TC Res. No. 2004-13 DENYING THE REZONING FROM OPEN SPACE, LANDSCAPINGTOWN OF AVON, COLORADO
RESOLUTION NO. 04-13
SERIES OF 2004
A RESOLUTION DENYING THE REZONING FROM OPEN SPACE, LANDSCAPING
AND DRAINAGE (OLD) TO RESIDENTIAL MEDIUM DENSITY (RMD) FOR THE 40
ACRES PARCEL KNOWN AS WEST AVON, FOREST SERVICE ANNEXATION-
PARCEL B, TOWN OF AVON, EAGLE COUNTY, COLORADO
WHEREAS, Vail Corporation Inc., has applied for a rezoning from OLD to RMD for the
lower 40-acre portion of the parcel known as "West Avon", Forest Service Annexation-
Parcel B as described in the application dated March 8, 2004, as stipulated in Title 17, of
the Avon Municipal Code; and
WHEREAS, after notices required by law, a public hearing on said application was held by
the Planning & Zoning Commission and unanimously recommended denial in Resolution
04-12 on April 20, 2004; and
WHEREAS, the Planning & Zoning Commission determined that the application failed to
comply with the rezoning criteria as set forth in Section 17.28.080, which include the
following:
A. Is the proposed rezoning justified by changed or changing conditions in the
character of the area proposed to be rezoned?
B. Is the proposed rezoning consistent with the Town of Avon Comprehensive Plan?
C. Is the proposed use(s) compatible with the surrounding area or uses?
D. Are adequate facilities available to serve development for the type and scope
suggested by the proposed zone?
NOW, THEREFORE, BE IT RESOLVED that the Avon Town Council hereby denies the
application for a rezoning from OLD to RMD for the lower 40-acre portion of the parcel
known as "West Avon", Forest Service Annexation-Parcel B as described in the
application dated March 8, 2004, based upon the following the failure to comply with the
rezoning criteria set forth in Section 17.28.080:
A. The proposed rezoning is not justified by changed or changing conditions in the
character of the area proposed to be rezoned.
1. The proposed rezoning is not justified by changed or changing conditions in the
character of the West Avon parcel.
2. The proposed rezoning is inconsistent with the Town of Avon Comprehensive Plan
because it fails to comply with the following goals and policies:
Goal A2 Ensure that annexed land and adjacent uses are compatible with the community.
Policy A2.1 Parcels of land to be annexed will be master planned in conformance with the
Land Use Plan and design standards, and clearly show physical, visual and
functional connections with the existing Town.
Goal A3 Maintain a compact urban form that respects and preserves the natural beauty of
the valley, river and surrounding mountains, and maintains distinct physical and
visual separations between Avon and surrounding communities.
Policy A3.7 Steep slopes in and around the community should be designated and preserved as
open space wherever possible.
Goal C2 Provide for affordable housing for permanent and seasonal residents that is safe,
attractive and integrated with the community.
Policy C2.2 Wherever possible, affordable housing will be integrated with, rather than
separate from, the rest of the community.
Policy D1.2 New development should only occur where it can be adequately served by public
facilities and services.
Policy E1.1 Streets should, to the extent possible, effectively accommodate transit,
pedestrian, bicycle and other modes of transportation.
Goal F1 Make Avon's unique natural setting and its open space system central elements
to its identity and structure.
Policy F1.1 Future development and redevelopment shall minimize degradation to the
environment, particularly in sensitive natural areas.
Policy F1.2 Development shall not be allowed on steep hillside areas vulnerable to
environmental and visual degradation.
Resolution No. 04-13 West Avon Rezoning Denial
Page 2 of 3
Goal G1 Provide an exceptional system of parks, trails, and recreational programs to serve
the year-round leisure time needs of area residents and visitors.
C. The proposed use(s) are not compatible with the surrounding area or uses.
D. Adequate facilities, including water and legal access, are not available to serve
development for the type and scope suggested by the proposed zone.
ADOPTED THIS aft DAY OF APRIL 2004.
~bjl OF A,%_9Z
SFA1a.
®LORA®0
TOWN COUNCIL
TOWN OF AVON, COLORADO
Mayor
ATTEST:
P.,ri lr
Jerk
Resolution No. 04-13 West Avon Rezoning Denial
Page 3 of 3
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From:
Honorable Mayor and Town Council
Lary Brooks, Town Manager
AVO N
C O L O R A D O
Ruth Borne, Director of Community Development
Datr. April 21, 2004
Re:' Resolution 04-13, A Resolution Denying the Rezoning from Open Space,
Landscaping and Drainage (OLD), to, Residential Medium Density (RMD) for the
40 acre parcel known as West Avon, Forest Service Annexation = Parcel B,
Town of Avon -
PUBLIC HEARING
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• Summary
Vail Corporation is requesting RMD (residential medium density) -15 dwelling units per acre
on the lower portion of the West Avon property as required by the terms and conditions of
the Exchange Agreement and the Environmental Assessment between the Forest Service
and the applicant for the Vassar Meadows Land Exchange.
The background of this application is set forth in the Planning and Zoning Staff 'Report
attached hereto as Exhibit "C along with the agency referrals and the summary application
On April 20, 2004 the Planning & Zoning Commission unanimously approved Resolution
04-12 denying the rezoning application on the West Avon Parcel..
r-
Alternative motions:
1. Hold the public hearing, and adopt Resolution 04-13 denying the rezoning application.
2. Hold the public hearing, deny Resolution 04-13 tabling the application and directing-staff
to prepare an Ordinance for adoption of the rezoning.
Recommended Motion:
Follow recommendation of the Planning & Zoning Commission, and adopt Resolution 04-13
denying the rezoning application for the West Avon parcel.
west Avon Rezoning = April 27, 2004
Council Memo Page 1 of 2
Manager Comments:
Attachments:
A - Council Resolution 04-13
B - Planning & Zoning Resolution 04-12
C - P&Z Staff Report dated April 20, 2004
D- West Avon application submitted by the Vail Corporation
E- ERFPD comments on West Avon
F- Colorado Geological Survey geologic hazards review
West Avon Rezoning - April 27, 2004
Council Memo Page 2 of 2
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0 TOWN OF AVON
RESOLUTION NO. 04-13
SERIES OF 2004
A RESOLUTION DENYING THE REZONING FROM OPEN SPACE, LANDSCAPING
AND DRAINAGE (OLD) TO RESIDENTIAL MEDIUM DENSITY (RMD) FOR THE 40
ACRES PARCEL KNOWN AS WEST AVON, FOREST SERVICE ANNEXATION-
PARCEL B, TOWN OF AVON, EAGLE COUNTY, COLORADO
WHEREAS, Vail Corporation Inc., has applied for a rezoning from OLD to RMD for the
lower 40-acre portion of the parcel known as "West Avon", Forest Service Annexation-
Parcel B as described in the application dated March 8, 2004, as stipulated in Title 17, of
the Avon Municipal Code; and
WHEREAS, after notices required by law, a public hearing on said application was held by
the Planning & Zoning Commission and unanimously recommended denial in Resolution
• 04-12 on April 20, 2004; and
WHEREAS, the Planning & Zoning Commission determined that the application failed to
comply with the rezoning criteria as set forth in Section 17.28.080, which include the
following:
A. Is the proposed rezoning justified by changed or changing conditions in the
character of the area proposed to be rezoned?
