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PZC Packet 100703Town of Avon Planning & Zoning Commission Site Tour October 7, 2003 12:00 PM Town of Avon Municipal Building 400 Benchmark Road Please meet at the Community Development Department Conference Room. Town of Avon Planning & Zoning Commission Work Session October 7, 2003 5:30 PM Council Chambers Town of Avon Municipal Building 400 Benchmark Road I. AGENDA A. Discussion of regular meeting agenda items. Estimated Times for each agenda item are shown for informational purposes only, and subject to change without notice. Posted on October 3, 2003 at the following public places within the Town of Avon: • Avon Municipal Building, main lobby • Avon Recreation Center, main lobby • Alpine Bank, main lobby • City Market, main lobbv Town of Avon Planning & Zoning Commission Regular Meeting October 7, 2003 6:00 PM Council Chambers Town of Avon Municipal Building 400 Benchmark Road AGENDA Call to Order (6:00pm) II. Roll Call III. Additions and Amendments to the Agenda IV. Conflicts of Interest V. Consent Agenda Approval of the September 16, 2003 Planning & Zoning Commission Meeting Minutes [Tab 1 ] VI. Sketch & Final Design Plans (6:05pm — 6:25pm) A. Lot 45C, Block 2, Wildridge Subdivision — Sketch & Final Design 2520 Old Trail Applicant/Owner: Bob Mach [Tab 2] VII. Minor Projects (6:25pm — 6:35pm) A. Lot 17, Block 2, Wildridge Subdivision 2909 June Creek Trail Color Change Applicant: Chris Green Posted on October 3, 2003 at the following public places within the Town of Avon: • Avon Municipal Building, main lobby • Avon Recreation Center, main lobby • Alpine Bank, main lobby • City Market, main lobbv B. Lot 49B, Block 4, Wildridge Subdivision 5161 Longsun Lane Landscaping Applicant/Owner: Lynne Young C. Lot 3, Wildridge Acres Subdivision 2804 Shepard Ridge Replace retaining wall, new parking stall, new driveway drain Applicant/Owner: Charles Bell D. Lot 5, Wildridge Acres Subdivision 2805 Shepard Ridge Additional Parking stall Applicant/Owner: Angelo Loria E. Lot 11, Block 1, Filing 1, Eaglebend Subdivision 4500 Eaglebend Drive Window Color change from gray to dark green (evergreen) Applicant/Owner: William Varecha F. Lot 57, Block 3, Wildridge Subdivision 4611 North Point Addition of berm along Wildridge Road Applicant/Owner: Jan Livergood VIII. Other Business (6:35pm — 6:45pm) A. Suite C, Lot C, Avon Center at Beaver Creek Subdivision 160 West Beaver Creek Boulevard Sign Design approval for "Studio Maha" Applicant: Angela Sumrel B. Lot 1, McGrady Acres Subdivision 5415 Eaglebend Drive Neighborhood Park [Tab 3] C. Comprehensive Plan Update (Request for Proposals) Review of Scope of Services and Timeline [Tab 4] IX. Adjourn (6:45pm) Posted on October 3, 2003 at the following public places within the Town of Avon: • Avon Municipal Building, main lobby • Avon Recreation Center, main lobby • Alpine Bank, main lobby • City Market, main lobby Minutes of Planning and Zoning Commission October 7, 2003 Council Chambers Town of Avon Municipal Building 400 Benchmark Road I. Call to Order The meeting was called to order at 6:05 pm. II. Roll Call All Commissioners were present. III. Additions and Amendments to the Agenda There were no additions or amendments to the Agenda. IV. Conflicts of Interest Commissioner Him disclosed a conflict with Item VI, A, Lot 45 C, Block 2, Wildridge Subdivision, 2520 Old Trail Road and Commissioner Karow revealed a conflict with Item VI I I, B, Lot 1, McGrady Acres Subdivision, 5415 Eaglebend Drive, Neighborhood Park. V. Consent Agenda Commissioner Smith motioned for the approval of the Meeting Minutes from the September 16, 2003, Planning & Zoning Commission Meeting. Commissioner Didier seconded the motion. The motion passed unanimously. VI. Sketch and Final Design Plans A. Lot 45C, Block 2, Wildridge Subdivision — Sketch & Final Design 2520 Old Trail Applicant: Bob Mach Tambi Katieb presented the Staff Report. This application is for both Sketch and Final Design approval. Staff is recommending approval with the six conditions as stated in the Staff Report. Bob Mach approached the podium to discuss his changes in design from the originally approved design. A full railing is required on the stairs and will need to match the deck on the east elevation. Commissioner Karow moved to approve the Sketch Plan only and Final Design Approval is pending further application with elevation enhancements. Staff will review Mr. Mach's changes to these plans to verify they conform to the needs of Council. Commissioner Smith seconded the motion. The Motion carried unanimously for Sketch Design approval. Commissioner Him returned. VII. Minor Projects A. Lot 17, Block 2, Wildridge Subdivision 2909 June Creek Trail Color Change Applicant: Chris Green B. Lot 49B, Block 4, Wildridge Subdivision 5161 Longsun Lane Landscaping Applicant/Owner: Lynne Young This is a duplex with the two homeowners not in agreement and have had it surveyed twice. Landscaping has been adjusted to conform to survey. C. Lot 3, Wildridge Acres Subdivision 2804 Shepard Ridge Replace retaining wall, new parking stall, new driveway drain Applicant/Owner: Charles Bell D. Lot 5, Wildridge Acres Subdivision 2805 Shepard Ridge Additional Parking stall Applicant/Owner: Angelo Loria E. Lot 11, Block 1, Filing 1, Eaglebend Subdivision 4500 Eaglebend Drive Window Color change from gray to dark green (evergreen) Applicant/Owner: William Varecha F. Lot 57, Block 3, Wildridge Subdivision 4611 North Point Addition of berm along Wildridge Road Applicant/Owner: Jan Livergood. Home was originally approved for color changes and exterior stucco. A berm, which was not applied for, is currently being reviewed and requires more detail before an action is made on this application. Vill. Other Business A. Suite C, Lot C, Avon Center at Beaver Creek Subdivision 160 West Beaver Creek Boulevard Sign Design approval for "Studio Maha" Applicant: Angela Sumrel B. Lot 1, McGrady Acres Subdivision 5415 Eaglebend Drive Neighborhood Park Ruth Borne presented for staff. Lot I, McGrady Acres Subdivision is replacing the park as part of the annexation from McGrady Acres that occurred in 2001. Traer Creek was required to come back and install the park. The park is being rebuilt in a better condition than it was prior to construction of the cul-de-sac. Staff is comfortable and has some technical adjustments. Kathryn Walsh approached the podium. She called this plan a bandaid park and brought to light that the park was proposed as a more significant park. She requested that the wooden fence consistent with the existing neighborhood fence. There is a possibility that the railroad would be operational in the future. Planning and