TC Council Packet 04-14-2009
Clarion Associates LLC Planning and Zoning
621 17th Street, Suite 2250 Growth Management
Denver, Colorado 80293 Market Analysis
303.830.2890 Real Estate Consulting
303.860.1809 fax Appraisal
MEMORANDUM
Date: April 4, 2009
To: Avon Zoning Advisory Committee, Planning and Zoning Commission, and Town
Council
CC: Eric Heidemann, Justin Hildreth, Matt Gennett, Jared Barnes, and Matt Pielsticker
Town of Avon, Colorado
From: Clarion Associates (Chris Duerksen, Elizabeth Garvin, Erica Heller)
Re: Review Draft of Module 1: Administration and Procedures
Enclosed please find the review draft of Module 1 of the Avon Unified Code revisions, which includes
Chapters 16.01: General Procedures, Chapter 16.02: Review and Decision-Making Bodies, Chapter
16.03: Review and Approval Procedures, and Chapter 16.08: Violation, Enforcement, and Penalties.
We are also forwarding a draft of the PUD/Zone District/Public Benefit memo that outlines in greater
detail our approach to resolving these interconnected issues and drafting the new zone districts in Module
2: Zone Districts.
This memo summarizes the major changes and revisions to the current subdivision and zoning regulations
that are reflected and included in Module 1 and sets out next steps.
A NOTE ABOUT LEGAL AUTHORITY
The procedural section of the Unified Ordinance may contain the most legal issues (and puzzles) of the
three modules. As we note in Chapter 16.03, we recognize that Avon is a home rule municipality in
Colorado, which means that the town has the authority to establish its own rules related to zoning and
subdivision as matters of local concern. We have, however, still annotated the outline with references to
the Colorado Statutes. We have done this primarily in cases where the statutes provide a specific
structure on issues such as notice or timing. Avon does not need to follow statutory requirements, but
may find them instructive guidance. The overall goals for procedures are predictability and consistency
and our comments tend to arise when the regulatory provisions may not meet these goals. Additionally,
because of the town’s home rule authority, the town has some leeway to change or rewrite existing
provisions of the ordinance that we may have included in this draft but which our advisors recognize as
not working as well as they should. If we have questioned an existing provision, it is noted in the draft.
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Transmittal Memo
If an advisory member wants to change existing provisions that we have not questioned, please indicate in
your review comments.
SUMMARY OF KEY REVISIONS
Formatting and Organizational Changes
The attached chapters present a new format and organization of the town’s current zoning and subdivision
regulations, contained primarily in Titles 16 (Subdivisions) and 17 (Zoning), as well as limited provisions
from Title 2 (Administration), Title 8 (Health and Safety) and Title15 (Buildings and Construction).
A major change is that the revised code is a unified code that combines and integrates subdivision
regulations and procedures with zoning regulations and procedures. For example, you will see that the
draft Chapter 16.03 contains the procedures for subdivision plats as well as rezoning, and applies the
same common procedural steps to both types of applications to the maximum extent possible.
In addition, as we discussed in the Avon Diagnosis and Annotated Outline, we have organized the code
material into chapters by substantive topics. The following sections of this memorandum provide
commentary on the four chapters that are included in this Module 1.
Chapter 16.01: General Provisions
This chapter carries forward general provisions in the current zoning and subdivision titles; including
language on purposes and intent, applicability of the code, transitional regulations. We streamlined the
intent section of the Unified Code, which was unusually lengthy. We also added new language in a few
areas, such as severability, the relationship of the Unified Code to the comprehensive plan and other town
plans, and the relationship of the Unified Code to third-party private agreements. Finally, we expanded
the transitional regulations to state how the new Unified Code applies to (1) violations; (2) uses,
structures, and lots rendered non-conforming; (3) uses developments with preliminary, but not final
approvals on the Unified Code’s effective date; and (4) development and land uses approved but not yet
constructed or established as of the effective date of the new code.
Chapter 16.02: Review and Decision-Making Bodies
In Chapter 16.02 we consolidated provisions from the existing regulations regarding operation of review
and decision-making bodies and provided a description of each body’s roles and responsibilities with
respect to land use development. This chapter includes a table that summarizes review and decision-
making authority for procedures administered under the Unified Code. For each type of development
application, Table 16.02-1 identifies the bodies that have review roles, final decision-making authority,
and the authority to hear appeals. The table reflects the general direction we received from the town
regarding decision-making authority.
Chapter 16.03: Review and Approval Procedures
Chapter 16.03 consolidates all review and approval procedures into one chapter of the revised code,
including both subdivision and zoning procedures. The chapter organized in two main parts.
The first part, up to Section 16.03.020, summarizes the organization of the chapter and sets forth
procedural steps that are common to the majority of land development applications. By consolidating the
common procedural steps in one place, we eliminate the need to repeat the same common provisions in
each specific review procedure. We find that this allows us to minimize the overall size of this chapter;
Town of Avon 3
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Transmittal Memo
however, if it would be helpful to have the common procedural steps repeated throughout the specific
procedures, or to repeat certain common steps to help the public’s overall understanding of the Unified
Code, please indicate the sections to repeat and we will make those changes. The common procedural
steps are as follows:
1. Pre-application conference
2. Application submittal
3. Application processing
4. Notice
5. Public Hearings
6. Decision
There are also common procedures for appeals and the termination of applications and approvals. These
are not applicable to all applications, so we have not identified them as procedural steps.
Part two of the chapter (Sections 16.03.030 through 16.03.170) sets forth the specific review procedures
for each type of land use application available under the Unified Code. Each step in the review and
approval process is specified, with cross-references as appropriate to the common procedures where
applicable. Unique requirements of any particular application are indicated in that section. Each specific
procedure section is illustrated with a flow chart diagram showing the applicable required and optional
steps.
This chapter implements many of the key actions discussed in theme two of the Diagnosis: Improve the
Content and Timing of Information Required for Development Submissions. The following are some
important substantive changes:
• Pre-application conference – We codified this early step that is currently mentioned only in the
town’s “How-to” informational guides.
• Sketch Plan Review – We have updated the town’s existing sketch plan process to work as the
“early review” approach that we discussed for PUD and major subdivision applications. Through
this process the applicant should be able to gauge the town’s reaction to a project prior to
submitting a full preliminary application.
• Submittal Requirements – We removed submittal requirements from the code text. Consistent
with the recommendation in the diagnosis (page 14), the Unified Code enables the Director to
establish requirements so that the town can easily amend and update requirements over time
without triggering a formal code amendment process.
• Application Completeness – as discussed in the diagnosis on pages 13 and 14, we enhanced
provisions related to determination of application completeness so that they enable the Director to
determine completeness, and are clearer about timing and handling of incomplete applications.
• Flexibility – We added two new procedures to increase flexibility in application of the Unified
Code. The minor modification procedure allows the Director to approve small deviations (up to
ten percent) in some types of measurable standards (such as setbacks or height limits). The
alternative compliance determination procedure allows a decision-making officer or body to
approve a proposal that does not meet the written standards of the code but does meet the intent
of the code in a creative or unanticipated manner. Both of these procedures will help to reduce
the reliance on PUDs, as discussed in theme one (page 9) of the diagnosis.
• Review and Approval Criteria – As discussed in the diagnosis, page 15, we added specific review
and approval criteria for each procedure. The intent is to improve consistency in
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Transmittal Memo
recommendations and decisions across town bodies, and to reduce uncertainty for applicants,
while ensuring that each application meets the standards and expectations of the town.
• Amendment – We added a new “minor amendment” provision, not unlike the existing “error
correction” provision for subdivisions or existing “minor design review” procedure to allow the
staff to make minor administrative adjustments to approved applications.
Chapter 16.08 Violations, Enforcement, and Penalties
Chapter 16.08 consolidates existing provisions related to violations and enforcement in the existing
zoning and subdivision titles. The major change to this chapter is a significant expansion in the range of
remedies for enforcement beyond the fines as allowed in existing chapter 1.09 of the Avon Municipal
Code. We added several common provisions and coordinated with existing provisions that are tailored to
the enforcement of land development regulations, including stop-work orders, abatement, withholding of
entitlements, and enhanced revocation authority. Such provisions greatly improve the town’s ability to
assure that development is implemented as approved, and in many cases are more effective than the threat
of monetary penalties alone.
NEXT STEPS
As indicated in the scope of work for the project, the next step is for Clarion Associates to meet with the
ZAC, Planning and Zoning Commission, and Town Council on April 13 and 14 to gather your comments
and proposed changes.
Please note the various footnotes, comments, and bracketed information throughout the drafts. These
contain references to the source of section contents and indicate when a provision or section contains
entirely new material. Some of the footnotes also raise questions or issues to which we would appreciate
specific responses and direction.
As you review this draft, it may be helpful to refer to the diagnosis that was delivered in January. It
served as our main guide in drafting Module 1 and helps to explain the rationale for the major changes in
the code. Some footnotes in the draft document refer back to sections of the diagnosis where the rationale
is explained more fully.
Following the completion of our review of Module 1, we will draft Module 2: Zone Districts for a
July/August review cycle.
MODULE 1:
ADMINISTRATION AND
PROCEDURES
PUBLIC REVIEW DRAFT
TOWN OF AVON,
COLORADO
UNIFIED LAND USE CODE
APRIL 2009
CLARION ASSOCIATES
621 17TH STREET
DENVER,CO 80293
303/830-2890
www.clarionassociates.com
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TABLE OF CONTENTS
TABLE OF CONTENTS ........................................................................................................................... I
CHAPTER 16.01: GENERAL PROVISIONS ........................................................................................ 1
16.01.010 Purpose and Intent .............................................................................................. 1
(a) Purpose ............................................................................................................ 1
(b) Intent ............................................................................................................... 1
16.01.020 Citation and Title ................................................................................................ 2
16.01.030 Statutory Authority ............................................................................................ 2
16.01.040 Applicability ......................................................................................................... 3
(a) Permit Requirement ......................................................................................... 3
(b) Compliance Required ...................................................................................... 3
(c) Applicability to Public Agencies ..................................................................... 3
(d) Exemption for Essential Services .................................................................... 3
16.01.050 Severability .......................................................................................................... 4
16.01.060 Relationship to the Comprehensive Plan .......................................................... 4
16.01.070 Relationship to Other Regulations .................................................................... 4
16.01.080 Relationship to Third-party Private Agreements ............................................ 5
16.01.090 Transitional Regulations .................................................................................... 5
(a) Purpose ............................................................................................................ 5
(b) Violations Continue ......................................................................................... 5
(c) Uses, Structures, and Lots Rendered Nonconforming .................................... 5
(d) Applications Commenced or Approved Under Previous Ordinances ............. 6
16.01.100 Save Harmless Clause and Disclaimer of Liability .......................................... 7
(a) Save Harmless Clause ..................................................................................... 7
(b) Disclaimer of Liability .................................................................................... 7
CHAPTER 16.02: REVIEW AND DECISION-MAKING BODIES .................................................... 8
16.02.010 Summary Table of Review and Decision-Making Bodies’ Responsibilities .. 8
16.02.020 Town Council ...................................................................................................... 9
16.02.030 Avon Urban Renewal Authority ........................................................................ 9
(a) Establishment .................................................................................................. 9
(b) Duties .............................................................................................................. 9
(c) Membership ................................................................................................... 10
(d) Procedures ..................................................................................................... 10
16.02.040 Planning and Zoning Commission .................................................................. 10
(a) Establishment and Purpose ............................................................................ 10
(b) Duties ............................................................................................................ 11
(c) Membership and Organization ...................................................................... 12
(d) Procedures ..................................................................................................... 13
16.02.050 Historic Preservation Committee .................................................................... 15
(a) Establishment and Purpose ............................................................................ 15
(b) Duties ............................................................................................................ 15
16.02.060 Director .............................................................................................................. 15
(a) Duties ............................................................................................................ 15
16.02.070 Other Departments and Agencies .................................................................... 16
CHAPTER 16.03: REVIEW AND APPROVAL PROCEDURES ...................................................... 17
16.03.010 Chapter Organization ........................................................................................ 17
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16.03.020 Common Procedures and Requirements ........................................................ 18
(a) Step 1: Pre-application Conference .............................................................. 18
(b) Step 2: Application Submittal ....................................................................... 19
(c) Step 3: Application Processing ..................................................................... 21
(d) Step 4: Notice ............................................................................................... 22
(e) Step 5: Public Hearings ................................................................................ 25
(f) Step 6: Review and Decision......................................................................... 26
(g) Amendment .................................................................................................. 27
(h) Termination ................................................................................................... 28
16.03.030 Comprehensive Plan Amendment ................................................................... 29
(a) Purpose and Applicability ............................................................................. 29
(b) Procedures ..................................................................................................... 29
16.03.040 Code Text Amendment ..................................................................................... 31
(a) Purpose and Applicability ............................................................................. 31
(b) Procedures ..................................................................................................... 31
16.03.050 Rezoning ............................................................................................................ 33
(a) Purpose and Applicability ............................................................................. 33
(b) Procedures ..................................................................................................... 33
16.03.060 Planned Unit Development .............................................................................. 35
16.03.070 Major Subdivision ............................................................................................. 35
(a) Purpose .......................................................................................................... 35
(b) Applicability .................................................................................................. 36
(c) Procedures -- Sketch Plan ............................................................................. 36
(d) Procedures – Preliminary Plan ...................................................................... 38
(e) Procedures – Final Plat .................................................................................. 40
16.03.080 Right-of-Way Vacation ...................................................................................... 43
(a) Purpose .......................................................................................................... 43
(b) Applicability .................................................................................................. 43
(c) Procedures ..................................................................................................... 43
16.03.090 Minor Subdivision ............................................................................................. 44
(a) Purpose .......................................................................................................... 44
(b) Applicability ................................................................................................. 45
(c) Procedures ..................................................................................................... 45
16.03.100 Special Review Use ............................................................................................ 47
(a) Purpose and Applicability ............................................................................. 47
(b) Procedures ..................................................................................................... 47
16.03.110 Variance ............................................................................................................. 49
(a) Purpose and Applicability ............................................................................. 49
(b) Procedures ..................................................................................................... 50
16.03.120 Design Review ................................................................................................... 52
(a) Purpose .......................................................................................................... 52
(b) Applicability .................................................................................................. 52
(c) Procedures ..................................................................................................... 53
16.03.130 Alternative Compliance Determination .......................................................... 54
(a) Purpose .......................................................................................................... 54
(b) Applicability ................................................................................................. 54
(c) Procedures ..................................................................................................... 55
16.03.140 Form-Based Development ................................................................................ 56
(a) Purpose .......................................................................................................... 56
(b) Applicability .................................................................................................. 56
(c) Procedures ..................................................................................................... 57
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16.03.150 Development Plan Review ................................................................................ 58
(a) Purpose .......................................................................................................... 58
(b) Applicability .................................................................................................. 59
(c) Procedures ..................................................................................................... 59
16.03.160 Minor Modification ........................................................................................... 61
(a) Purpose .......................................................................................................... 61
(b) Applicability .................................................................................................. 61
(c) Procedures ..................................................................................................... 62
16.03.170 Vested Property Right ...................................................................................... 63
(a) Purpose .......................................................................................................... 63
(b) Definitions ..................................................................................................... 64
(c) Applicability .................................................................................................. 64
(d) Procedures ..................................................................................................... 64
16.03.180 Appeal ................................................................................................................ 65
(a) Purpose .......................................................................................................... 65
(b) Applicability .................................................................................................. 65
(c) Procedures ..................................................................................................... 66
CHAPTER 16.04: ZONE DISTRICT REGULATIONS ....................................................................... 67
CHAPTER 16.05: USE REGULATIONS .............................................................................................. 68
CHAPTER 16.06: DEVELOPMENT STANDARDS ............................................................................ 69
CHAPTER 16.07: DESIGN AND IMPROVEMENT STANDARDS .................................................. 70
CHAPTER 16.08: VIOLATIONS, ENFORCEMENT, AND PENALITIES ..................................... 71
16.08.010 Violations ........................................................................................................... 71
(a) Violations ...................................................................................................... 71
(b) Persons Liable .............................................................................................. 72
(c) Violations Cumulative ................................................................................... 72
16.08.020 Enforcement and Penalties .............................................................................. 72
(a) Enforcement .................................................................................................. 72
(b) Remedies and Penalties ................................................................................ 73
CHAPTER 16.09: DEFINITIONS .......................................................................................................... 77
APPENDICES ........................................................................................................................................... 78
Form and Content of Required Studies and Reports ......................................................... 78
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CHAPTER 16.01: GENERAL PROVISIONS 1
16.01.010 PURPOSE AND INTENT 2
(a) Purpose
The purposes of the Unified Code are:
1. To divide the Town of Avon (“Town”)3 into zones, restricting and requiring
therein the location, erection, construction, reconstruction, alteration, and use of
buildings, structures, and land for trade, industry, residence, and other specified
uses;
2. To regulate the intensity of the use of lot areas;
3. To regulate and determine the area of open spaces surrounding such buildings;
4. To establish building lines and locations of buildings designed for specified
industrial, commercial, residential, and other uses within such areas;
5. To fix standards to which buildings or structures shall conform;
6. To fix standards for use of areas adjoining such buildings or structures; and
7. To implement the goals and policies of the adopted comprehensive plan and
other applicable planning documents of the Town. [Section 17.04.020]
(b) Intent
This Unified Code is intended to ensure the following benefits to the citizens of the Town
of Avon:
1. To promote the health, safety, and welfare of the community;
2. To lessen congestion on the roads and enhance pedestrian and vehicular
movement with the least detriment to environmental quality;
3. To provide adequate light and open space and avoid undue concentration of
population;
4. To provide a planned and orderly use of land, protection of the environment, and
preservation of viability as a tourist area, all to conserve the value of the
investments of the people of this community and encourage the most appropriate
use of land throughout the municipality;
1 This chapter consolidates important general provisions that are relevant to the entire code. This is a key
organizational change indicated in theme six of the diagnosis. Some of the provisions will be based on those
regulations found in the existing Chapters 16.04: (Subdivision) General Provisions and 17.04: (Zoning) Scope and
Purpose. In this document, sources of language from the existing code titles are indicated through footnotes and/or
section references in brackets. New text and substantive changes are indicated in footnotes. Non-substantive
revisions to the existing code language that enhance clarity and readability are not individually noted.
2 This section incorporates language from the existing purpose and intent statements in Sections 16.04.050,
17.04.020, and 17.04.030. The updates reflect the increased role of subdivision regulation in the Unified Code, as
discussed in theme four of the diagnosis (page 21). We streamlined the provisions to eliminate redundancy of
similar sections in the existing titles.
3 The terms, “Town,” “Town Clerk,” “Town Manager,” “Council,” “building official,” and “County” are defined in
Chapter 1.08 of the Avon Municipal Code. We follow the same capitalization of these terms in this Unified Code.
CHAPTER 16.01: General Provisions
Section 16.01.020. Citation and Title
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5. To prevent overcrowding of land and avoid transportation and public service and
facility demands that cannot be satisfied; provide for phased development of
government services and facilities and to aid in realizing the policies, objectives,
and goals of the Town; and facilitate adequate provisions for water, sewage,
schools, parks, open space, medical facilities, recreation, and other public
requirements to achieve community self-sufficiency;
6. To secure the safety of the people against fire hazards, avalanche, unstable
slopes, rock fall, mudslides, and flood danger;
7. To provide clean air by reducing pollutants into the air;
8. To sustain water sources by maintaining the natural watershed, preventing
accelerated erosion, reducing runoff and consequent sedimentation, eliminating
pollutants introduced directly into streams, and enhancing public access to
recreational water sources;
9. To maintain the natural scenic beauty of the Eagle River Valley in order to
preserve areas of historical and archaeological importance, provide for adequate
open spaces, preserve scenic views, and sustain the tourist-based economy;
10. To encourage innovations in residential development and renewal so that the
growing demand for housing may be met by greater variety in type and design of
dwellings and by the conservation of more efficient and attractive use of open
space;
11. To encourage moderate and low income housing to satisfy local needs and
encourage a proper balance between tourist and residential housing; [Section
17.04.030] and
12. To require disclosure to purchasers of unknown risks. [Section 16.04.050]
13. To ensure that development and resource decisions are sustainable not only for
the current residents of Avon but for future residents and generations also.
16.01.020 CITATION AND TITLE 4
These regulations shall be known and may be cited as "Unified Development Code, Town of Avon,
Colorado" and are referred to in this document as “the Unified Code.”
16.01.030 STATUTORY AUTHORITY 5
This Unified Code is enacted and adopted pursuant to Article XX of the Colorado Constitution and to
the Avon Town Charter.6
4 This section incorporates existing language from Sections 16.04.010 and 17.04.010.
5 This section incorporates existing language from Sections 16.04.030 and 17.04.030.
6 Because of Avon’s status as a home-rule municipality, we have included questions in this document that cite
Colorado statutes (C.R.S.) as a source of information about an action or procedure, but then ask if the Town wants to
follow the statutory requirement. The goal here is not to encourage Avon to follow statutory requirements on local
land use issues, but to provide guidance about the state’s approach to the issue. Once the Town adopts a procedure,
whether it follows the statute or not, the Town must abide by the procedure.
CHAPTER 16.01: General Provisions
Section 16.01.040. Applicability
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16.01.040 APPLICABILITY
(a) Permit Requirement
All development, including grading property or erecting, constructing, reconstructing,
altering, moving, or changing the use of any building, structure, or improvement within
the Town, is unlawful without obtaining a building permit from the town building
official. A permit shall not be issued until the plans for the proposed erection,
construction, reconstruction, alteration, moving, or use fully conform to the land
development regulations then in effect, and unless plans to be kept as a permanent public
record are submitted to the building official and approved by the planning and zoning
commission. [Section 17.12.030]
(b) Compliance Required
It is unlawful for any person to subdivide land within the entire area of the Town without
having first complied with the provisions of these regulations. In the territory subject to
subdivision jurisdiction beyond the municipal limits, it is unlawful for any person to
subdivide land without having conformed with the major street plan of the Town, known
as the "Town of Avon Transportation Plan." [Section 16.04.080]
(c) Applicability to Public Agencies
The provisions of the Unified Code shall apply to all public bodies, districts, and agencies
of the federal, state, county, and municipal governments to the extent permitted by law.
[Section 17.04.080]
(d) Exemption for Essential Services7
1. Certain essential services are exempt from the requirements of the Unified Code.
2. For purposes of this section, essential services exempted from the application of
this Unified Code shall include the normal maintenance by public utilities,
special districts, or municipal departments of underground, surface, or overhead
electrical, television, steam, gas, fuel, water, sewer, or storm drainage
transmission, collection, or distribution systems, including towers, poles, wires,
mains, drains, sewers, pipes, conduits, cables, fire alarms and police call boxes,
traffic signals, hydrants, and similar equipment in connection therewith.
3. Not included in the exemption granted by this section is the construction or
alteration by public utilities or special districts of any aboveground systems or
improvements within the right-of-way pursuant to Section 12.04.050 of the Avon
Municipal Code. Such systems may require additional review.
4. Business offices and maintenance yards of such public utilities, special districts,
or municipal departments are not included in the exemption granted by this
section. [Section 17.04.060]
7 We updated paragraph 3 to cross-reference the right-of-way permits provision in Title 12.
CHAPTER 16.01: General Provisions
Section 16.01.050. Severability
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16.01.050 SEVERABILITY 8
(a) If any court of competent jurisdiction invalidates any provision of the Unified Code, then
such judgment shall not affect the validity and continued enforcement of any other
provision of the Unified Code.
(b) If any court of competent jurisdiction invalidates the application of any provision of the
Unified Code, then such judgment shall not affect the application of that provision to any
other building, structure, or use not specifically included in that judgment.
(c) If any court of competent jurisdiction invalidates any condition attached to the approval
of an application for development approval, then such judgment shall not affect any other
conditions or requirements attached to the same approval that are not specifically
included in that judgment.
(d) Time limits on Town action imposed by the Unified Code are advisory only. Approval is
not deemed if time limits are not met by the Town, and give no cause of action against
the Town.
16.01.060 RELATIONSHIP TO THE COMPREHENSIVE PLAN 9
The administration, enforcement, and amendment of the Unified Code should implement the Avon
Comprehensive Plan and other applicable, adopted planning documents, which are the guiding land use
policy documents of the Town. In the event the Unified Code does not implement the comprehensive
plan or other relevant land use plan then the Unified Code should be amended within a reasonable time.
Additionally, all amendments to the Unified Code should maintain and enhance the connection between
the Unified Code and the relevant plans.
16.01.070 RELATIONSHIP TO OTHER REGULATIONS 10
(a) In their interpretation and application, the provisions of the Unified Code shall be held to
be minimum requirements adopted for the promotion of the public health, safety, and
welfare.
(b) Whenever the requirements of the Unified Code are at variance with the requirements of
any other lawfully adopted rules, regulations, ordinances, or other legislative actions by
the Avon Town Council (“Council”), the more restrictive, or that imposing the higher
standard in keeping with the goals of the comprehensive plan shall govern.
(c) Whenever restrictions imposed by this Unified Code are either more or less restrictive
than regulations adopted by any state or federal agency, the rules or regulations that are
more restrictive or that impose higher standards or requirements shall govern. [Section
17.12.050]
8 This new section addresses technical issues that might arise in a challenge to the Unified Code. The town attorney
is reviewing this section.
9 As discussed in the diagnosis, this is a new section to address the relationship of the code to the comprehensive
plan and other important Town planning documents.
10 We expanded this section to clarify that the Unified Code is generally intended to complement other regulations
associated with affected properties and land uses, including those regulations found in state and federal law. The
town attorney is reviewing this section.
CHAPTER 16.01: General Provisions
Section 16.01.080. Relationship to Third-party Private Agreements
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16.01.080 RELATIONSHIP TO THIRD-PARTY PRIVATE
AGREEMENTS 11
This Unified Code is not intended to repeal, abrogate, annul, or in any way impair or interfere with
existing provisions of private agreements or restrictive covenants running with land to which the Town
is a party. Where the Unified Code imposes a greater restriction than that of any other law, contract, or
deed, the provisions of the Unified Code shall control. [Section 16.04.040] Nothing in the Unified
Code shall modify or repeal any private covenant or deed restriction, but such covenant or restriction
shall not excuse any failure to comply with the Unified Code. In no case shall the Town be obligated to
enforce the provisions of any easements, covenants, or agreements between private parties.
16.01.090 TRANSITIONAL REGULATIONS 12
(a) Purpose
The purpose of transitional regulations is to clarify the status of properties with pending
applications or recent approvals, as those terms are used below, and properties with
outstanding violations, at the time of the adoption of the Unified Code.
(b) Violations Continue
Any violation of the previous Titles 16: Subdivision, and 17: Zoning, shall continue to be
a violation under the Unified Code and shall be subject to the penalties and enforcement
in Chapter 16.09:13 Violations, Enforcement, and Penalties. A use, structure, or lot not
lawfully existing at the time of the adoption of the Unified Code is deemed lawful and
conforming as of the effective date of the Unified Code if it conforms to all of the
requirements of the Unified Code. Payment shall be required for any civil penalty
assessed under the previous code, even if the original violation is no longer considered a
violation under the Unified Code.
(c) Uses, Structures, and Lots Rendered Nonconforming
1. When a building, structure, or lot is used for a purpose that was a lawful use
before the effective date of the Unified Code, and the Unified Code no longer
classifies such use as an allowed use in the zoning district in which it is located,
such use shall be considered nonconforming and shall be controlled by Section
16.05.050: Nonconforming Uses, Structures, and Lots.
2. Where any building, structure, or lot that legally existed on the effective date of
the Unified Code does not meet all standards set forth in the Unified Code, such
11 This section builds on Section 16.04.040 and addresses conflicts between the Unified Code and private
agreements. It provides that the Town is not responsible for enforcing third-party agreements such as deed
restrictions and private covenants.
12 This section substantially expands and updates the transitional regulations in Section 16.04.040: (Subdivision)
Existing Subdivision Agreements and Covenants, and establishes a method to resolve the status of properties with
pending applications, recent approvals, and properties with outstanding violations at the time the new code is
adopted. We recommend that this new section allow for applications, in general, to be processed under the rules in
place at the time a complete application is submitted.
13 This document contains temporary cross-references to material yet to be drafted in Modules 2 and 3. These cross-
references are highlighted to be verified/completed as drafting continues.
CHAPTER 16.01: General Provisions
Section 16.01.090. Transitional Regulations
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building, structure, or lot shall be considered nonconforming and shall be
controlled by Section 16. 05.050: Nonconforming Uses, Structures, and Lots.
(d) Applications Commenced or Approved Under Previous Ordinances
1. Pending Applications
(i) Any complete application that has been submitted for approval, but upon
which no final action has been taken by the appropriate decision-making
body prior to the effective date of the Unified Code, shall be reviewed in
accordance with the ordinance in effect on the date the application was
deemed complete unless the applicant requests otherwise pursuant to
paragraph (ii), below. If the applicant fails to comply with any applicable
required period for submittal or other procedural requirements, the
application shall expire and subsequent applications shall be subject to the
requirements of the Unified Code. Any re-application of an expired project
approval shall meet the standards in effect at the time of re-application.
(ii) An applicant with a complete application that has been submitted for
approval, but upon which no final action has been taken prior to the
effective date of the Unified Code, may request review under the Unified
Code by a written letter to the Director.
2. Preliminary Approvals 14
An application for which approval of a preliminary planned unit development or
subdivision plan was granted prior to ________, (the effective date of the Unified
Code) shall be considered as having received preliminary plan approval under
these regulations; provided that all final plat submittals subsequent to the date of
these regulations shall conform to the requirements of these regulations. In the
instance of large tracts or blocks of land contained within a recorded subdivision
and intended or designed for resubdivision into smaller tracts, lots, or building
sites, the resubdivision shall comply with all provisions of the Unified Code
except for those that, in the opinion of the Council, have been satisfied prior to
filing of the original subdivision plat. Preliminary approvals granted under the
previous regulations shall be valid for two years from the date of approval.
Failure to obtain a final plat or plan approval in the time shall result in the
expiration of the preliminary plan. [Section 16.04.040]
3. Approved Projects
(i) Approvals and permits that are valid on ________ [the effective date of the
Unified Code], shall remain valid until their termination date. Projects
with valid approvals or permits may be completed in conformance to the
development standards in effect at the time of approval.
(ii) Any building or development for which a building permit was granted
prior to ________ [the effective date of the Unified Code] shall be allowed
to proceed to construction under the regulations in place when the building
permit was issued. If the development for which the building permit is
issued prior to ________ [the effective date of the Unified Code] fails to
comply with the time frames for development established for the building
14 We will reference in the PUD and major subdivision sections that this two-year time frame is for pre-existing
applications only.
CHAPTER 16.01: General Provisions
Section 16.01.100. Save Harmless Clause and Disclaimer of Liability
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permit, the building permit shall expire and future development shall
comply with the requirements of the Unified Code.
16.01.100 SAVE HARMLESS CLAUSE AND DISCLAIMER OF
LIABILITY 15
(a) Save Harmless Clause
An applicant agrees to save the Town, its officers, employees, and agents harmless from
any and all costs, damages, and liabilities that may occur, or be claimed to occur, by
reason of any work performed upon any land division or development approved under
these regulations. [Section 16.04.060]
(b) Disclaimer of Liability
This Unified Code shall not be construed as imposing upon the Town, or any official or
employee of the Town, any liability or responsibility for damages of any kind to any
person by reason of inspection authorized in the Unified Code, or failure to inspect, or by
reason of issuance of an application approval or building permit. [Section 16.04.070 and
17.12.060]
15 Per the diagnosis, page 48, these types of clauses are more typically found in development agreements or
subdivision improvement agreements than in the land development code. The town attorney is reviewing this
section to advise on whether they should be included in the updated code.
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CHAPTER 16.02: REVIEW AND DECISION-
MAKING BODIES 16
16.02.010 SUMMARY TABLE OF REVIEW AND DECISION-MAKING
BODIES’ RESPONSIBILITIES 17
Table 16.02-1 summarizes the land use and development procedures in the Unified Code and identifies
the bodies that have review and decision-making responsibilities for each procedure. See Chapter 16.03
for details on each procedure.
Table 16.02-1: Summary of Review and Decision Responsibilities
R = Review/Recommendation; H = Public Hearing; D = Decision; A = Appeal
Procedure Director HPC PZC TC
Comprehensive Plan Amendment (Section 16.03.030) R R-H D-H
Code Text Amendment (Section 16.03.040) R R-H D-H
Rezoning (Section 16.03.050) R R-H D-H
Planned Unit
Development (Section
16.03.060)
Sketch Plan R R R-H
Preliminary PUD R R-H D-H
Final PUD R R-H D-H
Major Subdivision
(Section 16.03.070)
Sketch Plan R R R-H
Preliminary Plan R R-H D-H
Final Plat R D-H
Right-of-Way Vacation (Section 16.03.080) R D-H
Minor Subdivision (Section 16.03.090) D A
Variance (Section 16.03.100) R D-H A
Special Review Use (Section 16.03.110) R D-H A
Design Review (Section 16.03.120) R R-H* D-H A
Alternative Compliance Determination (Section
16.03.130) D A
Form-Based Development (Section 16.03.140) D A
Development Plan (Section 16.03.150) D A
Minor Modification (Section 16.03.160) D A
Vested Property Right (Section 16.03.170) D A
Appeal (Section 16.03.180) D-H
NOTES:
HPC = Historic Preservation Committee
PZC = Planning and Zoning Commission (includes PZC acting as the Design Review Board)
16 This chapter incorporates and builds upon language in the existing Chapters 2.16: Planning and Zoning
Commission, 16.12: (Subdivision) Administrative Provision, and 17.08: (Zoning) Administrative Provisions. As
indicated in the diagnosis, page 48, the purpose of this chapter is to consolidate and clarify the respective roles of the
review and decision-making bodies in review and approval procedures. Such provisions help establish clear lines of
authority in the Town’s decision-making procedures. This chapter also reflects proposed delegations of authority
and clarifies the role of staff and the director in the decision-making process where the code is currently silent.
17 The new summary table allows applicants and officials to determine quickly the review procedure for each type of
application identified in the new unified code. It reflects suggested changes to review and decision-making
authority that are explained in footnotes in the relevant text portions of the chapter.
CHAPTER 16.02: Review and Decision-Making Bodies
Section 16.02.020. Town Council
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Table 16.02-1: Summary of Review and Decision Responsibilities
TC = Town Council (includes Town Council acting as the Urban Renewal Authority per the Resolution 07-20
or the Board of Building Appeals per Section 15.08.080 of the Avon Municipal Code)
* For properties with historic designation only.
16.02.020 TOWN COUNCIL 18
In addition to other authority granted by charter, ordinance, or state law, the Town Council (“Council”)
shall have the following functions and duties related to the Unified Code:
(a) Application review and decision authority as indicated in Table 16.02-1: Summary of
Review and Decision Responsibilities;
(b) Decisions on annexations of land into the Town;
(c) Negotiation and approval of development agreements.
(d) Hearing and deciding of appeals of decisions of the Director, planning and zoning
commission, or design review board at any time before the decision becomes final;
[Section 2.16.160] and
(e) Pursuant to Section 15.08.080 of the Avon Municipal Code, Council serves as the Board
of Building Appeals for the Town.19
16.02.030 AVON URBAN RENEWAL AUTHORITY 20
(a) Establishment
The Avon Urban Renewal Authority (URA) is authorized pursuant to Urban Renewal
Law of the State of Colorado, Part 1 of Article 25 of Title 31, Colorado Revised Statutes
and is established and organized by the Town of Avon Resolution 07-20.
(b) Duties
In addition to other authority as may be granted by state law or by Town resolution or
ordinance, and as set forth in the cooperative agreement with the Town (Ordinance 07-
XX) the URA shall have the following functions and duties related to the Unified Code:
1. To recommend to the Council boundaries of urban renewal areas to be
established within the Town;
2. To approve and adopt redevelopment plans for the urban renewal areas(s) and
redevelopment agreements for projects located within any urban renewal area;
3. To administer redevelopment plans and agreements within the Town;
18 New section. While the establishment, number of council members, and other organizational matters are
addressed in other chapters of the Town’s municipal code, the role the Council plays in land use and zoning
decisions is identified and clarified in this section. References to development agreements and annexations are new.
19 This is a new cross-reference to the Council’s role as Board of Appeals for decisions of the building official.
20 This is a new section to address the role of the Urban Renewal Authority (URA) in development review and
decision-making within the town. We have included sample language to be updated based on the cooperative
agreement between the Town and the URA that sets out what responsibilities are officially delegated to the URA.
CHAPTER 16.02: Review and Decision-Making Bodies
Section 16.02.040. Planning and Zoning Commission
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4. For development applications within any designated urban renewal area
established in the Town, application review and decision authority that normally
is assigned to the Council, as indicated in Table 16.02-1: Summary of Review
and Decision Responsibilities.
(c) Membership
Pursuant to Town of Avon Resolution 07-20, the members of the URA shall be all the
members of the Avon Town Council.
(d) Procedures
The URA shall adopt by-laws to govern its procedures, as required by the Urban Renewal
Law of the State of Colorado, Part 1 of Article 25 of Title 31, Colorado Revised Statutes.
16.02.040 PLANNING AND ZONING COMMISSION 21
(a) Establishment and Purpose
1. There is hereby established a planning and zoning commission of the Town. The
purposes of the planning and zoning commission (PZC) are as follows:
(i) To guide and accomplish a coordinated, adjusted, and harmonious
development of the municipality and its environs, that will, in accordance
with present and future needs, best promote health, safety, morals, order,
convenience, prosperity, and general welfare, as well as efficiency and
economy in the process of development, including, among other things,
adequate provision for traffic, the promotion of safety from fire,
floodwaters, and other dangers, adequate provision for light and air, the
promotion of healthful and convenient distribution of population, the
promotion of good civic design and arrangement, wise and efficient
expenditure of public funds, and the adequate provision of public utilities
and other public requirements;
(ii) To promote health and general welfare; to provide adequate light and air;
to prevent the overcrowding of land; to avoid undue concentration of
population; and to facilitate the adequate provision of transportation, water,
sewerage, schools, parks, and other public requirements;
(iii) To preserve the natural beauty of the Town's site and setting; to prevent
indiscriminate clearing of property, removal of trees, and earthmoving; and
to attain the objectives set out in the Unified Code through design review
of the exterior design of all new structures and property development and
additions to all existing structures and property development.
2. The PZC shall serve as a design review board for the Town. The purposes of the
PZC when acting as the design review board are as follows:
(A) To ensure that the architectural design of vertical structures and their
materials and colors are visually harmonious with the Town's overall
appearance, with surrounding development, with natural and existing
21 This section incorporates language from existing Chapter 2.16: Planning and Zoning Commission, with minimal
substantive changes.
CHAPTER 16.02: Review and Decision-Making Bodies
Section 16.02.040. Planning and Zoning Commission
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landforms, and with officially approved development plans, if any, for
the areas in which the structures are proposed to be located;
(B) To ensure that the location and configuration of vertical structures,
including signs and signage, are visually harmonious with their sites
and with surrounding sites and structures, and that there shall be
conformance to the comprehensive plan;
(C) To ensure that plans for the landscaping of property and open spaces
conform with the rules and regulations as prescribed by the Town and
to provide visually pleasing settings for vertical structures on the same
site and on adjoining and nearby sites; and
(D) To prevent excessive or unsightly grading of property that could cause
disruption of natural watercourses or scar natural landforms. [Section
2.16.010]
(b) Duties
The PZC shall have the following functions and duties:
1. Application review, recommendation, and decision-making authority as indicated
in Table 16.02-1: Summary of Review and Decision Responsibilities;
2. Make and recommend to the Council plans for the physical development of the
Town, including any areas outside its boundaries, subject to the approval of the
legislative or governing body having jurisdiction thereof, that in the PZC’s
judgment bear relation to the planning of the Town. The plan, with the
accompanying maps, plats, charts, and descriptive matter, shall show the PZC’s
recommendations for the development of the subject territory;
3. Review and comment on programs and studies of planning issues for the Town
and its environs;
4. Conduct research and appropriate studies of planning issues for the Town and its
environs; and
5. Consider any other matters pertaining to the PZC as provided by law, resolution,
or ordinance, and to act in an advisory capacity to the Council when so requested,
and to perform all other powers and duties authorized and required by ordinance
or state law.
6. Act as the design review board of the Town.
(i) As the design review board, review and make recommendations to the
Council about:
(A) The design of proposed development, with due regard for design
standards of this Unified Code and other design criteria and guidelines
adopted by the Town;
(B) Code text amendments that address design review procedures and
criteria; and
(C) Any design review guidelines for the Town relating to bulk and design
regulations to be imposed or that establish design standards for specific
CHAPTER 16.02: Review and Decision-Making Bodies
Section 16.02.040. Planning and Zoning Commission
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uses, types of uses, parking standards, streetscapes, or other similar
items. [Section 2.16.110]
(ii) The PZC acting as the design review board does not have the authority to
impose conditions on public projects that will impact the project budget.
(c) Membership and Organization
1. Membership
(i) The PZC shall be composed of seven members appointed by the Council,
to which is delegated the powers and duties to administer the Unified
Code.
(ii) Because of its dual role as both a PZC and a DRB, a balance in the
membership is necessary between the lay community and industry
professionals (architects, landscape architects, designers, real estate
developers, and/or contractors). Registered electors residing in the County
shall be eligible for appointment, but at least five members shall be
registered electors of the Town at the time of their appointment to the PZC.
Appointments shall be made first to maintain the balance between industry
professionals and the lay community (it is recommended that a minimum
of two to three industry professionals hold positions on the PZC at all times
and that two of these professionals be architects, landscape architects, or
designers) and then by the following criteria in descending order:
(A) Registered electors of the Town shall be preferred over persons who
are not registered electors.
(B) Persons who own real property or a business within the Town shall be
preferred over persons who do not.
(C) Persons having special skills and experience of particular value to the
PZC shall be preferred over persons who do not.
2. Quorum
Four members of the PZC shall constitute a quorum for the transaction of
business, but in the absence of a quorum, a lesser number shall adjourn any
meeting to a later time or date. In the absence of all members, any staff member
shall adjourn any meeting to a later time or date. [Section 2.16.060]
3. Term
The term of office for a member shall be two years on an overlapping tenure.22
[Section 2.16.030] A member of the PZC who ceases to possess the qualifications
for office that the member possessed at the time of appointment may be
permitted by the Council to serve until the end of the appointed term, provided
the PZC member continues to reside in the County. A member of the PZC may
be removed for misconduct, including but not limited to repeated absence from
meetings or violation of the Town's code of ethics. [Section 2.16.040]
22 We removed language regarding the terms of the initial PZC membership. Because the PZC is now established, it
is no longer needed.
CHAPTER 16.02: Review and Decision-Making Bodies
Section 16.02.040. Planning and Zoning Commission
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4. Vacancies
A vacancy on the PZC shall occur whenever a member of the PZC is removed by
the Council, dies, becomes incapacitated and unable to perform the required
duties for a period of 90 days, resigns, ceases to be a registered elector of the
Town, or is convicted of a felony. In the event a vacancy occurs, the Council
shall appoint a successor to fill the vacancy and serve the remainder of the term
of the former member. [Section 2.16.040]
5. Officers
The PZC shall select its own chairman, a vice chairman, and a secretary from
among its members. The chair or, in the absence of the chair, the vice chair, shall
be the presiding officer of its meeting. In the absence of both the chair and the
vice chair from a meeting, the members present shall appoint a member to serve
as acting chair at the meeting. [Section 2.16.060]
6. Compensation
All members of the PZC shall serve with compensation at a rate established
annually by the Council,23 and be reimbursed for all authorized personal
expenses incurred while performing duties as a PZC member. [Section 2.16.050]
7. Staff
The Director shall serve as the staff of the PZC and shall provide for the service
of a recording secretary who shall act in the capacity of secretary for the PZC for
the purpose of receiving applications and other material for consideration for the
PZC. [Section 2.16.100]
(d) Procedures
1. Rules and Regulations
(i) The PZC shall operate in accordance with its own rules of procedure as
provided for in Section 11.2 of the Avon Town Charter; provided,
however, that the PZC shall submit its proposed rules or any amendment to
the rules to the Council, which by motion shall approve the rules or
amendment and direct their adoption by the PZC, or disapprove the
proposal with directions for revision and resubmission.
(ii) The rules shall be filed with the Town Clerk and maintained in the records
of the Town and shall be subject to public inspection. [Section 2.16.070]
(iii) The PZC may provide for certain variances, exceptions, and exemptions
from the requirements of its rules and regulations. [Section 2.16.140]
2. Meetings
The PZC shall meet in accordance with the rules of procedure governing the
PZC, and otherwise upon the call of the chairman, or in the absence of the
chairman, by the vice chairman. All meetings shall be held at the offices of the
Town, unless otherwise specified, with adequate notice given to all interested
parties. Meetings shall be called sufficiently frequently that the procedure
23 We changed this from a dollar amount to enable the Council to set the rate annually.
CHAPTER 16.02: Review and Decision-Making Bodies
Section 16.02.050. Historic Preservation Committee
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prescribed in this chapter shall commence within 30 days of submission of all
materials required by the Unified Code. [Section 2.16.090]
3. Material to be Submitted 24
The PZC shall adopt rules and regulations including procedures and schedules
for applications requiring action by the PZC. [Section 2.16.130]
4. Authority to Retain Consultants
The PZC is authorized to retain the services of one or more consultants, provided
funds have been appropriated by the Town for said purpose, to advise and assist
the PZC in performing the functions prescribed in this section. The consultants
may be retained to advise the commission on a single project, on a number of
projects, or on a continuing basis. [Section 2.16.080]
5. Authority to Require Performance Bonding 25
6. Authority to Require Additional Studies 26
(i) Whenever the PZC has review authority for an application, if it finds that
the submittal materials are not adequate to evaluate the consequence of a
development, it may require additional studies as necessary. In doing so,
the PZC shall indicate the specific consequence(s) or concern(s) for which
the standard submittal requirements fail to provide adequate means of
evaluation and the data or information needed for proper evaluation. The
results of any study or analysis shall not dictate either approval or
disapproval of the proposed project.
(ii) The applicant, at the applicant’s cost, shall furnish information and data
needed for the project. All required statements or analyses shall be
executed by professionals or other persons qualified to provide the
requested reports. [Section 17.04.070] If the applicant and Town fail to
reach agreement as to an appropriate professional or consulting firm, the
Town reserves the right to hire a consultant of its choosing at the expense
of the applicant.
24 As discussed in the diagnosis, page 14, and in meetings with Town officials, we recommend delegating the
authority to determine submittal requirements to the Director. (See new Section 16.03.050.) The PZC retains the
authority to set rules for its own processing of submittals.
