L5 B4 WR VAR wall SetbackTown of Avon
Final Design &
Variance
Staff Report
August 19,1997, Planning & Zoning Commission meeting
Report date August 15, 1997
Project type Residential Duplex
Variance type Retaining Walls in Setbacks
Legal description Lot 5, Block 4, Wildridge Subdivision — Viola Duplex
Zoning Planned Unit Development (PUD) — 2 units
Address 5774 Wildridge Road East
Introduction
The proposed duplex features a combination of stucco and wood siding. The site slopes steeply
up from the road at approximately 35%, requiring a design solution compliant with the Steep
Slope Development Guidelines.
The project requires a grant of variance to place stone retaining walls in the front and side yard
setbacks. The tallest walls are 6 feet, retaining the driveway's uphill and downhill slopes.
The Commission conducted a Concept Review of this project on July 15, 1997. At that review,
the following comments were made:
1. Elevations should be properly labeled on the plans.
2. Terrace the retaining wall by the southeastern elevation.
3. Increase the size of the snow storage area. (Calculations needed to be done).
4. The gabled ends, running north to south, were too massive and needed to be vertically
differentiated in order to reduce the front elevation.
5. Differentiate the rooflines of the duplex.
6. Terracing the foundation on the eastern side, up one or two feet, would help reduce
the amount of retaining wall.
7. Boulder retaining walls to be engineered.
8. Finish the driveway grades and site grades to meet the 2 to 1 Steep Slope Guidelines.
It should be noted that the project's tight access could hinder fire and emergency response.
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August 19, 1997 Planning & Zoning Commission meeting
Variance Review Considerations
Staff reviewed the variance request with respect to the Section 17.36.040, of the Avon Municipal
Code, which sets the following criteria by which the Planning & Zoning Commission shall
consider the requested variance:
1. The relationship of the requested variance to other existing or potential uses and structures in
the vicinity.
Within the subdivision, many properties with comparable topography possess variances for
similar retaining walls.
2. The degree to which relief from a strict or literal interpretation and enforcement of a specified
regulation is necessary to achieve compatibility and uniformity of treatment among sites in the
vicinity, or to attain the objectives of this title without grant of special privilege.
The site's steepness appears to require significant retainage to provide adequate access.
Relief from the front yard setback requirements to place structural retaining walls in this
location thus appears warranted.
Though the retainage behind the structure is significant, the small amount of structural
retaining wall in the side yard setback should not produce a significant impact upon the
neighboring property. Therefore, relief from the side yard setback requirements would not
seem to compromise the setback objectives nor constitute a grant of special privilege.
3. The effect of the requested variance on light and air, distribution of population, transportation
and traffic facilities, public facilities and utilities and public safety;
Not applicable.
4. Such other factors and criteria applicable to the proposed variance.
Not applicable.
Required Findings for a Variance
According to Section 17.36.050 of the Avon Municipal Code, the Planning & Zoning
Commission shall make the following written findings before granting a variance:
A. That the granting of the variance will not constitute a grant of special privilege inconsistent
with the limitations on other properties classified in the same district;
B. That the granting of the variance will not be detrimental to the public health, safety or welfare,
or materially injurious to properties of improvements in the vicinity;
C. That the variance is warranted for one or more of the following reasons:
1. The strict, literal interpretation and enforcement of the specified regulation would result in
practical difficulty or unnecessary physical hardship inconsistent with the objectives of this
title;
2. There are exceptional or extraordinary circumstances or conditions applicable to the site of
the variance that do not apply generally to other properties in the same zone;
3. The strict or literal interpretation and enforcement of the specified regulation deprive the
applicant of privileges enjoyed by the owners of other properties in the same district.
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Recommended Action for Requested Variance
Staff believes the requested variance satisfies the required findings listed above. Therefore, we
recommend granting the requested variance with the condition that no retaining wall shall exceed
6 feet in height within any setback.
Recommended Motion for Requested Variance
Approve Planning & Zoning Commission Resolution 97-9, granting a variance for Lot 5, Block
4, Wildridge Subdivision to place structural stone retaining walls in the front and side yard
setbacks as depicted in the plans dated "Received" July 30, 1997, based upon findings A., B.,
C.1, C.2, & C.3 with the following condition:
1. That no structural retaining walls shall exceed 6 feet in height within any setback.
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.