B. Is the proposed rezoning consistent with the Town of Avon Comprehensive Plan?
C. Is the proposed use(s) compatible with the surrounding area or uses?
D. Are adequate facilities available to serve development for the type and scope
suggested by the proposed zone?
NOW, THEREFORE, BE IT RESOLVED that the Avon Town Council hereby denies the
application for a rezoning from OLD to RMD for the lower 40-acre portion of the parcel
known as "West Avon", Forest Service Annexation-Parcel B as described in the
application dated March 8, 2004, based upon the following the failure to comply with the
• rezoning criteria set forth in Section 17.28.080:
A. The proposed rezoning is not justified by changed or changing conditions in the •
character of the area proposed to be rezoned.
1. The proposed rezoning is not justified by changed or changing conditions in the
character of the West Avon parcel.
2. The proposed rezoning is inconsistent with the Town of Avon Comprehensive Plan
because it fails to comply with the following goals and policies:
Goal A2 Ensure that annexed land and adjacent uses are compatible with the community.
Policy A2.1 Parcels of land to be annexed will be master planned in conformance with the
Land Use Plan and design standards, and clearly show physical, visual and
functional connections with the existing Town.
Goal A3 Maintain a compact urban form that respects and preserves the natural beauty of
the valley, river and surrounding mountains, and maintains distinct physical and
visual separations between Avon and surrounding communities.
Policy A3.7 Steep slopes in and around the community should be designated and preserved as
open space wherever possible. •
Goal C2 Provide for affordable housing for permanent and seasonal residents that is safe,
attractive and integrated with the community.
Policy C2.2 Wherever possible, affordable housing will be integrated with, rather than
separate from, the rest of the community.
Policy D1.2 New development should only occur where it can be adequately served by public
facilities and services.
Policy E1.1 Streets should, to the extent possible, effectively accommodate transit,
pedestrian, bicycle and other modes of transportation.
Goal F1 Make Avon's unique natural setting and its open space system central elements
to its identity and structure.
Policy F1.1 Future development and redevelopment shall minimize degradation to the
environment, particularly in sensitive natural areas.
Policy F1.2 Development shall not be allowed on steep hillside areas vulnerable to •
environmental and visual degradation.
4
Goal G1 Provide an exceptional system of parks, trails, and recreational programs to serve
the year-round leisure time needs of area residents and visitors.
C. The proposed use(s) are not compatible with the surrounding area or uses.
D. Adequate facilities, including water and legal access, are not available to serve
development for the type and scope suggested by the proposed zone.
ADOPTED THIS DAY OF APRIL 2004.
TOWN COUNCIL
TOWN OF AVON, COLORADO
Mayor
• ATTEST:
Town Clerk
FACounci1\Reso1utions\2004\Res 04-14 WstAvonRezoningDenial.doc
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TOWN OF AVON
PLANNING & ZONING COMMISSION
RESOLUTION NO. 04-12
A RESOLUTION DENYING THE REZONING FROM OPEN
SPACE, LANDSCAPING AND DRAINAGE (OLD) TO
RESIDENTIAL MEDIUM DENSITY (RMD) FOR THE 40 ACRES
PARCEL KNOWN AS WEST AVON, FOREST SERVICE
ANNEXATION-PARCEL B, TOWN OF AVON, EAGLE
COUNTY,COLORADO
W HEREAS, Vail Corporation Inc., has applied for a rezoning from OLD to RMD for
the lower 40-acre portion of the parcel known as "West Avon", Forest Service
Annexation-Parcel B as described in the application dated March 8, 2004, as
stipulated in Title 17, of the Avon Municipal Code; and
WHEREAS, a public hearing has been held by the Planning & Zoning Commission of
the Town of Avon, pursuant to notices required by law, at which time the applicant and
the public were given an opportunity to express their opinions and present certain
information and reports regarding the proposed Rezoning application; and
WHEREAS, the Planning & Zoning Commission of the Town of Avon has considered
the following:
A. Is the proposed rezoning justified by changed or changing conditions in the
character of the area proposed to be rezoned?
B. Is the proposed rezoning consistent with the Town of Avon ComQrehensive
Plan?
0 C. Is the proposed use(s) compatible with the surrounding area or uses?
D. Are adequate facilities available to serve development for the type and scope
suggested by the proposed zone?
NOW, THEREFORE, BE IT RESOLVED, that the Planning & Zoning Commission of the Town of Avon, Colorado herebydenies the Rezoning "application from OLD to
RMD.for the lower 40-acres of the West Avon Parcel, Forest Service Annexation -
Parcel B, as described in the application dated March 8, 2004, as stipulated in Title 17,
of the Avon Municipal Code, Town of Avon, Eagle County, Colorado, based upon the
following findings:
1. The proposed rezoning is not justified by'changed or changing conditions in the
character- of.the West Avon parcel..
2. The proposed rezoning is inconsistent with the Town of Avon Comprehensive Plan
because it fails to comply with the following goals and policies:
Goal A2 - Ensure that annexed land and adjacent uses are compatible with the
community.
Policy A2.1 . Parcels of land to be annexed will be master planned in conformance
with the Land Use Plan and design standards, and clearly show
physical, visual and functional connections with the existing Town.
Goal A3 Maintain a compact'urban form that respects and preserves-the natural
beauty of the valley, river and surrounding mountains, and maintains
distinct physical and visual separations between Avon and surrounding
communities.
Policy A3.7 Steep slopes in and around the community should be designated and
preserved as open space wherever possible.
Goal C2 Provide for affordable housing for permanent and seasonal residents
that is safe, attractive and integrated with the community.
Policy C2.2 Wherever possible, affordable housing will be integrated with, rather
than separate from, the rest of the community.
Policy D1.2 _ New development should only occur where it, can be adequately served
by public facilities and services.
Policy E1.1 Streets should, to the extent possible, effectively accommodate transit,
pedestrian, bicycle and, other modes of transportation.
Goal F1 Make Avon's unique natural setting and its open space s,Ystem central
elements to its identity and structure.
Policy F1.1 -Future development and redevelopment shall minimize degradation to
the environment, particularly in sensitive natural areas.
Policy F1.2 Development shall not be allowed on steep hillside areas vulnerable to
environmental and visual degradation.