25 We removed existing Section 2.16.120, that authorizes the PZC to require bonding generally in favor of a section
in the subdivisions procedure where performance bonding is applicable. This header is a placeholder to note the
change made, and will be deleted in the final draft.
26 We updated this provision to increase certainty for applicants by setting parameters for when and how the PZC
can request additional studies. In addition to the provisions of this section, required studies will be indicated in each
applicable specific procedure and requirements for the form and content of studies is included in the appendix. We
have also changed this section to provide more direction to the applicant regarding who the Town will accept as
qualified to prepare the study and to allow the Town to hire the consultant directly.
CHAPTER 16.02: Review and Decision-Making Bodies
Section 16.02.050. Historic Preservation Committee
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16.02.050 HISTORIC PRESERVATION COMMITTEE 27
(a) Establishment and Purpose
A Historic Preservation Committee (HPC), as defined in the Avon Municipal Code, is
established pursuant to Town of Avon Ordinance 08-04 for the purposes stated in Section
17.05.010 of the ordinance.
(b) Duties
In addition to other authority as may be granted by ordinance, the HPC shall have the
following functions and duties related to the Unified Code:
1. To recommend to the Council sites, structures, or features within the Town that
merit historic landmark designation based on the standards and procedures of
Ordinance 08-04; and
2. Review and recommendation authority, as indicated in Table 16.02-1: Summary
of Review and Decision Responsibilities, for any application that proposes
exterior alteration, relocation, or removal of any site or structure within the Town
that has been designated as a historic landmark. Such review and
recommendation shall be conducted with due consideration of the criteria for
review and development standards in Ordinance 08-04.
16.02.060 DIRECTOR 28
(a) Duties
The Community Development Director (“Director”)29 is authorized and directed to do the
following:
1. Application review, recommendation, and decision-making authority as indicated
in Table 16.02-1: Summary of Review and Decision Responsibilities;
2. Establishment of application submittal requirements, including content and
quantities of materials to be submitted;
3. Enforcement of all provisions of the Unified Code, for which purpose the
Director shall have the powers of a law enforcement officer. [Section 17.12.080]
4. Authority to Require Additional Studies
(i) Whenever the Director has review authority for an application, if it finds
that the submittal materials are not adequate to evaluate the consequence of
a development, it may require additional studies as necessary. In doing so,
27 This is a new section to indicate the duties of the Historic Preservation Committee under the Unified Code. The
language and terms used reflect that in Ordinance 08-04.
28 This is a new section to address the roles and responsibilities of the Director in decision-making. As discussed
above, more decisions have been delegated to the Director in order to streamline many of the less complex or
controversial applications. The ability to establish application submittal requirements has been delegated form the
PZC to the Director in this section. In the final section, based on the existing language for the PZC, the Director is
explicitly authorized to require studies, which we understand occurs in practice but was not codified.
29 We will define “Director” to include the director’s authorized agent, eliminating the need to indicate a specific
staff person or repeat the phrase, “or designee” through out the Unified Code.
CHAPTER 16.02: Review and Decision-Making Bodies
Section 16.02.070. Other Departments and Agencies
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the Director shall indicate the specific consequence(s) or concern(s) for
which the standard submittal requirements fail to provide adequate means
of evaluation and the data or information needed for proper evaluation.
The results of any study or analysis shall not dictate either approval or
disapproval of the proposed project.
(ii) The applicant, at the applicant’s cost, shall furnish information and data
needed for the project. All required statements or analyses shall be
executed by professionals or other persons qualified to provide the
requested reports. [Section 17.04.070] If the applicant and Town fail to
reach agreement as to an appropriate professional or consulting firm, the
Town reserves the right to hire a consultant of its choosing at the expense
of the applicant
16.02.070 OTHER DEPARTMENTS AND AGENCIES 30
Even though not referenced in this chapter, other boards, commissions, departments, government
agencies, and non-government agencies may be asked by the Community Development Department, the
PZC, or the Council to review and comment on some applications, including, but not limited to, code
text amendments, rezonings, subdivisions, and planned unit developments. In addition, other Town
departments, such as engineering and public works, may be called out for administration or
enforcement duties in the relevant sections of the Unified Code.
30 New section to clarify that other departments and agencies may be involved in land use decision-making.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.010. Chapter Organization
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CHAPTER 16.03: REVIEW AND APPROVAL
PROCEDURES 31
16.03.010 CHAPTER ORGANIZATION
This chapter contains regulations related to the procedures for development applications. Section
16.03.020 contains regulations that are generally applicable to all procedures, described in a series of
sequential steps. The purpose is to establish all uniform procedures for application types to the extent
possible. Subsequent sections identify the applicability of the common steps to specific procedures,
noting any differences between the common procedures and those for the specific procedure. Specific
procedure provisions supplement, rather than replace, provisions of the common steps, unless the
provisions conflict, in which case the provisions of the specific procedure control. Table 16.03-1
indicates the specific review and approval procedures of this chapter, with section references.
Table 16.03-1: Specific Review and Approval Procedures
Procedure Section Page #
Comprehensive Plan Amendment 16.03.030 29
Code Text Amendment 16.03.040 31
Rezoning 16.03.050 33
Planned Unit Development 16.03.060 35
Major Subdivision 16.03.070 35
Right-of-Way Vacation 16.03.080 43
Minor Subdivision 16.03.090 44
Special Review Use 16.03.110 47
Variance 16.03.100 49
Design Review 16.03.120 52
Alternative Compliance Determination 16.03.130 54
Form-Based Development 16.03.140 56
Development Plan 16.03.150 58
Minor Modification 16.03.160 61
Vested Property Right 16.03.170 63
Appeal 16.03.180 65
31 This chapter contains all of the Unified Code’s review and approval procedures consolidated from scattered
locations in the current Titles 16 and 17. We revised many provisions to enhance the clarity of submission timing
and procedures, as discussed in the diagnosis theme two, “Improve the Content and Timing of Information Required
for Development Submissions,” starting on page 13. We have also added procedures for: comprehensive plan
amendments, form-based development, design review; alternative compliance determinations, and minor
modifications. Specific changes to existing procedures are noted individually as they occur in the chapter.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
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16.03.020 COMMON PROCEDURES AND
REQUIREMENTS 32
(a) Step 1: Pre-application Conference 33
1. Purpose
A pre-application conference is intended to
serve as a guide to the applicant in making the
application and to advise the applicant, in
advance of the formal application, of issues
that may be presented to the decision-making
body.
2. Applicability
A pre-application conference is available for
any application type by request of the potential
applicant.
(i) A pre-application conference is required
for the following application types:
(A) Planned unit development
(B) Major subdivision
(ii) A pre-application conference is strongly
encouraged, though not required, for the
following application types:
(A) Comprehensive plan amendment
(B) Code text amendment
(C) Rezoning
(D) Special review use
(E) Variance
3. Initiation
A potential applicant may request a pre-
application conference with the Director and
32 This section establishes a common set of review procedures that apply to all applications for development
approval (e.g., application filing, notice of decision made without hearing, notice of hearing, conduct of hearing,
notice of decision made after hearing). The common procedures section is followed by a section for each procedure
that indicates any deviation from the generally applicable language. In drafting this material, we had to make some
assumptions, because some procedures in the existing code are more detailed than others. The common steps
effectively add detail where a specific procedure is currently silent, as silence in the specific section defaults to the
generally applicable common step. Where noted, we brought forward language from a detailed specific procedure
to be generally applicable.
33 For the pre-application provisions, we drew on references to pre-application conference in the Town’s “How-to”
guides for development proposals. This new codified subsection provides clarity to the applicant about the purpose
and limitations of a pre-application conference. We indicated this as required step for PUDs and major subdivision,
and an optional step for all other procedures.
Sample Figure:
Avon Common
Procedures
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
Town Council
5. Public Hearing(s)
PZC and Town Council
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
Town of Avon Page 19
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shall pay the required fees, if any. With the request for a pre-application
conference, the applicant shall provide to the Director a description of the
character, location, and magnitude of the proposed development, and any other
available supporting materials, such as maps, drawings, or models. It is the
applicant's responsibility to provide sufficiently detailed plans and descriptions of
the proposal for staff to make informal recommendations regarding the proposed
project.
4. Content
The Director shall schedule a pre-application conference after receipt of a written
request and the required fees, if applicable. At the conference, the applicant, the
Director, and any other persons the Director deems appropriate to attend shall
discuss the proposed development and the applicable requirements of the Unified
Code, based upon the information provided by the applicant.
5. Informal Evaluation Not Binding
The informal evaluation of the Director and staff provided at the pre-application
conference are not binding upon the applicant or the Town. Because a pre-
application conference precedes the actual application, some key issues relating
to a specific proposal may not be apparent at the pre-application conference.
(b) Step 2: Application Submittal
1. Initiation
(i) No person but the owner of land shall make an application, except if such
person has obtained a properly acknowledged power of attorney to develop
or subdivide such land from the owner (s) or from the authorized agents of
the owner(s). [Section 16.12. 010]
(ii) No application for approval of a development plan or for amendment of a
development plan shall be received for processing or approved, and no
application for a building permit shall be granted, when the applicant is in
default under any related or unrelated agreement or obligation to the Town.
[Section 17.12.020]
(iii) An applicant may not resubmit, in either the same or substantially the same
form, an application that has been denied by the Town within one year
after the date of final action on the initial application. 34
2. Application Requirements, Generally 35
The applicant shall submit the application to the Director. Application submittal
requirements for every application type shall be as established by the Director
and shall be indicated on submittal forms available in the Department of
Community Development or on the Town’s website.
34 This is a new provision that restricts an applicant from repeatedly resubmitting the same application type for the
same property with minor variations. The effect is that an applicant must make every effort to bring forward the
best possible proposal on the first try, and cannot abuse the Town’s limited review resources.
35 As discussed with the Town and indicated in the diagnosis (on page 14 and in the chapter-by-chapter analysis),
we removed specific submittal requirements for each application type from the code in favor of these enabling
provisions delegated the authority to determine submittal requirements to the Director. This will allow submittal
requirements to be more readily updated as necessary without requiring a code text amendment.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
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3. Required Studies and Reports 36
(i) As indicated in the specific procedures sections of this chapter, reports or
studies as necessary to adequately evaluate the consequences of a proposed
development, including but not limited to studies of soils, geological
hazards, fiscal impacts, market analysis, traffic impacts, environmental
impacts, and similar, may be required as part of the application submittal
requirements.
(ii) The applicant shall furnish information and data needed at the applicant’s
cost or, at the Town’s discretion, pay appropriate cost of the study to the
Town so that the Town many retain a consultant to prepare the required
study.
(iii) All required statements or analyses shall be executed by professionals or
other persons qualified to provide the requested reports. Failure of the
applicant to select a Town-approved professional or consulting firm may
result in the Town’s refusal to consider the report or study.
(iv) The form and content of such reports shall conform to the specifications in
the appendices of the Unified Code.
(v) Reports shall be evaluated using the criteria indicated for the type of report
in the appendices of the Unified Code. The results of any study or analysis
shall not dictate either approval or disapproval of the proposed project,
however, findings related to the criteria should be specified in any related
recommendation or decision. [Section 17.04. 070]
4. Fees
(i) Fees for the review of an application shall be established from time-to-time
by resolution of the Council. [Section 16.12.040] The Council shall
establish a schedule sufficient to cover the cost of Town staff time,
consultant's fees, public notices, and incidental expenses of the PZC.
[Section 2.16.150]
(ii) The Town may also assess and collect such additional fees as it may deem
appropriate; provided that, when operating pursuant to the authority
granted by this provision, the Town shall base such additional fees upon
the actual cost, whether by Town employees or independent third parties,
of performing related plan and document preparation and review,
inspection of construction of public and related improvements, and all
related services, including attorney and engineering fees. Such additional
fees may be charged on a per-unit basis, such as foot or mile, and the Town
may also include in such additional fees a factor for overhead or other
indirect expenses. [Section 16.12.040]
(iii) The following fees shall apply to actions take on a complete applications:
(A) Withdrawn Application
36 This section has been expanded to authorize a wider range of reports. We will draft the submission information
for reports and studies in conjunction with the development standards in module 3. We will then identify which
specific studies and reports are required for which applications in the applicable specific procedures sections of this
chapter. Specific submittal requirements for studies will be located in the appendices.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
Town of Avon Page 21
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All fees are forfeited; the fee must be paid again in full if the
application is resubmitted.
(B) Continuance of Application
Payment of fees shall be required to cover the cost of additional notice.
(C) Modification or Revision of Approved Sketch or Preliminary Plan
Payment of the application fee shall be required to cover costs of re-
review, less the cost of notice.
(c) Step 3: Application Processing
1. Submittal of Complete Application
(i) The applicant shall meet with the Director to submit a complete
application, including all required materials, the application form, and
required fee(s).
(ii) The Director shall determine whether the application is complete. A partial
application shall not be accepted. If the application is incomplete, all
submitted materials including the fee shall be returned to the applicant and
the application shall not be processed.
2. Sufficiency Determination 37
(i) An accepted application shall not be processed further until all materials
are deemed sufficient in form and content such that recommendations, as
required, and a decision determination may be made by the authorized
town officer or body. The Director shall determine application sufficiency.
(ii) If an application is deemed insufficient, the Director shall inform the
applicant, within 15 working days, of the specific submittal requirements
that have not been met. If the Director fails to act within 15 working days,
then the application shall be deemed insufficient but the applicant may
appeal the determination to the planning and zoning commission.
(iii) If an application is deemed insufficient, the applicant must resolve and
resubmit the materials required to complete the application within 30 days
of the original submission of the application. An insufficient application
that has not been revised to meet the completeness requirements shall
expire on the thirtieth day. An expired application shall be returned to the
applicant along with any original documents submitted in support of the
application. The Town may retain the application fee paid. Once an
application has expired, the application must be resubmitted in full.
37 Consistent with our discussions with the Town and standard practice, the authority for determination of
application completeness has been changed from the Town Clerk to the Director. We recommend that the Unified
Code specify an advisory review timeframe to keep the application moving. Please let us know if you agree with
this approach, and if so, tell us how many days we should allow for the determination of completeness and response
of the applicant.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
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3. Staff Review and Report
The Director shall review the application in accordance with the criteria
established in this chapter [Section 17.28. 040] and shall prepare a written
findings of fact.
(i) If authorized as the decision-making authority, the Director shall inform
the applicant in writing of the findings and determination.
(ii) If not authorized as the decision-making authority, the Director shall
prepare a recommendation and submit the recommendation and findings to
the appropriate review and decision-making bodie(s).
4. Referral to Other Agencies 38
(i) The decision-making officer or body may, at its discretion, forward the
application to one or more of the following agencies for their review,
comments, and recommendations. The Town may require the applicant to
provide the prints and information needed for these referrals:
(A) To any utility, local improvement or service district, or ditch company,
when applicable;
(B) To the Colorado Department of Transportation when the proposed
development is adjacent to or in sufficient proximity to affect a right-
of-way, interchange, or other facility;
(C) To the Colorado Geological Survey for findings and recommendations
pertaining to geologic factors, including geologic hazards, mineralized
areas, and sand and gravel areas that would have a significant impact
on the proposed use of the land;
(D) To any other agency concerned with a matter or area of local interest
that could be affected by the application as determined by the decision-
making officer or body. [Section 16.20. 020]
(ii) The Council shall instruct each of the agencies to which the application is
distributed that any of their recommendations must be submitted back to
the Town within the number of days specified by the Town after receipt of
the application, or the plan will be deemed to have been reviewed by the
agency. [Section 16.20.030]
(d) Step 4: Notice 39
Notice shall be required for public hearings for procedures as indicated in Table 16.03-2:
Summary of Notice Requirements.
38 This provision is carried forward from existing PUD Section 16.20.070, for general applicability. We changed the
language in paragraph (ii) to change the specified number of days for agency review from a set number (24) and to
enable the Town to specify the number of days when transmitting the referral.
39 We updated the timeframes in this notice section to be consistent for all review bodies and application types, and
to conform to C.R.S., which specifies a 15-day notice requirement for public hearings on rezonings, code text
amendments, and PUDs. (See C.R.S. 31-23-304 and 24-67-104.) Fifteen days is longer than the time periods
specified in the existing code (12 days for zoning applications and six days for preliminary subdivision plans).
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
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Table 16.03-2: Summary of Notice Requirements
Procedure Published Posted Mailed None
Comprehensive Plan Amendment 3 3[1]3[1]
Code Text Amendment 3
Rezoning 3 3 3
Planned Unit
Development
Sketch plan 3 3 3
Preliminary PUD 3 3 3
Final PUD 3
Major Subdivision
Sketch plan 3 3
Preliminary plan 3 3
Final Plat 3
Right-of-Way Vacation 3 3 3
Minor Subdivision 3
Variance 3 3 3
Special Review Use 3 3 3
Design Review 3
Alternative Compliance Determination 3[2]3[2]3[2] 3[2]
Form-Based Development 3
Development Plan 3
Minor Modification 3
Vested Property Right 3
Appeal 3 3 3
NOTES:
[1] Required for site-specific applications.
[2] Not required for when the Director has decision-making authority.
1. Published and Posted Notice 40
For procedures where published and posted notice of public hearing(s) is
required, at least 15 days prior to the hearing date, it shall be:
(i) Published, at the expense of the applicant, in a newspaper of general
circulation within the Town; and
(ii) Posted in at least three public places within the Town in addition to posting
at the office of the Town Clerk.
40 The existing notice section allows the applicant to choose either posted or published notice. C.R.S. requires
published notice for code amendments and rezonings (31-23-304 and 305), comprehensive plan amendments (31-
23-208) and PUDs (24-67-104), but not posted notice. We suggest requiring publication to avoid legal issues about
actual receipt of notice because posted signs can be removed leading to a failure of notice. The Town can require
posted notice in addition to published notice for all site-specific applications with hearings, as we have suggested in
Table 16.03-2.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
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2. Mailed Notice
(i) For procedures where
mailed notice is required,
it shall be sent by first-
class mail to all property
owners within 300 feet of
the property in question.
If a property requiring
notification is a
condominium project,
notice may be mailed to
the managing agent,
registered agent, or any
member of the board of
directors of the project.
Mailed notice shall be
postmarked at least 15
days prior to the meeting. 41
(ii) The applicant shall provide, at the applicant’s expense, a list of property
owners, copies of the notification letter, and postage paid, addressed
envelopes sufficient to meet the requirements of this section. It is the
applicant’s responsibility to ensure that the information provided is
accurate. The Town is not responsible for defects in mailed notice caused
by the applicant’s failure to provide accurate information, and should a
public hearing be found invalid for defective notice caused by applicant
error, the applicant shall be responsible for all reasonable fees and costs
associated with re-hearing the application.42
3. Notice Content
Every required form of notice shall state the time and place of the hearing, the
name of the applicant, a general description of the subject property indicating its
location (which may be shown by map), a brief summary of the subject matter of
the hearing and a description of the proposed development, and a statement that
the application or information relating to the proposed change or amendment is
available in the Director’s office during regular business hours for review or
inspection by the public. [Section 17.12.100]
4. Constructive Notice 43
(i) Minor defects in any notice shall not impair the notice or invalidate
proceedings pursuant to the notice if a bona fide attempt has been made to
comply with applicable notice requirements. Minor defects in notice shall
be limited to errors in a legal description or typographical or grammatical
errors that do not impede communication of the notice to affected parties.
41 We removed the provision requiring that a certificate of mailing to be filed with the PZC, because in current
practice, the Town mails the notices.
42 The last sentence of this section is new and needs to be reviewed by the town attorney.
43 This new section ensures that application review cannot be delayed by minor errors or claims that notice was not
received.
Subject Property
300-foot radius
Figure 16.08-1: When written notice is
required for an application, all property
owners within 300 feet (measured from
property boundaries) shall be notified.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
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In all cases, however, the requirements for the timing of the notice and for
specifying the time, date, and place of a hearing shall be strictly construed.
If questions arise at the hearing regarding the adequacy of notice, the
decision-making body shall make a formal finding as to whether there was
substantial compliance with the notice requirements of this Code.
(ii) When the records of the Town document the publication, mailing, and
posting of notices as required by this section, it shall be presumed that
notice was given as required by this section.
5. Protest 44
(e) Step 5: Public Hearings 45
When an elected or appointed body is indicated as having review or decision-making
authority for the application, that body shall conduct a public hearing to review or decide
the application according to the established rules and procedures for that body and this
section of the Unified Code.
1. Review Hearing and Recommendation
(i) Whenever the Council has decision-making authority, the PZC shall have
review responsibility and shall hold a public hearing to review the
application. Otherwise, unless indicated in a specific procedures section of
this chapter, no review hearing shall be required.
(ii) The Director shall set a date for the required review hearing prior to the
decision hearing. At the hearing, the PZC shall consider the comments and
evidence presented at the hearing and shall evaluate the application for the
purpose of preparing a recommendation to the Council.
(iii) The PZC shall prepare and deliver to the Council a written
recommendation to approve, approve with conditions, modify, or deny the
application. Each recommendation shall include specific written findings
based on the standards and requirements of the Unified Code, general
review criteria of paragraph (g)2, below, and review criteria applicable to
the specific procedure, as indicated in the specific procedures sections of
this chapter. [Sections 17.28.040 and 17.12.100]
2. Decision Hearing
When decision-making authority is assigned to a body other than the Director in
Step 6: Review and Decision, that body shall hold a public hearing to review the
application, shall consider the comments and evidence presented at the hearing,
and shall evaluate the application in accordance with the standards and
requirements of the Unified Code and applicable review criteria as indicated in
the specific procedures sections of this chapter.
44 If the Town recognizes protest petitions per C.R.S. §31-23-305, we will add that here. The town attorney is
reviewing this section.
45 This new section describes the generally applicable procedures for public review and decision hearings. It
indicates the most typical review and hearing responsibility is review/recommendation by the PZC and decision by
the Council, drawing from the cited existing sections. Where decision-making authority is granted to another officer
or body, it is indicated in the applicable specific procedure section.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
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(i) Timing
Staff to the decision-making body (the Director or Town Clerk, as
applicable) shall set a date for decision pursuant to the scheduling calendar
posted on the official Town of Avon website and in the Community
Development Department. [Section 17.28. 040 and 17.12.100]
(f) Step 6: Review and Decision
The body with decision-making authority shall, at the conclusion of the hearing, issue a
written decision to approve, approve with conditions, modify, or deny the application.
1. Decision-making Authority, Generally
Unless otherwise specified in the specific procedures sections of this chapter, for
each application, the Council shall have decision-making authority.
2. Findings
Each decision shall include specific written findings in consideration of the
standards, requirements of the Unified Code, the general review criteria for all
applications below, and review criteria applicable to the specific procedure, as
indicated in the specific procedures sections of this chapter.
3. Review and Approval Criteria 46
To recommend or approve a development application, the review or decision-
making body, as applicable, shall find that the development application has
satisfied and followed the applicable requirements of this Unified Code and
meets all of the approval criteria required for the applicable development
application, which are set forth in subsequent sections of this chapter under Step
6: Decision.
4. Conditions 47
(i) The review or decision-making authority may recommend or impose such
conditions upon the subject development as is necessary to carry out the
general purpose and intent of this Unified Code. Conditions and additional
information requirements shall be in written form and attached to the
approved plan, plat, or permit.
(ii) Conditions of approval shall be reasonably related to the anticipated
impacts of the proposed use or development and shall be based upon
adopted standards.
(iii) The decision-making authority may place specific time limits on the
satisfaction of any condition of approval.
(iv) The decision-making authority may require financial guarantees from the
applicant where it finds such guarantees are necessary to ensure
46 This clarifying language is intended to enhance consistency in review and decision-making across all Town
review and decision bodies, as discussed on page 15 of the diagnosis. In the specific procedures sections, we carry
forward and update review criteria for procedures that have existing criteria, and add criteria for each procedure that
does not have specific review criteria listed in the current code.
47 This provision is a substantial expansion of the codified power of decision-makers in Avon to attach conditions to
an approval. It builds on existing Section 17.36.060 in the variance chapter.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
Town of Avon Page 27
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compliance with conditions of approval and protect the public health,
safety, or welfare. The Town shall release such guarantees when the
Director has determined that all conditions attached to the approval have
been or will be satisfied.
5. Continuation 48
The PZC or Council may continue a hearing on its own initiative or at the request
of the applicant. Where the applicant requests continuation after provision of
notice, the cost of re-notification shall be borne by the applicant.
6. Conceptual Review
Whenever the Unified Code provides for a conceptual approval by the PZC or
Council of a plan, project, rezoning activity, or other action, such approval shall
not be binding nor final. Any person, firm, or corporation who expends time or
funds in reliance upon a conceptual approval shall do so at his own risk. The
Town shall have no liability or responsibility for any detriment incurred nor shall
its agencies be stopped from withholding final approval by such expenditure of
time or funds. [Section 17.46. 090]
7. Final Decision 49
Within five working days following action of the decision-making body,
notification of its decision shall be deposited in the United States mail or sent by
electronic mail to the applicant and the applicant’s designated agent. The
decision shall become final unless a written appeal or request for review by the
Council is received by the Town Clerk pursuant to Section 16.03.180: Appeal.
[Section 2.16.160]
(g) Amendment 50
If, after an approval has been received, the applicant desires to change the application or
finds that the submittal application contains errors, then the applicant may initiate an
amendment pursuant to this section.
1. Minor Amendment
Minor amendments to any permit or other form of approval issued by the Town
may be approved, approved with conditions, or denied administratively by the
48 This continuance provision builds on existing Sections 16.16.040 and 16.24.030 that authorize continuation for
hearings on sketch plans and final plats. We added a provision, consistent with that found in many communities, to
require that the applicant to pay the cost of re-noticing where the applicant requests continuance following the
provision of notice.
49 We updated this section to allow the Town to use email for a notifications of final decision.
50 This is a new approach to allow some simple amendments to approvals be processed by staff, as suggested in the
diagnosis, page 43. Minor amendments are carefully defined, and any amendment that does not meet the limited
definition would continue to be processed through a full resubmittal, as is the current process in Avon. Note that a
minor amendment is distinct from a minor modification, which has been added as a new procedure in Section
16.03.160. A minor amendment changes an issued approval, while a minor modification allows an approval that
includes small deviations from the regulations of the Unified Code. We included error correction, which is currently
delegated to the Council for plats, and minor design reviews, which are currently allowed only for previously
approved designs, as types of minor amendments. We anticipate further discussion with the Town to refine what
can be defined as a minor amendment in Avon.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.020. Common Procedures and Requirements
Town of Avon Page 28
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Director and may be authorized without additional public hearings. Such minor
amendments may be authorized by the Director as long as the development
approval, as so amended, continues to comply with the standards of the Unified
Code, at least to the extent of its original compliance (so as to preclude any
greater deviation from the standards of the Unified Code by reason of such
amendments). Minor amendments shall consist of any of the following:
(i) Any change to any permit or other form of approval that was originally
subject only to administrative review and was approved by the Director,
provided such change would not have disqualified the original application
from administrative review had it been requested at that time; and provided
that the minor amendment does not result in an increase of more than ten
percent in the amount of square footage of a land use or structure and does
not result in a change in the types of uses in the project.
(ii) Correction of any errors caused by mistakes that do not materially alter the
substance of the development plan or plat as represented to the Council.
[Section 16.24.060]
(iii) A minor change to an approved design, as determined by the Director.
(iv) Any change to any permit or other form of approval that was originally
subject to final review by and was approved by the PZC or design review
board, provided that the minor amendment does not result in any of the
following:
(A) An increase in the approved number of dwelling units;
(B) An increase in the amount of square footage of a non-residential land
use or structure;
(C) A change in the housing mix or use mix ratio; and
(D) A change in the character of the development.
(v) The Director may refer a minor amendment to the decision-making body
that was responsible for the original approval if the Director determines the
amendment may result in a significant change in the project.
2. Major Amendments
Amendments to any permit or other form of approval that are not determined by
the Director to be minor amendment under paragraph 1, above, shall be deemed a
major amendment. Major amendments shall be reviewed and processed in the
same manner as required for the original application for which the amendment is
sought and shall include full application fees.
(h) Termination
Approvals granted under this Unified Code terminate if unused by the applicant after a
reasonable period of time.
1. Lapse
Except as otherwise specified in the specific procedures sections of this chapter,
an approval granted under this Unified Code shall lapse and shall become void
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.030. Comprehensive Plan Amendment
Town of Avon Page 29
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two years following the date of final approval unless, prior to the expiration date,
a building permit based upon such approval is issued and construction is
commenced and diligently pursued toward completion. [Section 2.16.170]
2. Extension
An approval may be extended by body that issued the original approval for up to
six months for good cause shown. The applicant shall submit a request for an
extension in writing to the Director at least 60 days prior to the date of approval
termination. [Section 16.20.110] This section shall not be applicable to
applications and approvals that pre-date the adoption of this Unified Code.
16.03.030 COMPREHENSIVE PLAN AMENDMENT 51
(a) Purpose and Applicability
The purpose of this section is to provide standards and requirements for amending the
text and or maps of the Avon Comprehensive Plan. The amendment process is
established in order to provide flexibility in response to changing circumstances, to
reflect changes in public policy, and to advance the general welfare of the Town.
(b) Procedures
Figure 16.03-01 shows the steps of the common development review procedures that
apply in the review of applications for a comprehensive plan amendment. The common
procedures are described in Section 16.03.020: Common Procedures and Requirements.
Specific additions and modifications to the common review procedures are identified
below.
1. Step 1: Pre-application Conference
Optional/recommended. An applicant may request a pre-application conference
pursuant to Section 16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a complete application pursuant to
Section 16.03.020(b) as modified by this section. Comprehensive plan
amendments may be initiated by the Council, the PZC, or by written application
of any property owner or resident of the Town. [Section 17.28. 020]
3. Step 3: Application Processing
Applicable. The Town will process the application pursuant to Section
16.03.020(c).
4. Step 4: Notice
Applicable. Notice of public hearing(s) is required pursuant to Section
16.03.020(d).
51 This is a new section to address the procedure for amending the comprehensive plan. We suggested review and
approval criteria for discussion with the Town in step 6.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.030. Comprehensive Plan Amendment
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5. Step 5: Public Hearings
Applicable. Public hearings shall be held
pursuant to Section 16.03.020(e).
6. Step 6: Review and Decision
Applicable. Review and decision shall be
conducted pursuant to Section 16.03.020(f) as
modified by this section.
(i) Decision Authority
The Council shall have decision-making
authority on an application for a
comprehensive plan amendment.
(ii) Required Findings
Recommendations and decisions on
comprehensive plan amendments may
be approved if the planning and zoning
commission finds that:
(A) The existing comprehensive plan
and/or any related element of the
plan is in need of the proposed
amendment;
(B) The proposed amendment is
compatible with the surrounding
area and the goals and policies of
the plan;
(C) The proposed amendment will have
no major negative impacts on
transportation services and facilities;
(D) The proposed amendment will have
minimal effect on service provision,
including adequacy or availability of
facilities and services, and is
compatible with existing and planned service provision;
(E) The proposed amendment is consistent with the Town’s ability to
annex the property (if applicable);
(F) The proposed amendment is consistent with the logical expansion of
services (if applicable);
(G) Strict adherence to the current plan would result in a situation neither
intended nor in keeping with other key elements and policies of the
plan; and
Figure 16.03-01:
Comprehensive Plan
Amendment
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
Town Council
5. Public Hearing(s)
PZC and Town Council
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.040. Code Text Amendment
Town of Avon Page 31
Module 1: Administration
ZAC Draft | April 2009
(H) The proposed plan amendment will
promote the public welfare and will
be consistent with the goals and
policies of the Avon Comprehensive
Plan and the major elements of the
plan.
16.03.040 CODE TEXT AMENDMENT 52
(a) Purpose and Applicability
The Council may amend the text of the Unified Code,
including the adoption, modification, or replacement
of appendices to the Unified Code, pursuant to this
section. The purpose of a code text amendment is to
address changed conditions or changes in public
policy, and to advance the general welfare of the
Town.
(b) Procedures
Figure 16.03-02 shows the steps of the common
development review procedures that apply in the
review of applications for code text amendments. The
common procedures are described in Section
16.03.020: Common Procedures and Requirements.
Specific additions and modifications to the common
review procedures are identified below.
1. Step 1: Pre-application Conference
Optional/recommended. An applicant may
request a pre-application conference pursuant
to Section 16.03.020(a).
2. Step 2: Application Submittal 53
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b) as modified by this section.
Code text amendments may be initiated by the
52 This section incorporates provisions in the existing Chapter 17.28 related to code text amendments. As indicated
in the diagnosis on page 50, we recommend that this be treated as a separate procedure from rezonings, because the
requirements and criteria are typically different from one another. This and all following specific procedures
sections have been reorganized to add purpose and applicability statements and to reflect the structure of the
common procedures. Submittal requirements have been removed in favor of the general provision that enables the
Director to establish submittal requirements on the official application forms. Specific substantive changes within
each procedure are noted individually.
53 We updated this section so that only the PZC or Council may initiate a code text amendment. A resident or
property owner would not be able to initiate an amendment directly, but would have to petition the PZC or Council
to initiate one.
Figure 16.03-02:
Code Text Amendment
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
Town Council
5. Public Hearing(s)
PZC and Town Council
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.050. Rezoning
Town of Avon Page 32
Module 1: Administration
ZAC Draft | April 2009
Council or the PZC. [Section 17.28. 020]
3. Step 3: Application Processing
Applicable. The Town will process the application pursuant to Section
16.03.020(c).
4. Step 4: Notice
Applicable. Notice of public hearing(s) is required pursuant to Section
16.03.020(d).
5. Step 5: Public Hearings
Applicable. Public hearings shall be held pursuant to Section 16.03.020(e).
6. Step 6: Review and Decision
Applicable. Review and decision shall be conducted pursuant to Section
16.03.020(f) as modified by this section.
(i) Review and Approval Criteria
Recommendations and decisions on a code text amendment shall be based
on whether the proposed amendment meets all of the following criteria:
(A) Promotes the public health, safety, and general welfare;
(B) Is necessary or desirable because of changing conditions, new planning
concepts, or other social or economic conditions.
(C) Consistency with the Avon Comprehensive Plan;
(D) Substantial compliance with the purpose and intent provisions of the
Unified Code as specified in Section 16.04.010; [Section 17.48.040]
(ii) Temporary Suspension of Building Permits 54
Whenever the Council or the PZC has properly initiated proceeding to
amend the text of the Unified Code and the PZC has, subsequent to the
public hearing, adopted a resolution recommending to the Council approval
of such amendment, no building permits shall be issued by the building
offical that would be prohibited by the proposed amendment for a period of
one year following the date of such PZC resolution; provided, however, if
the Council should, by resolution, refuse to further consider such
amendment, or if an ordinance adopting the proposed amendment, or an
amendment substantially similar to the proposed amendment, has not been
passed by the Council pursuant to law within the one-year time period, all
building permits applied for during such period, that otherwise conform to
the existing zoning regulations, shall be issued, provided the building
permit application meets all other regulations of the Town in effect at the
time. [Section 17.28. 090]
54 The town attorney is reviewing this section.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.050. Rezoning
Town of Avon Page 33
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16.03.050 REZONING 55
(a) Purpose and Applicability
The boundaries of any zone district may be changed,
or the zone classification of any parcel of land may be
changed, pursuant to this section. The purpose is not
to relieve particular hardships, nor to confer special
privileges or rights on any person, but only to make
adjustments to the Official Zoning Map that are
necessary in light of changed conditions or changes in
public policy, or that are necessary to advance the
general welfare of the Town.
(b) Procedures
Figure 16.03-03 shows the steps of the common
development review procedures that apply in the
review of applications for rezonings. The common
procedures are described in Section 16.03.020:
Common Procedures and Requirements. Specific
additions and modifications to the common review
procedures are identified below.
1. Step 1: Pre-application Conference
Optional/recommended. An applicant may
request a pre-application conference pursuant
to Section 16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b) as modified by this section.
(i) Initiation
A rezoning may be initiated by the
Council, the PZC or by a real property
owner in the area to be included in the
proposed amendment. [Section 17.28.
020]
3. Step 3: Application Processing
Applicable. The Town will process the application pursuant to Section
16.03.020(c).
4. Step 4: Notice
Applicable. Notice of public hearing(s) is required pursuant to Section
16.03.020(d) except as modified by this section. Whenever the zoning district
map is in any way to be changed or amended incidental to or as part of a general
55 This section incorporates provisions in the existing Chapter 17.28 related to rezonings.
Figure 16.03-03:
Rezoning
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
Town Council
5. Public Hearing(s)
PZC and Town Council
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.050. Rezoning
Town of Avon Page 34
Module 1: Administration
ZAC Draft | April 2009
comprehensive revision of the Unified Code, whether such revision be made by
repeal of the existing Unified Code, or otherwise, the requirement of mailed
notice shall be waived. However, the proposed zoning map shall be available for
public inspection in the Town office during all business hours for 15 days prior to
the public hearing on such amendments. [Section 17.28.030]
5. Step 5: Public Hearings
Applicable. Public hearings shall be held pursuant to Section 16.03.020(e).
6. Step 6: Review and Decision
Applicable. Review and decision shall be conducted pursuant to Section
16.03.020(f) and this section.
(i) Review and Approval Criteria 56
(A) Evidence of substantial compliance with the purpose and intent
provisions of the Unified Code as specified in Section 16.04.010;
[Section 17.48.040]
(B) Consistency with the Avon Comprehensive Plan;
(C) Physical suitability of the land for the proposed development or
subdivision; and
(D) Compatibility with surrounding land uses. [Section 16.20.040]
(E) Whether the proposed rezoning is justified by changed or changing
conditions in the character of the area proposed to be rezoned
(F) Whether there are adequate facilities available to serve development
for the type and scope suggested by the proposed zone while
maintaining adequate levels of service to existing development.
[Section 17.28. 080]
(G) Whether the rezoning is consistent with the stated purpose of the
proposed zoning district(s);
(H) That the rezoning is not likely to result in significant adverse impacts
upon the natural environment, including air, water, noise, stormwater
management, wildlife, and vegetation, or such impacts will be
substantially mitigated; and
(I) That the rezoning is not likely to result in significant adverse impacts
upon other property in the vicinity of the subject tract.
(J) For rezoning within an existing PUD, consistency with the relevant
PUD Master Plan as reflected in the approval of the applicable PUD.57
56 We removed the required findings section related to public benefits for this rezoning section, pending discussion
with the Town about the PUD/Zone Districts/Public Benefits memorandum to be delivered with this draft Module 1.
We also expanded the criteria for rezoning to address potential negative impacts and ensure consistency with the
purpose of the proposed zone district.
57 This is a new review criterion for rezoning an area within a PUD to a straight zone district. As indicated in the
diagnosis on pages 32-33, we anticipate that as the zone districts are added and updated, some applications that are
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.060. Planned Unit Development
Town of Avon Page 35
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(ii) Temporary Suspension of Building Permits
Whenever the Council or the PZC has properly initiated proceeding to
amend the zoning district map and the PZC has, subsequent to the public
hearing, adopted a resolution recommending to the Council approval of
such rezoning, no building permits shall be issued by the building official
that would be prohibited by the proposed rezoning for a period of one year
following the date of such PZC resolution; provided, however, if the
Council should, by resolution, refuse to further consider such rezoning, or
if an ordinance adopting the rezoning, or an amendment substantially
similar to the proposed rezoning, has not been passed by the Council
pursuant to law within the one-year time period, all building permits
applied for during such period, that otherwise conform to the existing
zoning regulations, shall be issued, provided the building permit
application meets all other regulations of the Town in effect at the time.
[Section 17.28. 090]
(iii) Notation to Map
In the event the Council has adopted an ordinance recommending approval
of a rezoning, within 30 days of each resolution, notation to the zoning
district map shall be made to show the pending amendment, and failure to
make such notation shall suspend the effect of the resolution until such is
made; provided, however, if the required notation is made within the thirty-
day period, it shall have effect retroactively to the date of the resolution.
[Section 17.28. 100]
16.03.060 PLANNED UNIT DEVELOPMENT 58
[Reserved] [Figure 16.03-04 - Reserved]
16.03.070 MAJOR SUBDIVISION 59
(a) Purpose
The purpose of the subdivision review procedures is to ensure compliance with the
standards and requirements in Chapter 16.07: Subdivision Design and Improvements, and
encourage quality development consistent with the goals, policies, and objectives in the
comprehensive plan.
currently processed as PUD amendments will be able to be processed through rezoning to straight zones. This
criterion will be important for consideration in such rezoning applications.
58 This section will be drafted after discussion of the PUD/Zone Districts/Public Benefits memorandum to be
delivered with this draft of Module 1. It will draw on procedures in existing Section 17.20.110: Planned Unit
Development – PUD and will and substantially update them with review and public benefits criteria as discussed in
theme one of the diagnosis.
59 This section and incorporates the procedures provisions from the existing Chapters 16.20: Preliminary Plans and
16.24: Final Plans. As discussed in the diagnosis on page 51, other types of subdivisions are grouped in the next
section as Minor Subdivisions. The requirements and procedures of the two sections, including whether review and
approval is administrative or legislative, are scaled appropriately for each of the two types.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.070. Major Subdivision
Town of Avon Page 36
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(b) Applicability
The procedures of this section and the standards in Chapter 16.07: Subdivision Design
and Improvements shall apply to all subdivisions or re-subdivisions that result in the
portioning, dividing, combining, or altering of any lot, parcel, or tract of land, except any
subdivisions that are specifically excluded by state law or are defined as minor
subdivisions in Section 16.03.090, below. However, unless the method of disposition is
adopted for the purpose of evading the requirements of the Unified Code, this procedure
shall not apply to any division of land that:
1. Is created by a lien, mortgage, deed of trust, or any other security instrument;
2. Is created by any interest in an investment entity;
3. Creates cemetery lots;
4. Creates an interest or interests in oil, gas, minerals, or water that are severed from
the surface ownership of real property;
5. Is created by the acquisition of an interest in land in the name of a husband and
wife or other persons in joint tenancy, or as tenants in common of such interest.
For the purpose of this paragraph, any interest in common owned in joint tenancy
shall be considered a single interest;
6. Creates a leasehold interest with a term of less than 20 years and involves no
change in use or degree of use of the leasehold estate. [Section 16.08.090]
(c) Procedures -- Sketch Plan 60
An applicant may request review of a sketch plan of a major subdivision application.
Sketch plan review is an optional step intended to provide non-binding, advisory
feedback from Town officials to an applicant early in the process of proposing a complex
development, typically before detailed technical studies have been completed. Due to the
demands placed on Town officials to conduct sketch plan review of an application, the
Town may refuse to review a sketch plan than is substantially the same as any sketch plan
submitted for the subject property within the prior year.
1. Submittal Materials 61
(i) The applicant shall furnish, at minimum, information regarding the project
location, overall density/intensity of the project, intended uses, evidence of
water and sewage, and approximate location, height, and massing of
buildings and structures; and general grading plans. It is the applicant's
responsibility to provide sufficiently detailed plans and descriptions of the
60 This section is revised from the existing procedure for sketch plan review in Chapter 16.16 of the subdivisions
title. We have revived this concept to provide an early process to allow the developer to get feedback from decision-
makers on the project concept and intensity, as discussed on page 14 of the diagnosis.
61 Ultimately, we intend to remove this submittal materials section, allowing the Director to determine the submittal
requirements as for other procedures (See Section 16.03.020(c)(2).) We left it in for this draft for discussion
purposes, so that we can identify the level of detail the town expects to see at the early review stage. As we draft
the submittal requirements for studies and data in Module 3, we will consider whether some very basic information
may be required for the sketch plan review, not unlike the two-phase study requirements in Eagle County. Detailed
studies and reports would not be required until preliminary plan review.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.070. Major Subdivision
Town of Avon Page 37
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ZAC Draft | April 2009
proposal for the Town to make informal recommendations regarding the
proposed project.
(ii) The Council may, at its discretion, require comments from other agencies
and may require the applicant to submit sufficient copies of the early
review materials for transmittal to such agencies. [Section 16.16.020]
2. Review 62
(i) The applicant shall submit sketch plan materials at least 30 days prior to
the regularly scheduled Council meeting at which the applicant wishes
review. Where subdivision approval will be required to implement
development in a proposed PUD, a subdivision sketch plan must be filed
and reviewed concurrently with the PUD sketch plan.
(ii) Sketch plan review will be conducted at a regular session of the Council
with invitation to members of the PZC, at the discretion of the Mayor.
The members of Council and attending members of the PZC (collectively,
“reviewing officials”) may engage the applicant in a dialogue about the
proposed development. Each reviewing official may, at the official’s
discretion, comment on the suitability of the proposed development with
due regard for the regulations and standards of the Unified Code, the goals
and policies of the comprehensive plan, applicable design guidelines, and
other applicable plans and policies of the Town. Further, each reviewing
official may offer suggestions for enhancing the suitability of the
development.
(iii) The Council may continue the review of the sketch plan to a later hearing
date. [Section 16.16.040]
3. Straw Poll
(i) The reviewing officials may, at their discretion, take a non-binding straw
poll of support for the potential development based on the material
submitted for early review. Such straw poll may be accomplished by show
of hands, individual comment, or in any other reasonable manner, at the
discretion of the Mayor.
(ii) A straw poll does not constitute a decision of the Town and conveys no
vested rights upon the applicant.
(iii) Any opinions or recommendations by the Council and PZC members may
be subject to change pending submittal of the full application with all
required materials.
4. Suitability to Proceed
The Council shall determine, based on the sketch plan, whether the proposed
development is suitable to progress to preliminary plan review. If the Council
determines that the proposed development is not suitable to progress to
preliminary plan review, it shall state in writing its reasons. [Section 16.16.040]
The Town shall not accept or review a preliminary plan that is substantively the
62 We drafted this section as a regular meeting of the Council with optional attendance of PZC members, which
would be easier to schedule than requiring a joint meeting of the Council and PZC.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.070. Major Subdivision
Town of Avon Page 38
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ZAC Draft | April 2009
same as a sketch plan that has been
determined to be unsuitable for a period of one
year following the determination.
(d) Procedures – Preliminary Plan
Figure 16.03-05 shows the steps of the common
development review procedures that apply in the
review of applications for a preliminary plan. The
common procedures are described in Section
16.03.020: Common Procedures and Requirements.
Specific additions and modifications to the common
review procedures are identified below.
1. Step 1: Pre-application Conference
Applicable. An applicant shall request a pre-
application conference pursuant to Section
16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b).
3. Step 3: Application Processing
Applicable. The town shall process the
application pursuant to Section 16.03.020(c).
