L12 B2 BMBC Building DesignTown of Avon
Final Design
Staff Report
May 5, 1998 Planning & Zoning Commission meeting
Report date May 1, 1998
Project type 13 Unit Multi -family Residential Building
Legal description Lot 12, Block 2, Benchmark at Beaver Creek
Subdivision
Zoning Residential High Density (RHD)
Address 0540 West Beaver Creek Boulevard
Introduction
The applicant is proposing a 13 -unit apartment building with two levels of structured parking,
and direct access into the building from both parking levels. The proposed building is six stories
tall. The project features a large reception lounge, a hot tub area, substantial tenant storage, and
two rental offices. Materials include a combination of cedar, stone veneer and stucco siding.
The lot is the last remaining undeveloped RHD parcel along West Beaver Creek Boulevard (on
the north side of Nottingham Park). The majority of the site gently slopes down to the park,
though access from West Beaver Creek Blvd is fairly steep.
On February 3, 1998, the Commission conducted a concept review of this project. The
Commission commented on the following items:
• The project's massing and height compared to neighboring projects.
• Inclusion of the manager's apartment into the project's overall density.
• The south elevation's compatibility with the rest of the building.
• The amount of architectural detailing on the side elevations.
• Snow shedding onto the parking structure's driveway.
• The amount of viable snow storage area.
• The potential for the project to operate as a "condo hotel".
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:
Town of Avon Community Development j:\p&z\staff reports\1998\050598\12b2bcfd2.doc
(970) 748-4030 Fax (970) 949-5749
Lot 12, Block 2, Benchmark at Beaver Creek Subdivision, Final Design Review, page 2
May 5, 1998, Planning & Zoning Commission meeting
1. The conformance with setbacks, massing, access, land use and other provisions of the Zoning
Code.
Allowed use: The project conforms to the allowed residential use. In response to concern that
the project might be operated as a "condo hotel," the project's owners have provided a letter
stating this is not their intent (please see attached letter dated April 8, 1998).
Density: The Town of Avon Zoning Code specifically indicates that accessory apartments
count toward a parcel's maximum allowable density. Therefore, the elimination of the
manager's apartment brings the project into conformance with the parcel's allowable density.
Lot Coverage: The proposed 38% of building coverage conforms to the 50% maximum.
Setbacks: The structure's roof overhangs extend right to both side yard setback lines.
Extreme care would be required during construction to ensure the project does not encroach
into the setbacks.
Easements: No proposed encroachments.
Building Height: The largest determined height of 60 feet on the south elevation conforms to
the 60 -foot maximum limit. Extreme care would be required during construction to ensure
the building does not exceed the maximum allowable height.
Grading: All proposed slopes conform with the maximum of 2:1 slope guideline and the
proposed driveway grades conform to Town standards.
Parking: The 16 surface parking spaces and 15 structured parking spaces exceed the required
30 spaces (2 spaces per unit plus 4 guest spaces).
Snow Storage: Staff has determined the effective snow storage equals approximately 1,359
square feet, 40% short of the required 2,983 square feet based upon a total impermeable
surface area of 14,914 square feet.
Landscaping: Staff recommends additional landscaping to better screen both the parking
structure's west elevation and the trash enclosure. The Sign Code also specifies a minimum
of landscaping associated with the project identification sign.
2. The conformance with other applicable rules and regulations of the Town of Avon.
3. The type and quality of materials of which the structure is to be constructed.
The proposed types of materials are appropriate for the project and the neighborhood.
However, staff has concerns with the application of these materials (see Design Review
Consideration #6)
4. The design of site grading and drainage to minimize impacts to adjacent sites, rights-of-way
and easements.
Staff is concerned that snow storage areas would drain onto neighboring properties.
Additionally, engineering review indicates that the proposed detention pond is not required,
since the project's impermeable surface area does not exceed 25,000 square feet.
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.
The parking structure and residential building combine effectively in response to the site's
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.
Town of Avon Community Development j:\p&z\staff reports\1 998\050598\1 2b2bcfd2.doc
(970) 748-4030 Fax (970) 949-5749
Lot 12, Block 2, Benchmark at Beaver Creek Subdivision, Final Design Review, page 3
May 5, 1998, Planning & Zoning Commission meeting
Staff believes the project's massing, height and architecture are not compatible with the
surrounding residential neighborhood.
The proposed structure is significantly more massive than any other project along this portion
of the Nottingham Park Residential District. The existing pattern and scale of low, highly
articulated buildings allow views both into and out of Nottingham Park. The scale of this
project conflicts with this pattern.
The perceived six -story height would be twice that of any of the two- to three-story
neighboring projects.
Staff also believes that the southern elevation should better reflect the immediate
neighborhood's "alpine" architecture. The established pattern of low, highly articulated
buildings with steeply pitched roofs and dark wood siding interfaces comfortably with the
park and creates the immediate neighborhood's "alpine" feel. The dominant windows and
application of stucco on the upper portions of the building conflict with the neighborhood's
architectural pattern.
7. The objective that no improvement be so similar or dissimilar to others in the vicinity that
monetary or aesthetic values will be impaired.
Staff believes the disproportionate mass and height, plus the contrasting architecture conflict
with the neighborhood's existing scale and pattern of development.
8. The general conformance of the proposed improvements with the adopted Goals, Policies and
Programs for the Town of Avon.
Staff Recommendation
Though the project presents many positive attributes (preservation of a neighboring project's
views, structured parking, quality construction and interior amenities) staff believes the overall
mass, height and architecture are incompatible with the surrounding neighborhood. Therefore,
staff recommends denial of this final design.
Recommended Motion
"I move to deny the final design for the residential project on Lot 12, Block 2, Benchmark at
Beaver Creek Subdivision, as depicted on the plan set dated April 29, 1998, based upon the
following finding:
1. The project's massing, height and architecture are incompatible with the surrounding
residential neighborhood."
If you have any questions regarding this project or any planning matter, please call me at
748-4030, or stop by the Community Development Department.
Town of Avon Community Development j:\p&z\staff reports\199ti\ubub93d\1'ZO2ocraz.aoc
(970) 748-4030 Fax (970) 949-5749
Lot 12, Block 2, Benchmark at Beaver Creek Subdivision, Final Design Review, page 4
May 5, 1998, Planning & Zoning Commission meeting
Planning & Zoning Commission Action
❑ Approved as submitted
XDenied
Cl 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):
Atte G
Date J
Sue Railton, Secretary
Town of Avon Community Development j:\p&z\staff reports\1998\050598\12b2bcfd2.doc
(970) 748-4030 Fax (970) 949-5749