Goal G1 Provide an exceptional system of parks, trails, and recreational
programs to serve the year-round leisure time needs of area residents
and visitors.
3. The proposed use as RMD is incompatible with the surrounding area and uses.
4. There are not adequate facilities available to serve this development for the type and
scope suggested by the proposed zone.
Adopted this 20' day of April, 2004
Signed. ~Zo `O
Date: 1
Chris Evans, Chairman
Attest:
Date: 4~ " O -
Terry Smith, S retary
F:\Planning & Zoning Commission\Resolutions\2003\Res 03-07 L13 B1 BMBC SRU Fiasco.doc
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Staff Report wit
ZONING CHANGE VON
C O L O R A D O
April 20, 2004 Planning & Zoning Commission meeting
Report date April 13, 2004
Legal description Forest Service Annexation - Parcel B
Current zoning OLD - Open space, Landscaping, and Drainage
Proposed zoning RMD - Residential Medium Density
Address Lower 40 acres of the Forest Service Parcel known as
Parcel B - West Avon
Introduction
The Vail Corporation has submitted a re-zoning application for the lower 40-acres (southern
portion) of the Forest Service Property - Parcel B, also known as the "West Avon Parcel" and
• part of the Vassar Meadows Land Exchange. The area'sought to be re-zoned actually consists of
22-acres of developable area for RMD, multi-family dwellings at a density not to exceed fifteen
dwelling units per acre. Accompanying the rezoning is a sketch plan subdivision application.
Comments on the subdivision application prepared by Norm Wood, Town Engineer are attached
hereto as Exhibit "A".
The Forest Service has cooperated in submitting this application to comply with the terms and
conditions of the Environmental Assessment and Exchange Agreement for the Vassar Meadows
Land Exchange. On June 20, 2000, the Avon Town Council passed Resolution 00-31, which
endorsed the Vassar Meadows Land Exchange specifically with regard to developing 40 acres of
the West Avon parcel (478-acres) with 300 affordable housing units on the lower portion, and the
remainder of the property as dedicated open space to be retained in a conservation easement by
the Eagle Valley Land Trust. In 2002, the Town Council allocated $300,000.00 from the capital
improvements budget to complete the land exchange.
Last summer, Vail Corporation brought up the land exchange issue under citizen input with the
Town Council at a regularly scheduled meeting held in Wildridge. Several citizens supported the
exchange along with representatives from the Forest Service, Western Land Group, and Eagle
Valley Land Trust.
The Council again endorsed the land exchange and appropriated $300K in the 2003 budget with
the following recommendations:
■ Limit the development to 250 for-sale units
■ Minimize traffic impacts. Provide road improvements to ensure that service levels will
be maintained at "D" or better.
Town of Avon Community Development (970) 949-4280 Fax (970) 949-5749
West Avon Rezoning
April 20, 2004 Planning & Zoning Commission meeting Page 2 of 6
■ Address the transit issue
To date, there have been no land exchanges in whole or in part for Vassar Meadows. The re-
zoning application complies with the terms of the Exchange Agreement to obtain zoning for the
West Avon Parcel for affordable housing units as contemplated in the Environmental
Assessment. The Exchange Agreement may be terminated in the event that zoning for West
Avon does not occur. The Vassar Meadows Land Exchange may still occur in another form as
suggested by some community members such as preserving the entire 478-acre West Avon parcel
as open space or some other land exchange configuration. What is imperative is that the zoning
be pursued with the Town of Avon. Therefore, Vail Corporation has submitted an application
for rezoning the property for 300-affordable housing units.
Rezone Review Considerations
According to the Town of Avon Municipal Code, Section 17.28.080, the following evaluations
shall be made in reviewing rezone applications:
1. Is the proposed rezoning justified by changed or changing conditions in the character of the
area proposed to be rezoned?
There are significant changing conditions related to this application. When the concept of
affordable housing on West Avon was initiated in 2000, the Town was anxious to continue to
provide affordable housing with the rate of development activity and overall growth. Since
that time, several projects have been built throughout Eagle County (Eagle Ranch, Miller
Ranch, Chatfield Corners, etc) to address the needs of affordable housing, including Buffalo
Ridge with 244-rental apartments without any transit service accessing the Town. In spite of
Council's recommendations last summer, Vail Corporation is not limiting this project to for-
sale units and is seeking to preserve flexibility for the RMD housing product. Currently,
there is no justification to support more affordable housing of this type, and the application is
contrary to the existing goals of preserving open space.
2. Is the proposed rezoning consistent with the Town of Avon Comprehensive Plan?
Goal A2 Ensure that annexed land and adjacent uses are compatible with the
community.
When the Forest Service parcel was annexed into the Town of Avon in
1991, the parcel was contemplated as open space and has continued to
provide a rare amenity in the Town and the community for accessible open
space. In addition, the concept of having residential development
immediately adjacent to industrial commercial land uses is not compatible
and flies in the face of effective planning for the Town's future. The
approval of the Barrancas PUD evidenced this conflict with affordable
housing.
Policy A2.1 Parcels of land to be annexed will be master planned in conformance
with the Land Use Plan and design standards, and clearly show
physical, visual and functional connections with the existing Town.
There are no physical or functional connections with the Town contained
in this application. Nottingham Road does not directly access this parcel
Town of Avon Community Development (970) 9494280 Fax (970) 949-5749
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West Avon Rezoning Page 3 of 6
April 20, 2004 Planning & Zoning Commission meeting
and has to~cross two properties, one of which would require rezoning to
obtain access because it is also zoned OLD, which does not contemplate
streets and roads as a use by right.
Goal A3
Maintain a compact urban form that respects and preserves the
natural beauty of the valley, river and, surrounding mountains, and
maintains distinct physical and visual separations between Avon and
surrounding communities.
The concept„of developing 300-housing units on the lower bench of the .
existing open space does not respect the natural separation between
Singletree and the Town. The current visual separation is an asset of the .
Town and should be preserved.
Policy A3.7
Steep slopes in and around the, community should be designated and
'
preserved as open space wherever possible.
The geologic hazards on this site and debris flows identified by Koechlin
Consulting Engineers and Church & Associates-Engineers and Geologists
further support preserving the parcel as OLD.,
Goal C2
Provide for affordable housing for permanent and seasonal residents
that is safe, attractive and integrated with the community.
This proposal does not integrate affordable housing with the community.
'
trails proposed
There is no access, transit, recreational amenities,,or bike
roject will be isolated from'the rest of Town and
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immediately adjacent to an industrial zone district with commercial traffic
and intensity of uses.
Policy C2.2
Wherever possible, affordable housing'will be integrated with, rather
than separate from, the rest of the community.
Again, this project is not integrated into the'community and is isolated
from the rest of Town.
