE) allocated to each property compared to existing
development pattern:
SFE Water
Property Allocation SFE Current Use SFE Remaining
Comfort Inn
USPS
Walgreens
FirstBank
59.3 59.3 0
79.6 2.6 77
36.8 5.8 31
56.8 5.8 51
TOTAL 232.5 73.5 159
Sun Road Redevelopment Plan
February 11, 2025
Page 20 of 55
ACCESS + CIRCULATION: The existing street network in the Sun Road Plan area includes Sun Road,
West Beaver Creek Boulevard, and Avon Road. Sun Road is a fifty -foot wide right -of way curvilinear street
layout with six-foot wide sidewalks separated by landscape areas (estimated area is 0.61 acres or 26,203
sf). Sun Road accommodates an estimated 1,300 ADT's. There is no designated on -street parking on Sun
Road. Avon's pedestrian network offers an advantage to visitors and residents, as a walkable town.
112MILE RADIUSOR5
Nlotti han? Rid-- 1A 114,M/ZF251OB
i
25J R 7
p
PARK ENTERANCE•
AVONREC CENTER N-
OWN HALL
AVON STATION
GONDOLA
Fig _ Proximity Image
Sun Road Redevelopment Plan
February 11, 2025
Page 21 of 55
TRANSIT: Avon Transit serves both residents and visitors. The Avon public transit system provides year
round fare -free bus around Avon and a season skier bus in the winter for direct access to Beaver Creek Ski
Resort. Avon also has a partnership arrangement to support seasonal gondola service which provides a
connection from the (Westin) Riverfront public plaza to the Landing chairlift on the lower Bachelor Gulch side
of Beaver Creek Ski Resort. Avon's Public Transit system provides four local routes that are a convenient
way to access local shops, restaurants, and attractions such as the Avon Recreational Center, Harry A.
Nottingham Park, or the public library, as well for skiers and employees going to Beaver Creek. Avon's only
multi -transit stop area, Avon Station, services local and regional transit but lacks parking to act as a park and
ride.
LOCAL TRANSIT
The Avon East --Red Line runs every 30-minutes between 6:30am to 10:00pm. The route services the
residential areas in east Avon along Hurd Lane and Hwy 6, including Traer Creek Plaza and Buffalo
Ridge Housing Complex.
The Avon West --Blue Line runs every 30-minutes between 6:28am to 10:00pm. The route services
the residential areas in west Avon along West Beaver Creek Boulevard and Hwy 6, including the Town
Core businesses and Traer Creek Plaza.
Figs. _: Typical Seasonal Public Transit Routes
See also Bus Routes and Schedules
Sun Road Redevelopment Plan
February 11, 2025
Page 22 of 55
REGIONAL TRANSIT
In the winter of 1987-88, Avon took over the operation of the regional bus service and continued operation
through intergovernmental agreements until April 2001, when ECO Transit officially assumed day-to-day
operations for regional bus service. In 1994 the funding partners decided to seek a dedicated funding
source (Eagle County transportation sales tax) for regional transportation. As the valley's population had
grown, the demands for transportation had also increased, and this translated into a larger financial
commitment from the funding partners. A ballot initiative for a dedicated funding source was approved
by the voters in November 1995. The Eagle County Regional Transportation Authority was made official
on January 1, 1996.
In November 2022, residents voted to improve the formation of a new regional transportation authority,
the Eagle Valley Transportation Authority ("EVTA") which has since been rebranded as "Core Transit".
Core Transit provides fare -free service to Avon, Edwards, Eagle, Minturn, Red Cliff, Vail, and Beaver
Creek.
PARKING: The Sun Road Sub Area includes a total of 373 surface parking spaces*. Each parcel includes
on -site surface parking and service access. Table XX summarizes the current parking requirements for the
Sun Road Sub Area based on the current Town of Avon Development Code.
Off street parking only. Sun Road does not include on -street parking along West Beaver Creek
Use Category Use Type Parking Requirement
Residential
Hospitality
Commercial Uses
Dwelling, Multi -Family Studio: 1 per unit
1 BD: 1.5 per unit
1 BD/DU > 2,500SF: 2 per unit
Guest Parking for Multi -Family Varies by # of units
Accommodations 1 per unit
General 4 per 1,000 sf.
Food + Bevera e 1 per 60 sf.
Office 1 3 per 1,000 sf.
Table _ : Current Parking Requirements
Parcel Block Land Use Description Zoning Parking
Provided
1 A Hospitality Comfort Inn RH-C 147
2 A Commercial / Retail US Post Office TC 78
3 A Commercial / Retail Wal reens TC 60
4 B Commercial / Retail FirstBank TC 88
TOTAL 373
Table _ : Existing Parking by Parcel
Sun Road Redevelopment Plan
February 11, 2025
Page 23 of 55
PUBLIC REALM + OPEN SPACE: There are no designated public -owned greenspace areas in the Sun
Road Sub Area today; however, this area is within a 5 minute walk to Harry A. Nottingham Park, Avon's
largest regional park. Private parcels include landscape buffer areas along Avon Road, Sun Road, West
Beaver Creek Boulevard. The existing landscape is comprised of mature vegetation. The adjacent West
Beaver Creek Boulevard was rebuilt in 2018 and updated the streetscape with design with tree -lined streets
and limited on -street parking,
INFRASTRUCTURE: This narrative provides information on the existing infrastructure within the plan
boundaries and addresses known existing domestic water and sanitary sewer mains. The Sun Road area
includes the area north of West Beaver Creek Boulevard adjacent to Sun Road. The East Avon area includes
the area east of Avon Road, south of 1-70, west of Chapel Alley and north of the railroad tracks. The narrative
is based on available recent site information (previously completed site survey) and the as -built information
received from the Town of Avon. The Eagle River Water and Sanitation District owns and maintains all water
and sewer infrastructure within Avon.