Zoning Commission can approach the Town of Avon for the changes to occur. Ms. Walsh suggested holding off on installation of the park equipment while Eagle -Vail Metropolitan District is contact for financial assistance in providing enhanced park equipment. Eaglebend residents pay dual taxes to the Town of Avon and Eagle -Vail Metropolitan District. Bobby Bank approached the podium and requested that the design be moved to maximize the area. He stated that the fencing would be nicer if tied together with its materials. He would like something done on the Southeast corner. Carol Kreuger approached the podium in support of Bobby and Kathleen comments. She mentioned that the equipment to be installed was promised to be more significant. Staff will review the fence issue. C. Comprehensive Plan Update (Request for Proposals) Review of Scope of Services and Timeline. Tambi Katieb discussed the update of this plan. It looks like it will go forward in next year's budget. The work statement states the need for the Comprehensive Plan updates and what components of Comprehensive Plan are needed prior to the approaching holidays. There are four meetings coming up and it is typical for additional meetings to be required. They are all public meetings. Large landowners, such as Vail Resorts, will be involved and Town Council will be advised a nd their i nput w ill be requested. T he n umber o ne g oal i s to g et t he public input throughout the complete process. The first meeting will be on October 28, 2003, for P&Z members to attend with the Comprehensive Plan and the Transportation Center for discussion. Lot 61 is being worked on with the developer weekly. The Commission specifically requested input and participation of the Eaglebend residents in attendance. X. Adjourn Commissioner Trueblood made the motion to adjourn. Commissioner Smith seconded. The motion was unanimously approved. The meeting adjourned at 7:15 pm. Respectfully submitted, Ruth Weiss Recording Secretary APPROVED: Chris Evans Chairman Terry Smith Secretary FAPlanning & Zoning Commission\Minutes\2003\091603.doc Oct 20 03 12:36p park Plaza `970)845-9342 p. 1 —ro-- -7—.�Lvjlj el AVAJ Fro 114. )ew r ji-Z �7 Jr.. C- (% ":?o ,;,Zqa-3 �-� Av /eyee 0-0 V (��— di J�e.V' L11 C e f iL p l� C7 /mot r �° t� S / it e5.Se sd aho Ole le) cc tVeen If Oct 20 03 03:59p p.1 r I S � 1 i fer esigns 216 Main Street Edwards, CO 81632 (970) 926-8200 Fax (970) 926-8207 Fax Cover To: Avon' Pla niMand Zoning Boad From: Sally and Mike Gahagan Fax: 949-5749 Pages: 1 Phone: Date: 10/20/03 ❑ Urgent For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle To whom it may concern, Dave Svabik has informed us that he is trying to get the Town of Avon to approve zoning for a small "cafe- nightclub" on his property on Nottingham Rd. Being residents of Wildridge, we would love to see something like this approved. Regards, Sally Gahagan Town of Avon Planning and Zoning Commission P.O. Box 975 Avon, CO 81620 Ref: David Svabik; re -zoning application October 16, 2003. To Who It May Concern: The purpose of this letter is to support the application of Mr. David Svabik for the re- zoning of his property. My wife and I have known Mr. Svabik as personal friend for well over twenty years. We have had many opportunities to visit his business in Avon and interact with him in a business environment. It is our experience that David is an individual of high character, business accumen, and civic responsibility. Mr. Svabik has always expressed concern about the quality of life in his community and is very proud to operate an enterprise in the town of Avon. Although we are not intimately familiar with the Town of Avon zoning regulations, we are confident that Mr. Svabik's proposal will become an asset to the community and an economic success. In closing, we would like to restate our support for Mr. Svabik's re -zoning request. We are confident that the Town of Avon will be well served by approving his proposed enterprise. 9E. y, 0 Spell an, Ed. D. Marilyn J. arlson-Spellman 443 Montero St. 443 Montero St. Grand Junction, CO 81503 Grand Junction, CO 81503 RECEIVE; C T 2 0 2003 u mm«nity Develapment Uriah Todd Walsh 2277 Holyoke Dr. Boulder CO. 80305 Town of Avon Planning & Zoning Commission PO BOX 975 81620 Planning & Zoning Board Members, I am writing to give my support to David Svabik's initiative for a zoning variance to be awarded for his property in Avon Colorado. There are some points that I would like to bring up. David's character, I imagine as a board you are concerned with who you give variances out to. I can attest to the fact that as long as I have known David he has been a man of his word. When he says that he will do something he does, when he makes commitments he fulfills them. I used to live up in the Eagle County area and am fomiliar with where David's property is located. Every property owner is given the right to find the very best use for his, land. While 1 appreciate the issues that arise in this area. Metcalf has sorely needed development for some time now. I am sure as a committee you all have taken suggestions for development in this area, for example the Metcalf Commercial Park. It seems that the question is not if development will take place but when. 1 appreciate your P�nslderatio of David's proposal. r � ' Uriah Todd Walsh 0G 'orrlinUnifY DeVelome i7i W Planning & Zoning Commission Town of Avon P. O. Box 975 Avon, CO 81620 Dear Commissioners, This letter is in reference to the application for a liquor license and zoning change submitted to your board by my brother, David Svabik. My brother and I were brought up here in Indiana by loving parents with an exceptional work ethic. Our father insisted that we watch as he did car repairs, yard work, and other household chores. As we got older, he expected us to do our share of chores plus help him with the bigger jobs. We were always taught that we had to learn to do everything as part of being responsible for ourselves as adults. David has owned his own business for almost the entire time he has lived in Colorado and has been established in the present location for many years. Any new endeavor he wishes to start, I am sure he will approach with the same attitude and enthusiasm he has had since he became a respected businessperson in Avon and the surrounding area. Please accept our thanks for the time you have taken to consider his application and know that our family feels that he will make a valuable contribution to the community in this new endeavor. Sincerely. Philip S. Svabik Asst. Fire Chief City of Hammond, IN Fire Dept. Cc: David Svabik o T 6� 0 �00 {�r ���►�nit�� t�)Ovelopmct Tambi Katieb From: Jane Leavitt, PMP Dcleavitt@earthlink.net] Sent: