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1. Lot B Planning and Zoning Narrative RevTHE SUMMIT at avon MAJOR DEVELOPMENT PLAN and DEVELOPMENT BONUS APPLICATION APPLICATION NARRATIVELOT B AVON CENTER SUBDIVISION SUBMITTED:NOVEMBER 5TH, 2025 ZEHREN AND ASSOCIATES, INC. 2 A. Introduction Grand Peaks Properties, Inc., as the applicant and property owner, respectfully submits this Major Development Plan application to the Town of Avon for Lot B, located at 130 West Beaver Creek Boulevard (hereafter referred to as The Summit). The legal description of the property is Lot B, Avon Center at Beaver Creek. The proposal for Lot B (The Summit) consists of a 164-unit apartment building with shared amenities accessible to both The Summit and the existing Avon Center Lot A. The building’s layout is designed to accommodate a 10-foot-wide pedestrian connection from West Beaver Creek Boulevard to the Main Street Mall, situated between the proposed on-grade parking serving the Avon Center commercial uses and The Summit. This orientation also creates a view corridor toward the Main Street Mall. The massing of the building is designed to compliment the existing context of Town Center. The bulk of the massing is situated adjacent to the access easement between lot 3 and Lot B opening up view corridors towards the pedestrian street from West Beaver Creek Blvd and the future Sun Road Development. The wing running parallel to the Main Street Mall has been reduced to five floors to provide a human proportion and to guide pedestrians along the Main Street Mall from one plaza to the next providing a increase in outdoor space and relief when approaching the community plazas. The architectural and landscape design for The Summit embraces a contemporary mountain aesthetic, integrating modern materials and detailing with traditional roof forms and massing characteristic of classic mountain architecture. B. Project Overview Lot B encompasses approximately 1.53 acres and is bounded by the Main Street Mall to the south, West Beaver Creek Boulevard to the north, Avon Center Phase 1 to the east, and Lot 3 to the west. Positioned between the future Sun Road Development to the north and the Main Street Mall (a pedestrian-oriented street) to the south, Lot B serves as a strategic connection point within the Town. To enhance this linkage, the proposal includes a 10-foot- wide public access corridor providing direct pedestrian connectivity between these two key areas. The Major Development Plan for Lot B proposes a 164-unit apartment building with a combination of north–south and east–west orientations. The building program includes resident amenities such as a co-working space, fitness center, and mail room. The wing of the building parallel to the Main Street Mall will consist of four floors of apartments, designed to engage the pedestrian street through balconies and extensive window frontage. Additionally, a ground-floor commercial space is included to further activate the Main Street Mall and the adjacent plaza at the terminus of Lettuce Shed Lane. 3 The Summit Apartments The Summit Apartments are comprised of 164 units, offering a mix of studio, one-bedroom, two-bedroom, and three-bedroom residences. The development is organized into two primary building wings: an eight-story wing and a five-story wing. The eight-story wing is oriented parallel to the proposed Lot 3 site, with the main lobby and roof canopy prominently facing West Beaver Creek Boulevard. The five-story wing runs parallel to the Main Street Mall, positioned along the setback line. Its ground-floor terrace will be slightly elevated above the Main Street Mall, with access provided through a combination of plaza steps and ADA-compliant on-grade ramps, creating a seamless transition between the public pedestrian realm and the building’s private amenities. Commercial Space At the ground level of the five-story wing, approximately 4,000 square feet of commercial space will front the Main Street Mall. This space is planned to accommodate a café/ice cream shop, a community workshop, and public restrooms, and is intended to be owned and operated by the Town of Avon. The adjoining terrace will serve as a flexible outdoor area capable of hosting community-oriented events such as art shows, markets, and similar gatherings, further activating the Main Street Mall and enhancing the public realm. C. Conformance to the Comprehensive Plan Goal C.1: Ensure that development is compatible with existing and planned adjacent development and contributes to Avon’s community image and character. The architectural features echo Avon’s identity as a distinctive Colorado mountain town. The Summit will utilize modern materials on classic forms. The sloped roof of the building will be visible from Beaver Creek and I-70 and is a reflection of the vernacular mountain style that sprinkles the Valley. The overall tones of the