Domestic Water. In the Sun Road area, a 12" DIP domestic water main runs south of West Beaver
Creek Boulevard from the west end of the study area past the intersection of Sun Road. The water main
then cuts across West Beaver Creek Boulevard to the north side across Avon Road. There is an 8" DIP
water loop that goes north into Sun Road at intersection and cuts back south to return to 12" DIP main
in West Beaver Creek Boulevard. The 12" main then connects to a 12" DIP main running north to south
in East Avon Road. The domestic water described continues across Avon Road along the north side of
East Beaver Creek Boulevard to the Plaza Road intersection. Just past the Plaza Road intersection, the
water main crosses East Beaver Creek Boulevard the south side of the road and continues east in the
roadway past the intersection with Beaver Creek Place. the water main then turns southeast along the
property line to Beaver Creek Place. The water main then runs within the southern lane of Beaver Creek
Place to the intersection of East Benchmark Road. From a tee in Beaver Creek Place, a water main runs
south in Chapel Place to the east end of the study area. Another water main runs along the west edge
of the study area in East Benchmark Road to Avon Road.
Sanitary Sewer. In the Sun Road area, an 8" PVC sanitary sewer main runs north of West Beaver Creek
Boulevard from the west end of the study area passed intersection with Avon Road towards the east end
of the study area, Approximately 150' from Avon Road the sanitary sewer main crosses West Beaver
Creek Boulevard, the 8" main runs along the south side of the road and then heads south along west
shoulder of Avon Road. There are five manholes along West Beaver Creek Boulevard. In the East Avon
area, the sanitary sewer continues across Avon Road in the north lane of East Beaver Creek Boulevard
Sun Road Redevelopment Plan
February 11, 2025
Page 24 of 55
past Beaver Creek Place. The as-builts past this point are incomplete, but JVA is assuming that the
sewer main ends here. Another main runs in the east lane of Beaver Creek Place and ties into the above -
described sanitary sewer main at the East Beaver Creek/Beaver Creek Place intersection. This branch
of the main runs in the east/north lane of Beaver Creek Place to eastern most north property line,
approximately 225' away from East Beaver Creek Boulevard. Another sanitary sewer main runs along
the west edge of the study area in East Benchmark Road to Avon Road.
Figs. _: Existing Water and Sewer Infrastructure
Drainage. Drainage for this area has been addressed with previous approvals of existing
developments. Additional drainage improvements may be required depending upon site design.
Fiber Optic. Fiber conduit will be needed along roads where parcels do not connect to existing
conduit. For example, using the current development as a proposed model, conduit installation along
Avon Road is recommended to provide fiber access to the Walgreens parcel.
See image, next page.
Sun Road Redevelopment Plan
February 11, 2025
Page 25 of 55
0 15,8 26,4
Figs. Existing Fiber Optic Installation
Sun Road Redevelopment Plan
February 11, 2025
Page 26 of 55
701528Feet
I
Wit I
Fiber Conduits
Status
Active
w — Empty
Proposed
Fiber Handole
m
Chapter 3:
STRATEGIC
VISION
INTRODUCTION: Redevelopment of the Avon Sun Road Plan area has the potential to provide uses desired
by the Avon community, significantly advance and enhance the character of Avon's Town Core, establish a
true pedestrian and transit oriented mixed use development featuring Community Housing, increase the local
economy, and implement complex climate action strategies. The vision, goals, and objectives were
developed and refined by the Avon DDA and Staff, and further refined with the property owners, existing
business owners and the Avon Planning & Zoning Commission. The vision, goals, and objectives served as
guideposts throughout the planning process. Chapter 5. Implementation and Chapter 6. Design
Standards and Expectations are intended to achieve the vision, goals and objectives.
Avon recognizes the necessity to maximize development of new Community Housing in the Town Core to
promote sustainable and livable workforce housing while also supporting the success of local businesses
that are dependent on an available workforce and benefit from a full-time resident population. The Sun Road
Plan area has the potential to increase the volume of development significantly in the Town Core and achieve
urban floor area ratios of 3:1 and up to 5:1.
PLANNING PRINCIPLES: The following Planning Principles create the vision for redevelopment of the Sun
Road Plan area:
Sustainable Design
Achieve a mixed -use pedestrian and transit -oriented development
Require all -electric energy efficient building construction
Incorporate convenient recycling and composting in the design
Require the use of sustainable and environmentally appropriate building materials
Encourage connection to the existing Heat Recovery System for energy offset purposes
Explore use of geothermal possibilities
Locate residences within walkable distance to job centers and public transit
Land Use
Achieve a mix of uses that compliment and reinforce each other to create a neighborhood,
including Community Housing, neighborhood and regional commercial retail and personal services,
accommodations, regional transit center, and public civic spaces
Implement commercial that also supports nearby hospitality uses
Pedestrian Circulation
Ensure that pedestrians have safe, convenient and attractive access throughout the Plan area
Apply pedestrian -first design strategies which prioritizes the pedestrian over vehicles
Include pedestrian walkways and highly visible street crossings for convenient connection to
adjacent areas
Incorporate wayfinding, landscaping, street furniture, and public art in pedestrian corridors
Vehicular Circulation
Sun Road Redevelopment Plan
February 11, 2025
Page 28 of 55
Preserve the existing Sun Road/Avon Road intersection as a right -in, right -out vehicle access to
the plan area
Incorporate design and layout that is efficient for vehicles and transit with regard to turning
movements and access
Parking
Integrate a centralized shared -use parking structure and program to accommodate residents,
visitors, and businesses
Character
Require new development to incorporate mountain contemporary architecture that complements
and advances the emerging character in Town Center
Recognize opportunities for architecture and building design to create a strong gateway first
impression on the corner with Avon Road and on the Avon Road/West Beaver Creek Boulevard
Corner
Ensure that ground -level commercial uses are visible, fit the area's character, and support a
pedestrian -friendly experience
Maximize solar exposure
Orient buildings and entries to front adjacent sidewalks and a public plaza
Incorporate high -quality landscape areas are designed to enhance gateway entries in the Town
Center (Avon Road) and the Sun Road area
Views
Maintain critical views to and from the Sun Road area
Provide visibility to orient people to their surroundings
COMMUNITY HOUSING: The Avon DDA and PZC assisted in developing guiding principles used to
evaluate design concepts for the Sun Road Sub Area. The guiding principles evolved into a series of
Planning Principles (see page 31) as the planning effort advanced. For example, developing a mixed income
Community Housing strategy and ensuring equitable development that minimizes small business
displacement in the Plan area is an important principle.
