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L1 EW PUD AmendmentTown of Avon PUD Amendment and Final Design Review January 21, 1997 Planning & Zoning Commission meeting Report date February 14, 1997 Legal description Lot 1, Eaglewood Subdivision, Brookside PUD Amendment Current zoning PUD Proposed zoning PUD Address 37333 Highway 6 Introduction Resort Concepts Inc. has submitted applications for a PUD amendment to the Brookside PUD and final design review for Buildings B and C of the Brookside Development. The original Brookside PUD plan approved 46 residential units on the site with 32 condominium units in Building B and 14 Townhome units in Building C. The plan proposes 54 units, with 40 condominium units and 14 Townhomes. It also proposes revised building envelopes for the residential buildings. Building B would be extended to the south and shifted slightly to the west. Building C has been replaced with four buildings for the Townhouse units. The Plan also proposes piping the irrigation ditch throughout the entire property. The applicants are also requesting an increase in building height from 60 to 64 feet. The architecture is being revised to more of an alpine theme featuring wood and stucco siding, timber and stone trim and "weathered" asphalt shingle and metal roofs. Development Plan Unlike other zone districts within the Town, the PUD zone district requires approval of a Development Plan. The approval of the PUD includes the zoning standards which specify allowed uses, building height, parking regulations, setbacks, etc. Following are the criteria for evaluating a PUD Development Plan. Design criteria for review of a PUD Development Plan (Section 17.20.110. H) Conformity with the Avon Comprehensive Plan goals and objectives. The revision to the PUD to add 8 residential units does not change the PUD's conformance to the Comprehensive Plan Goals and Objectives. The Owner has agreed to Town of Avon Community Development a:\brookrev.doc (970) 949-4280Fax modem (970) 949-5749 Brookside PUD Amendment, and Final Design Review Buildings B and C, page 2 January 21, 1997 Planning & Zoning Commission meeting provide 3 deed restricted affordable housing units. Policy A1.1 states "that development and redevelopment will be of a scale and intensity appropriate for the neighborhood." Although eight more units have been added to the proposed PUD, the building design improves compatibility with the neighborhood. Building B in the existing PUD is a four story building. Building B of the amended PUD reads as a 3 story building, with a steep pitched roof. The new buildings feature dormers, caps and timber and stone trim which add visual interest to the building. In staff's opinion the amended PUD improves the quality of the buildings and contributes to the aesthetic quality of the site and the neighborhood. Goal C2 "Provide for affordable housing for permanent and seasonal residents that is attractive, safe and integrated with the community. Policy C2.1 "All new development shall contribute or otherwise provide for affordable housing. " The owner has offered to provide three deed restricted affordable housing units. The original PUD did not have a requirement for affordable housing, thus the amendment is an improvement toward meeting this goal. Goal E-1, "Create an integrated transportation system that minimizes dependence on automobile travel within the Town by making it easier to use transit, walk, or use bicycles and other non -motorized vehicles. " A sidewalk should be provided along the entire length of the development. Policy F.I. l " Future development shall minimize degradation of the environment, particularly in sensitive natural areas. The disturbed area of the site should not change with this amendment. Some trees will be removed where the irrigation ditch will be piped. Policy G1.3, The Town's recreational trail system will integrate with the regional trail system " The construction of a regional bike trail was included in the original PUD and will not be changed by this amendment. The final trail alignement should be reviewed in conjunction with the final design review applicant. Conformity and compliance with the overall design theme of the town, the sub -area design recommendations and design guidelines of the Town. The amended plan will not change conformance with the Sub Area recommendations and design guidelines for the site. The site is located in Sub Area 6, the River Residential District. The three story buildings conform to the guidelines for three to four story buildings, subordinate in scale to the downtown buildings. The revised PUD does not Town of Avon Community Development a:\brookrev.doc (970) 949-4280Fax modem (970) 949-5749 Brookside PUD Amendment, and Final Design Review Buildings B and C, page 3 January 21, 1997 Planning & Zoning Commission meeting change conformance to the other recommendations of the sub area, including the development being sensitive to the rive and providing a public access easement and a recreational trail. Design compatibility with the immediate environment, neighborhood, and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, character, and orientation. The condo building has been designed to read as a three story building and has been scaled down in appearance from the four story buildings proposed by the original PUD. The revised PUD contributes to the aesthetic quality of the neighborhood. Building C has been redesigned as four smaller buildings which also improves compatibility with the neighborhood by reducing the scale of the buildings on the site. 1. Uses, activity, and density provide a compatible, efficient, and workable relationship with surrounding uses and activity. The residential density is being increased from 17.6 to 20.68 units per acre. In staff's opinion the quality of the architecture compensates for the increased density. The building footprints are only slightly expanded to accommodate the building. One issue, however is that Building C4 appears to be pushed closer to the trail. The building location needs to be adjusted to provide a greater trail setback. 2. Identification and mitigation or avoidance of natural and/or geologic hazards that affect the property upon which the PUD is proposed. No known significant natural or geologic hazards have been identified for the site. 3. 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. The revised site plan upgrades the building materials and architectural quality of the buildings. The redesign of Building C to four smaller buildings also improves the aesthetic quality of the site. The redesign does appear to bring the buildings closer to the trail in one location, north of building C, as discussed above. Building C's location needs to be adjusted so that it does not come closer to the trail than previously approved. The revisions to the grading and irrigation ditch need to be approved by the Town Engineer to ensure grading minimizes disturbance of natural vegetation and existing topography. 4. 