TC Ord. No. 2005-09 Approving an amendment to the wildridge planned unit development PUD for lot44 block 2 wildridge subdivision TOA Eagle County CoTOWN OF AVON, COLORADO
ORDINANCE NO. 05-09
SERIES OF 2005
AN ORDINANCE APPROVING AN AMENDMENT TO THE WILDRIDGE PLANNED
UNIT DEVELOPMENT (PUD) FOR LOT 44, BLOCK 2, WILDRIDGE SUBDIVISION,
TOWN OF AVON, EAGLE COUNTY, COLORADO.
WHEREAS, Blue Bird Meadow LLC, has applied for an amendment to the Wildridge
PUD to create three (3) single-family lots on Lots 44, Block 2 known as the "Dry Creek PUD",
as more specifically described in the application dated April 29, 2005; and
WHEREAS, the application proposes to amend the Wildridge PUD to rezone Lot 44,
Block 2 from a four-plex zoning to three (3) single-family lots (Lots 1, 2, and 3) as more
specifically described in the application dated April 29, 2005; and
WHEREAS, the proper posting, publication and public notices for the hearings before
the Planning & Zoning Commission of the Town of Avon were provided as required by law; and
WHEREAS, the Planning & Zoning Commission of the Town of Avon held a public
hearing on July 5, 2005, 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 PUD
Development Plan; and
WHEREAS, following such public hearing, the Planning & Zoning Commission
forwarded its recommendation for approval on the PUD application to the Town Council of the
Town of Avon through Resolution 05-07; and
WHEREAS, after notices provided by law, this Council held a public hearing on the q-
day of 6k tkSf , 2005, at which time the public was given an opportunity to express
their opi s regarding the proposed PUD Development Plan; and
WHEREAS, based upon the evidence, testimony, and exhibits, and a study of the
Comprehensive Plan of the Town of Avon, Town Council of the Town of Avon finds as follows:
1. The hearings before the Planning & Zoning Commission and the Town Council
were both extensive and complete and that all pertinent facts, matters and issues
were submitted at those hearings.
2. That the PUD Plan is consistent with the goals and objectives of the Town's
Comprehensive Plan, and is compatible with surrounding neighborhood and the
public interest.
NOW THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE
TOWN OF AVON, COLORADO, THAT:
The Dry Creek PUD Amendment to the Wildridge PUD to rezone Lot 44, Block 2 from a
four-plex to three (3) single-family lots (Lots 1, 2, and 3) as more specifically described in the
application dated April 29`t', 2005 is hereby approved, subject to concurrent approval of the
subdivision variance, associated technical corrections, and the following conditions:
1. The minimum width of the driveway shall be 20' for that portion of driveway located
on Lot 45; and
2. The maximum home size(s) shall be as follows: 4,500 square feet for lot 3, and 4,000
square feet for lots 1 and 2; and
3. A minimum of 4 parking spaces shall be provided for each residence.
INTRODUCED, PASSED ON FIRST READING, APPROVED AND ORDERED
k4A
POSTED, this c)6
- day of , 2005, and a public hearing shall be held at the
regular meeting of the Town Counc' the Town of Avon, Colorado, on the c day of,
.2005. at 5:30 P.M. in the Municipal Building of the Town of Avon, Colorado.
OF ~~...Mow «oohn_ "I
NSF.
A T:
Clerk
To of von, Colorado
o it
Ronald C. Wolfe, Mayor
DUB ASSED ON SECOND READING, APPROVED AND ORDERED
ay of 2005.
~~fee Tow of on, Colorado
r To unc' 1 C-
Ronald C. Wolfe, Mayor
A
Patty
y, io
(7)ierx
APPRO E IS T
FORM:
John Dun , Town Attorney
Ordinance No. 05-09 L44, B2 WR Dry Creek PUD
Page 2 of 2
Memo
To: Honorable Mayor and Town Council
Thru: Larry Brooks, Town Manager
From: Eric Heidemann, Community Development
Date: July 19, 2005
Re: First Reading of Ordinance 05-09, Dry Creek PUD - Lot 44, Block 2,
Wildridge Subdivision
Summary:
Blue Bird Meadows, LLC is proposing an amendment to Lot 44, Block 2 of the
Wildridge P.U.D. to create 3 single-family residences. The subject property is
currently zoned to allow a total of four (4) dwelling units (one fourplex building). The
new lots would be accessed off Old Trail Road via a shared common access
easement located on Lot 45.
The proposed PUD amendment would change the existing access conditions,
increase the minimum landscaping requirement from 25% - 35%, reduce the overall
density by one dwelling unit, and decrease the maximum lot coverage from 50% -
40%. Please refer to the Planning & Zoning Commission Staff Report dated June
10, 2005 and attached hereto as Exhibit "A".
It is important to note that the PUD application is being reviewed in conjunction with a
preliminary subdivision plan, and a subdivision variance application. The subdivision
variance request will be reviewed and discussed as a separate item on the July 26th
Council agenda. The approval of the variance request is necessary for the P.U.D. to
function as presented.
Discussion:
Although the application satisfactorily addresses many of the criteria for a rezoning
application, this PUD Amendment application presents a significant housing policy
issue for Council consideration. At issue, is the value of the goals and policies
outlines in the Housing Element of the Comprehensive Plan relative to this request to
downzone the subject property form multi-family to single family.
Staff believes the application fails to meet or advance land use and housing
goals/policies (Policy A1.5, C1, C1.4 of the 1996 Comp Plan) relative to establishing
or maintaining an appropriate mix of dwelling unit types for both lower and middle-
income seasonal and year-round residents and their families. The basis for staffs
recommendation of denial is that given the size, configuration, and intended use of
the subject property, the more appropriate use would be to develop the property as a
multi-family development, thereby providing a range of housing more attainable for
middle income families.