Tuesday, October 21, 2003 2:37 PM To: Tambi Katieb Subject: 10_21 Meeting RE: Special Use for Fiasco Rest/Tavern To: P&Z Commission c/o Tambi Katieb Please print and distribute for this evening's meeting, as we will not be able to attend This letter is to inform the P&Z Commission that the undersigned are opposed to the granting of the special use permit for Fiasco Restaurant/Tavern. Jane and Howard Leavitt Shelly Miller Allan Sandburg Thank you for your assistance. Jane Leavitt, PMP PO Box 4022 Vail, CO 81658 cell 970.390.9557 e-mail: jcleavitt@earthlink.net 1 Staff Report ,- -��` FINAL DESIGN AV' 0 N C 0 L 0 R/ D 0 October 21, 2003 Planning & Zoning Commission meeting Report date October 171 2003 Project type Single Family Home Legal description Lot 45C, Block 2, Wildridge Subdivision Zoning Duplex (Grandview PUD) Address 2520C Old Trail Ridge Introduction Bob Mach submitted this design plan for a single family home on Lot 45C, Block 2, Wildridge Subdivision- the Grandview PUD at your previous meeting (October 7, 2003) for sketch and final approval. The Commission approved sketch design, with a. condition to resubmit a revised elevations that created banding on the the wall planes (particularly the north elevation). The applicant has revised the elevation, added banding, a window, and modified the roof eave over the previously proposed window. One duplex is already constructed in this subdivision on Lot 45B. The Commission approved a larger version of this home on August 5, 2003. The home proposed is approximately 3,400 square feet in size and consists of wood siding, stucco, and a moss rock base on one elevation. Design Review Considerations According to the Town of Avon Residential Commercial and Industrial Design Review Guidelines, Section 7, the Commission shall consider the following items in reviewing the design of this project: 1. The conformance with setbacks, massing, access, land use and other provisions of the Town of Avon Zoning Code. • Allowed use: Duplex zoning. • Density: The single family home complies with the PUD zoning of Duplex. • Lot Coverage: The home complies with the 50% maximum coverage, and as proposed, is approximately 10% coverage. • Setbacks: The project complies with all setbacks on the lot. • Easements: The project complies with all easements on the lot - Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 45C, Block 2, Wildridge Subdivision (Grandview PUD), Final Design October 21, 2003 Planning & Zoning Commission meeting Page 2 of 4 • Building Height: The home complies with the 35-foot height maximum, and is proposed as 34'6" at the high point. An ILC will be required at foundation and framing to verify the height. • Grading: Grading plans are acceptable, and only require slight clarifications. • Parking: Parking provided complies with the zoning code requirements. • Snow Storage: Snow storage exceeds the minimum requirements of 20% of impervious area. • Landscaping: Landscaping plans provided appear to meet minimum criteria. 2. The general conformance with Goals and Policies of the Town of Avon Comprehensive Plan, and any sub -area plan which pertains. The project conforms to the goals and policies of the Comprehensive Plan. 3. Whether adequate development rights exist for the proposed improvements. The lot is zoned for a duplex, and the project proposes a single family. 4. The final design plan is in compliance with all sketch plan approval criteria and with all final design plan submittal requirements. • Site Development: o Site Design: The project is sited in the most buildable portion of this lot, and should require minimal grading. o Site Access: Access to project meets Town requirements. o Parking and Loading: The project supplies adequate parking and loading. o Easements: The project conforms to all easements. o Site Grading: The grading conforms to the guideline requirements. o Drainage: As proposed, drainage is functional and adequate. Sizing information on the culvert proposed along the east side of the home should be provided. o Snow Removal and Storage: Snow storage areas are provided to exceed the minimum requirements. • Building Design: o Design Character: The building meets the minimum criteria of the guidelines. The plan appears to incorporate requirements of the last approval regarding window color. o Building Height: Building height is in compliance to maximum height per the zoning. o Building Materials and Colors: Materials and colors meet minimum criteria. o Exterior Walls, Roofs, and Architectural Interest: The exterior walls meet minimum criteria. o Outdoor Lighting: Lighting proposed complies with the guidelines. A cut sheet will be available for review. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 45C, Block 2, Wildridge Subdivision (Grandview PUD), Final Design October 21, 2003 Planning & Zoning Commission meeting Page 3 of 4 • Landscaping: o Design Character: The landscaping plan appears adequate, and incorporates the requirements imposed on the previous approval. o Erosion Control: This property has an extremely steep slope, and as evidenced by the scarring on Lot 45B, the 2:1 slope is difficult at best to reseed without the use of erosion control blankets. The applicant will be required to utilize erosion fabric in conjunction with the reseeding of all 2:1 slopes on this proposal. 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 single family home appears compatible with site 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. The project complies with the minimum criteria of the guidelines and is compatible with the neighboring properties. 7. The objective that no improvement be so similar or dissimilar to others in the vicinity that monetary or aesthetic values will be impaired. The project should not impair monetary or aesthetic values. 8. The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. The project conforms to the adopted goals and policies of the Town of Avon. Staff Recommendation Staff recommends approval of the sketch and final design plan for Lot 45C, Block 2, Wildridge with the following conditions to be resolved on the building permit submittal: 1. Provide a numeric scale on all plans. Indicate `Block 2' on all the plans in the title block. 2. All walls built over 4 feet in height will require submittal of a Professional Engineer stamp section. 3. Window well egress, elevation and design needs to be reviewed to ensure conformance with the building code. 4. The size of the culvert indicated on the eastside of the property is not indicated. It does not appear that enough cover over the pipe will be provided with the proposed grades. In addition, the pipe may not be appropriate for this application and or design, depending on the size of the pipe. Erosion control plan is not legible. Silt fence and hay bale protection should be also installed at the down streamside of the construction. 