L45 L46 B2 BMBC PUDTown of Avon
PUD/Final Design staff Report
December 19, 1995 Planning & Zoning Commission meeting
Report date December 15, 1995
Project type Rezoning, PUD, and Final Design Review
Legal description Lot 45 and 46, Block 2, Benchmark at Beaver Creek
Zoning PUD and RHD
Introduction
This application was tabled at the December 5, 1995 meeting. The applicants have since submitted
revised plans for the PLED. The revised plans include a sidewalk and landscape buffer on the
north side of the site. The Lakeside duplex units and the Falcon Point parking lot now share an
entrance and are connected.
The building's roof design has been revised in response to concerns presented at the meeting.
Option 1 removes the center penthouse leaving three separate hipped roofs; a central roof with
separate hipped roofs on the east and west wings of the building. Option 2 features a flat roof on
the east and west "shoulders" of the building. The number of stories have not been changed.
Following is staff's analysis of the revised site and building design. This analysis is based on the
adopted review criteria for a PUD, as spelled out in section 17.28.080 of the '-Municipal Code,
Criteria for Review, Recommendation, and Approval (for rezoning), and Section 17.20.110 (H),
Design Criteria. The review criteria provide for more flexibility than conventional zoning and
explicitly allows the P/Z to make recommendations to Town Council on the zoning requirements
for the project, including setbacks, building heights, number of parking spaces, etc. Review
criteria for a rezoning and PUD are listed below, followed by staff comments for each criterion:
P/Z requested more information comparing what the existing PUD and RHD zoning allow and
what is proposed under the new PL -D. Following are two charts that compare the height and
density of the existing and proposed developments. Falcon I is labeled as Lot 45 and Lakeside
Terrace is labeled as Lot 46.
Units allowed by
zoning
Lot 45 60 per PUD
Lot 46 17
Total Site 77
Units per
approved plans
58
12
70
Units existing or
under
construction
58
6
64
Units proposed
58+36=94
6
100
Town of Avon Community Development c°cemdev\p&z%120595oz`Jakesid2.doc
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December 19, 1995 Planning & 7 -ping Commission mecting
Lot 45 (Falcon Pt.I)
Lot 46 (Lakeside
Terrace)
Building Height
allowed by Zoning
60 feet
60 feet
Height of existing
buildings
59 feet
41
Height of proposed
buildings
60.3 feet; 47 feet
41
Criteria for Review, Recommendation, and Approval (17.28.080)
1. Is the proposed rezoning justified by changed or changing conditions in the character of the area
proposed to be rezoned.
The rezoning is to expand the PUD for the existing Falcon Point timeshare development.
Since the Town of Avon permits PUD zoning to promote design flexibility, staff does not
believe this criterion is strictly applicable to this project.
2. Is the proposed rezoning consistent with the Comprehensive Plan.
The proposed rezoning to PUD is consistent with the Comprehensive Plan designation of the
property for residential use of the property. The rezoning will not change the use of the
property which is currently residential for duplex and timeshare units.
3. Are adequate facilities available to serve development for the type and scope suggested by the
proposed zone?
This is also addressed under PUD Design Criteria, # 10. The Public Works Department and
Fire Marshall have reviewed the application and have not expressed any concerns for service
capacity. Public Service has provided a letter indicating that natural gas service can be
provided. The timeshare project would not normally increase demand for schools. The
Townhome component is only six units, with negligible impacts on utilities and public
facilities.
PUD Design Criteria (17.20.110 (H))
Conformity with the Avon Comprehensive Pian goals and objectives.
The proposed expansion of the PUD is in conformance with the following goals and
objectives of the Comprehensive Plan.
• The application meets Goal A1, "to ensure that land uses are located in appropriate
locations with appropriate controls." The proposal is for residential development
consistent with the Comprehensive Plan.
• The expansion of Falcon Point implements Goals B 1 and B2 which recommend
strengthening the year-round tourism base, including increasing lodging.
• Objective BIB recommends providing opportunity for mixed use development at urban
densities on vacant parcels in the Town Core. The expansion of the timeshare units will
bring more tourists and guests into the downtown area.