• Allowed use: Conforms with the allowed residential use.
• Density: Duplex use conforms with this lot's 2 dwelling unit designation.
• Lot Coverage: The proposed 9% of building coverage conforms with the 50% maximum.
• Setbacks: Retaining walls greater than 4 feet in height require grants of variance.
• Easements: No proposed encroachments and proposed grading in the 10' Slope
Maintenance and Snow Storage Easement is acceptable.
• Building Height: The largest scaled height of 34.5 feet on the front elevation conforms to
the 35 foot height limit. Diligence will be required during construction to ensure the
structure will not exceed the height limit.
• Grading: All proposed slope grades conform with the maximum of 2:1 slope guidline.
Staff believes the actual driveway grades will be somewhat steeper than the plans
indicate. However, the driveway grades should still conform to Town standards.
• Parking: The 4 garage and the 2 surface parking spaces conform to the required 6 spaces.
Staff believes that the southern unit's garage access and turnaround area is marginal, but
acceptable. Additionally, the site plan should reflect the cross-sections' depiction of a 13
foot wide driveway.
• Snow Storage: Submitted plans show snow storage area equal to the minimum standard
of 20% of the proposed impermeable surface area.
• Landscaping: Submitted landscape plan appears generally suitable. However, staff
recommends placing trees in the south's units front yard area to screen and soften the
front elevation.
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 structures will be constructed of materials that are compatible with the criteria of the
town guidelines. The proposed exterior light fixtures present the potential to cause offsite
glare and light trespass concerns. Staff suggests different fixtures be provided.
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3. The compatibility of the design to minimize site impacts to adjacent properties.
The proposed project will have minimal site impacts upon adjacent properties.
4. The compatibility of the proposed improvements with site topography.
The Steep Slope Development Guidelines require projects on slopes exceeding 30% to
provide a design solution which fully addresses the site's steepness and the likely
environmental impacts caused by construction on these steep sites. It is most likely that
stepping the foundation with the slope could reduce the project's structural wall retainage.
However, because the structure's axis runs generally parallel with the slope, staff believes
this project is generally compatible with the site's topography.
5. The visual appearance of any proposed improvement as viewed from adjacent and neighboring
properties and public ways.
The project's materials, massing and architectural design should present a generally
compatible appearance with the neighborhood.
6. The objective that no improvement be so similar or dissimilar to others in the vicinity that
values, monetary or aesthetic will be impaired.
The project should appear generally compatible with the Wildridge Subdivision.
7. The general conformance of the proposed improvements with the adopted Goals, Policies and
Programs for the Town of Avon.
This project generally conforms to the adopted Goals, Policies, and Programs for the Town
of Avon.
Recommended Action for Design Review
Based upon the project's general conformance with the above criteria, staff recommends Final
Design approval with conditions.
Recommended Motion for Design Review
Approve the Final Design of the duplex for Lot 5, Block 4, Wildridge Subdivision as depicted on
the plans dated "Received" July 30, 1997, with the following conditions:
1. All flues, flashing and galvanized metal will be painted to match surrounding materials.
2. All meters will be placed upon the building.
3. Automatic irrigation system will be installed.
4. During construction, a 2" deep gravel base of 3/4"aggregate shall be applied to the first 20'of
the driveway, and shall remain until the driveway is paved.
5. Revised driveway grades be provided at the time of building permit submittal.
6. Revised exterior light fixtures that minimize the potential for off-site glare and light trespass
be presented for staff review.
7. The driveway be a minimum of 12 feet wide.
8. Trees shall be placed in the south unit's front yard area.
Town of Avon Community Development \\sysop\server\p&z\1997\081997\5b4wrvarfd1..doc
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August 19, 1997 Planning & Zoning Commission meeting
If you have any questions regarding this or any other project or community development issue,
please call me at 949-4280 (extension 139), or stop by the Community Development
Department.
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August 19, 1997 Planning & Zoning Commission meeting
Planning & Zoning Commission Action
❑ Approved as submitted O/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 or guidelines by number):
n6��)
Date
Andrew Karow, Chair
" '
_ Date 9'12—?7
Sue Railton, Secretary
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