6. Clarify 18" minimum overhang on all roof elevations. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 45C, Block 2, Wildridge Subdivision (Grandview PUD), Final Design October 21, 2003 Planning & Zoning Commission meeting Page 4 of 4 7. Except as otherwise modified by this permit approval, all material representations made by the applicant or applicant representative(s) in this application and in public hearing(s) shall be adhered to and considered binding conditions of approval. 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 (970) 748-4030 Fax (970) 949-5749 *3 oil Signature DRUM/ ��(�f//' IMAM, i fi S Lit / � J i LL r , ♦ .�. OEM WORTIMARM at rim 2T-, A a agg Firm i- ITS ' ::��:��144 I/. - I M id ��., A 7 � � 'il� ■■�©� _ INS . ................ TO J_ - i J' .�a_ c / o ` PETITION TC . .E AVON LIQUOR LICENSI' - NUTHORITY Print Name Signature Address Age Date For Against Lc.0 6z �� M ►�' z v y X K2aY�r1 rra- L ��- VW-cAX bl '� Id rho - 3 Alto th 7d �l�to o f aMAd -3e . h1 - O iG < 3 3 0 Vs-e ' t� 3 G s Q1� rl co D D I 2 0 I - I I I I PETITION TC . .E AVON LIQUOR LICENSIl' NUTHORITY Print Name Signatur Address Age Date For gainst o I11) % l - 7bt�iSi i�Ffix� iF S `Y -. G�3 LA l�N Zbl f /W. -$7-01 ,4a a. ' t-�►� � � . � I �iz� e.�F 2� 2�� t1✓o►� (� (,t `1 -L�i - S ,e v z z to //► s D/%�7��d Shams A �(„c� -7 - l'rIna/ 11"f 't Zy -03 !— 4� mac. t Z j 3o Ol v�►,fI IRA 30 tl �o os E i i i i I i i I I PETITION TC HE AVON LIQUOR LICENSII AUTHORITY Print Name Signature Address Age Date For Against ifsnj S !' d /ion �s�7 I ( R0 Ott �a o3 �OtJ ���� (f ►^ �D IjJ 1C �'i � Z ./ft i L c ;, '� 3� 1 38 G3 / � cQ063 , Z` v 14 -3 f/' c V3��- 015�b . /kv 2 4_� }� /1 ey D G `J i i I I I 0,ls Bf,.Qc 0 C, l �t t V- Se(� V:,.t\ F�sScc PETITION TO THE AVON PLANNING & ZONING AUTHORITY I the undersigned support the proposal by David Svabik to obtain a special use permit for the said location at 0411 Metcalf Rd. I myself would appreciate a restaurant/nightclub located on Metcalf where I could go to eat and drink. I believe that this sort of business would not only be appropriate for the neighborhood but also enhance Metcalf Rd. in a positive manner. : ®�� a= N=N*� SEE V. IN CUB- /IM _. ._C�ia�7,.7.71.IJ_)J%11.:±i.'i ♦ • • //L.r.LI� /� ���- �►_ J � � : ! - � _� � Il��..•/ _ \ � ����-ICI _ r�1LDi&iilP'.I� 10 _ `ll�'A��;��' .. N _. /1. WZ -� M��s PETITION TO THE AVON PLANNING & ZONING AUTHORITY I the undersigned support the proposal by David Svabik to obtain a special use permit for the said location at 0411 Metcalf Rd. I myself would appreciate a restaurant/nightclub located on Metcalf where I could go to eat and drink. I believe that this sort of business would not only be appropriate for the neighborhood but also enhance Metcalf Rd. in a positive manner. am VA W. MOM=- M155=1 FIJIM -- m MIME =o � b - •... =new, [IlS� .� fY� 1 Mop w �*ilIM r iraw�- ®Mll x =� ._f�i''+.Si:��1: iiiLi, !/►. ..�I�i,IF►I��� � �r .� � �� / �VI zm=©- i S/�i//1►II�h t MFWwm� (1� IU���"9�y��J�- 2.2 21�. 2151- 17 2 Z.qq 3o 3t �Z 3q 3g 3� qZ 43 �P SC) S2 53 si� PETITION TO THE AVON PLANNING & ZONING AUTHORITY I the undersigned support the proposal by David Svabik to obtain a special use permit for the said location at 0411 Metcalf Rd. I myself would appreciate a restaurant/nightclub located on Metcalf where I could go to eat and drink. I believe that this sort of business would not only be appropriate for the neighborhood but also enhance Metcalf Rd. in a positive manner. Ill. 1"/Gi/l/M �� I G . WAIk a MWAF=— a� � rJ' �'�'j►" MSit 1_ W-1��� Wr 5h s (Po (03 �a5 �o �r z 73y �S 76 77 78 ZG 90 81 �3 �yS 8�O 87 gS8 Cj 4Z PETITION TO THE AVON PLANNING & ZONING AUTHORITY I the undersigned support the proposal by David Svabik to obtain a special use permit for the said location at 0411 Metcalf Rd. I myself would appreciate a restaurant/nightclub located on Metcalf where I could go to eat and drink. I believe that this sort of business would not only be appropriate for the neighborhood but also enhance Metcalf Rd. in a positive manner. Print Name Si ure Address Age Date For Against c_6,x - ^ Try v b / 3a 1 lrz - �1✓� 3 -1 6 Q- _ ]�t 30 a to lac f aW] PETITION TO THE AVON PLANNING & ZONING AUTHORITY I the undersigned support the proposal by David Svabik to obtain a special use permit for the said location at 0411 Metcalf Rd. I myself would appreciate a restaurant/nightclub located on Metcalf where I could go to eat and drink. I believe that this sort of business would not only be appropriate for the neighborhood but also enhance Metcalf Rd. in a positive manner. Print Name Wil-Imp-111 I- F T M NNE = MUAMM PISM)TWW"'WUMMIA =MMAMMM 15 .� d� 08 107 110 PETITION TO THE AVON PLANNING & ZONING AUTHORITY I the undersigned support the proposal by David Svabik to obtain a special use permit for the said location at 0411 Metcalf Rd. I myself would appreciate a restaurant/nightclub located on Metcalf where I could go to eat and drink. I believe that this sort of business would not only be appropriate for the neighborhood but also enhance Metcalf Rd. in a positive manner. Print Name i e Address Age Date For A ainst ��. e L Ll c k s S 123 Lq Staff Report SPECIAL REVIEW USE HEART of the VALLEY C 0 L 0 R A D O October 21, 2003 Planning & Zoning Commission meeting Report date Project type Legal description Zoning Address Introduction October 17, 2003 Restaurant & Tavern ("Fiasco") Lot 13, Block 1, Benchmark at Beaver Creek Subdivision Industrial / Commercial 411 Metcalf Road The applicant, David Svabik, is requesting a Special Review Use (SRU) Permit for the operation of a restaurant and tavern at 411 Metcalf Road. The first application was denied at the )Aay 20, 2003 meeting through resolution No 03-07. A second application was submitted and coned at the August 19, 2003 meeting through resolution No 03-15. This is the third application . for the same use. The lot currently has an unimproved parking area that gains access from an easement through the neighboring property to the north (Lot 12, "D'Agostino"). Although difficult to determine at this time, it appears that the site plan has sufficient area for parking. Four separate tenants are currently occupying the building: Beaver Creek Automotive, Smith Woodworking, KLF Painting, and Mountain Spruce Inc. The applicant is proposing tliv restaurant use for the entire building. Included with this application are a site plan, landscaping plan, three letters of support, and a letter from the applicant addressing Comprehensive Plan policies. Criteria for Review According to section 17.48.040 of the Avon Municipal Code, the Planning & Zoning Commission shall consider the following criteria when evaluating an application for a Special Review Use permit: 1. Whether the proposed use otherwise complies with all requirements imposed by the Town Zoning Code. As proposed, it appears that the parking lot has adequate space for the quantity and size of parking spaces and access aisles required. A revised site plan drawn to scale, showing the existing (contours) conditions, proposed grades, and drainage must be submitted for review by the Community Development Department in order for us to determine whether or not compliance is possible. