L42 B1 WR Duplex Design (2)Town of Avon
Final Design Staff Report
October 20, 1998 Planning & Zoning Commission meeting
Report date October 16, 1998
Project type Residential Duplex
Legal description Lot 42, Block 1, Wildridge Subdivision
Zoning Wildridge Planned Unit Development (PUD) — 2 units
Address 2111 Long Spur (Slick-Scharpf Duplex)
Introduction
The proposed project is a 6,657 square foot duplex, with the east unit measuring 2,230 square
feet and the west unit measuring 2,466 square feet. The exterior materials consist of pebble color
stucco for the main body with almond smoke stucco window bump outs, antique slate asphalt
roofing shingles, redwood trim, cedar and peeled log decks.
The lot is essentially flat and located on the corner of Saddleridge Loop and Long Spur with a
double frontage. The project proposes a dual driveway design.
Design Review Considerations
According to the Commission's Procedures, Rules & Regulations, Section 4. 10, the Commission
shall consider the following items in reviewing the design of this project:
1. The conformance with setbacks, massing, access, land use and other provisions of the Zoning
Code.
• Allowed use: Conforms with the allowed residential use.
• Density: 2 units conform to this lot's allowable density.
• Lot Coverage: The proposed 19.6% of building coverage conforms with the 50%
maximum.
• Setbacks: No proposed encroachments. However, extreme care will be required during
construction to ensure the project's northwest corner does not encroach into the side yard
setback.
• Easements: No proposed encroachments; proposed grading in the 10' Slope Maintenance
and Snow Storage Easement is acceptable.
• Building Height: The largest determined height of 34.5 feet conforms with the 35'
maximum limit. However, extreme care will be required during construction to ensure the
maximum allowable height is not violated.
• Grading: All proposed grades conform with the maximum of 2:1 slope guideline and the
proposed driveway grades conform with Town standards.
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Lot 41, Block 1, Wildridge Subaivision, Final Design Review, page 2
October 20, 1998, Planning & Zoning Commission meeting
• Parking: The two garage and the two surface parking spaces for each unit exceed the
required four total spaces.
• Snow Storage: Submitted plans show snow storage area equal to the minimum standard
of 20% of the proposed impermeable surface area.
• Landscaping: Staff suggests that additional landscaping be provided to soften the
structure's tall northern elevation and to better screen vehicles in both driveways/parking
areas; specifically:
- two additional trees north of the west unit
- two additional trees north of the east unit
- eight assorted shrubs and three aspen north of the east unit's driveway.
- six aspens and six assorted shrubs be added east of the southern three car parking
area.
2. The conformance with other applicable rules and regulations of the Town of Avon.
The project proposes dual driveways. The Planning & Zoning Commission's Rules,
Regulations and Procedures states the following:
"Residential projects with 6 or fewer units shall be restricted to a single point of vehicle
access from the public right-of-way. Additional points of access must be approved
specifically by the Planning & Zoning Commission, with the finding that additional
access points are required for the project to otherwise conform to these Design Standards
and other applicable Town regulations." (Pg. 4, sec. 4.22 - A.4)
Please refer to the attached correspondence describing the applicant's second driveway
justification. If the Commission chooses to grant the project Final Design approval, a finding
justifying the dual driveway should be made.
3. The type and quality of materials of which the structure is to be constructed.
Exterior light fixtures have not been provided.
4. The design of site grading and drainage to minimize impacts to adjacent sites, rights-of-way
and easements.
Staff is concerned that the west unit's driveway will drain into the garage. This condition will
need to be addressed without elevating the structure's height given it is within '/z foot of the
maximum allowable height.
5. The compatibility of proposed improvements with site topography, to minimize site
disturbance, orient with slope, step building with slope, and minimize benching or other
significant alteration of existing topography.
6. The appearance of proposed improvements as viewed from adjacent and neighboring
properties and public ways, with respect to architectural style, massing, height, orientation to
street, quality of materials, and colors.
Staff recommends that chimney caps be added atop all chimneys.
7. The objective that no improvement be so similar or dissimilar to others in the vicinity that
monetary or aesthetic values will be impaired.
8. The general conformance of the proposed improvements with the adopted Goals, Policies and
Programs for the Town of Avon.