building will be earth tones, a blend of cool pewters, warm caramels, and notes of ambers which blend into the existing fabric of the adjacent buildings along West Beaver Creek Blvd. Goal C.2: Create community gateways and streetscapes that reflect and strengthen Avon’s unique community character and image. The Summit will act as a gateway and visual landmark between the future Sun Road Development and the existing Main Street Mall. Due to the location of the public path and the building orientation, a natural view corridor guides the public towards the Main Street Mall. The new commercial spaces will include public bathrooms, a flexible space for small events and exhibits and a cafe. Goal C.3: Enhance existing cultural and heritage facilities, events, and programs that strengthen Avon’s community character and image. The proposed commercial along Main Street Mall will have a terrace that could act as an 4 outdoor venue for Art installations/Shows. The terrace will be a natural pedestrian corridor during events and concerts at Nottingham Park. Goal D.1: Ensure that there is a positive environment for small businesses. The proposed commercial along Main Street Mall provides opportunities for small businesses facing the pedestrian street. The Storefront windows will visually activate the Main Street Mall but also provide maximum opportunities for retail and daylighting. Goal E.1: Achieve a diverse range of housing densities, styles, and types, including rental and for sale, to serve all segments of the population. The Summit will provide 164 units to Avon. The mix of studios, 1 bedrooms, 2 bedrooms and 3 bedrooms offer current residents and future residents the opportunity to live in the center of town and walk to work within the Center of Avon. Goal F.1: Create an integrated multi-modal transportation system that minimizes dependence on automobile travel within the Town by making it easier and more inviting to use transit, walk, ride bicycles, and utilize other non-motorized vehicles. The Summit’s strategic location provides residents with a vehicle free avenue of transportation. The Main Street Mall will benefit from a higher residential population stimulating the pedestrian street while supporting the surrounding existing business. The north-south linkage between the future Sun Road Development, the Main Street Mall and the Westin Gondola will act as a major pedestrian juncture further supporting a “walkable town”. Goal G.4: Conserve environmental resources. The Summit is intending to utilize the Town of Avon Heat Recovery opportunities within the building systems. C. Sun Road Redevelopment Plan The Summit will build upon the existing commercial character of the Avon Center, while introducing a distinct enhancement by fronting new commercial space that directly engages with the Main Street Mall. The project will create a cohesive connection between the plaza at the terminus of Lettuce Shed Lane and the proposed Town Hall Plaza. In alignment with the Sun Road Redevelopment Plan – Adjacent Development Potential, the Town has expressed interest in establishing a public pedestrian route linking West Beaver Creek Boulevard to the Main Street Mall. The Summit addresses this objective by incorporating a 10-foot-wide pathway through Lot B, providing convenient pedestrian access across the property. This pathway will open the site between West Beaver Creek Boulevard and the Main Street Mall, fostering both physical and visual connections between these two key areas. 5 D. Site Calculations, Height, Bulk and Mass The following are key statistics regarding the proposed development including site calculations and key dimensional measurements. Building Footprint Area: 28, 578 sf (43% of The Summit Area) Paved Area (Heated): 12,998 sf (16.5% of The Summit Area) Paved Area (Unheated): 18,430 sf (23.4% of The Summit Area) Total Impervious Area: 61,496 sf (78.2% of The Summit Area) Landscape Area: 17,166 sf (21.8% of The Summit Area) See page The Summit Site Coverage Diagram Building Heights: Apartment Building: maximum height to the tallest point on the roof is 100’; maximum height to the tallest eave is 86’-6” from proposed grade. E. Landscape, Site Elements and Site Amenities & Engineering The Summit seeks to fit in within the overall character of Town Center and integrate into the natural context and setting along West Beaver Creek Blvd and the Main Street Mall. Strategic landscaping and distribution of exterior amenities and uses through-out the project site create an environment for residents to enjoy the unique location and amenities of a mixed-use building and an urban lifestyle in the center of town. The landscape and irrigation are designed to conform to the Town’s standards. The approach is to create an attractive landscape using drought tolerant adaptable plants, organized by watering zones and coordinated with an automated irrigation system