Avon has a broadly stated goal to achieve at least 50% full-time residential occupancy in new residential
development. This goal is stated in the 2021 Avon Community Housing Plan and is supported by the Avon
DDA Plan. This is an important element for the Sun Road area, and for Avon as a whole. Some portion of
free market residential development will likely be necessary to support financial viability of a redevelopment
project that incorporates Community Housing.
LAND -USE MIX: The Sun Road Plan area future land uses will center on new multi -family Community
Housing that may include both standalone multi -family and upper -level housing units above ground level
commercial and civic uses. Ground level uses should incorporate the existing US Post Office, pharmacy and
bank uses that serve the community while providing opportunities for additional neighborhood commercial
uses such as coffee shop, restaurants, retail, personal services and regional transit center uses. Ideally, the
mix of increased full-time residential use with neighborhood commercial and civic uses will create a synergy
that enhances activation, vibrancy, and place making.
Sun Road Redevelopment Plan
February 11, 2025
Page 29 of 55
A larger regional transit center presents both complications and opportunities for redevelopment of the Sun
Road Plan area. A regional transit center will bring significant pedestrian traffic to this area will provide a
modern and more functional transit hub that can accommodate future growth of transit operations.
The Plan also recommends the redevelopment of the existing Comfort Inn site to accommodate an increase
in the number of hotel rooms and visitor amenities such as a bar and restaurant, and pool and gym facilities
expected in newer hotels.
A \ \ `\ • yr . X,
Fig. _ Conceptual Land Use Diagram
Key
Study Areas
Hospitality
Retail
Residential
Proposed Parking Garage
IMPROVED STREET SYSTEM: The existing right in -right out of the Avon Road/Sun Road intersection
should remain for internal vehicle access. The secondary point of access into the redevelopment site would
be from West Beaver Creek Boulevard. This Plan anticipates that Sun Road would be vacated and the area
of the right-of-way would be reallocated to other uses that advance Planning Principles. This Plan also
contemplates that a round -about may be appropriate near the intersection of Sun Road and West Beaver
Creek Boulevard to support bus movements associated with a regional transit center.
TOWN CORE ACTIVATION: The existing building development in the Plan area is set back from the
sidewalk with the parking lots in front in a low -density suburban development pattern. This results in a higher
frequency of vehicle use to access the businesses and a low level of pedestrian access and activity,
Increasing the overall density of development, introducing full-time residential occupancy, adding the
pedestrian traffic associated with a regional transit center, and enhancing pedestrian attractiveness on
sidewalks and with a public plaza are all expected to support significant activation and pedestrian use in the
Plan area. The Avon Municipal Code design standards and application of Design Standards and
Expectations in Chapter 6 will result in attractive mixed -use projects that are desirable as a location for
neighborhood businesses and increases interest in business investment in Avon's core.
Sun Road Redevelopment Plan
February 11, 2025
Page 30 of 55
BUILT FORM + URBAN DESIGN: Quality urban design for the Sun Road Plan area is appealing for
residents to frequent, live, and work in, while supporting our mountain lifestyle in the heart of the valley.
PRESENT BUILDING USE + FORM
The Sun Road Sub Area is generally
defined as a low -density suburban
form of development. The existing
parcel and block sizes are large with
surface parking fronting the building
development area. Existing structures
are "underdeveloped" one-story
commercial retail (Walgreens, and US
Post Office) and two story commercial
office (FirstBank), which do not
maximize the existing potential of the
underlying Town Center zoning. The
Comfort Inn, built in 1986, is a 4-story
structure that accommodates 146
rooms. The neighboring FirstBank
building was built in 1987, and the U.S.
Post office is estimated to have been
built in 1994. The Walgreens is the
most recent structure built in 2012,
replacing what was once a Denny's
restaurant.
The most predominant feature of the
Sun Road area is the amount of
surface parking, as seen in the image,
right. Designed for vehicles, not
pedestrians, the Sun Road area is primed for the introduction of uses like residential upper floors with
mixed uses serving the Sun Road area on the lower / street level.
The revitalized Sun Road area should accommodate a thoughtful variety of architectural forms and styles,
massing arrangements, and appropriate scale. New structures should be oriented to the south and west
to take advantage of the views, solar gain, and site aspect. Building entries should be highly visible and
building articulation and fenestration should support a highly transparent effect for ground level
commercial.
Sun Road Redevelopment Plan
February 11, 2025
Page 31 of 55
250
Rooms
70,000
111
Existing
Commercial
Sq. Ft)
Residential Units Parking Spaces
Fig._ Redevelopment Program
8712
Civic Plaza
Sq. Ft)
The overall massing and scale, and orientation of proposed structures should enhance views on to the
site and beyond. Structures may range in height and include up to six or seven stories. Taller buildings
should front the 1-70 corridor and Avon Road. Built massing should be enhanced at entries and at
prominent corners within this area.
SPECIALTY USES: The Sun Road Plan area is centrally located in the Town Core and occupies a
prominent corner on Avon Road. Recommended commercial uses include the existing U.S. Post
Office, bank and pharmacy. Additional commercial uses should include uses that serve the
neighborhood and transit users, such as coffee shop, restaurant, bakery and personal services.
Boutique or specialty retail uses and art galleries would also be appropriate.
Sun Road Redevelopment Plan
February 11, 2025
Page 32 of 55
COORDINATION WITH EXISTING PLANS: The Sun Road Redevelopment Plan is a focused plan document
for a specific, defined area within Avon Comprehensive Plan that provides a higher level of detail specific to
the defined area than what is generally found in the Comprehensive Plan. These subarea plans provide
greater detail and definition of existing conditions, community goals for development and redevelopment,
desired design elements, and strategies for implementation. This Plan will be adopted as an amendment to
the Avon Comprehensive Plan.
