PZC Packet 081710Staff Report - Sketch Design
August 17, 2010 Planning & Zoning Commission Meeting
Report date August 12, 2010
Project type Sketch Design Review: New Commercial Construction
Legal description Lot 67, Block 1, Benchmark at Beaver Creek Subdivision
Zoning Neighborhood Commercial (NC)
Address 20 Nottingham Road
Prepared By Matt Gennett, AICP, Planning Manager :/"-
Summary of Request
Dominic Mauriello of the Mauriello Planning Group (MPG), representing Jim Pavelich of GPI, LLC,
the Applicant, has submitted a Sketch Design application for a new Commercial building on Lot 67,
Block 1, Benchmark at Beaver Creek Subdivision, also described as 20 Nottingham Road. The
proposal (Attachments C & D) is to demolish the existing Pizza Hut building and replace it with a
new structure which is to contain a restaurant and a retail space with a second -story back-of-
house/storage area for the primary restaurant and retail uses. A written description of the project
from the applicant's representative is included as Attachment C.
Staff is requesting that the Planning and Zoning Commission provide feedback on the proposed
design as it relates to the Town of Avon Commercial Design Guidelines, Title 17 Zoning (AMC),
and the 2006 Town of Avon Comprehensive Plan. A full-size (24" x 36") plan set will be available
during the Commission's review.
Process
The Design Review process is broken down into two stages: Sketch Design Review and Final
Design Review. The purpose of Sketch Design Review is for the Commission and staff to provide
sufficient feedback to enable them to return to the commission with a Final Design application
addressing any concerns identified during the Sketch Design Review process.
Property Description
The subject property is comprised of 0.528 acres, is zoned Neighborhood Commercial (NC), and
has an uninhabited building on its relatively flat surface which once housed a Pizza Hut franchise.
The Vicinity Map (Attachment A) shows the subject property in the context of the surrounding uses
and structures. The subject property is immediately to the west of the 7-11 gas station/office
building located on Lot 68 with which it shares a driveway and an access easement that straddles
the property line separating Lots 67 and 68. Lot 68 has a second access on the east side of the
front property line as well. The property is surrounded by Swift Gulch Road to the north; Lot 4,
Buck Creek Subdivision (vacant undevelopable TOA land) to the west; and Nottingham
Road/Phillips 66 gas station to the south.
Planning Analysis
Use: The proposed uses, restaurant and retail, are permitted uses in the Neighborhood
Commercial (NC) zone district.
Structure: The proposed two-story structure is 4,723 sq ft (the existing building is 3,300 sq ft).
The restaurant space will contain 2,805 sq ft, 1,275 sq ft of which is to be seating area with the
remaining 1,530 sq ft as kitchen space. The retail space is proposed at 845 sq ft and the back-of-
house/storage area is 1,073 sq ft.
Height: The proposed building height is 32 ft, and the maximum height allowed per zoning is 35
feet.
Parking: 28 parking spaces will be provided including two handicapped spaces. The parking
requirement for this development is 26 spaces.
Setbacks: The required front setback is 25' the side setback requirement is 7.5' and the rear
setback is 10'. The new building is located within the required setbacks.
Comprehensive Plan: The proposed sketch design adheres to the district -specific intent and
planning principles stated in the 2006 Town of Avon Comprehensive Plan and excerpted below.
District 13: Nottinaham Road Commercial District
This area's proximity to the 1-70/Avon Road Interchange establishes its importance to the
Town's identity. Development and redevelopment that occurs here should reflect the
standards in the Town Center, but should not compete with the Town Center in terms of
size of buildings or intensify of development.
Planning Principles:
- Limit access points on Nottingham Road to simplify traffic movements.
Staff Response: The access is not proposed to change from the existing condition and will
remain singular.
- Require landscape setbacks and internal landscaping of parking lots.
Staff Response: The proposed, conceptual landscape plan does not include any internal
landscaping of the parking lot; however, the parking lot contains less than 30 spaces and is
surrounded by a landscape buffer on two sides.
- Screen all equipment and storage areas from view.
Staff Response: The trash enclosure is depicted as being set into and screened by
landscaping on three sides, and all mechanical equipment depicted at f=inal Design must be
adequately screened pursuant to this criterion.
- Limit building heights to that which is compatible with the existing surrounding
development.
Staff Response: The proposed height of 32 feet is consistent with the surrounding
buildings, which are generally the same height or taller.
- Development intensity and activity should diminish when traveling north on Buck Creek
Road.
Staff Response: The subject property is located toward the southeast corner of District 13
and not on Buck Creek Road.