(i) Concurrent Review
Where subdivision approval will be
required to implement development in a
proposed PUD, the applicant shall file a
single preliminary plan incorporating
the application requirements of both the
PUD and subdivision preliminary plans.
The provisions and procedures for
public notice, hearing, and review for a
PUD as prescribed in the Unified Code
shall apply to the application. [Section
16.20.070]
(ii) Review of New Material or Revisions
If new material or revisions are to be submitted for approval, the Town and
its reviewers shall have at least 21 days to complete the review of this
material prior to consideration before the Council. [Section 16.20.060]
4. Step 4: Notice
Applicable. Notice shall be as required pursuant to Section 16.03.020(d) or,
when applicable, as modified by this section. Where subdivision approval will
be required to implement development in a proposed PUD, the public hearing
Figure 16.03-05:
Major Subdivision
Preliminary Plan
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
Town Council
5. Public Hearing(s)
PZC and Town Council
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.070. Major Subdivision
Town of Avon Page 39
Module 1: Administration
ZAC Draft | April 2009
notice requirements for preliminary subdivision plat approval shall be combined
and run concurrently with the PUD public notice and hearing requirements.
[Section 16.20.070]
5. Step 5: Public Hearings
Applicable. Public hearings shall be as required pursuant to Section 16.03.020(e)
and as modified by this section.
(i) Timing
The applicant must submit the complete preliminary plan application at
least 60 days prior to the meeting at which the applicant wishes to be
heard. [Section 16.20. 010]
6. Step 6: Review and Decision
Applicable. Review and decision shall be conducted pursuant to Section
16.03.020(f) and this section.
(i) Review and Approval Criteria 63
(A) Evidence of substantial compliance with the purpose and intent
provisions of the Unified Code as specified in Section 16.04.010;
[Section 17.48.040]
(B) Consistency with the Avon Comprehensive Plan;
(C) Physical suitability of the land for the proposed development or
subdivision; and
(D) Compatibility with surrounding land uses. [Section 16.20.040]
(E) Whether there are adequate facilities available to serve development
for the type and scope suggested by the proposed zone. [Section 17.28.
080]
(F) For subdivisions within an existing PUD, consistency with the relevant
PUD Master Plan as reflected in the approval of that PUD. [Section
16.20.040]
(G) Evidence of approval by the appropriate utilities, including water and
sewer utilities, shall be supplied by the applicant to the Council.
[Section 16.20.130]
(H) Compliance with all applicable use, density, development, and design
standards set forth in of this Unified Code that have not otherwise been
modified or waived pursuant to this chapter and that would affect or
influence the layout of lots, blocks, and streets. Applicants shall avoid
creating lots or patterns of lots in the subdivision that will make
63 We added a number of review criteria for major subdivisions to address issues related to lot layout, soils and
geologic hazards, compatibility with transportation plans, street maintenance, sewage disposal, and phasing. Many
of these issues came up in discussions with the ZAC as concerns with past approvals of phased development. We
have not added sketch plan consistency to this list because the sketch plan is not subject to a formal approval.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.070. Major Subdivision
Town of Avon Page 40
Module 1: Administration
ZAC Draft | April 2009
compliance with such development and design standards difficult or
infeasible.
(I) That the general layout of lots, roads, driveways, utilities, drainage
facilities, and other services within the proposed subdivision is
designed in a way that minimizes the amount of land disturbance,
maximizes the amount of open space in the development, preserves
existing trees/vegetation and riparian areas, protects critical wildlife
habitat, and otherwise accomplishes the purposes and intent of this
Unified Code.
(J) Evidence that provision has been made for a public sewage disposal
system or, if other methods of sewage disposal are proposed, adequate
evidence that such system shall comply with state and local laws and
regulations.
(K) Evidence that all areas of the proposed subdivision that may involve
soil or topographical conditions presenting hazards or requiring special
precautions have been identified by the applicant and that the proposed
use of these areas are compatible with such conditions.
(L) Provision for has been made for assumption of responsibility for
maintaining all roads, open spaces, and other public and common
facilities in the subdivision.
(M) As applicable, the proposed phasing for development of the
subdivision is rational in terms of available infrastructure capacity and
financing.
7. Termination
An approved preliminary plan terminates after two years pursuant to Section
16.03.020(h).
(e) Procedures – Final Plat
After approval of a preliminary plan, the applicant may submit an application for a final
plat. The common procedures are described in Section 16.03.020: Common Procedures
and Requirements. Specific additions and modifications to the common procedures are
identified below.
1. Step 1: Pre-application Conference
Not applicable.
2. Step 2: Application Submittal
Applicable. The applicant shall submit a complete application pursuant to
Section 16.03.020(b).
3. Step 3: Application Processing
(i) Timing
The applicant shall submit the final plat for all or a portion of an area
within an approved preliminary plan to which it must conform, with maps
and information as required, to the Director at least 45 days prior to the
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.070. Major Subdivision
Town of Avon Page 41
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ZAC Draft | April 2009
meeting at which the applicant wishes final plat approval. [Section
16.24.010]
(ii) Comparison with County Records
The town engineer shall compare the legal description of the subject
property with the County records to ensure that:
(A) The property described contains all contiguous single ownership and
does not create a new or remaining unrecognized parcel of less than 35
acres in size; and
(B) The lots and parcels have descriptions that both close and contain the
area indicated; and
(C) The plat is correct in accordance with surveying and platting standards
of the state. [Section 16.24.020]
4. Step 4: Notice
Not applicable.
5. Step 5: Public Hearings
Applicable. The Council shall review and decide the final plat at a regularly
scheduled meeting.
6. Step 6: Review and Decision
Applicable. Review and decision shall be conducted pursuant to Section
16.03.020(f) as modified by this section. A final plat shall be adopted by
resolution.
(i) Review and Approval Criteria 64
(A) The final plat conforms to the approved preliminary plan and
incorporates all recommended changes, modifications, and conditions
attached to the approval of the preliminary plan;
(B) The development will substantially comply with all sections of the
Unified Code; and
(C) All applicable technical standards adopted by the Town have been met.
(ii) Conditions of Approval
(A) Guarantee of Public Improvements – Agreements and Collateral
No final plat shall be recorded until the applicant has submitted, and
the Council has approved, one or a combination of the following:
(1) The installation of all roads, utilities, drainage facilities, survey
monuments, and other public improvements serving all lots
described in the subdivision agreement to specifications of the
Council or its designated representatives; or
64 We added basic review and approval criteria for final plats to ensure compliance with the extensive review and
conditions of approval of the preliminary approval.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.070. Major Subdivision
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(2) An agreement to construct any required public improvements
shown in the final plat documents, together with collateral of 125
percent of the value of all improvements. Collateral shall be one
or a combination of the following:
(I) Cash, or its equivalent, or
(II) Letter(s) of credit. [Section 16.24.100] 65
(B) Guarantee of Public Improvements – Release of Collateral
(1) After a two-year performance period, or a shorter period of time
for specific improvements as identified by and at the discretion
of the town engineer, upon improvement completion or a
required improvement revision, the applicant may apply to the
Town for release of part or all of the collateral deposited with the
Town. Upon inspection and approval, the town engineer may
authorize release of said collateral.
(2) If the town engineer determines that any of such improvements
are not constructed in substantial compliance with specifications,
it shall furnish to the applicant a list of specific deficiencies and
shall be entitled to retain collateral sufficient to ensure such
substantial compliance.
(3) If the town engineer determines that the applicant will not
construct any or all of the improvements in accordance with all
of the specifications, the town engineer may withdraw and
employ from the deposit of collateral such funds as may be
necessary to construct the improvements in accordance with the
specifications or return the land to its previous condition.
[Section 16.24.110]
7. Termination
An approval of a final plat terminates pursuant to this section.
(i) Recording
The applicant shall cause the final plat and restrictive covenants, if any, to
be recorded within 90 days from the date of approval and acceptance of the
Council. In the event that the plat is not recorded, the approval of the
Council shall be deemed to be void and such plat shall not thereafter be
recorded, unless and until the Mayor executes a written authorization for
recording the final plat. [Section 16.24.030]
(ii) Vacation
The plat approval shall include a determination of a reasonable time by
which the project should be completed. [Section 16.24.080] All plats
given final approval shall contain a notation indicating the date by which a
project is expected to be completed, that shall be prima facie evidence of a
65 We changed this section to limit acceptable forms of collateral based on conversations with staff indicating that
other forms of collateral listed in the existing code (securities or land) are not practical for the town to receive and
administer.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.080. Right-of-Way Vacation
Town of Avon Page 43
Module 1: Administration
ZAC Draft | April 2009
reasonable time by which the project should have been completed.
[Section 16.24.090] A plat or any portion thereof that has been finally
approved by the Council and has been recorded shall be subject to vacation
proceedings if the project that is the subject of the subdivision is not
completed within the time set by the Council. [Section 16.24.070]
(iii) Extension
Extensions of the time limit for project completion may be obtained from
the Council for good cause shown, upon
request by the applicant or owner of the
tract, if made before vacation
proceedings are instituted. [Section
16.24.080]
16.03.080 RIGHT-OF-WAY VACATION66
(a) Purpose
The purpose of this section is to provide vacation
standards and requirements for any person who owns
land which either abuts or adjoins a highway, street,
lane, or alley, (public way) as permitted by CRS 43-2-
303.
(b) Applicability
The right-of-way vacation procedure shall be followed
for any proposed vacation of a public way.
(c) Procedures
Figure 16.03-06 shows the steps of the common
development review procedures that apply in the
review of applications for a right-of-way vacation.
The common procedures are described in Section
16.03.020: Common Procedures and Requirements.
Specific additions and modifications to the common
review procedures are identified below.
1. Step 1: Pre-application Conference
Optional. An applicant may request a pre-
application conference pursuant to Section
16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b) and this section. An application
for vacation may only be initiated by a
66 Staff is reviewing this process and this section may be amended.
Figure 16.03-06:
Right of Way Vacation
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
Town Council
5. Public Hearing(s)
Town Council
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.090. Minor Subdivision
Town of Avon Page 44
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landowner adjacent to such public way.
3. Step 3: Application Processing
Applicable. The Town will process the application pursuant to Section
16.03.020(c).
4. Step 4: Notice
Applicable. Notice shall be as required pursuant to Section 16.03.020(d).
5. Step 5: Public Hearings
Applicable. Public hearings shall be as required pursuant to Section 16.03.020(e)
as modified by this section. The PZC does not review or recommend on right-of
way-vacation except at the request of Council.
6. Step 6: Review and Decision
Applicable. Review and decision shall be conducted pursuant to Section
16.03.020(f) as modified by this section.
(i) Review and Approval Criteria
The consent of the majority of the property owners abutting the right of
way proposed to be vacated is required for approval.
(ii) Compensation
Council may require compensation for the land requested for vacation.
(iii) Ordinance
Approval shall be by adoption of an ordinance. Upon approval of the
ordinance, the mayor is authorized to convey the property(s) vacated to the
abutting property owners accordingly by quitclaim deed.
16.03.090 MINOR SUBDIVISION 67
(a) Purpose
The purpose of the subdivision review procedure is to ensure compliance with the
standards and requirements in Chapter 16.07: Subdivision Design and Improvements, and
encourage quality development consistent with the goals, policies, and objectives in the
comprehensive plan.
67 Content of this section is based on existing Chapters 16.28: Minor Subdivision, 16.32: Duplex Subdivisions, and
16.36: Timesharing Subdivisions. We believe this minor subdivision procedure eliminates the need for the
“exemption” procedure for subdivision requirements (in existing Section 16.12.030) that lacks clear definition in the
existing code and that reportedly is not used.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.090. Minor Subdivision
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(b) Applicability 68
The minor subdivision procedure is applicable for the
following, provided that the proposed lots and
resulting density are permitted under the existing
zoning designation of the subject property:
1. A condominium, timesharing, or duplex
subdivision as defined in this Unified Code;
2. A subdivision that creates four or fewer lots,
provided that parcels are eligible for minor
subdivision only once, and further subdivision
of the original or newly created parcels shall
be processed as a major subdivision;
3. Consolidation of two or more lots into a single
lot in a previously recorded subdivision plan;
and
4. Lot line adjustments where the resulting
number of lots does not change.
(c) Procedures
Figure 16.03-07 shows the steps of the common
development review procedures that apply in the
review of applications for a minor subdivision. The
common procedures are described in Section
16.03.020: Common Procedures and Requirements.
Specific additions and modifications to the common
review procedures are identified below.
1. Step 1: Pre-application Conference
Optional. An applicant may request a pre-
application conference pursuant to Section
16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b).
3. Step 3: Application Processing
Applicable. The Town will process the application pursuant to Section
16.03.020(c).
68 We propose that the minor subdivision process be applicable to all duplex, timesharing, condominium, and minor
subdivisions as defined in the existing code, as well as lot line adjustments and lot consolidations. We added a
clarification to ensure that the minor subdivision procedure cannot be abused by repeatedly returning to re-subdivide
previously created lots.
Figure 16.03-07:
Minor Subdivision
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application Conf.
2. Early Review
3. Application Submittal
4. Application Processing
5. Notice
7. Decision
Director
6. Public Hearing(s)
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.090. Minor Subdivision
Town of Avon Page 46
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4. Step 4: Notice
Not applicable.
5. Step 5: Public Hearings
Not applicable.
6. Step 6: Review and Decision
Applicable. Review and decision shall be conducted pursuant to Section
16.03.020(f) as modified by this section.
(i) Authority
The Director shall have decision-making authority for minor subdivisions.
(ii) Review and Approval Criteria
(A) Evidence of substantial compliance with the purpose and intent
provisions of the Unified Code as specified in Section 16.04.010;
[Section 17.48.040]
(B) Consistency with the Avon Comprehensive Plan;
(C) Physical suitability of the land for the proposed development or
subdivision; and
(D) Compatibility with surrounding land uses. [Section 16.20.040]
(E) Whether there are adequate facilities available to serve development
for the type and scope suggested by the proposed minor subdivision.
[Section 17.28. 080]
(F) Evidence that the Town of Avon is willing to serve the proposed
subdivision with adequate water for each lot. [Section 16.28.020]
(G) Evidence that the Eagle Water and Sanitation District is willing to
provide the subdivision with adequate sewage treatment for each lot.
[Section 16.28.030]
(H) Evidence that subdivision will not create any hazards due to geology,
soil, topography, drainage, fire protection, or any other condition, and
that all lots will contain safe, adequate building sites. [Section
16.28.040]
(iii) Filing
(A) Upon final approval by the Director, the map shall be filed with the
County Clerk and Recorder upon payment of all required filing or
recording fees. One mylar copy of the subdivision plat shall also be
filed with the Town Clerk. [Section 16.28.060]
(B) If a party wall agreement is required as part of the submittal
requirements, then the same shall be filed with the County Clerk and
Recorder by the Town Clerk pursuant to the applicable statutes upon
payment of all required filing or recording fees. One mylar copy of the
plan and a signed copy of the party wall agreement shall also be filed
and remain with the Town Clerk. [Section 16.32.030]
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.100. Special Review Use
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7. Recording
The applicant shall cause the minor plat to be
recorded within 90 days from the date of
approval and acceptance of the Director. In
the event that the plat is not recorded, the
approval of the Director shall be deemed to be
void and such plat shall not thereafter be
recorded, unless and until the Mayor executes
a written authorization for recording the final
plat. [Section 16.24.030]
16.03.100 SPECIAL REVIEW USE 69
(a) Purpose and Applicability
This section provides a discretionary approval process
for special review uses, that have unique or widely
varying operating characteristics or unusual site
development features. The procedure encourages
public review and evaluation of a use’s operating
characteristics and site development features and is
intended to ensure that proposed use(s) will not have a
significant adverse impact on surrounding uses or on
the community-at-large. Special review uses that may
be allowed in each zone district are listed in Table
16.05-1: Table of Allowed Uses.
(b) Procedures
Figure 16.03-08 shows the steps of the common
development review procedures that apply in the
review of applications for a special review use. The
common procedures are described in Section
16.03.020: Common Procedures and Requirements.
Specific additions and modifications to the common
review procedures are identified below.
1. Step 1: Pre-application Conference
Optional/recommended. An applicant may
request a pre-application conference pursuant
to Section 16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a complete application pursuant to
Section 16.03.020(b).
69 In this section we carry forward provisions in the existing Chapter 17.48: Special Review Use.
Figure 16.03-08:
Special Review Use
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
PZC
5. Public Hearing(s)
PZC
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.100. Special Review Use
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3. Step 3: Application Processing
Applicable. The Town will process the application pursuant to Section
16.03.020(c).
4. Step 4: Notice
Applicable. Notice of public hearing(s) is required pursuant to Section
16.03.020(d).
5. Step 5: Public Hearings
Applicable. Public hearings shall be held pursuant to Section 16.03.020(e).
6. Step 6: Review and Decision
Applicable. Review and decision shall be conducted pursuant to Section
16.03.020(f) as modified by this section.
(i) Decision-making Authority
The PZC shall have decision-making authority for a special review use.
(ii) Review and Approval Criteria 70
(A) The proposed use is consistent with the comprehensive plan and all
applicable provisions of this Unified Code and applicable state and
federal regulations;
(B) The proposed use is consistent with the purpose and intent of the
zoning district in which it is located and any applicable use-specific
standards in Unified Code;
(C) The proposed use is compatible with adjacent uses in terms of scale,
site design, and operating characteristics (such as, but not limited to,
hours of operation, traffic generation, lighting, noise, odor, dust, and
other external impacts);
(D) Any significant adverse impacts anticipated to result from the use will
be mitigated or offset to the maximum extent practicable;
(E) Facilities and services (including sewage and waste disposal, water,
gas, electricity, police and fire protection, and roads and transportation,
as applicable) will be available to serve the subject property while
maintaining adequate levels of service for existing development; and
(F) Adequate assurances of continuing maintenance have been provided.
7. Expiration and Preliminary Review71
All special review use approvals shall be valid for two years unless otherwise
stated in the approval ordinance. At least 60 days prior to the two year
expiration, the holder of the special review use approval may apply for a review
70 We added new review and approval criteria for special review uses.
71 This is a new section that allows the Town to review special review uses once they have been in place for two
years. Historically, once special review uses were approved in most communities, they did not have an expiration
date and were, in practice, very difficult to eliminate. This provision represents a trend in many areas to keep closer
watch on these uses through periodic review.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.110. Variance
Town of Avon Page 49
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hearing before the PZC. The PZC shall review the use against the criteria in
Section 16.03.100.6 to determine whether it will be allowed to continue. The
PZC shall also determine the length of time which the special review use shall be
valid and whether additional review hearings shall be required.
8. Termination
A special review use approval terminates pursuant to this section.
(i) Developments and uses granted by a special review use permit shall be
developed or established in accordance with an approved development
schedule or within one year of the date of approval if no development
schedule is established. Failure to develop or establish such development
or uses in accordance with the time period approved on the permit shall
result in the termination of the permit.
(ii) A special review use permit is valid as long as conditions of approval are
maintained by the applicant, unless a specific time limit for the use is set
forth as part of the approval. If an approved use ceases operation for any
reason for a period of one year, the special review use permit shall be
deemed expired. If the conditions of a permit become the responsibility of
a person or entity other than the applicant, the Director shall be notified in
writing, identifying the new person or entity responsible for maintaining
the conditions of the approval/permit. Until such notice is received, the
applicant shall remain responsible. Such notice shall be attached to the
permit on file at the Town.
(iii) If conditions of approval are not maintained, it shall be considered a
violation of this code and subject to revocation proceedings. [Section
17.48.020]
16.03.110 VARIANCE 72
(a) Purpose and Applicability
In order to prevent or to lessen such practical difficulties and unnecessary physical
hardships inconsistent with the objectives of the Unified Code as would result from strict
or literal interpretation and enforcement, variances from certain regulations may be
granted. A practical difficulty or unnecessary physical hardship may result from the size,
shape, or dimensions of a site or the location of existing structures thereon; from
topographic or physical conditions on the site or in the immediate vicinity; or from other
physical limitations, street locations, or traffic conditions in the immediate vicinity. Cost
or inconvenience to the applicant of strict or literal compliance with a regulation shall not
be a reason for granting a variance. It is not the intent of this section to allow variances
in the classification of uses of property. [Section 17.36.010]
72 Per the diagnosis, page 51, this section incorporates and reconciles provisions in the existing Chapter 17.36:
(Zoning) Variances, as well as Section 16.12.020: (Subdivision) Variances, and Chapter 16.44: (Subdivision)
Variances and Exceptions. Because the procedures for a variance from the zoning regulations and subdivision
regulations differ only in the review criteria to be used, we structured them as a single procedure with two sets of
review criteria.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.110. Variance
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(b) Procedures
Figure 16.03-09 shows the steps of the common development review procedures that
apply in the review of applications for a variance. The common procedures are described
in Section 16.03.020: Common Procedures and Requirements. Specific additions and
modifications to the common review procedures are
identified below.
1. Step 1: Pre-application Conference
Optional/recommended. An applicant may
request a pre-application conference pursuant
to Section 16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b).
3. Step 3: Application Processing
Applicable. The Town will process the
application pursuant to Section 16.03.020(c).
4. Step 4: Notice
Applicable. Notice of public hearing(s) is
required pursuant to Section 16.03.020(d).
5. Step 5: Public Hearings
Applicable. Public hearings shall be held
pursuant to Section 16.03.020(e).
6. Step 6: Review and Decision
Applicable. Review and decision shall be
conducted pursuant to Section 16.03.020(f) as
modified by this section.
(i) Decision-making Authority
The PZC shall have decision-making
authority for a variance.
(ii) Review and Approval Criteria
(A) The degree to which relief from the
strict or literal interpretation and
enforcements of a specified
regulation is necessary to achieve
compatibility and uniformity of
treatment among sites in the vicinity, or to attain the objectives of the
Unified Code without grant of special privilege;
Figure 16.03-09:
Variance
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
PZC
5. Public Hearing(s)
PZC
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.110. Variance
Town of Avon Page 51
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(B) The effect of the requested variance on light and air, distribution of
population, transportation and traffic facilities, public facilities and
utilities, and public safety;
(C) Such other factors and criteria as the decision-making body deems
applicable to the proposed variance. [Section 17.36.040]
(iii) Required Findings
(A) Findings for Non-subdivision Variances
For non-subdivision variance applications, the PZC shall make the
following written findings before granting a variance:
(1) That the granting of the variance will not constitute a grant of
special privilege inconsistent with the limitations on other
properties classified in the same district;
(2) That the granting of the variance will not be detrimental to the
public health, safety, or welfare, or materially injurious to
properties or improvements in the vicinity; [Section 17.36.050]
(3) That the variance is warranted for one or more of the following
reasons:
(I) The strict, literal interpretation and enforcement of the
specified regulation would result in practical difficulty or
unnecessary physical hardship inconsistent with the
objectives of the Unified Code;
(II) There are exceptional or extraordinary circumstances or
conditions applicable to the site of the variance that do not
apply generally to other properties in the same zone; or
(III) The strict or literal interpretation and enforcement of the
specified regulation would deprive the applicant of
privileges enjoyed by the owners of other properties in the
same district; [Section 17.36.050]
(B) Findings for Variances of Subdivision Standards
For variance applications that seek relief from the subdivision design
and improvement standards, the PZC shall make the following written
findings before granting a variance:
(1) That the provisions of the regulations from which relief is
requested are not materially important, in a planning sense, to the
orderly controlled development of the tract in question;
(2) That the granting of the request will not adversely affect the use
of the land in the immediate area of the tract in question;
[Section 16.12.020]
(3) The resulting subdivision shall not violate the specifications of
any relevant, previously approved subdivision; and
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.120. Design Review
Town of Avon Page 52
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(4) The resulting subdivision shall not result in prohibitive physical
restraints upon access to, or use of, either of the resulting parcels.
[Section 16.12.030]
(iv) Conditions
A variance granted by the Council may contain limitations as to time or
disposition or use of the tract in question in order to ensure that the stated
purpose of the variance request is realized. [Section 16.12.020]
(v) Action Notice
The Director shall notify the applicant for a variance in writing of the
PZC’s action within seven days after a decision has been rendered.
[Section 17.36.100]
16.03.120 DESIGN REVIEW 73
(a) Purpose
The general purpose of the design review process is to ensure compliance with the
development and design standards of the Unified Code and conformance with the Avon
Design Guidelines prior to the issuance of a building permit or concurrent with other
required permits, and to encourage quality development reflective of the goals and
objectives of the Avon Comprehensive Plan. Specific purposes of design review are as
follows:
1. To prevent excessive or unsightly grading of property that could cause disruption
of natural watercourses or scar natural landforms;
2. To ensure that the location and configuration of structures, including signs and
signage, are visually harmonious with their sites and with surrounding sites and
structure and that there shall be conformance to the comprehensive plan of the
Town;
3. To ensure that the architectural design of structures and their materials and colors
are visually harmonious with the Town’s overall appearance, with natural and
existing landforms, and with officially approved development plans, if any, for
the areas in which the structures are proposed to be located;
4. To ensure that plans for the landscaping of property and open spaces conform
with adopted rules and regulations and to provide visually pleasing settings for
structures on the same site and on adjoining and nearby sites.
(b) Applicability
Design review is required for:
73 This new section codifies the purposes of the existing design review guidelines and procedures from the “How
To” guides for minor and final design review. We built this section from design related criteria for PUDs in the
existing code, and revised the reference to consistency with surrounding character based on conversations with the
Town that the phrase was overly limiting. Because minor design review is available only for modifications to an
existing approval, we included it as a type of minor amendment, consistent with the new generally applicable
common step.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.120. Design Review
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1. All new buildings and structures;
2. Any expansion of an existing building or structure; and
3. Any external modification of an existing building or structure; and
4. Modification to a lot or site.
(c) Procedures
Figure 16.03-10 shows the steps of the common
development review procedures that apply in the
review of applications for design review. The
common procedures are described in Section
16.03.020: Common Procedures and Requirements.
Specific additions and modifications to the common
review procedures are identified below.
1. Step 1: Pre-application Conference
Optional. An applicant may request a pre-
application conference pursuant to Section
16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b).
3. Step 3: Application Processing
Applicable. The Town will process the
application pursuant to Section 16.03.020(c).
4. Step 4: Notice
Not applicable.
5. Step 5: Public Hearings
Not applicable.
6. Step 6: Review and Decision
Applicable. Review and decision shall be
conducted pursuant to Section 16.03.020(f) as
modified by this section.
(i) Decision-making authority
The PZC shall have decision-making
authority for design review.
(ii) Review and Approval Criteria
The PZC shall apply the following review and approval criteria:
Figure 16.03-10:
Design Review
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
PZC
5. Public Hearing(s)
PZC
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.130. Alternative Compliance Determination
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(A) Relates the development to the character of the surrounding
community; or, where redevelopment is anticipated, relates the
development to the character of Avon as a whole;
(B) Meets the development and design standards established in this Unified
Code; and
(C) Reflects the long range goals and design criteria from the Avon
Comprehensive Plan and other applicable, adopted plan documents.
7. Termination
A design review approval terminates two years after the approval date pursuant
to Section 16.03.020(h).
8. Amendment
In deciding a minor amendment to a design review approval, the Director shall
consider the design standards of this code, applicable design guidelines of the
Town, and the review and approval criteria in Step 7 of this section.
16.03.130 ALTERNATIVE COMPLIANCE DETERMINATION 74
(a) Purpose
Alternative equivalent compliance is a procedure that allows development to meet the
intent of the design-related provisions of this chapter through an alternative design. It is
not a general waiver or weakening of regulations. Rather, the procedure permits a site-
specific plan that is equal to or better than the strict application of a design standard
specified in this Unified Code. This procedure is not intended as a substitute for a
variance or administrative modification or a vehicle for relief from standards in this
chapter. Alternative compliance shall apply only to the specific site for which it is
requested and does not establish a precedent for assured approval of other requests.
(b) Applicability 75
A request for alternative equivalent compliance shall be made concurrently with a site-
specific application for a procedure identified in this chapter. The alternative equivalent
compliance procedure shall be available only for the following sections of this Unified
Code:
1. Section 16.07.xxx, Transportation, Mobility, and Connectivity;
2. Section 16.07.xxx, Landscaping and Screening Standards;
3. Section 16.07.xxx, Parking and Off-Street Loading;
4. Section 16.07.xxx, Residential Design Standards;
5. Section 16.07.xxx,, Commercial Design Standards;
74 This is a new procedure to add flexibility in the application of the Unified Code. As discussed in the diagnosis on
page 57, alternative compliance determination allows the Town to approve a development proposal that does not
meet written design requirements of the code if it meets the intent of the written regulation in a new or creative way.
75 This highlighted list of applicable provisions is a sample list. As we draft the development standards in Module 3,
we will revisit a discussion with the Town about which standards should be included.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.130. Alternative Compliance Determination
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6. Section 16.07.xxx,, Fences and Walls; and
7. Section 16.07.xxx, Lighting.
(c) Procedures
Figure 16.03-11 shows the steps of the common development review procedures that
apply in alternative compliance determinations. The
common procedures are described in Section
16.03.020: Common Procedures and Requirements.
Specific additions and modifications to the common
review procedures are identified below.
1. Step 1: Pre-application Conference
Optional. An applicant may request a pre-
application conference pursuant to Section
16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b).
3. Step 3: Application Processing
Applicable. The Town will process the
application pursuant to Section 16.03.020(c).
4. Step 4: Notice
Applicable where the PZC or Council has
decision-making authority as indicated under
step 7. Not applicable where the Director has
decision-making authority.
5. Step 5: Public Hearings
Applicable where the PZC or Council has
review or decision-making authority under
step 7. Not applicable where the Director has
decision-making authority.
6. Step 6: Review and Decision
Applicable. Review and decision shall be
conducted pursuant to Section 16.03.020(f) as
modified by this section.
(i) Decision-making Authority
Final approval of alternative equivalent
compliance under this section shall be the responsibility of the decision-
making body responsible for deciding the concurrent site-specific
application.
Figure 16.03-11:
Alternative Compliance
Determination
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
As for site-specific
5. Public Hearing(s)
As for site-specific
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.140. Form-Based Development
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(ii) Review and Approval Criteria
(A) The proposed alternative achieves the intent of the subject design or
development standard to the same or better degree than the subject
standard.
(B) The proposed alternative achieves the goals and policies of the Avon
Comprehensive Plan to the same or better degree than the subject
standard.
(C) The proposed alternative results in benefits to the community that are
equivalent to or better than compliance with the subject standard.
16.03.140 FORM-BASED DEVELOPMENT 76
(a) Purpose
This section is intended to provide for development pursuant to the various regulating
plans77 in specific districts as adopted by the Town of Avon. It is the intent of the Town
through this development process to encourage development that is:
1. Compact;
2. Pedestrian-oriented;
3. Mixed-use;
4. Designed spatially and architecturally to meet city standards;
5. Interconnected with surrounding development;
6. Sustainable and energy efficient;
7. Supportive of public transportation options;
8. Age and income diverse; and
9. A mix of development, community space, and open space.
(b) Applicability
The form-based development procedures are applicable in any area for which the Town
has adopted a regulating plan.78 If an applicant would like to apply form-based
development in a non-form-based area of Avon, the applicant must contact the Director
to discuss the process of creating a regulating plan.
76 This is a new procedure for form-based approvals. This is a new procedure that would be used in form-based
zoning districts. We’ve drafted this section with a typical approach to approving a form-based development once a
regulating plan for the form-based district is adopted. A regulating plan is a plan adopted for a specific area that
contains very detailed provisions to control the size, bulk, and massing of buildings, as well as elements of lot and
site layout. Regulating plans are adopted as code amendments, and as such are approved by the PZC and Council.
Because of the highly prescriptive nature of regulating plans, development that is consistent with a regulating plan is
typically approved administratively. We will revisit the need for form-based approvals once we determine what
zone districts we will be adding and how those districts will function. We will then and revise this procedures
section accordingly.
77 We will define this term in the new Definitions chapter.
78 As regulating plans are added, these areas will need to be mapped.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.140. Form-Based Development
Town of Avon Page 57
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(c) Procedures
Figure 16.03-12 shows the steps of the common
development review procedures that apply to form
based development. The common procedures are
described in Section 16.03.020: Common Procedures
and Requirements. Specific additions and
modifications to the common review procedures are
identified below.
1. Step 1: Pre-application Conference
Optional. An applicant may request a pre-
application conference pursuant to Section
16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b).
3. Step 3: Application Processing
Applicable. The Town will process the
application pursuant to Section 16.03.020(c).
4. Step 4: Notice
Not applicable.
5. Step 5: Public Hearings
Not applicable.
6. Step 6: Review and Decision
Applicable. Review and decision shall be
conducted pursuant to Section 16.03.020(f) as
modified by this section.
(i) Decision-making Authority
The Director shall have decision-making
authority for a form-based development
approval.
(ii) Review and Approval Criteria
The Director shall review the application for compliance with the
appropriate regulating plan.
(A) If the application complies with the regulating plan, the Director shall
approve the application.
(B) If the application has deviations from the regulating plan that are not
consistent with the regulating plan but may be justified by the stated
intent of the plan, the Director shall notify the applicant. The applicant
Figure 16.03-12:
Form-based
Development
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
Director
5. Public Hearing(s)
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.150. Development Plan Review
Town of Avon Page 58
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may request an alternative compliance determination, as described in
Section 16.03.0x0, below.
(C) If the application has deviations to the dimensional standards or other
measurements of the regulating plan, the Director shall notify the
applicant. The applicant may request a minor modification or
variance, as described in Sections 16.030.150 and 16.030.110,
respectively. The Town is prohibited from varying the following
standards of a regulating plan: 79
(1) Maximum block perimeter and block face;
(2) Minimum height requirement;
(3) Required provision of real alleys;
(4) Parking location standards;
(5) Permission to build accessory buildings;;
(6) Parking and density calculations;
(7) Prohibited buildings or functions;
(8) Architectural standards; and
(9) Signage standards.
(iii) Incentives
To encourage the implementation of any regulating plan, the Council, in its
sole discretion and to the extent authorized by state law, may grant one or
more incentives in accordance with adopted policies for neighborhood and
economic revitalization. The project owner or the Director may submit an
application to the Council for consideration of appropriate incentives.
16.03.150 DEVELOPMENT PLAN REVIEW 80
(a) Purpose
The purpose of the development plan review process is to ensure compliance with the
development and design standards and provisions of this Unified Code. It is designed to
encourage quality development reflective of the goals, policies, and objectives of the
comprehensive plan.
79 This list may need to be expanded or shortened. We will discuss with the Town what items should be included.
80 This section contains procedures related to development plan review for by-right uses. It allows a development
plan that conforms to the Unified Code to be approved by staff, which is typical in most jurisdictions (“development
plans” are more often called “site plans” in other communities). This updated procedure represents a significant
change from existing Sections 17.12.020: Development – Approval of Plan Required – Procedure, and 17.12.030:
Permit Requirement. The Council would hear appeals of staff decisions. Any application that does not conform to
the code must also submit an alternative compliance determination application (Section 16.03.130.), or may be
submitted under the minor modification, variance, or planned unit development procedure, as applicable.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.150. Development Plan Review
Town of Avon Page 59
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(b) Applicability
1. Paragraph 3, below, identifies the types of development and design activities that
require development plan approval. For land uses requiring a development plan
review, such uses may be established in the Town, and building or land use
permits may be issued, only after a development plan showing the proposed
development has been approved in accordance with the procedures and
requirements of this section.
2. Preliminary PUD review and approval serves as development plan review for the
purposes of this section.
3. Types of Development Plan Review
The following types of projects are subject to development plan approval:
(i) All new uses and structures that are not part of a preliminary PUD
application or preliminary subdivision plat;
(ii) Any proposed redevelopment that meets or exceeds 20 percent increase in
gross square footage or 50 percent increase in assessed valuation, with
either measurement calculated over a five-year period.
(iii) Relocation of development pads, buildings, or dwelling units for some
practical reasons such as topography, road alignment or easements
provided that the modification does not significantly alter the site design in
terms of parking layouts, vehicular circulation, landscape design, and other
similar components of the development plans;
(iv) An increase or decrease in a proposed setback, provided Code
requirements are still met;
(v) A change in building design relating to items such as materials, colors,
window, and door locations and mechanical units, provided the design
remains essentially the same as that previously approved by the PZC or
Council;
(vi) A modification to a recreation area or open space design, but not
elimination or a significant reduction; or
(vii) A change in landscape design/plant types or parking lot/site revisions.
(viii) Any change that may affect an adjoining residential neighborhood;
(ix) Any request that would significantly alter the design of the site and/or
building(s); or
(x) A request to change or delete a condition of approval established by the
PZC or Council.
(c) Procedures
Figure 16.03-13 shows the steps of the common development review procedures that
apply in the review of applications for development plan review. The common
procedures are described in Section 16.03.020: Common Procedures and Requirements.
Specific additions and modifications to the common review procedures are identified
below.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.150. Development Plan Review
Town of Avon Page 60
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1. Step 1: Pre-application Conference
Optional. An applicant may request a pre-
application conference pursuant to Section
16.03.020(a).
2. Step 2: Application Submittal
Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b).
3. Step 3: Application Processing
Applicable. The Town will process the
application pursuant to Section 16.03.020(c).
4. Step 4: Notice
Not applicable.
5. Step 5: Public Hearings
Not applicable.
6. Step 6: Review and Decision
Applicable. Review and decision shall be
conducted pursuant to Section 16.03.020(f) as
modified by this section.
(i) Decision-making Authority
The Director shall have decision-making
authority for a development plan.
(ii) Referral to Planning Commission
The Director may refer to the PZC any
application that in the Director’s opinion
presents issues that requires PZC
attention.
(iii) Review and Approval Criteria
(A) Evidence of substantial compliance
with the purpose and intent
provisions of the Unified Code as
specified in Section 16.04.010; [Section 17.48.040]
(B) Consistency with the Avon Comprehensive Plan;
(C) Consistency with any previously approved subdivision plat, planned
development, or any other precedent plan or land use approval as
applicable;
(D) Compliance with all applicable development and design standards set
forth in this Code, including but not limited to the provisions in
Figure 16.03-13:
Development Plan
Review
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
Director
5. Public Hearing(s)
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.160. Minor Modification
Town of Avon Page 61
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Chapter 16.04, Zoning Districts, Chapter 16.05, Use Regulations, and
Chapter 16.06, Development Standards; and
(E) That the development can be adequately served by city services
including but not limited to roads, water, and wastewater.
7. Termination
A development plan approval terminates two years after the approval date
pursuant to Section 16.03.020(h).
8. Revocation 81
Approved site plan documents shall be binding upon the applicants and their
successors and assigns. No permit shall be issued for any building or structure or
use that is not in accord with the approved documents or any approved
modifications thereto. The construction, location, use, or operation of all land and
structures within the site shall conform to all conditions and limitations set forth
in the documents. No structure, use, or other element of approved design review
documents shall be eliminated, altered, or provided in another manner unless an
amended site plan is approved. Any deviation from the approved development
plan as approved shall be grounds for revocation of the development plan
approval.
16.03.160 MINOR MODIFICATION 82
(a) Purpose
This section sets forth the required review and approval procedures for “minor
modifications,” that are minor deviations from otherwise applicable standards that may
be approved by the Director. Minor modifications are to be used when the small size of
the modification requested and the unlikelihood of any adverse effects on nearby
properties or the neighborhood make it unnecessary to seek a formal variance.
(b) Applicability
1. Minor Modifications to Development Standards
(i) The Director may approve minor modifications of up to a maximum of ten
percent from the following general development and zoning district
standards, provided that the applicable approval criteria below are met.
(A) Minimum lot area requirements
(B) Setback requirements; and
81 This new revocation provision clarifies that any deviation from the approved development plan is grounds for
revocation of the approval. This provision eliminates the need to record separately any district waivers to which the
applicant agrees as a condition of approval.
82 This new minor modification section adds a new procedural alternative to the full PUD or variance procedures for
development that seeks only small deviations from codified standards.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.160. Minor Modification
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(C) Quantitative development standards set forth in Chapter 16:06;
Development Standards (e.g., percentage of site landscaping, number
of parking spaces, etc.).
(ii) The maximum allowable modification is calculated by applying the ten
percent modification to the resulting units derived from the application of
the numerical development standard in the Unified Code, rounded to the
nearest whole number.
2. Limitations on Authority to Grant Minor Modifications
In no circumstance shall the Director approve a minor modification that results
in:
(i) An increase in overall project density;
(ii) A change in permitted uses or mix of uses;
(iii) An increase in building height;
(iv) A deviation from the use-specific standards in Section 16.05.xx;
(v) A change in conditions attached to the approval of any site plan or
conditional use permit;
(vi) A change to a development feature already modified through a variance or
minor modification;
(vii) A deviation from the flood
damage prevention standards in
Section 16.06.xx;
(viii) A deviation from the sensitive
area protection standards in
Section 16.06.xx;
(ix) A deviation from the roadway
standards, as set forth in Section
16.07.xx; or
(x) Requirements for sanitary
sewer, water, and access to or
construction of utilities.
(c) Procedures
Figure 16.03-14 shows the steps of the
common development review procedures that apply in the review of applications for a
minor modification. The common procedures are described in Section 16.03.020:
Common Procedures and Requirements. Specific additions and modifications to the
common review procedures are identified below.
1. Step 1: Pre-application Conference
Optional. An applicant may request a pre-application conference pursuant to
Section 16.03.020(a).
2. Step 2: Application Submittal
Figure 16.08-2: Minor modifications of up to
ten percent may be approved administratively.
In this instance, a one foot modification to the
10-foot side yard setback may be approved by
the Director.
Example: 10-foot
side yard setback
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.170. Vested Property Right
Town of Avon Page 63
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Applicable. The applicant shall submit a
complete application pursuant to Section
16.03.020(b).
3. Step 3: Application Processing
Applicable. The Town will process the
application pursuant to Section 16.03.020(c).
4. Step 4: Notice
Not applicable.
5. Step 5: Public Hearings
Not applicable.
6. Step 6: Review and Decision
Applicable. Review and decision shall be
conducted pursuant to Section 16.03.020(f) as
modified by this section.
(i) Decision-making Authority
The Director shall have decision-making
authority for a minor modification.
(ii) Review and Approval Criteria
(A) Evidence of substantial compliance
with the purpose and intent
provisions of the Unified Code as
specified in Section 16.04.010;
[Section 17.48.040] and
(B) Compatibility with surrounding land
uses. [Section 16.20.040]
7. Termination
An approved minor modification terminates at
the time of the original approval. Minor
modification of an approval does not extend
the lapse period of the original approval.
16.03.170 VESTED PROPERTY RIGHT 83
(a) Purpose
The purpose of this section is to provide procedures necessary to implement the
provisions of Article 68 of Title 24, C.R.S., as amended. [Section 17.14. 010]
83 This section is carried forward from the existing code with minimal changes. The vested property rights procedure
is distinct from other application types. It is not organized along the common steps. We believe that the Town may
have recently modified this section. Please advise regarding any necessary changes.
Figure 16.03-14:
Minor Modification
KEY
Step is applicable
Step is optional
Step is not applicable
Figure illustrates
typical procedure.
Exceptions may apply
as noted in the text.
1. Pre-application
Conference
2. Application Submittal
3. Application Processing
4. Notice
6. Review and Decision
Director
5. Public Hearing(s)
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.170. Vested Property Right
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(b) Definitions
As used in this section, unless the context otherwise requires:
1. “Site-specific development plan” means a planned unit development plan
together with a development agreement approved pursuant to the Unified Code.
2. “Vested property right” means the right to undertake and complete the
development and use of property under the terms and conditions of a site specific
development plan. [Section 17.14. 020]
(c) Applicability
A vested property right shall be deemed to have been created only upon the approval of a
site-specific development plan. [Section 17.14. 030]
(d) Procedures
Procedures for a vested property right shall be as indicated in this section.
1. Creation of Vested Property Right
(i) No site-specific development plan shall be approved until after public
hearings in compliance with the Unified Code. [Section 17.14. 040]
(ii) Each map, plat, site plan, or other document constituting a site specific
development plan shall contain the following language: “Approval of this
plan constitutes a vested property right pursuant to Article 68 of Title 24,
C.R.S., as amended.” The failure of the document constituting a site
specific development plan to contain this language shall invalidate the
creation of the vested property right.
(iii) A notice generally describing the type and intensity of the use approved
and the specific parcel or parcels affected, and stating that a vested
property right has been created, shall be published once by the landowner
in a newspaper of general circulation in the Town not more than 14 days
after final adoption of the ordinance approving the site specific
development plan. [Section 17.14. 050]
(iv) The establishment of a vested property right shall not preclude the
application of ordinances or regulations that are general in nature and are
applicable to all property subject to land use regulation by the Town,
including but not limited to the regulations contained in Title 15 of the
Avon Municipal Code. [Section 17.14. 070]
2. Duration of Vested Property Right
(i) A property right vested pursuant to this chapter after June 1, 2006, shall
remain vested for a period designated in a development agreement, not to
exceed five years; provided that nothing contained in this Subsection shall
be construed so as to prevent the Council from agreeing as a part of the
development agreement for extensions of the period of vesting upon further
public hearing and demonstration by the landowner that it meets the
conditions for such extension contained in the development agreement and
that the site-specific development plan complies with the comprehensive
plan in effect at the time of consideration of the extension.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.180. Appeal
Town of Avon Page 65
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(ii) Any site-specific development plan for a multiple-phase development
approved after June 1, 2006, may have separate vesting created for each
phase. The vesting for any subsequent phase may be contingent upon
completion of the preceding phase and review by the Council. Such
review shall include but not be limited to whether the landowner or
developer is in compliance with its obligations to the Town, including but
not limited to the site-specific development plan, the development
agreement, and any other agreements between the landowner and the
Town, as they may have been amended from time to time.
(iii) The rights vested by any site-specific development plan approved after
June 1, 2006, may be terminated, upon a finding of a material breach of
any condition of approval of the plan or any component thereof, including
the failure of the landowner to comply with the terms and conditions of the
development agreement, the site-specific development plan, a related
subdivision improvements agreement or any other agreement related to that
development. Any such hearing shall be initiated by the adoption by the
Council of an order and notice to show cause, which shall describe the
basis on which termination is sought. [Section 17.14. 060]
3. Effect of Termination on Dedications
The termination of a vested property right shall have no effect upon public
streets, alleys, or rights-of-way previously dedicated with respect to such
property. [Section 17.14. 090]
16.03.180 APPEAL 84
(a) Purpose
The purpose of the appeal procedure is to provide a means of relief in the event that a
decision of the Director, DRB, or PZC relating to this Unified Code is made in error.
(b) Applicability
Only a final decision of a Town decision-making body or official may be appealed.
Recommendations made by a review body or official may not be appealed.