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 parking aisles and back up areas in front of buildings in front of the C buildings are as narrow as 15 feet. These do not provide sufficient back up area and room for two vehicles to pass. The plan will need to be amended to address this. 5. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. The amendment is not significantly changing the on site open space. However, building C4 is moved closer to the trail, eliminating space between the trail and the building. Town of Avon Community Development a:\brookrev.doc (970) 949-4280Fax modem (970) 949-5749 Brookside PUD Amendment, and Final Design Review Buildings B and C, page 4 January 21, 1997 Planning & Zoning Commission meeting 6. Phasing plan or subdivision plan that will maintain a workable, functional, and efficient relationship throughout the development of the PUD. The phasing plan shall clearly demonstrate that each phase can be workable, functional and efficient without relying upon completion of future project phases. The PUD will be developed three phases. This is a logical phasing plan for one building. 7. Adequacy of public services such as sewer, water, schools, transportation systems, roads, parks, and police and fire protection. All services can be provided to the site. The revision will not have any significant impact on service provisions. 8. 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. There will be no significant change in traffic. 9. Development Standards including lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking shall be determined by the town council as pat of the approved development plan with consideration of the recommendation of the Planning commission. Lot area: The property owner has submitted a subdivision plat to create a separate lot for each building. The lots will be adequate to accommodate the proposed development. A new subdivision plat will be required prior to recording of this PUD to ensure access, parking and irrigation easements are compatible with the proposed PUD. Setbacks: The setbacks are not being changed. Building Height: The amended PUD requests a 63 foot building height. The existing PUD approves a maximum of 60 feet. This height is still within the four story heights recommended by the Comprehensive Plan. The buildings will be smaller in scale and not compete with the scale of downtown buildings as the Comprehensive Plan recommends. Landscaping: the project exceeds the minimum landscape plan requirement of 20 percent of the site. 47 percent of the site area for buildings B and C will be landscaped. Parking: The parking requirements have been met for both the residential and commercial buildings. The residential requires 1.5 spaces for each of the 5 one bedroom units and 2 spaces for the larger units, plus 10 guest spaces. The project meets the requirement for 116 spaces for the residences. The commercial building has not changed and meets the code requirement of 5.5 spaces/ 1000 sq. feet for first floor space and 4 spaces per thousand for the upper floors. Allowed Uses: No change Town of Avon Community Development a:\brookrev.doc (970) 949-4280Fax modem (970) 949-5749 Brookside PUD Amendment, and Final Design Review Buildings B and C, page 5 January 21, 1997 Planning & Zoning Commission meeting PROCESS SUMMARY • The Planning and Zoning Commission reviews the PUD plan and conducts a public hearing, and makes recommendation to the Town Council regarding the adoption of the ordinance. • Approval of a PUD Development plan is enacted by ordinance adoption by the Town Council • The Council reviews the ordinance along with the Commission's recommendation, then determines whether to approve the ordinance on first reading and set a public hearing.. • Final adoption can occur once Council holds the public hearing and votes on the ordinance at second reading. Recommendation Staff recommends tabling of the PUD to address the issues outlined in the report. This includes primarily the drive width and back up area for the C buildings. Other options are: • Recommend approval of the plan with conditions. • Recommend denial of the application. Discussion The access drive and parking areas will require redesign to meet Town Code. Staff recommends tabling because at this time there are no obvious simple solutions that would not require redesign of the building and site. If Planning and Zoning Commission should opt to recommend approval of the plans with conditions staff recommends the following conditions for the PUD: Access and parking be re -designed to provide adequate back up area and driveway width that meets Town Standards or another acceptable design to be approved as part of the PUD. 2. The trail be changed to a 10 foot width to meet Town Standards and conform to the subdivision plans. 3. A 4 foot sidewalk be extended to the western property boundary. 4. Final Grading and Engineering Design including the piping of the irrigation ditch and commitments for phasing of improvements be approved by staff. 5. The PUD approval be conditioned upon a revised final plat being submitted and approved by the Town. 6. The PUD Guide be revised to reflect the 63 foot building height requested and included in the Plan sets. The applicants have also applied for final design review. Staff did not schedule the final design application for Commission review to allow time to address the parking and access issues. Town of Avon Community Development a:\brookrev.doc (970) 949-4280Fax modem (970) 949-5749 Brookside PUD Amendment, and Final Design Review Buildings B and C, page 6 January 21, 1997 Planning & Zoning Commission meeting Recommended Motion I motion that the Brookside PUD Amendment be tabled to address the circulation and parking issues and other issues identified in the staff report. 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 submitted, _ Karen Griffith, C Town Planner Town of Avon Community Development a:\brookrev.doc (970) 949-4280Fax modem (970) 949-5749 Brookside PUD Amendment, and Final Design Review Buildings B and C, page 7 January 21, 1997 Planning & Zoning Commission meeting Planning & Zoning Commission Action ❑ Approved as submitted ❑ Denied YApproved 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): Signe4: Jack Hunn, Ch Attest: Sue Railton, Secretary. Date 'Z Date oG " / 9 -" 9 7. 1. Access and parking be re-desig-re.d to provide a minimum of 20 foot bac-; u- area and a minimum driveway of a 1 5 foot width. 2. The trail be changed to meet Town Standards Mrd confcim o the subdivision plans. 3. Final Grading and Engineering Design including the pip:rg o: the irrigation _itch and commitments for phasing of improvements be approved by statT 4. The PUD approval be conditioned upon a : wised final plat being submitted and approved by the Town. 5. The PUD Gu .' -e be revise- o reflect thl- 63 foot builuir!<, height recuested for buildm2 P's ridgeline, as specified on pian sheet A2.6.=ridline 12 and the PLD Guice and summary- table be updated to reflect the revise PUD. Town of Avon Community Development a:\brookrev.doc (970) 949-4280Fax modem (970) 949-5749