Policy D1.2
New development should only, occur where it can be adequately
served by public facilities and services.
The impact of no transit and lack of other services and amenities for low-
income housing is not served by this application.
Policy, E1.1
Streets'should, to the extent possible;'effectively accommodate transit,
pedestrian,-bicycle and other modes of transportation.
There is no real access or other modes of transportation or pedestrian
access addressed in this application.
Goal F1
Make Avon's unique natural setting and its'open space system central
elements to its identity and structure:
It is imperative Avon preserve this natural setting for open space central to
the community.
Fax (970) 949-5749
Town of Avon Community Development (970) 949-4280
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West Avon Rezoning
April 20, 2004 Planning & Zoning Commission meeting Page 4 of 6
Policy Fl.l Future development and redevelopment shall minimize degradation to
the environment, particularly in sensitive natural areas.
West Avon is a sensitive" area with migration impacts to wildlife and the
existing geologic hazards. This proposal will not minimize degradation to
the environment both visually and physically.
Policy F1.2 Development shall not be allowed on steep hillside areas vulnerable to
environmental and visual degradation.
Again, there are steep slopes with existing geologic hazards for an existing
area contemplated as open -space, not residential development at 15
dwelling units per acre.
Goal G1 Provide an exceptional system of parks, trails, and recreational
programs to serve the year-round leisure time needs of area residents
and visitors.
This application does not address locating new residents to an isolated area of Town without
parks and trails. There does not appear to be any consideration to ttie existing amenity of
open space and continuing to provide access to it for the residents.
3. Is the proposed use(s) 'compatible with the surrounding area or uses?
The surrounding uses are industrial-commercial with large truck traffic and limited amenities
for residential development. The proposed use of 300-aff6rdable housing units is
incompatible'with this area of Town.
4. A:re adequate facilities available to serve development for the type and scope suggested
by the proposed zone?
As outlined above; there is no viable access presented in this application, and the intensity of
low-income housing is not served by rezoning to RMD in this portion of Town.
Additionally, in December 2002 we prepared a memo outlining the proposed impacts of the
West Avon parcel on municipal services for the Town based upon 350 multi-family units. A
copy of the memo is attached hereto for your review as Exhibit "B". The memo addresses
road'maintenance, traffic, transit impacts and police services for a total costs to the Town of
$472,214.61.
The memo does not address other financial impacts associated with more affordable housing
in the Town with an occupancy of approximately 60%, initial capital costs as well as ongoing
operational implications. Although not a requirement for rezoning, the application does not
present any offsets to "these impacts to the costs of services to the Town.
The infrastructure may be provided if the subdivision process were, to proceed, there are no
water rights for this development. This issue is outlined in the Environmental Assessment,
previous staff correspondence, and the Town Engineer's comments (Exhibit "A").
With the current profile of housing in the Town combined with the lack of compliance with
the provisions of the Town Comprehensive Plan, we would be remiss in recommending
approval of this application.
Town of Avon Community Development (970) 949-4280 Fax (970) 949-5749
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West Avon Rezoning
April 20, 2004 -Planning & Zoning Commission meeting Page 5 of 6
Staff Recommendation
Although the initial concept of creating,affordable housing on West Avon received support, after
careful review and consideration of the rezoning criteria, staff recommends denial of the
application. ; The application does not meet any of the rezoning criteria and is not in the long-
term interest of the Town for areas dedicated to affordable housing.
Recommended Motion
" I recommend approval of Resolution 04-12 recommending denial of the rezoning application
dated March 8, 2004 for the West Avon parcel from OLD to RMD based upon the'following-
criteria:
1. The, proposed rezoning is not justified by changed or changing conditions in the character
of West Avon.
2. The proposed rezoning is inconsistent with the Town of Avon Comprehensive Plan
because it fails to comply with the following goals and policies:
F
Goal A2 Ensure that annexed land and adjacent uses are compatible with the
community.
Policy A2.1 Parcels of land to be annexed will be master planned in conformance with
the Land Use Plan and design standards, and clearly show physical, visual
and functional connections with the existing Town.
Goal A3 Maintain a compact urban form that respects and preserves the natural
beauty of the valley, river and surrounding mountains, and maintains
distinct physical and visual separations between Avon and surrounding
communities.
Policy A3.7 Steep slopes in and around the community should be designated and
preserved as open space wherever possible.
,Goal C2 Provide for ' affordable housing for permanent and seasonal residents that is
safe, attractive and integrated with the community.
Policy C2.2 Wherever possible, affordable housing will be integrated with, rather than
separate from, the rest of the community.
Policy D1.2 New development should only occur where it can be adequately served by
public facilities and services.
Policy E 1.1 Streets should, to the extent possible, effectively accommodate transit,
pedestrian, bicycle and other modes of transportation.
Goal F1 Make Avon's unique natural setting and its open space system central
elements to its identity and structure.
Policy F 1.1 Future development and redevelopment shall minimize degradation to the
environment, particularly in sensitive natural areas.
Policy F1.2 Development shall not be allowed on steep hillside areas vulnerable to
environmental and visual degradation.
Town of Avon Community Development (970) 949-4280 Fax (970)-949-5749
,e,
West Avon Rezoning
April 20, 2004 Planning & Zoning Commission meeting Page 6 of 6
Goal G 1 Provide an exceptional system of parks, trails, and recreational programs
to serve the year-round leisure time needs of area residents and visitors.
3. The proposed use as RMD is incompatible with the surrounding area and uses.
4. There are not adequate facilities available to serve this development for the type and
scope suggested by the proposed zone.
If you have any questions regarding this project or any planning matter, please call me at
748.4030 or stop by the Community Development Department.
Respectfully submitted,
Rrlth O. Bo e, Director
Community Development
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Town of Avon Community Development (970) 949-4280
Fax(970)949-5749
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MEMORANDUM
To: Ruth Bome, Director of Community Development
Cc: Larry Brooks, Town Manager
Tambi Katieb, Town Planner
From: Norm Wood, Town Engineer
Date: April 12, 2004
Re: West Avon Re-Zoning and Subdivision Sketch Plan Application
COMMENTS:
The Town's Subdivision Regulations state that the following factors shall be
considered in the review of a subdivision sketch plan:
A. Conformance with the master plan, policies, guidelines, zoning and
other applicable regulations;
B. Suitability of the land for subdivision;
C. Reports and studies of significant hazards,'areas or activities of
local interest.
We have been identified the following issues as being related to these factors in the
course of our review of the West Avon Re-Zoning and Sketch Plan Applications as
submitted March 8, 2004.
1. Subdivision Plat - The Preliminary and Final Subdivision Plat Applications must
include the entire land trade area or as a minimum, the applicable section aliquot lines
that define the area being subdivided to create the proposed platted area. The area
outside the proposed platted area should be zoned OLD per current zoning designation.