At their July 5ch, 2005 meeting, The Planning and Zoning Commission recommended
approval of the PUD amendment through Resolution 05-07 subject to the following
modifications: (1) widen the driveway to 20' to accommodate the Eagle River Fire
Department concerns, (2) reduce the maximum home size(s) from 5,000 square feet
to 4,500 square feet for lot 3, and 4,000 square feet for lots 1 and 2, and (3) provide
a minimum of 4 parking spaces for each residence.
Attached to this memo is Resolution 05-07 forwarded to you by the Planning and
Zoning Commission for review, the staff report to Planning & Zoning Commission
that reviews in detail the application proposed, a reduced copy of the proposed Dry
Creek PUD, as well as public comment received to date
Available Actions:
The. following options are available for action on this application:
1/ Approve First Reading of Ordinance 05-09, setting the Second Reading and
public hearing date to August 26th, 2005.
2/ Table on First Reading of Ordinance 05-09.
3/ Deny on First Reading, approving denial of the application through Resolution 05-
31 provided.
Town Manager Comments:
J ~
Attachments:
A. Ordinance 05-09
B. Resolution 05-31
C. Planning and Zoning Commission Resolution 05-07
D. Staff Memo dated June 29th, 2005
E. Staff Report dated June 10th, 2005
F. Public Comment
• Page 2 July 26, 2005 Town Council Meeting First Reading Ordinance 05-09, Dry Creek PUD Amendment
1-
~c
TOWN OF AVON
PLANNING & ZONING COMMISSION
RESOLUTION NO. 05-07
SERIES OF 2005
A RESOLUTION RECOMMENDING APPROVAL OF A PUD AMENDMENT TO THE
WILDRIDGE PUD FOR LOT 44, BLOCK 2, WILDRIDGE, TOWN OF AVON, EAGLE
COUNTY, COLORADO
WHEREAS, Blue Bird Meadow LLC, has applied for an amendment to the Wildridge PUD
to create three (3) single-family lots on Lots 44, Block 2 known as the "Dry Creek PUD",
as more specifically described in the application dated April 29, 2005; and
WHEREAS, after notices required by law, a public hearing on said application was held by
the Planning & Zoning Commission of the Town of Avon; and
WHEREAS, said application complies with the PUD criteria set forth in Section 17.20.110,
which include the following:
a. Conformance with the Town of Avon Comprehensive Plan's Goals and Objectives
as required by 17.20.110H (1).
NOW, THEREFORE, BE IT RESOLVED that the Planning and Zoning Commission
hereby recommends approval of the application for an amendment to the Wildridge PUD
to rezone Lot 44, Block 2 from fouiplex zoning for an existing total of four (4) dwelling
units to three (3) dwelling units on three (3) single-family lots (Lots 1, 2 and 3), reducing
one (1) development right, as more specifically described in the application dated April
29, 2005.
ADOPTED THIS 21st DAY OF June, 2005
Signed:
Date: -711 ,_2o0
Terry Smith, Vice-Chairman
Attest: ,
-7
f , 'L 1 rt
. t1V Date:
Phil 3'truve, Secretary
U
Memo
To:. Planning and Zoning Commission
From: Eric Heidemann, Senior Planner
Date June 29 h, 2005
C O L O R A D O
Re: Lot 44, Block 2, Wildridge Subdivision - Dry Creek PUD Amendment
Summary:
On June 21s', 2005, the Planning and Zoning Commission tabled this request and directed the
applicant to address the following issue: (1) fire access requirements; (2) maximum home size; (3)
minimum parking requirements; and (4) adjustment of the southern lot line for lot 3. The applicant
has submitted a memo addressing these concerns that includes widening the driveway to 20',
reducing the maximum home size from 5,000 sq.ft. to 4,500 sq.ft for lot 3, and 4,000 sq.ft for lots 1
and 2. The applicant also proposes a minimum of 4 parking spaces for each residence. With
respect to the adjustment of lot lines, the applicant maintains that careful consideration has been
given in the development of the site plan and the current lot configuration is best suited for the site.
Background:
Blue Bird Meadows, LLC is proposing an amendment to Lot 44, Block 2 of the Wildridge PUD to
create 3 single-family residences. The subject property is currently zoned to allow a total of four (4)
dwelling units (one fourplex building). The new lots would be accessed off Old Trail Road via a
shared common access easement located on Lot 45. Please refer to the staff report dated June 10"'
for specific information about the proposal.
Staff Recommendation
The applicant appears to have satisfactorily addressed the design related issues expressed by
the Commission. However, staff maintains that this proposal undermines the intent and
purpose of the Housing Element of the Comprehensive Plan by not maintaining the diversity
and mix of residential housing options for residence within the Wildridge Subdivision.
Furthermore, it is unclear to staff what significance or relationship the proposed reduction of
square footage for each Lot in the PUD has done to address the concerns of the Commission.
The proposal provides the applicant with a significant financial benefit without addressing
specific housing goals or reviewing the most recent housing study information available from
Eagle County to evidence that the proposed square footages attempt to meet specific attainable
housing standards and/or support the general housing policies outlined in the staff report.
Staff is therefore maintaining its position relative to the issue of attainable housing diversity and
mix in types of housing options for residence in Wildridge. Please refer to the previous staff for
specific information and the approval criteria.
Attachments:
A. Letter from applicant dated July 5'h,2005
B. PUD Amendment Report to the Planning & Zoning Commission -dated June 10'h,2005.
Memo to Planning and Zoning Commission, June 29"', 2005 Page 1 of
Lot 12, Block 2, Benchmark at Beaver Creek Subdivision Final Design
Ck
DRY CREEK PUD DEVELOPMENT GUIDE
Narrative of PUD's Intent
• PUD Intent - Single-Family Residential Development ensuring the protection of the residential
design, character, & scale of the neighborhood and the permanent reduction of residential density
in the neighborhood.
Permitted, Conditional and Accessory Uses
• Permitted Uses - 1. Single-Family Dwelling Units
• Conditional Uses - 1. Home Occupations
2. Above ground public or private utility installations
• Accessory Uses - 1. Uses customarily incidental and accessory to permitted or
conditional uses and necessary for the operation thereof.