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 13, Block 1, Benchmark at Beaver Creek Subdivision, Special Review Use for "Fiasco" October 21, 2003 Planning & Zoning Commission meeting Page 2 of 2 2. Whether the proposed use is in conformance with the Town Comprehensive Plan. The Comprehensive Plan serves as a guide for development and redevelopment in Avon. There are at least two criteria that should be reviewed for this project. Policy Al.l from the Comprehensive Plan states that ".. redevelopment should be of a scale and intensity appropriate for the neighborhood in which it is located". This proposed use appears to conflict with the recommended policy. There are currently no eating or drinking establishments in the immediate area. Further, Policy A3.6 states that the Town should "encourage mixed use development... where compatible with existing neighborhoods". The neighborhood is industrial in nature. There are currently no restaurants or bars located on Metcalf Road, and it does not appear that this type of use or intensity would be compatible with the adjacent properties. 3. Whether t he p roposed use is c ompatible w ith adjacent u ses. S uch c ompatibility may b e expressed in appearance, architectural scale and features, site design and the control of any adverse impacts including noise, dust, odor, lighting, traffic, safety, etc. There is question as to whether or not this use is compatible with the adjacent land uses. Impacts from this use in this location may impose negative impacts to neighboring properties and residents who use Metcalf Road. The impacts of this use may include increased vehicular and foot traffic on Metcalf Road, parking in undefined areas and blocking the access easement, and potential parking on the adjacent properties during the evening. It is important to note that There are no pedestrian ,connections to this project, which further increases the impact of additional traffic and vehicular use. Staff has received one letter from an adjacent property owner (AAA Mini Storage) concerning this application. There was support for this application from various members of the public at the May 20, 2003 Commission meeting. Included in your packet are the letters of support for this application. Recommended Motion Staff recommends denial of the Special Review Use Permit as set forth in Resolution 03-17 for Lot 13, Block 1, Benchmark at Beaver Creek Subdivision to allow for the operation of a restaurant and tavern as described in the plans dated October 14, 2003. If you have any questions regarding this or any other project or community development issue, please call me at 748-4030, or stop by the Community Development Department. Respectfully submitted, Matt Pielsticker Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 TOWN OF AVON PLANNING & ZONING COMMISSION RESOLUTION NO.03-17 A RESOLUTION DENYING A SPECIAL REVIEW USE PERMIT TO ESTABLISH A RESTAURANT AND TAVERN ON LOT 13, BLOCK 1, BENCHMARK AT BEAVER CREEK SUBDIVISION, TOWN OF AVON, EAGLE COUNTY, COLORADO WHEREAS, Dave Svabik, owner of Beaver Creek Automotive, has applied for a special review use permit to operate a restaurant and tavern, as described in the application dated October 14, 2003, as stipulated in Title 17, of the Avon Municipal Code; and WHEREAS, a public hearing has been held by the Planning & Zoning Commission o f the Town of Avon, pursuant to notices required by law, at which time the applicant and the public were given an opportunity to express their opinions and present certain information and reports regarding the proposed Special Review Use permit application; and WHEREAS, the Planning & Zoning Commission of the Town of Avon has considered the following: A. Whether the proposed use otherwise complies with all requirements imposed by the zoning code; and B. Whether the proposed use is in conformance with the town comprehensive plan; and C. Whether the proposed use is compatible with adjacent uses. NOW, THEREFORE, BE IT RESOLVED, that the Planning & Zoning Commission of the Town of Avon, Colorado, hereby denies a Special Review Use for a proposed restaurant and tavern, as described in the application dated October 14, 2003, as stipulated in Title 17, of the Avon Municipal Code for Lot 13, Block 1, Benchmark at Beaver Creek Subdivision, Town of Avon, Eagle County, Colorado, based upon the following findings: That the proposed use does not conform to the Town Comprehensive Plan, particularly with respect to: Policy Al.1 — "Development and redevelopment will be of a scale and intensity appropriate for the neighborhood in which it is located." Policy A3.6 — "Encourage mixed -use development throughout the community, where compatible with existing neighborhoods, to more efficiently use land." 2. The proposed use is not compatible with adjacent uses as planned. ADOPTED THIS 21 st DAY OF OCTOBER, 2003 Signed: Attest: Chairman , Secretary Date: Date: FAPlanning & Zoning Commission\Resolutions\2003\Res 03-17 L13 Bl BMBC SRU Fiascov rec denial (oct).doc r=c�r ic�rg 371 Metcalf Rd., (PO Box 1643), Avon, Colorado, 81620 (970) 845-5000 10-17-03 Dear Avon Town Council, The purpose of this letter is to express my support for the proposed Tavern -Restaurant at 411 Metcalf Rd, Avon (applicant - owner David Svabik). I am the developer — owner of the AAA Mini Storage Warehouse building (immediately to the South of Mr. Svabik) and I feel that the establishment as proposed would be a welcome addition to the neighborhood. In looking over the reasons for denial of the special use permit per the letter dated August 20th, 2003 from Matt Pielsticker, I have the follovAng comments. To quote the letter's key reasons for denial: 1) Policy A1.1 " Development and redevelopment will be of a scale and intensity appropriate for the neighborhood in Bch it is located". The neighborhood has Warehouse, New Residential, and bail now (so it is appropriate) and the scale of the building is not expanding so 1 fail to see why this is a reason for denial. 