2. Access - The application documentation includes the following information
related to access:
a. There currently is no legal access to West Avon. The identified potential
point of access will be from Nottingham Road. This access location will require
access across two privately owned parcels. One parcel is zoned IC and will
require relocation of the existing parking, circulation and storage areas and the
second parcel is zoned OLD. The second parcel will require a zone change to
allow the construction associated with the proposed access.
b. The proposed zoning and development will require a subdivision variance
from road standards to allow a cul-de-sac with a length greater than 1000 feet and
serving more than 20 residential units. The proposed cul-de-sac would extend
approximately 4000 feet beyond the Metcalf Road intersection and would serve
approximately 300 residential units per the proposed zoning.
1:%EngineeringUand Tmde\sketch Plan-Memo I.Doc
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3. Water & Sewer - The application documentation assumes that the Eagle River
Water and Sanitation District and the Avon Metropolitan District will provide water and
sewer service to the site. The documentation makes no reference to the acquisition or 10
dedication of water rights required to serve the development allowed by the proposed
zoning. It must be substantiated through the subdivision process, that sufficient water
rights are available to serve the development allowed by the proposed zoning.
4. Geologic Hazards - Various geologic constraints including subsidence potential,
hydrocompactive soils, areas of debris flow, areas of very active debris fans and areas
with potentially corrosive and expansive soils are noted as present on the West Avon
parcel. These constraints must be fully identified and measures implemented through the
subdivision process to mitigate associated potential hazards to development allowed by
proposed zoning.
5. Traffic - A traffic impact analysis prepared by TDA Colorado was submitted with
the application documentation. The traffic impact analysis indicates that Nottingham
Road intersections will perform at a satisfactory level of service with some relatively
minor modifications at the Metcalf Road intersection in conjunction with improvements
included in the town's current capital improvement program. The analysis indicates that
Tract Y, Mountain Star should participate in the cost of the Metcalf Road intersection
improvements. These improvements will be addressed in the subdivision process and it
is not anticipated that Tract Y will be required to participate in the cost so long as the
proposed development is within allowed uses in the current zoning.
6. Impact on Public Facilities:
a. Public Parks and Recreation - The Sketch Plan does not identify a
commitment of land or financial resources to the impacts of development
associated with proposed zoning on existing town resources.
b. Transportation - The submittal does not address impacts of the
subdivision and potential development associated with the proposed zoning on the
town's municipal transportation system.
C. Bikepaths - The submittal does not address the potential extension of the
existing Nottingham Road Bikepath to serve the proposed subdivision.
All of the above issues should be considered in the review of the proposed zoning
application and must be addressed in the completion of the subdivision process.
•
lAEngineering\Land Trade\Sketch Plan-Memo I Doc
.4
"emo
To: Honorable Mayor and Town Council
Ttsu: Larry Brooks, Town Manager
From Ruth Bome - Community Development, Harry Taylor -Transportation
Jeff Layman - Police, and Norman Wood - Engineering
Dais December 20, 2002
Re- Proposed Impacts of Land Swap Parcel
In response to recommendations made at the Council Retreat held on December 17, staff has compiled a
summary on the proposed impact of the Land Swap property on basic public services for your review.
The projections are based upon the following assumption:
350 multifamily units with a maximum occupancy of 1,400 persons
Additionally, occupancy rates are low at the moment in the market (around 60% at the moment) for
employee housing, though this figure fluctuates and potential public service impacts should be
• estimated on 100% occupancy.
Based on our currently existing employee housing projects, the most significant impacts may be on
mass transit since most employees rely heavily on local public transportation. This summary does
not include any initial capital investments associated with the improvements nor does it include the
proposed impacts on: Eagle River Fire Protection District, Library District, Avon Recreation Center
and its associated parks, and pedestrian access and circulation.
Potential Traffic Impact
The traffic impacts are two-fold, and include maintenance and overall increased traffic. The
approximate increase in impact to each area is specified below, and the potential average daily trips
(ADT) may be referenced in the traffic analysis of Nottingham Road as prepared by the Town
Engineer.
Maintenance
Road extension of 4000 feet of two-lane sections;
Road maintenance cost is $33,722,44Aane mile/year, which is from the HUTF Report filed
with CDOT for 2001 costs and includes all maintenance and snow removal costs;
4000ft x 2 lane sections x $33,722.44 / 5280 = $52,094.61 = Potential cost of $52,094.61
year.
Increased Traffic
Traffic Trips ADT (Average Daily Trips): 6 trips / residential unit/ day (consistent with the ITE
trip generation manual and actual counts for the Wildridge area)
350 x 6 = 2100 Potential ADT
Memo to Town Council, December 20, 2002
Re: Potential Impacts of Land Swap Property on basic public services
Page 1 of 3
1q
Potential Public Transit Impact
While traffic is an important element to any new high'-density seasonal employee residential project,
transit costs will have the most overwhelming impact. Based upon our current understanding of
seasonal employees, many of whom do not own vehicles and rely heavily on local transportation for
work as well as recreation.
The proposed expense for this project on transit is as follows:
Hours of operation: 7:00 am to 11:45 pm daily 365 days/year.
Service Hours required: 19 hours per day x 365 days/year = 6,935 service hours annually
operating Cost per Hour
Repair & Maintenance Cost/ Hour
Vehicle Replacement Cost/ Hour
Total Cost/Hour
$35.87 x 6,935 = $248,758
$11.06 x 6,935 = $76,701
5.00 x 6,935 = $34.675
$51.93 = $360,134
• Effective Annual Cost: 6,935 annual service hours x $52.00 (total operating cost per hour) _
$360,620
The effect on mass transportation from this project would require an additional $325,459 in annual
expenses to the Transportation budget (operating, repair, and maintenance costs only). We have
purchased buses separately through grant programs to defray the full capital costs, which include
vehicle replacement costs per hour. Should the grant program not be available at the time a project
such as this is constructed, we would absorb the additional replacement cost of $34,675.
Potential Police Service Impact
Finally, the impact of police services is another critical element in evaluating a seasonal employee
housing project.
Based upon service call request at River's Edge, a 300 bed seasonal housing project
owned/operated by Vail Associates located on Highway 6 adjacent to Beaver Creek
Subdivision; there were 70 calls in 2002-approximately 20% were multiple officer response
calls.
The average length for each call = 1 hour @ a cost of $142/hr.
• Annual availability of each police officer is approximately 1700 hours
• The project will generate 326 service call per year - 93 of the call will require multiple-officer
response for a total of 419 total officer responses
419 hours constitutes 24% of one officer's time
419 hours x $142/hr = $59,500.00.
The effect on Avon Police service is potentially $59,500 per year to provide the current level of
service to this type of project. While the occupancy rate of River's Edge in 2002 was approximately
60%, actual police service costs should be assumed at 100% occupancy for any large project of this
type. At 100% capacity, potential service costs would be approximately $99,166.