1. Decisions of the Director, Design Review Board, and Planning and Zoning
Commission
Decisions of the Director, DRB, and PZC may be appealed to the Council
pursuant to this section.
2. Decisions of the Council 85
A decision of the Council is final. An aggrieved person may appeal a decision of
the Council to the district court or to another state or federal court of competent
jurisdiction.
84 This section has been carried forward from Section 2.16.160, Appeal of Decisions, and expanded to apply to
decisions of the Director and DRB. The appeals procedures are distinct from other procedures, and have not been
organized using the common steps.
85 This is a new provision to specify that decisions of the Council cannot be appealed except in court.
CHAPTER 16.03: Review and Approval Procedures
Section 16.03.180. Appeal
Town of Avon Page 66
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(c) Procedures
Procedures for appeals shall be as indicated in this section.
1. Application Submittal
An appeal shall be filed pursuant to this section.
(i) Initiation
An appeal may be filed by the applicant or any interested person, or may
be reviewed at the request of a majority of the Council. An “interested
person” is an adjacent property owner or a person entitled to have notice of
the hearing mailed to him or her in association with the action of the
decision officer or body
(ii) Timing
Each appeal must be filed within 15 days86 of the date of the decision and
must be accompanied by the appeal processing fee established by the
Council. 87
2. Notice
Notice of public hearing(s) is required pursuant to Section 16.03.020(d).
3. Public Hearings
The Council shall review the action of the decision-making body or officer in a
public hearing.
4. Decision
(i) Council shall, in writing, confirm, modify, or reverse the decision within
30 days of the filing of the appeal or request for review. If it deems
insufficient information is available to provide the basis for a sound
decision, the Council may postpone final action for not more than 30
additional days in order that the applicant may provide additional
information. Failure of the Council to act within the 30 additional days
shall be deemed action confirming the decision unless the applicant
consents to an additional time extension.
(ii) Any decision by the Council that results in action modifying or reversing
the decision of a Town body or officer shall describe the specific reasons
for the modification or reversal.
(iii) Action of the Council shall become final immediately. [Section 2.16.160]
86 C.R.S. 31-23-207 allows 30 days for the filing of an appeal. Does the Town want to revise this timing? It also
appears that the 30 days in which to make a decision in section 4(i) below may be a misinterpretation of the 30 days
to file an appeal. If this timeframe is working, we will leave it alone. The town attorney is reviewing this section.
87 This section on fees was revised to reference the schedule set by the Council rather than a set fee.
Town of Avon Page 67
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CHAPTER 16.04: ZONE DISTRICT
REGULATIONS
[Forthcoming in Module 2]
CHAPTER 16.05: Use Regulations
Section 16.03.180. Appeal
Town of Avon Page 68
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CHAPTER 16.05: USE REGULATIONS
[Forthcoming in Module 2]
CHAPTER 16.06: Development Standards
Section 16.03.180. Appeal
Town of Avon Page 69
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CHAPTER 16.06: DEVELOPMENT STANDARDS
[Forthcoming in Module 3]
CHAPTER 16.07: Design and Improvement Standards
Section 16.03.180. Appeal
Town of Avon Page 70
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CHAPTER 16.07: DESIGN AND IMPROVEMENT
STANDARDS
[Forthcoming in Module 3]
CHAPTER 16.08: Violations, Enforcement, and Penalities
Section 16.08.010. Violations
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CHAPTER 16.08: VIOLATIONS, ENFORCEMENT,
AND PENALITIES 88
16.08.010 VIOLATIONS 89
(a) Violations
1. Activity Inconsistent with the Unified Code
(i) The erection, construction, reconstruction, alteration, moving, conversion,
or maintenance of any building or structure and the use of any land,
structure, or building that is continued, operated, or maintained contrary to
any provisions of this Unified Code is declared to be a violation of the
Unified Code and unlawful. [Section 17.124.070]
(ii) No permit issued pursuant to this Unified Code shall remain in force and
effect if the use or structure authorized therein becomes nonconforming,
However, if, subsequent to and in reliance upon the issuance of the permit,
an applicant has so substantially changed his position or incurred extensive
obligations and expenses that it would be highly inequitable and unjust to
destroy the rights acquired by issuance of the permit, then such permit shall
not be invalidated and the approved development shall be allowed to
proceed to completion if not otherwise unlawful. [Section 17.12.040]
2. Activity Inconsistent with a Permit or Approval 90
Any activity that inconsistent with the terms and conditions of any permit or
approval issued under the Unified Code, including but not limited failure to
construct or maintain required improvements in accordance with the conditions
of approval, is a violation of the Unified Code. [Section 16.12.060]
3. Permit or Approval Based on Materially False Information
Any building permit or approval authorized by the Unified Code that is issued in
reliance upon any materially false statement in the development application or in
supporting documents or oral statements, is void ab initio and shall be revoked.
[Section 17.12.040]
4. Transfer, Sale, or Lease of Interest Prior to Subdivision Plan Approval
It is unlawful for any person, firm, or corporation to transfer, sell, lease, or agree
to sell or lease any lot, tract, parcel, site, separate interest (including a leasehold
interest), condominium interest, timeshare estate, or any other division within a
subdivision within the Town until such subdivision has been approved in writing
by the Council and a plat thereof recorded in the office of the Eagle County Clerk
and Recorder; provided, however, that a written agreement to sell or lease a
88 As indicated in the diagnosis on page 59, this new chapter combines the enforcement and penalty provisions from
both the subdivision and zoning regulations, and incorporates appropriate cross-references to procedures in other
applicable titles of the municipal code.
89 This section identifies the various types of violations to the Unified Code. It is based on Sections 16.12.060:
(Subdivision) Suspension of Approval, 17.12.070: (Zoning) Violations – Penalties and Remedies
90 We expanded this provision from the existing, narrower application.
CHAPTER 16.08: Violations, Enforcement, and Penalities
Section 16.08.020. Enforcement and Penalties
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condominium unit that is expressly conditioned upon approval of the Council of
the final plat, condominium map, and condominium declarations shall not
constitute a violation so long as the project as to which the agreement relates has
been approved by the design review board and so long as the preliminary plan
has been approved by the Council. [Section 16.52.020]
5. Public Nuisance
Violations of this code may coincide with actions or conditions that are identified
as a public nuisance in Chapter 8.24 of the Avon Municipal Code. When that is
the case, the Director may proceed under this Unified Code or the procedures of
Chapter 8.24.
(b) Persons Liable 91
The owner, tenant, or occupant of any building or land, or any part of the building or
land, and any architect, builder, contractor, agent, or other person who participates in,
assists, directs, creates, or maintains any situation that is contrary to the requirements of
the Unified Code or a permit or approval issued pursuant to the Unified Code, may be
held responsible for the violation and be subject to the penalties and remedies provided in
this section.
(c) Violations Cumulative
Any person violating any of the provisions of the Unified Code shall be deemed to have
committed a civil infraction for each and every day or portion of a day during which any
infraction is committed, continued, or permitted. [Section 17.124.070]
16.08.020 ENFORCEMENT AND PENALTIES 92
(a) Enforcement
1. Right of Entry
(i) Whenever necessary to make an inspection to enforce any of the provisions
of the Unified Code, or whenever the Director has reasonable cause to
believe that there exists in any building or upon any premises any violation
of the Unified Code, the Director may enter such building or premises at all
reasonable times to inspect the same or to perform any duty imposed upon
the Director by the Unified Code; provided that if such building or
premises are occupied, the Director shall first present proper credentials
and demand entry; and if such building or premises are unoccupied, the
Director shall first make a reasonable effort to locate the owner or other
persons having charge or control of the building or premises and demand
entry.
(ii) Should entry be refused, the Director shall have recourse to every remedy
provided by law to secure entry. When the Director shall have first
obtained a proper inspection warrant or other remedy provided by law to
secure entry, no owner or occupant or any other person having charge,
91 This is a new section to clarify who may be held liable for a violation.
92 This section identifies the range of enforcement measures available to the Town and penalties that may result
from violations. It is based on material in existing Sections 16.52: (Subdivision) Enforcement and Penalty and
17.12.080: Enforcement – Planning Director – Right of Entry.
CHAPTER 16.08: Violations, Enforcement, and Penalities
Section 16.08.020. Enforcement and Penalties
Town of Avon Page 73
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care, or control of any building or premises shall fail or neglect, after
proper demand is made as herein provided, to promptly permit entry
therein by the Director for the purpose of inspection and examination
pursuant to the Unified Code.
(iii) Any person failing or refusing to permit entry shall be deemed to have
committed a violation of this section. [Section 17.12.080]
2. Procedures Upon Discovery of a Violation 93
(i) If the Director finds that any provision of the Unified Code is being
violated, the Director shall send a written notice to the person responsible
for such violation, indicating the nature of the violation and ordering the
action necessary to correct it. Additional written notices may be sent at the
Director’s discretion.
(ii) The building official may order a stop-work order pursuant to Section
15.08.090 of the Avon Municipal Code.
(iii) If the person responsible for the violation does not take action to correct
the violation within 30 days of the first notice, a final written notice shall
be sent by certified mail with return receipt required to the owner of record
of the subject property, or to the homeowners association, as applicable.
The final written notice shall state the action the Director intends to take if
the violation is not corrected and shall advise that the Director’s decision or
order may be appealed to the Council, pursuant to Section 16.02.170:
Appeal.
(iv) Following an appeal to the Council or failure to file a timely appeal of a
decision, or notwithstanding the foregoing, when a delay would seriously
threaten the effective enforcement of the Unified Code, or pose a danger to
the public health, safety, and welfare, the Director may immediately issue
an order for compliance by personal service, posting of the property, or
certified mail with return receipt required to the owner of record of the
subject property, or to the homeowner’s association, as applicable, and
seek enforcement through the municipal court as authorized in Chapter
1.09 of the Avon Municipal Code.
(b) Remedies and Penalties 94
1. Penalties
(i) Any person violating any of the provisions of the Unified Code shall be
subject to the penalties contained in Chapter 1.09 of the Avon Municipal
Code. Any remedies provided for in this section shall be cumulative and
not exclusive and shall be in addition to any other remedies provided by
law.
93 This section updates existing violation procedures in Sections 16.12.060 (Subdivision) and 17.12.070 (Zoning).
The major substantive change is away from requiring a hearing prior to revocation of a plat that was approved based
on materially false information. Instead, the generally applicable administrative enforcement process, with appeal
available to the Council, applies.
94 As indicated in the diagnosis on page 59, the existing zoning and subdivision titles have very few remedies (only
revocation of approvals and civil penalties) compared to many jurisdictions. We added substantially to this section
to authorize other remedies, including a stop-work order, withholding of entitlements, injunctive relief, and
abatement.
CHAPTER 16.08: Violations, Enforcement, and Penalities
Section 16.08.020. Enforcement and Penalties
Town of Avon Page 74
Module 1: Administration
ZAC Draft | April 2009
(ii) The imposition of any penalty under this Unified Code shall not preclude
the Town or affected property owner from instituting any appropriate
action or proceeding to require compliance with the provisions of this
Unified Code. [Section 17.12.070]
2. Civil Infraction
Every person violating any provision of this Unified Code shall be deemed to
have committed a civil infraction for each and every day or portion of a day
during which any infraction is committed, continued, or permitted and shall be
subject to the penalties contained in Chapter 1.09 of the Avon Municipal Code.
3. Revocation and Invalidation of Approvals and Permits 95
Any entitlement or other form of authorization required under this Unified Code
may be revoked, after notice and a hearing by the Council within one month of a
request by the Director, when the Director determines that:
(A) There is a departure from the approved plans, specifications,
limitations, or conditions as required under the entitlement;
(B) The entitlement was procured by false representation;
(C) The entitlement was issued in error;
(D) There is a violation of any provision of this Unified Code; or
(E) Public improvements are not constructed in accordance with the
approved final plat and supplemental information..
No work or construction shall proceed after service of the notice of revocation
hearing, except to correct the alleged violation. Upon determination of a
violation and issuance of a revocation order by the Town Council, no work or
construction shall proceed except to comply with the revocation order. Once
conditions for resumption of work have been met, the Director shall rescind the
notice of revocation hearing or revocation order.
4. Deny/Withhold Entitlements
The Town may deny or withhold all entitlements, including building permits,
certificates of occupancy, business licenses, or other forms of authorization to
use or develop any land, structure, or improvements, until an alleged violation,
associated civil penalty, and/or lien resulting from a previous final order related
to such property, use, or development is corrected. This provision shall apply
whether or not the current owner or applicant for the permit or other approval is
responsible for the violation.
5. Injunctive Relief
The Director may seek injunctive relief or other appropriate relief in any court of
competent jurisdiction against any person who fails to comply with any provision
95 We replaced the existing revocation provisions of the subdivision regulation (Section 16.12.060) with this
language to enhance clarity and broaden applicability. The broader language will encompass a range of deviations
from the code or approval. This lays groundwork that, coupled with a new maintenance provision in the
development standards chapter, will allow the town to require maintenance of elements of site plans such as
vegetated roofs (as discussed on pages 18-19 and 58 of the diagnosis).
CHAPTER 16.08: Violations, Enforcement, and Penalities
Section 16.08.020. Enforcement and Penalties
Town of Avon Page 75
Module 1: Administration
ZAC Draft | April 2009
of this Unified Code or any requirement or condition imposed pursuant to this
Unified Code. In any court proceedings in which the Town seeks a preliminary
injunction, it shall be presumed that a violation of this Unified Code is a real,
immediate, and irreparable injury to the public; that the public will be irreparably
injured by the continuation of the violation unless the violation is enjoined; and
that there is no plain and adequate remedy at law for the subject violation.
6. Abatement 96
The Town may abate a violation pursuant chapter 8.24 of the Avon Municipal
Code and as follows:
(i) Investigation – Abatement Notice
(A) The Town Manager or any person specifically authorized by the Town
Manager shall investigate into every public nuisance within the Town,
and the Town Manager shall have the power to deliver a request for
abatement to any person or persons in control of any public nuisance.
(B) Any request for abatement delivered by the Town Manager shall be in
writing and shall state the nature of the nuisance or nuisances which
are to be abated, and shall specify a reasonable time within which such
nuisance or nuisances are to be abated.
(C) It is the duty of any person or persons in control of any public nuisance
within the Town to abate the nuisance, upon receiving a request for
abatement from the Town Manager, within the time specified in the
request.
(D) In the event a person fails or refuses to abate any nuisance within 24
hours of notification of the existence of such notice, or in the event the
Town is unable to deliver written notice to any person responsible for
the correction of such nuisance, the Town may proceed to correct such
nuisance, in which event the cost of such correction, together with a 15
percent charge for administration, interest upon such costs and
administrative expenses at the rate of 18 percent per year, and all costs
of collection shall be recoverable against any person determined to be
responsible for the existence of such nuisance.
(ii) Abatement Procedure
(A) In addition to any procedure authorized by this chapter, the Town
Manager may direct the town attorney to bring an action in the
municipal court for the Town to abate and restrain any violation set
forth in this chapter within the Town; provided that no action to abate
and restrain any such violation shall operate as a bar to any subsequent
proceedings for the violation of any of the provisions of this chapter
where the violation occurred prior to the action to abate or restrain the
nuisance, but no testimony given by the defendant at any hearing in an
action to abate or restrain the violation shall be admissible against him
or her in any proceeding under this chapter instituted for any violation
96 In this section, we inserted the provisions from chapter 8.24 of the Avon Municipal Code with minor formatting
revisions. Alternatively, we could simply cross-reference chapter 8.24.
CHAPTER 16.08: Violations, Enforcement, and Penalities
Section 16.08.020. Enforcement and Penalties
Town of Avon Page 76
Module 1: Administration
ZAC Draft | April 2009
of the provisions of this Unified Code occurring subsequent to the
hearing.
(B) In addition to, or in place of, the remedy provided in paragraph (a)
above, the amount owing pursuant to any fine or penalty imposed
pursuant to this chapter may be caused to be a lien against the property
on which the violation was found to exist by the recording of a notice
of lien. Such lien may be foreclosed upon in the same manner as the
foreclosure of a mechanics lien pursuant to the Colorado Revised
Statutes.
Town of Avon Page 77
Module 1: Administration
ZAC Draft | April 2009
CHAPTER 16.09: DEFINITIONS
[Forthcoming in Modules 2 and 3]
Town of Avon Page 78
Module 1: Administration
ZAC Draft | April 2009
APPENDICES
FORM AND CONTENT OF REQUIRED STUDIES AND REPORTS
[This section to be delivered with Chapter 16-06: Development Standards, in module 3.
The need for studies and requirements for what will be included will be clearer in context
of the enhanced baseline development standards.]
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25
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..
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29
Wh
e
r
e
Do
e
s
th
e
Pu
b
l
i
c
Be
n
e
f
i
t
Re
q
u
i
r
e
m
e
n
t
Co
m
e
Fr
o
m
?
..
.
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.
30
Ap
p
r
o
a
c
h
To
Ac
t
i
o
n
1:
Ad
o
p
t
A Pu
b
l
i
c
Be
n
e
f
i
t
Me
n
u
Or
Po
i
n
t
Sy
s
t
e
m
..
.
.
.
.
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.
31
Ap
p
r
o
a
c
h
to
Ac
t
i
o
n
2:
Cl
a
r
i
f
y
Pu
b
l
i
c
Be
n
e
f
i
t
s
Ea
r
l
y
..
.
.
.
.
.
.
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.
.
34
Ap
p
r
o
a
c
h
to
Ac
t
i
o
n
3:
Es
t
a
b
l
i
s
h
Pl
a
n
n
i
n
g
Pr
i
o
r
i
t
i
e
s
..
.
.
.
.
.
.
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.
.
34
Purpose
Th
e
p
u
r
p
o
s
e
o
f
t
h
i
s
m
e
m
o
i
s
to
p
r
o
v
i
d
e
a
d
d
i
t
i
o
n
a
l
in
f
o
r
m
a
t
i
o
n
a
b
o
u
t
h
o
w
w
e
ca
n
a
p
p
r
o
a
c
h
t
h
e
P
U
D
/
Zo
n
e
D
i
s
t
r
i
c
t
/
P
u
b
l
i
c
B
e
n
e
f
i
t
s
is
s
u
e
t
h
r
o
u
g
h
t
h
e
d
r
a
f
t
i
n
g
pr
o
c
e
s
s
.
Th
i
s
m
e
m
o
i
s
f
o
r
t
h
e
co
n
s
i
d
e
r
a
t
i
o
n
o
f
s
t
a
f
f
,
Z
A
C
,
Pl
a
n
n
i
n
g
a
n
d
Z
o
n
i
n
g
Co
m
m
i
s
s
i
o
n
,
a
n
d
t
h
e
T
o
w
n
Co
u
n
c
i
l
.
Yo
u
r
r
e
s
p
o
n
s
e
w
i
l
l
g
u
i
d
e
ho
w
w
e
a
p
p
r
o
a
c
h
t
h
e
s
e
is
s
u
e
s
i
n
M
o
d
u
l
e
2
.
To
w
n
of
Av
o
n
3
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
1.
0
IN
T
R
O
D
U
C
T
I
O
N
Du
r
i
n
g
ou
r
re
c
e
n
t
an
a
l
y
s
i
s
of
th
e
To
w
n
of
Av
o
n
’
s
ex
i
s
t
i
n
g
la
n
d
us
e
de
v
e
l
o
p
m
e
n
t
re
g
u
l
a
t
i
o
n
s
an
d
fo
l
l
o
w
‐up
me
e
t
i
n
g
s
wi
t
h
to
w
n
st
a
f
f
,
th
e
zo
n
i
n
g
ad
v
i
s
o
r
y
co
m
m
i
t
t
e
e
(Z
A
C
)
,
an
d
th
e
to
w
n
co
u
n
c
i
l
,
we
id
e
n
t
i
f
i
e
d
an
d
di
s
c
u
s
s
e
d
a
ma
j
o
r
re
g
u
l
a
t
o
r
y
is
s
u
e
th
a
t
af
f
e
c
t
s
th
e
ov
e
r
a
l
l
us
e
of
bo
t
h
th
e
zo
n
i
n
g
an
d
su
b
d
i
v
i
s
i
o
n
re
g
u
l
a
t
i
o
n
s
.
St
a
t
e
d
si
m
p
l
y
,
fo
r
a va
r
i
e
t
y
of
re
a
s
o
n
s
th
e
co
n
v
e
n
t
i
o
n
a
l
di
s
t
r
i
c
t
sy
s
t
e
m
(a
n
d
at
t
e
n
d
a
n
t
de
v
e
l
o
p
m
e
n
t
1
an
d
su
b
d
i
v
i
s
i
o
n
st
a
n
d
a
r
d
s
2)
is
no
t
fu
n
c
t
i
o
n
i
n
g
,
an
d
bo
t
h
th
e
to
w
n
an
d
de
v
e
l
o
p
m
e
n
t
co
m
m
u
n
i
t
y
ha
v
e
de
f
a
u
l
t
e
d
to
th
e
PU
D
pr
o
c
e
s
s
to
fi
l
l
th
i
s
vo
i
d
.
As
a
re
s
u
l
t
,
ne
w
de
v
e
l
o
p
m
e
n
t
pr
o
j
e
c
t
s
of
al
l
sh
a
p
e
s
an
d
si
z
e
s
ar
e
ha
n
d
l
e
d
th
r
o
u
g
h
a
ge
n
e
r
a
l
an
d
ge
n
e
r
i
c
ne
g
o
t
i
a
t
e
d
pr
o
c
e
s
s
.
Fo
r
th
e
pu
r
p
o
s
e
s
of
th
i
s
me
m
o
,
we
wi
l
l
ca
l
l
th
i
s
pr
o
b
l
e
m
th
e
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
is
s
u
e
.
To
re
s
o
l
v
e
th
e
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
is
s
u
e
,
we
wi
l
l
ne
e
d
to
ad
d
r
e
s
s
th
e
th
r
e
e
ma
i
n
wo
r
k
i
n
g
pa
r
t
s
of
th
e
pr
o
b
l
e
m
:
1.
Re
v
i
s
i
n
g
th
e
pl
a
n
n
e
d
un
i
t
de
v
e
l
o
p
m
e
n
t
pr
o
c
e
s
s
to
ta
r
g
e
t
mo
r
e
co
m
p
l
e
x
/
l
a
r
g
e
r
pr
o
j
e
c
t
s
or
pr
o
j
e
c
t
s
lo
c
a
t
e
d
in
sp
e
c
i
f
i
c
ge
o
g
r
a
p
h
i
c
ar
e
a
s
,
an
d
to
fu
n
c
t
i
o
n
as
on
e
of
mu
l
t
i
p
l
e
ty
p
e
s
of
de
v
e
l
o
p
m
e
n
t
ap
p
l
i
c
a
t
i
o
n
s
;
2.
Up
d
a
t
i
n
g
th
e
zo
n
e
di
s
t
r
i
c
t
s
to
pr
o
v
i
d
e
a
mo
r
e
co
m
p
l
e
t
e
fr
a
m
e
w
o
r
k
fo
r
de
v
e
l
o
p
m
e
n
t
in
Av
o
n
–
pa
r
t
i
c
u
l
a
r
l
y
fo
r
sm
a
l
l
e
r
,
1 In
th
i
s
me
m
o
,
wh
e
n
we
re
f
e
r
to
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
,
we
me
a
n
re
q
u
i
r
e
m
e
n
t
s
su
c
h
as
:
la
n
d
s
c
a
p
i
n
g
,
pa
r
k
i
n
g
,
si
t
e
de
s
i
g
n
,
ar
c
h
i
t
e
c
t
u
r
a
l
de
s
i
g
n
,
li
g
h
t
i
n
g
,
an
d
op
e
n
sp
a
c
e
.
2 In
th
i
s
me
m
o
,
wh
e
n
we
re
f
e
r
to
su
b
d
i
v
i
s
i
o
n
st
a
n
d
a
r
d
s
,
we
me
a
n
re
q
u
i
r
e
m
e
n
t
s
fo
r
pu
b
l
i
c
fa
c
i
l
i
t
i
e
s
an
d
se
r
v
i
c
e
s
su
c
h
as
st
r
e
e
t
s
,
si
d
e
w
a
l
k
s
,
wa
t
e
r
,
se
w
e
r
,
an
d
st
o
r
m
w
a
t
e
r
.
Cu
r
r
e
n
t
D
e
v
e
l
o
p
m
e
n
t
P
r
o
c
e
s
s
1.
S
u
b
m
i
t
P
U
D
a
p
p
l
i
c
a
t
i
o
n
2.
N
e
g
o
t
i
a
t
e
D
e
v
e
l
o
p
m
e
n
t
St
a
n
d
a
r
d
s
(d
e
n
s
i
t
y
,
u
s
e
,
d
e
s
i
g
n
,
b
e
n
e
f
i
t
s
)
3.
E
n
f
o
r
c
e
i
n
d
i
v
i
d
u
a
l
st
a
n
d
a
r
d
s
o
r
am
e
n
d
e
n
t
i
r
e
p
r
o
j
e
c
t
Re
v
i
s
e
d
D
e
v
e
l
o
p
m
e
n
t
P
r
o
c
e
s
s
1.
E
s
t
a
b
l
i
s
h
Z
o
n
e
D
i
s
t
r
i
c
t
s
a
n
d
De
v
e
l
o
p
m
e
n
t
S
t
a
n
d
a
r
d
s
2A
.
D
e
v
e
l
o
p
a
s
b
y
-
r
i
g
h
t
pr
o
j
e
c
t
o
r
a
p
p
l
y
fo
r
r
e
z
o
n
i
n
g
3A
.
E
n
f
o
r
c
e
e
x
i
s
t
i
n
g
re
g
u
l
a
t
i
o
n
s
2B
.
D
e
v
e
l
o
p
a
s
P
U
D
i
f
co
m
p
l
e
x
o
r
T
o
w
n
C
e
n
t
e
r
project
3B
.
N
e
g
o
t
i
a
t
e
ap
p
l
i
c
a
b
l
e
d
e
n
s
i
t
y
,
u
s
e
s
,
an
d
s
t
a
n
d
a
r
d
s
To
w
n
of
Av
o
n
4
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
le
s
s
co
m
p
l
e
x
pr
o
j
e
c
t
s
–
an
d
to
im
p
l
e
m
e
n
t
th
e
co
m
p
r
e
h
e
n
s
i
v
e
pl
a
n
;
an
d
3.
Cl
e
a
r
l
y
sp
e
c
i
f
y
i
n
g
ho
w
pu
b
l
i
c
be
n
e
f
i
t
re
q
u
i
r
e
m
e
n
t
s
wo
r
k
wi
t
h
i
n
th
e
de
v
e
l
o
p
m
e
n
t
ap
p
r
o
v
a
l
fr
a
m
e
w
o
r
k
.
In
Se
c
t
i
o
n
2,
we
ex
p
l
o
r
e
th
e
ro
l
e
of
pl
a
n
n
e
d
un
i
t
de
v
e
l
o
p
m
e
n
t
in
th
e
ov
e
r
a
l
l
re
g
u
l
a
t
o
r
y
fr
a
m
e
w
o
r
k
.
We
id
e
n
t
i
f
y
st
e
p
s
th
e
to
w
n
ca
n
ta
k
e
to
re
d
u
c
e
th
e
us
e
of
PU
D
de
v
e
l
o
p
m
e
n
t
th
r
o
u
g
h
li
m
i
t
i
n
g
PU
D
s
to
co
m
p
l
e
x
pr
o
j
e
c
t
s
an
d
ta
r
g
e
t
e
d
lo
c
a
t
i
o
n
s
in
Av
o
n
wh
e
r
e
th
e
PU
D
is
th
e
be
s
t
me
t
h
o
d
to
bo
t
h
va
r
y
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
an
d
ac
h
i
e
v
e
pu
b
l
i
c
be
n
e
f
i
t
s
.
In
Se
c
t
i
o
n
3,
we
di
s
c
u
s
s
ho
w
cr
e
a
t
i
n
g
ne
w
zo
n
e
di
s
t
r
i
c
t
s
wi
t
h
es
t
a
b
l
i
s
h
e
d
de
n
s
i
t
i
e
s
an
d
us
e
s
(a
n
d
la
t
e
r
in
th
e
pr
o
j
e
c
t
ad
d
i
n
g
ba
s
e
l
i
n
e
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
)
wi
l
l
pr
o
v
i
d
e
th
e
in
f
o
r
m
a
t
i
o
n
th
a
t
de
v
e
l
o
p
e
r
s
an
d
pr
o
p
e
r
t
y
ow
n
e
r
s
ne
e
d
to
ma
k
e
a
ch
o
i
c
e
be
t
w
e
e
n
de
v
e
l
o
p
i
n
g
un
d
e
r
ex
i
s
t
i
n
g
zone districts and
st
a
n
d
a
r
d
s
or
su
b
m
i
t
t
i
n
g
a
mo
r
e
co
m
p
l
e
x
and detailed PUD
ap
p
l
i
c
a
t
i
o
n
.
We
pr
o
v
i
d
e
an
ov
e
r
v
i
e
w
of
our recommended zone
di
s
t
r
i
c
t
li
n
e
‐up
to
il
l
u
s
t
r
a
t
e
ho
w
a
mo
r
e
traditional review and
de
v
e
l
o
p
m
e
n
t
pr
o
c
e
s
s
th
a
t
em
p
l
o
y
s
zo
n
e
di
s
t
r
i
c
t
s
with specific uses,
de
n
s
i
t
i
e
s
,
an
d
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
wi
l
l
implement the Avon
Co
m
p
r
e
h
e
n
s
i
v
e
La
n
d
Us
e
Pl
a
n
.
An
d
in
Se
c
t
i
o
n
4, we explore how
bo
t
h
th
e
to
w
n
an
d
de
v
e
l
o
p
m
e
n
t
co
m
m
u
n
i
t
y
benefit from clear and
ea
r
l
y
id
e
n
t
i
f
i
c
a
t
i
o
n
of
re
q
u
i
r
e
d
pu
b
l
i
c
be
n
e
f
i
t
s
to make choices
ab
o
u
t
ho
w
an
d
wh
e
t
h
e
r
a pr
o
j
e
c
t
sh
o
u
l
d
pr
o
c
e
e
d
.
2.
0
PL
A
N
N
E
D
U
N
I
T
D
E
V
E
L
O
P
M
E
N
T
S
DEF
I
N
I
N
G
TH
E
ISS
U
E
He
r
e
is
th
e
is
s
u
e
as
we
st
a
t
e
d
it
in
th
e
Av
o
n
Di
a
g
n
o
s
i
s
:
Th
e
m
e
1:
Mo
d
e
r
n
i
z
e
th
e
Pl
a
n
n
e
d
Un
i
t
De
v
e
l
o
p
m
e
n
t
Pr
o
c
e
s
s
.
Th
e
To
w
n
of
Av
o
n
cu
r
r
e
n
t
l
y
us
e
s
PU
D
ap
p
r
o
v
a
l
fo
r
th
e
ma
j
o
r
i
t
y
of
pr
o
j
e
c
t
s
.
Li
k
e
ma
n
y
co
m
m
u
n
i
t
i
e
s
,
Av
o
n
ha
s
ad
o
p
t
e
d
th
i
s
ap
p
r
o
a
c
h
to
pr
o
v
i
d
e
fl
e
x
i
b
i
l
i
t
y
in
de
v
e
l
o
p
m
e
n
t
de
s
i
g
n
an
d
ap
p
r
o
v
a
l
.
Ch
o
o
s
i
n
g
to
ma
k
e
ev
e
r
y
t
h
i
n
g
a
PU
D
,
ho
w
e
v
e
r
,
ha
s
fo
u
r
me
a
s
u
r
a
b
l
e
im
p
a
c
t
s
on
th
e
de
v
e
l
o
p
m
e
n
t
pr
o
c
e
s
s
.
Fi
r
s
t
,
st
a
f
f
an
d
to
w
n
of
f
i
c
i
a
l
s
re
p
e
a
t
e
d
l
y
ne
g
o
t
i
a
t
e
ma
n
y
fa
c
e
t
s
of
de
v
e
l
o
p
m
e
n
t
‐
in
c
l
u
d
i
n
g
us
e
s
,
de
n
s
i
t
i
e
s
,
de
v
e
l
o
p
m
e
n
t
an
d
di
m
e
n
s
i
o
n
a
l
st
a
n
d
a
r
d
s
‐
ma
n
y
it
e
m
s
th
a
t
co
u
l
d
be
st
a
n
d
a
r
d
i
z
e
d
fo
r
a
mo
r
e
ef
f
i
c
i
e
n
t
,
quicker review. Second,
de
v
e
l
o
p
e
r
s
di
s
c
o
u
n
t
th
e
ro
l
e
of
th
e
pl
a
n
n
i
n
g
and zoning commission.
Th
i
r
d
,
PU
D
ap
p
r
o
v
a
l
is
a
tw
o
‐st
e
p
pr
o
c
e
s
s
that may involve
si
g
n
i
f
i
c
a
n
t
ti
m
e
la
g
be
t
w
e
e
n
ap
p
r
o
v
a
l
s
,
during which time the
to
w
n
’
s
po
l
i
c
i
e
s
to
w
a
r
d
de
v
e
l
o
p
m
e
n
t
ma
y
ch
a
n
g
e
.
And fourth, this
ap
p
r
o
a
c
h
to
la
n
d
re
g
u
l
a
t
i
o
n
cr
e
a
t
e
s
lo
n
g
‐te
r
m
,
future administrative
he
a
d
a
c
h
e
s
by
es
s
e
n
t
i
a
l
l
y
cr
e
a
t
i
n
g
do
z
e
n
s
of
site‐specific mini‐zoning
Go
a
l
Re
v
i
s
e
P
U
D
p
r
o
c
e
s
s
t
o
e
n
c
o
u
r
a
g
e
a
p
p
l
i
c
a
b
i
l
i
t
y
t
o
co
m
p
l
e
x
,
s
o
p
h
i
s
t
i
c
a
t
e
d
p
r
o
j
e
c
t
s
a
n
d
p
r
o
j
e
c
t
s
lo
c
a
t
e
d
i
n
t
h
e
A
v
o
n
T
o
w
n
C
e
n
t
e
r
To
w
n
of
Av
o
n
5
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
co
d
e
s
.
In
d
e
e
d
,
ma
n
y
co
m
m
u
n
i
t
i
e
s
th
a
t
ha
v
e
pu
r
s
u
e
d
th
i
s
ap
p
r
o
a
c
h
,
li
k
e
Av
o
n
,
ar
e
no
w
st
a
r
t
i
n
g
to
re
i
n
in
th
e
PU
D
ap
p
r
o
v
a
l
s
an
d
mo
v
e
to
a re
g
u
l
a
t
o
r
y
pr
o
c
e
s
s
th
a
t
pr
o
v
i
d
e
s
mo
r
e
ce
r
t
a
i
n
t
y
an
d
ef
f
i
c
i
e
n
c
y
.
De
s
p
i
t
e
th
e
s
e
im
p
a
c
t
s
,
so
m
e
ma
y
as
k
wh
y
li
m
i
t
i
n
g
PU
D
is
ap
p
r
o
p
r
i
a
t
e
be
c
a
u
s
e
it
is
a
us
e
f
u
l
an
d
fl
e
x
i
b
l
e
to
o
l
.
Wh
i
l
e
th
i
s
is
tr
u
e
,
us
e
of
PU
D
in
Av
o
n
go
e
s
be
y
o
n
d
it
s
in
t
e
n
d
e
d
pu
r
p
o
s
e
.
Pl
a
n
n
e
d
Un
i
t
De
v
e
l
o
p
m
e
n
t
s
ar
e
es
s
e
n
t
i
a
l
l
y
ne
g
o
t
i
a
t
e
d
zo
n
i
n
g
“d
e
a
l
s
”
th
a
t
su
p
e
r
s
e
d
e
th
e
zo
n
i
n
g
an
d
su
b
d
i
v
i
s
i
o
n
re
g
u
l
a
t
i
o
n
s
th
a
t
wo
u
l
d
ot
h
e
r
w
i
s
e
ap
p
l
y
to
ea
c
h
pi
e
c
e
of
pr
o
p
e
r
t
y
.
Th
e
y
we
r
e
or
i
g
i
n
a
l
l
y
de
s
i
g
n
e
d
to
in
s
e
r
t
fl
e
x
i
b
i
l
i
t
y
in
t
o
th
e
zo
n
i
n
g
an
d
su
b
d
i
v
i
s
i
o
n
pr
o
c
e
s
s
–
us
u
a
l
l
y
by
al
l
o
w
i
n
g
sm
a
l
l
e
r
lo
t
s
or
gr
e
a
t
e
r
de
n
s
i
t
y
/
i
n
t
e
n
s
i
t
y
of
de
v
e
l
o
p
m
e
n
t
in
re
t
u
r
n
fo
r
th
e
pr
o
v
i
s
i
o
n
of
ad
d
i
t
i
o
n
a
l
de
v
e
l
o
p
m
e
n
t
qu
a
l
i
t
y
or
co
m
m
u
n
i
t
y
am
e
n
i
t
i
e
s
.
Th
i
s
in
c
r
e
a
s
e
d
de
v
e
l
o
p
m
e
n
t
qu
a
l
i
t
y
co
u
l
d
me
a
n
mo
r
e
an
d
be
t
t
e
r
lo
c
a
t
e
d
op
e
n
sp
a
c
e
,
mo
r
e
la
n
d
s
c
a
p
i
n
g
an
d
bu
f
f
e
r
i
n
g
,
hi
g
h
e
r
bu
i
l
d
i
n
g
de
s
i
g
n
st
a
n
d
a
r
d
s
,
mo
r
e
re
s
o
u
r
c
e
co
n
s
e
r
v
a
t
i
o
n
or
en
v
i
r
o
n
m
e
n
t
a
l
pr
o
t
e
c
t
i
o
n
,
or
al
m
o
s
t
an
y
t
h
i
n
g
th
a
t
th
e
lo
c
a
l
go
v
e
r
n
m
e
n
t
wa
n
t
e
d
to
en
c
o
u
r
a
g
e
.
PU
D
s
ar
e
es
s
e
n
t
i
a
l
l
y
a
li
c
e
n
s
e
to
se
e
k
a
de
a
l
th
a
t
wi
l
l
gi
v
e
la
n
d
o
w
n
e
r
s
mo
r
e
of
wh
a
t
th
e
y
wa
n
t
in
re
t
u
r
n
fo
r
gi
v
i
n
g
th
e
to
w
n
mo
r
e
of
wh
a
t
it
wa
n
t
s
.
Th
i
s
is
an
im
p
o
r
t
a
n
t
po
i
n
t
–
ba
s
i
c
le
v
e
l
s
of
de
v
e
l
o
p
m
e
n
t
qu
a
l
i
t
y
ar
e
ge
n
e
r
a
l
l
y
re
f
l
e
c
t
e
d
in
st
a
n
d
a
r
d
zo
n
e
di
s
t
r
i
c
t
s
or
su
b
d
i
v
i
s
i
o
n
re
g
u
l
a
t
i
o
n
s
(o
r
so
m
e
t
i
m
e
s
in
fr
e
e
s
t
a
n
d
i
n
g
en
v
i
r
o
n
m
e
n
t
a
l
or
de
s
i
g
n
re
g
u
l
a
t
i
o
n
s
)
.
PU
D
s
we
r
e
no
t
de
s
i
g
n
e
d
to
al
l
o
w
fl
e
x
i
b
i
l
i
t
y
fo
r
gr
e
a
t
l
y
in
c
r
e
a
s
e
d
de
n
s
i
t
y
or
ch
a
n
g
e
in
us
e
s
to
ap
p
l
i
c
a
n
t
s
wh
o
on
l
y
in
t
e
n
d
e
d
to
me
e
t
th
o
s
e
ba
s
e
l
i
n
e
st
a
n
d
a
r
d
s
–
th
e
y
we
r
e
in
t
e
n
d
e
d
to
be
us
e
d
wh
e
n
ap
p
l
i
c
a
n
t
s
we
r
e
wi
l
l
i
n
g
do
mo
r
e
th
a
n
th
e
ba
s
e
l
i
n
e
st
a
n
d
a
r
d
s
in
re
t
u
r
n
fo
r
fl
e
x
i
b
i
l
i
t
y
in
ot
h
e
r
ar
e
a
s
.
Wh
e
r
e
PU
D
s
ar
e
us
e
d
fo
r
al
l
pr
o
j
e
c
t
s
,
ma
n
y
ap
p
l
i
c
a
n
t
s
wi
l
l
on
l
y
se
e
k
to
co
m
p
l
y
wi
t
h
ba
s
e
l
i
n
e
st
a
n
d
a
r
d
s
;
th
e
s
e
ap
p
l
i
c
a
t
i
o
n
s
sh
o
u
l
d
be
mo
v
e
d
to another type of
re
v
i
e
w
pr
o
c
e
s
s
.
Cl
a
r
i
o
n
re
c
o
m
m
e
n
d
s
th
e
fo
l
l
o
w
i
n
g
re
v
i
s
i
o
n
s
to modernize the PUD
pr
o
c
e
s
s
:
Di
a
g
n
o
s
i
s
Ac
t
i
o
n
1:
Re
d
u
c
e
th
e
Us
e
of
PUD for Development
Ap
p
r
o
v
a
l
s
3
We
wi
l
l
ex
p
l
o
r
e
wa
y
s
th
a
t
Av
o
n
co
u
l
d
focus the use of PUD
de
v
e
l
o
p
m
e
n
t
re
v
i
e
w
by
li
m
i
t
i
n
g
it
s
us
e
to
ma
j
o
r
and unique projects
th
a
t
ha
v
e
me
a
s
u
r
a
b
l
e
im
p
a
c
t
s
on
th
e
co
m
m
u
n
i
t
y
or are located in
es
p
e
c
i
a
l
l
y
im
p
o
r
t
a
n
t
lo
c
a
t
i
o
n
s
su
c
h
as
th
e
To
w
n
Center. This can be
ac
c
o
m
p
l
i
s
h
e
d
th
r
o
u
g
h
id
e
n
t
i
f
y
i
n
g
po
l
i
c
i
e
s
an
d
criteria to determine
pr
o
j
e
c
t
ty
p
e
s
,
si
z
e
s
,
an
d
/
o
r
lo
c
a
t
i
o
n
s
th
a
t
are appropriate for a
pl
a
n
n
e
d
un
i
t
de
v
e
l
o
p
m
e
n
t
.
Pr
o
j
e
c
t
s
th
a
t
do not meet the criteria
ar
e
pr
o
c
e
s
s
e
d
th
r
o
u
g
h
st
a
n
d
a
r
d
zo
n
e
di
s
t
r
i
c
t
approval, subject to
th
e
di
s
t
r
i
c
t
us
e
an
d
di
m
e
n
s
i
o
n
a
l
st
a
n
d
a
r
d
s
and the town’s
ap
p
l
i
c
a
b
l
e
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
.
Fo
r
ex
a
m
p
l
e
,
the town could
de
t
e
r
m
i
n
e
th
a
t
PU
D
s
wi
l
l
be
li
m
i
t
e
d
to
so
p
h
i
s
t
i
c
a
t
e
d
projects that
mu
s
t
be
un
d
e
r
t
a
k
e
n
in
pa
r
t
n
e
r
s
h
i
p
wi
t
h
th
e
town, such as: 1) multi‐
ph
a
s
e
d
pr
o
j
e
c
t
s
,
2)
pr
o
j
e
c
t
s
th
a
t
re
q
u
i
r
e
town financial
pa
r
t
i
c
i
p
a
t
i
o
n
,
3)
pr
o
j
e
c
t
s
th
a
t
in
v
o
l
v
e
a
de
v
e
l
o
p
m
e
n
t
agreement, or
4)
an
y
pr
o
j
e
c
t
s
lo
c
a
t
e
d
wi
t
h
i
n
sp
e
c
i
f
i
c
ge
o
g
r
a
p
h
i
c
areas (such as in
th
e
To
w
n
Ce
n
t
e
r
)
.
Th
i
s
wi
l
l
al
l
o
w
th
e
to
w
n
council and planning and
zo
n
i
n
g
co
m
m
i
s
s
i
o
n
to
fo
c
u
s
on
ma
j
o
r
projects and policy
de
v
e
l
o
p
m
e
n
t
.
3 Th
e
s
e
ac
t
i
o
n
s
ar
e
ta
k
e
n
fr
o
m
th
e
Av
o
n
Di
a
g
n
o
s
i
s
.
On
l
y
the actions relevant to the
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
is
s
u
e
ha
v
e
be
e
n
in
c
l
u
d
e
d
in
th
i
s
me
m
o
.
To
w
n
of
Av
o
n
6
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
APP
R
O
A
C
H
TO
ACT
I
O
N
1:
RED
U
C
E
TH
E
USE
OF
PU
D
FO
R
DEV
E
L
O
P
M
E
N
T
APP
R
O
V
A
L
S
We
he
a
r
d
in
ou
r
di
s
c
u
s
s
i
o
n
s
wi
t
h
th
e
to
w
n
th
a
t
,
in
th
e
ab
s
e
n
c
e
of
us
e
f
u
l
zo
n
e
di
s
t
r
i
c
t
s
,
th
e
as
s
u
m
p
t
i
o
n
is
th
a
t
th
e
de
v
e
l
o
p
m
e
n
t
pr
o
c
e
s
s
st
a
r
t
s
wi
t
h
th
e
fi
l
i
n
g
of
a PU
D
ap
p
l
i
c
a
t
i
o
n
.
A re
f
r
e
s
h
e
r
on
th
e
cu
r
r
e
n
t
pr
o
c
e
s
s
is
he
l
p
f
u
l
fo
r
un
d
e
r
s
t
a
n
d
i
n
g
ou
r
pr
o
p
o
s
e
d
ch
a
n
g
e
s
.
Pu
r
s
u
a
n
t
to
th
e
ex
i
s
t
i
n
g
re
g
u
l
a
t
i
o
n
s
,
an
ap
p
l
i
c
a
n
t
in
Av
o
n
su
b
m
i
t
s
a
PU
D
ap
p
l
i
c
a
t
i
o
n
th
a
t
in
c
l
u
d
e
s
a de
v
e
l
o
p
m
e
n
t
pl
a
n
fo
r
th
e
di
s
t
r
i
c
t
.
Th
e
cu
r
r
e
n
t
re
g
u
l
a
t
i
o
n
s
id
e
n
t
i
f
y
th
e
co
n
t
e
n
t
of
th
e
de
v
e
l
o
p
m
e
n
t
pl
a
n
in
Se
c
t
i
o
n
17
.
2
0
.
1
1
0
(
d
)
,
bu
t
do
no
t
es
t
a
b
l
i
s
h
an
y
st
a
n
d
a
r
d
s
fo
r
th
e
ac
t
u
a
l
de
v
e
l
o
p
m
e
n
t
.