using efficient emitters and micro spray heads. Landscaping is proposed to help ground the building, screen utilities, and provide privacy where needed. Certain areas receive greater landscape emphasis based on location and prominence within the site as appropriate. Landscape calculations for Lot B are as follows: Total proposed landscape area is 17,166 sf or 21.8% of The Summit Area. Total irrigated area is 16,117 sf or 93.8% of the proposed landscape area Total spray irrigated area: 6,098 sf or 37.8% of total irrigated area Total drip irrigated area: 10,019 sf or 62.2% of total irrigated area See The Summit Irrigation Diagram. Exterior amenities will all be ADA compliant including The Summit entrance plaza, spa deck, internal plazas, an open lawn area, internal walkways, perimeter sidewalk, and connection to the Avon Pedestrian Mall along the south side of the site. There are three hot tub spas proposed to sit on top of the garage lid in the heart of the site. The hot tub spa deck is raised to avoid stepping the parking garage below. The hot tub spas will be shared between the residents at the Lodge at Avon Center and the proposed Summit building. 6 Utility Infrastructure Utility connections will be provided from the existing public infrastructure adjacent to the site. No off-site utility improvements are anticipated to serve the Project. Water service connections will be made to an existing public waterline which runs in the pedestrian mall to the south of the site. An 8” combined water and fire service is anticipated to serve the Project which will enter the storage room on the south side of the garage and the meters and associated backflow preventers will be located in the water entry room. There will be separate domestic meters for the residential and retail and a third water meter dedicated to irrigation purposes. This room will also provide for fire distribution services for the project as well. We have been in close coordination with the Eagle River Fire District and have coordinated the approval of our fire access as shown and the new/relocated/existing fire hydrant layout. Four total hydrants will serve the project with the main apparatus access from West Beaver Creek Boulevard as shown. Sanitary sewer service connections will be made on both the north and south side of the building to allow for shortening of internal plumbing runs within the building. The southern connections (one dedicated for the retail uses and the other for a portion of the residential uses) will be made to an existing public sanitary sewer main which runs along the pedestrian mall to the south of the Site. The northern connection will be made to an existing public sanitary sewer main which runs along West Beaver Creek Blvd to the north of the site. Based on coordination with the Eagle River Water and Sanitation District, it has been noted that the existing public sanitary sewer system will provide sufficient capacity for the Project. If required, sanitary flow metering or analysis of the existing system can be performed. The Project is intending to use the Town of Avon Heat Recovery System to support heating of the garage levels. This set reflects anticipated connection locations to the building to support this need; however, additional coordination is needed with the Town to understand the best routing to the Project site. Grading and Drainage The Project intends to take advantage of the fall across the Site from W. Beaver Creek Blvd to the pedestrian plaza area. The proposed garage ramp by others (Lot 3) will allow for a coordinated and shared access to the below-grade parking structure. The streetscape along W. Beaver Creek Boulevard will allow for accessible connections to the main building entry and leasing with an accessible connection through the site to the pedestrian plaza to the south, nicely tying access together from West Beaver Creek Boulevard to the Town Plaza. The retail spaces will front the public pedestrian plaza, shielding the structured parking beyond, and allow for accessible entry from the users of the Town’s space. The grading of the site is intended to balance the fall of the site with accessible entry to building spaces and site amenities. Presently the Site is largely impervious and no water quality treatment nor detention storage are provided. The site presently provides overland discharge of developed stormwater to the public storm system. With development of the Site, water quality and detention for the additional imperviousness of the Site will be provided and controlled release to the public 7 storm system will be established. At this time, the plans reflect a drainage facility provided below the structured parking with an underground vault located adjacent to the proposed P2 parking level. Due to site constraints and the elevation of the adjacent infrastructure, it is anticipated that a system of pumps will be provided