Total Lot Area
• Lot 1-
29,098 square feet
• Lot 2 -
20,560 square feet
• Lot 3 -
19,384 square feet
Maximum Density
• 3 Single-Family Dwelling Units
Square Footage Breakdown (includes garage area)
• Lot I - 4, 000 square feet of building area (max)
• Lot 2 - 4,000 square feet of building area (max.)
• Lot 3 - 4,500 square feet of building area (max.)
Building Height
• 35 feet maximum
Garage Parking Spaces Available
• Minimum of two enclosed spaces per unit
Off Street Parking Spaces Available
• Minimum of four off-street parking spaces total per lot (enclosed and unenclosed)
Building Lot Coverage
• 40% of total lot area
Site Landscaped
• 35% of total lot area
Setbacks
• Front 25 feet
• Side 7.5 feet
• Rear 10 feet
RECEIVED
J U L 1 8 2005
Community Development
Note:
• For all standards not specifically addressed above Town of Avon Zoning Code requirements shall
apply
W
ZONING ANALYSIS
(revised 7/26/2005)
Existing Conditions Proposed Development
(Residential Low Density) (Residential Single Family)
Square Footage
Breakdown of
Proposed Uses: N/A Lots 1 & 2- 4,000 square feet
per lot Lot 3 - 4,500 square feet
Parking: 3 spaces per unit/2 spaces per unit 4 spaces per unit
plus required guest parking (min. of 2 enclosed)
Maximum
Densities: Lot 44 - 4 dwelling units 1 dwelling unit per lot
(4 dwelling units total) (3 dwelling units total)
(2.5 dwelling units per acre) (1.9 dwelling units per acre)
Minimum Lot
Size:
0.25 acres or 10,890 square feet
0.40 acres or
17,500 square
feet
Maximum
Building Height:
35 feet
35 feet
Minimum
Building Setbacks:
Front:
25 feet
25 feet
Side:
7.5 feet
7.5 feet
Rear:
10 feet
10 feet
Maximum
RECEIVED
Site Coverage:
50%
40% per lot
.JUL 1 8 2005
Minimum
Community Development
Landscape Area:
25%
35% per lot
Dry Creek PUD Amendment July 26, 2005
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_ ` LOTS 1, 2, AND 3
~m DRY CREEK P.U.D. AVON,P.Co. Sox 1OLORADOo6z
91620
WILDRIDGE, BLOCK 2 --T
TOWN OF AVON, COLORADO 970-748-0214
Memo
To: Honorable Mayor and Town Council
Thru: Larry Brooks, Town Manager
From: Eric Heidemann, Community Development
Date: July 19, 2005
Re: First Reading of Ordinance 05-09, Dry Creek PUD - Lot 44, Block 2,
Wildridge Subdivision
Summary:
Blue Bird Meadows, LLC is proposing an amendment to Lot 44, Block 2 of the
Wildridge P.U.D. to create 3 single-family residences. The subject property is
currently zoned to allow a total of four (4) dwelling units (one fourplex building). The
new lots would be accessed off Old Trail Road via a shared common access
easement located on Lot 45.
The proposed PUD amendment would change the existing access conditions,
increase the minimum landscaping requirement from 25% - 35%, reduce the overall
density by one dwelling unit, and decrease the maximum lot coverage from 50% -
40%. Please refer to the Planning & Zoning Commission Staff Report dated June
107 2005 and attached hereto as Exhibit "A".
It is important to note that the PUD application is being reviewed in conjunction with a
preliminary subdivision plan, and a subdivision variance application. The subdivision
variance request will be reviewed and discussed as a separate item on the July 26th
Council agenda. The approval of the variance request is necessary for the P.U.D. to
function as presented.
Discussion:
Although the application satisfactorily addresses many of the criteria for a rezoning
application, this PUD Amendment application presents a significant housing policy
issue for Council consideration. At issue, is the value of the goals and policies
outlines in the Housing Element of the Comprehensive Plan relative to this request to
downzone the subject property form multi-family to single family.
Staff believes the application fails to meet or adu land use and housing
• goals/policies (Policy A1.5, C1, C1.4 of the 1996 Comp Plan) relative to establishing
or maintaining an appropriate mix of dwelling unit types for both lower and middle-
income seasonal and year-round residents and their families. The basis for staff's •
recommendation of denial is that given the size, configuration, and intended use of
the subject property, the more appropriate use would be to develop the property as a
multi-family development, thereby providing a range of housing more attainable for
middle income families.
At their July 5th, 2005 meeting, The Planning and Zoning Commission recommended
approval of the PUD amendment through Resolution 05-07 subject to the following
modifications: (1) widen the driveway to 20' to accommodate the Eagle River Fire
Department concerns, (2) reduce the maximum home size(s) from 5,000 square feet
to 4,500 square feet for lot 3, and 4,000 square feet for lots 1 and 2, and (3) provide
a minimum of 4 parking spaces for each residence.
Attached to this memo is Resolution 05-07 forwarded to you by the Planning and
Zoning Commission for review, the staff report to Planning & Zoning Commission
that reviews in detail the application proposed, a reduced copy of the proposed Dry
Creek PUD, as well as public comment received to date
Available Actions:
The. following options are available for action on this application:
1/ Approve First Reading of Ordinance 05-09, setting the Second Reading and •
public hearing date to August 26th, 2005.
2/ Table on First Reading of Ordinance 05-09.
3/ Deny on First Reading, approving denial of the application through Resolution 05-
31 provided.
