LC B2 BMBC Hotel DesignAvon Planning & Zoning Commission
Final Design Review
Staff Report Submitted for the June 6, 1995 meeting
Date June 3, 1995
Project Hotel
Zone District TC
Legal Description Parcel C, Avon Town Center at Beaver Creek
Introduction
This project is a 4 -story, wood frame, 80 -room hotel (Holiday Inn Express). The building will
have stucco siding and a metal roof All on-site parking is surface..
Design Review Considerations
The Commission's Procedures, Rules & Regulations, Section 6. 10, provide the framework for
evaluation of this project. Additional guidelines and regulations are contained within (but not
limited to) the Comprehensive Plan, the Design Guidelines, the Zoning Ordinance and the
Subdivision Regulations.
1. Conformance with the Zoning Code and other applicable regulations of the Town.
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.
3. The compatibility of the design to minimize site impacts to adjacent properties.
4. The compatibility of the proposed improvements with site topography.
5. The visual appearance of any proposed improvement as viewed from adjacent and neighboring
properties and public ways.
6. The objective that no improvement be so similar or dissimilar to others in the vicinity that
values, monetary or aesthetic will be impaired.
7. The general conformance of the proposed improvements with the adopted Goals, Policies and
Programs for the Town of Avon.
Staff Comments
The Design Guidelines describe two subareas within the Downtown Core Area:
1. the Commercial Core, with primary emphasis on commercial services accessed by vehicle,
(i.e., Wal-Mart, City Market) and designated for surface parking.
2. the Town Center, with primary emphasis on pedestrian access and circulation (i.e., the
Pedestrian Mall) and designated for structured parking.
The proposed project is within the Town Center.
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The Design Guidelines discuss the pedestrian orientation of the project site (Parcel C, pp. 11-12,
copies attached) recommending uses such as ground floor retail and offices, residential and/or
hotel rooms on the upper levels. The guidelines emphasize a strong connection with the use of
this site to the Pedestrian Mall. The project as proposed does not emphasize the pedestrian
orientation of the Town Center, and arguably impairs it.
Section of the Municipal Code reads (emphasis added):
17.20.020 Town center --TC. A. Intention. The town center is intended to provide sites for a
variety of uses such as lodges, commercial establishments, and offices in a predominantly
pedestrian environment In accordance with the comprehensive master plan, these regulations are
intended to provide development which distinguishes the town center from other areas within the
town.
Structured (i.e., covered or underground) parking is also emphasized in the "Parcel C" section of
the guidelines, as well as in the Area Wide Guidelines (p. 18).
Under "Siting Considerations," the Design Guidelines reiterate that buildings and other
improvements are to be designed for the site. The Town Center is at a critical juncture. The
character of development of Parcel C will have a dramatic effect on the Center as a viable
pedestrian oriented area. This project, on this site, is at odds with the Town's adopted Design
Guidelines.
Staff Recommendation
Staff recommends denial of the project as presented, based upon guidelines 1, 2, 3 & 7.
Specifically, the project does not conform to the following:
• Zoning Ordinance, Section 17.20.020
• Design Guidelines, Section III. B. 3. D. & E. (Pp. 11-12)
• Design Guidelines, Section III. C. 1. (Paragraph 1) & 2. (Paragraph 1).
• Comprehensive Plan Subarea Design Recommendations, Subarea 14 (page 5.24).
Procedure
1. Introduce Application
2. Applicant Presentation
3. Commission Review
4. Commission Action
If you have any questions regarding this project or any community development matter, please
call me at 949-4280 (extension 129), or stop by the Community Development Department.
Respectfully submitted,
Michael Matzko
Director of Community Development
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Planning & Zoning Commission Action
❑ Approved as submitted
❑ Approved with conditions
Denied
❑ Tabled
❑ Withdrawn by applicant
Conditions (if applicable)
The Commission denied.
Signed
Jack Hunn, Chair
Attest ,
Sue Railton, Secretary
Date
Date 9�
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