Th
i
s
is
al
l
ne
g
o
t
i
a
t
e
d
an
d
de
t
e
r
m
i
n
e
d
in
th
e
ap
p
r
o
v
e
d
PU
D
.
Tw
o
ke
y
as
p
e
c
t
s
of
de
v
e
l
o
p
m
e
n
t
– de
n
s
i
t
y
an
d
us
e
– ar
e
de
t
e
r
m
i
n
e
d
as
fo
l
l
o
w
s
:
17
.
2
0
.
1
1
0
(
f
)
De
n
s
i
t
y
.
Al
l
o
w
a
b
l
e
de
n
s
i
t
y
sh
a
l
l
be
de
t
e
r
m
i
n
e
d
in
ac
c
o
r
d
a
n
c
e
wi
t
h
th
e
pr
o
j
e
c
t
’
s
co
m
p
l
i
a
n
c
e
wi
t
h
th
e
de
s
i
g
n
cr
i
t
e
r
i
a
in
su
b
s
e
c
t
i
o
n
(h
)
of
th
i
s
Se
c
t
i
o
n
an
d
th
e
su
i
t
a
b
i
l
i
t
y
of
th
e
pr
o
p
o
s
e
d
de
n
s
i
t
y
fo
r
th
e
si
t
e
.
17
.
2
0
.
1
1
0
(
g
)
Us
e
s
.
De
t
e
r
m
i
n
a
t
i
o
n
of
pe
r
m
i
t
t
e
d
an
d
ac
c
e
s
s
o
r
y
us
e
s
sh
a
l
l
be
ma
d
e
by
th
e
Pl
a
n
n
i
n
g
an
d
Zo
n
i
n
g
Co
m
m
i
s
s
i
o
n
an
d
To
w
n
Co
u
n
c
i
l
an
d
sh
a
l
l
be
co
m
p
a
t
i
b
l
e
wi
t
h
th
e
ch
a
r
a
c
t
e
r
of
th
e
ar
e
a
ad
j
a
c
e
n
t
to
an
d
su
r
r
o
u
n
d
i
n
g
th
e
PU
D
.
A th
i
r
d
ke
y
as
p
e
c
t
of
ov
e
r
a
l
l
de
s
i
g
n
– de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
– ha
v
e
no
ob
j
e
c
t
i
v
e
st
a
n
d
a
r
d
s
ag
a
i
n
s
t
wh
i
c
h
to
w
n
de
c
i
s
i
o
n
‐ma
k
e
r
s
ca
n
de
t
e
r
m
i
n
e
wh
e
t
h
e
r
th
e
de
v
e
l
o
p
m
e
n
t
ad
d
r
e
s
s
e
s
Av
o
n
’
s
pr
e
f
e
r
e
n
c
e
s
:
17
.
2
0
.
1
1
0
(
j
)
De
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
.
Development standards
in
c
l
u
d
i
n
g
lo
t
ar
e
a
,
si
t
e
di
m
e
n
s
i
o
n
s
,
se
t
b
a
c
k
s
,
height, density control,
si
t
e
co
v
e
r
a
g
e
s
,
la
n
d
s
c
a
p
i
n
g
,
an
d
pa
r
k
i
n
g
sh
a
l
l
be determined by the
To
w
n
Co
u
n
c
i
l
as
pa
r
t
of
th
e
ap
p
r
o
v
e
d
development plan with
co
n
s
i
d
e
r
a
t
i
o
n
of
th
e
re
c
o
m
m
e
n
d
a
t
i
o
n
of
th
e
Planning Commission.
Th
i
s
de
t
e
r
m
i
n
a
t
i
o
n
sh
a
l
l
be
ba
s
e
d
up
o
n
the evaluation of the
pr
o
p
o
s
e
d
PU
D
’
s
co
m
p
l
i
a
n
c
e
wi
t
h
th
e
de
s
i
g
n
criteria outlined in
Su
b
s
e
c
t
i
o
n
(h
)
of
th
i
s
se
c
t
i
o
n
.
Th
e
en
t
i
r
e
de
v
e
l
o
p
m
e
n
t
pl
a
n
is
me
a
s
u
r
e
d
against twelve design
st
a
n
d
a
r
d
s
,
ma
n
y
of
wh
i
c
h
ar
e
im
p
r
e
c
i
s
e
or
va
g
u
e
and some of which
ma
y
be
wa
i
v
e
d
:
17
.
2
0
.
1
1
0
(
h
)
De
s
i
g
n
cr
i
t
e
r
i
a
.
Th
e
fo
l
l
o
w
i
n
g
design criteria shall be
us
e
d
as
th
e
pr
i
n
c
i
p
l
e
cr
i
t
e
r
i
a
in
ev
a
l
u
a
t
i
n
g
a PUD District. It shall be
th
e
bu
r
d
e
n
of
th
e
ap
p
l
i
c
a
n
t
to
de
m
o
n
s
t
r
a
t
e
that submittal material
an
d
th
e
pr
o
p
o
s
e
d
de
v
e
l
o
p
m
e
n
t
pl
a
n
co
m
p
l
y
with each of the
fo
l
l
o
w
i
n
g
de
s
i
g
n
cr
i
t
e
r
i
a
or
de
m
o
n
s
t
r
a
t
e
th
a
t
one (1) or more of
th
e
m
is
no
t
ap
p
l
i
c
a
b
l
e
,
or
th
a
t
a
pa
r
t
i
c
u
l
a
r
development solution
co
n
s
i
s
t
e
n
t
wi
t
h
th
e
pu
b
l
i
c
in
t
e
r
e
s
t
ha
s
be
e
n
achieved. Where the
PU
D
Di
s
t
r
i
c
t
is
be
i
n
g
re
q
u
e
s
t
e
d
in
co
n
n
e
c
t
i
o
n
with the review of a
de
v
e
l
o
p
m
e
n
t
ag
r
e
e
m
e
n
t
pu
r
s
u
a
n
t
to
Ch
a
p
t
e
r
17.14 of this Code, not
al
l
de
s
i
g
n
cr
i
t
e
r
i
a
ma
y
be
ap
p
l
i
c
a
b
l
e
,
as determined by the
Co
m
m
u
n
i
t
y
De
v
e
l
o
p
m
e
n
t
De
p
a
r
t
m
e
n
t
.
1.
Co
n
f
o
r
m
i
t
y
wi
t
h
th
e
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
goals and objectives;
2.
Co
n
f
o
r
m
i
t
y
an
d
co
m
p
l
i
a
n
c
e
wi
t
h
th
e
ov
e
r
a
l
l
design theme of the
To
w
n
,
th
e
su
b
a
r
e
a
de
s
i
g
n
re
c
o
m
m
e
n
d
a
t
i
o
n
s
,
and design
gu
i
d
e
l
i
n
e
s
ad
o
p
t
e
d
by
th
e
To
w
n
;
3.
De
s
i
g
n
co
m
p
a
t
i
b
i
l
i
t
y
wi
t
h
th
e
im
m
e
d
i
a
t
e
environment,
ne
i
g
h
b
o
r
h
o
o
d
an
d
ad
j
a
c
e
n
t
pr
o
p
e
r
t
i
e
s
relative to architectural
To
w
n
of
Av
o
n
7
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
de
s
i
g
n
,
sc
a
l
e
,
bu
l
k
,
bu
i
l
d
i
n
g
he
i
g
h
t
,
bu
f
f
e
r
zo
n
e
s
,
ch
a
r
a
c
t
e
r
,
an
d
or
i
e
n
t
a
t
i
o
n
;
4.
Us
e
s
,
ac
t
i
v
i
t
y
,
an
d
de
n
s
i
t
y
wh
i
c
h
pr
o
v
i
d
e
a
co
m
p
a
t
i
b
l
e
,
ef
f
i
c
i
e
n
t
,
an
d
wo
r
k
a
b
l
e
re
l
a
t
i
o
n
s
h
i
p
wi
t
h
su
r
r
o
u
n
d
i
n
g
us
e
s
an
d
ac
t
i
v
i
t
y
;
5.
Id
e
n
t
i
f
i
c
a
t
i
o
n
an
d
mi
t
i
g
a
t
i
o
n
or
av
o
i
d
a
n
c
e
of
na
t
u
r
a
l
an
d
/
o
r
ge
o
l
o
g
i
c
ha
z
a
r
d
s
th
a
t
af
f
e
c
t
th
e
pr
o
p
e
r
t
y
up
o
n
wh
i
c
h
th
e
PU
D
is
pr
o
p
o
s
e
d
;
6.
Si
t
e
pl
a
n
,
bu
i
l
d
i
n
g
de
s
i
g
n
an
d
lo
c
a
t
i
o
n
,
an
d
op
e
n
sp
a
c
e
pr
o
v
i
s
i
o
n
s
de
s
i
g
n
e
d
to
pr
o
d
u
c
e
a
fu
n
c
t
i
o
n
a
l
de
v
e
l
o
p
m
e
n
t
re
s
p
o
n
s
i
v
e
an
d
se
n
s
i
t
i
v
e
to
na
t
u
r
a
l
fe
a
t
u
r
e
s
,
ve
g
e
t
a
t
i
o
n
,
an
d
ov
e
r
a
l
l
ae
s
t
h
e
t
i
c
qu
a
l
i
t
y
of
th
e
co
m
m
u
n
i
t
y
;
7.
A
ci
r
c
u
l
a
t
i
o
n
sy
s
t
e
m
de
s
i
g
n
e
d
fo
r
bo
t
h
ve
h
i
c
l
e
s
an
d
pe
d
e
s
t
r
i
a
n
s
ad
d
r
e
s
s
i
n
g
on
‐an
d
of
f
‐si
t
e
tr
a
f
f
i
c
ci
r
c
u
l
a
t
i
o
n
th
a
t
is
co
m
p
a
t
i
b
l
e
wi
t
h
th
e
To
w
n
tr
a
n
s
p
o
r
t
a
t
i
o
n
pl
a
n
;
8.
Fu
n
c
t
i
o
n
a
l
an
d
ae
s
t
h
e
t
i
c
la
n
d
s
c
a
p
i
n
g
an
d
op
e
n
sp
a
c
e
in
or
d
e
r
to
op
t
i
m
i
z
e
an
d
pr
e
s
e
r
v
e
na
t
u
r
a
l
fe
a
t
u
r
e
s
,
re
c
r
e
a
t
i
o
n
,
vi
e
w
s
,
an
d
fu
n
c
t
i
o
n
;
9.
Ph
a
s
i
n
g
pl
a
n
or
su
b
d
i
v
i
s
i
o
n
pl
a
n
th
a
t
wi
l
l
ma
i
n
t
a
i
n
a
wo
r
k
a
b
l
e
,
fu
n
c
t
i
o
n
a
l
,
an
d
ef
f
i
c
i
e
n
t
re
l
a
t
i
o
n
s
h
i
p
th
r
o
u
g
h
o
u
t
th
e
de
v
e
l
o
p
m
e
n
t
of
th
e
PU
D
.
Th
e
ph
a
s
i
n
g
pl
a
n
sh
a
l
l
cl
e
a
r
l
y
de
m
o
n
s
t
r
a
t
e
th
a
t
ea
c
h
ph
a
s
e
ca
n
be
wo
r
k
a
b
l
e
,
fu
n
c
t
i
o
n
a
l
,
an
d
ef
f
i
c
i
e
n
t
wi
t
h
o
u
t
re
l
y
i
n
g
on
th
e
co
m
p
l
e
t
i
o
n
of
fu
t
u
r
e
pr
o
j
e
c
t
ph
a
s
e
s
;
10
.
Ad
e
q
u
a
c
y
of
pu
b
l
i
c
se
r
v
i
c
e
s
su
c
h
as
se
w
e
r
,
wa
t
e
r
,
sc
h
o
o
l
s
,
tr
a
n
s
p
o
r
t
a
t
i
o
n
sy
s
t
e
m
s
,
ro
a
d
s
,
pa
r
k
s
,
an
d
po
l
i
c
e
an
d
fi
r
e
pr
o
t
e
c
t
i
o
n
;
11
.
Th
a
t
th
e
ex
i
s
t
i
n
g
st
r
e
e
t
s
an
d
ro
a
d
s
ar
e
su
i
t
a
b
l
e
an
d
ad
e
q
u
a
t
e
to
ca
r
r
y
an
t
i
c
i
p
a
t
e
d
tr
a
f
f
i
c
wi
t
h
i
n
th
e
pr
o
p
o
s
e
d
PU
D
an
d
in
th
e
vi
c
i
n
i
t
y
of
th
e
pr
o
p
o
s
e
d
PU
D
;
12
.
Th
a
t
th
e
PU
D
or
am
e
n
d
m
e
n
t
to
th
e
PUD requested provides
ev
i
d
e
n
c
e
of
su
b
s
t
a
n
t
i
a
l
co
m
p
l
i
a
n
c
e
with the public purpose
pr
o
v
i
s
i
o
n
of
th
e
Zo
n
i
n
g
Co
d
e
as
sp
e
c
i
f
i
e
d
in Section 17.28.085.
If
th
e
PU
D
me
e
t
s
th
e
s
e
st
a
n
d
a
r
d
s
an
d
cr
i
t
e
r
i
a
,
it may be approved.
Th
e
pr
o
b
l
e
m
wi
t
h
th
e
st
a
n
d
a
r
d
s
an
d
cr
i
t
e
r
i
a
is the lack of objectivity
ei
t
h
e
r
in
th
e
PU
D
se
c
t
i
o
n
or
in
th
e
ov
e
r
a
l
l
co
d
e
to provide decision‐
ma
k
e
r
s
wi
t
h
an
un
d
e
r
s
t
a
n
d
i
n
g
of
th
e
ap
p
l
i
c
a
t
i
o
n
’
s
ability to meet
Av
o
n
’
s
de
v
e
l
o
p
m
e
n
t
pr
e
f
e
r
e
n
c
e
s
.
Wh
a
t
Op
t
i
o
n
s
ar
e
Av
a
i
l
a
b
l
e
to
Re
d
u
c
e
the Reliance
on
PU
D
s
?
Ou
r
di
s
c
u
s
s
i
o
n
s
wi
t
h
th
e
to
w
n
ha
v
e
he
l
p
e
d
us to identify three
op
t
i
o
n
s
fo
r
mo
v
i
n
g
PU
D
ba
c
k
in
t
o
it
s
proper place among
de
v
e
l
o
p
m
e
n
t
to
o
l
s
.
1.
Ra
n
g
e
of
Ap
p
l
i
c
a
t
i
o
n
Op
t
i
o
n
s
.
As
we
di
s
c
u
s
s
e
d
in the diagnosis,
on
e
of
th
e
mo
s
t
im
p
o
r
t
a
n
t
wa
y
s
Av
o
n
ca
n
reduce its reliance on
PU
D
s
is
by
ma
k
i
n
g
av
a
i
l
a
b
l
e
ot
h
e
r
ap
p
r
o
v
a
l
options. Right now, the
PU
D
is
th
e
de
f
a
u
l
t
ap
p
l
i
c
a
t
i
o
n
op
t
i
o
n
an
d
it
is, by its nature, more
in
t
e
n
s
i
v
e
an
d
di
f
f
i
c
u
l
t
th
a
n
so
m
e
of
th
e
ot
h
e
r
methods the town can
us
e
to
ac
h
i
e
v
e
pr
e
f
e
r
r
e
d
us
e
s
on
a si
t
e
.
Ot
h
e
r
options – all of which
we
ar
e
in
c
l
u
d
i
n
g
in
th
e
ne
w
Un
i
f
i
e
d
Co
d
e
– are: use of by‐right
de
v
e
l
o
p
m
e
n
t
in
st
a
n
d
a
r
d
zo
n
e
di
s
t
r
i
c
t
s
or
re
z
o
n
i
n
g
where necessary
(m
a
d
e
po
s
s
i
b
l
e
th
r
o
u
g
h
th
e
cr
e
a
t
i
o
n
of
a wi
d
e
r
variety of districts as
di
s
c
u
s
s
e
d
in
Se
c
t
i
o
n
Th
r
e
e
:
Up
d
a
t
i
n
g
th
e
Zone Districts), minor
mo
d
i
f
i
c
a
t
i
o
n
s
of
st
a
n
d
a
r
d
s
,
al
t
e
r
n
a
t
i
v
e
me
t
h
o
d
s
to comply with the
re
g
u
l
a
t
i
o
n
s
,
an
d
va
r
i
a
n
c
e
s
wh
e
r
e
ap
p
r
o
p
r
i
a
t
e
.
These procedures
pr
o
v
i
d
e
an
es
c
a
p
e
va
l
v
e
fr
o
m
th
e
ex
i
s
t
i
n
g
PUD process and will
al
l
o
w
ap
p
l
i
c
a
n
t
s
to
pr
o
c
e
s
s
st
a
n
d
a
r
d
de
v
e
l
o
p
m
e
n
t
applications
mo
r
e
ef
f
i
c
i
e
n
t
l
y
an
d
ef
f
e
c
t
i
v
e
l
y
.
To
w
n
of
Av
o
n
8
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
In
Se
c
t
i
o
n
3.
0
:
Up
d
a
t
i
n
g
th
e
Zo
n
e
Di
s
t
r
i
c
t
s
,
we
ex
p
l
o
r
e
a
nu
m
b
e
r
of
ne
w
zo
n
e
di
s
t
r
i
c
t
s
th
a
t
,
if
ad
o
p
t
e
d
,
wi
l
l
gi
v
e
pr
o
p
e
r
t
y
ow
n
e
r
s
mo
r
e
va
r
i
e
d
op
t
i
o
n
s
fo
r
de
v
e
l
o
p
m
e
n
t
ty
p
e
s
,
pa
r
t
i
c
u
l
a
r
l
y
mi
x
e
d
‐us
e
de
v
e
l
o
p
m
e
n
t
as
en
c
o
u
r
a
g
e
d
by
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
.
Ma
k
i
n
g
mi
x
e
d
‐us
e
av
a
i
l
a
b
l
e
in
a
st
a
n
d
a
r
d
di
s
t
r
i
c
t
wi
l
l
el
i
m
i
n
a
t
e
th
e
ne
e
d
fo
r
a PU
D
to
ch
a
n
g
e
us
e
s
an
d
lo
t
si
z
e
s
.
Th
i
s
wi
l
l
pr
o
v
i
d
e
mu
c
h
gr
e
a
t
e
r
fu
n
c
t
i
o
n
a
l
i
t
y
to
th
e
re
g
u
l
a
r
zo
n
i
n
g
an
d
su
b
d
i
v
i
s
i
o
n
pr
o
c
e
s
s
in
Av
o
n
.
2.
Es
t
a
b
l
i
s
h
De
v
e
l
o
p
m
e
n
t
Pa
r
a
m
e
t
e
r
s
an
d
Cl
e
a
r
Pu
b
l
i
c
Be
n
e
f
i
t
Re
q
u
i
r
e
m
e
n
t
s
.
A
se
c
o
n
d
me
t
h
o
d
of
re
d
u
c
i
n
g
re
l
i
a
n
c
e
on
th
e
PU
D
pr
o
c
e
s
s
is
to
ta
k
e
aw
a
y
th
e
su
b
j
e
c
t
i
v
e
qu
a
l
i
t
y
of
th
e
PU
D
as
it
is
cu
r
r
e
n
t
l
y
wr
i
t
t
e
n
an
d
in
s
t
e
a
d
ma
k
e
PU
D
a
mo
r
e
re
f
i
n
e
d
op
t
i
o
n
fo
r
mo
d
i
f
y
i
n
g
de
n
s
i
t
y
,
us
e
s
,
an
d
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
in
co
n
j
u
n
c
t
i
o
n
wi
t
h
pr
o
v
i
d
i
n
g
me
a
n
i
n
g
f
u
l
pu
b
l
i
c
be
n
e
f
i
t
s
,
ra
t
h
e
r
th
a
n
th
e
be
s
t
wa
y
to
ac
h
i
e
v
e
do
‐it
‐yo
u
r
s
e
l
f
st
a
n
d
a
r
d
s
.
Co
m
m
u
n
i
t
i
e
s
th
a
t
us
e
pl
a
n
n
e
d
de
v
e
l
o
p
m
e
n
t
in
th
i
s
wa
y
ty
p
i
c
a
l
l
y
ti
e
it
to
an
un
d
e
r
l
y
i
n
g
zo
n
e
di
s
t
r
i
c
t
th
a
t
sp
e
c
i
f
i
e
s
us
e
s
,
de
n
s
i
t
y
,
an
d
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
.
Th
e
ap
p
l
i
c
a
n
t
is
al
l
o
w
e
d
to
re
q
u
e
s
t
de
v
i
a
t
i
o
n
s
or
va
r
i
a
n
c
e
s
fr
o
m
th
e
un
d
e
r
l
y
i
n
g
pa
r
a
m
e
t
e
r
s
in
a
tr
a
d
e
‐of
f
fo
r
so
m
e
be
n
e
f
i
t
to
th
e
co
m
m
u
n
i
t
y
.
Ba
s
e
d
on
ou
r
co
n
v
e
r
s
a
t
i
o
n
s
wi
t
h
th
e
to
w
n
,
we
be
l
i
e
v
e
th
a
t
th
i
s
ma
y
be
a
us
e
f
u
l
ap
p
r
o
a
c
h
,
in
co
n
j
u
n
c
t
i
o
n
wi
t
h
pr
o
v
i
d
i
n
g
ot
h
e
r
pr
o
c
e
d
u
r
a
l
op
t
i
o
n
s
,
to
li
m
i
t
i
n
g
PU
D
ap
p
l
i
c
a
t
i
o
n
s
.
3.
Ta
r
g
e
t
e
d
Us
e
of
PU
D
s
.
A th
i
r
d
me
t
h
o
d
to
re
d
u
c
e
re
l
i
a
n
c
e
on
th
e
PU
D
pr
o
c
e
s
s
is
to
pl
a
c
e
li
m
i
t
s
on
th
e
av
a
i
l
a
b
i
l
i
t
y
of
th
e
pl
a
n
n
e
d
un
i
t
de
v
e
l
o
p
m
e
n
t
pr
o
c
e
s
s
th
a
t
re
f
l
e
c
t
th
e
to
w
n
’
s
de
v
e
l
o
p
m
e
n
t
pr
i
o
r
i
t
i
e
s
.
As
we
di
s
c
u
s
s
e
d
in
th
e
di
a
g
n
o
s
i
s
,
PU
D
mi
g
h
t
be
ma
d
e
av
a
i
l
a
b
l
e
on
l
y
fo
r
ce
r
t
a
i
n
ca
t
e
g
o
r
i
e
s
of
pr
o
j
e
c
t
s
,
su
c
h
as
:
1)
mu
l
t
i
‐ph
a
s
e
d
pr
o
j
e
c
t
s
,
2)
pr
o
j
e
c
t
s
th
a
t
re
q
u
i
r
e
to
w
n
fi
n
a
n
c
i
a
l
pa
r
t
i
c
i
p
a
t
i
o
n
,
3)
pr
o
j
e
c
t
s
th
a
t
in
v
o
l
v
e
a
de
v
e
l
o
p
m
e
n
t
ag
r
e
e
m
e
n
t
,
or
4)
an
y
pr
o
j
e
c
t
s
lo
c
a
t
e
d
wi
t
h
i
n
sp
e
c
i
f
i
c
ge
o
g
r
a
p
h
i
c
ar
e
a
s
(s
u
c
h
as
in
th
e
To
w
n
Ce
n
t
e
r
)
.
Th
i
s
al
l
o
w
s
th
e
to
w
n
to
ta
r
g
e
t
sp
e
c
i
f
i
c
de
v
e
l
o
p
m
e
n
t
for closer attention and
em
p
h
a
s
i
s
on
me
e
t
i
n
g
co
m
p
r
e
h
e
n
s
i
v
e
pl
a
n
goals, while typical
de
v
e
l
o
p
m
e
n
t
pr
o
j
e
c
t
s
ar
e
mo
v
e
d
to
a st
a
n
d
a
r
d
development review
an
d
ap
p
r
o
v
a
l
pr
o
c
e
s
s
.
Es
t
a
b
l
i
s
h
i
n
g
De
v
e
l
o
p
m
e
n
t
Pa
r
a
m
e
t
e
r
s
and Target
Lo
c
a
t
i
o
n
s
fo
r
PU
D
s
As
we
he
a
r
d
in
ou
r
co
n
v
e
r
s
a
t
i
o
n
s
wi
t
h
th
e
community, it is difficult
to
te
l
l
wh
e
n
a
PU
D
ap
p
l
i
c
a
t
i
o
n
co
m
p
l
i
e
s
with an existing
de
v
e
l
o
p
m
e
n
t
pa
r
a
m
e
t
e
r
an
d
wh
e
n
th
e
applicant wants to do
so
m
e
t
h
i
n
g
ou
t
s
i
d
e
of
th
e
pa
r
a
m
e
t
e
r
s
.
Th
i
s
is probably because
th
e
r
e
is
so
m
e
un
c
e
r
t
a
i
n
t
y
ab
o
u
t
wh
a
t
th
e
existing parameters are.
Fo
r
th
e
pu
r
p
o
s
e
of
PU
D
de
s
i
g
n
,
th
r
e
e
va
r
i
a
b
l
e
s
are quite important:
•
De
n
s
i
t
y
•
Pe
r
m
i
t
t
e
d
us
e
s
•
De
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
We
re
c
o
m
m
e
n
d
th
a
t
Av
o
n
ch
a
n
g
e
th
e
cu
r
r
e
n
t
“bring us a site plan
an
d
we
’
l
l
st
a
r
t
ta
l
k
i
n
g
”
ap
p
r
o
a
c
h
to
PU
D
s
to
an approach that first
id
e
n
t
i
f
i
e
s
th
e
th
r
e
e
ke
y
va
r
i
a
b
l
e
s
an
d
th
e
n
allows for a conversation
be
t
w
e
e
n
th
e
to
w
n
an
d
th
e
ap
p
l
i
c
a
n
t
ab
o
u
t
how these variables can
be
ch
a
n
g
e
d
4
to
im
p
r
o
v
e
th
e
de
v
e
l
o
p
m
e
n
t
pattern and quality in
ex
c
h
a
n
g
e
fo
r
th
e
pr
o
v
i
s
i
o
n
of
cl
e
a
r
l
y
id
e
n
t
i
f
i
e
d
public benefits to the
co
m
m
u
n
i
t
y
.
On
e
of
th
e
fi
r
s
t
qu
e
s
t
i
o
n
s
th
a
t
us
u
a
l
l
y
co
m
e
s
up when we make a
re
c
o
m
m
e
n
d
a
t
i
o
n
li
k
e
th
i
s
is
:
“h
o
w
do
ot
h
e
r
communities do this?”
4 So
m
e
co
m
m
u
n
i
t
i
e
s
ca
l
l
th
i
s
“w
a
i
v
e
r
”
an
d
so
m
e
re
f
e
r
to these changes as
“v
a
r
i
a
n
c
e
s
.
”
We
wi
l
l
ne
e
d
to
de
t
e
r
m
i
n
e
wh
a
t
ti
t
l
e
th
e
town would like to use.
To
w
n
of
Av
o
n
9
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
We
ha
v
e
ta
k
e
n
a
lo
o
k
at
so
m
e
si
m
i
l
a
r
l
y
si
t
u
a
t
e
d
mo
u
n
t
a
i
n
re
s
o
r
t
co
m
m
u
n
i
t
i
e
s
th
a
t
ha
v
e
PU
D
pr
o
v
i
s
i
o
n
s
in
th
e
i
r
la
n
d
de
v
e
l
o
p
m
e
n
t
co
d
e
s
an
d
cr
e
a
t
e
d
th
e
Pl
a
n
n
e
d
Un
i
t
De
v
e
l
o
p
m
e
n
t
Co
m
p
a
r
i
s
o
n
Ta
b
l
e
on
th
e
ne
x
t
pa
g
e
.
Th
e
co
m
m
u
n
i
t
i
e
s
we
re
v
i
e
w
e
d
ar
e
id
e
n
t
i
f
i
e
d
ac
r
o
s
s
th
e
to
p
of
th
e
ta
b
l
e
an
d
th
e
ro
w
s
pr
o
v
i
d
e
in
f
o
r
m
a
t
i
o
n
ab
o
u
t
th
e
fo
l
l
o
w
i
n
g
qu
e
s
t
i
o
n
s
:
1.
Is
a
PU
D
re
q
u
i
r
e
d
to
fo
l
l
o
w
th
e
re
q
u
i
r
e
m
e
n
t
s
of
an
un
d
e
r
l
y
i
n
g
zo
n
e
di
s
t
r
i
c
t
(i
.
e
.
,
ar
e
th
e
y
li
n
k
e
d
)
?
2.
Wh
e
r
e
ca
n
a PU
D
be
us
e
d
/
w
h
e
r
e
mu
s
t
a PU
D
be
us
e
d
?
3.
Ar
e
th
e
av
a
i
l
a
b
l
e
us
e
s
li
m
i
t
e
d
to
an
un
d
e
r
l
y
i
n
g
zo
n
e
di
s
t
r
i
c
t
or
is
th
i
s
ne
g
o
t
i
a
b
l
e
?
4.
Is
th
e
ma
x
i
m
u
m
de
n
s
i
t
y
li
m
i
t
e
d
to
an
un
d
e
r
l
y
i
n
g
zone district or
is
th
i
s
ne
g
o
t
i
a
b
l
e
?
5.
Ar
e
th
e
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
(l
a
n
d
s
c
a
p
i
n
g
,
parking, open
sp
a
c
e
,
co
n
n
e
c
t
i
v
i
t
y
)
li
m
i
t
e
d
to
an
un
d
e
r
l
y
i
n
g
zone district or are
th
e
s
e
ne
g
o
t
i
a
b
l
e
?
6.
Is
th
e
r
e
a re
q
u
i
r
e
m
e
n
t
or
in
c
e
n
t
i
v
e
to
pr
o
v
i
d
e
public benefits?
Pl
a
n
n
e
d
Un
i
t
De
v
e
l
o
p
m
e
n
t
Co
m
p
a
r
i
s
o
n
Ta
b
l
e
Ja
c
k
s
o
n
,
WY
Va
i
l
,
CO
(S
D
D
)
Pa
r
k
Ci
t
y
,
UT
St
e
a
m
b
o
a
t
Sp
r
i
n
g
s
,
CO
Du
r
a
n
g
o
,
CO
Aspen/Pitkin County, CO
1.
Li
n
k
e
d
to
Un
d
e
r
l
y
i
n
g
Zo
n
e
Di
s
t
r
i
c
t
Ye
s
Ye
s
Ye
s
Ye
s
No
Yes
2.
Ap
p
l
i
c
a
b
i
l
i
t
y
Re
s
i
d
e
n
t
i
a
l
on
l
y
Co
m
m
e
r
c
i
a
l
co
r
e
on
l
y
Re
q
u
i
r
e
d
fo
r
:
re
s
i
d
e
n
t
i
a
l
> 10
lo
t
s
;
mo
s
t
ho
t
e
l
an
d
lo
d
g
i
n
g
pr
o
j
e
c
t
s
;
ne
w
co
m
m
e
r
c
i
a
l
or
in
d
u
s
t
r
i
a
l
> 10
,
0
0
0
sf
GF
A
Re
q
u
i
r
e
d
fo
r
co
m
m
e
r
c
i
a
l
us
e
>1
2
,
0
0
0
sf
an
d
bu
i
l
d
i
n
g
su
p
p
l
y
/
lu
m
b
e
r
y
a
r
d
>
12
,
0
0
0
sf
ne
t
fl
o
o
r
ar
e
a
;
ca
n
n
o
t
be
us
e
d
so
l
e
l
y
to
ob
t
a
i
n
a si
n
g
l
e
fa
m
i
l
y
va
r
i
a
n
c
e
or
mo
d
i
f
i
c
a
t
i
o
n
Av
a
i
l
a
b
l
e
fo
r
al
m
o
s
t
al
l
us
e
s
;
re
g
u
l
a
t
i
o
n
s
cr
e
a
t
e
mu
l
t
i
p
l
e
pl
a
n
n
e
d
di
s
t
r
i
c
t
s
,
su
c
h
as
re
s
i
d
e
n
t
i
a
l
,
mo
b
i
l
e
ho
m
e
,
tr
a
d
e
(c
o
m
m
e
r
c
i
a
l
)
,
re
c
r
e
a
t
i
o
n
,
an
d
ca
m
p
g
r
o
u
n
d
Must have 27,000 sf parcel unless Director waives requirement
3.
Us
e
s
Re
s
i
d
e
n
t
i
a
l
,
no
Li
m
i
t
e
d
to
Li
m
i
t
e
d
to
Un
d
e
r
l
y
i
n
g
zo
n
e
Pe
r
m
i
t
t
e
d
us
e
s
Limited to
To
w
n
of
Av
o
n
10
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Pl
a
n
n
e
d
Un
i
t
De
v
e
l
o
p
m
e
n
t
Co
m
p
a
r
i
s
o
n
Ta
b
l
e
Ja
c
k
s
o
n
,
WY
Va
i
l
,
CO
(S
D
D
)
Pa
r
k
Ci
t
y
,
UT
St
e
a
m
b
o
a
t
Sp
r
i
n
g
s
,
CO
Du
r
a
n
g
o
,
CO
Aspen/Pitkin County, CO
mo
b
i
l
e
un
i
t
s
un
d
e
r
l
y
i
n
g
zo
n
e
di
s
t
r
i
c
t
un
d
e
r
l
y
i
n
g
zo
n
e
di
s
t
r
i
c
t
di
s
t
r
i
c
t
se
r
v
e
s
as
a
gu
i
d
e
;
mu
s
t
ha
v
e
pu
b
l
i
c
be
n
e
f
i
t
to
ob
t
a
i
n
mo
d
i
f
i
c
a
t
i
o
n
s
of
th
e
st
a
n
d
a
r
d
s
es
t
a
b
l
i
s
h
e
d
in
ea
c
h
ty
p
e
of
pl
a
n
n
e
d
di
s
t
r
i
c
t
underlying zone district
4.
De
n
s
i
t
y
Lo
o
k
at
ba
s
e
zo
n
i
n
g
di
s
t
r
i
c
t
,
mi
x
of
un
i
t
s
,
an
d
ch
a
r
a
c
t
e
r
of
su
r
r
o
u
n
d
i
n
g
ne
i
g
h
b
o
r
h
o
o
d
Li
m
i
t
e
d
to
un
d
e
r
l
y
i
n
g
zo
n
e
di
s
t
r
i
c
t
un
l
e
s
s
pr
o
v
i
d
e
s
a pu
b
l
i
c
be
n
e
f
i
t
Li
m
i
t
e
d
to
un
d
e
r
l
y
i
n
g
zo
n
e
di
s
t
r
i
c
t
Un
d
e
r
l
y
i
n
g
zo
n
e
d
di
s
t
r
i
c
t
se
r
v
e
s
as
a
gu
i
d
e
;
mu
s
t
ha
v
e
pu
b
l
i
c
be
n
e
f
i
t
to
ob
t
a
i
n
mo
d
i
f
i
c
a
t
i
o
n
s
of
th
e
st
a
n
d
a
r
d
s
Pl
a
n
n
e
d
di
s
t
r
i
c
t
ma
y
ex
c
e
e
d
th
e
st
a
n
d
a
r
d
s
of
si
m
i
l
a
r
zo
n
e
di
s
t
r
i
c
t
s
if
“n
e
c
e
s
s
a
r
y
,
or
de
s
i
r
a
b
l
e
,
in
or
d
e
r
to
be
co
n
s
i
s
t
e
n
t
wi
t
h
th
e
pu
r
p
o
s
e
s
of
a PD
Zo
n
e
di
s
t
r
i
c
t
or
ot
h
e
r
se
c
t
i
o
n
s
[o
f
th
e
co
d
e
]
.
”
Limited to maximum aggregate of underlying zone
5.
De
v
e
l
o
p
m
e
n
t
St
a
n
d
a
r
d
s
Fl
e
x
i
b
l
e
bu
t
in
c
l
u
d
e
s
cr
i
t
e
r
i
a
by
ca
t
e
g
o
r
y
(e
.
g
.
,
he
i
g
h
t
,
pa
r
k
i
n
g
,
se
t
b
a
c
k
s
)
Li
m
i
t
e
d
to
un
d
e
r
l
y
i
n
g
zo
n
e
di
s
t
r
i
c
t
un
l
e
s
s
pr
o
v
i
d
e
s
a pu
b
l
i
c
be
n
e
f
i
t
So
m
e
re
f
e
r
e
n
c
e
s
to
ot
h
e
r
co
d
e
se
c
t
i
o
n
s
,
so
m
e
st
a
n
d
a
r
d
s
sp
e
c
i
f
i
c
to
ma
s
t
e
r
pl
a
n
n
e
d
de
v
e
l
o
p
m
e
n
t
Un
d
e
r
l
y
i
n
g
zo
n
e
d
di
s
t
r
i
c
t
se
r
v
e
s
as
a
gu
i
d
e
;
mu
s
t
ha
v
e
pu
b
l
i
c
be
n
e
f
i
t
to
ob
t
a
i
n
mo
d
i
f
i
c
a
t
i
o
n
s
of
th
e
st
a
n
d
a
r
d
s
Sa
m
e
as
de
n
s
i
t
y
;
ho
w
e
v
e
r
,
PD
re
g
u
l
a
t
i
o
n
s
in
c
l
u
d
e
se
p
a
r
a
t
e
si
t
e
pl
a
n
n
i
n
g
an
d
de
s
i
g
n
re
q
u
i
r
e
m
e
n
t
s
Flexible, underlying zone district serves as a guide
6.
Pu
b
l
i
c
Be
n
e
f
i
t
Pu
b
l
i
c
be
n
e
f
i
t
no
t
De
v
i
a
t
i
o
n
fr
o
m
Pu
b
l
i
c
be
n
e
f
i
t
no
t
Re
q
u
i
r
e
d
pu
b
l
i
c
No
t
sp
e
c
i
f
i
e
d
Bonus density if it
To
w
n
of
Av
o
n
11
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Pl
a
n
n
e
d
Un
i
t
De
v
e
l
o
p
m
e
n
t
Co
m
p
a
r
i
s
o
n
Ta
b
l
e
Ja
c
k
s
o
n
,
WY
Va
i
l
,
CO
(S
D
D
)
Pa
r
k
Ci
t
y
,
UT
St
e
a
m
b
o
a
t
Sp
r
i
n
g
s
,
CO
Du
r
a
n
g
o
,
CO
Aspen/Pitkin County, CO
sp
e
c
i
f
i
e
d
bu
t
ca
n
ob
t
a
i
n
bo
n
u
s
de
n
s
i
t
y
(u
p
to
25
%
)
fo
r
pr
o
j
e
c
t
s
th
a
t
in
c
l
u
d
e
pe
r
m
a
n
e
n
t
l
y
af
f
o
r
d
a
b
l
e
ho
u
s
i
n
g
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
al
l
o
w
e
d
wh
e
r
e
“s
u
c
h
de
v
i
a
t
i
o
n
pr
o
v
i
d
e
s
be
n
e
f
i
t
s
to
th
e
to
w
n
th
a
t
ou
t
w
e
i
g
h
th
e
ad
v
e
r
s
e
ef
f
e
c
t
s
of
su
c
h
de
v
i
a
t
i
o
n
.
”
sp
e
c
i
f
i
e
d
;
ca
n
ob
t
a
i
n
bo
n
u
s
de
n
s
i
t
y
(1
0
%
)
if
:
(1
)
do
n
a
t
e
op
e
n
sp
a
c
e
in
ex
c
e
s
s
of
re
q
u
i
r
e
m
e
n
t
;
(2
)
pr
o
v
i
d
e
30
%
af
f
o
r
d
a
b
l
e
ho
u
s
i
n
g
;
or
(3
)
80
%
op
e
n
sp
a
c
e
be
n
e
f
i
t
s
ti
e
d
to
sq
u
a
r
e
fo
o
t
a
g
e
of
so
m
e
co
m
m
e
r
c
i
a
l
us
e
s
an
d
to
re
q
u
e
s
t
e
d
mo
d
i
f
i
c
a
t
i
o
n
s
fo
r
ot
h
e
r
us
e
s
serves one or more communities goals as identified in the plan and site can accommodate
We
ca
n
se
e
fr
o
m
th
i
s
ta
b
l
e
th
a
t
ma
n
y
mo
u
n
t
a
i
n
re
s
o
r
t
co
m
m
u
n
i
t
i
e
s
ma
k
e
us
e
of
PU
D
pr
o
c
e
d
u
r
e
s
,
bu
t
in
th
e
ca
s
e
of
th
e
s
e
ex
a
m
p
l
e
s
,
al
l
ha
v
e
so
m
e
co
n
n
e
c
t
i
o
n
to
ex
i
s
t
i
n
g
ba
s
e
zo
n
e
di
s
t
r
i
c
t
s
or
re
g
u
l
a
t
i
o
n
s
re
l
a
t
i
n
g
to
us
e
,
de
n
s
i
t
y
,
or
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
th
a
t
ar
e
mo
r
e
re
s
t
r
i
c
t
i
v
e
th
a
n
Av
o
n
’
s
cu
r
r
e
n
t
co
d
e
.
As
we
di
s
c
u
s
s
e
d
ab
o
v
e
,
th
i
s
cr
e
a
t
e
s
a
ba
s
e
l
i
n
e
fo
r
th
e
st
a
r
t
of
ne
g
o
t
i
a
t
i
o
n
s
fo
r
th
e
PU
D
.
An
d
,
th
i
s
li
n
k
to
an
un
d
e
r
l
y
i
n
g
zo
n
e
di
s
t
r
i
c
t
se
r
v
e
s
th
e
pu
r
p
o
s
e
of
re
d
u
c
i
n
g
th
e
nu
m
b
e
r
of
PU
D
re
q
u
e
s
t
s
–
wi
t
h
th
e
de
v
e
l
o
p
m
e
n
t
es
s
e
n
t
i
a
l
l
y
ti
e
d
to
th
e
un
d
e
r
l
y
i
n
g
zo
n
i
n
g
un
l
e
s
s
th
e
ap
p
l
i
c
a
n
t
pr
o
v
i
d
e
s
a
si
g
n
i
f
i
c
a
n
t
pu
b
l
i
c
be
n
e
f
i
t
,
an
ap
p
l
i
c
a
n
t
wi
l
l
ha
v
e
to
we
i
g
h
th
e
co
s
t
s
an
d
be
n
e
f
i
t
s
of
ap
p
l
y
i
n
g
fo
r
PU
D
ov
e
r
a si
m
p
l
e
re
z
o
n
i
n
g
.
We
al
s
o
lo
o
k
e
d
at
a
nu
m
b
e
r
of
co
m
m
u
n
i
t
i
e
s
wh
e
r
e
th
e
us
e
of
PU
D
is
li
m
i
t
e
d
to
sp
e
c
i
f
i
c
lo
c
a
t
i
o
n
s
,
an
id
e
a
th
a
t
re
c
e
i
v
e
d
po
s
i
t
i
v
e
fe
e
d
b
a
c
k
fr
o
m
bo
t
h
th
e
st
a
f
f
an
d
to
w
n
.
He
r
e
ar
e
so
m
e
ex
a
m
p
l
e
s
of
ho
w
co
m
m
u
n
i
t
i
e
s
us
e
ge
o
g
r
a
p
h
i
c
a
l
l
y
‐ta
r
g
e
t
e
d
PU
D
re
q
u
i
r
e
m
e
n
t
s
in
di
f
f
e
r
e
n
t
wa
y
s
to
re
f
l
e
c
t
th
e
th
e
m
e
of
us
i
n
g
PU
D
to
me
e
t
im
p
o
r
t
a
n
t
pl
a
n
n
i
n
g
pu
r
p
o
s
e
s
:
Co
m
m
u
n
i
t
y
PUD Location
La
r
i
m
e
r
Co
u
n
t
y
,
Co
l
o
r
a
d
o
Li
m
i
t
e
d
to Growth Management
Ar
e
a
Pi
t
k
i
n
Co
u
n
t
y
,
Co
l
o
r
a
d
o
Se
p
a
r
a
t
e
rural and urban
pr
o
v
i
s
i
o
n
s
Sc
o
t
t
s
d
a
l
e
,
Ar
i
z
o
n
a
PU
D
in
t
e
n
d
e
d
for areas designed
in
th
e
Ge
n
e
r
a
l
Plan for mixed
us
e
s
.
Au
s
t
i
n
,
Te
x
a
s
Si
z
e
re
q
u
i
r
e
m
e
n
t
s
limits use –
mu
s
t
ha
v
e
10 acres for PUD
in
s
i
d
e
ci
t
y
limits but 250 acres
ou
t
s
i
d
e
city limits
Th
e
ea
r
l
y
co
n
s
e
n
s
u
s
wa
s
th
a
t
PU
D
s
ma
y
be
best used if limited to
To
w
n
Ce
n
t
e
r
de
v
e
l
o
p
m
e
n
t
.
To
co
r
r
e
s
p
o
n
d
with the Avon
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
,
PU
D
s
co
u
l
d
al
s
o
be
li
m
i
t
e
d
to the four high
pr
i
o
r
i
t
y
di
s
t
r
i
c
t
s
wh
e
r
e
de
v
e
l
o
p
m
e
n
t
an
d
re
d
e
v
e
l
o
p
m
e
n
t
are most
li
k
e
l
y
:
To
w
n
of
Av
o
n
12
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
1.
We
s
t
To
w
n
Ce
n
t
e
r
(W
T
C
)
,
2.
Ea
s
t
To
w
n
Ce
n
t
e
r
(E
T
C
)
,
3.
Co
n
f
l
u
e
n
c
e
Di
s
t
r
i
c
t
(C
D
)
,
an
d
4.
Av
o
n
Ro
a
d
Co
r
r
i
d
o
r
(A
R
C
)
.
Ea
c
h
of
th
e
s
e
di
s
t
r
i
c
t
s
ha
v
e
pl
a
n
n
i
n
g
po
l
i
c
i
e
s
th
a
t
ca
n
be
ex
p
r
e
s
s
e
d
we
l
l
th
r
o
u
g
h
pl
a
n
n
e
d
un
i
t
de
v
e
l
o
p
m
e
n
t
,
in
c
l
u
d
i
n
g
:
1.
De
v
e
l
o
p
a
mi
x
of
us
e
s
th
a
t
pr
o
v
i
d
e
s
st
r
o
n
g
re
s
i
d
e
n
t
i
a
l
an
d
lo
d
g
i
n
g
be
d
ba
s
e
su
p
p
o
r
t
e
d
by
co
m
m
u
n
i
t
y
an
d
gu
e
s
t
co
m
m
e
r
c
i
a
l
us
e
s
(W
T
C
)
.