Town Manager Comments:
J 1
Attachments:
A. Ordinance 05-09
B. Resolution 05-31
C. Planning and Zoning Commission Resolution 05-07
D. Staff Memo dated June 291h, 2005
E. Staff Report dated June 10th, 2005
F. Public Comment
0 Page 2 July 26, 2005 Town Council Meeting First Reading Ordinance 05-09, Dry Creek PUD Amendment
vct
TOWN OF AVON
0
ORDINANCE NO. 05-09
SERIES OF 2005
AN ORDINANCE APPROVING AN AMENDMENT TO THE
WILDRIDGE PLANNED UNIT DEVELOPMENT (PUD) FOR
LOT 44, BLOCK 2, WILDRIDGE SUBDIVISION, TOWN OF
AVON, EAGLE COUNTY, COLORADO.
i
0
WHEREAS, Blue Bird Meadow LLC, has applied for an amendment to the Wildridge
PUD to create three (3) single-family lots on Lots 44, Block 2 known as the "Dry Creek PUD",
as more specifically described in the application dated April 29, 2005; and
WHEREAS, the application proposes to amend the Wildridge PUD to rezone Lot 44,
Block 2 from a four-plex zoning to three (3) single-family lots (Lots 1, 2, and 3) as more
specifically described in the application dated April 29, 2005; and
WHEREAS, the proper posting, publication and public notices for the hearings before
the Planning & Zoning Commission of the Town of Avon were provided as required by law; and
WHEREAS, the Planning & Zoning Commission of the Town of Avon held a public
hearing on July 5, 2005, 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 PUD
Development Plan; and
WHEREAS, following such public hearing, the Planning & Zoning Commission
forwarded its recommendation for approval on the PUD application to the Town Council of the
Town of Avon through Resolution 05-07; and
WHEREAS, after notices provided by law, this Council held a public hearing on the
.0
day of , 2005, at which time the public was given an opportunity to
express their opinions regarding the proposed PUD Development Plan; and
WHEREAS, based upon the evidence, testimony, and exhibits, and a study of the
Comprehensive Plan of the Town of Avon, Town Council of the Town of Avon finds as follows: •
1. The hearings before the Planning & Zoning Commission and the Town Council
were both extensive and complete and that all pertinent facts, matters and issues
were submitted at those hearings.
2. That the PUD Plan is consistent with the goals and objectives of the Town's
Comprehensive Plan, and is compatible with surrounding neighborhood and the
public interest.
NOW THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE
TOWN OF AVON, COLORADO, THAT:
The Dry Creek PUD Amendment to the Wildridge PUD to rezone Lot 44, Block 2 from a
four-plex to three (3) single-family lots (Lots 1, 2, and 3) as more specifically described in the
application dated April 29"', 2005 is hereby approved, subject to concurrent approval of the
subdivision variance, associated technical corrections, and the following conditions:
1. The minimum width of the driveway shall be 20' for that portion of driveway located
on Lot 45; and •
2. The maximum home size(s) shall be as follows: 4,500 square feet for lot 3, and 4,000
square feet for lots 1 and 2; and
3. A minimum of 4 parking spaces shall be provided for each residence.
0
• INTRODUCED, PASSED ON FIRST READING, APPROVED AND ORDERED
POSTED, this day of , 2005, and a public hearing shall be held at the
regular meeting of the Town Council of the Town of Avon, Colorado, on the day of,
, 2005, at 5:30 P.M. in the Municipal Building of the Town of Avon, Colorado.
Town of Avon, Colorado
Town Council
Mayor
•
ATTEST:
Town Clerk
INTRODUCED, PASSED ON SECOND READING, APPROVED AND ORDERED
POSTED the day of , 2005.
Town of Avon, Colorado
Town Council
Mayor
0
ATTEST:
Town Clerk
APPROVED AS TO
FORM:
Town Attorney
6
G ( at
TOWN OF AVON
RESOLUTION NO. 05-31
SERIES OF 2005
A RESOLUTION DENYING THE AMENDMENT TO THE WILDRIDGE PLANNED
UNIT DEVELOPMENT (PUD) FOR LOT 44, BLOCK 2, WILDRIDGE SUBDIVISION,
TOWN OF AVON, EAGLE COUNTY, COLORADO
WHEREAS, Blue Bird Meadow LLC, has applied for an amendment to the Wildridge PUD
to create three (3) single-family lots on Lots 44, Block 2 known as the "Dry Creek PUD".
as more specifically described in the application dated April 29, 2005; and
WHEREAS, after notices required by law, a public hearing on said application was held by
the Planning & Zoning Commission and unanimously recommended approval in
Resolution 05-07 on July 5"', 2005; and
WHEREAS, the Planning & Zoning Commission determined that the application complies •
with the rezoning criteria as set forth in Section 17.28.080.
NOW, THEREFORE, BE IT RESOLVED that the Avon Town Council hereby denies the
application for an amendment to the Wildridge PUD to create three (3) single-family lots
on Lots 44, Block 2 known as the "Dry Creek PUD", as more specifically described in the
application dated April 29, 2005, based upon failure to comply with the rezoning criteria
set forth in Section 17.28.080:
1. The proposed rezoning is not justified by changed or changing conditions in the
character of the area proposed to be rezoned.
2. The proposed rezoning is inconsistent with the Town of Avon Comprehensive Plan
because it fails to comply with the following goals and policies:
3. Policy A1.5: The community will include a wide range of residential uses including
large-lot single family and duplex, small-lot single family and duplex, multifamily,
and vertically integrated residential (housing on the upper floors of commercial
buildings).
4. Goal Cl: Provide for diverse, quality housing to serve all economic segments and age
groups of the population.
Policy CIA: Encourage innovative designs that contribute to the quality and diversity
of the housing stock. 0
6. Goal C2: Provide for affordable housing for permanent and seasonal residents that is
attractive, safe and integrated with the community.
ADOPTED THIS . DAY OF JULY 2005.