2) Policy A3.6 —"Encourage mixed use development throughout the community where compatible with existing neighborhoods, to more efficiently use the land". It would seem that all one would only have to look at other Warehouse areas (LODO in Denver comes to mind) to see that there exists a very strong precedent for placing a restaurant -tavern in a warehouse district. Additionally, a much needed Tavern — Restaurant would allow for " more efficiently using the land' as it could easily be interpreted as the highest and best use for the site when compared to what presently exists - an auto repair shop. Frankly, I think it would upgrade the entire neighborhood by remodeling one of the oldest and most worn out buildings in Avon. "The proposed use is not compatible with adjacent uses as planned". The plan calls for the most intensive use of the premises in the evening after normal working hours and this timing allows for the necessary parking. Again, saying it is not compatible with adjacent uses is subjective as I would like the chance to have dinner next door after normal working hours. I really think the Town should reconsider the application as I think it would be positive for the neighborhood. Sincerely, T.J. owner �— President, AAA Mini Storage Inc. 'l he '17oders 2137B [,ongspur, PO Box 516 Avort, Colorado 81620 October 17, 2443 Planning and Zoning Commission Town of Avon P. O, Box 975 Avon, CO 81620 Dear commissioners, We support the application for special use for tavern/restaurant for Gave Svabik on Lot 13, Blockl, Benchmark at Beaver Creek; 411 Metcalf Road. At; Wildridge residents, we drive by this location often, and feel that his proposal would be an upgrade to the area. The 1996 Avon Comprehensive Plan for Subarea 4 recommendaztions seern to be consistent with the proposed restaurant. We understand that substantial landscaping will be added to screen the project and there will be minimal significant regrading and adequate parking. We also support having a restaurant in this area, especially for lunches. And, Mr. Svabik has been a long time Avon business owner. We. feel that the Town of Avon should go the extra mile to support those who have had businesses here when there was very little business in Avon, but who stuck it out all of these years, ncerely, t/ David and Judy Yoder RECEIVED OCT 15 2003 To P%nlsv/-,.� Community Developm 17 Act)u/-z �rcP;�rpE � �i.9�.r icn;u�✓�v a,2✓;n ". f7NGQ rnl� ��) MG aPOP /N f�/1 �y' T� • AAuf P112 t ae /i r ' / GA / ( ; Z �� �e ,-� � .-0 Fin � 6 � G ; 6; 7LV_ T use l e u-2 suety-7353 planning services, inc. October 13, 2003 Matt Pielsticker Planner Town of Avon P.O. Box 975 Avon, CO 81620 Re: Fiasco Restaurant and Tavern Dear Matt, Please find enclosed a revised a site plan/landscape plan, a discussion of the changes that have occurred in this application since the last application was made this summer and a full presentation of how this application complies with the Town of Avon's Comprehensive Plan. An agreement between David Svabik and Tom D'Agostino, his neighbor to the north is being sent to you under separate cover. We request that this additional information be made part of David's submittal. David and I appreciated the meeting that we had had on Thursday, October 8 with you and Ruth. We trust that this additional information can be added to the file and look forward to presenting this file to the Planning Commission. Please call me with any questions or comments. Yours truly, / T Yt i. 1n AC � vvxu Cc: David Svabik box 947 - eagle, co 81631 - 970.328.6299 - fax 970.328.6254 kps@vail.net Compliance with Town of Avon's Comprehensive Plan The Town of Avon's Comprehensive Plan is a Policy Plan intended to present a vision for the future of the Town of Avon and to provide a guide for decision makers with regard to the development and redevelopment of the Town of Avon. Listed below are elements of the Comprehensive Plan that relate to this application and an explanation of how this application responds to these elements. A thorough review of this comprehensive plan reveals that it supports this requested Special Use from several vantage points. Several bullets included in the Town's Vision Statement apply to this consideration of the application for a Special Review Use Permit for a restaurant/tavern use of Lot 13, Block 1, Benchmark at Beaver Creek Subdivision. One of these is a statement "Improvement of the appearance of the Town and development of a high quality urban design image" A second vision element includes the statement to "Coalesce a sense of community..." These vision statements and several goals and policies contained within the plan support this application to open a restaurant/tavern at this location. Dave Svabik has included a landscape plan into this application that will add significantly to the visual quality of this stretch of Metcalf Road thereby improving the appearance of this important part of the Town of Avon. Later on in this discussion of compliance with the Comprehensive Plan more will be said regarding this landscape plan. Another important part of the vision of the future of the Town revolves around the creation of a sense of community. Avon, because of its strategic location at the entrance to Beaver Creek, has both a resort and residential community orientation. The creation of a restaurant/tavern that is geared to the local residents and employees in the surrounding area adds to a sense of community through its function as a gathering place_ This location on Metcalf Road provides a gathering place for employees in the variety of businesses that are located in this area as well as for residents of Wildridge located to the north. Many people, particularly when pressed for time, prefer not to proceed north under the interstate and through the traffic circles into the Town Center. Goal AI Ensure a halanced system of land uses that maintains and enhances Avon's identity as a residential community, and as a regional community, tourism and entertainment center. This application adds to the balance of this neighborhood by introducing a complementary use, particularly with its restaurant function, that will cater to employees in the surrounding businesses. This additional function will, also tend to enhance this neighborhood's identity. Policy A1.1 development and redevelopment should be at a scale and intensity appropriate for the neighborhood in which it is located This redevelopment as a restaurant/tavern is in scale with surrounding neighborhood. The building is smaller than the buildings constructed on the property to the north and south. The parking lot for the building is already in place. The development that has occurred along Metcalf Road has generally been larger