2. Conformity and compliance with the overall design theme of the town, the sub -area design
recommendations and design guidelines of the Town.
The site is not within the area specifically addressed by the Town Core Design Guidelines, so
the Commission is referred to the Comprehensive Plan Subarea Guidelines. The site is located
Town of Avon Community Development c:1.comdev\p&z\120595ozkJakesid2.doc
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Lots 45 & 46, 131OCk 1, E nmark at heaver l.reeK Juocllvlsion, Pull Kc .w, page
December 19, 1995 Plannin Zoning Commission meeting
within the Nottingham Park Residential district of the Town Core as designated by the
Comprehensive Plan. The design standards for this area include requiring new development
to screen parking areas with plant materials and to require new development to be of the same
quality and character as the existing development.
The site plan has been revised to provide a landscape buffer on the northern perimeter of the
parking lot. Some internal parking lot landscaping is also provided. In order to better screen
the parking lot from the Beaver Creek West Condominiums, this buffer should include berms
and continuous dense vegetation such as a continuous shrub hedge.
3. Design compatibility with the immediate environment, neighborhood, and adjacent properties
relative to architectural design, scale, bulk, building height, buffer zones, character, and
orientation.
The architectural design, featuring Navajo White Stucco siding with natural stone accent
columns, is compatible with the other multi -family buildings in the vicinity. The length of the
building is effectively mitigated by breaking it into three staggered sections. The building
height is one foot taller than the adjacent Falcon Point I building and is taller than the Beaver
Creek West and Lakeside Terrace buildings.
The orientation of the building is such that it will block the views of some of the Beaver Creek
West Condominiums "down valley" to the southwest, but the views to Beaver Creek Ski area
will not be obstructed. The project is of a compatible scale with the Falcon Point I building
and Lakeside buildings, and though its mass is larger than the surrounding multi -family units,
the separation mitigates the effect.
Two revised roof designs have been presented for review. Alternative one features three
hipped roofs. Alternative two features the central hipped roof with a flat roof on the east and
west "wings" of the building. Staff's questions whether either alternative design addresses the
concerns and suggestions expressed by P&Z members. The east and west hipped roofs scale
to 57 feet in height, and do not address the suggestion of lowering the east and west wings of
the building.
The second alternative results in east and west wings of approximately 47 feet tall, but
sacrifices design detail and interest.
Additional landscaping has been provided to screen the parking lot from the adjacent
properties to the north and to the east. Underground parking would provide opportunities for
more parking lot landscaping and relocate parking lot activity indoors. This would help to
compensate for the additional density and units that are proposed
4. Uses, activity, and density which provide a compatible, efficient, and workable relationship with
surrounding uses and activity.
Timeshare units are considered a residential use not incompatible with the adjacent muld-
family units. The expansion of Falcon Point increases the density to 41.5 dwelling units per
acre. Falcon Point I is developed at 37 units and acre and approved for a density of 38.5 units
per acre. The surrounding areas of RED zoning permit 20 units an acre.
Although the proposed density is significantly higher than standard zoning would allow, it
could help to bring activity into the Commercial core to support downtown businesses. Since
the guests of the units are generally on vacation it seems likely they would patronize
Town o1 Avon Community Development c`comdev',p&z`,12C595pz'lakesid2.doc
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Lots 45 & 46, Block 2, E hmark at Beaver Creek Subdivision, PUD Re. --w, page 4
December 19, 1995 Planning & -iing Commission meeting
businesses within a close walking distance. A pedestrian walkway has been added on the
north side of the property to facilitate pedestrian circulation.
5. Identification and mitigation or avoidance of natural and/or geologic hazards that affect the
property upon which the PUD is proposed.
The site is adjacent to Buck Creek. The grading plan on lot 2 proposes berms that will be
covered by water in the event of a flood. The grading plan will need revising to correct this
situation.
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.
The area of the site proposed for expansion is already developed as a club house and overflow
parking for Falcon Point I, so there are few natural features that the proposed expansion
would alter. The proposed berm on the Lakeside Terrace Subdivision needs to be evaluated
with the revised grading plan to ensure that it does not alter the channel or floodplain of Buck
Creek. The building matches the aesthetic quality of the existing Falcon Point building and is
comparable to the other multi -family units in the vicinity.