The following is a list of existing planning documents in Avon also guide development for the Sun Road area:
2024 Avon Comprehensive Plan
2023 Avon Downtown Development Plan
2021 Avon Community Housing Plan
2018 Multimodal Transportation and Parking Plan
2015 Avon Urban Renewal Plan for Town Center West Area
2015 Walkability Report
2009 H.A. Nottingham Park Master Plan
2009 Transportation Plan
2007 West Town Center Investment Plan
Sun Road Redevelopment Plan
February 11, 2025
Page 33 of 55
i .i f 4{.i. . '.
tr i •i X {;, to t % j a i;
KIA:t
i
x
a `0
y •:' , :
t' `4. ', . , 'i ,'i y ` W u@ ,
L 4:G1' i Syr _4 ..
by
1r it ,
ah
Z •
i, `::! ,
pe*i.
ts
Z4
by :.
j.JP
Chapter 4
REDEVELOPMEN
OPPORTUNIT
a
0
o• ,,. '....X ., r.c4
INTRODUCTION: The Sun Road Plan area is significantly underdeveloped. Town Center zoning can
support a floor area ratio of 3.5-to-1 or higher. Redevelopment of the U.S. Post Office, Walgreens and
FirstBank parcels presents a unique opportunity for a mixed -use project that has excellent transit connection,
increases housing options and increase the year-round, full-time resident population in the Town Core,
increases neighborhood commercial that serves residents and visitors in the Town Core area as well as
transit users, increases economic growth, and creates a vibrant neighborhood that attracts more investment
interest in the Town Core'.
Ideally, the Sun Road Plan area future land uses will center on new multi -family Community Housing that will
include mixed -use buildings with upper -level residential above ground level commercial and may include
stand-alone residential buildings. Redevelopment will provide new ground level commercial spaces for
existing users and for additional commercial uses that will compliment and reinforce the functionality and
vibrancy of this area as an urban neighborhood. The Sun Road Plan supports redevelopment of the existing
Comfort Inn site to modernize this lodging and increase the number of hotel rooms.
Existing uses in the Sun Road Plan area are substantially set back off West Beaver Creek Boulevard offering
little to no visual indication of what is located within this area. Mature trees mask views to existing buildings
The current uses are destination uses (bank/USPS/pharmacy Much of the area is dominated by parking lots,
and little to no pedestrian traffic occurs in this area presently. Redevelopment has the potential to implement
a more traditional main street commercial mixed -use building form with buildings brought forward to the
sidewalk edge to enhance both visibility of businesses and pedestrian activation,
PROPENSITY FOR DEVELOPMENT Step 1
1 American Planning Association (National) MARCH 28, 2022, Blog EVERYDAY DESTINATIONS Supporting
Active Living Through Mixed -Use Developments, by Johamary Pena, AICP, Sagar Shah, PhD, AICP
Sun Road Redevelopment Plan
February 11, 2025
Page 35 of 55
Each of the four parcels in the Sun Road Sub Area were evaluated based on the likelihood of
redevelopment potential. The evaluation of the likelihood of redeveloping a parcel is included in the table
below. This criterion was used as a guide to inform the potential for individual parcel redevelopment,
Fig. _Development Propensity Exhibit
Development
Propensity Key
MLOW
MEDIUM
MHIGH
Evaluation of Parcels for Redevelopment. Avon considered several factors when determining the
potential and desirability for redevelopment, The factors are generally weighted with a "high" "medium" or
low" factor for redevelopment. These factors include:
Potential for Redevelopment:
1. Density. Whether the parcel is currently utilizing its potential for development. This is measured
as a floor area ratio (FAR) of total existing square footage of development compared to total
square footage of the lot. Town Center zoning comfortably allows five stories of development with
a site coverage of 80%, which would result in a 4:1 FAR. A FAR of 2:1 is utilizing less than one
half the potential development of the parcel and an FAR of 1:1 or less is considered to be
significantly underdeveloped.
2. Age or Condition of Building. Demolishing an existing building has more cost compared to
developing vacant land. Commercial buildings are often developed with a planned useful life of 40-
50 years. Older buildings which are nearing the end of its useful life are considered to have more
potential for redevelopment. Other considerations include existing condition of building and
whether repair, replacement or remodel investments have occurred recently.
3. Infrastructure. Consideration is given to whether existing infrastructure surrounding and serving
the parcel can support redevelopment or will require off -site improvements,
4. Ownership and Encumbrances. Consideration is given to current ownership structure, existing
leases, and covenants, easements or other agreements that affect title or potential redevelopment
of the property.
Sun Road Redevelopment Plan
February 11, 2025
Page 36 of 55
5. Environmental. Consideration is given to environmental factors which may impact or increase
costs for redevelopment. Environmental factors may include topography, slopes, hazardous
materials, drainage and floodplain, wildfire risk, poor soil and other physical factors affecting
development.
6. Zoning. Consideration is given as to whether existing zoning allows redevelopment.
Desirability for Redevelopment:
7. Current Use. Consideration is given as to whether the current use is compatible with zoning and
Comprehensive Plan. Current uses which are desirable, and which can be incorporated into
redevelopment plans should be given medium, or neutral, weight.
8. Potential Uses. Consideration is given as to whether there are additional uses which are desired
by the community.
9. Tax Revenues. Consideration is given as to what taxes are generated from existing use and what
taxes may be generated from additional or alternate future uses.
PARCEL 1: COMFORT INN
CONSIDERATION WEIGHT COMMENTS
This is a commercial lodging use with 146 rooms that could be
expanded with redevelopment or converted to residential. It may
1. Density Medium be problematic to convert to residential due to the difficulty in
creating individual metering for water/sewer, HVAC, and electrical
systems.
2. Age/Condition Medium Building was constructed in 1986 and appears to be in
satisfactory condition.
3. Infrastructure High Existing infrastructure exists to support redevelopment of the
parcel.
4. Ownership I Medium A corporate owner operates the existing lodging use. There are
Encumbrances no known encumbrances.
