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L11 B1 WR Design ModTown of Avon Final Design Staff ortRep March 4, 1997 Planning & Zoning Commission meeting Report date Project type Legal description Zoning Address Introduction March 28, 1997 Modification of final design review Lot 11, Block 1, Wildridge Subdivision PUD 3078 Wildridge Road Fred Hiller has applied for a modification to the Final Design Review for Lot 11, Block 1, Wildridge. He proposes a change in the grading plan to provide a 50' X 120' level playing field for the residents of the four-plex, which is under construction. Design Review Considerations According to the Commission's Procedures, Rules & Regulations, Section 6. 10, the Commission shall consider the following items in reviewing the design of this project: 1. Conformance with the Zoning Code and other applicable regulations of the Town. The proposed modification does not comply with the Design Regulations, which state the maximum slope to be 2:1 for disturbed areas. The upper areas of the playground would be modified to a slope exceeding 1:1. 2. The suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to be located. The modification is not suitable to the site. It would significantly alter the natural slope of the property. 3. The compatibility of the design to minimize site impacts to adjacent properties. The modification will be visible from the upper properties in the subdivision. The modification would significantly alter the natural terrain and is not compatible with adjacent properties. 4. The compatibility of the proposed improvements with site topography. The playing field would require a significant modification to the natural topography. The play area is very large and would be visible from most of the subdivision. The Comprehensive Plan, Design Regulations, and Steep Slope Guidelines specifically discourage alteration of the natural slope. • Section 6.22 E. of the Design Procedures, states that " Site improvements should be designed to conform with the existing site topography to minimize required grading and effect on adjacent properties", and that "maximum slope shall not exceed 2 feet horizontal to 1 foot Town of Avon Community Development j:\p&z\1997\030497\11 b3wrgr.doc (970) 949-4280 Fax (970) 949-5749 Lot 11, Block 1, Wildridge Subdivision, Review, page 2 March 4,1997 Planning & Zoning Commission meeting vertical without special documentation and review with the exception of undisturbed existing slopes. • This property has slopes of about 30 percent, and is therefore subject to the Steep Slope Guidelines. Guideline 2 states that " The objective should be to fit the building or driveway into the existing landform, minimizing the visual and environmental impacts to the site. Creating a flat building pad for a traditional foundation by excavating or filling shall be discouraged on steep sites." Although this section emphasizes buildings, the recommendations are to reduce the alteration of the natural landscape. • The Steep Slope Guideline 6 states that "On steep slope sites, grading should be limited to prevent visual impacts, prevent erosion and reduce the amount of restoration required to finish the project. Cuts and fills greater than 2:1 slope require retainage. Slope lengths exceeding 30 feet shall require the use of terracing and /or planting pockets to assure a more natural appearance. Disturbed slopes should be rounded at the tow and crown to provide a more natural appearance and promote rapid revegetation of these disturbed areas." • Steep Slope Guideline 8 states that "site restoration and landscaping on steep sites should strive for a more natural appearance. Large areas of lawn and ornamental landscaping should be discouraged on steep slopes." Thus, large lawns are specifically discouraged by the Guidelines. Although a small play area would be an amenity for the residents, this large playfield requires too much modification of the site, significantly increasing the disturbed area of the site. The project clearly does not conform to the above guidelines. If a play area is needed, a much smaller area should be provided. Further, the area does not appear to be readily accessible to the residents. There is not clear path up the steep slope to access the play area. 5. The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. The modification will alter the natural topography and be visible from neighboring properties and the right of way. The modification would diminish the natural beauty of the site by altering the topography. 6. The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired. Not applicable. 7. The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. The modification is not in conformance with adopted Goals, Policies and Programs for the Town. Policy F1.2 of the Comprehensive plan states that "development shall not be allowed on steep hillside areas vulnerable to environmental and visual degradation." The proposed modification would be a visual degradation of the site and the subdivision. Staff Recommendation Staff recommends denial of the application. Town of Avon Community Development j:\p&z\1997\030497\11 b3wrgr.doc (970) 949-4280 Fax (970) 949-5749 Lot 11, Block 1, Wildridge Subdivision, Review, page 3 March 4,1997 Planning & Zoning Commission meeting Recommended Motion I move to deny the proposed grading change to Lot 11, Block 1, Wildridge Subdivision, as depicted on plan sets dated January 23, 1997. If you have any questions regarding this project or any planning matter, please call me at 949-4280 (extension 131), or stop by the Community Development Department. Respectfully submitte , Karen Griffith, AIC Town Planner Town of Avon Community Development j:\p&z\1997\030497\11 b3wrgr.doc (970) 949-4280 Fax (970) 949-5749 Lot 11, Block 1, Wildridge Subdivision, Review, page 4 March 4,1997 Planning & Zoning Commission meeting Planning & Zoning Commission Action ❑ Approved as submitted ©(Denied ❑ Approved with conditions (noted below) ❑ Tabled ❑ Withdrawn by applicant Conditions of approval, reasons for tabling or withdrawal of application, or basis for denial (refer to code or guidelines by number): Jack Hunn, Sue Railton, Secretary Town of Avon Community Development (970) 949-4280 Fax (970) 949-5749 Date 1 Date S j:\p&z\1997\030497\11 b3wrg r. doc