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Lot C, Avon Center at Beaver Creek Subdivision; Zone Change and PUD Zoning
October 6, 1998 Planning & Zoning Commission meeting Page 4 of 6
• Buildings that "step back," from the Pedestrian Mall and other public ways, and wherever a
reduced building setback is allowed, with one and two story elements adjacent those areas and
taller elements further back.
• Development that both helps define and responds to the Pedestrian Mall as a unifying element in
the Town Center.
• Vertically mixed uses, with ground -level commercial uses including entertainment, retail and
office uses; with offices, lodging and residential uses above the ground level.
• Effective pedestrian circulation that provides attractive gathering areas, access to transit and
structured parking, and supports walking to adjacent shopping and facilities, rather than driving
from store to store.
• Structured, underground parking.
• Urban density and building site coverage.
The concept massing plan included with the application depicts buildings that do not all relate well to
the site or to one another. While the timeshare building generally fits the site in plan view, the
proposed hotel building appears to be a standard design found in suburban settings.
3. Design compatibility with the immediate environment, neighborhood, and adjacent
properties relative to architectural design, scale, bulk, building height, buffer zones,
character, and orientation.
Please refer to the comments under Zone Change Criteria, # 3.
This criterion will be effectively used during the Development Plan approval process, which will
include a visual analysis. Additional architectural and site design review will also occur during the
Final Design Review process.
4. Uses, activity, and density provide a compatible, efficient, and workable relationship
with surrounding uses and activity.
Completion of the Town Center depends upon this general scale and density of development.
However, this criterion will be most effectively addressed through Development Plan approval.
5. Identification and mitigation or avoidance of natural and/or geologic hazards that
affect the property upon which the PUD is proposed.
The application includes an environmental assessment of the site, including geologic hazards.
6. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
This criterion will be addressed through Development Plan approval.
7. A circulation system designed for both vehicles and pedestrians addressing on and
off site traffic circulation that is compatible with the town transportation plan.
The Town's Transportation Plan generally anticipates the level of development proposed. However,
this criterion must necessarily be applied through Development Plan approval.
5. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and function.
To be addressed through the Development Plan approval process, which will include a visual
analysis.
8. Phasing plan or subdivision plan that will maintain a workable, functional, and
efficient relationship throughout the development of the PUD. The phasing plan shall
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Lot C, Avon Center at Beaver Creek Subdivision; Zone Change and PUD Zoning
October 6, 1998 Planning & Zoning Commission meeting Page 3 of 6
plans, the associated staff comments are limited. When VRI subsequently applies for Development Plan
approval (anticipated within 6 to 12 months), staff will apply these same review criteria to the proposed
Development Plan.
1. Conformance with the Town of Avon Comprehensive Plan's Goals and Objectives.
The Comprehensive Plan describes the Town Center as being the "most intensely developed part of
town, as a true urban environment with attractive public gathering places. New development on
vacant parcels, as well as redevelopment of existing uses in the Town Center will include mixed-use
buildings containing retail and services on the ground floor, offices and/or residential above, and
structured parking and urban amenities such as plazas and walkways. An overall pedestrian network
will be developed for the Town Center, to create a truly walkable environment." (Page 42)
Relevant Goals and Policies include:
Goal Al: Ensure a balanced system of land uses that maintains and enhances Avon's
identity as a residential community, and as a regional commercial, tourism and
entertainment center.
Policy A3.5: Since undeveloped land in the Town Center is scarce, it will be developed at
higher density, include a vertically integrated mix of commercial and
residential uses, and rely primarily on underground and/or structured parking.
Goal B 2: Establish the Town Center Area as an inviting, vibrant and safe pedestrian -
oriented cultural, retail and entertainment hub
Policy B 2.2: Development and redevelopment in the Town Center should effectively
separate vehicles from pedestrian access and circulation.
Policy B 2.3: Encourage a range of uses in the Town Center,. including retail, offices, hotels,
recreation, tourism, and entertainment.
Policy E 1.4: Commercial areas should be designed to minimize in -town vehicle travel by
making it easier for people arriving by car to park and conveniently walk to
multiple stores and businesses.
Policy E 2.2: Structured parking will be incorporated in all development and major
redevelopment in the Town Center.
The PUD development standards proposed for Lot C are generally consistent with the density,
vertical integration and diversity, and underground and structured parking contemplated by the
Comprehensive Plan. The subsequent Development Plan approval should be conditioned upon the
applicant entering into a master housing agreement, committing to deed -restricted employee housing.