5. Environmental High This parcel is very flat. There are no known environmental
constraints to redevelopment.
Current zoning is a retired zone district: RH-C Residential High
Density Commercial. For redevelopment, most likely an alternate
6. Zoning Medium zone district would be applied. If converted to mixed use or
residential, a Development Bonus potentially could vary building
height, density, parking and setbacks.
7. Current Use Low Current use is desirable as Avon's use generating Lodging Tax.
8. Potential Uses Low Several potential uses are highly desirable on this site, including
mixed use or additional lodging uses.
9. Tax Revenues Medium The property generates commercial property tax and lodging tax
but does not generate sales tax.
Overall rating for Redevelopment Potential is Medium
PARCEL 2: US POSTAL SERVICE
Sun Road Redevelopment Plan
February 11, 2025
Page 37 of 55
CONSIDERATION WEIGHT COMMENTS
1. Density High Current FAR is 0.2 and is substantially underdeveloped.
2. Age/Condition High Building was most likely constructed in the early to mid-1980's and
appears to be in satisfactory condition.
3. Infrastructure High Existing infrastructure exists to support redevelopment of the
parcel.
4. Ownership 1 High The USPS operates the existing building. There are no known
Encumbrances encumbrances.
5. Environmental High This parcel is very flat. There are no known environmental
constraints to redevelopment.
6. Zoning High Current zoning is Town Center. A Development Bonus potentially
could vary building height, density, parking and setbacks
7. Current Use Medium Current use serves the community; however, potentially not
specific to this lot and to this degree, but is acceptable within the
zoning and Comprehensive Plan
8. Potential Uses High Several potential uses are highly desirable on this site, including
Community Housing, regional transit center, additional
nei hborhood commercial, and parking
9. Tax Revenues The property generates no tax or financial benefit to Avon
Overall rating for Redevelopment Potential is HIGH
PARCEL 3: WALGREENS
CONSIDERATION WEIGHT COMMENTS
1. Density High Current FAR is 0.3 and is potentially underdeveloped.
2. Age / Condition Medium Building was constructed in 2012 and is in good condition.
3. Infrastructure High Existing infrastructure exists to support redevelopment of the
parcel.
4. Ownership / High Corporate owner operates the existing building. There are no
Encumbrances known encumbrances.
5. Environmental High This parcel is very flat. There are no known environmental
constraints to redevelopment.
6. Zoning High Current zoning is Town Center. A Development Bonus potentially
could vary building height, density, parking and setbacks.
7. Current Use Medium Current use is desirable, serves the community, and fits the zoning
and Comprehensive Plan.
8. Potential Uses High Several potential uses are highly desirable on this site, including
Community Housing, regional transit center, additional
nei hborhood commercial, and parking.
9. Tax Revenues Medium The property generates commercial property tax and generates
sales tax.
Overall rating for Redevelopment Potential is HIGH
PARCEL 4: FIRSTBANK
CONSIDERATION WEIGHT COMMENTS
10. Density High Current FAR is 0.3 and is substantially underdeveloped.
11. Age / Condition Medium Building was originally constructed in 1987 and appears to be in
ood condition.
Sun Road Redevelopment Plan
February 11, 2025
Page 38 of 55
12. Infrastructure High Existing infrastructure exists to support redevelopment of the parcel.
13. Ownership / High Owner operates the existing building. There are no known
Encumbrances encumbrances.
14. Environmental High This parcel is very flat. There are no known environmental
constraints to redevelopment.
15. Zoning High Current zoning is Town Center. Development Bonus is allowed for
building height, density, parking and set backs.
16. Current Use Medium Current use is desirable, serves the community, and fits the zoning
and Comprehensive Plan
17. Potential Uses High Several potential uses are highly desirable on this site, including
Community Housing, regional transit center, additional
neighborhood commercial, and parking
18. Tax Revenues Medium The property generates commercial property tax, but does not
generate sales tax or accommodations tax
Overall ratin_q for Redevelopment Potential is HIGH
CONCEPT ALTERNATIVES: Three high-level concepts were evaluated as part of the future Sun Road
Sub Area. The concepts considered existing conditions, project objectives, and potential redevelopment
opportunities for further exploration. The opportunities considered modifying existing land uses and mobility
and access consistent with the Plan's intended vision and goals.
The three alternatives included:
Concept 1: Regional Transit Hub/Ground Level Commercial/Community Housing + Free Market
Comfort Inn is not included in development plan]
Concept 2: Ground Level Commercial/Community Housing [Lot by Lot in Phases]
Concept 3: Full Sub -Area Redevelopment [with Comfort Inn] Ground Level
Commercial/Community Housing
CONCEPT 1: Multi -modal Park-`N-Ride Structure
Description:
New 2-to-3 story parking structure to accommodate 500-550 parking spaces
Multi -modal function serving visitors
Access to transit and gondola
Sun Road right-of-way remains
Comfort Inn remains
Walgreens, FirstBank and U.S. Post Office site to be redeveloped to accommodate similar retail
uses
Sun Road Redevelopment Plan
February 11, 2025
Page 39 of 55
Fig _: Sun Road — Concept 1
CONCEPT 2:
Community Housing
Description:
New Community
Housing to
accommodate 190-
220 units
New shared use
parking structure to
accommodate 200-
300 parking spaces
Sun Road rights -of -
way remains
Comfort Inn remains
FirstBank parcel
remains, or is
modified to
accommodate other
uses as a pharmacy
retail -postal outlet
Sun Road Redevelopment Plan
February 11, 2025
Page 40 of 55
bar
8a
Key
Study Areas
Pedestrian Connections
M Public Open Space
M Parking Structure
Right of Way/Surface Parking
Existing Buildings
Proposed Buildings
CONCEPT 3: Full Sub Area Redevelopment
Description:
New Community Housing accommodates 200-300 units and residential amenities (pool / club
house)
New shared -use parking structure to accommodate 200-300 parking spaces
Sun Road right-of-way is eliminated
Comfort Inn, Post Office, Walgreens and FirstBank parcels are redeveloped (land acquisition / land
assemblage is pursued for redevelopment
New civic green space / additional surface parking
Sun Road Redevelopment Plan
February 11, 2025
Page 41 of 55
STRENGTHS, WEAKNESSES, + OPPORTUNITIES
The analysis below represents each alternative and the Pros and Cons for each Concept under study.