Engineering Analysis
The comments of the Engineering Department are attached hereto as Attachment B.
Design Review Considerations
The proposed architecture, materials and colors are depicted on Sheet 3 of the reduced Sketch
Design plan set (Attachment D). The design intent is to have the structure complement some of
the architectural character and elements expressed by the new science school and other buildings
N
in the Buck Creek PUD because they all exhibit a consistent architectural theme and will be the
most visually dominant buildings in the immediate vicinity.
The following minimum requirements from the Commercial and Industrial Building Design
Guidelines shall be considered with this Sketch Design review and at Final Design:
1. The building shall be designed as a composition of architectural elements rather than
larger single blocks that appear unrelated in form and context.
Staff Response: The proposed conceptual renderings on Sheet 3 of Attachment D
depict a composition of architectural elements and do not portray large singular blocks
void of form and context.
2. The street level architecture shall enhance pedestrian activity and encourage a lively
center of retail activity in the commercial core area, where appropriate.
Staff Response: The new structure will improve the pedestrian experience on the south
elevation with entrances located on Nottingham Road and an on grade dining porch.
3. Building facades shall be articulated with variations in material and punctuated with
intermediate roof forms and building projections.
Staff Response: The new structure is articulated with roof forms, projections, and
variations of materials.
4. Varying expressions of decks, windows and surface treatment shall be combined to
create a rich texture that will enhance the interest of the facades.
Staff Response: The conceptual elevations of the proposed structure depict adherence
to this criterion with porches and decks enriching the texture of the building facades.
Staff Recommendation
Staff recommends the Commission review the proposed building design and site layout, and
provide the applicant with direction for preparing a Final Design application.
Exhibits
A: Vicinity Map
B:
Engineering Comments
C:
Letter from MPG
D:
Reduced Plan Sets
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Matt Pielsticker
From: Shane Pegram
Sent: Thursday, July 15, 2010 12:12 PM
To: Matt Pielsticker; Matt Gennett
Subject: Lot 67, Block 1, Benchmark at Beaver Creek (Pizza Hut Lot)
Engineering has the following comments:
1. The Lot that is located west of the Pizza Hut Lot was dedicated to the Town of Avon during the
Buck Creek PUD process and has been renamed Lot 4. Please change the site plan to read "Lot
4, Town of Avon".
2. The building's footer and roof overhang encroaches on the 20' utility easement. A letter from the
Eagle River Water and Sanitation District approving the encroachment must be provided.
3. The sidewalk curb ramp on the southeast corner of the lot must run parallel to Nottingham Road
and direct pedestrians to the existing sidewalk in front of the fuel station.
4. The existing sidewalk located on the curb island south of the fuel station should be shown on the
site plan
5. The new code requires all commercial development to provide a storm water management plan.
6. Any reference to removing trees from Town of Avon property should be removed from the plans.
Shane Pegram, P.E.
Engineer II
Town of Avon
970-748-4114 office
970-470-0610 cell
7/30/2010
Attachment B
Attachment C
Mauriaiio planning Group
July 6, 2010
Matt Gennett, AICP
Planning Manager
Town of Avon
P® Box
Avon, Colorado 81620
Re: Sketch Design for "20 Nottingham Road" (formerly the Pizza Hut property)
Dear Matt:
Included with this letter is an application for Sketch Design for a new building and additional
parking at 20 Nottingham Road. My client is under contract to purchase this property and
has a limited window for due diligence. We have submitted this application in order to
understand any potential issues affecting the redevelopment of the property before my client
purchases the property.
This application is very straightforward. The new owner wants to demolish the existing Pizza
Hut building and rebuild with essentially the same building footprint. The plan is the maintain
the existing parking lot on the north side of the building that was redeveloped when the gas
station and associated building were developed in 2003.
The proposed use of the property is a restaurant and retail space on the first floor and
ancillary storage and office space related to the uses onsite on the second floor. The uses are
permitted by right under the Neighborhood Commercial zoning designated on the property.
We are not requesting any special uses or variances. The project is being developed within
the limits of the zoning regulations.
As you are probably aware, the subject property was considered as one development site
with the neighboring property when the gas station was developed to the east as is evident
from the overlapping easements, joint access, and consolidated parking arrangement.
Therefore, site coverage and landscape area were reviewed considering the two properties
together. The parking, however, was developed so that all of the required parking for the
subject property was located on-site.
Below is a summary of the proposal:
New two-story building with a total square footage of 4,723 (Pizza Hut is 3,300 sq. ft.)