7. A circulation system designed for both vehicles and pedestrians addressing on and off site traffic
circulation that is compatible Ninth the town transportation plan.
The site gains access through a 50 foot private access easement. The site design now provides
for adequate vehicular and pedestrian traffic flow through the site. The parking lot has been
redesigned to connect to the Lakeside Terrace property. This provides for access points to
the subdivision and improved circulation. One of the existing curb cuts has been eliminated.
The site now has a pedestrian walkway along the entire portion of the site that is being
expanded.
8. Functional and aesthetic landscaping and open space in order to optimize and preserve natural
features, recreation, views and function.
There is open space between the existing Falcon I and proposed Falcon Point H building, and
south of the Falcon Point II building adjacent to the park. The nominal amount of open space
exceeds the requirement. A landscape strip has been added on the northern perimeter of the
parking. This area should include an earthen berm and more continuous landscaping to
provide an effective screen of the parking lot.
The proposed building blocks views to the southwest of the Beaver Creek West
Condominiums. The approved site plan for Lakeside Terrace also featured buildings that
blocked some of the views of the Beaver Creek West Condominiums.
9. Phasing plan or subdivision plan that will maintain a workable, functional, and efficient
relationship throughout the development of the PL'D. The phasing plan shall clearly demonstrate
that each phase can be workable, functional and efficient without relying upon completion of
future project phases.
The phasing plan is workable. Phase I, the existing Falcon Point I and Lakeside
Condominiums is partially complete (only one of the Lakeside Townhomes is complete). The
current project includes the 36 units at Falcon Point II and the construction of two remaining
duplex buildings (four units), and comprises the second and presumably final phase.
Town of Avon Community Development c:\comdev\p&z`,120595pz\lakesid2.doc
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Lots 45 & 46, Block 2, E nmark at Beavcr Creek Subdivision, PUD Re. .-w, page 5
December 19, 1995 Plannin_ Zoning Commission meeting
10. Adequacy of public services such as sewer, water, schools, transportation systems, roads, parks,
and police and fire protection.
The Design Review Committee including the Public Works staff and the Fire Marshall have
reviewed the plans and have not expressed any concerns for the provision of adequate service.
A letter from Public Service has been provided indicating that there is adequate capacity to
provide gas service to the additional units. The timeshare units are not anticipated to create
additional demand for schools.
11. 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.
The additional 36 units are not expected to create significant capacity problems for the streets
in the immediate vicinity of the site.
12. Development Standards including lot area, site dimensions, setbacks, height, density control, site
coverage, landscaping and parking shall be determined by the town council as part of the
approved development plan with the consideration of the recommendation of the planning
commission. This determination shall be based upon the evaluation of the proposed PUD's
Compliance with the design criteria outlined in subsection H (PUD Review Criteria).
The proposed lot is .85 acres in size, which is less than the minimum one acre lot size than the
RHD zone district would require. However, the lot is sufficient in size to accommodate the six
duplex units already approved for the site.
The 47 percent landscaping numerically exceeds the standard 20 percent landscaping
requirement of standard zone districts. The applicants have added additional trees. The
requirement for five percent parking lot landscaping has also been satisfied
The setbacks for the proposed building are five feet from the east side of the site, 18 feet from
the south side of the site, and 150 feet from the north. All of the setbacks except the east
setback conform to standard zone district requirements. The five foot eastern property setback
is 2.5 feet less than the standard.
The building height is one foot taller than the existing Falcon Point I.
The applicants propose a density of 41.5 units per acre. The existing Falcon point has a
density of 37.4 units per acre, and has underground parking. It is an appropriate density for a
site on the fringe of the urban core, provided the site does create negative impacts for the
residents in the vicinity. The additional 36 units proposed will create impacts to residential
property in the vicinity from vehicular and pedestrian traffic levels. The additional units create
the need for enlarging the existing parking lot adjacent to the Beaver Creek West
condominiums..An additional landscape strip has been added to screen the expanded parking
lot.
The building site coverage is 30 percent, which is well within the 50 percent maximum
coverage allowed in standard zone districts.