Concept 1: Multi -modal Concept 2: Community Concept 3: Full Sub Area
Park-n-Ride Structure Housing Redevelopment
Pros
Provides large supply of
parking spaces in one
location
Easily accommodates and
intercepts visitors off 1-70
New renovated ground level
commercial / retail
Ability to move Avon Station
to this location to
accommodate expanded use
Cons
Location as a major public -
private funded parking
investment
Large parking structure
footprint
Consumes a significant
portion of the Sun Road
Sub Area
Limits potential to
accommodate Community
Sun Road Redevelopment Plan
February 11, 2025
Page 42 of 55
Supports new Community
Housing opportunities
Multi -family wrapped around
parking structure
Resident amenities (pool / club
house, lawn area)
Opportunity for strong retail
street edge on West Beaver
Creek Boulevard
Enhance pedestrian
connections
Improved walking paths to
Main Street Mall + beyond
Sun Road infrastructure
remains
Parking structure only, limited
surface parking
No drive thru lanes
Does not optimize
redevelopment opportunity
Opportunity for corner retail
coffee shop, restaurant)
Stronger Street edge along
West Beaver Creek
Boulevard
Enhanced pedestrian
connections
Walking paths to Main Street
Mall + beyond
Comfort Inn redevelops to
maximize development yields
New 6-to-7 story lodging (250
plus rooms) Increase lodging
Amenities (pool, restaurant,
small retail)
Secured, shared parking spaces
in parkinq structure
Infrastructure cost to relocate
Sun Road utilities
Land acquisition / land
assemblage
PREFERRED CONCEPT: The "Preferred Concept" is a combination of elements from Concepts 1
through 3 to include Community Housing, ground level neighborhood commercial, an internal parking
structure and transit hub (if appropriate). This multi -modal, transit -oriented development ("TOD") is the
target development form of Sun Road.
A TOD is a type of development that concentrates residential (Community Housing), commercial, and
civic space within immediate walking distance of public transportation. TODs are designed to be
dense, walkable, and mixed -use, and are intended to create vibrant, sustainable, and equitable
communities.
TODs have many benefits, including:
Reduced dependence on cars: TODs can lead to less dependence on motor vehicles and reduce
exposure to traffic and noxious fumes.
More efficient use of resources: TODs can help use resources more efficiently.
Better for Increased Equity: TODs assist in providing housing options for all persons who work
within Avon, or outside of town in offering immediate multimodal transportation options.
Support for Avon's Hospitality uses: The Sun Road area is walkable to Avon's existing
accommodation hotels, making this site a centralized asset for visitors.
The Sun Road Plan Area presents a unique and unprecedented opportunity to implement high -quality
design at the gateway to Avon while integrating public transit and substantial Community Housing
density. The concentration of residential density promotes vitality and activation while supporting
ground -level neighborhood commercial uses. The combination of residential and neighborhood
commercial uses promotes the attractiveness of Sun Road Plan Area as a residential location. The
proximity of this Plan area to the commercial center of Avon, civic amenities and park amenities
naturally enables and reinforces a pedestrian, auto -free lifestyle.
Requiring net zero all -electric construction will significantly advance Avon's climate action goals. The
Sun Road Plan Area presents an opportunity to build a vibrant neighborhood that represents the best
sustainable design and development principles for the next generation.
This section serves as a delivery framework intended as a guide for future decision making and programming.
INTRODUCTION: The Sun Road Redevelopment sub -area parcels for U.S. Post Office, Walgreens and
FirstBank are already zoned Town Center. Redevelopment could proceed without Town incentives and
facilitation. The Implementation Strategy in this Plan focuses on creating a high quality, mixed -use
development that includes a new regional transit center, ground level neighborhood services and high density
Community Housing development. This section outlines the steps, challenges and the Town's role to
coordinate, facilitate, incentivize and advance redevelopment in this Plan area.
STRATEGY:
A. COMMUNITY HOUSING: Infusing residential uses like Community Housing in the Town Core will be
a key factor in reinvigorating a "downtown" district, like the Sun Road Area. Centrally located housing
can be attractive to people who work within walking distance of their employment, shops, restaurants,
and entertainment. This area of West Beaver Creek Boulevard is largely devoid of pedestrian and
social activities outside of vehicles accessing neighboring hotels. This is especially evident in the
evening, as the USPS and FirstBank close at 5 PM. Strongly communicating Community Housing as
a focal aspect of this project informs and attracts a certain type of experienced developer to Avon.
B. US POST OFFICE/WALGREENS/FIRSTBANK PARCELS: The primary parcels for redevelopment
planning are focused on the U.S. Post Office, Walgreens and FirstBank parcels because they are
currently under -developed and identified as having a high potential for redevelopment. These parcels
represent a unique opportunity to create a strong and attractive mixed -use development on a prominent
corner of Avon Road. Town's initial role includes contacting each of the property owners and
establishing a working relationship for conceptual design, planning and coordination for
redevelopment.
C. COMFORT INN PARCEL: The Comfort Inn parcel is identified as having medium potential for
redevelopment. The current zoning is designated as a "retired" which means any redevelopment will
require a new zoning designation. The recommended new zoning is Mixed -Use Commercial in order
to serve as a transition from the Town Center zoning to the Residential Medium Density Zone District
to the west (Greenbrier). The Town will support and facilitate an application for rezoning of the Comfort
Inn Parcel when desired by the property owner.
D. REGIONAL TRANSIT CENTER: The planning, design and financing of a new regional transit center
is complex. This effort will require coordination with CORE Transit and CDOT; coordination with
existing uses (i.e. U.S. Post Office, Walgreens, and FirstBank); planning and design to integrate upper
floor offices, high density residential, a parking structure and a public plaza; pursuit of state and federal
grant funding; public financing by the Town of Avon, Avon Downtown Development Authority, and/or
Avon Housing Authority; and partnership with private developer. Planning for a new Transit Center
should include a "build -out" assessment of potential development and projected growth of transit
services for the next fifty years. Avon will take the lead on coordinating with CORE Transit and will
offer the take the lead on apply for grant applications to assist with design and programming costs.