TOWN COUNCIL
TOWN OF AVON, COLORADO
Mayor
ATTEST:
• Town Clerk
•
n
~c
TOWN OF AVON
PLANNING & ZONING COMMISSION
RESOLUTION NO. 05-07
SERIES OF 2005
A RESOLUTION RECOMMENDING APPROVAL OF A PUD AMENDMENT TO THE
WILDRIDGE PUD FOR LOT 44, BLOCK 2, WILDRIDGE, TOWN OF AVON, EAGLE
COUNTY, COLORADO
WHEREAS, Blue Bird Meadow LLC, has applied for an amendment to the Wildridge PUD
to create three (3) single-family lots on Lots 44, Block 2 known as the "Dry Creek PUD",
as more specifically described in the application dated April 29, 2005; and
WHEREAS, after notices required by law, a public hearing on said application was held by
the Planning & Zoning Commission of the Town of Avon; and
WHEREAS, said application complies with the PUD criteria set forth in Section 17.20.110,
which include the following:
a. Conformance with the Town of Avon Comprehensive Plan's Goals and Objectives
as required by 17.20.110H (1).
NOW, THEREFORE, BE IT RESOLVED that the Planning and Zoning Commission
hereby recommends approval of the application for an amendment to the Wildridge PUD
to rezone Lot 44, Block 2 from fourplex zoning for an existing total of four (4) dwelling
units to three (3) dwelling units on three (3) single-family lots (Lots 1, 2 and 3), reducing
one (1) development right, as more specifically described in the application dated April
29, 2005.
ADOPTED THIS 21st DAY OF Jane, 2005
Sign d.•
Date: -7 i 1 boo 4
Terry Smith, Vice-Cliairnian
Attest.
rte,
r7 i
Date. t
Phil Struve, Secretary
•
•
J
U
<<
Memo
To. Planning and Zoning Commission
From: Eric Heidemann, Senior Planner
Date June 29h,2005
C O L O R A D O
Re: Lot 44, Block 2, Wildridge Subdivision - Dry Creek PUD Amendment
Summary:
On June 21s`, 2005, the Planning and Zoning Commission tabled this request and directed the
applicant to address the following issue: (1) fire access requirements; (2) maximum home size; (3)
minimum parking requirements; and (4) adjustment of the southern lot line for lot 3. The applicant
has submitted a memo addressing these concerns that includes widening the driveway to 20',
reducing the maximum home size from 5,000 sq.ft. to 4,500 sq.ft for lot 3, and 4,000 sq.ft for lots 1
and 2. The applicant also proposes a minimum of 4 parking spaces for each residence. With
respect to the adjustment of lot lines, the applicant maintains that careful consideration has been
given in the development of the site plan and the current lot configuration is best suited for the site.
Background:
Blue Bird Meadows, LLC is proposing an amendment to Lot 44, Block 2 of the Wildridge PUD to
create 3 single-family residences. The subject property is currently zoned to allow a total of four (4)
dwelling units (one fourplex building). The new lots would be accessed off Old Trail Road via a
shared common access easement located on Lot 45. Please refer to the staff report dated June 10`h
for specific information about the proposal.
Staff Recommendation
The applicant appears to have satisfactorily addressed the design related issues expressed by
the Commission. However, staff maintains that this proposal undermines the intent and
purpose of the Housing Element of the Comprehensive Plan by not maintaining the diversity
and mix of residential housing options for residence within the Wildridge Subdivision.
Furthermore, it is unclear to staff what significance or relationship the proposed reduction of
square footage for each Lot in the PUD has done to address the concerns of the Commission.
The proposal provides the applicant with a significant financial benefit without addressing
specific housing goals or reviewing the most recent housing study information available from
Eagle County to evidence that the proposed square footages attempt to meet specific attainable
housing standards and/or support the general housing policies outlined in the staff report.
Staff is therefore maintaining its position relative to the issue of attainable housing diversity and
mix in types of housing options for residence in Wildridge. Please refer to the previous staff for
specific information and the approval criteria.
Attachments:
A. Letter from applicant dated July 50', 2005
B. PUD Amendment Report to the Planning & Zoning Commission - dated June 10th, 2005.
Memo to Planning and Zoning Commission, June 29"', 2005
Lot 12, Block 2, Benchmark at Beaver Creek Subdivision Final Design
Page 1 of
•
DRY CREEK PUD DEVELOPMENT GUIDE
Narrative of PUD's Intent
• PUD Intent - Single-Family Residential Development ensuring the protection of the residential
design, character, c& scale of the neighborhood and the permanent reduction of residential density
in the neighborhood.
Permitted, Conditional and Accessory Uses
• Permitted Uses - 1. Single-Family Dwelling Units
• Conditional Uses - 1. Home Occupations
2. Above ground public or private utility installations
• Accessory Uses - 1. Uses customarily incidental and accessory to permitted or
conditional uses and necessaryfor the operation thereof.
Total Lot Area
• Lot 1-
29,098 square feet
• Lot 2 -
20,560 square feet
• Lot 3 -
19,384 square feet
Maximum Density
• 3 Single-Family Dwelling Units
Square Footage Breakdown (includes garage area)
• Lot 1 - 4, 000 square feet of building area (max.)
• Lot 2 - 4,000 square feet of building area (max)
• Lot 3 - 4,500 square feet of building area (max.)