•
Memo to Town Council, December 20, 2002
Re: Potential Impacts of Land Swap Properly on basic public services
Page 2 of 3
-1ST
Summary
In overview, there are significant public service costs associated with approval of a seasonal employee
housing project in the Town that should be specifically evaluated prior to vesting the property with any land
use approvals. We have summarized only transit, traffic and police protection. There are additional
financial impacts we have not documented to arrive at an actual cost of public services for this type of
project. Additionally, initial capital costs should be evaluated as well as ongoing operational implications.
The projected costs we have provided are $52,094.61 for road maintenance with an increase of
traffic of 2,100 average trips a day. Transit costs are an additional $360,620.00 per year. The
increase of police protection services will be approximately $59,500 for a total cost to the Town of
$472,214.61.
Town Manager Comments
~.J
•
Memo to Town Council, December 20, 2002
Re: Potential Impacts of Land Swap Property on basic public services
Page 3 of 3
VL
•
0-
12--l'
WEST AVON RECEIVED
Re-zoning and Sketch Plan Subdivision Application APR 15 2004
Community Development
1. INTRODUCTION
This report outlines the proposed re-zoning and sketch plan subdivision that will result in
the development of approximately 22-acres of land commonly referred to as "West
Avon". While West Avon is currently owned by the United States the Department of
Agriculture and administered by the United States Forest Service (USFS), the property is
subject to a pending land exchange that when completed will convey the property to The
Vail Corporation (VR). VR is the applicant of both the re-zoning and subdivision
applications.
Material submitted provided for these applications includes the following:
1. Sketch plan subdivision map in accordance with requirements set for in section
16.16.050 of the Municipal Code,
2. A certified zoning map of the area proposed for re-zoning in accordance with
section 17.28.070 of the Municipal Code,
3. Applicable application forms, fees, adjacent property owner's list, etc. as required
by the two sections cited above.
The balance of this report has been prepared in conformance with requirements of
sections 16.16.050 and 17.28.070 for written statements pertaining to both the proposed
re-zoning and sketch plan subdivision.
As outlined in the town's development review procedures for re-zonings and
subdivisions, an environmental impact report may be required if deemed necessary by the
zoning administrator. It is assumed that this staff determination will be made following
an initial review of this application. If an environmental impact report is necessary, it
will be submitted under separate cover in the next seven to ten days.
0 West Avon
Re-zoning and Sketch Plan Applications
"117
2. PROJECT BACKGROUND
West Avon is an element of the Vassar Meadows Land Exchange project. This exchange
involves a number of parcels and a number of participants. The most prominent lands
involved are the 440-acre Vassar Meadows property located south of Eagle, Colorado
and the 478-acre West Avon parcel. In June of 2000 the Town of Avon approved a
resolution endorsing the proposed exchange. In December of 2001 the USFS approved
the land exchange and shortly thereafter the parties involved executed a formal exchange
agreement.
The land exchange contemplated future development on a portion of the 478-acre West
Avon parcel. As presented to the community during public comment periods and as
evaluated by USFS environmental assessments, the development concept for the property
involves the construction of approximately 300 affordable housing units. The
development site is located at the southernmost portion of the parcel and as evident by
E
correspondence from the land exchange would range in size from 30 to 40 acres. The
land exchange also contemplates a conservation easement being placed on the remaining
portion of the West Avon parcel that would restrict future development - essentially
preserving this area as an open space parcel.
These re-zoning and sketch plan subdivision applications represent an initial step in the
Town's development review process and have been submitted in order to begin the
implementation of these provisions of the land exchange.
3. PROPERTY DESCRIPTION
The entire 478-acre West Avon parcel was annexed to the Town in 1991 as a part of an
annexation that included a number of other USFS parcels. The entire property is
currently zoned OLD-Open Space, Landscaping and Drainage and extends from the I-70
corridor on the south to the Wildridge Subdivision on the north. It is bordered by the
Singletree Subdivision on the west and the Benchmark at Beaver Creek Subdivision on
the east.
West Avon
Re-zoning and Sketch Plan Applications
•
ZA
The portion of the West Avon parcel subject to this re-zoning and sketch plan subdivision
application is located at the southern end of the property along a terrace overlooking the,
Eagle River Valley. Land uses immediately surrounding West Avon include the 1-70,
.
corridor to the south, LJSFS lands to the north and west (as contemplated by the land
exchange, these lands will be restricted as, open space by'a conservation easement), and a_
portion of tract land in the Benchmark at Beaver Creek Subdivision on the east (this
parcel is currently zoned OLD).
West Avon is situated on a predominantly south-facing hillside of the Eagle River Valley
and includes a number of intermittent drainage channels. Topography ranges from quite
flat on southern portions of the site to very steep along the drainages on the northern
portions of the site. Vegetation is sparse and comprised primarily of sage, pinyon and
juniper habitat. The property is undeveloped with the exception of,an overhead power
line and informal trails. A more detailed description of the physical characteristics of
West Avon is provided in various'reports found in the appendix.
Refer to the West Avon Parcel Vicinity Map for a depiction of the West Avon parcel and
its relationship to the surrounding area.
0
West Avon
Re-zoning and Sketch Plan Applications
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4. SKETCH PLAN SUBDIVISION
Subdivision approval will be necessary prior to the development of West Avon. A sketch
plan application has been submitted as the initial step in this process. While the proposed
sketch plan subdivision includes a 40-acre parcel, the three development areas depicted
on the sketch plan comprise only 22 acres. It is assumed that the balance of the West
Avon exchange parcel (approximately 438 acres) will remain unplatted.
Written information required for a sketch plan subdivision is similar in nature to
information required for the re-zoning request. To avoid redundancies some information
required for subdivision review is found below in the re-zoning section of this report. A
copy of the proposed West Avon Sketch Plan is attached.
Road S, sp tem
As required by town code, the West Avon Sketch Plan depicts future development areas
and proposed road systems (including approximate road grades and widths). As is typical
• of the "sketch plan level" of design, these aspects of the plan are conceptual in nature. It
can be expected that refinements to this plan will be made as more detailed information is
developed during the preliminary plan design process.
The road system is designed to provide access to three different development areas. The
design of these roads has been influenced primarily by the topography of the parcel.
West Avon is confined by the I-70 corridor on the south and open space parcels on the
east, north and west. These existing land uses coupled with topographical constraints
result in a road system with only one possible point of access. This possible point of
access will be from Nottingham Road.
Town regulations limit cul de sacs, or dead-end streets to no more than 1,000 feet in
length. As such, as a part of this subdivision application a variance to this road standard
is also requested. Cul de sacs or other suitable "turn-around alternatives will be provided
at the end of these two dead-end roads.