to allow for the system to discharge into the adjacent existing stormwater infrastructure with associated redundancy. Roof drains will be conveyed through the building plumbing system to the proposed vault and surface area drainage will be conveyed to a network of private area inlets, that will carry stormwater to a network of private storm lines integrated conveyed to the vault as well. The Project is also open to working with the Town to provide a structured drainage facility off-site to benefit the Site and potential other users. We welcome these conversations and consideration. F. Parking The Summit will sit on an underground parking garage which extends under most of the site and connects to the existing Avon Center parking entrance. On grade parking will consist of 38 spaces which are located near Avon Center to support the existing commercial. The underground parking will consist of 202 spaces for a total of 240 spaces. www.zehren.com Number of Spaces 38 Residential 156 TOA Commercial 4 Avon Center 42 240 Source: Grand Peaks The Summit - Proposed Location Lot B at Grade (Avon Center) Lot B Below Grade Structure Total Proposed on Lot B 8 Parking Management Plan While the planned parking supply with the completion of the Lot B Development will be sufficient to accommodate authorized user parking demand, unauthorized users could create times when parking is not available for legitimate users. This Parking Management Plan is necessary so that only authorized owners, guests, tenants, employees, and customers are able to gain access to parking in the Avon Center’s “Existing Parking Structure”, the New Parking Structure, the New Subsurface Parking Spaces located in the New Parking Structure, and the New Surface Parking Spaces (collectively, the “Managed Parking Spaces”). The objectives of the plan are to: 1. Accommodate authorized users for parking in Managed Parking Spaces; and 2. Establish and maintain efficient use of the Managed Parking Spaces. PLAN STRATEGIES In order to accommodate the distinct types of authorized users of parking in the Managed Parking Spaces, the following strategies will be implemented: 1. Parking Management System: A parking management system will be in place at the entrances to and throughout the Managed Parking Spaces. Access to the Managed Parking Spaces may be by key card, fob, or other means as determined by APLLC with approval of the Avon Center Executive Board. a. Users with authorized access to the Existing Parking Structure will have unrestricted access through the New Parking Structure for the purpose of accessing the Existing Parking Structure. This access will be authorized, monitored, and enforced solely by the Avon Center Executive Board. b. A physical barrier (gate) may also be placed at the entrance and exit to the Existing Parking Structure. This access will be authorized, monitored, managed and enforced solely by the Avon Center Executive Board. c. Authorized users of the Lot B Development will not be permitted to park in the Existing Parking Structure, the New Subsurface Parking Spaces or the New Surface Parking Spaces without the consent of the Avon Center Executive Board. 2. Temporary/Transient Parking Validation: Users who are entering the New Parking Structure, the New Subsurface Parking Spaces or the New Surface Parking for a short time will be required to register their cars with a professional parking management system provider (the “Parking Management Company”) using their mobile phone or similar process. a. Appropriate validation times will vary by the type of business and will be set/managed by APLLC in consultation with the individual business owners in Avon Center and general 9 oversight and approval rights reserved to the Avon Center Executive Board. b. Temporary/transient users who are patronizing the Lot B Development will also be required to obtain validation. This oversight will be reserved to the owner of Lot B subject to reasonable caps agreed by APLLC and the Avon Center Executive Board on the number and permitted parking period of temporary/transient users allowed to utilize the New Parking Structure, the New Subsurface Parking Spaces or the New Surface Parking for short term parking while patronizing the Lot B Development. 3. Overnight Parking: Authorized overnight users of the Managed Parking Spaces will include residential unit owners/tenants and guests of residential unit owners/tenants. a. APLLC and the Avon Center Executive Board will work together to endeavor that strategies are in place for parking in the Managed Parking Spaces, especially during “Peak Usage Times”, defined to mean major holiday periods and other periods of intensive parking usage which shall not exceed a cumulative total of thirty (30) to forty (40) days per year for all such holiday and other periods of peak usage. b. Strategies may include limits on the number of vehicles that may be parked by any one person, or family, and/or per residential unit during Peak Usage Times and promotion of the Existing Parking Structure as the first/best option for Avon Center owners, tenants and guests. 