Building Height
• 35 feet maximum
Garage Parking Spaces Available
• Minimum of two enclosed spaces per unit
•
Off Street Parking Spaces Available
• Minimum of four off-street parking spaces total per lot (enclosed and unenclosed)
Building Lot Coverage
• 40% of total lot area
Site Landscaped RECEIVED
• 35% of total lot area 2005
Setbacks
• Front 25 feet Community Deveiopment
• Side 7.5 feet
• Rear 10 feet
Note:
• For all standards not specifically addressed above. Town of Avon Zoning Code requirements shall
apply
\l"
ZONING ANALYSIS
(revised 7/26/2005)
Existing Conditions Proposed Development
(Residential Low Density) (Residential Single Family)
Square Footage
Breakdown of
Proposed Uses: N/A Lots 1 & 2- 4,000 square feet
per lot Lot 3 - 4,500 square feet
Parking: 3 spaces per unit/2 spaces per unit 4 spaces per unit
plus required guest parking (min. of 2 enclosed)
Maximum
Densities: Lot 44 - 4 dwelling units 1 dwelling unit per lot
(4 dwelling units total) (3 dwelling units total)
(2.5 dwelling units per acre) (1.9 dwelling units per acre)
• Minimum Lot
Size: 0.25 acres or 10,890 square feet 0.40 acres or 17,500 square
feet
Maximum
Building Height: 35 feet 35 feet
Minimum
Building Setbacks:
Front:
25 feet
25 feet
Side:
7.5 feet
7.5 feet
Rear:
10 feet
10 feet
Maximum
RECEIVED
Site Coverage:
50%
40% per lot
JUL 1 8 200
Minimum
Community Development
Landscape Area:
25%
35% per lot
•
Dry Creek PUD Amendment July 26, 2005
MEMORANDUM RECEIVED
J ;d 8 2005
To: Town of Avon
F om: Blue Bi d Meadows Lg CZoning Commission Community Development
Date: July 5, 2005
Re: Dry Creek PUD Amendment/Response to Planning & Zoning Commission
Comments of June 21, 2005
Introduction
The purpose of this memorandum is to provide a written response to the Planning &
Zoning Commission comments shared at the June 21, 2005, public hearing of the Town
of Avon Planning & Zoning Commission.
Applicant's Response
On June 21, 2005, the applicant, Blue Bird Meadows L.L.C., appeared before the Town
of Avon Planning & Zoning Commission for a public hearing on three development
applications. The purpose of the applications is to amend the Wildridge PUD to allow for
• the creation of three single family home sites, to create a preliminary plan for the
subdivision of Lot 44, and to allow for a subdivision variance from the minimum street
frontage requirements.
Upon review of the applications, the Planning & Zoning Commission tabled their final
determination on the recommendation to the Avon Town Council to allow the applicant
the opportunity to address the following four issues:
Maximum Home Sizes
The applicant was previously proposing a maximum allowable building area
per lot of 5,000 square feet. Based upon existing zoning, nearly 35,000 square
of building area could be constructed on the site today. While it is very
unlikely that 35,000 square foot of building area would ever be constructed, it
is what is presently allowed by zoning. That said, the applicant has
considered the input provided by the Planning & Zoning Commission on June
21" and is proposing to further reduce the maximum allowable building area
from 5,000 square feet per lot to 4,500 square feet for Lot 3 and 4,000 square
feet for Lots 1 & 2, respectively. Therefore, the total maximum allowable
building area square footage is being reduced by over 20,000 square feet.
2. Minimum/Maximum Parking Requirements
According to the Town of Avon Municipal Code, a minimum of three vehicle
Dry Creek PUD amendment July 5, 2005
parking spaces shall be provided for single family residences over 2,500 •
square feet in size. With that in mind, the applicant is proposing to construct a
minimum of four vehicle parking spaces per residence. Of the four spaces,
two shall be located within an enclosed garage with the other two spaces
located outside the structure. If determined possible given the maximum site
coverage and minimum landscape area requirements, the applicant will likely
construct three car garages with each of the future residences. The applicant
believes that the proposal meets and exceeds the town's parking requirements
for residential development.
3. Location of the Common Lot Line between Lots 2 & 3
The proposed lot line locations shown on the preliminary plat are based upon
several factors: 1) lot size, 2) topography, 3) driveway access and grades, 4)
separation between. uses, and 5) location of existing improvements on
adjoining lots. With each of these factors in mind, the applicant, along with
the consulting team members (architect, surveyor, engineers, etc.), carefully
thought out the proposed preliminary plat. In the end, the applicant believes
that the lot lines are properly located given the factors previously described.
As proposed, the lot configuration provides for three lots roughly the same
size, ensures adequate separation between existing and proposed uses, is
response to the topographic conditions of the lots, and minimizes the negative •
affects of site grading and vehicle access to the home sites. To further
,illustrate potential future conditions on the site, on Saturday, July 2nd the
centerline of the driveway access and the proposed building footprint
locations will be staked and then photographed for the Commission's review.
4. Emereency Vehicle Access
The emergency vehicle access to both Lot 44 and Lot 45 has been revised
based upon input from officials at the Eagle River Fire Protection District. As
requested, the 190 foot long, common portion of the private drive on Lot 45
has been widened to provide a minimum of 20 feet of asphalt. According to
District officials, the presence of the day care operation on Lot 45 causes a
"commercial standard" to be applied to the site versus a "residential
standard". In addition, an emergency vehicle turnaround has been provided at
the point of the common drive where the individual access to Lot 44 splits
from the common driveway. While further refinements to the drawings may
be necessary, it is clearly evident based upon communications with District
officials and design work completed by the consulting engineers that an
emergency vehicle turnaround can be accommodated on the site.
•
2
,r,) ~.,wn i vat aulGl1u111Cp1 July 5, 2005
1
• Summary
We are hopeful that we have addressed the four remaining issues identified by the
Commissioners at the June 21' public hearing. We appreciate the support generally
provided by the Commission at the previous public hearing. It has been the goal of the
applicant and the consulting team to work cooperatively with everyone involved to
ensure the most successful outcome to this project as possible.
•
3
Dry Creek PUD amendment July 5, 2005
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-4
• MEMORANDUM
To: Town of Avon Planning & Zoning Commission
From: Blue Bird Meadows, L.L.C.
Date: June 21, 2005
Re: Dry Creek PUD Amendment/Response to Staff Report
Introduction
The purpose of this memorandum is to provide a written response to the Staff Report on
the Dry Creek PUD Amendment, dated June 21, 2005.
Applicant's Response
According to the Staff Report, the Staff has recommended denial of the PUD amendment
applications for five reasons:
1) failure to meet or advance the housing goals/policies,
2) compatibility of multiple family developments along Draw Spur,
3) single family development aay exceed the extend of total site disturbance of four-
plex development,
4) shared access jjjaj be problematic with surrounding land uses, and
5) insufficient emergency vehicle turning movements.