•
West Avon 5
Re-zoning and Sketch,Plan Applications
ti11
West Avon abuts the Benchmark at Beaver Creek Subdivision, however, the property •
does not abut a town right-of-way. It is assumed that when the Benchmark at Beaver
Creek Subdivision was platted there was no requirement to extend a right-of-way to the
westernmost portion of the subdivision because the adjoining property was owned by the
USFS. As such, West Avon does not currently have legal access to town roads.
Two privately-owned parcels would be impacted by the extension of the town's
Nottingham Road right-of-way to West Avon. Immediately adjacent to West Avon is
Tract A-of the Benchmark at Beaver Creek subdivision. This tract is currently an open
space parcel. The second parcel is currently developed and used for industrial/warehouse
purposes. In order to facilitate access to West Avon and to maintain existing uses on this
industrial/warehouse parcel, it will be necessary to re-locate existing parking, circulation
and storage areas. The only possible location for these uses is within Tract A.: Tract A is
zoned OLD and it is assumed. that the introduction of these uses willnecessitate re-zoning
a portion of this tract.
While efforts have been made to secure this access,-there currently is no legal access to
West Avon.
Development Areas
The three proposed development parcels depicted by the sketch plan comprise a total of
approximate 22 acres. Coupled with the proposed RMD zoning (see below), these
development parcels have been designed to achieve the approximately 300 units of
affordable housing as contemplated by the land exchange. Exclusive of land used for,
road rights-of-way, it is anticipated that the remaining 18 acres of West Avon will be left
as open space. A slope analysis of the area to be subdivided is also attached.
Source of Domestic Water and Sewer Service.
It is assumed that the Eagle River Water and Sanitation District and the Avon
Metropolitan District will provide water and sewer service to the site. The method of
distribution is described in the West Avon Conceptual Utility Analysis (see attached). 0
West Avon _ 6.
Re-zoning and Sketch Plan Applications
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0 5. PROPOSED RE-ZONING
The land exchange contemplates the development of 300 employee/affordable units on
West Avon.- The Residential Medium Density-RMD zone district is proposed for the
parcel in order to allow for this level of development. A 40-acre parcel is proposed for
this new zone designation. This parcel size was determined by evaluating the site and
potential development areas (as depicted on the sketch plan). While a total of 40-acres
are proposed to be re-zoned, only, 300 units will be developed. As described above, it is
anticipated that approximately half of the West Avon parcel will remain'undeveloped..
In accordance with the town code, the following addresses the seven points to be
described in a re-zoning request.
Need for re-zoning
The proposed re-zoning is necessary in order to implement the Vassar Meadows Land
• Exchange and to create sites for the construction of more affordabletemployee housing
within the Town- of Avon. The land exchange contemplated future development on a
portion of the land to be acquired by VR (the West Avon parcel). As presented to the
community during public comment periods, as evaluated by the environmental _
assessments, and as articulated in correspondence from the USES, the development
concept for the property involved the "future construction of approximately 300
affordable housing units on approximately 40 acres of land".
Impacts on adjacent zone districts, uses, physical character of surrounding area
The future development of this parcel will impact the uses and physical character of
adjacent zone districts and properties.
Potential biotic impacts from the development of West Avon have been assessed in the
Vassar Meadows Land Exchange Environmental Assessment. These future impacts
could most directly affect elk habitat and to a lesser degree mule deer habitat. A copy of
® relevant sections of this assessment is found in the appendix of this report.
West Avon
Re-zoning and Sketch Plan Applications
9
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Access to the West Avon site will impact existing uses on Lot 29, Benchmark
Subdivision. The extension of Nottingham Road through this lot, if it happens, will
require the redesign and construction of new parking and truck loading areas for the
existing user. This will require significant grading and the construction of extensive
retaining walls in order to be accomplished.
New parking and truck loading areas for Lot 29 will likely need to be located on Tract A
of the Benchmark Subdivision. This land is currently zoned Open Space, Landscaping
and Drainage. A change to this zoning will likely be required in order to introduce this
"industrial" use to this open space parcel.
Geologic constraints are also present on the West Avon parcel. These include areas of
the site with subsidence potential and hydrocompactive soils, areas of debris flow, areas
of very active debris fans and areas with potentially corrosive and expansive soils. In
some cases it is suggested that these hazards be avoided (i.e. do not develop in debris
• flow channels), in other cases mitigation is possible (i.e. construct detention basins to
contain debris flows). Potential future impacts on adjacent property should be minimized
by on-site geo-hazard mitigation. A copy of this report and a report summarizing
geotechnical field observations is attached.
Impact on area accesses and traffic patterns
It is assumed that site traffic generated by West Avon will outlet to Nottingham Road. A
traffic impact analysis has been prepared by TDA Colorado, a copy of which is found in
the appendix of this report. The conclusion of this analysis is that with improvements to
Nottingham Road both the intersections and roadway will perform at an acceptable level
of service.
Availability of utilities
The West Avon Conceptual Utility Analysis has been completed by Alpine Engineering
and is found in the appendix of this report. This analysis assumes shallow utilities can be
• extended from Nottingham Road to West Avon. The same is true of water service. Two
West Avon 11
Re-zoning and Sketch Plan Applications
•
alternatives are available for sewer service, either extending lines, to Nottingham Road or
boring under I-70 to, existing lines south of the, interstate. The selection of final
alternatives and capacity evaluations of existing systems will be completed as part of the
preliminary plan process.
Impacts on public facilities and services (fire police, roads, water, sanitation, parks,
schools, transit)
It is anticipated that the development of West Avon will impact fire and police and the
town's park systems. The degree of impact will be consistent with the level of service
typically required or associated with employee/affordable residential projects. It is
assumed that some level of on-site recreation facilities may be provided on-site.
School impacts of residential development are typically quantified by the town's school
dedication requirements. The 300 units proposed by this development are assessed at a
rate of :002676 per unit. This equates to .8028 acres of land or cash in lieu of land. It is
assumed that as a referral agency the School.District will,provide comment on how they •
prefer this dedication requirement be satisfied.
Impacts to roads, water and sanitation are outlined in reports found in the appendix.
Relationship to comprehensive plan
This project's relationship to the Avon Comprehensive Plan is best expressed in terms of
how it conforms with the goals and policies, the land use plan and sub-area design
guidelines.
■ Goals and Policies
The following goals and policies are most relevant to this project:
Policy A 1.6 Land for open space should be preserved throughout the
community, particularly on steep slopes,and other environmentally
sensitive areas.
11
West Avon 12
Re-zoning and Sketch Plan Applications
3`k
4
• Policy A3.4 The Town should provide for the acquisition and maintenance of
available federal and state lands adjacent to the Town as open
space and for other public purposes.