4. Lot B Development Parking: APLLC will provide the New Subsurface Parking Spaces in the New Parking Structure dedicated to and restricted for the use of Avon Center. APLLC will manage and enforce parking restrictions for New Subsurface Parking Spaces. 5. Avon Center Employee Parking: Avon Center employee parking will only be permitted in the New Surface Parking Spaces and in the Existing Parking Structure on a limited basis while the employee is physically present and working at Avon Center. There is the impression that employee parking has been abused in that employees have been observed in the past parking on Lot B and in the Existing Parking Garage even when they are not scheduled to work at the authorized business, or employees have been observed engaging in the unauthorized transfer of employee parking passes. In the future, employee parking will be managed to ensure that only authorized employees are parking where permitted. a. The Avon Center Executive Board may identify the spaces that are available for employee parking in the New Surface Parking Spaces and the Existing Parking Structure. This will serve to ensure that priority is given to customers of businesses served by the Managed Parking Spaces. b. APLLC and the Avon Center Executive Board will work together to endeavor that strategies are in place for employee parking in the Managed Parking Spaces, especially during Peak Usage Times. 6. Long-Term Parking/Vehicle Storage: No long-term parking or vehicle storage in the New Parking Structure, the New Subsurface Parking Spaces, the New Surface Parking Spaces, 10 or the Existing Parking Structure will be permitted; provided, however, at the discretion of the Avon Center Executive Board exceptions may be granted at times of low activity or demand. 7. Communication and Discussion Model: In order to establish, promote and maintain an ongoing mutually positive environment between Avon Center and APLLC, a process will be established to identify issues of concern to the parties, explore options for their resolution and come to mutually acceptable agreements to resolve issues raised. OPERATIONAL PLAN For the purpose of fully understanding the operational implications of the above objectives and strategies, the following plans are presented as examples of how the plan may be implemented. APLLC intends to engage at its sole cost and expense the Parking Management Company to design and implement the technological aspects of the parking management system once completed by the Parking Management Company and approved by the Avon Center Executive Board and APLLC. 1. Gated Access: APLLC would determine the best system to accomplish the plan objectives/strategies in consultation with the other parties to the Reciprocal Easement Agreement. Gated Access may be an option but is not required by mutual agreement of APLLC and Avon Center other than any gate or other barrier that the Avon Center Executive Board unilaterally may place or require to be placed by APLLC (a) at the entrance and exit to the Access Ramp during construction of the Lot B Development, and (b) at the entrance and exit to the Existing Parking Structure at all times prior to, during and following completion of construction of the Lot B Development. 2. Validation: APLLC has identified Metropolis Parking Systems (https://www.metropolis. io/) as the designated Parking Management Company for validation, collection and enforcement of the Managed Parking Spaces. APLLC may identify and utilize an alternative Parking Management Company so long as the alternative Parking Management Company can provide validation, collection, and enforcement services in accordance with this Plan. 3. Management: APLLC will provide 24/7 management of parking in the Managed Parking Spaces to assist owners, guests, tenants, employees, and other authorized users who may need assistance regarding access, validation, payment, or other services. 4. Existing Parking Garage Access: Avon Center, at Avon Center’s expense, will provide readers and credentials (cards, fobs, or phone APP access) for use by its owners, guests, tenants, employees, and other authorized users. The readers and credentials would allow passage through the New Parking Structure to the Existing Parking Structure. The number of credentials issued would be determined by the Avon Center Executive Board. It is expected that once a credential is used to enter the New Parking Garage and the Existing Parking 11 Garage, it cannot be used again until the vehicle using it exits those garages. The Avon Center Executive Board would be solely responsible for the management and distribution of the credentials. 