multi -business buildings. Recently, a large multi -family residential building has been constructed within sight of this property, a short distance to the north. The intensity of this use is similar to the surrounding land uses. This area has been zoned for light industrial and commercial uses that have similar impacts and are considered uses of similar intensity. Policy A1.2 Redevelopment will adhere to same development standards as new development. This application meets or exceeds all Town of Avon development standards. Tine applicant demonstrates a sincere effort to go beyond the minimum requirements to ensure that he is a good neighbor in the community. The parking and loading plan meet the requirements. Additional space is available for these functions if needed in the future. The Landscape Plan goes far beyond the minimum required. Goal A Maintain a compact urban form that respects and preserves the natural beauty of the valley, river and surrounding mountains, and maintains distinct physical and visual separations between Avon and surrounding communities. Policy A3.1 Development should first be directed to areas within and adjacent to established neighborhoods and developed areas. The redevelopment of this property clearly places this restaurant/tavern within an existing commercial/light industrial neighborhood. Located centrally within an existing neighborhood will add to the vitality of the area and contribute to the Comprehensive plan's goal of creating a compact urban form. Policy A3.6 Encourage mixed use development throughout the community, where compatible with existing neighborhoods, to more efficiently use the land The addition of a restaurant/tavern to this commercial/light industrial neighborhood adds a function that is in demand and is complementary to the other businesses located here. The support that was generated for this application in the surrounding neighborhood was significant. In fact, as a result of this neighborhood input, the orientation of the application shifted towards more of a restaurant use particular at the lunch hour. Many employees of surrounding businesses travel into Avon for lunch, which consumes valuable time and adds traffic to the road system. An opportunity for lunch in this nearby location will provide more time to eat and 2 relax at lunchtime and avoid adding additional trips to the commercial core and roundabouts. This will be a significant benefit particularly at peak season. Goal B4 Create a strong sense of community based on awareness and participation by residents and businesses in achievingAvon's vision for the future. This application is being made by a long time Avon business owner in a personal vision for his future in the community. This application is a truly "home grown" business venture that adds character and meaning to Avon. While the development complies with all of the policies and standards of the Comprehensive Plan and other code of the Town of Avon, support for this project demonstrates that a small entrepeneur can "make a go " in Avon. Policy B4.1 Promote a community structure based on vital commercial and employment areas; cohesive and safe neighborhoods and social conciousness. As mentioned earlier in this application, the addition of this restaurant/tavern to this commercial and light industrial neighborhood on the north side of the Interstate will add to the community structure and cohesiveness of this neighborhood. As a gathering place for people who work in the neighborhood, it will tend to increase communication and identity for this neighborhood. As a place to sit down and eat or drink on the north side of the Interstate, it will add variety and convenience to both employees and residents on this side of town. Goal HI Establish and maintain a high quality visual image of the town. Sub Area 4 — Metcalf Road Light Industrial Area Encourage additional landscaping on existing development to .screen parking and storage areas. The landscape plan associated with this application includes 57 trees and 58 bushes to be planted in a manner that will improve the visual quality of the Metcalf Road corridor. Screening will be added for the parking area as well as the large building to the south. This landscape treatment that also includes boulders, rocks and wildflower mix will soften the appearance of this stretch of the road and serve as a model landscape improvement along Metcalf Road which is the entrance to one of the largest residential neighborhoods in Avon. Staff Report �• -��` FINAL DESIGN VON C 0 L 0 R A D 0 October 21, 2003 Planning & Zoning Commission meeting Report date October 17, 2003 Project type Single Family Home Legal description Lot 45C, Block 2, Wildridge Subdivision Zoning Duplex (Grandview PUD) Address 2520C Old Trail Ridge Introduction Bob Mach submitted this design plan for a single family home on Lot 45C, Block 2, Wildridge Subdivision- the Grandview PUD at your previous meeting (October 7, 2003) for sketch and final approval. The Commission approved sketch design, with a condition to resubmit a revised elevations that created banding on the the wall planes (particularly the north elevation). The applicant has revised the elevation, added banding, a window, and modified the roof eave over the previously proposed window. One duplex is already constructed in this subdivision on Lot 45B. The Commission approved a larger version of this home on August 5, 2003. The home proposed is approximately 3,400 square feet in size and consists of wood siding, stucco, and a moss rock base on one elevation. Design Review Considerations According to the Town of Avon Residential Commercial and Industrial Design Review Guidelines, Section 7, the Commission shall consider the following items in reviewing the design of this project: 1. The conformance with setbacks, massing, access, land use and other provisions of the Town of Avon Zoning Code. • Allowed use: Duplex zoning. • Density: The single family home complies with the PUD zoning of Duplex. • Lot Coverage: The home complies with the 50% maximum coverage, and as proposed, is approximately 10% coverage. • Setbacks: The project complies with all setbacks on the lot. • Easements: The project complies with all easements on the lot. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 45C, Block 2, Wildridge Subdivision (Grandview PUD), Final Design October 21, 2003 Planning & Zoning Commission meeting Page 2 of 4 • Building Height: The home complies with the 35-foot height maximum, and is proposed as 34'6" at the high point. An ILC will be required at foundation and framing to verify the height. • Grading: Grading plans are acceptable, and only require slight clarifications. • Parking: Parking provided complies with the zoning code requirements. • Snow Storage: Snow storage exceeds the minimum requirements of 20% of impervious area. • Landscaping: Landscaping plans provided appear to meet minimum criteria. 