2.
Cr
e
a
t
e
a
co
h
e
s
i
v
e
ph
y
s
i
c
a
l
fr
a
m
e
w
o
r
k
an
d
co
m
m
u
n
i
t
y
im
a
g
e
(c
o
m
p
a
t
i
b
l
e
bu
i
l
d
i
n
g
or
i
e
n
t
a
t
i
o
n
,
sc
a
l
e
,
ma
s
s
i
n
g
,
si
t
i
n
g
,
st
r
e
e
t
al
i
g
n
m
e
n
t
s
,
st
r
e
e
t
s
c
a
p
e
fu
r
n
i
s
h
i
n
g
s
,
si
g
n
a
g
e
,
li
g
h
t
i
n
g
,
et
c
.
)
be
t
w
e
e
n
th
e
To
w
n
Ce
n
t
e
r
Di
s
t
r
i
c
t
s
an
d
th
e
Vi
l
l
a
g
e
at
Av
o
n
(E
T
C
)
.
3.
Cr
e
a
t
e
a
vi
b
r
a
n
t
mi
x
of
us
e
s
an
d
cr
e
a
t
i
v
e
us
e
of
re
c
r
e
a
t
i
o
n
an
d
op
e
n
sp
a
c
e
to
al
l
o
w
a un
i
q
u
e
ri
v
e
r
ex
p
e
r
i
e
n
c
e
(C
D
)
.
4.
Re
c
o
n
f
i
g
u
r
e
ke
y
pa
r
c
e
l
s
an
d
/
o
r
re
d
e
v
e
l
o
p
ol
d
e
r
,
un
d
e
r
u
t
i
l
i
z
e
d
bu
i
l
d
i
n
g
s
ad
j
a
c
e
n
t
to
Av
o
n
Ro
a
d
to
fu
l
f
i
l
l
th
e
pu
r
p
o
s
e
of
th
e
di
s
t
r
i
c
t
as
a
sh
o
w
c
a
s
e
an
d
to
ma
k
e
th
e
m
co
m
p
a
t
i
b
l
e
wi
t
h
ex
i
s
t
i
n
g
an
d
fu
t
u
r
e
de
v
e
l
o
p
m
e
n
t
in
th
e
We
s
t
To
w
n
Ce
n
t
e
r
Di
s
t
r
i
c
t
(A
R
C
)
.
Ad
d
i
t
i
o
n
a
l
l
y
,
ea
c
h
of
th
e
s
e
di
s
t
r
i
c
t
s
ha
s
pl
a
n
n
i
n
g
po
l
i
c
i
e
s
th
a
t
id
e
n
t
i
f
y
a
po
t
e
n
t
i
a
l
pu
b
l
i
c
be
n
e
f
i
t
to
Av
o
n
th
a
t
ca
n
be
in
c
o
r
p
o
r
a
t
e
d
in
t
o
th
e
de
s
i
g
n
of
on
e
or
mo
r
e
pr
o
j
e
c
t
s
.
Th
e
s
e
in
c
l
u
d
e
:
•
Es
t
a
b
l
i
s
h
pu
b
l
i
c
pl
a
z
a
s
an
d
ot
h
e
r
ga
t
h
e
r
i
n
g
sp
a
c
e
s
fo
r
co
m
m
u
n
i
t
y
in
t
e
r
a
c
t
i
o
n
an
d
so
c
i
a
l
ev
e
n
t
s
(W
T
C
)
.
•
De
v
e
l
o
p
st
r
u
c
t
u
r
e
d
pa
r
k
i
n
g
fa
c
i
l
i
t
i
e
s
to make parking less
ob
t
r
u
s
i
v
e
to
pe
d
e
s
t
r
i
a
n
s
(E
T
C
)
.
•
En
c
o
u
r
a
g
e
pr
e
s
e
r
v
a
t
i
o
n
of
tr
e
e
s
in wetland areas.
En
c
o
u
r
a
g
e
de
v
e
l
o
p
m
e
n
t
ef
f
o
r
t
s
to
minimize the loss of trees
an
d
im
p
a
c
t
to
th
e
ri
p
a
r
i
a
n
ar
e
a
while still achieving the
ur
b
a
n
de
s
i
g
n
go
a
l
s
of
th
i
s
se
c
t
i
o
n
(C
D
)
.
•
Co
n
t
i
n
u
e
an
d
ex
p
a
n
d
th
e
us
e
of Avon Road (and
su
r
r
o
u
n
d
i
n
g
To
w
n
Ce
n
t
e
r
Di
s
t
r
i
c
t
s
)
as a gallery for
sc
u
l
p
t
u
r
a
l
ar
t
(A
R
C
)
.
In
th
e
ne
x
t
se
c
t
i
o
n
,
we
re
c
o
m
m
e
n
d
th
e
ad
d
i
t
i
o
n
of a number of
mi
x
e
d
‐us
e
di
s
t
r
i
c
t
s
Av
o
n
’
s
ov
e
r
a
l
l
zo
n
e
di
s
t
r
i
c
t
list. With the addition
of
mi
x
e
d
‐us
e
di
s
t
r
i
c
t
s
in
mo
r
e
lo
c
a
t
i
o
n
s
in
Avon, and the potential
fo
r
fo
r
m
‐ba
s
e
d
di
s
t
r
i
c
t
s
al
s
o
(t
h
a
t
te
n
d
to
in
c
o
r
p
o
r
a
t
e
a mix of uses,
al
t
h
o
u
g
h
th
e
fo
c
u
s
is
on
th
e
de
s
i
g
n
an
d
specific location of
st
r
u
c
t
u
r
e
s
on
a
lo
t
)
,
we
an
t
i
c
i
p
a
t
e
th
a
t
we will be addressing
th
r
o
u
g
h
st
a
n
d
a
r
d
zo
n
i
n
g
th
e
re
a
s
o
n
wh
y
ma
n
y
applicants decide to
us
e
th
e
pl
a
n
n
e
d
un
i
t
de
v
e
l
o
p
m
e
n
t
pr
o
c
e
s
s
.
This would make it
fe
a
s
i
b
l
e
to
li
m
i
t
PU
D
to
th
e
To
w
n
Ce
n
t
e
r
ar
e
a
where the town will
ge
t
th
e
be
s
t
an
d
cl
e
a
r
e
s
t
pu
b
l
i
c
be
n
e
f
i
t
s
for negotiated
de
v
e
l
o
p
m
e
n
t
.
Th
e
n
,
if
th
e
PU
D
s
ar
e
us
e
d
in conjunction with the
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
th
a
t
we
wi
l
l
be
dr
a
f
t
i
n
g
in Module 3 (e.g.,
su
b
d
i
v
i
s
i
o
n
,
la
n
d
s
c
a
p
i
n
g
,
co
n
n
e
c
t
i
v
i
t
y
an
d
mobility, open space), it
wi
l
l
be
po
s
s
i
b
l
e
fo
r
bo
t
h
th
e
ap
p
l
i
c
a
n
t
and decision‐makers to
un
d
e
r
s
t
a
n
d
wh
a
t
th
e
pr
o
j
e
c
t
sh
o
u
l
d
lo
o
k
like and whether the
pr
o
p
o
s
e
d
ch
a
n
g
e
s
ar
e
in
th
e
be
s
t
in
t
e
r
e
s
t
of
the community.
Wh
a
t
Wo
u
l
d
an
Up
d
a
t
e
d
PU
D
Pr
o
c
e
s
s
Look Like?
Co
m
m
o
n
l
y
,
PU
D
re
g
u
l
a
t
i
o
n
s
ar
e
st
r
u
c
t
u
r
e
d
to address both issues of
de
s
i
g
n
an
d
de
v
e
l
o
p
m
e
n
t
qu
a
l
i
t
y
an
d
co
m
m
u
n
i
t
y
benefits (discussed
ab
o
v
e
)
an
d
is
s
u
e
s
of
pr
o
c
e
d
u
r
e
(a
p
p
l
i
c
a
t
i
o
n
,
review, approval, and
To
w
n
of
Av
o
n
13
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
am
e
n
d
m
e
n
t
)
.
Mo
r
e
sp
e
c
i
f
i
c
a
l
l
y
,
PU
D
or
d
i
n
a
n
c
e
s
us
u
a
l
l
y
co
v
e
r
th
e
fo
l
l
o
w
i
n
g
to
p
i
c
s
:
1.
Pu
r
p
o
s
e
St
a
t
e
m
e
n
t
(m
a
y
in
c
l
u
d
e
li
m
i
t
s
on
wh
e
r
e
PU
D
ca
n
be
us
e
d
)
2.
De
f
i
n
i
t
i
o
n
of
Te
r
m
s
(i
f
ne
c
e
s
s
a
r
y
– th
e
s
e
sh
o
u
l
d
id
e
a
l
l
y
be
in
t
e
g
r
a
t
e
d
in
t
o
th
e
de
f
i
n
i
t
i
o
n
s
se
c
t
i
o
n
of
th
e
zo
n
i
n
g
or
su
b
d
i
v
i
s
i
o
n
or
d
i
n
a
n
c
e
)
3.
Pr
o
c
e
d
u
r
e
s
a.
Ap
p
l
i
c
a
t
i
o
n
(i
n
c
l
u
d
i
n
g
a re
q
u
i
r
e
m
e
n
t
to
id
e
n
t
i
f
y
/
m
a
p
na
t
u
r
a
l
re
s
o
u
r
c
e
s
an
d
se
n
s
i
t
i
v
e
la
n
d
s
,
an
d
a de
t
e
r
m
i
n
a
t
i
o
n
of
co
m
p
l
e
t
e
n
e
s
s
be
f
o
r
e
pr
o
c
e
s
s
i
n
g
)
b.
St
a
g
e
s
of
ap
p
r
o
v
a
l
(s
o
m
e
re
q
u
i
r
e
a co
n
c
e
p
t
ap
p
r
o
v
a
l
an
d
/
o
r
a ge
n
e
r
a
l
pl
a
n
ap
p
r
o
v
a
l
be
f
o
r
e
th
e
fi
n
a
l
pl
a
n
ap
p
r
o
v
a
l
)
c.
Re
q
u
i
r
e
m
e
n
t
s
fo
r
ev
a
l
u
a
t
i
n
g
im
p
a
c
t
s
of
th
e
pr
o
p
o
s
e
d
de
v
e
l
o
p
m
e
n
t
(f
o
r
ex
a
m
p
l
e
,
tr
a
f
f
i
c
,
wa
t
e
r
,
dr
a
i
n
a
g
e
,
se
n
s
i
t
i
v
e
la
n
d
s
,
fi
s
c
a
l
,
sc
e
n
i
c
,
an
d
wi
l
d
l
i
f
e
im
p
a
c
t
s
)
an
d
to
pr
o
p
o
s
e
mi
t
i
g
a
t
i
o
n
of
th
o
s
e
im
p
a
c
t
s
as
pa
r
t
of
th
e
ap
p
l
i
c
a
t
i
o
n
.
d.
Cr
i
t
e
r
i
a
fo
r
re
v
i
e
w
an
d
ap
p
r
o
v
a
l
/ fi
n
d
i
n
g
s
re
q
u
i
r
e
d
fo
r
ap
p
r
o
v
a
l
e.
Do
c
u
m
e
n
t
s
re
q
u
i
r
e
d
to
pr
o
t
e
c
t
op
e
n
sp
a
c
e
(i
f
ne
c
e
s
s
a
r
y
)
f.
De
v
e
l
o
p
m
e
n
t
ag
r
e
e
m
e
n
t
to
go
v
e
r
n
ph
a
s
i
n
g
,
ti
m
i
n
g
,
im
p
r
o
v
e
m
e
n
t
s
,
or
co
n
t
r
i
b
u
t
i
o
n
s
of
la
n
d
or
fa
c
i
l
i
t
i
e
s
g.
Fu
t
u
r
e
am
e
n
d
m
e
n
t
s
4.
Pe
r
m
i
t
t
e
d
Us
e
s
Ma
n
y
PU
D
s
do
no
t
ch
a
n
g
e
th
e
pe
r
m
i
t
t
e
d
or conditional uses
av
a
i
l
a
b
l
e
to
la
n
d
o
w
n
e
r
s
un
d
e
r
th
e
i
r
ex
i
s
t
i
n
g
base zoning, but if
Av
o
n
wa
n
t
s
to
al
l
o
w
ap
p
l
i
c
a
n
t
s
to
in
c
l
u
d
e
additional uses, we
ne
e
d
to
ad
d
r
e
s
s
th
a
t
to
p
i
c
5.
De
n
s
i
t
y
/ In
t
e
n
s
i
t
y
a.
Ma
x
i
m
u
m
de
n
s
i
t
y
/ in
t
e
n
s
i
t
y
permitted (either
sp
e
c
i
f
i
c
st
a
n
d
a
r
d
or
li
n
k
to
underlying district)
b.
Op
e
n
sp
a
c
e
or
am
e
n
i
t
i
e
s
(p
u
b
l
i
c
benefit) required to
ea
r
n
de
n
s
i
t
y
or
wa
i
v
e
r
s
c.
Cl
u
s
t
e
r
i
n
g
st
a
n
d
a
r
d
s
(i
f
ap
p
l
i
c
a
b
l
e
)
6.
De
s
i
g
n
an
d
De
v
e
l
o
p
m
e
n
t
St
a
n
d
a
r
d
s
a.
Wa
i
v
e
r
s
of
ba
s
e
de
v
e
l
o
p
m
e
n
t
standards (lot sizes,
he
i
g
h
t
,
se
t
b
a
c
k
s
,
pa
r
k
i
n
g
,
et
c
.
)
in return for
ad
d
i
t
i
o
n
a
l
co
m
m
u
n
i
t
y
am
e
n
i
t
i
e
s
or quality.
b.
Se
n
s
i
t
i
v
e
la
n
d
/ na
t
u
r
a
l
re
s
o
u
r
c
e
s
standards (which
ma
y
in
c
l
u
d
e
we
t
l
a
n
d
an
d
ri
p
a
r
i
a
n
setbacks, water
qu
a
l
i
t
y
pr
o
t
e
c
t
i
o
n
,
st
e
e
p
sl
o
p
e
regulations, wildfire
re
g
u
l
a
t
i
o
n
s
,
wi
l
d
l
i
f
e
ha
b
i
t
a
t
and corridor protection,
de
f
i
n
e
d
vi
e
w
co
r
r
i
d
o
r
s
,
co
l
o
r
controls to reduce
vi
s
i
b
i
l
i
t
y
an
d
si
t
e
pl
a
n
n
i
n
g
cr
i
t
e
r
i
a
governing
pl
a
c
e
m
e
n
t
of
th
e
ho
m
e
on
th
e
site)
c.
Pu
b
l
i
c
an
d
pr
i
v
a
t
e
op
e
n
sp
a
c
e
,
parks, and trail
co
n
n
e
c
t
i
o
n
s
d.
La
n
d
s
c
a
p
i
n
g
/ fe
n
c
i
n
g
/ pa
r
k
i
n
g
/ sign controls
e.
Co
m
m
u
n
i
t
y
am
e
n
i
t
i
e
s
th
a
t
sh
o
u
l
d
or must be
in
c
l
u
d
e
d
in
or
d
e
r
fo
r
wa
i
v
e
r
s
of development
st
a
n
d
a
r
d
s
to
ap
p
l
y
,
wh
i
c
h
ca
n
include road
im
p
r
o
v
e
m
e
n
t
s
,
ha
b
i
t
a
t
pr
o
t
e
c
t
i
o
n
or enhancement,
To
w
n
of
Av
o
n
14
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
co
n
t
r
i
b
u
t
i
o
n
s
to
pu
b
l
i
c
se
r
v
i
c
e
s
or
fa
c
i
l
i
t
i
e
s
,
co
m
m
u
n
i
t
y
ce
n
t
e
r
s
,
tr
a
i
l
s
,
et
c
.
f.
In
f
r
a
s
t
r
u
c
t
u
r
e
st
a
n
d
a
r
d
s
(i
f
different than other
fo
r
m
s
of
de
v
e
l
o
p
m
e
n
t
)
To
w
n
of
Av
o
n
15
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
3.
0
UP
D
A
T
I
N
G
T
H
E
Z
O
N
E
D
I
S
T
R
I
C
T
S
DEF
I
N
I
N
G
TH
E
ISS
U
E
He
r
e
is
th
e
is
s
u
e
as
we
st
a
t
e
d
it
in
th
e
Av
o
n
Di
a
g
n
o
s
i
s
:
Th
e
m
e
7:
Cr
e
a
t
e
Ap
p
r
o
p
r
i
a
t
e
Zo
n
e
Di
s
t
r
i
c
t
s
an
d
Ov
e
r
l
a
y
Di
s
t
r
i
c
t
s
Th
e
to
w
n
’
s
ba
s
i
c
zo
n
i
n
g
ha
s
no
t
be
e
n
up
d
a
t
e
d
ov
e
r
ti
m
e
an
d
do
e
s
no
t
fu
n
c
t
i
o
n
we
l
l
as
ei
t
h
e
r
th
e
st
a
n
d
a
r
d
ap
p
r
o
a
c
h
to
la
n
d
cl
a
s
s
i
f
i
c
a
t
i
o
n
or
as
a
ba
c
k
‐up
to
th
e
PU
D
sy
s
t
e
m
.
Zo
n
e
di
s
t
r
i
c
t
s
an
d
ov
e
r
l
a
y
di
s
t
r
i
c
t
s
co
u
l
d
be
up
d
a
t
e
d
to
pr
o
v
i
d
e
a
mo
r
e
co
m
p
r
e
h
e
n
s
i
v
e
ov
e
r
a
l
l
sy
s
t
e
m
to
gu
i
d
e
pr
e
f
e
r
r
e
d
de
v
e
l
o
p
m
e
n
t
pa
t
t
e
r
n
s
an
d
to
in
c
o
r
p
o
r
a
t
e
de
s
i
g
n
‐or
i
e
n
t
e
d
,
fo
r
m
‐ba
s
e
d
re
g
u
l
a
t
i
o
n
s
wh
e
r
e
ap
p
r
o
p
r
i
a
t
e
.
Th
e
to
w
n
’
s
go
a
l
s
an
d
po
l
i
c
i
e
s
as
id
e
n
t
i
f
i
e
d
in
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
co
u
l
d
be
re
f
l
e
c
t
e
d
in
th
e
la
n
d
us
e
re
g
u
l
a
t
i
o
n
s
to
pr
o
v
i
d
e
a
me
t
h
o
d
to
di
s
t
i
n
g
u
i
s
h
be
t
w
e
e
n
ty
p
i
c
a
l
de
v
e
l
o
p
m
e
n
t
–
su
b
j
e
c
t
to
st
a
n
d
a
r
d
zo
n
i
n
g
di
s
t
r
i
c
t
s
an
d
ap
p
r
o
v
a
l
s
–
an
d
ma
j
o
r
or
un
i
q
u
e
de
v
e
l
o
p
m
e
n
t
th
a
t
sh
o
u
l
d
be
su
b
j
e
c
t
to
th
e
PU
D
pr
o
c
e
s
s
,
as
di
s
c
u
s
s
e
d
in
th
e
m
e
on
e
.
Di
a
g
n
o
s
i
s
Ac
t
i
o
n
1:
Up
d
a
t
e
th
e
Ex
i
s
t
i
n
g
Di
s
t
r
i
c
t
s
Re
v
i
e
w
th
e
ex
i
s
t
i
n
g
di
s
t
r
i
c
t
st
r
u
c
t
u
r
e
an
d
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
to
id
e
n
t
i
f
y
po
t
e
n
t
i
a
l
ne
w
an
d
up
d
a
t
e
d
di
s
t
r
i
c
t
s
.
Th
e
to
w
n
sh
o
u
l
d
co
n
s
i
d
e
r
th
e
fo
l
l
o
w
i
n
g
ne
w
di
s
t
r
i
c
t
s
:
1)
a
mi
x
e
d
‐de
n
s
i
t
y
re
s
i
d
e
n
t
i
a
l
di
s
t
r
i
c
t
;
2)
a
re
s
i
d
e
n
t
i
a
l
mi
x
e
d
‐us
e
di
s
t
r
i
c
t
(p
r
i
m
a
r
i
l
y
re
s
i
d
e
n
t
i
a
l
wi
t
h
ne
i
g
h
b
o
r
h
o
o
d
co
m
m
e
r
c
i
a
l
)
;
3)
a co
m
m
e
r
c
i
a
l
mi
x
e
d
‐
us
e
di
s
t
r
i
c
t
(p
r
i
m
a
r
i
l
y
co
m
m
e
r
c
i
a
l
wi
t
h
so
m
e
re
s
i
d
e
n
t
i
a
l
)
;
an
d
4)
a
be
t
t
e
r
fu
n
c
t
i
o
n
i
n
g
ra
n
g
e
of
co
m
m
e
r
c
i
a
l
di
s
t
r
i
c
t
s
.
Th
e
s
e
di
s
t
r
i
c
t
s
wi
l
l
be
dr
a
f
t
e
d
to
wo
r
k
in
co
n
j
u
n
c
t
i
o
n
wi
t
h
th
e
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
an
d
su
b
d
i
v
i
s
i
o
n
re
g
u
l
a
t
i
o
n
s
to
pr
o
v
i
d
e
an
avenue of development
re
v
i
e
w
se
p
a
r
a
t
e
fr
o
m
th
e
PU
D
pr
o
c
e
s
s
.
As
we draft new districts,
we
wi
l
l
wo
r
k
wi
t
h
th
e
to
w
n
to
id
e
n
t
i
f
y
th
e
most functional format
fo
r
ea
c
h
,
ch
o
o
s
i
n
g
fr
o
m
st
a
n
d
a
r
d
,
fo
r
m
‐ba
s
e
d
,
performance, and
hy
b
r
i
d
te
m
p
l
a
t
e
s
.
Di
a
g
n
o
s
i
s
Ac
t
i
o
n
2:
Co
n
s
i
d
e
r
Es
t
a
b
l
i
s
h
i
n
g
a Process for
Co
n
v
e
r
t
i
n
g
Ex
i
s
t
i
n
g
PU
D
s
to
St
a
n
d
a
r
d
Zo
n
e
Districts
We
wi
l
l
ex
p
l
o
r
e
me
t
h
o
d
s
to
es
t
a
b
l
i
s
h
a
pr
o
c
e
s
s
that converts an
ex
i
s
t
i
n
g
PU
D
ap
p
r
o
v
a
l
to
a
st
a
n
d
a
r
d
zo
n
e
district if and when a
pr
o
p
e
r
t
y
ow
n
e
r
se
e
k
s
am
e
n
d
m
e
n
t
to
th
e
PUD. Through this
pr
o
c
e
s
s
,
th
e
PU
D
co
u
l
d
be
re
‐de
s
i
g
n
a
t
e
d
as an existing zoning
di
s
t
r
i
c
t
bu
t
th
e
co
n
d
i
t
i
o
n
s
at
t
a
c
h
e
d
to
th
e
PUD might be brought
fo
r
w
a
r
d
or
su
p
p
l
e
m
e
n
t
e
d
.
We
wi
l
l
al
s
o
lo
o
k
at the possibility of
ap
p
l
y
i
n
g
un
i
f
o
r
m
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
to
developments that are
mo
v
e
d
th
r
o
u
g
h
th
i
s
pr
o
c
e
s
s
,
wh
i
c
h
wo
u
l
d
help reduce the burden
on
st
a
f
f
of
ad
m
i
n
i
s
t
e
r
i
n
g
mu
l
t
i
p
l
e
“m
i
n
i
‐zoning” ordinances that
re
s
u
l
t
fr
o
m
ap
p
r
o
v
a
l
of
mu
l
t
i
p
l
e
PU
D
s
.
Go
a
l
Cr
e
a
t
e
a
r
a
n
g
e
o
f
z
o
n
e
d
i
s
t
r
i
c
t
s
t
h
a
t
e
s
t
a
b
l
i
s
h
de
n
s
i
t
y
,
u
s
e
,
a
n
d
d
e
v
e
l
o
p
m
e
n
t
r
e
q
u
i
r
e
m
e
n
t
s
To
w
n
of
Av
o
n
16
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
APP
R
O
A
C
H
TO
ACT
I
O
N
1:
UPD
A
T
E
TH
E
EXI
S
T
I
N
G
DIS
T
R
I
C
T
S
We
ar
e
pr
o
v
i
d
i
n
g
in
f
o
r
m
a
t
i
o
n
ab
o
u
t
up
d
a
t
i
n
g
ex
i
s
t
i
n
g
di
s
t
r
i
c
t
s
in
a
tw
o
‐st
e
p
pr
o
c
e
s
s
.
Fi
r
s
t
,
we
ha
v
e
re
v
i
e
w
e
d
th
e
la
n
d
us
e
cl
a
s
s
i
f
i
c
a
t
i
o
n
s
in
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
an
d
de
t
e
r
m
i
n
e
d
:
1)
wh
e
t
h
e
r
th
e
ex
i
s
t
i
n
g
di
s
t
r
i
c
t
s
st
i
l
l
wo
r
k
,
2)
wh
e
t
h
e
r
th
e
y
ne
e
d
to
be
am
e
n
d
e
d
,
an
d
3)
wh
a
t
ne
w
di
s
t
r
i
c
t
s
mi
g
h
t
be
ne
c
e
s
s
a
r
y
.
Th
i
s
in
f
o
r
m
a
t
i
o
n
is
in
c
l
u
d
e
d
in
th
e
Pl
a
n
‐to
‐Zo
n
i
n
g
Co
n
v
e
r
s
i
o
n
Ch
a
r
t
on
pa
g
e
17
.
Ba
s
e
d
on
th
i
s
an
a
l
y
s
i
s
,
we
ha
v
e
cr
e
a
t
e
d
a
se
c
o
n
d
se
t
of
ch
a
r
t
s
th
a
t
id
e
n
t
i
f
y
wh
a
t
th
e
re
v
i
s
e
d
an
d
ex
p
a
n
d
e
d
di
s
t
r
i
c
t
li
n
e
‐up
wo
u
l
d
lo
o
k
li
k
e
.
Th
i
s
in
f
o
r
m
a
t
i
o
n
is
in
c
l
u
d
e
d
in
th
e
Re
s
i
d
e
n
t
i
a
l
Di
s
t
r
i
c
t
s
an
d
Co
m
m
e
r
c
i
a
l
an
d
Mi
x
e
d
‐Us
e
Di
s
t
r
i
c
t
s
ch
a
r
t
s
on
pa
g
e
s
22
an
d
27
.
Im
p
l
e
m
e
n
t
th
e
Av
o
n
Fu
t
u
r
e
La
n
d
Us
e
Pl
a
n
Th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
in
c
l
u
d
e
s
a
Fu
t
u
r
e
La
n
d
Us
e
Pl
a
n
(r
i
g
h
t
)
th
a
t
“e
s
t
a
b
l
i
s
h
e
s
pr
e
f
e
r
r
e
d
de
v
e
l
o
p
m
e
n
t
pa
t
t
e
r
n
s
by
de
s
i
g
n
a
t
i
n
g
la
n
d
us
e
ca
t
e
g
o
r
i
e
s
fo
r
sp
e
c
i
f
i
c
ge
o
g
r
a
p
h
i
c
lo
c
a
t
i
o
n
s
.
”
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
at
23
.
Th
e
s
e
la
n
d
us
e
categories are intended
to
co
r
r
e
s
p
o
n
d
wi
t
h
on
e
or
mo
r
e
zo
n
e
di
s
t
r
i
c
t
s
to implement the
pl
a
n
an
d
cr
e
a
t
e
th
e
pr
e
f
e
r
r
e
d
de
v
e
l
o
p
m
e
n
t
pattern in Avon. The
Pl
a
n
to
Zo
n
i
n
g
Co
n
v
e
r
s
i
o
n
Ch
a
r
t
be
l
o
w
id
e
n
t
i
f
i
e
s
the ten plan land
us
e
de
s
i
g
n
a
t
i
o
n
s
al
o
n
g
wi
t
h
ex
i
s
t
i
n
g
an
d
ne
w
zone districts that will
be
ne
c
e
s
s
a
r
y
to
fu
l
l
y
im
p
l
e
m
e
n
t
th
e
pl
a
n
.
To
w
n
of
Av
o
n
17
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Pl
a
n
to
Zo
n
i
n
g
Co
n
v
e
r
s
i
o
n
Ch
a
r
t
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
De
s
i
g
n
a
t
i
o
n
De
s
c
r
i
p
t
i
o
n
Ex
i
s
t
i
n
g
Zo
n
e
Di
s
t
r
i
c
t
(
s
)
an
d
In
t
e
n
t
i
o
n
St
a
t
e
m
e
n
t
s
Po
t
e
n
t
i
a
l
New Districts
an
d
Co
m
m
e
n
t
s
1
Ci
v
i
c
/
P
u
b
l
i
c
(C
P
pg
.
23
)
Pu
b
l
i
c
ar
e
a
s
ar
e
in
t
e
n
d
e
d
to
co
n
t
a
i
n
us
e
s
re
l
a
t
e
d
to
co
m
m
u
n
i
t
y
se
r
v
i
c
e
s
,
su
c
h
as
fi
r
e
st
a
t
i
o
n
s
,
sc
h
o
o
l
s
,
co
m
m
u
n
i
t
y
ce
n
t
e
r
s
,
ho
s
p
i
t
a
l
s
,
mu
n
i
c
i
p
a
l
ce
n
t
e
r
s
,
re
c
r
e
a
t
i
o
n
ce
n
t
e
r
s
,
po
l
i
c
e
st
a
t
i
o
n
s
,
an
d
mu
n
i
c
i
p
a
l
ma
i
n
t
e
n
a
n
c
e
ya
r
d
s
.
17
.
2
0
.
1
3
0
Go
v
e
r
n
m
e
n
t
,
Pa
r
k
an
d
Em
p
l
o
y
e
e
Ho
u
s
i
n
g
(G
P
E
H
)
Th
e
Go
v
e
r
n
m
e
n
t
,
Pa
r
k
an
d
Em
p
l
o
y
e
e
Ho
u
s
i
n
g
Zo
n
e
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
pa
r
k
s
,
co
m
m
u
n
i
t
y
ce
n
t
e
r
s
,
pa
r
k
an
d
re
c
r
e
a
t
i
o
n
fa
c
i
l
i
t
i
e
s
,
wa
t
e
r
st
o
r
a
g
e
,
tr
e
a
t
m
e
n
t
an
d
di
s
t
r
i
b
u
t
i
o
n
sy
s
t
e
m
s
,
fi
r
e
st
a
t
i
o
n
,
go
v
e
r
n
m
e
n
t
a
l
fa
c
i
l
i
t
i
e
s
an
d
pu
b
l
i
c
an
d
/
o
r
pr
i
v
a
t
e
ho
u
s
i
n
g
un
i
t
s
fo
r
Av
o
n
ar
e
a
em
p
l
o
y
e
e
s
.
Ty
p
i
c
a
l
l
y
,
many low‐impact civic
an
d
pu
b
l
i
c
uses are office or
co
m
m
u
n
i
t
y
‐based uses and are
pe
r
m
i
t
t
e
d
in most zone districts.
We
wi
l
l
work with staff to explore
wh
e
t
h
e
r
we can separate the
lo
w
‐im
p
a
c
t
from the heavier‐
im
p
a
c
t
us
e
s
and move things
su
c
h
as
sc
h
o
o
l
s
,
police stations
an
d
co
m
m
u
n
i
t
y
centers into a
va
r
i
e
t
y
of
zone districts.
2
Op
e
n
Sp
a
c
e
(C
P
pg
.
24
)
Ar
e
a
s
id
e
n
t
i
f
i
e
d
as
op
e
n
sp
a
c
e
ar
e
to
be
pr
o
t
e
c
t
e
d
fr
o
m
de
v
e
l
o
p
m
e
n
t
,
so
th
a
t
th
e
na
t
u
r
a
l
ch
a
r
a
c
t
e
r
an
d
en
v
i
r
o
n
m
e
n
t
of
th
e
la
n
d
s
c
a
p
e
is
pr
e
s
e
r
v
e
d
.
Op
e
n
sp
a
c
e
ma
y
al
s
o
be
us
e
d
as
a bu
f
f
e
r
be
t
w
e
e
n
co
n
f
l
i
c
t
i
n
g
la
n
d
us
e
s
an
d
ac
t
i
v
i
t
i
e
s
,
as
an
ed
g
e
to
th
e
co
m
m
u
n
i
t
y
,
to
pr
e
s
e
r
v
e
vi
e
w
s
,
as
a me
c
h
a
n
i
s
m
to
pr
e
s
e
r
v
e
a
va
l
u
e
d
na
t
u
r
a
l
re
s
o
u
r
c
e
,
or
to
pr
o
t
e
c
t
th
e
pu
b
l
i
c
fr
o
m
a ha
z
a
r
d
o
u
s
si
t
u
a
t
i
o
n
.
Fl
o
o
d
p
l
a
i
n
s
,
wi
t
h
th
e
i
r
as
s
o
c
i
a
t
e
d
ri
p
a
r
i
a
n
ha
b
i
t
a
t
an
d
wi
l
d
l
i
f
e
,
st
e
e
p
sl
o
p
e
s
,
ri
d
g
e
s
,
an
d
ot
h
e
r
la
n
d
s
wi
t
h
un
i
q
u
e
ph
y
s
i
c
a
l
pr
o
p
e
r
t
i
e
s
ar
e
al
s
o
go
o
d
ca
n
d
i
d
a
t
e
s
fo
r
op
e
n
sp
a
c
e
de
s
i
g
n
a
t
i
o
n
.
17
.
2
0
.
1
2
0
Op
e
n
Sp
a
c
e
,
La
n
d
s
c
a
p
i
n
g
an
d
Dr
a
i
n
a
g
e
(O
L
D
)
Ar
e
a
s
to
re
m
a
i
n
as
th
e
y
ex
i
s
t
an
d
to
be
pu
b
l
i
c
or
pr
i
v
a
t
e
un
d
e
v
e
l
o
p
e
d
op
e
n
sp
a
c
e
s
.
So
m
e
la
n
d
s
c
a
p
i
n
g
an
d
dr
a
i
n
a
g
e
co
n
t
r
o
l
wo
r
k
ma
y
be
ne
c
e
s
s
a
r
y
an
d
de
s
i
r
a
b
l
e
.
We
do
no
t
recommend Open
Sp
a
c
e
as
a zone district (except as
ap
p
l
i
c
a
b
l
e
to land that is already
de
s
i
g
n
a
t
e
d
open space, such as
BL
M
pr
o
p
e
r
t
y
,
state lands, or
lo
c
a
l
pa
r
k
s
)
because of the
po
t
e
n
t
i
a
l
for problems with
re
g
u
l
a
t
o
r
y
takings. Open space
ca
n
be
re
q
u
i
r
e
d
through the
de
v
e
l
o
p
m
e
n
t
standards,
id
e
n
t
i
f
i
e
d
on a site plan as part of
an
ov
e
r
a
l
l
development, and
ma
i
n
t
a
i
n
e
d
through any zone
di
s
t
r
i
c
t
,
dedication, acquisition,
or
co
n
s
e
r
v
a
t
i
o
n
easement.
To
w
n
of
Av
o
n
18
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Pl
a
n
to
Zo
n
i
n
g
Co
n
v
e
r
s
i
o
n
Ch
a
r
t
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
De
s
i
g
n
a
t
i
o
n
De
s
c
r
i
p
t
i
o
n
Ex
i
s
t
i
n
g
Zo
n
e
Di
s
t
r
i
c
t
(
s
)
an
d
In
t
e
n
t
i
o
n
St
a
t
e
m
e
n
t
s
Po
t
e
n
t
i
a
l
New Districts
an
d
Co
m
m
e
n
t
s
3
Pa
r
k
l
a
n
d
(C
P
pg
.
24
)
Pa
r
k
s
ar
e
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
fo
r
th
e
pa
s
s
i
v
e
an
d
ac
t
i
v
e
re
c
r
e
a
t
i
o
n
ne
e
d
s
of
th
e
co
m
m
u
n
i
t
y
or
re
g
i
o
n
.
Wh
e
r
e
po
s
s
i
b
l
e
,
th
e
y
sh
o
u
l
d
be
lo
c
a
t
e
d
an
d
de
s
i
g
n
e
d
to
ta
k
e
ad
v
a
n
t
a
g
e
of
na
t
u
r
a
l
fe
a
t
u
r
e
s
an
d
am
e
n
i
t
i
e
s
.
Sa
m
e
co
m
m
e
n
t
as Open Space.
4
Re
s
i
d
e
n
t
i
a
l
Lo
w
De
n
s
i
t
y
(C
P
pg
.
24
)
Ar
e
a
s
de
s
i
g
n
a
t
e
d
fo
r
re
s
i
d
e
n
t
i
a
l
lo
w
de
n
s
i
t
y
ar
e
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
si
n
g
l
e
‐fa
m
i
l
y
,
du
p
l
e
x
,
an
d
mu
l
t
i
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
at
a de
n
s
i
t
y
no
gr
e
a
t
e
r
th
a
n
7.
5
dw
e
l
l
i
n
g
un
i
t
s
pe
r
ac
r
e
.
17
.
2
0
.
0
5
0
Re
s
i
d
e
n
t
i
a
l
Si
n
g
l
e
‐Fa
m
i
l
y
(R
S
F
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Si
n
g
l
e
‐Fa
m
i
l
y
Zo
n
e
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
si
n
g
l
e
‐
fa
m
i
l
y
dw
e
l
l
i
n
g
s
on
se
p
a
r
a
t
e
lo
t
s
,
wi
t
h
ac
c
e
s
s
o
r
y
us
e
s
.
(M
a
x
.
de
n
s
i
t
y
:
5.
8
du
/
a
c
r
e
)
17
.
2
0
.
0
6
0
Re
s
i
d
e
n
t
i
a
l
Du
p
l
e
x
(R
D
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Du
p
l
e
x
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
lo
w
‐de
n
s
i
t
y
re
s
i
d
e
n
t
i
a
l
de
v
e
l
o
p
m
e
n
t
.
(M
a
x
.
de
n
s
i
t
y
:
8 du
/
a
c
r
e
,
pl
u
s
1 ac
c
e
s
s
o
r
y
ca
r
e
t
a
k
e
r
ap
a
r
t
m
e
n
t
pe
r
du
)
17
.
2
0
.
0
7
0
Re
s
i
d
e
n
t
i
a
l
Lo
w
De
n
s
i
t
y
(R
L
D
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Lo
w
De
n
s
i
t
y
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
si
n
g
l
e
‐fa
m
i
l
y
,
tw
o
‐fa
m
i
l
y
,
an
d
mu
l
t
i
p
l
e
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
at
a de
n
s
i
t
y
no
t
to
ex
c
e
e
d
se
v
e
n
an
d
on
e
‐
ha
l
f
(7
.
5
)
dw
e
l
l
i
n
g
un
i
t
s
pe
r
ac
r
e
.
•
La
r
g
e
lot/estate lot/
co
n
s
e
r
v
a
t
i
o
n
development
To
w
n
of
Av
o
n
19
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Pl
a
n
to
Zo
n
i
n
g
Co
n
v
e
r
s
i
o
n
Ch
a
r
t
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
De
s
i
g
n
a
t
i
o
n
De
s
c
r
i
p
t
i
o
n
Ex
i
s
t
i
n
g
Zo
n
e
Di
s
t
r
i
c
t
(
s
)
an
d
In
t
e
n
t
i
o
n
St
a
t
e
m
e
n
t
s
Po
t
e
n
t
i
a
l
New Districts
an
d
Co
m
m
e
n
t
s
5
Re
s
i
d
e
n
t
i
a
l
Me
d
i
u
m
De
n
s
i
t
y
(C
P
pg
.
24
)
Ar
e
a
s
de
s
i
g
n
a
t
e
d
fo
r
re
s
i
d
e
n
t
i
a
l
lo
w
de
n
s
i
t
y
ar
e
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
mu
l
t
i
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
at
a de
n
s
i
t
y
no
le
s
s
th
a
n
7.
5
dw
e
l
l
i
n
g
un
i
t
s
pe
r
ac
r
e
an
d
no
gr
e
a
t
e
r
th
a
n
15
dw
e
l
l
i
n
g
un
i
t
s
pe
r
ac
r
e
.
17
.
2
0
.
0
8
0
Re
s
i
d
e
n
t
i
a
l
Me
d
i
u
m
De
n
s
i
t
y
(R
M
D
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Me
d
i
u
m
De
n
s
i
t
y
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
mu
l
t
i
p
l
e
‐
fa
m
i
l
y
dw
e
l
l
i
n
g
s
at
a de
n
s
i
t
y
no
t
to
ex
c
e
e
d
fi
f
t
e
e
n
(1
5
)
dw
e
l
l
i
n
g
un
i
t
s
pe
r
ac
r
e
.
Co
n
s
i
d
e
r
changing to Residential
Di
v
e
r
s
e
Dwellings and include
si
n
g
l
e
fa
m
i
l
y
detached uses to
al
l
o
w
tr
a
d
i
t
i
o
n
a
l
neighborhood
de
v
e
l
o
p
m
e
n
t
mix of lot sizes and
dw
e
l
l
i
n
g
unit types.
6
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
t
y
(C
P
pg
.
24
)
Ar
e
a
s
de
s
i
g
n
a
t
e
d
fo
r
re
s
i
d
e
n
t
i
a
l
hi
g
h
de
n
s
i
t
y
ar
e
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
mu
l
t
i
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
no
le
s
s
th
a
n
15
an
d
no
gr
e
a
t
e
r
th
a
n
20
un
i
t
s
pe
r
ac
r
e
.
17
.
2
0
.
0
9
0
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
t
y
(R
H
D
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
t
y
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
mu
l
t
i
p
l
e
‐
fa
m
i
l
y
dw
e
l
l
i
n
g
s
at
a de
n
s
i
t
y
no
t
to
ex
c
e
e
d
tw
e
n
t
y
(2
0
)
dw
e
l
l
i
n
g
un
i
t
s
pe
r
ac
r
e
.
No
ch
a
n
g
e
s
7
Mi
x
e
d
Us
e
(C
P
pg
.
24
)
Th
e
in
t
e
n
t
of
th
e
mi
x
e
d
‐us
e
de
s
i
g
n
a
t
i
o
n
is
to
cr
e
a
t
e
an
ar
e
a
pr
o
v
i
d
i
n
g
co
m
m
e
r
c
i
a
l
re
t
a
i
l
an
d
se
r
v
i
c
e
us
e
s
wi
t
h
a su
p
p
o
r
t
i
n
g
mi
x
of
of
f
i
c
e
,
re
s
i
d
e
n
t
i
a
l
,
lo
d
g
i
n
g
,
an
d
en
t
e
r
t
a
i
n
m
e
n
t
us
e
s
in
an
ur
b
a
n
i
z
e
d
,
pe
d
e
s
t
r
i
a
n
‐or
i
e
n
t
e
d
en
v
i
r
o
n
m
e
n
t
.
A hi
g
h
pr
o
p
o
r
t
i
o
n
of
lo
d
g
i
n
g
an
d
ot
h
e
r
re
s
i
d
e
n
t
i
a
l
us
e
s
sh
o
u
l
d
be
ac
h
i
e
v
e
d
in
or
d
e
r
to
cr
e
a
t
e
th
e
ne
e
d
e
d
cr
i
t
i
c
a
l
ma
s
s
of
po
p
u
l
a
t
i
o
n
an
d
ac
t
i
v
i
t
y
to
en
e
r
g
i
z
e
th
e
To
w
n
Ce
n
t
e
r
Di
s
t
r
i
c
t
.
Bu
i
l
d
i
n
g
sh
o
u
l
d
be
ve
r
t
i
c
a
l
l
y
mi
x
e
d
,
wi
t
h
re
t
a
i
l
,
re
s
t
a
u
r
a
n
t
s
,
an
d
ot
h
e
r
co
m
m
e
r
c
i
a
l
se
r
v
i
c
e
s
lo
c
a
t
e
d
on
th
e
lo
w
e
r
le
v
e
l
s
in
or
d
e
r
to
en
c
o
u
r
a
g
e
a
17
.
2
0
.
0
2
0
To
w
n
Ce
n
t
e
r
(T
C
)
Th
e
To
w
n
Ce
n
t
e
r
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
a va
r
i
e
t
y
of
us
e
s
su
c
h
as
lo
d
g
e
s
,
co
m
m
e
r
c
i
a
l
es
t
a
b
l
i
s
h
m
e
n
t
s
,
an
d
of
f
i
c
e
s
in
a pr
e
d
o
m
i
n
a
t
e
l
y
pe
d
e
s
t
r
i
a
n
en
v
i
r
o
n
m
e
n
t
.
In
ac
c
o
r
d
a
n
c
e
wi
t
h
th
e
Co
m
p
r
e
h
e
n
s
i
v
e
Ma
s
t
e
r
Pl
a
n
(n
o
t
e
:
th
i
s
re
f
e
r
e
n
c
e
s
th
e
pr
e
v
i
o
u
s
pl
a
n
)
,
th
e
s
e
re
g
u
l
a
t
i
o
n
s
ar
e
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
de
v
e
l
o
p
m
e
n
t
wh
i
c
h
di
s
t
i
n
g
u
i
s
h
e
s
th
e
To
w
n
Ce
n
t
e
r
fr
o
m
ot
h
e
r
ar
e
a
s
wi
t
h
i
n
th
e
To
w
n
.
•
Mi
x
e
d
‐use neighborhood
(p
r
i
m
a
r
i
l
y
residential, not
ne
c
e
s
s
a
r
i
l
y
high density)
•
Mi
x
e
d
‐use commercial
ou
t
s
i
d
e
of the Town Center
(o
v
e
r
l
a
y
)
•
Fo
r
m
‐based mixed‐use
di
s
t
r
i
c
t
To
w
n
of
Av
o
n
20
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Pl
a
n
to
Zo
n
i
n
g
Co
n
v
e
r
s
i
o
n
Ch
a
r
t
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
De
s
i
g
n
a
t
i
o
n
De
s
c
r
i
p
t
i
o
n
Ex
i
s
t
i
n
g
Zo
n
e
Di
s
t
r
i
c
t
(
s
)
an
d
In
t
e
n
t
i
o
n
St
a
t
e
m
e
n
t
s
Po
t
e
n
t
i
a
l
New Districts
an
d
Co
m
m
e
n
t
s
hi
g
h
le
v
e
l
of
in
t
e
r
e
s
t
an
d
pe
d
e
s
t
r
i
a
n
ac
t
i
v
i
t
y
.