The Staff Report suggests that the PUD amendment fails to meet or advance the housing
goals/policies adopted by the 1996 Town of Avon Comprehensive Plan. The Applicant
believes otherwise and, in fact, believes that the Staff Report fails to acknowledge the
numerous other goals and policies of the Comprehensive Plan. For example, the Town's
Comprehensive Plan contains over 100 stated goals and policies. Of which, the
Applicant has identified more than twenty goals and policies which are applicable to this
PUD Amendment application. A written response to each was provided with the
application submittal packet.
With regards to compliance with Policy A1.5 and Policy CIA, small-lot single family
(less than 3/4 acre) development is listed as one of the many different residential uses
deemed acceptable to achieve the housing goals of the community, and while the
proposed single family homes may not be purchased by a first time, local home buyer
they may be purchased by an existing local family thereby allowing them the opportunity
to remain in the community versus moving down valley to Edwards, Eagle, or Gypsum; a
trend that is clearly present today.
The Staff Report states that the Applicant's PUD amendment allowing for three single
family homes is compatible in design, scale, and use with the type of housing in the area.
• Furthermore, the Staff Report also acknowledges that multifamily development is also
compatible with the type of housing in the area. The Applicant agrees. The Applicant
a~
has never stated that multifamily development is not compatible. Instead, like the Staff, •
the Applicant agrees that single family homes, like multifamily development, are
compatible with the neighborhood. Unfortunately, the Staff Report then goes on to state,
"Though there may be merit in this application of single-family homes in this block of
Wildridge in place of multifamily dwellings, the requisite changes to traffic patterns, bulk
and massing, existing buffer zones and character of the area are not positively affected. "
Upon review of these two differing statements, it appears the Staff is uncertain of there
opinion yet one things remains consistent; single family homes will not negatively affect
the neighborhood.
According to the Staff Report, the Staff suggests that single family development may
created more site disturbance than multifamily development. In fact, on page 6 of the
Staff Report it states, "The site plan and location of buildings appears to be less
responsive to the natural features of the existing topography than a single fourplex
structure per existing PUD " and "single family units would likely increase site grading
and disturbance resulting in less natural area. " While stated in the Staff Report, neither
statement is substantiated by study, data, or fact. The Applicant would argue that single
family development or multifamily development left unregulated can result in negative
impacts to the existing topography and vegetation. For that very reason, the Applicant
has agreed to place a self-imposed restriction on maximum site coverage and minimum
landscape area. Additionally, the Applicant has agreed to reduced setback requirements
on the interior of the development site only to ensure adequate buffers between adjacent
uses. •
The Staff Report suggests that "shared access mmay be problematic". in making this
statement Staff concludes that a prior special review use approval allowing for the
operation of a day care facility on Lot 45 and a 16 foot wide common access to six
dwelling units results in traffic congestion and circulation issues. To safeguard against
any possible traffic issues, the drop-off (and pick-up) of children was intended to be
staggered. Ironically, however, in 2000, a special review use permit for a day care facility
was approved at 2455 Old Trail Road. In that case, a 16 foot wide common driveway
accessing nine dwelling units was to be used for access to the day care with no
requirements for staggered drop-off or pick-up. More importantly, however, the
Applicant is agreeable to abandoning the notion of shared access and will utilize the
"pole" portion of Lot 44 as originally intended. In this particular instance the Applicant
brought forth the shared access idea to the neighbors in an effort to work within existing
conditions of the neighbor and increase the amount of landscape area. If instructed to do
so, the Applicant will revise the site plan and replace the landscape area with asphalt.
Lastly, the Staff Report states that according to the Eagle River Fire Protection District, a
site development plan needs to be submitted to the District for review and approval. The
Applicant had communicated with the District during the design stage of the project and
it was indicated that since this was a private asphalt drive, 16 feet in width that a turn
around was not required and that a minimum inside turning radius of 14 feet was
required. The proposed drive has a minimum radius of 20 feet. The Applicant will
submit plans to the District for review and approval. •
2
Staff Report
PUD Amendment VON
C U 1. U R A D u
June 21, 2005 Planning & Zoning Commission meeting
Report date June 10, 2005
Project type AMENDMENT to the WILDRIDGE PUD
Legal description Lot 44, Block 2, Wildridge Subdivision
Current zoning PUD (4 units - Four-plex)
Address 2510 Old Trail Road
Introduction
Blue Bird Meadows, LLC is proposing an amendment to Lot 44, Block 2 of the Wildridge PUD to
create 3 single-family residences. The subject property is currently zoned to allow a total of four
(4) dwelling units (one fourplex building). The new lots would be accessed off Old Trail Road
via a shared common access easement located on Lot 45. The details of the proposed access,
site design, and compatibility with adjacent land uses are discussed later in the report. It is also
• important to note that the PUD application is being reviewed in conjunction with a preliminary
subdivision plan, and a subdivision variance application.
The proposed PUD amendment would change the existing access conditions, increase the
minimum landscaping requirement from 25% - 35%, reduce the overall density by one dwelling
unit, and decrease the maximum lot coverage from 50% - 40%. Some of the features of the
amendment include:
Proposed: Lot #1 - 29,098 square feet, Lot #2 - 20,560 square feet, Lot 3 - 19,384
square feet.
• 5,000 square feet of building area per lot (15,000 aggregate) illustrated building
footprints of approximately 2,400 square feet.
• Maximum 40% building lot coverage (for example Lot 1 - 29,098 @40% = 11,639)
to Setback 25' front, 7.5' side, 10' rear
• Lots 1,2, and 3 accessed by common access easement on lot 45.