2. The general conformance with Goals and Policies of the Town of Avon Comprehensive Plan, and any sub -area plan which pertains. The project conforms to the goals and policies of the Comprehensive Plan. 3. Whether adequate development rights exist for the proposed improvements. The lot is zoned for a duplex, and the project proposes a single family. 4. The final design plan is in compliance with all sketch plan approval criteria and with all final design plan submittal requirements. • Site Development: o Site Design: The project is sited in the most buildable portion of this lot, and should require minimal grading. o Site Access: Access to project meets Town requirements. o Parking and Loading: The project supplies adequate parking and loading. o Easements: The project conforms to all easements. o Site Grading: The grading conforms to the guideline requirements. o Drainage: As proposed, drainage is functional and adequate. Sizing information on the culvert proposed along the east side of the home should be provided. o Snow Removal and Storage: Snow storage areas are provided to exceed the minimum requirements. • Building Design: o Design Character: The building meets the minimum criteria of the guidelines. The plan appears to incorporate requirements of the last approval regarding window color. o Building Height: Building height is in compliance to maximum height per the zoning. o Building Materials and Colors: Materials and colors meet minimum criteria. o Exterior Walls, Roofs, and Architectural Interest: The exterior walls meet minimum criteria. o Outdoor Lighting: Lighting proposed complies with the guidelines. A cut sheet will be available for review. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 45C, Block 2, Wildridge Subdivision (Grandview PUD), Final Design October 21, 2003 Planning & Zoning Commission meeting Page 3 of 4 • Landscaping: o Design Character: The landscaping plan appears adequate, and incorporates the requirements imposed on the previous approval. o Erosion Control: This property has an extremely steep slope, and as evidenced by the scarring on Lot 45B, the 2:1 slope is difficult at best to reseed without the use of erosion control blankets. The applicant will be required to utilize erosion fabric in conjunction with the reseeding of all 2:1 slopes on this proposal. 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 single family home appears compatible with site 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. The project complies with the minimum criteria of the guidelines and is compatible with the neighboring properties. 7. The objective that no improvement be so similar or dissimilar to others in the vicinity that monetary or aesthetic values will be impaired. 4 The project should not impair monetary or aesthetic values. 8. The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. The project conforms to the adopted goals and policies of the Town of Avon. Staff Recommendation Staff recommends approval of the sketch and final design plan for Lot 45C, Block 2, Wildridge with the following conditions to be resolved on the building permit submittal: 1. Provide a numeric scale on all plans. Indicate `Block 2' on all the plans in the title block. 2. All walls built over 4 feet in height will require submittal of a Professional Engineer stamp section. 3. Window well egress, elevation and design needs to be reviewed to ensure conformance with the building code. 4. The size of the culvert indicated on the eastside of the property is not indicated_ It does not appear that enough cover over the pipe will be provided with the proposed grades. In addition, the pipe may not be appropriate for this application and or design, depending on the size of the pipe. Erosion control plan is not legible. Silt fence and hay bale protection should be also installed at the down streamside of the construction. 6. Clarify 18" minimum overhang on all roof elevations. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 45C, Block 2, Wildridge Subdivision (Grandview PUD), Final Design October 21, 2003 Planning & Zoning Commission meeting Page 4 of 4 7. Except as otherwise modified by this permit approval, all material representations made by the applicant or applicant representative(s) in this application and in public hearing(s) shall be adhered to and considered binding conditions of approval. 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 (970) 748-4030 Fax (970) 949-5749 p T T IV�14�TpJT NN X n n'-- — — — — — II II II II II II , II ` II II II II II II II II II it I I II II II II II II II II II II II II II II II II II $ I I M O O C A > -M x 1> x 19 1 -n IIII Ito EEL I;i le Gill A t> IID I F, 240 rn L . .... .. - ............ 3M O PRE-CUT STUB -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - U-4- A19 l 21--3 1/8' L- --- ----------- 13 LOT C RESH)ENCE GR"D WEST WILDREDGE SUBDIVISION LOT .45 DENGN, NC. 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U� = LOT C RESIDENCE LOT 45 , BLOCK 2 LOT C WILDRIDOE Sv'BT` TISION A Z Cn C7 VON, OOLOR.AN s V °O t V) q ^'i m "i m 0 ��]Iilp n N D D D D n N ooiA�g VI s m sa � � � � 91 t oc NM 4O 00 YYl�ot E 11 GRAND JSND WEST �A o D ESIlGIVV GRO UP o n 1. architecture ° planning -cad applications htT p.a. hoa 18195 • awn. cclarado • 01620. 970.949.7049 FIASCO RESTAURANT and SITE and LANDSCAPE PLAN i I Fk�SriNG l trash 6U/� 10 1N0 4 G S94$ F re feet ' 0� �yiNoo. cpP .AP p 2 P�. p .a aac� SP Palk 3A aP �.ot� I \o G pRE HC i HC i HC• O 7 �x i4 �. I. O I a r✓ 1 Ili �y;l�.; III11 zz. /- au CO LU P C Aspen 1.5" — 2.5" Caliper 39 w 0 O I C,vJ Cottonwood 2" Caliper 18 cc O 58 Serviceberry 3-4' 6 Qo'� 0 Potentilla K Dikes #5 52 0 River rock cobble 4-8" t I I Native Perennial dry land flower mix •b Existing Trees & Shrubs R_ 0. Ex = Russian Olive l 5� ' k A. Ex =.Aspen C.W. Ex= Cottonwood C.A. Ex. = Crabapple Trees & Shrubs to be planted in holes twice CA I%Xib4'iKLI N ov� the size of rootball. Top soil and compost C tiX mix used for back fill. Shredded cedar bark 4r mulch to conserve moisture in wells. All P trees and shrubs are to be drip irrigation I H Native Perennial mix to be sown in soil which has been cultivated to a 2" depth with 2" of compost added. Seed to be top -dressed j with compost to aid in rapid germination. Temporary irrigation used until perennials i are established. ,ice River rock cobble underlayed with weed barrier. Rock to be even with grade of curb to aid in snow removal. SCALE 1"=20' RECEIVED 4 2003 Community Development