5. Avon Center Employee Parking/Residential Guest Parking: Avon Center business owners and Residential Unit Owners may be required to register their employees/guests through the Parking Management Company’s phone APP and web-based system to park in the New Parking Structure, the New Subsurface Parking Spaces, or the New Surface Parking Spaces. 6. Revenue: APLLC will only be able to authorize parking in the applicable Managed Spaces for 1 car for each residential unit located in the Lot B Development without the requirement of paying Avon Center any revenue collected for that use. In all other cases, APLLC will charge its owners, guests, tenants, employees, and other authorized users not less than $40 per night for parking in all other applicable Managed Spaces. The Avon Center Executive Board may choose to charge whatever it determines for its owners, guests, tenants, employees, and other authorized users. All gross parking revenue generated from any of the Managed Parking Spaces, less Parking Management Company fees not greater than fees charged for comparable paid parking operations by other competitor parking management companies, will be the sole property of the Association and paid by the Parking Management Company to the Association quarterly. 7. Problem Resolution: After completion of construction of the Lot B Development, and the implementation of this Parking Management Plan, a Committee shall be formed whose purpose is to jointly address future parking issues that may arise and to potentially adjust the number of the Avon Center’s dedicated New Subsurface Parking Spaces in the New Parking Structure. At the sole discretion of the Avon Center Executive Board, the number of the Avon Center’s dedicated New Subsurface Parking Spaces in the New Parking Structure could be decreased or increased (never to exceed forty-two (42) New Subsurface Parking Spaces in the New Parking Structure). The released spaces would be added to the revenue generating guest parking spaces in the New Parking Structure. This Committee will include two representatives designated by APLLC or the Lot B Development and two representatives designated by the Avon Center Executive Board. The Committee shall meet at least semiannually and more frequently if needed, to engage in communication and discussion, making a good faith effort to actively solve problems in a timely manner. The process involves twoway meetings with the representatives where each party fully airs its position and each listens to gain insight into the other’s reasoning. G. Employee Housing Mitigation The Summit will be required to mitigate 10 employees based on 164 units and the calculations per the Town of Avon Municipal Code 7.20.100. (164 * 0.33 / 1.2 * 0.2 = 9.02) Employees We propose to provide (4) 2 bedroom units @ 120% AMI plus $1,749 in cash as supported by 12 the following calculations: Housing Units: 4 x 2 bd units (972 sf) @ 120% AMI. 4 * 2.25 employees = 9 employees Cash in lieu: (9.02 – 9.0 employees) * $87,438 = $1,749 We intend our employees working onsite would have first priority/eligibility for those units H. Design Standards The Summit is being designed to a Mountain Modern aesthetic that is in keeping with the roots and nature of a Colorado mountain town and at the same time using modern materials. Architectural features and strategies include: • Deep overhangs at main roof eaves • Canopies that frame and protect entrances to the building • Recesses in the main facade that provide architectural relief • Peaked Roof forms • Outdoor Patios and balconies • Tower Elements within the Main Roof • Ground Level Storefront at major pedestrian access points • Integral Planters that incorporate landscaped areas • Public path through the site to connect with the Main Street Mall • A mixture of materials that provide a cohesive architectural style and tone • Articulated roof forms and breaks • Vertical articulated bays that provide rhythm in the facade • Storefront glass along portions of the building facing the Main Street Mall and West Beaver Creek Blvd. Design Materials As presented on the submitted material board, The Summit’s design is defined by three primary materials—cementitious architectural panels, stone and stucco. Thoughtfully arranged across the façade, these elements create a composition that is both dynamic and refined, celebrating the building’s verticality and enhancing its architectural presence. 13 The color palette, a deliberate blend of cool and warm tones, fosters a sense of balance and harmony along West Beaver Creek Boulevard. In doing so, it not only strengthens the continuity of the streetscape but also weaves The Summit seamlessly into the broader urban fabric, complementing and elevating the character of the surrounding buildings. The Summit aspires to serve as a landmark within the community, and in doing so, we believe it not only meets, but embodies the spirit and intent of the Town of Avon’s Design Standards. I. Sustainable Design The Town of Avon requires that all commercial projects comply with the Exterior Energy Offset Program (EEOB). Avon Lot B has 11,878 SF of exterior snowmelt and 288 SF of spa area planned. The proposed approach for offsetting the exterior energy use is to utilize the Avon Heat Recovery Loop to provide heating to the parking garage and offset a minimum of 575,000 kWh per year of energy. The parking garage is 73,000 SF and will be heated to maintain a 50F temperature. 