0 2,805 sq. ft. of restaurant area with a seating area of 1,275 sq. ft.
a 845 sq. ft. of retail space (gross)
0 1,073 sq. ft. of storage and office space supporting the restaurant and retail
uses (gross)
i 28 parking spaces, 21 existing spaces and 7 new spaces
• The parking required for the uses onsite is:
a 22 spaces for restaurant (60 sq. ft. x 1,275 of seating area)
0 4 spaces for retail area (4/1000 x 845 of floor area)
o Total parking required/provided = 26/28
Project meets all setbacks:
0 25' front setback required/25' provided
a 7.5' side setback required/54' provided east, 7.5' provided west
0 10' rear setback required/76' provided
® Project meets building height requirement of 35' with max height at 32'
The design of the new building is of a very high quality. With the recent approval of the
Natur2l Science School and the character of the buildings proposed there, the applicant would
like to pursue a design that more closely reflects the character of that project. The proposed
design could be characterized as "contemporary rustic." The applicant is hoping for a building
style and form that is memorable and iconic while compatible with the character of Avon.
Please see the plans included with this submittal.
We look forward to meeting with Design Review Board and moving forward with this exciting
project. Based on our discussions we anticipate being on the July 20, 2010 agenda.
Sincerely,
s
Dominic F. Mauriello, AICD
Principal
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Memorandum
To Planning and Zoning Commission
Fr Sally Vecchio, Asst Town Mgr, Community Development
Date August 12, 2010
RE Criteria for Allowing Re -subdivision of Wildridge Duplex Lots
BACKGROUND
At its August 10th meeting, the Town Council continued reviewing the proposed Avon
Development Code, and directed staff to work with the PZC to propose appropriate review
criteria for re -subdividing Wildridge duplex lots into smaller single-family lots.
DISCUSSION
The idea of re -subdividing Wildridge duplex lots has been brought up several times during the
Development Code review as a way to discourage the large duplex structures that have been
built in the last 10 years, and to promote more openness and open space between structures
by allowing the two permitted dwelling units to be separated.
Although a Wildridge duplex lot can be subdivided pursuant to the Town's current and
proposed zoning code provisions, there has historically been resistance to such subdivisions as
being inconsistent with the Wildridge covenants. The subject has been discussed by both the
Council and PZC for a number of years, although appropriate review criteria have never been
adopted. Council has therefore requested that the staff work with PZC to develop appropriate
criteria to be included in the new Development Code.
Review Process
Under the provisions of the proposed Development Code, the process of subdividing and
developing a duplex lot in Wildridge requires three steps: 1) PUD amendment, 2) Minor
Subdivision approval and 3) Development/Design approval. The processes and applicable
requirements are summarized below.
1. PUD AMENDMENT PROCESS
The PUD Development Review Procedures (§7.16.060) allow amendments to Final PUDs to be
reviewed pursuant to the provisions of §7.16.020(g) Minor Amendments. Minor
Amendments may be approved administratively if the amendment complies with the
requirements of the Development Code. If the Director determines that the minor
amendment would materially changes the approved PUD, the Director may refer the
application to Town Council.
2. MINOR SUBDIVSION PROCESS
A minor subdivision is defined as, 4 lots or less, requires no public improvements,
consolidates 2 or more lots, or moves any lot line by more than 2 feet (Subdivision
Categories §7.16.070(b)). After conducting a public hearing, the Council may approve a
minor subdivision. New subdivisions must comply with the Town's requirements for lot
layout, grading, streets, storm drainage, utilities, and public improvements (Engineering
Improvement Standards, Chapter 7.32).
3. DEVELOPMENT & DESIGN REVIEW PROCESSES
New development must comply with the development review process (Development Plan
§7.16.080) and the design review process (Design Review §7.15.060) to ensure compliance
with the development and design standards of the Development Code. The processes run
concurrently, and no noticing or hearings are required. The reviewing authority for new
residential development in Wildridge is the Planning and Zoning Commission.
Review Criteria
At the next PZC meeting, staff will discuss the review criteria for PUD Amendments and Minor
Subdivisions, and will suggest additional criteria to ensure that the objectives for permitting
duplex subdivisions are addressed.
SUMMARY
Council has agreed to consider appropriate review criteria to be included in the proposed
Development Code for re -subdividing duplex lots in the Wildridge subdivision.
A staff presentation at the next PZC meeting will include design tests on several vacant duplex
lots in Wildridge to illustrate the issues that may result from subdividing as well as the
opportunities to promote smaller structures and more openness between structures.