Bu
i
l
d
i
n
g
de
s
i
g
n
,
si
t
i
n
g
,
an
d
or
i
e
n
t
a
t
i
o
n
,
as
we
l
l
as
sh
a
r
e
d
pa
r
k
i
n
g
fa
c
i
l
i
t
i
e
s
an
d
pu
b
l
i
c
ga
t
h
e
r
i
n
g
sp
a
c
e
s
cr
e
a
t
e
an
en
v
i
r
o
n
m
e
n
t
th
a
t
is
ap
p
e
a
l
i
n
g
an
d
in
v
i
t
i
n
g
fo
r
pe
d
e
s
t
r
i
a
n
s
an
d
ve
h
i
c
l
e
s
.
17
.
2
0
.
0
3
0
Sh
o
p
p
i
n
g
Ce
n
t
e
r
(S
C
)
Th
e
Sh
o
p
p
i
n
g
Ce
n
t
e
r
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
pr
i
m
a
r
i
l
y
fo
r
ma
j
o
r
re
t
a
i
l
es
t
a
b
l
i
s
h
m
e
n
t
s
an
d
sm
a
l
l
e
r
re
t
a
i
l
sh
o
p
s
an
d
pe
r
s
o
n
a
l
se
r
v
i
c
e
es
t
a
b
l
i
s
h
m
e
n
t
s
,
of
f
i
c
e
s
an
d
li
m
i
t
e
d
ap
a
r
t
m
e
n
t
s
.
17
.
2
0
.
1
0
0
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
t
y
Co
m
m
e
r
c
i
a
l
(R
H
D
C
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
t
y
Co
m
m
e
r
c
i
a
l
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
th
e
de
v
e
l
o
p
m
e
n
t
of
mu
l
t
i
p
l
e
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
an
d
lo
d
g
e
un
i
t
s
,
al
o
n
g
wi
t
h
ac
c
e
s
s
o
r
y
co
m
m
e
r
c
i
a
l
us
e
s
,
no
t
to
ex
c
e
e
d
a de
n
s
i
t
y
of
tw
e
n
t
y
‐fi
v
e
(2
5
)
dw
e
l
l
i
n
g
un
i
t
s
pe
r
ac
r
e
or
se
v
e
n
t
y
‐fi
v
e
(7
5
)
ac
c
o
m
m
o
d
a
t
i
o
n
un
i
t
s
pe
r
ac
r
e
.
8
Re
g
i
o
n
a
l
Co
m
m
e
r
c
i
a
l
(C
P
pg
.
25
)
Th
e
re
g
i
o
n
a
l
co
m
m
e
r
c
i
a
l
ar
e
a
s
ar
e
in
t
e
n
d
e
d
to
se
r
v
e
bo
t
h
lo
c
a
l
an
d
re
g
i
o
n
a
l
sh
o
p
p
e
r
s
wi
t
h
a wi
d
e
va
r
i
e
t
y
of
co
m
m
e
r
c
i
a
l
us
e
s
,
in
c
l
u
d
i
n
g
di
s
c
o
u
n
t
re
t
a
i
l
e
r
s
,
of
f
i
c
e
s
,
su
p
e
r
m
a
r
k
e
t
s
,
an
d
ot
h
e
r
si
m
i
l
a
r
us
e
s
.
17
.
2
0
.
0
4
0
Ne
i
g
h
b
o
r
h
o
o
d
Co
m
m
e
r
c
i
a
l
(N
C
)
Th
e
Ne
i
g
h
b
o
r
h
o
o
d
Co
m
m
e
r
c
i
a
l
Zo
n
e
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
co
m
m
e
r
c
i
a
l
fa
c
i
l
i
t
i
e
s
an
d
se
r
v
i
c
e
s
fo
r
th
e
pr
i
n
c
i
p
a
l
be
n
e
f
i
t
of
re
s
i
d
e
n
t
s
of
th
e
co
m
m
u
n
i
t
y
an
d
al
s
o
to
hi
g
h
w
a
y
co
m
m
e
r
c
i
a
l
ne
e
d
s
(s
i
c
)
.
•
Si
n
g
l
e
purpose regional
co
m
m
e
r
c
i
a
l
regulation
•
Hi
g
h
w
a
y
commercial
To
w
n
of
Av
o
n
21
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Pl
a
n
to
Zo
n
i
n
g
Co
n
v
e
r
s
i
o
n
Ch
a
r
t
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
De
s
i
g
n
a
t
i
o
n
De
s
c
r
i
p
t
i
o
n
Ex
i
s
t
i
n
g
Zo
n
e
Di
s
t
r
i
c
t
(
s
)
an
d
In
t
e
n
t
i
o
n
St
a
t
e
m
e
n
t
s
Po
t
e
n
t
i
a
l
New Districts
an
d
Co
m
m
e
n
t
s
9
Ne
i
g
h
b
o
r
h
o
o
d
Co
m
m
e
r
c
i
a
l
(C
P
pg
.
25
)
Th
e
s
e
ar
e
a
s
ar
e
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
ne
i
g
h
b
o
r
h
o
o
d
‐fo
c
u
s
e
d
re
t
a
i
l
an
d
se
r
v
i
c
e
us
e
s
(s
u
c
h
as
ma
r
k
e
t
s
,
ch
i
l
d
c
a
r
e
,
re
s
t
a
u
r
a
n
t
s
,
an
d
ca
f
e
s
)
th
a
t
ar
e
co
n
v
e
n
i
e
n
t
l
y
lo
c
a
t
e
d
ne
a
r
an
d
co
n
n
e
c
t
e
d
wi
t
h
su
r
r
o
u
n
d
i
n
g
re
s
i
d
e
n
t
i
a
l
ne
i
g
h
b
o
r
h
o
o
d
s
.
17
.
2
0
.
0
4
0
Ne
i
g
h
b
o
r
h
o
o
d
Co
m
m
e
r
c
i
a
l
(N
C
)
Th
e
Ne
i
g
h
b
o
r
h
o
o
d
Co
m
m
e
r
c
i
a
l
Zo
n
e
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
co
m
m
e
r
c
i
a
l
fa
c
i
l
i
t
i
e
s
an
d
se
r
v
i
c
e
s
fo
r
th
e
pr
i
n
c
i
p
a
l
be
n
e
f
i
t
of
re
s
i
d
e
n
t
s
of
th
e
co
m
m
u
n
i
t
y
an
d
al
s
o
to
hi
g
h
w
a
y
co
m
m
e
r
c
i
a
l
ne
e
d
s
(s
i
c
)
.
Se
e
mi
x
e
d
‐use neighborhood,
ab
o
v
e
10
Li
g
h
t
In
d
u
s
t
r
i
a
l
Co
m
m
e
r
c
i
a
l
an
d
Em
p
l
o
y
m
e
n
t
(C
P
pg
.
25
)
Li
g
h
t
in
d
u
s
t
r
i
a
l
co
m
m
e
r
c
i
a
l
an
d
em
p
l
o
y
m
e
n
t
ar
e
a
s
co
m
p
r
i
s
e
a va
r
i
e
t
y
of
bu
s
i
n
e
s
s
e
s
,
in
c
l
u
d
i
n
g
wa
r
e
h
o
u
s
e
s
,
re
s
e
a
r
c
h
an
d
de
v
e
l
o
p
m
e
n
t
fi
r
m
s
,
re
p
a
i
r
sh
o
p
s
,
wh
o
l
e
s
a
l
e
di
s
t
r
i
b
u
t
o
r
s
,
an
d
li
g
h
t
ma
n
u
f
a
c
t
u
r
i
n
g
.
Th
e
s
e
ar
e
a
s
ma
y
in
c
l
u
d
e
su
p
p
o
r
t
i
n
g
of
f
i
c
e
,
co
m
m
e
r
c
i
a
l
,
an
d
ac
c
e
s
s
o
r
y
re
s
i
d
e
n
t
i
a
l
us
e
s
wh
e
r
e
ap
p
r
o
p
r
i
a
t
e
.
17
.
2
0
.
0
1
0
In
d
u
s
t
r
i
a
l
an
d
Co
m
m
e
r
c
i
a
l
(I
C
)
Th
e
in
d
u
s
t
r
i
a
l
an
d
co
m
m
e
r
c
i
a
l
di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
li
g
h
t
in
d
u
s
t
r
i
a
l
an
d
ma
n
u
f
a
c
t
u
r
i
n
g
us
e
s
,
wh
o
l
e
s
a
l
e
ou
t
l
e
t
s
,
wa
r
e
h
o
u
s
i
n
g
,
of
f
i
c
e
s
,
an
d
st
o
r
a
g
e
fa
c
i
l
i
t
i
e
s
.
No
ch
a
n
g
e
s
To
w
n
of
Av
o
n
22
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
On
c
e
we
ha
v
e
co
m
p
a
r
e
d
th
e
ex
i
s
t
i
n
g
or
d
i
n
a
n
c
e
an
d
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
,
we
ca
n
lo
o
k
at
a
se
c
o
n
d
se
r
i
e
s
of
ch
a
r
t
s
th
a
t
id
e
n
t
i
f
y
th
e
ne
w
li
n
e
‐up
of
zo
n
i
n
g
di
s
t
r
i
c
t
s
.
We
ha
v
e
br
o
k
e
n
th
i
s
in
t
o
tw
o
ch
a
r
t
s
,
on
e
fo
r
re
s
i
d
e
n
t
i
a
l
,
be
l
o
w
,
an
d
on
e
fo
r
co
m
m
e
r
c
i
a
l
an
d
mi
x
e
d
‐us
e
s
,
pa
g
e
27
.
Up
d
a
t
e
d
Zo
n
e
Di
s
t
r
i
c
t
Ch
a
r
t
– Re
s
i
d
e
n
t
i
a
l
Di
s
t
r
i
c
t
s
Th
e
pu
r
p
o
s
e
s
of
re
s
i
d
e
n
t
i
a
l
di
s
t
r
i
c
t
s
ar
e
ty
p
i
c
a
l
l
y
ve
r
y
st
r
a
i
g
h
t
f
o
r
w
a
r
d
,
in
c
l
u
d
i
n
g
:
cr
e
a
t
i
n
g
st
a
b
l
e
ne
i
g
h
b
o
r
h
o
o
d
s
,
en
c
o
u
r
a
g
i
n
g
a mi
x
of
ho
u
s
i
n
g
ty
p
e
s
,
pr
e
s
e
r
v
i
n
g
th
e
ch
a
r
a
c
t
e
r
of
th
e
co
m
m
u
n
i
t
y
,
an
d
re
d
u
c
i
n
g
th
e
im
p
a
c
t
of
ne
w
de
v
e
l
o
p
m
e
n
t
on
su
r
r
o
u
n
d
i
n
g
ar
e
a
s
.
Av
o
n
cu
r
r
e
n
t
l
y
ha
s
si
x
re
s
i
d
e
n
t
i
a
l
zo
n
e
di
s
t
r
i
c
t
s
th
a
t
co
r
r
e
s
p
o
n
d
we
l
l
wi
t
h
th
e
co
m
p
r
e
h
e
n
s
i
v
e
pl
a
n
.
Ba
s
e
d
on
ou
r
an
a
l
y
s
i
s
in
th
e
Co
n
v
e
r
s
i
o
n
Ch
a
r
t
,
we
re
c
o
m
m
e
n
d
th
a
t
Av
o
n
ad
d
tw
o
re
s
i
d
e
n
t
i
a
l
di
s
t
r
i
c
t
s
to
co
v
e
r
th
e
fu
l
l
ra
n
g
e
of
de
v
e
l
o
p
m
e
n
t
in
th
e
to
w
n
.
At
th
e
ve
r
y
lo
w
de
n
s
i
t
y
en
d
of
de
v
e
l
o
p
m
e
n
t
,
we recommend
a la
r
g
e
lo
t
di
s
t
r
i
c
t
th
a
t
ca
n
be
us
e
d
fo
r
de
v
e
l
o
p
m
e
n
t
in
en
v
i
r
o
n
m
e
n
t
a
l
l
y
se
n
s
i
t
i
v
e
ar
e
a
s
.
An
d
in
th
e
medium range of
de
n
s
i
t
y
,
we
re
c
o
m
m
e
n
d
th
a
t
th
e
to
w
n
mo
d
i
f
y
the Residential
Me
d
i
u
m
De
n
s
i
t
y
di
s
t
r
i
c
t
to
pe
r
m
i
t
a mi
x
of
lo
t
sizes and the inclusion
of
si
n
g
l
e
‐fa
m
i
l
y
us
e
s
to
pe
r
m
i
t
th
e
cr
e
a
t
i
o
n
of
th
e
re
s
i
d
e
n
t
i
a
l
pi
e
c
e
of
a tr
a
d
i
t
i
o
n
a
l
ne
i
g
h
b
o
r
h
o
o
d
di
s
t
r
i
c
t
.
Re
s
i
d
e
n
t
i
a
l
Di
s
t
r
i
c
t
s
Lo
t
Pa
t
t
e
r
n
,
ty
p
i
c
a
l
Pu
r
p
o
s
e
Us
e
s
De
n
s
i
t
y
an
d
Lo
t
Si
z
e
Co
m
m
e
n
t
s
Re
s
i
d
e
n
t
i
a
l
Es
t
a
t
e
(R
E
)
(n
e
w
di
s
t
r
i
c
t
)
Ac
c
o
m
m
o
d
a
t
e
la
r
g
e
‐lo
t
si
n
g
l
e
‐fa
m
i
l
y
de
t
a
c
h
e
d
re
s
i
d
e
n
t
i
a
l
us
e
s
an
d
ac
c
e
s
s
o
r
y
de
v
e
l
o
p
m
e
n
t
co
m
p
a
t
i
b
l
e
wi
t
h
th
e
mo
u
n
t
a
i
n
la
n
d
s
c
a
p
e
;
pr
o
t
e
c
t
en
v
i
r
o
n
m
e
n
t
a
l
l
y
se
n
s
i
t
i
v
e
ar
e
a
s
;
pr
o
v
i
d
e
fo
r
op
e
n
sp
a
c
e
an
d
co
n
s
e
r
v
a
t
i
o
n
su
b
d
i
v
i
s
i
o
n
s
Si
n
g
l
e
fa
m
i
l
y
re
s
i
d
e
n
t
i
a
l
1 du
/
a
c
r
e
;
Mi
n
.
lo
t
1 ac
r
e
(l
o
t
si
z
e
ca
n
be
ch
a
n
g
e
d
fo
r
co
n
s
e
r
v
a
t
i
o
n
su
b
d
i
v
i
s
i
o
n
)
Go
a
l
is long‐term large
lo
t
s
in rural areas;
ho
w
e
v
e
r
,
this also allows
lo
o
k
at potential
re
d
e
v
e
l
o
p
m
e
n
t
pattern if
pe
r
m
i
t
t
e
d
.
A por
t
i
o
n
of
th
e
current Avon zoning map.
To
w
n
of
Av
o
n
23
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Re
s
i
d
e
n
t
i
a
l
Di
s
t
r
i
c
t
s
Lo
t
Pa
t
t
e
r
n
,
ty
p
i
c
a
l
Pu
r
p
o
s
e
Us
e
s
De
n
s
i
t
y
an
d
Lo
t
Si
z
e
Co
m
m
e
n
t
s
Re
s
i
d
e
n
t
i
a
l
Si
n
g
l
e
‐Fa
m
i
l
y
(R
S
F
)
(e
x
i
s
t
i
n
g
di
s
t
r
i
c
t
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Si
n
g
l
e
‐Fa
m
i
l
y
Zo
n
e
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
si
n
g
l
e
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
on
se
p
a
r
a
t
e
lo
t
s
,
wi
t
h
ac
c
e
s
s
o
r
y
us
e
s
.
Si
n
g
l
e
fa
m
i
l
y
re
s
i
d
e
n
t
i
a
l
Ma
x
.
de
n
s
i
t
y
:
5.
8
du
/
a
c
r
e
;
mi
n
.
lo
t
7,
5
0
0
sf
Qu
e
s
t
i
o
n
:
is there any
re
a
s
o
n
to allow smaller
lo
t
sizes – maybe down to
5,
0
0
0
sf?
Re
s
i
d
e
n
t
i
a
l
Du
p
l
e
x
(R
D
)
(e
x
i
s
t
i
n
g
di
s
t
r
i
c
t
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Du
p
l
e
x
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
lo
w
‐de
n
s
i
t
y
re
s
i
d
e
n
t
i
a
l
du
p
l
e
x
de
v
e
l
o
p
m
e
n
t
.
Si
n
g
l
e
fa
m
i
l
y
Du
p
l
e
x
Ac
c
e
s
s
o
r
y
ca
r
e
t
a
k
e
r
ap
t
.
Ma
x
.
de
n
s
i
t
y
:
8
du
/
a
c
r
e
,
pl
u
s
1
ac
c
e
s
s
o
r
y
ca
r
e
t
a
k
e
r
ap
t
.
pe
r
du
;
mi
n
.
lo
t
.2
5
ac
r
e
If
the purpose of this
di
s
t
r
i
c
t
is to maintain
se
p
a
r
a
t
i
o
n
between
si
n
g
l
e
family detached
di
s
t
r
i
c
t
and duplex
de
v
e
l
o
p
m
e
n
t
,
may
co
n
s
i
d
e
r
eliminating this
in
favor of mixed‐density
re
s
i
d
e
n
t
i
a
l
.
Re
s
i
d
e
n
t
i
a
l
Lo
w
De
n
s
i
t
y
(R
L
D
)
(e
x
i
s
t
i
n
g
di
s
t
r
i
c
t
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Lo
w
De
n
s
i
t
y
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
si
n
g
l
e
‐fa
m
i
l
y
,
tw
o
‐fa
m
i
l
y
,
an
d
mu
l
t
i
p
l
e
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
.
Si
n
g
l
e
fa
m
i
l
y
Du
p
l
e
x
To
w
n
h
o
m
e
Co
n
d
o
Ap
a
r
t
m
e
n
t
7.
5
du
/
a
c
r
e
,
no
mo
r
e
th
a
n
8 du
/
bu
i
l
d
i
n
g
;
mi
n
.
lo
t
.2
5
ac
r
e
No
changes
To
w
n
of
Av
o
n
24
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Re
s
i
d
e
n
t
i
a
l
Di
s
t
r
i
c
t
s
Lo
t
Pa
t
t
e
r
n
,
ty
p
i
c
a
l
Pu
r
p
o
s
e
Us
e
s
De
n
s
i
t
y
an
d
Lo
t
Si
z
e
Co
m
m
e
n
t
s
Re
s
i
d
e
n
t
i
a
l
Me
d
i
u
m
De
n
s
i
t
y
(R
M
D
)
(e
x
i
s
t
i
n
g
di
s
t
r
i
c
t
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Me
d
i
u
m
De
n
s
i
t
y
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
mu
l
t
i
p
l
e
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
.
To
w
n
h
o
m
e
Co
n
d
o
Ap
a
r
t
m
e
n
t
15
du
/
a
c
r
e
of
bu
i
l
d
a
b
l
e
ar
e
a
;
mi
n
.
lo
t
.5
ac
r
e
Co
u
l
d
replace Residential
Me
d
i
u
m
Density with
Re
s
i
d
e
n
t
i
a
l
Diverse
Dw
e
l
l
i
n
g
s
,
below.
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
t
y
(R
H
D
)
(e
x
i
s
t
i
n
g
di
s
t
r
i
c
t
)
Th
e
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
t
y
Di
s
t
r
i
c
t
is
in
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
mu
l
t
i
p
l
e
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
.
To
w
n
h
o
m
e
Co
n
d
o
Ap
a
r
t
m
e
n
t
20
du
/
a
c
r
e
of
bu
i
l
d
a
b
l
e
ar
e
a
;
mi
n
.
lo
t
1 ac
r
e
No
changes
Re
s
i
d
e
n
t
i
a
l
Di
v
e
r
s
e
Dw
e
l
l
i
n
g
s
(R
D
D
)
(n
e
w
di
s
t
r
i
c
t
)
Pr
o
v
i
d
e
fo
r
bo
t
h
de
t
a
c
h
e
d
an
d
at
t
a
c
h
e
d
ho
u
s
i
n
g
;
al
l
o
w
a mi
x
of
dw
e
l
l
i
n
g
un
i
t
si
z
e
s
an
d
lo
t
co
n
f
i
g
u
r
a
t
i
o
n
s
;
pr
o
v
i
d
e
fo
r
co
m
p
a
c
t
de
v
e
l
o
p
m
e
n
t
to
he
l
p
pr
e
s
e
r
v
e
op
e
n
sp
a
c
e
s
Si
n
g
l
e
fa
m
i
l
y
Du
p
l
e
x
To
w
n
h
o
m
e
Co
n
d
o
Ap
a
r
t
m
e
n
t
20
du
/
a
c
r
e
of
bu
i
l
d
a
b
l
e
ar
e
a
;
mi
x
e
d
lo
t
si
z
e
s
de
t
e
r
m
i
n
e
d
by
si
t
e
pl
a
n
No
changes
To
w
n
of
Av
o
n
25
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Re
s
i
d
e
n
t
i
a
l
Di
s
t
r
i
c
t
s
Lo
t
Pa
t
t
e
r
n
,
ty
p
i
c
a
l
Pu
r
p
o
s
e
Us
e
s
De
n
s
i
t
y
an
d
Lo
t
Si
z
e
Co
m
m
e
n
t
s
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
t
y
an
d
Co
m
m
e
r
c
i
a
l
(e
x
i
s
t
i
n
g
di
s
t
r
i
c
t
)
In
t
e
n
d
e
d
to
pr
o
v
i
d
e
si
t
e
s
fo
r
th
e
de
v
e
l
o
p
m
e
n
t
of
mu
l
t
i
p
l
e
‐fa
m
i
l
y
dw
e
l
l
i
n
g
s
an
d
lo
d
g
e
un
i
t
s
,
al
o
n
g
wi
t
h
ac
c
e
s
s
o
r
y
co
m
m
e
r
c
i
a
l
us
e
s
.
To
w
n
h
o
m
e
Co
n
d
o
Ap
a
r
t
m
e
n
t
Ho
t
e
l
s
an
d
Lo
d
g
e
s
B&
B
Re
t
a
i
l
(w
/
i
n
lo
d
g
e
or
ho
t
e
l
)
25
du
/
a
c
r
e
or
75
ac
c
o
m
m
o
d
a
t
i
o
n
un
i
t
s
pe
r
ac
r
e
;
mi
n
.
lo
t
1 ac
r
e
No
changes
Up
d
a
t
e
d
Zo
n
e
Di
s
t
r
i
c
t
Ch
a
r
t
– Co
m
m
e
r
c
i
a
l
an
d
Mi
x
e
d
‐Us
e
Di
s
t
r
i
c
t
s
Th
e
pu
r
p
o
s
e
of
co
m
m
e
r
c
i
a
l
di
s
t
r
i
c
t
s
is
to
pr
o
v
i
d
e
re
t
a
i
l
an
d
se
r
v
i
c
e
s
to
th
e
co
m
m
u
n
i
t
y
in
va
r
y
i
n
g
si
z
e
s
an
d
sc
a
l
e
s
of
in
t
e
n
s
i
t
y
ac
c
o
r
d
i
n
g
to
th
e
lo
c
a
t
i
o
n
of
th
e
di
s
t
r
i
c
t
.
In
Av
o
n
,
th
e
r
e
ar
e
cu
r
r
e
n
t
l
y
fo
u
r
co
m
m
e
r
c
i
a
l
di
s
t
r
i
c
t
s
th
a
t
ap
p
e
a
r
to
be
fa
i
r
l
y
tr
a
d
i
t
i
o
n
a
l
in
th
a
t
th
e
y
di
v
i
d
e
co
m
m
e
r
c
i
a
l
us
e
s
in
t
o
in
c
r
e
a
s
i
n
g
l
y
la
r
g
e
r
di
s
t
r
i
c
t
s
ba
s
e
d
on
th
e
ma
r
k
e
t
ar
e
a
fr
o
m
wh
i
c
h
th
e
y
dr
a
w
(r
a
n
g
i
n
g
fr
o
m
ne
i
g
h
b
o
r
h
o
o
d
co
m
m
e
r
c
i
a
l
to
to
w
n
ce
n
t
e
r
co
m
m
e
r
c
i
a
l
)
.
Re
v
i
e
w
i
n
g
th
e
to
w
n
’
s
re
c
e
n
t
re
d
e
v
e
l
o
p
m
e
n
t
pa
t
t
e
r
n
an
d
co
m
p
r
e
h
e
n
s
i
v
e
pl
a
n
,
ho
w
e
v
e
r
,
it
ap
p
e
a
r
s
th
a
t
tr
a
d
i
t
i
o
n
a
l
co
m
m
e
r
c
i
a
l
di
s
t
r
i
c
t
s
ar
e
no
t
wh
a
t
Av
o
n
ne
e
d
s
fo
r
th
e
fu
t
u
r
e
.
In
s
t
e
a
d
,
th
e
co
m
m
e
r
c
i
a
l
di
s
t
r
i
c
t
s
sh
o
u
l
d
in
c
o
r
p
o
r
a
t
e
mo
r
e
op
p
o
r
t
u
n
i
t
i
e
s
fo
r
mi
x
e
d
‐us
e
s
,
pa
r
t
i
c
u
l
a
r
l
y
in
an
d
ar
o
u
n
d
th
e
To
w
n
Ce
n
t
e
r
.
Wh
e
r
e
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
re
c
o
m
m
e
n
d
s
th
a
t
co
m
m
e
r
c
i
a
l
us
e
s
be
se
p
a
r
a
t
e
d
fr
o
m
re
s
i
d
e
n
t
i
a
l
us
e
s
,
su
c
h
as
in
th
e
Ne
i
g
h
b
o
r
h
o
o
d
Co
m
m
e
r
c
i
a
l
la
n
d
us
e
cl
a
s
s
i
f
i
c
a
t
i
o
n
,
th
e
us
e
s
sh
o
u
l
d
st
i
l
l
be
ad
j
a
c
e
n
t
to
an
d
co
n
n
e
c
t
e
d
to
th
e
ne
i
g
h
b
o
r
h
o
o
d
th
r
o
u
g
h
ro
a
d
s
,
pa
t
h
s
,
an
d
tr
a
i
l
s
.
Th
e
on
l
y
co
m
p
r
e
h
e
n
s
i
v
e
pl
a
n
cl
a
s
s
i
f
i
c
a
t
i
o
n
th
a
t
do
e
s
no
t
co
n
n
e
c
t
to
or
mi
x
wi
t
h
re
s
i
d
e
n
t
i
a
l
us
e
s
is
Re
g
i
o
n
a
l
Co
m
m
e
r
c
i
a
l
,
which is shown in the
Fu
t
u
r
e
La
n
d
Us
e
Pl
a
n
as
bu
f
f
e
r
e
d
by
op
e
n
space, civic uses, and
ne
i
g
h
b
o
r
h
o
o
d
co
m
m
e
r
c
i
a
l
.
We
re
c
o
m
m
e
n
d
an overhaul of the
co
m
m
e
r
c
i
a
l
di
s
t
r
i
c
t
s
to
fo
c
u
s
on
co
m
m
e
r
c
i
a
l
uses as part of a mixed‐
us
e
de
v
e
l
o
p
m
e
n
t
pa
t
t
e
r
n
,
ex
c
e
p
t
fo
r
re
g
i
o
n
a
l
commercial that will
re
m
a
i
n
a
si
n
g
l
e
‐fo
c
u
s
di
s
t
r
i
c
t
.
An
d
,
no
t
in
c
l
u
d
e
d
in this chart, we
re
c
o
m
m
e
n
d
th
a
t
th
e
to
w
n
ke
e
p
th
e
In
d
u
s
t
r
i
a
l
Commercial (IC)
Di
s
t
r
i
c
t
.
Be
f
o
r
e
dr
a
f
t
i
n
g
th
e
ne
w
di
s
t
r
i
c
t
s
,
we
ne
e
d
to discuss the Avon
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
re
c
o
m
m
e
n
d
a
t
i
o
n
th
a
t
the districts include a
me
a
s
u
r
e
m
e
n
t
fo
r
fl
o
o
r
ar
e
a
ra
t
i
o
(F
A
R
)
.
Se
e
Policy B.1.2: “Amend
th
e
zo
n
i
n
g
co
d
e
to
in
c
l
u
d
e
Fl
o
o
r
Ar
e
a
Ra
t
i
o
limitations, which help
to
mi
n
i
m
i
z
e
st
a
n
d
a
r
d
i
z
a
t
i
o
n
of
he
i
g
h
t
s
an
d
break‐up building bulk.”
FA
R
is
a
me
a
s
u
r
e
m
e
n
t
of
th
e
bu
l
k
of
th
e
st
r
u
c
t
u
r
e
on the site. It is
ca
l
c
u
l
a
t
e
d
by
ad
d
i
n
g
th
e
ar
e
a
of
ea
c
h
fl
o
o
r
of the development and
di
v
i
d
i
n
g
th
i
s
nu
m
b
e
r
by
th
e
to
t
a
l
ar
e
a
of
th
e
lot. While FAR sets the
ba
s
i
c
pa
r
a
m
e
t
e
r
s
fo
r
th
e
bu
i
l
d
i
n
g
,
it
al
l
o
w
s
the developer to make
ch
o
i
c
e
s
ab
o
u
t
th
e
di
s
t
r
i
b
u
t
i
o
n
of
th
e
bu
i
l
d
i
n
g
on the site. The FAR
ca
n
be
in
c
r
e
a
s
e
d
or
de
c
r
e
a
s
e
d
de
p
e
n
d
i
n
g
on
the proposed uses, and
To
w
n
of
Av
o
n
26
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
ca
n
al
s
o
be
in
c
r
e
a
s
e
d
to
pr
o
m
o
t
e
a
sp
e
c
i
f
i
c
st
r
u
c
t
u
r
e
,
su
c
h
as
fo
r
mi
x
e
d
us
e
bu
i
l
d
i
n
g
s
to
en
c
o
u
r
a
g
e
mi
x
e
d
us
e
de
v
e
l
o
p
m
e
n
t
.
It
do
e
s
n
’
t
ap
p
e
a
r
fr
o
m
th
e
ex
i
s
t
i
n
g
re
g
u
l
a
t
i
o
n
s
th
a
t
th
e
to
w
n
is
cu
r
r
e
n
t
l
y
us
i
n
g
FA
R
as
a
me
a
s
u
r
e
m
e
n
t
to
o
l
,
al
t
h
o
u
g
h
we
ha
v
e
no
t
di
s
c
u
s
s
e
d
th
i
s
an
d
it
is
ce
r
t
a
i
n
l
y
po
s
s
i
b
l
e
.
Th
e
il
l
u
s
t
r
a
t
i
o
n
s
be
l
o
w
an
d
to
th
e
ri
g
h
t
fr
o
m
an
o
t
h
e
r
zo
n
i
n
g
co
d
e
il
l
u
s
t
r
a
t
e
FA
R
.
Fo
r
an
FA
R
of
1.
0
,
th
e
bu
i
l
d
i
n
g
co
u
l
d
be
bu
i
l
t
:
•
Fi
g
u
r
e
1:
si
n
g
l
e
st
o
r
y
ov
e
r
th
e
en
t
i
r
e
lo
t
;
•
Fi
g
u
r
e
2:
tw
o
st
o
r
i
e
s
ov
e
r
ha
l
f
of
th
e
lo
t
;
or
•
Fi
g
u
r
e
3:
fo
u
r
st
o
r
i
e
s
ov
e
r
¼ of
th
e
lo
t
Of
co
u
r
s
e
,
th
e
st
r
u
c
t
u
r
e
co
u
l
d
al
s
o
be
th
r
e
e
st
o
r
i
e
s
or
si
x
st
o
r
i
e
s
,
bu
t
th
e
ma
t
h
is
ea
s
i
e
r
to
fo
l
l
o
w
fo
r
th
e
s
e
ex
a
m
p
l
e
s
.
We
do
no
t
th
i
n
k
th
a
t
si
m
p
l
y
ad
d
i
n
g
FA
R
to
th
e
Un
i
f
i
e
d
Co
d
e
wi
l
l
cr
e
a
t
e
th
e
di
v
e
r
s
i
t
y
en
v
i
s
i
o
n
e
d
by
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
,
an
d
it
ma
y
mo
v
e
th
e
to
w
n
aw
a
y
fr
o
m
it
s
pr
e
f
e
r
r
e
d
re
d
e
v
e
l
o
p
m
e
n
t
pa
t
t
e
r
n
.
Th
e
go
a
l
of
FA
R
is
to
el
i
m
i
n
a
t
e
ot
h
e
r
me
a
s
u
r
e
m
e
n
t
ty
p
e
s
,
su
c
h
as
he
i
g
h
t
an
d
se
t
b
a
c
k
,
in
or
d
e
r
to
cr
e
a
t
e
mo
r
e
de
v
e
l
o
p
m
e
n
t
op
t
i
o
n
s
on
a
si
t
e
.
Th
i
s
,
ho
w
e
v
e
r
,
ma
y
re
s
u
l
t
in
st
r
u
c
t
u
r
e
s
th
a
t
do
no
t
co
n
f
o
r
m
to
th
e
ne
w
to
w
n
ce
n
t
e
r
ch
a
r
a
c
t
e
r
of
Av
o
n
.
Mo
v
i
n
g
to
th
e
us
e
of
FA
R
is
al
s
o
no
t
in
ke
e
p
i
n
g
wi
t
h
th
e
to
w
n
’
s
de
s
i
r
e
to
ex
p
l
o
r
e
fo
r
m
‐
ba
s
e
d
zo
n
i
n
g
pa
t
t
e
r
n
s
,
wh
e
r
e
th
e
go
a
l
is
to
specify exactly how the
st
r
u
c
t
u
r
e
wi
l
l
wo
r
k
on
th
e
si
t
e
.
We
wi
l
l
need feedback from the
to
w
n
ab
o
u
t
ho
w
to work with this
po
l
i
c
y
.
1
3
2
To
w
n
of
Av
o
n
27
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Co
m
m
e
r
c
i
a
l
an
d
Mi
x
e
d
‐Us
e
Di
s
t
r
i
c
t
s
Ty
p
i
c
a
l
St
r
u
c
t
u
r
e
Pu
r
p
o
s
e
Us
e
s
De
n
s
i
t
y
or
Sq
u
a
r
e
Fo
o
t
a
g
e
Comments
Mi
x
e
d
‐Us
e
Ne
i
g
h
b
o
r
h
o
o
d
(M
X
N
)
(n
e
w
di
s
t
r
i
c
t
)
Pr
o
v
i
d
e
fo
r
a co
m
p
a
t
i
b
l
e
mi
x
of
re
s
i
d
e
n
t
i
a
l
an
d
sm
a
l
l
‐sc
a
l
e
co
m
m
e
r
c
i
a
l
us
e
s
in
a
ne
i
g
h
b
o
r
h
o
o
d
se
t
t
i
n
g
.
Si
n
g
l
e
fa
m
i
l
y
de
t
a
c
h
e
d
Si
n
g
l
e
fa
m
i
l
y
at
t
a
c
h
e
d
To
w
n
h
o
u
s
e
Co
n
d
o
Ap
a
r
t
m
e
n
t
Li
m
i
t
e
d
sf
co
m
m
e
r
c
i
a
l
Es
t
a
b
l
i
s
h
mi
x
by
pe
r
c
e
n
t
a
g
e
(e
.
g
.
,
no
le
s
s
th
a
n
60
%
re
s
i
d
e
n
t
i
a
l
)
;
de
n
s
i
t
y
co
m
p
a
t
i
b
l
e
wi
t
h
su
r
r
o
u
n
d
i
n
g
ar
e
a
an
d
co
m
m
e
r
c
i
a
l
li
m
i
t
e
d
by
sq
u
a
r
e
fo
o
t
a
g
e
(e
.
g
.
,
to
t
a
l
co
m
m
e
r
c
i
a
l
fo
r
di
s
t
r
i
c
t
li
m
i
t
e
d
to
25
,
0
0
0
sf
gf
a
)
No comments
Ne
i
g
h
b
o
r
h
o
o
d
Co
m
m
e
r
c
i
a
l
(N
C
)
(e
x
i
s
t
i
n
g
di
s
t
r
i
c
t
)
Pr
o
v
i
d
e
si
t
e
s
fo
r
co
m
m
e
r
c
i
a
l
fa
c
i
l
i
t
i
e
s
an
d
se
r
v
i
c
e
s
fo
r
th
e
pr
i
n
c
i
p
a
l
be
n
e
f
i
t
of
re
s
i
d
e
n
t
s
of
th
e
co
m
m
u
n
i
t
y
Co
m
m
e
r
c
i
a
l
Ac
c
e
s
s
o
r
y
ap
a
r
t
m
e
n
t
s
Lo
t
si
z
e
:
.5
ac
r
e
Si
t
e
co
v
e
r
a
g
e
50
%
Ma
x
.
de
n
.
7.
5
un
i
t
s
/
a
c
r
e
;
re
s
.
FA
R
2:
1
Eliminate “highway‐oriented convenience commercial needs” from intent statement. Add to Mixed‐Use Commercial and address with design standards.
Mi
x
e
d
‐Us
e
Co
m
m
e
r
c
i
a
l
(M
X
C
)
(n
e
w
di
s
t
r
i
c
t
)
Gr
o
u
p
an
d
li
n
k
pl
a
c
e
s
us
e
d
fo
r
wo
r
k
i
n
g
,
sh
o
p
p
i
n
g
,
ed
u
c
a
t
i
n
g
,
an
d
re
c
r
e
a
t
i
n
g
,
wi
t
h
re
s
i
d
e
n
t
i
a
l
us
e
s
,
th
e
r
e
b
y
re
d
u
c
i
n
g
ve
h
i
c
l
e
tr
i
p
s
,
re
l
i
e
v
i
n
g
tr
a
f
f
i
c
co
n
g
e
s
t
i
o
n
,
an
d
im
p
r
o
v
i
n
g
th
e
ov
e
r
a
l
l
qu
a
l
i
t
y
of
li
f
e
in
th
e
to
w
n
Co
m
m
e
r
c
i
a
l
Of
f
i
c
e
To
w
n
h
o
u
s
e
Co
n
d
o
Ap
a
r
t
m
e
n
t
Es
t
a
b
l
i
s
h
mi
x
by
pe
r
c
e
n
t
a
g
e
(e
.
g
.
no
le
s
s
th
a
n
60
%
co
m
m
e
r
c
i
a
l
)
;
re
s
i
d
e
n
t
i
a
l
de
n
s
i
t
y
sh
o
u
l
d
co
r
r
e
s
p
o
n
d
to
su
r
r
o
u
n
d
i
n
g
de
n
s
i
t
i
e
s
an
d
co
m
m
e
r
c
i
a
l
sh
o
u
l
d
be
li
m
i
t
e
d
by
sq
u
a
r
e
fo
o
t
a
g
e
(e
.
g
.
,
no
si
n
g
l
e
us
e
gr
e
a
t
e
r
th
a
n
10
,
0
0
0
sf
gf
a
)
Should consider creation of a mixed‐use commercial overlay for use outside of Town Center.
To
w
n
Ce
n
t
e
r
(T
C
)
(e
x
i
s
t
i
n
g
di
s
t
r
i
c
t
)
To
w
n
of
Av
o
n
28
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Co
m
m
e
r
c
i
a
l
an
d
Mi
x
e
d
‐Us
e
Di
s
t
r
i
c
t
s
Ty
p
i
c
a
l
St
r
u
c
t
u
r
e
Pu
r
p
o
s
e
Us
e
s
De
n
s
i
t
y
or
Sq
u
a
r
e
Fo
o
t
a
g
e
Comments
Pr
o
v
i
d
e
si
t
e
s
fo
r
a va
r
i
e
t
y
of
us
e
s
su
c
h
as
lo
d
g
e
s
,
co
m
m
e
r
c
i
a
l
es
t
a
b
l
i
s
h
m
e
n
t
s
,
an
d
of
f
i
c
e
s
in
a
pr
e
d
o
m
i
n
a
t
e
l
y
pe
d
e
s
t
r
i
a
n
en
v
i
r
o
n
m
e
n
t
.
Th
e
To
w
n
Ce
n
t
e
r
sh
o
u
l
d
be
di
s
t
i
n
g
u
i
s
h
e
d
fr
o
m
ot
h
e
r
ar
e
a
s
in
th
e
to
w
n
.
Co
m
m
e
r
c
i
a
l
Of
f
i
c
e
Ho
t
e
l
Co
n
d
o
Ap
a
r
t
m
e
n
t
Lo
t
si
z
e
:
30
,
0
0
0
sf
;
Ma
x
.
de
n
.
30
du
/
a
c
r
e
or
90
ac
c
o
m
m
o
d
a
t
i
o
n
un
i
t
s
Re
g
i
o
n
a
l
Co
m
m
e
r
c
i
a
l
(R
C
)
(n
e
w
di
s
t
r
i
c
t
)
Pr
o
v
i
d
e
ma
j
o
r
re
t
a
i
l
es
t
a
b
l
i
s
h
m
e
n
t
s
,
sm
a
l
l
e
r
re
t
a
i
l
sh
o
p
s
,
pe
r
s
o
n
a
l
se
r
v
i
c
e
es
t
a
b
l
i
s
h
m
e
n
t
s
,
an
d
of
f
i
c
e
s
.
Co
m
m
e
r
c
i
a
l
Of
f
i
c
e
Mi
n
.
lo
t
1 ac
r
e
Ma
x
.
si
t
e
co
v
e
r
a
g
e
50
%
Revise existing Shopping Center district, may need to rezone if mapped in locations other than on Future Land Use map.
APP
R
O
A
C
H
TO
ACT
I
O
N
2:
CON
S
I
D
E
R
EST
A
B
L
I
S
H
I
N
G
A
PRO
C
E
S
S
FO
R
CON
V
E
R
T
I
N
G
EXI
S
T
I
N
G
PU
D
S
TO
STA
N
D
A
R
D
ZON
E
DIS
T
R
I
C
T
S
Th
e
pu
r
p
o
s
e
of
co
n
v
e
r
t
i
n
g
ex
i
s
t
i
n
g
PU
D
s
to
tr
a
d
i
t
i
o
n
a
l
zo
n
e
di
s
t
r
i
c
t
s
is
tw
o
f
o
l
d
:
1)
si
m
p
l
i
f
y
pr
o
c
e
d
u
r
a
l
is
s
u
e
s
re
l
a
t
e
d
to
fu
t
u
r
e
de
v
e
l
o
p
m
e
n
t
an
d
re
d
e
v
e
l
o
p
m
e
n
t
,
an
d
2)
el
i
m
i
n
a
t
e
th
e
ne
e
d
to
ke
e
p
tr
a
c
k
of
mu
l
t
i
p
l
e
“m
i
n
i
zo
n
e
di
s
t
r
i
c
t
s
.
”
Wi
t
h
th
e
up
d
a
t
e
d
zo
n
e
di
s
t
r
i
c
t
s
pr
e
l
i
m
i
n
a
r
i
l
y
id
e
n
t
i
f
i
e
d
,
we
wi
l
l
ne
e
d
to
wo
r
k
wi
t
h
st
a
f
f
to
de
t
e
r
m
i
n
e
wh
i
c
h
ex
i
s
t
i
n
g
PU
D
s
ca
n
be
co
n
v
e
r
t
e
d
to
a st
a
n
d
a
r
d
zo
n
e
di
s
t
r
i
c
t
.
In
or
d
e
r
to
re
s
o
l
v
e
th
i
s
qu
e
s
t
i
o
n
,
we
will need to identify or
co
m
p
a
r
e
:
1.
Is
th
e
r
e
a
cl
o
s
e
ma
t
c
h
be
t
w
e
e
n
a
di
s
t
r
i
c
t
or proposed district
an
d
th
e
ap
p
r
o
v
e
d
PU
D
or
pa
r
c
e
l
s
in
th
e
approved PUD?
2.
Ho
w
do
pe
r
m
i
t
t
e
d
us
e
s
in
th
e
PU
D
an
d
th
e
district compare?
3.
Ho
w
do
pe
r
m
i
t
t
e
d
de
n
s
i
t
i
e
s
in
th
e
PUD and the district
co
m
p
a
r
e
?
4.
We
r
e
th
e
r
e
co
n
d
i
t
i
o
n
s
es
t
a
b
l
i
s
h
e
d
fo
r
during the approval of
th
e
PU
D
an
d
ho
w
ca
n
th
e
y
be
re
f
l
e
c
t
e
d
in
the district?
5.
We
r
e
th
e
r
e
en
t
i
t
l
e
m
e
n
t
s
es
t
a
b
l
i
s
h
e
d
du
r
i
n
g
the approval of the
PU
D
an
d
ho
w
ca
n
th
e
y
be
re
f
l
e
c
t
e
d
in
th
e
district?
To
w
n
of
Av
o
n
29
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
6.
Wi
l
l
it
be
ne
c
e
s
s
a
r
y
to
pr
o
p
o
s
e
d
ad
d
i
t
i
o
n
a
l
di
s
t
r
i
c
t
s
?
As
we
di
s
c
u
s
s
e
d
wi
t
h
th
e
to
w
n
co
u
n
c
i
l
,
it
ma
y
be
po
s
s
i
b
l
e
an
d
us
e
f
u
l
to
co
n
v
e
r
t
so
m
e
ex
i
s
t
i
n
g
PU
D
s
to
a
st
a
n
d
a
r
d
zo
n
e
di
s
t
r
i
c
t
,
bu
t
no
t
ot
h
e
r
s
.
We
wi
l
l
pr
o
v
i
d
e
mo
r
e
de
t
a
i
l
e
d
information about this
pr
o
c
e
s
s
du
r
i
n
g
ou
r
di
s
c
u
s
s
i
o
n
of
Mo
d
u
l
e
2:
Zone Districts.
4.
0
UP
D
A
T
E
T
H
E
P
U
B
L
I
C
B
E
N
E
F
I
T
S
PR
O
C
E
S
S
DEF
I
N
I
N
G
TH
E
ISS
U
E
‐
He
r
e
is
th
e
is
s
u
e
as
we
st
a
t
e
d
it
in
th
e
Av
o
n
Di
a
g
n
o
s
i
s
:
Th
e
m
e
5:
Pr
o
v
i
d
e
Mo
r
e
Sp
e
c
i
f
i
c
In
f
o
r
m
a
t
i
o
n
ab
o
u
t
th
e
Pu
b
l
i
c
Be
n
e
f
i
t
s
Pr
o
c
e
s
s
Av
o
n
ty
p
i
c
a
l
l
y
re
q
u
i
r
e
s
ea
c
h
ap
p
l
i
c
a
n
t
to
sh
o
w
so
m
e
pu
b
l
i
c
be
n
e
f
i
t
as
a
tr
a
d
e
‐of
f
fo
r
th
e
fl
e
x
i
b
i
l
i
t
y
of
PU
D
pr
o
c
e
s
s
ap
p
r
o
v
a
l
th
a
t
mi
g
h
t
in
c
r
e
a
s
e
de
n
s
i
t
y
or
of
f
s
e
t
ot
h
e
r
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
.