The standard parking requirements for timeshares of one space per 600 square feet have
been met for the expansion. The square footage of the proposed units is 37,440 square feet,
which requires 63 spaces. The site plan proposes 66 new parking spaces. The parking
requirement for the total site (Falcon I & II) is satisfied using the fifteen percent reduction for
a large single use project provided in the Zoning Code. The total square footage of the
timeshare units is 84,240. A total of 141 spaces are required for one parking space per 600
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Lots 45 & 46, Block 2, B. nmark at Beaver Creek Subdivision, PUD Re-v..;w, page 6
December 19, 1995 Planning Sr ling Commission meeting
square feet. When the 15 percent reduction is applied, 120 parking spaces are required. The
site plan proposes 140 total parking spaces. The requirements on the existing Lakeside
Property have also been satisfied.
The project includes snow storage that is numerically equal to twenty percent of the parking
lot area, but because some of the snow storage area extends a considerable distance from the
parking lot, its functionality is questionable.
The Development Standards for a PUD are determined by the Town Council, with a
recommendation from the Planning and Zoning Commission based on the PUD review
criteria. The site plan proposed only meets the minimum parking requirements established by
the Zoning Code..
The Town Council's and the Planning and Zoning Commission's comments during the first
reading of the zoning ordinance and the concept design review reflect strong concerns about
applying the minimum standards, particularly with regards to parking.
Staff Recommendation
The PUD zone district is intended to provide for flexibility and creativity in the development
of land in order to promote its most appropriate use. The proposed project, because of its
10017o increase in density, is appropriate for PUD zoning. For the most part, the project
represents an improvement over the existing property, and arguably contributes to the vitality
of the Town Center by increasing the density and therefore pedestrian traffic.
However, kev elements of the proposed design are inconsistent with the otherwise high
quality of the project, and more significantly, with the zoning amendment and PUD design
criteria cited above. These elements are:
• parking that only meets minimum quantity standards
• marginal snow storage area
• need to buffer surrounding residential area from the impacts from the increased density
and number of units, including increased traffic and parking lot activity
Because these elements have potentially significant impacts, Staff recommended conditional
approval of the proposed Lakeside PUD. The applicants have addressed several
recommended conditions as outlined in the report for the December 5, 1995 meeting. This
includes providing a landscaped buffer and a sidewalk between the access drive and the
parking lot. Additional trees have been added. The parking lot has been redesigned to
connect to the Lakeside Terrace duplexes. They have also corrected the north arrow.
Unfortuantely, in adding, landscaping, the separation between the duplex and timeshare
parking areas was sacrificed, as was the drive -up entrance on the main building. Additionally,
on-site snow storage has been reduced to below 200. According to the Parking Requirements
of the Zoning Code, the 15% parking reduction for large single -use projects is contingent on
having on-site storage. Therefore, staff recommends the following conditions of approval:
1. An appropriate on-site underground parking structure be provided.
2. An enlarged landscape berm on the northern boundary.
Town of Avon Community Development c:\ccmCev\p&Z\1Zuoyapz
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Lots 45 &46, Block 2, B. ,hmark at Beaver Creek Subdivision, PUD Rev,ew, page 7
December 19, 1995 Planning toning Commission meeting
3. Extending the landscape berm along the length of the common boundary between Lots 1
and 2 of the proposed Lakeside Subdivision.
4. Revised pollution control, storm water control and grading plans to be reviewed and
approved by the Town Engineer.
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 submi
Karen Griffith, AI
Town Planner
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Uece=er ty, lyya viannnng & i,oning t-.ommissiun ineeung -
Planning & Zoning Commission Action
❑ Approved as submitted ❑ Approved with conditions (noted below)
(Denied ❑ Tabled ❑ Withdrawn by applicant
Conditions of approval, reasons for tabling or withdrawal of application, or basis for denial (refer
to code orguidelines by number):
1%�A LG ,t. Date
Jack Hunn, Chair e o _�
Atte�i�`"v r
Date
Sue Railton, Sec =-ry
Town of Avon Community Development
(9 70) 949-42&0 Fax (970) 949-9159
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