55,000 CFM of exhaust air will be controlled via carbon monoxide detectors in the parking garage. Throughout the design process the project team will be utilizing full building energy modeling to anlayze the energy saved in heating the parking garage with the heat recovery loop. Final energy savings will be provided at permit. J. Exterior Lighting The Summit will have minimal exterior lighting, all lighting will be dark sky compliant and includes lighting for the on grade parking, exterior sconces on decks, and pendant lights at the flat roof near the main entry. Lighting cut sheets and locations are included in the drawing package. 14 K. Snow Storage We are proposing snowmelt on ramps to the garage, the public path and some of the non landscaped areas fronting the path and the building. The on-grade parking lot and area fronting the Main Street Mall will be utilizing snow storage. Development Bonus and Impacts The Summit will deliver several significant public and civic space enhancements that align with the Town of Avon’s goals for the Main Street Mall. The project strengthens pedestrian connectivity, enhances view corridors along the Town’s central pedestrian artery, and links future developments into a more cohesive whole. While every project carries some impacts, the benefits of The Summit will far outweigh them. This landmark development will enhance Avon’s identity, expand public amenities, and improve access to and from the Main Street Mall. ________________________________________ Massing and Height Impact The Summit is designed to rise approximately 100 feet above proposed grade. The existing grade at the site reflects unfinished conditions from the unbuilt Phase 2 of Avon Center, which currently provides Avon Center residents access to their underground garage. The new plan incorporates access to a shared underground parking serving both Avon Center and The Summit, ensuring improved functionality. The Summit, Avon Center, and the proposed Lot 3 will share a unified access point serving both underground parking garages. The building’s height has been carefully considered to provide wayfinding at both the pedestrian and roadway scales. Visitors approaching on foot or by vehicle will be naturally guided toward the public path and parking areas that connect directly to the Main Street Mall. 15 The north-easternmost three-bedroom unit was intentionally angled to create a distinct visual marker along West Beaver Creek Boulevard, reinforcing wayfinding not only within Avon but also from I-70. Pedestrians approaching from West Beaver Creek Boulevard will encounter a warm-toned, inviting entry sequence that draws them into the Main Street Mall. ________________________________________ Project Encroachments The Summit’s limited encroachments are intentional and designed to foster seamless transitions with adjacent properties while enhancing the public realm. Main Street Mall Balcony and Roof Encroachment The Main Street Mall is being realigned to establish a more direct and engaging connection between Lettuce Shed Lane Plaza and Town Hall Plaza. To activate this corridor, the south wing of The Summit is placed against the rear 10-foot setback, creating a vibrant interface with the pedestrian mall. This setback zone will function as an extension of the public realm, offering space for outdoor activities such as art exhibits, coffee gatherings, and community events. Upper- level balconies extending up to 5 feet into the setback will animate the streetscape, transforming the corridor into a lively civic experience rather than a simple passageway. The building’s gabled rooflines, oriented toward both the Main Street Mall and Lettuce Shed Lane Plaza, create a sense of prominence at this key pedestrian intersection. Roof overhangs also extend up to 5 feet into the setback at their most significant point. East Side Setback Roof and On-Grade Parking Encroachment Avon Center and The Summit were originally envisioned as phases of a unified project. Because of this, site setbacks between the two lots do not align with their development rights. Over the existing Avon Center garage entry, Lot B retains both surface and air rights, enabling a coordinated design. Here, The Summit roof encroaches approximately 5 feet into the Town’s 7.5-foot setback at its most pronounced point. West Side Access Easement Encroachment Lot 3 and The Summit will share a unified