Sun Road Redevelopment Plan
February 11, 2025
Page 44 of 55
E. PLANNING AND DESIGN FOR US POST OFFICE, WALGREENS, FIRSTBANK: Planning and
design of for the U.S. Post Office, Walgreens and FirstBank will require initial coordination and
assessment by each existing property to determine space needs and any specialized designs unique
to the use in a redevelopment design (e.g. loading for U.S. Post Office, drive -through for U.S. Post
Office, Walgreens, and FirstBank). Transition and displacement mitigation must also be considered
for any future redevelopment. Such mitigation may include temporary alternate locations and/or
phasing of development to create new commercial space before demolition of existing space.
F. CONCEPTUAL DESIGN: The Town will seek to conduct or facilitate initial conceptual designs which
will be primarily intended to advance conversations and planning, determine physical feasibility, and to
generate prospective layouts and square footage estimates of different uses to create a financial pro
forma for potential development projects. The conceptual design process should utilize a Request for
Proposal process that is defined and administered with inclusion of the existing property owners and
the Avon DDA. The conceptual design should consider traffic flow through the site from Avon Road to
the planned alignment and intersection for access to Lot B/Lot 3.
G. PARKING DISTRICT: Redevelopment of the plan area will require significant parking and a parking
structure. Conceptual design should recognize and seek to incorporate the designation of a parking
district as authorized in the Avon Development Code to reduce overall parking requirements and to
create a functional parking structure with safe pedestrian connections to ground floor uses.
H. DENSITY BONUS: The Avon Development Code allows for Density Bonuses for projects which
provide Community Housing, public spaces, and economic benefits. Density Bonuses may include
increased building height and reduced parking. The Sun Road Plan area may be suitable for increased
building heights due to the location on the north side of West Town Center. Any increase in building
heights should be used to create architectural interest and variation in building heights rather than
attempting to create a monotonous super block building on the site. Limited reduction of parking for
residential uses combined with access to car share programs should be considered.
FINANCIAL MODELLING: Town will retain third party consultants to assist with financial modelling of
potential development scenarios. Financial modelling will occur concurrently with development of
conceptual designs. Financial modelling will consider various mixes of deed restricted and free market
residential development, various mixes of resident occupied and price capped/rent capped deed
restrictions, tax revenues from different commercial, retail, residential and public uses, and potential
tax increment financing revenues as relates to the Avon URA and Avon DDA. The Avon Housing
Authority, or regional partnership of housing authorities, will be considered as a source of public
financing.
J. TRANSITION AND DISPLACEMENT MITIGATION: Concurrently with development of conceptual
designs, Town will work closely with existing property owners to identify feasible transition and
displacement mitigation. Transition and displacement mitigation may include assisting with off -site
temporary commercial space and/or phasing to develop new commercial space for move -in before
demolishing existing commercial space.
K. PARTNERSHIPS: Redevelopment of the Sun Road Redevelopment Plan area will require numerous
partnerships. Conceptual planning will require existing property owners to partner with the Town of
Avon, Avon Downtown Development Authority, Core Transit, and potential grant funding agencies.
Sun Road Redevelopment Plan
February 11, 2025
Page 45 of 55
Once a viable conceptual design is determined,
Proposal for Development Services to solicit an
ultimate redevelop of the site.
Sun Road Redevelopment Plan
February 11, 2025
Page 46 of 55
then the Town would conduct a Request for
interested developer to further refine designs and
IMPLEMENTATION TIMELINE:
The proposed Sun Road Redevelopment Plan is merely the first step in creating the foundation of a
comprehensive redevelopment framework guide for the future of the western Town Core of Avon.
The first step following the adoption of this Plan involves retaining consultants to evaluate existing and future
transit demands, conduct initial conceptual design work and conduct initial financial modelling. .
The following table lists what Avon anticipates as timeline goals in "implementing" the Sun Road
Redevelopment Plan:
NEXT STEPS:
Adopt Sun Road Redevelopment Plan:
Evaluate Future Transit Demands, Capacity at Avon Station,
and Potential for New Regional Transit Center at Sun Road:
Apply for Grant Funding to Defray Conceptual Design Costs:
Solicit Conceptual Design Services:
Conceptual Design/Financial Modelling:
RFP for Developer Services:
Construction Design with Development Partner:
Commence Phase 1 Construction:
Q1— 2025
Q1 — Q2 2025
Q1 2025
Q2 2025
Q3 2025 to Q3 2026
Q4 2026 — Q1 2027
Q2 2027 — Q1 2028
Q2 2028
While these actions are considered logical steps, the anticipated timing may be affected by any number of
unforeseen occurrences, as is common in entitlement activities.
Sun Road Redevelopment Plan
February 11, 2025
Page 47 of 55
Chapter 6:
DESIGN
STANDARDS +
EXPECTATIONS
1.
This Chapter sets forth design standards and expectations for redevelopment of the Sun Road Plan Area
which will supplement the Design Standards set forth in Avon Municipal Code 7,28.090. The intent is to
provide clear guidance for desired design outcomes to maximize the efficiency of design and engineering
work.
VACATE SUN ROAD:
Sun Road will be vacated as a public right-of-way. The .61 acre area (26,203 sq.ft.) of Sun Road will
be repurposed to increase the sidewalk right-of-way along Avon Road, provide additional right-of-way
as may be need along West Beaver Creek Boulevard to accommodate angle bus parking and a round-
about, and to provide public plaza area.
SIDEWALKS:
Avon Road - The sidewalk right-of-way
along Avon Road shall be increased to a
minimum of 16' width to allow a generous
8' wide sidewalk in front of buildings and
generous 8' wide planting area for trees
and landscaping. Avon Road is a busy
arterial. The additional landscaping will
create a barrier between the sidewalk and
Avon Road to improve safety and
enhance the pedestrian experience.