Policy A3.7 Steep slopes in and around the community should be designated
and preserved as open space wherever possible. "
Policy A3.9 The Town shall work to facilitate trades of U.S. Forest Service
land that are in the best interest of the community, while being
sensitive to potential impacts on existing neighborhoods.
Goal C2.1 New development, annexations, and major redevelopment shall
include or, otherwise provide for affordable housing.
Land Use Plan
, The .Town of Avon Overall Land Use Plan designates the entire 478-acre West Avon
parcel as Open Space. As such, the portion-of the parcel to be preserved as'open
space is-entirely consistent with the Land Use Plan. However, the 457acre West Avon
parcel proposed to be re-zoned to RMD is not consistent with the Land Use Plan.
■ Sub-Area Design Guidelines
There are no sub-area design guidelines specific to this parcel.
Public benefits arising from project
The proposed re-zoning and sketch plan subdivision are the first steps toward the
development of West Avon and also represent the implementation of the Vassar
Meadows Land Exchange. Public benefits from this project include:
■ An increase to the supply of affordable housing units, and
■ The implementation of the land exchange will result in the preservation (via
conservation easement restricting future development) of approximately 433 acres of
land as open space.
•
West Avon
Re-zoning and Sketch Plan Applications
3~
0
•
6. APPENDIX
Conceptual Utility Report
Geo Hazard Report
Geotechnical Observations/Report
USFS Vassar Meadows Land Exchange Environmental Assessment
Traffic Impact Report
•
•
West Avon
Re-zoning and Sketch Plan Applications
14
3~F
i
Memorandum
To: Ruth Borne, Director of Planning, TOA
From: Carol Gill-Mulson, Deputy Chief, ERFPD
Date: 4/7/2004
Re: West Avon Parcel, Rezoning
The above project was reviewed for fire department concerns with the following comments:
Access to the property is proposed via Nottingham Road through an adjoining
property. This is the only access to the project. In the event of an evacuation,
residents and emergency vehicles would traveling in conflicting directions
compromising emergency response.
• - A variance request on the Town's limit to 1000' on dead end roads has been
identified with alternative turn-arounds proposed. Turn-grounds shown on the
sketch plan would not be acceptable for emergency vehicles without further
research. Roads, grades, turning radii and building access would have to
accommodate the needs of Ladder 130.
- It is assumed water would be supplied by Eagle River Water & Sanitation
District. The water analysis indicates adequate water supply for domestic uses.
Additional information on building size and type construction is needed to
analyze fire sprinkler system requirements and demands.
A wildfire threat analysis, is required to evaluate potential and emergency
response needs.
If there are any other questions, please give me a call at 970-748-4741.
•
1~1
STA
TE
OF C
OLORADO
COLORADO GEOLOGICAL SURVEY
MWV
EA-04-0009
Legal: SW '/o, Sec. 2, T5S, R82W
April 16, 2004
Ms. Ruth Borne
Town of Avon Community Development Department
PO Box 975
Avon, CO 81620
RE: West Avon Parcel Rezoning and Sketch Sub. geologic hazards review
Dear Ms. Borne:
.Wws
DEPARTMENT OF
NATURAL
RESOURCES
Thank you for the submittal of the West Avon Rezoning and Sketch Plan application submittal.
At your request the Colorado Geological Survey is providing a technical review of the geologic hazards
and geologic conditions that may impact the proposed development. Included with your submittal was a •
GBC-bound application by the applicant dated March 8, 2004 that included, pertainable to this review, a
geologic hazards assessment by Church and Associates, Inc. dated October 29, 2003 and Geotechnical
Observations letter from Koechlein Consulting Engineering, Inc. dated October 8, 2003. The
development plan shown in figure 5 of the Church report does not match that shown in the application
sketch plan. Also, the areas enumerated in the Church report were not indexed to a site map and do not
match the sketch plan. The CGS conducted a site inspection of the property on April 7, 2004. Please
consider the following observations and recommendations as you review this land-use development
.plan.
This site is on the north side of the Eagle Rive valley and north of Interstate 70. The parcel is
478 acres, of which most will remain open space except for the southern 40 acres (that borders the I-70
easement), which is being proposed for re-zoning and sketch plan residential subdivision. This review
will focus on the lower 40 acre tract that is proposed for development. In this tract the east side is
characterized by bedrock hillsides and high-slope pediment surfaces where the toe of the slope has been
excavated for the highway alignment. The west area is at the base of the hillside in a low area where a
tributary valley and ephemeral stream enters. This low area appears to be a major corridor for elk and
mule deer. A recently killed elk carcass was off the shoulder of the westbound lanes at the time of the
CGS inspection. Other older carcasses and bone sets were observed around this main western
drainageway in what is shown as Area 1 in the Sketch Plan.
The application shows a conceptual site plan with three residential areas. Area 1 in the west
portion that is located as the base of the hillside in lower areas near the major drainage outlet. Area 2 is •
the center area higher on an old pediment surface, and Area 3 is a much steeper area on the east side.
Access is proposed from the east via Nottingham Road.
We generally concur with the assessments in the-application report concerning the geologic
hazards and conditions for the site. Debris flows, erodible soils, hydrocompactive soils, and potential
subsidence_'by evaporite dissolution are the major geologic hazards that will impact this development. A
major ephemeral stream outlets into Area 1 so a drainage/debris flow mitigation plan is needed before
any further planning commences. Steep bedrock exposures exist in the eastern portion of Area 3. As.
shown in the Sketch Plan, significant areas of it should be removed from proposed developable areas..
The steep slopes and tight constraints for Nottingham road alignment will lead to significant
geotechnical design and construction issues. Expect significant and costly cuts, fills, and ground
retention system.to facilitate this road alignment. Area 2 of the Sketch Plan that sits on an old pediment
surface is the most problem-free of the areas, but still may have problematic soils, such as
hydrocompactive, erodible, and corrosive soils that will require careful geotechnical engineering. A
major ravine bisects area 2 and small'debris fans currently exist in the highway shoulder at the mouth of
the ravine. This area should be avoided; and care in grading and drainage made so that no increase in
peak discharge to the ravine.is caused.by development. Because of the direct impact to Interstate 70, a
drainage plan is needed'for this ravine and basins that do, or will, flow to it.
In closing, area 2 of the sketch plan appears adequate for future planning but development will
likely need to be split to each side of the major ravine there. Area 1 may have significant flooding risk
and should be further evaluated before any future planning commences. Area 3 is very steep and much
• of it should be taken out of development consideration. Further investigations are needed for this
proposal before a preliminary plan can be submitted, and we would recommend they be submitted to
CGS for further review. If you have any questions about the content of this review please call (303)
866-3551 ore-mail: ionathan.white(a),state.co.us
Sincerely,
Jonathan L. White
Engineering Geologist
•
S\