Th
i
s
ap
p
r
o
a
c
h
is
us
e
d
in
ma
n
y
co
m
m
u
n
i
t
i
e
s
.
He
r
e
,
ho
w
e
v
e
r
,
th
e
pr
o
c
e
s
s
to
de
t
e
r
m
i
n
e
bo
t
h
wh
i
c
h
le
v
e
l
of
am
e
n
i
t
i
e
s
is
ap
p
r
o
p
r
i
a
t
e
an
d
wh
a
t
le
v
e
l
of
be
n
e
f
i
t
is
ne
c
e
s
s
a
r
y
is
un
c
l
e
a
r
.
Pu
b
l
i
c
be
n
e
f
i
t
s
ap
p
e
a
r
to
be
de
t
e
r
m
i
n
e
d
on
a
ca
s
e
‐by
‐ca
s
e
ba
s
i
s
wi
t
h
li
t
t
l
e
gu
i
d
a
n
c
e
av
a
i
l
a
b
l
e
to
th
e
ap
p
l
i
c
a
n
t
ab
o
u
t
th
e
to
w
n
’
s
pu
b
l
i
c
be
n
e
f
i
t
s
pr
i
o
r
i
t
i
e
s
.
It
is
al
s
o
di
f
f
i
c
u
l
t
to
de
t
e
r
m
i
n
e
ho
w
mu
c
h
we
i
g
h
t
or
va
l
u
e
is
pl
a
c
e
d
on
di
f
f
e
r
e
n
t
po
t
e
n
t
i
a
l
in
c
e
n
t
i
v
e
s
.
Th
i
s
pr
o
c
e
s
s
co
u
l
d
be
up
d
a
t
e
d
as
pa
r
t
of
th
e
PU
D
up
d
a
t
e
(t
h
e
m
e
on
e
)
to
pr
o
v
i
d
e
mo
r
e
ce
r
t
a
i
n
t
y
to
bo
t
h
th
e
ap
p
l
i
c
a
n
t
an
d
th
e
re
v
i
e
w
i
n
g
bo
d
y
.
Di
a
g
n
o
s
i
s
Ac
t
i
o
n
1:
Ad
o
p
t
a
Pu
b
l
i
c
Be
n
e
f
i
t
Menu or Point
Sy
s
t
e
m
Av
o
n
sh
o
u
l
d
co
n
s
i
d
e
r
id
e
n
t
i
f
y
i
n
g
a
pu
b
l
i
c
benefits menu or point
sy
s
t
e
m
wi
t
h
i
n
th
e
Un
i
f
i
e
d
La
n
d
Us
e
Co
d
e
.
If
a system with a specific
li
s
t
of
tr
a
d
e
‐of
f
s
ap
p
e
a
r
s
to
be
to
o
co
n
f
i
n
i
n
g
for the town’s
ne
g
o
t
i
a
t
e
d
pr
o
c
e
s
s
,
th
e
to
w
n
sh
o
u
l
d
at
a
minimum create a list of
cr
i
t
e
r
i
a
th
a
t
wi
l
l
be
re
v
i
e
w
e
d
wh
e
n
co
n
s
i
d
e
r
i
n
g
a compensating
pu
b
l
i
c
be
n
e
f
i
t
.
Di
a
g
n
o
s
i
s
Ac
t
i
o
n
2:
Cl
a
r
i
f
y
Pu
b
l
i
c
Be
n
e
f
i
t
s
Early
If
pu
b
l
i
c
be
n
e
f
i
t
s
ar
e
a ma
j
o
r
po
i
n
t
of
ne
g
o
t
i
a
t
i
o
n
for a project, they
sh
o
u
l
d
be
ad
d
r
e
s
s
e
d
ea
r
l
y
in
th
e
pr
o
c
e
s
s
.
This provides sufficient
ce
r
t
a
i
n
t
y
to
bo
t
h
th
e
to
w
n
an
d
th
e
ap
p
l
i
c
a
n
t
that a project will be
ab
l
e
to
mo
v
e
fo
r
w
a
r
d
ba
s
e
d
on
ot
h
e
r
policy and design
co
n
s
i
d
e
r
a
t
i
o
n
s
an
d
mo
v
e
th
e
pu
b
l
i
c
be
n
e
f
i
t
discussion off of the
ta
b
l
e
.
Th
e
ro
l
e
of
th
e
st
a
f
f
,
pl
a
n
n
i
n
g
an
d
zoning commission, and
to
w
n
co
u
n
c
i
l
sh
o
u
l
d
be
cl
a
r
i
f
i
e
d
an
d
re
f
l
e
c
t
e
d
in the final process.
Fo
r
ex
a
m
p
l
e
,
if
th
e
to
w
n
de
t
e
r
m
i
n
e
s
th
a
t
on
l
y
the town council can
id
e
n
t
i
f
y
/
a
p
p
r
o
v
e
pu
b
l
i
c
be
n
e
f
i
t
s
,
th
e
r
e
ma
y
need to be an early
To
w
n
of
Av
o
n
30
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
di
s
c
u
s
s
i
o
n
wi
t
h
to
w
n
of
f
i
c
i
a
l
s
to
in
f
o
r
m
an
ap
p
l
i
c
a
n
t
ab
o
u
t
th
e
to
w
n
’
s
ex
p
e
c
t
a
t
i
o
n
s
.
Di
a
g
n
o
s
i
s
Ac
t
i
o
n
3:
Es
t
a
b
l
i
s
h
Pl
a
n
n
i
n
g
Pr
i
o
r
i
t
i
e
s
Th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
in
c
l
u
d
e
s
ma
n
y
go
a
l
s
,
po
l
i
c
i
e
s
,
an
d
pr
i
n
c
i
p
l
e
s
su
c
h
as
:
•
En
c
o
u
r
a
g
e
re
d
e
v
e
l
o
p
m
e
n
t
of
ex
i
s
t
i
n
g
li
g
h
t
in
d
u
s
t
r
i
a
l
an
d
ma
n
u
f
a
c
t
u
r
i
n
g
us
e
s
th
a
t
co
n
f
o
r
m
to
ex
i
s
t
i
n
g
pl
a
n
s
an
d
de
s
i
g
n
st
a
n
d
a
r
d
s
(L
a
n
d
Us
e
Go
a
l
C.
5
)
;
•
Cr
e
a
t
e
a
un
i
f
i
e
d
an
d
co
h
e
s
i
v
e
ph
y
s
i
c
a
l
fr
a
m
e
w
o
r
k
an
d
co
m
m
u
n
i
t
y
im
a
g
e
by
en
s
u
r
i
n
g
co
m
p
a
t
i
b
l
e
bu
i
l
d
i
n
g
or
i
e
n
t
a
t
i
o
n
,
sc
a
l
e
,
ma
s
s
i
n
g
,
si
t
i
n
g
,
st
r
e
e
t
al
i
g
n
m
e
n
t
s
,
st
r
e
e
t
s
c
a
p
e
fu
r
n
i
s
h
i
n
g
s
,
si
g
n
a
g
e
,
li
g
h
t
i
n
g
,
et
c
.
(C
o
m
m
u
n
i
t
y
Ch
a
r
a
c
t
e
r
Po
l
i
c
y
D.
1
.
4
)
;
an
d
•
Si
t
e
bu
i
l
d
i
n
g
s
of
va
r
i
o
u
s
si
z
e
s
al
o
n
g
th
e
st
r
e
e
t
ed
g
e
to
ma
x
i
m
i
z
e
su
n
ex
p
o
s
u
r
e
,
pr
o
t
e
c
t
vi
e
w
s
,
an
d
br
e
a
k
up
bu
i
l
d
i
n
g
bu
l
k
(D
i
s
t
r
i
c
t
4:
Av
o
n
Ro
a
d
Co
r
r
i
d
o
r
,
Pl
a
n
n
i
n
g
Pr
i
n
c
i
p
l
e
)
.
As
pa
r
t
of
cl
a
r
i
f
y
i
n
g
th
e
pu
b
l
i
c
be
n
e
f
i
t
s
pr
o
c
e
s
s
,
st
a
f
f
ma
y
wa
n
t
to
wo
r
k
wi
t
h
th
e
pl
a
n
n
i
n
g
an
d
zo
n
i
n
g
co
m
m
i
s
s
i
o
n
an
d
to
w
n
co
u
n
c
i
l
to
es
t
a
b
l
i
s
h
pr
i
o
r
i
t
i
e
s
am
o
n
g
th
e
go
a
l
s
an
d
po
l
i
c
i
e
s
an
d
de
t
e
r
m
i
n
e
wh
e
t
h
e
r
th
e
in
s
t
r
u
c
t
i
o
n
s
ar
e
ma
n
d
a
t
o
r
y
or
pe
r
m
i
s
s
i
v
e
.
Th
i
s
wi
l
l
al
l
o
w
Av
o
n
’
s
de
c
i
s
i
o
n
‐ma
k
e
r
s
to
es
t
a
b
l
i
s
h
wh
e
t
h
e
r
a
pr
o
p
o
s
e
d
pu
b
l
i
c
be
n
e
f
i
t
pr
o
m
o
t
e
s
an
im
p
o
r
t
a
n
t
go
a
l
or
po
l
i
c
y
or
a
mi
n
o
r
go
a
l
or
po
l
i
c
y
an
d
us
e
th
a
t
in
f
o
r
m
a
t
i
o
n
to
as
s
e
s
s
th
e
re
l
e
v
a
n
c
e
of
th
e
po
t
e
n
t
i
a
l
be
n
e
f
i
t
.
WHE
R
E
DOE
S
TH
E
PUB
L
I
C
BEN
E
F
I
T
REQUIREMENT
COM
E
FRO
M
?
Th
e
co
n
c
e
p
t
be
h
i
n
d
th
e
pu
b
l
i
c
be
n
e
f
i
t
re
q
u
i
r
e
m
e
n
t
has been stated
ma
n
y
ti
m
e
s
in
th
i
s
me
m
o
–
wh
e
r
e
th
e
to
w
n
permits development
fl
e
x
i
b
i
l
i
t
y
th
e
ap
p
l
i
c
a
n
t
sh
o
u
l
d
gi
v
e
so
m
e
t
h
i
n
g
back to the town.
Th
i
s
re
q
u
i
r
e
m
e
n
t
is
fo
u
n
d
in
Se
c
t
i
o
n
17
.
2
8
.
0
8
5
of the current Avon
Zo
n
i
n
g
Or
d
i
n
a
n
c
e
an
d
it
st
a
t
e
s
:
17
.
2
8
.
0
8
5
Zo
n
i
n
g
ap
p
l
i
c
a
t
i
o
n
s
.
Th
e
Town shall consider the
fo
l
l
o
w
i
n
g
pu
b
l
i
c
be
n
e
f
i
t
cr
i
t
e
r
i
a
wh
e
n
ev
a
l
u
a
t
i
n
g
zoning applications:
(1
)
Th
e
ap
p
l
i
c
a
t
i
o
n
de
m
o
n
s
t
r
a
t
e
s
a pu
b
l
i
c
pu
r
p
o
s
e
which the current
zo
n
i
n
g
en
t
i
t
l
e
m
e
n
t
s
ca
n
n
o
t
ac
h
i
e
v
e
.
(2
)
Ap
p
r
o
v
a
l
of
th
e
zo
n
i
n
g
ap
p
l
i
c
a
t
i
o
n
pr
o
v
i
d
e
s
long‐term economic,
cu
l
t
u
r
a
l
,
or
so
c
i
a
l
co
m
m
u
n
i
t
y
be
n
e
f
i
t
s
th
a
t
are equal to or greater
th
a
n
po
t
e
n
t
i
a
l
ad
v
e
r
s
e
im
p
a
c
t
s
as
a
re
s
u
l
t
of the changed zoning
ri
g
h
t
s
.
(3
)
Th
e
fl
e
x
i
b
i
l
i
t
y
af
f
o
r
d
e
d
in
ap
p
r
o
v
a
l
of
th
e
zoning application will
re
s
u
l
t
in
be
t
t
e
r
si
t
i
n
g
of
th
e
de
v
e
l
o
p
m
e
n
t
,
preserving valued
en
v
i
r
o
n
m
e
n
t
a
l
an
d
cu
l
t
u
r
a
l
re
s
o
u
r
c
e
s
,
an
d
in
c
r
e
a
s
i
n
g
the amount of
pu
b
l
i
c
be
n
e
f
i
t
co
n
s
i
s
t
e
n
t
wi
t
h
th
e
co
m
m
u
n
i
t
y
master plan document.
We
ha
v
e
tw
o
co
n
c
e
r
n
s
wi
t
h
th
i
s
pr
o
v
i
s
i
o
n
.
First, as it is currently
wr
i
t
t
e
n
,
th
e
pu
b
l
i
c
be
n
e
f
i
t
re
q
u
i
r
e
m
e
n
t
is
ap
p
l
i
c
a
b
l
e
to all rezonings.
We
th
i
n
k
th
i
s
ap
p
r
o
a
c
h
ma
y
be
to
o
br
o
a
d
.
There will be situations
wh
e
r
e
an
ap
p
l
i
c
a
n
t
se
e
k
s
a
fa
i
r
l
y
lo
w
im
p
a
c
t
rezoning that really
sh
o
u
l
d
no
t
tr
i
g
g
e
r
th
e
pu
b
l
i
c
be
n
e
f
i
t
pr
o
c
e
s
s
.
This may be the case
wh
e
r
e
an
ap
p
l
i
c
a
n
t
wa
n
t
s
to
go
fr
o
m
Re
s
i
d
e
n
t
i
a
l
High Density to
To
w
n
of
Av
o
n
31
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
Re
s
i
d
e
n
t
i
a
l
Di
v
e
r
s
e
Dw
e
l
l
i
n
g
s
an
d
th
e
de
n
s
i
t
y
wi
l
l
re
m
a
i
n
th
e
sa
m
e
bu
t
th
e
ap
p
l
i
c
a
n
t
ma
y
ha
v
e
mo
r
e
le
e
w
a
y
wi
t
h
si
t
e
la
y
o
u
t
.
Th
e
im
p
a
c
t
on
th
e
to
w
n
wi
l
l
no
t
be
me
a
s
u
r
a
b
l
y
di
f
f
e
r
e
n
t
.
Si
m
i
l
a
r
l
y
,
if
an
ap
p
l
i
c
a
n
t
wa
n
t
s
to
do
w
n
z
o
n
e
,
su
c
h
as
fr
o
m
Mi
x
e
d
‐Us
e
Co
m
m
e
r
c
i
a
l
to
Mi
x
e
d
‐Us
e
Ne
i
g
h
b
o
r
h
o
o
d
,
th
e
r
e
sh
o
u
l
d
no
t
be
a
pu
b
l
i
c
be
n
e
f
i
t
re
q
u
i
r
e
m
e
n
t
.
We
re
c
o
m
m
e
n
d
th
a
t
th
e
pu
b
l
i
c
be
n
e
f
i
t
s
be
li
m
i
t
e
d
to
PU
D
an
d
si
g
n
i
f
i
c
a
n
t
ch
a
n
g
e
s
in
zo
n
e
di
s
t
r
i
c
t
,
wh
e
r
e
th
e
ap
p
l
i
c
a
n
t
is
ma
k
i
n
g
a
sp
e
c
i
a
l
re
q
u
e
s
t
of
th
e
to
w
n
.
Mo
s
t
re
g
u
l
a
r
by
‐ri
g
h
t
de
v
e
l
o
p
m
e
n
t
in
a
st
a
n
d
a
r
d
zo
n
e
di
s
t
r
i
c
t
an
d
zo
n
e
ch
a
n
g
e
s
be
t
w
e
e
n
ve
r
y
si
m
i
l
a
r
di
s
t
r
i
c
t
s
sh
o
u
l
d
be
re
q
u
i
r
e
d
to
me
e
t
th
e
zo
n
e
di
s
t
r
i
c
t
de
v
e
l
o
p
m
e
n
t
pa
r
a
m
e
t
e
r
s
(u
s
e
,
de
n
s
i
t
y
,
an
d
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
)
,
in
f
r
a
s
t
r
u
c
t
u
r
e
st
a
n
d
a
r
d
s
,
an
d
th
e
go
a
l
s
an
d
po
l
i
c
i
e
s
of
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
,
bu
t
sh
o
u
l
d
no
t
be
re
q
u
i
r
e
d
to
pr
o
v
i
d
e
pu
b
l
i
c
be
n
e
f
i
t
s
.
PU
D
s
an
d
ch
a
n
g
e
s
to
ma
j
o
r
zo
n
e
di
s
t
r
i
c
t
s
,
su
c
h
as
Re
s
i
d
e
n
t
i
a
l
Hi
g
h
De
n
s
i
t
y
an
d
Co
m
m
e
r
c
i
a
l
or
Re
g
i
o
n
a
l
Co
m
m
e
r
c
i
a
l
–
wh
e
r
e
th
e
r
e
ar
e
si
g
n
i
f
i
c
a
n
t
ch
a
n
g
e
s
in
de
n
s
i
t
y
,
in
t
e
n
s
i
t
y
,
or
us
e
‐
sh
o
u
l
d
tr
i
g
g
e
r
th
e
pu
b
l
i
c
be
n
e
f
i
t
s
pr
o
c
e
s
s
.
Se
c
o
n
d
,
we
ar
e
co
n
c
e
r
n
e
d
th
a
t
th
e
la
n
g
u
a
g
e
of
th
i
s
pr
o
v
i
s
i
o
n
in
c
l
u
d
e
s
so
m
e
po
t
e
n
t
i
a
l
am
b
i
g
u
i
t
i
e
s
th
a
t
sh
o
u
l
d
be
el
i
m
i
n
a
t
e
d
pr
i
o
r
to
in
c
o
r
p
o
r
a
t
i
n
g
th
i
s
in
t
o
th
e
ne
w
Un
i
f
i
e
d
Co
d
e
.
We
su
g
g
e
s
t
th
e
fo
l
l
o
w
i
n
g
la
n
g
u
a
g
e
:
17
.
2
8
.
0
8
5
Ma
j
o
r
Re
zo
n
i
n
g
an
d
Pl
a
n
n
e
d
Un
i
t
De
v
e
l
o
p
m
e
n
t
aAp
p
l
i
c
a
t
i
o
n
s
.
Th
e
To
w
n
sh
a
l
l
co
n
s
i
d
e
r
th
e
fo
l
l
o
w
i
n
g
pu
b
l
i
c
be
n
e
f
i
t
cr
i
t
e
r
i
a
wh
e
n
ev
a
l
u
a
t
i
n
g
ma
j
o
r
re
zo
n
i
n
g
or
pl
a
n
n
e
d
un
i
t
de
v
e
l
o
p
m
e
n
t
ap
p
l
i
c
a
t
i
o
n
s
:
(1
)
Th
e
ap
p
l
i
c
a
t
i
o
n
de
s
i
g
n
of
th
e
pr
o
j
e
c
t
de
m
o
n
s
t
r
a
t
e
s
a
pu
b
l
i
c
pu
r
p
o
s
e
im
p
l
e
m
e
n
t
a
t
i
o
n
of
th
e
go
a
l
s
an
d
po
l
i
c
i
e
s
of
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
or
ot
h
e
r
ap
p
l
i
c
a
b
l
e
pl
a
n
n
i
n
g
do
c
u
m
e
n
t
th
a
t
ca
n
n
o
t
be
ac
h
i
e
v
e
d
in
th
e
cu
r
r
e
n
t
zo
n
i
n
g
cl
a
s
s
i
f
i
c
a
t
i
o
n
wh
i
c
h
th
e
cu
r
r
e
n
t
zo
n
i
n
g
en
t
i
t
l
e
m
e
n
t
s
ca
n
n
o
t
ac
h
i
e
v
e
.
(2
)
Ap
p
r
o
v
a
l
of
th
e
ma
j
o
r
re
zo
n
i
n
g
or
pl
a
n
n
e
d
unit development
ap
p
l
i
c
a
t
i
o
n
pr
o
v
i
d
e
s
lo
n
g
‐te
r
m
ec
o
n
o
m
i
c
,
cultural, or social
co
m
m
u
n
i
t
y
be
n
e
f
i
t
s
th
a
t
ar
e
eq
u
a
l
to
or
greater than potential
ad
v
e
r
s
e
im
p
a
c
t
s
as
a re
s
u
l
t
of
th
e
ch
a
n
g
e
d
zo
n
i
n
g
rights.
(3
)
Th
e
fl
e
x
i
b
i
l
i
t
y
af
f
o
r
d
e
d
in
ap
p
r
o
v
a
l
of
the major rezoning or
pl
a
n
n
e
d
un
i
t
de
v
e
l
o
p
m
e
n
t
ap
p
l
i
c
a
t
i
o
n
wi
l
l
result in: better siting of
th
e
im
p
r
o
v
e
d
us
e
of
th
e
si
t
e
fo
r
th
e
de
v
e
l
o
p
m
e
n
t
, preserving valued
en
v
i
r
o
n
m
e
n
t
a
l
an
d
cu
l
t
u
r
a
l
re
s
o
u
r
c
e
s
,
an
d
increasing the amount
th
e
pr
o
v
i
s
i
o
n
of
a
pu
b
l
i
c
be
n
e
f
i
t
(o
r
be
n
e
f
i
t
s
)
consistent with the
co
m
m
u
n
i
t
y
ma
s
t
e
r
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pplan; other planning or
re
d
e
v
e
l
o
p
m
e
n
t
pl
a
n
s
,
po
l
i
c
i
e
s
,
or
do
c
u
m
e
n
t
s
,
or general Town goals
or
st
r
a
t
e
g
i
e
s
.
APP
R
O
A
C
H
TO ACT
I
O
N
1:
ADO
P
T
A PUBLIC BENEFIT
MEN
U
OR POI
N
T
SYS
T
E
M
In
th
e
di
a
g
n
o
s
i
s
,
we
su
g
g
e
s
t
e
d
th
a
t
Av
o
n
create a public benefit
me
n
u
as
il
l
u
s
t
r
a
t
e
d
on
pa
g
e
32
.
Wh
i
l
e
this concept was well‐
re
c
e
i
v
e
d
,
we
ha
d
so
m
e
di
s
c
u
s
s
i
o
n
wi
t
h
st
a
f
f
and the ZAC about how
to
st
r
u
c
t
u
r
e
th
e
in
f
o
r
m
a
t
i
o
n
.
We
th
i
n
k
th
a
t
the preferred approach
wi
l
l
be
to
id
e
n
t
i
f
y
wa
i
v
e
r
s
in
te
r
m
s
of
th
e
i
r
impact. To create this
ch
a
r
t
sp
e
c
i
f
i
c
a
l
l
y
fo
r
Av
o
n
,
we
wi
l
l
ne
e
d
to
an
s
w
e
r
four questions:
1.
Ho
w
do
we
qu
a
n
t
i
f
y
im
p
a
c
t
s
?
2.
Wh
a
t
in
c
r
e
a
s
e
s
in
de
n
s
i
t
y
an
d
ch
a
n
g
e
s
in
uses are acceptable?
3.
Wh
a
t
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
or
de
s
i
g
n
waivers will be
pe
r
m
i
t
t
e
d
?
an
d
To
w
n
of
Av
o
n
32
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
4.
Wh
a
t
pu
b
l
i
c
be
n
e
f
i
t
s
wo
u
l
d
th
e
to
w
n
li
k
e
to
se
e
in
ex
c
h
a
n
g
e
fo
r
pe
r
m
i
t
t
e
d
wa
i
v
e
r
s
?
Th
e
le
v
e
l
of
im
p
a
c
t
ca
n
be
qu
a
n
t
i
f
i
e
d
by
th
r
e
e
cr
i
t
e
r
i
a
:
ty
p
e
of
us
e
,
si
z
e
of
us
e
,
an
d
ca
t
e
g
o
r
y
of
wa
i
v
e
r
re
q
u
e
s
t
.
Fo
r
ex
a
m
p
l
e
,
an
ap
p
l
i
c
a
n
t
pr
o
p
o
s
i
n
g
a
re
s
i
d
e
n
t
i
a
l
de
v
‐
el
o
p
m
e
n
t
wi
t
h
te
n
ho
m
e
s
se
e
k
i
n
g
a
la
n
d
s
c
a
p
i
n
g
wa
i
v
e
r
mi
g
h
t
qu
a
l
i
f
y
as
a lo
w
im
p
a
c
t
re
q
u
e
s
t
.
Th
e
le
v
e
l
of
pu
b
l
i
c
be
n
e
f
i
t
re
q
u
i
r
e
d
wi
l
l
be
ad
j
u
s
t
e
d
ac
c
o
r
d
i
n
g
l
y
.
On
th
e
ot
h
e
r
en
d
of
th
e
sp
e
c
t
r
u
m
,
an
ap
p
l
i
c
a
n
t
wi
t
h
a
mi
x
e
d
‐us
e
re
s
o
r
t
de
v
e
l
o
p
m
e
n
t
se
e
k
i
n
g
60
0
ho
t
e
l
ro
o
m
s
,
50
,
0
0
0
sq
u
a
r
e
fe
e
t
of
co
m
m
e
r
c
i
a
l
de
v
e
l
o
p
m
e
n
t
,
an
d
st
r
u
c
t
u
r
e
d
pa
r
k
i
n
g
th
a
t
is
lo
o
k
i
n
g
to
wa
i
v
e
th
e
on
‐si
t
e
op
e
n
sp
a
c
e
re
q
u
i
r
e
m
e
n
t
an
d
in
c
r
e
a
s
e
th
e
si
t
e
de
n
s
i
t
y
by
25
%
ma
y
be
co
n
s
i
d
e
r
e
d
an
hi
g
h
im
p
a
c
t
wa
i
v
e
r
re
q
u
e
s
t
an
d
wo
u
l
d
ne
e
d
to
pr
o
v
i
d
e
fa
r
mo
r
e
si
g
n
i
f
i
c
a
n
t
pu
b
l
i
c
be
n
e
f
i
t
s
to
ge
t
to
th
e
wa
i
v
e
r
ap
p
r
o
v
a
l
.
Th
i
s
sy
s
t
e
m
sh
o
u
l
d
fu
n
c
t
i
o
n
we
l
l
fo
r
Av
o
n
as
th
e
to
w
n
’
s
ap
p
r
o
a
c
h
to
pu
b
l
i
c
be
n
e
f
i
t
s
is
us
e
d
an
d
re
f
i
n
e
d
.
An
d
if
,
ov
e
r
ti
m
e
,
Av
o
n
wo
u
l
d
li
k
e
to
ex
p
a
n
d
on
a
mo
r
e
qu
a
n
t
i
t
a
t
i
v
e
ap
p
r
o
a
c
h
to
a
st
r
u
c
t
u
r
e
d
pu
b
l
i
c
be
n
e
f
i
t
s
pr
o
c
e
s
s
,
ch
a
n
g
e
s
ca
n
be
ma
d
e
ad
d
re
l
e
v
a
n
t
st
u
d
i
e
s
to
pr
o
v
i
d
e
ad
d
i
t
i
o
n
a
l
in
f
o
r
m
a
t
i
o
n
.
Av
o
n
ma
y
wa
n
t
to
co
n
s
i
d
e
r
an
ap
p
r
o
a
c
h
si
m
i
l
a
r
to
He
n
d
e
r
s
o
n
,
Ne
v
a
d
a
wh
e
r
e
the level of public
be
n
e
f
i
t
s
re
q
u
i
r
e
d
is
me
a
s
u
r
e
d
ag
a
i
n
s
t
th
e
economic impact of the
wa
i
v
e
r
so
u
g
h
t
.
Be
c
a
u
s
e
th
e
pu
b
l
i
c
be
n
e
f
i
t
s
re
q
u
i
r
e
m
e
n
t
is closely tied to
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
,
we
wi
l
l
ne
e
d
to
draft this section in
co
n
j
u
n
c
t
i
o
n
wi
t
h
Mo
d
u
l
e
3
th
a
t
wi
l
l
co
n
t
a
i
n
a draft of the town’s
pr
e
f
e
r
r
e
d
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
.
Wh
e
n
we understand what is
re
q
u
i
r
e
d
of
ea
c
h
de
v
e
l
o
p
m
e
n
t
in
te
r
m
s
of
density and design, we
wi
l
l
be
ab
l
e
to
ma
k
e
a
de
t
e
r
m
i
n
a
t
i
o
n
of
wh
a
t
requirements will be
su
b
j
e
c
t
to
re
q
u
e
s
t
s
fo
r
wa
i
v
e
r
–
ma
n
y
of
th
e
s
e
trade‐offs are fairly
co
m
m
o
n
an
d
ca
n
be
an
t
i
c
i
p
a
t
e
d
.
Me
a
n
w
h
i
l
e
,
as we will work with
st
a
f
f
to
us
e
th
e
zo
n
e
di
s
t
r
i
c
t
s
fr
o
m
Mo
d
u
l
e
2 to identify the level of
im
p
a
c
t
by
de
v
e
l
o
p
m
e
n
t
ty
p
e
an
d
si
z
e
.
At
th
i
s
po
i
n
t
in
th
e
pr
o
c
e
s
s
,
ho
w
e
v
e
r
,
we can start identifying
po
t
e
n
t
i
a
l
pu
b
l
i
c
be
n
e
f
i
t
s
.
Ty
p
i
c
a
l
l
y
,
th
e
s
e
fall into the following
ca
t
e
g
o
r
i
e
s
:
•
Pr
o
v
i
d
i
n
g
ad
d
i
t
i
o
n
a
l
op
e
n
sp
a
c
e
or
la
n
d
s
c
a
p
i
n
g
;
•
Co
n
s
t
r
u
c
t
i
n
g
af
f
o
r
d
a
b
l
e
ho
u
s
i
n
g
;
•
Co
n
t
r
i
b
u
t
i
n
g
to
co
m
m
u
n
i
t
y
in
f
r
a
s
t
r
u
c
t
u
r
e
and facilities;
•
Pr
e
s
e
r
v
i
n
g
re
s
o
u
r
c
e
s
(c
o
m
m
u
n
i
t
y
,
hi
s
t
o
r
i
c
,
cultural); and
•
Do
n
a
t
i
n
g
pu
b
l
i
c
ar
t
We
ca
n
st
a
r
t
to
cr
o
s
s
‐re
f
e
r
e
n
c
e
th
e
s
e
ca
t
e
g
o
r
i
e
s
with potential
pu
b
l
i
c
be
n
e
f
i
t
s
id
e
n
t
i
f
i
e
d
in
th
e
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Plan. While
th
e
pl
a
n
in
c
l
u
d
e
s
ma
n
y
go
a
l
s
an
d
po
l
i
c
i
e
s
th
a
t
qualify as lot‐specific
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
–
su
c
h
as
re
q
u
i
r
i
n
g
new development to
in
c
o
r
p
o
r
a
t
e
re
c
r
e
a
t
i
o
n
a
l
am
e
n
i
t
i
e
s
(P
o
l
i
c
y
I.1.1) or ensuring that
lo
w
im
p
a
c
t
m
o
d
e
r
a
t
e
im
p
a
c
t
h
i
g
h
im
p
a
c
t
Se
t
b
a
c
k
al
t
e
r
a
t
i
o
n
A
d
d
i
t
i
o
n
a
l
wa
l
l
si
g
n
R
e
l
o
c
a
t
e
tr
a
n
s
i
t
st
o
p
Us
e
of
al
t
e
r
n
a
t
i
v
e
ac
c
e
n
t
ma
t
e
r
i
a
l
Wa
i
v
e
r
fr
o
m
pe
d
e
s
t
r
i
a
n
tr
a
i
l
co
n
n
e
c
t
i
o
n
Re
a
l
i
g
n
or
va
c
a
t
e
pu
b
l
i
c
ri
g
h
t
‐of
‐wa
y
An
y
re
q
u
e
s
t
of
up
to
25
%
of
a nu
m
e
r
i
c
a
l
l
y
me
a
s
u
r
e
d
st
a
n
d
a
r
d
An
y
re
q
u
e
s
t
of
up
to
50
%
of
a nu
m
e
r
i
c
a
l
l
y
me
a
s
u
r
e
d
st
a
n
d
a
r
d
An
y
re
q
u
e
s
t
of
mo
r
e
th
a
n
50
%
of
a
nu
m
e
r
i
c
a
l
l
y
me
a
s
u
r
e
d
st
a
n
d
a
r
d
In
c
r
e
a
s
e
in
re
q
u
i
r
e
d
bu
f
f
e
r
i
n
g
fr
o
m
3'
to
6'
En
h
a
n
c
e
d
ar
c
h
i
t
e
c
t
u
r
a
l
st
a
n
d
a
r
d
s
as
pr
o
v
i
d
e
d
in
Se
c
t
i
o
n
xx
.
x
x
Pr
o
v
i
d
e
a 5,
0
0
0
sf
pu
b
l
i
c
pl
a
c
e
or
pu
b
l
i
c
am
e
n
i
t
y
Ac
c
e
p
t
a
b
l
e
on
‐si
t
e
su
b
s
t
i
t
u
t
i
o
n
s
as
al
l
o
w
e
d
by
to
w
n
Pa
y
m
e
n
t
of
an
in
‐li
e
u
fe
e
fo
r
pr
o
v
i
s
i
o
n
of
lo
c
a
l
st
r
e
e
t
s
c
a
p
e
en
h
a
n
c
e
m
e
n
t
s
At
le
a
s
t
50
%
of
gr
o
s
s
fl
o
o
r
ar
e
a
of
de
v
e
l
o
p
m
e
n
t
wi
l
l
ac
h
i
e
v
e
LE
E
D
pl
a
t
i
n
u
m
ra
t
i
n
g
In
c
r
e
a
s
e
in
on
‐si
t
e
tr
e
e
ca
l
i
p
e
r
by
25
%
Co
m
b
i
n
a
t
i
o
n
of
2 or
mo
r
e
lo
w
im
p
a
c
t
be
n
e
f
i
t
s
Co
m
b
i
n
a
t
i
o
n
of
2 or
mo
r
e
mo
d
e
r
a
t
e
im
p
a
c
t
be
n
e
f
i
t
s
Il
l
u
s
t
r
a
t
i
v
e
Pu
b
l
i
c
Be
n
e
f
i
t
s
Me
n
u
De
s
i
g
n
Ch
a
n
g
e
Re
q
u
e
s
t
e
d
Pu
b
l
i
c
Be
n
e
f
i
t
Op
t
i
o
n
s
To
w
n
of
Av
o
n
33
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
pr
o
p
o
s
e
d
pr
o
j
e
c
t
s
co
n
f
o
r
m
to
th
e
Fu
t
u
r
e
La
n
d
Us
e
Pl
a
n
(P
o
l
i
c
y
C.
1
.
1
)
‐
an
d
ar
e
th
e
r
e
f
o
r
e
no
t
in
th
e
pu
b
l
i
c
be
n
e
f
i
t
ca
t
e
g
o
r
y
,
th
e
pl
a
n
al
s
o
in
c
l
u
d
e
s
so
m
e
bi
g
pi
c
t
u
r
e
(o
r
bi
g
ti
c
k
e
t
)
it
e
m
s
th
a
t
ca
n
be
pr
o
v
i
d
e
d
fo
r
as
si
n
g
l
e
or
mu
l
t
i
p
l
e
pu
b
l
i
c
be
n
e
f
i
t
donations. Some
ex
a
m
p
l
e
s
ar
e
:
Av
o
n
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
Po
t
e
n
t
i
a
l
Pu
b
l
i
c
Be
n
e
f
i
t
s
Pr
o
v
i
d
e
Ad
d
i
t
i
o
n
a
l
Op
e
n
Sp
a
c
e
or
La
n
d
s
c
a
p
i
n
g
Co
n
s
t
r
u
c
t
Af
f
o
r
d
a
b
l
e
Ho
u
s
i
n
g
Co
n
t
r
i
b
u
t
e
to
Co
m
m
u
n
i
t
y
In
f
r
a
s
t
r
u
c
t
u
r
e
an
d
Fa
c
i
l
i
t
i
e
s
Pr
e
s
e
r
v
e
Re
s
o
u
r
c
e
s
Do
n
a
t
e
Pu
b
l
i
c
Ar
t
Achieve a Significant Community Goal Identified in Comprehensive Plan
B.
2
.
4
Wo
r
k
wi
t
h
la
n
d
o
w
n
e
r
s
to
id
e
n
t
i
f
y
op
p
o
r
t
u
n
i
t
i
e
s
fo
r
co
n
s
e
r
v
a
t
i
o
n
ea
s
e
m
e
n
t
s
or
ot
h
e
r
pe
r
m
a
n
e
n
t
op
e
n
sp
a
c
e
pr
o
t
e
c
t
i
o
n
to
o
l
s
.
F.
2
.
5
Re
q
u
i
r
e
at
t
a
i
n
a
b
l
e
ho
u
s
i
n
g
to
be
wi
t
h
i
n
cl
o
s
e
pr
o
x
i
m
i
t
y
to
ex
i
s
t
i
n
g
se
r
v
i
c
e
s
an
d
de
v
e
l
o
p
m
e
n
t
,
se
r
v
i
c
e
d
by
tr
a
n
s
i
t
(i
n
c
l
u
d
i
n
g
bi
k
e
an
d
pe
d
e
s
t
r
i
a
n
pa
t
h
s
)
,
an
d
cl
o
s
e
to
sc
h
o
o
l
s
/
c
h
i
l
d
ca
r
e
.
C.
1
.
6
In
c
l
u
d
e
su
f
f
i
c
i
e
n
t
la
n
d
fo
r
pu
b
l
i
c
us
e
s
su
c
h
as
sc
h
o
o
l
s
,
re
c
r
e
a
t
i
o
n
,
co
m
m
u
n
i
t
y
fa
c
i
l
i
t
i
e
s
(s
u
c
h
as
ch
i
l
d
c
a
r
e
)
,
an
d
go
v
e
r
n
m
e
n
t
se
r
v
i
c
e
s
ne
a
r
th
e
pe
o
p
l
e
wh
o
us
e
th
e
m
.
D.
3
.
3
.
En
c
o
u
r
a
g
e
de
v
e
l
o
p
m
e
n
t
of
ci
v
i
c
an
d
re
c
r
e
a
t
i
o
n
a
l
am
e
n
i
t
i
e
s
th
a
t
wi
l
l
be
n
e
f
i
t
ex
i
s
t
i
n
g
ne
i
g
h
b
o
r
h
o
o
d
s
.
D.
2
.
1
Be
a
u
t
i
f
y
th
e
to
w
n
wi
t
h
st
r
e
e
t
tr
e
e
s
,
la
n
d
s
c
a
p
i
n
g
,
an
d
pu
b
l
i
c
ar
t
.
B.1.9 Encourage redevelopment and revitalization of currently outdated, rundown, or otherwise neglected areas.
H.
1
.
2
Ac
q
u
i
r
e
or
ot
h
e
r
w
i
s
e
pe
r
m
a
n
e
n
t
l
y
pr
o
t
e
c
t
im
p
o
r
t
a
n
t
/
si
g
n
i
f
i
c
a
n
t
op
e
n
sp
a
c
e
.
G.
1
.
8
Re
t
r
o
f
i
t
ex
i
s
t
i
n
g
st
r
e
e
t
s
to
pr
o
v
i
d
e
sa
f
e
an
d
in
v
i
t
i
n
g
pe
d
e
s
t
r
i
a
n
si
d
e
w
a
l
k
s
,
sh
o
u
l
d
e
r
s
,
an
d
cr
o
s
s
w
a
l
k
s
.
D.
3
.
4
De
v
e
l
o
p
a pl
a
c
e
fo
r
ev
e
n
t
s
su
c
h
as
an
op
e
n
‐ai
r
pa
v
i
l
i
o
n
,
am
p
h
i
t
h
e
a
t
e
r
,
or
pl
a
z
a
.
D.
3
.
5
De
v
e
l
o
p
a pl
a
n
fo
r
ap
p
r
o
p
r
i
a
t
e
co
m
m
u
n
i
t
y
‐wi
d
e
ar
t
in
s
t
a
l
l
a
t
i
o
n
s
.
D.2.3 Improve the streetscape along U.S. Highway 6 to strengthen Avon’s overall community
im
a
g
e
.
G.
1
.
1
1
Pr
o
v
i
d
e
a
bi
c
y
c
l
e
co
n
n
e
c
t
i
o
n
ac
r
o
s
s
or
un
d
e
r
I‐70
be
t
w
e
e
n
Me
t
c
a
l
f
Ro
a
d
an
d
Be
a
v
e
r
Cr
e
e
k
Bo
u
l
e
v
a
r
d
.
E.
3
.
9
Id
e
n
t
i
f
y
an
d
ho
n
o
r
cu
l
t
u
r
a
l
an
d
he
r
i
t
a
g
e
si
t
e
s
wi
t
h
el
e
m
e
n
t
s
su
c
h
as
mu
s
e
u
m
s
,
in
t
e
r
p
r
e
t
i
v
e
pa
r
k
s
,
ma
r
k
e
r
s
,
me
m
o
r
i
a
l
s
,
fo
u
n
t
a
i
n
s
,
sc
u
l
p
t
u
r
e
s
,
st
a
t
u
e
s
,
si
g
n
a
g
e
,
ba
n
n
e
r
s
,
in
f
o
r
m
a
t
i
o
n
a
l
ki
o
s
k
s
,
pu
b
l
i
c
ar
t
,
an
d
/
o
r
fl
a
g
s
.
G.2.2 Provide safe and cost‐effective, at‐grade pedestrian/ bicycle crossing through the railroad right‐of‐way, particularly between residential neighborhoods and employment centers, shopping centers, and schools.
To
w
n
of
Av
o
n
34
PU
D
/
Z
o
n
e
Di
s
t
r
i
c
t
/
P
u
b
l
i
c
Be
n
e
f
i
t
Me
m
o
ZA
C
/
P
Z
C
/
T
o
w
n
Co
u
n
c
i
l
Dr
a
f
t
| Ap
r
i
l
20
0
9
We
wi
l
l
wo
r
k
wi
t
h
st
a
f
f
to
id
e
n
t
i
f
y
th
e
co
m
m
u
n
i
t
y
go
a
l
s
an
d
po
l
i
c
i
e
s
th
a
t
be
l
o
n
g
on
th
e
pu
b
l
i
c
be
n
e
f
i
t
s
ch
a
r
t
.
We
wi
l
l
th
e
n
st
a
r
t
to
co
o
r
d
i
n
a
t
e
th
e
le
v
e
l
of
im
p
a
c
t
of
a
de
v
e
l
o
p
m
e
n
t
wi
t
h
ca
t
e
g
o
r
i
e
s
of
wa
i
v
e
r
or
va
r
i
a
n
c
e
re
q
u
e
s
t
s
an
d
ti
e
th
a
t
to
sp
e
c
i
f
i
c
be
n
e
f
i
t
s
th
a
t
mu
s
t
be
pr
o
v
i
d
e
d
.
We
wi
l
l
ha
v
e
a
fi
r
s
t
dr
a
f
t
of
th
e
fu
l
l
pu
b
l
i
c
be
n
e
f
i
t
s
ch
a
r
t
re
a
d
y
fo
r
re
v
i
e
w
wi
t
h
Mo
d
u
l
e
3.
APP
R
O
A
C
H
TO
ACT
I
O
N
2:
CLA
R
I
F
Y
PUB
L
I
C
BEN
E
F
I
T
S
EAR
L
Y
Th
e
to
w
n
’
s
ac
t
i
o
n
s
in
si
m
p
l
y
cl
a
r
i
f
y
i
n
g
th
e
pu
b
l
i
c
be
n
e
f
i
t
s
th
r
o
u
g
h
th
e
pr
o
c
e
s
s
id
e
n
t
i
f
i
e
d
ab
o
v
e
wi
l
l
al
l
o
w
th
e
de
v
e
l
o
p
m
e
n
t
co
m
m
u
n
i
t
y
to
ad
j
u
s
t
ex
p
e
c
t
a
t
i
o
n
s
ab
o
u
t
wh
a
t
is
in
v
o
l
v
e
d
in
re
q
u
e
s
t
i
n
g
an
d
pr
o
v
i
d
i
n
g
pu
b
l
i
c
be
n
e
f
i
t
s
.
Th
e
to
w
n
ca
n
go
on
e
st
e
p
fu
r
t
h
e
r
,
ho
w
e
v
e
r
,
an
d
wo
r
k
wi
t
h
ap
p
l
i
c
a
n
t
s
to
id
e
n
t
i
f
y
a
ra
n
g
e
of
po
t
e
n
t
i
a
l
pu
b
l
i
c
be
n
e
f
i
t
s
th
r
o
u
g
h
th
e
ea
r
l
y
re
v
i
e
w
pr
o
c
e
s
s
de
s
c
r
i
b
e
d
in
th
e
pr
o
c
e
d
u
r
e
s
dr
a
f
t
e
d
in
Se
c
t
i
o
n
16
.
0
3
.
0
2
0
(
b
)
Ea
r
l
y
Re
v
i
e
w
in
Mo
d
u
l
e
1.
Al
o
n
g
wi
t
h
a
di
s
c
u
s
s
i
o
n
of
de
n
s
i
t
y
,
us
e
s
,
an
d
ap
p
l
i
c
a
b
l
e
de
v
e
l
o
p
m
e
n
t
st
a
n
d
a
r
d
s
,
th
e
to
w
n
ca
n
es
t
a
b
l
i
s
h
th
e
pr
e
l
i
m
i
n
a
r
y
ca
t
e
g
o
r
y
of
th
e
pr
o
j
e
c
t
–
ei
t
h
e
r
lo
w
,
me
d
i
u
m
,
or
hi
g
h
im
p
a
c
t
,
an
d
di
s
c
u
s
s
wi
t
h
th
e
ap
p
l
i
c
a
n
t
wh
a
t
pu
b
l
i
c
be
n
e
f
i
t
s
th
e
to
w
n
wi
l
l
co
n
s
i
d
e
r
as
th
e
pr
o
j
e
c
t
mo
v
e
s
fo
r
w
a
r
d
.
APP
R
O
A
C
H
TO
ACT
I
O
N
3:
EST
A
B
L
I
S
H
PLANNING
PRI
O
R
I
T
I
E
S
We
wi
l
l
ac
c
o
m
p
l
i
s
h
th
i
s
ta
s
k
as
we
cr
e
a
t
e
th
e
public benefits menu
de
s
c
r
i
b
e
d
ab
o
v
e
.