2. Conformity and compliance with the overall design theme of the town, the sub -area
design recommendations and design guidelines of the Town.
The Town Center lies within Subarea 13 of the Urban Design Plan (p. 65, 1996 Comprehensive Plan).
The proposed development standards include maximum building heights of up to 120 feet, covering
up to 15,000 square feet of the site; up to 100 feet, covering up to 30,000 square feet, and up to 80
feet on the balance of the site. These heights, although somewhat greater than the existing structures,
are of a similar magnitude.
While the proposed development standards generally conform to the recommendations of the
Comprehensive Plan and the Design Guidelines, it is the Development Plan that must conform to this
criterion. Review of the Development Plan will focus on critical elements such as:
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Lot C, Avon Center at Beaver Creek Subdivision; Zone Change and PUD Zoning
October 6, 1998 Planning & Zoning Commission meeting Page 5 of 6
clearly demonstrate that each phase can be workable, functional and efficient without
relying upon completion of future project phases.
To be addressed through the Development Plan approval process.
9. Adequacy of public services such as sewer, water, schools, transportation systems,
roads, parks, and police and fire protection.
Please refer to the comments under Zone Change Criteria, # 4.
10. That the existing streets and roads are suitable and adequate to carry anticipated
traffic within the proposed PUD and in the vicinity of the proposed PUD.
Development Plan approval should include a traffic study to determine any improvements to the
streets and roads necessitated by the increased density.
Summary and Recommendations
This application is for a change of zoning from TC to PUD, in order to allow more dense development of
the site. This application is the first of a two step process, which is intended to establish new maximum
(and, in some cases, minimum) development standards for the site.
In general, the proposed zone change and PUD zoning meet the relevant criteria in the Zoning Code. The
height, bulk, density and uses are generally consistent with the Town's adopted policies in the
Comprehensive Plan and Design Guidelines.
Development Plan approval, based on a separate application and more detailed review process, would
likely occur during the next 3 to 6 months. It is through that process that the Town will evaluate a specific
development proposal. The Design Guidelines and the Comprehensive Plan will guide the Town's
evaluation of the specific development proposal.
Any approved Development Plan will also have to conform to all other applicable Town regulations,
including but not limited to zoning, design review, subdivision, and construction permitting.
Procedure
The procedure for review and approval of the Zone Change and PUD Zoning is as follows:
The Planning & Zoning Commission conducted a formal public hearing on October 6`h. Although the
public hearing has been closed, the Commission may choose to take public comment at the October 20''
meeting. The Planning and Zoning Commission will make a formal recommendation on the application
at this meeting, which will be forwarded to Town Council for the second reading of the ordinance and
public hearing on October 27`s.
Staff Recommendation
Staff recommends approval with the following conditions:
1. Development may occur on this site only in conformance with a site-specific Development Plan
(referred to as a second step PUD Plan in these recommendations), approved by the Town through a
separate application and review process pursuant to Section 17.20.110 of the Avon Municipal Code
2. Deed restricted employee housing units shall be provided with the amount of units equal to ten
percent of the dwelling units proposed (21). The units shall be subject to the standard master deed
restriction provisions including a 3 percent appreciation cap.
3. Applicant agrees to participate financially in a downtown plan.
4. The site specific Development Plan (second step PUD plan) will incorporate recommendations of the
downtown plan, to the extent they are feasible.
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Lot C, Avon Center at Beaver Creek Subdivision; Zone Change and PUD Zoning
October 6, 1998 Planning & Zoning Commission meeting Page 6 of 6
5. The current Town parking requirements shall be the parking requirements for the PUD.
Modifications can be reviewed in conjunction with the proposed Downtown plan and the second step
PUD process.
6. Setbacks shall be as enumerated in the existing Avon Municipal Code. Any modifications can
be reviewed in conjunction with the Downtown Plan and the second step PUD process.
Recommended Motion
I move to adopt Resolution 98-9 recommending approval of a zone change from TC to PUD and approval
of Development Standards for Lot C
If you have any questions regarding this project or anything in this report, please call me at 748-4014, or
stop by the Community Development Department.
Respectfully submi ed,
/6��
Karen Griffith,
Town Planner
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