Widening the sidewalk right-of-way by 8'
is estimated to require 3,600 sq.ft. of
additional area [estimated 450' length].
WEST BEAVER CREEK BOULEVARD:
The sidewalk may need to be increased to accommodate both pedestrian passage as well as boarding,
deboarding and waiting for transit. There are currently five (5) driveway accesses from West Beaver
Creek Boulevard. Redevelopment should reduce the total driveway accesses to two (2). Widening the
right-of-way for angle transit stalls and wider sidewalk by 30' is estimated to require 9,000 sq.ft. of
additional area [estimated 300' length].
PEDESTRIAN ACCESS:
Pedestrian access should be prioritized over vehicles wherever possible. Pedestrian access design
should enhance way finding and provide attractive, comfortable and safe pedestrian routes. In addition
to pedestrian access along Avon Road and West Beaver Creek Boulevard, interior pedestrian access
should be functional, comfortable, safe and attractive. Public art should be integrated where possible
and appropriate to enhance the pedestrian experience, including statues and sculptures, fountains,
creative sidewalk designs, and murals for blank walls along pedestrian routes. Stairwells should
include windows for public visibility and should include interior finishing to provide an attractive
experience.
Sun Road Redevelopment Plan
February 11, 2025
Page 49 of 55
ROUND -ABOUT:
Conceptual designs will explore the placement of a round -about near the intersection of Sun Road and
West Beaver Creek Boulevard in appropriate alignment to serve the common driveway access for Lot
B and Lot 3 on the south side of West Beaver Creek Boulevard. Additional right-of-way for a round-
about is estimated to require 6,000 sq.ft.
PUBLIC PLAZA:
A public plaza adjacent to the West Beaver Creek
Boulevard should be integrated into the project.
The size of the public plaza should be at least
7,600 square feet. The public plaza should be
located to provide attractive frontage for active
retail uses, informal outdoor seating, landscaping
and flower planters, and public art and/or water
fountain.
BUILDINGS:
The following principles and standards shall apply to building form, design and architecture. Relevant
sections of 7.28.090 Design Standards in the Avon Development Code are cited, expanded and
further defined for development in this Sun -Road Plan area.
Mountain contemporary architecture shall be
utilized with clean design lines, stone exterior
materials for the ground floor to create a base and
pitched roof and roof overhangs to create a top.
7.28.090(a)Purpose. (6) To encourage
developments that relate to adjoining public
streets, open spaces, parks, trails and
neighborhoods with building orientation and
physical connections that contribute to the
surrounding network of streets and walkways;
Buildings should be built up to the sidewalk edge
7.28.0900) Mixed -Use and Nonresidential Design Standards.
3) Site Layout and Design. Buildings shall be oriented to positively define and frame adjacent public
streets and/or public or common spaces, while promoting the collective form of neighborhoods
by:
i) Building Orientation.
A) Buildings shall reinforce the street edges and create pedestrian -scaled open spaces.
Buildings on corner lots should be designed to positively define and frame the public
area of both streets they front.
Sun Road Redevelopment Plan
February 11, 2025
Page 50 of 55
B) Building fronts and entries shall be oriented toward streets or public plazas and
should be arranged to create courtyards and other human -scaled spaces designed
to maximize solar access and exposure.
C) Ground floors of new buildings shall be at grade or elevated above grade. Under no
circumstances shall a building be sunken below grade.
4) Building Layout and Design (i) New development in Town Core shall maintain a high
interaction between pedestrians and the activities inside the buildings at ground level. [in
part]
Buildings fronting on Avon Road, West Beaver Creek Boulevard and the public plaza should be "retail
ready, " generally meaning that the interior floor to ceiling height should be at least 12' high and that the
space should follow design standards in Section 7.28.090(J)(vii). Additionally, it is anticipated that the
pedestrian experience be paramount with building designs, embracing architectural relief with
considerations to vertical step -backs and articulation of, or openings within building facades to prevent
a continuous "wall" experience.
7.28.090(J)(vii) Storefronts and Pedestrian Entrances.
A. The first floor of all new buildings shall provide: a pedestrian -friendly environment, with
human -scale and natural building materials; extensive storefront windows for display and
views into the business; and access directly from adjacent sidewalks.
B. When transparency is in conflict with internal functions of the building, other means shall be
used to activate the street -facing facades, such as public art, architectural ornamentation or
details or color patterns.
C. To encourage activity along the building frontage, entrances shall be located at intervals of a
maximum of thirty-two (32) feet.
D. The primary access to retail spaces on Benchmark Road, Main Street and West Beaver
Creek Boulevard shall be from the sidewalk.
Sun Road Redevelopment Plan
February 11, 2025
Page 51 of 55
E. New buildings should relate to the public space through architectural frontages that provide
direct access into them and a transition between their private space and public streetscape.
1) New buildings shall be designed with frontages that activate the street by providing direct
access to ground -floor commercial spaces.
2) To the maximum extent feasible, the principal building entrance shall face an adjacent
public street, public plaza or primary public walkway. In cases where the principal
entrance does not face the principal street, the entrance shall be connected to the street
and adjacent parking areas with a sidewalk.
F) In order to ensure that building entrances are welcoming to pedestrians, easily identifiable
and accessible from streets and sidewalks, primary entries shall be clearly visible from the
street and accentuated from the overall building facade by:
1) Differentiated roof, awning or portico;
2) Covered walkways or arcades;
3) Projecting or recessed entries from the surrounding building facade;
4) Detailed doors and doorways with transoms, sidelights, trim details and/or framing;
5) Windows within doorways equivalent in size to 50% of door surface area; and
6) Decorative nighttime lighting where appropriate.
G) Secondary entrances shall have minor architectural detailing that adds visual interest to that
portion of the facade.
H) Public doors and entryways shall be a combination of glass and metal or wood or solid wood.
END OF DOCUMENT]
Sun Road Redevelopment Plan
February 11, 2025
Page 52 of 55