access point serving both underground garages. Due to site constraints—including an on-grade parking lot, a 10-foot-wide public pedestrian linkage, and building width requirements—some encroachments into the west-side access easement are necessary. These include portions of exterior walls, balconies, patios, roof overhangs, and a 16 mechanical well that provides fresh air to the underground garage. All elements have been carefully coordinated with the neighboring Lot 3 project and are designed not to impede traffic circulation or site access. ________________________________________ Parking Please refer to Section F of the narrative for detailed parking information, including the parking management plan and parking counts. The following summarizes our perspective on parking and our proposed approach, which we hope the Town will consider based on our observations regarding utilization, public transportation, and shared use. We believe the underground parking at Avon Center is currently underutilized, particularly during the summer months. The residents most likely utilize spaces within Lot B, they would now need to park in their assigned spaces in the existing underground garage. Commercial visitors could instead make use of public parking to access restaurants and shops, thereby encouraging greater pedestrian activity along the Main Street Mall. The proposed application includes 38 on-grade spaces and 4 below-grade spaces, which can serve both the commercial uses and the general public. Additionally, nearby public parking—such as those located in front of Town Hall, Lake Street and along West Benchmark Road—could provide supplemental parking during non-business hours. Future expansion of public parking areas, including those envisioned as part of the Sun Road Development, will further enhance access and flexibility. The current transportation center that includes busses with service up and down valley is a short walk away. Local bus route services most of Avon is located off of West Beaver Creek Blvd in front of Lot B and Lot 3. Lastly, by promoting pedestrian and bicycle connectivity throughout Town, this proposal supports the Town’s goal of strengthening activity and accessibility along the Main Street Mall. 17 5/6/2022 Sq Ft By Use Notes Use Parking Regs per Avon Municipal Code Section 7.28.020 Parking Spaces Req13,091 1st and 2nd Floor Professional Office Commericial Use - Office - 3 per 1000 sq ft 39.27 5,037 1st Floor Eagle County Offices Municipal Office Municipal - Office - 4 per 1,000 sq. ft. 20.14 5,035 1st Floor Commercial General Commercial Uses unless otherwise stated - 4 per 1000 sq ft 20.14 3,469 Indoor seating area for Units 127 and 129 are derived from official floor plans. Both Units showed approx. 40% of total square foot area were used for indoor seating area. No plans for Unit 125 exist in Town records; indoor seating area was assessed by measuring 40% of square footage Restaurant Food and Beverage Services - Restaurant, bars, and taverns - 1 per 60 sq ft of indoor seating area-57.815,347 2nd floor Medical / Dental Medicial/Dental - Office - 4 per 1,000 sq. ft. GFA 21.38Commercial Total Required 159 Notes Use Parking Regs per Avon Municipal Code Section 7.28.020 Parking Spaces Req All units are reported to be 3 or more bedrooms Dwelling - Multifamily 2+ bedrooms - 2 per unit 104 NA NA Guest Rate Per Table 7.28-2 Guest Parking 7 + 1 per/5 over 25 units 13 Residential Total Required 117 Total Required for Avon Center Uses 276 Adj for 15% Mixed-Use Reduction 238 Notes Number of SpacesLot A at Grade Variety of 15 minute and 2 hour parking 55 Lot A Below Grade Structure 2 ADA spaces 100 Total Existing on Lot A 155Avon Center on-site Shortfall 83Source: Town of Avon 10/22/2025 Sq Ft By Use Notes Use Parking Regs per Avon Municipal Code Section 7.28.020 Parking Spaces Req720Per TOA Food and Beverage 1 per 60 sq. ft. of indoor seating area.12 3,500 Ground Floor Commercial along the Pedestrian Mall Commercial General Commercial Uses unless otherwise stated - 4 per 1000 sq ft 14 Notes Use Parking Regs per Avon Municipal Code Section 7.28.020 Parking Spaces Req4 Studio Dwelling - Multifamily 1 per unit 460 1 Bedroom Dwelling - Multifamily 1.5 per unit 90 78 2 Bedroom Dwelling - Multifamily 2 per unit 156 22 3 Bedroom Dwelling - Multifamily 2 per unit 44 NA Guest Rate Per Table 7.28-2 Guest Parking 7 + 1 per/5 over 25 units with a max of 10 10Residential Total Required 304 Total Required for the Summit Uses 330 Notes Number of Spaces 38 Residential 156TOA Commercial 4 Avon Center 42 Total Proposed on Lot B 240 The Summit on-site Shortfall 90Source: Grand Peaks Location Lodge at Avon Center - Commericial Lodge at Avon Center - Residential # of units 52 Existing Parking The Summit - Proposed Location Lot B at Grade (Avon Center) Lot B Below Grade Structure The Summit - Commercial The Summit - Residential # of units End of Narrative