Staff Recommendation:
Staff recommends DENIAL of the proposed PUD amendment, subdivision variance application,
and the preliminary plan for the following reasons: (1) the application fails to meet or advance
land use and housing goals/policies (Policy A1.5, C1, CIA of the 1996 Comp Plan) relative to
establishing or maintaining an appropriate mix of dwelling unit types for both lower and middle-
income seasonal and year-round residents and their families; (2) the proposed development
may be compatible in design, scale, and use with the types housing in the area, however a
multi-family building would also be compatible with multifamily developments in the area,
particularly the enclave of multi-family developments along Draw Spur; (3) although the
Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 .p
Lot 44, Block 2, Wildridge Subdivision, PUD Amendment
June 21, 2005 Planning & Zoning Commission meeting Page 2 of 8
applicant proposes to reduce the allowable lot coverage by 10%, the extent of total site
disturbance for 3 single-family residences may exceed the extend of total site disturbance of a
clustered fourplex development; (4) the use of the proposed shared access between Lots 1-3
may be problematic when compounded with traffic generated from the duplex and single-family
residence that currently operates a home occupation (child daycare facility); and (5) based on
the memo from Carol Gill-Mulson, Deputy Chief ERFPD dated June 15, 2005, the design of the
shared access easement lacks sufficient emergency service provisions such as adequate
turning movements (see attached memo).
Housing Policy.
According to the purpose statement of the Housing Element of the 1996 Comprehensive Plan,
"as the community grows, demand for housing of all types is increasing. While there is an ample
supply of housing for second homeowners and upper income residents, there is a shortage of
housing for lower and middle-income seasonal and year-round residents and their families."
The following goals and policies are intended to help meet the variety of housing needs: provide
for affordable housing for permanent and seasonal residents that is attractive, safe and
integrated with the community; and there shall also be an appropriate mix of dwelling unit types
for both residents and tourists. It is debatable whether a multi-family development directly
correlates into "affordable or attainable housing" for this segment of the population. However, a
multifamily project, in general, provides greater housing opportunities for lower and middle-
income residents and their families.
Despite these objectives, it appears that the balance or mix of dwelling types in Wildridge has
slightly changed as a result of market demand for single-family residences. This is evident with
the approvals of several PUD amendments (down zonings) that have occurred over the last
several years. The most notable are the originally platted lots 43-46, Block 2 (4 units each) that
were approved as a PUD amendment, particularly on the adjacent property (Lot 45). While
there may be less market demand currently for multifamily housing development, the long term
demand for housing types may shift, leading to a broader public policy issue and. need for a
formal housing strategy.
Compatibility with Surrounding Land Use:
The adjacent land uses include Wildridge Road to the north, Tract F (5.15 acres of Open Space)
to the east, single family to the south, and single family/duplex to the west. The property to the
west also includes an approved daycare with a maximum of 6 children allowed at one time
(including the 2 children of the. applicant's). The operating hours are from 8:00am to 5:30pm
Monday through Saturday. The drop-off of children is intended to be staggered.
The application states that one of the positive impacts of approval will include maintaining
and enhancing the existing residential quality, character, design, and scale of the
neighborhood." Staff agrees with this statement, but must point out that a multifamily
development would also be compatible with several nearby developments. The following multi-
family developments are within close proximity (Draw Spur Road) of the proposed amendment:
Villamonte Fourplex, Romanin Triplex, Draw Spur Townhomes, Sage Villas, Wintergreen
Townhomes, Mountain View Townhomes, Coyote Creek Townhomes, Buffalo Head
Townhomes, Elk Run, Eagle Ridge Townhomes, Sunset Townhomes, Orchard Townhomes
0
Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749
•
Lot 44, Block 2, Wildridge Subdivision, PUD Amendment
June 21, 2005 Planning & Zoning Commission meeting Page 3 of 8
The following is a zoning summary for Wildridge Blocks 1 and 2:
Current Zonina: Sinale-Family Duplex Multl-Family
•
•
Total Lots Block 1
27
47
21
Total Lots Block 2
26
24
4
Site Design:
The site contains moderate topographic conditions with a gradual upward slope from Old Trail
Road. There are two relatively small areas (a portion of Lot 1 and Lot 3) of slopes 40% or
greater. The applicant has provided a survey depicting these areas (see attached).
The site design features a shared access easement partially located on Lot 45. This would
require widening the existing drive for Lot 45 from 12' to 16' and adding a 1' gravel shoulder.
The first 190' would be located on Lot 45; from there the access easement would traverse
across the subject property splitting proposed Lots 1 and 2 and terminating at Lot 3. A draft
copy of the shared access agreement between the property owners of Lot 44 and 45 is included
in the packet.
Due to the nature of the shared access, careful consideration should be given to provisions for
emergency services and the impact of not only the average daily trips (ADT) generated from the
proposed 3 single-family units, but also the ADT generated form the duplex and single-family
residence located on Lot 45. According to the data provided by the applicant, each single-family
residence generates 6 ADT. Therefore, the aggregate ADT for both Lot 44 and 45 would be 36
ADT on the proposed private drive (excluding the ADT generating from existing day care). A
memo provided by Carol Gill-Mulson, Deputy Chief of ERFPD also points to the lack of design
consideration relative to emergency service and recommends that the site plan demonstrate
sufficient vehicle access and turning movements based on their turning radius analysis.
The application also states that the minimum setbacks are 25' - front, 75 - side, and 10' -
rear. However, this is inconsistent with the setbacks illustrated on the preliminary plan. The
applicant has since clarified that the minimum 25' front setback would only apply to Lot 1. The
Commission discussion should include whether the minimum 25' setback for Lot 1 satisfactorily
addresses appropriate building separation for Lots 1-3.
The building footprints depicted on the preliminary plan are for illustrative purposes only. Staff
has asked the applicant to provide building envelopes describing the location of all possible
building and accessory use disturbance. The applicant's preference was not to provide building
envelopes, instead preferred to demonstrate potential building footprints. The rationale behind
this request was to analyze the impact of a "clustered" development (fourplex) compared to
single-family detached development. Although the applicant's proposal includes reducing the
maximum lot coverage by 10%, the location and extent of that disturbance is important to
understand. It appears that there may be a greater opportunity for larger contiguous areas of
non-developable or undisturbed areas with the fourplex development compared to 3 detached
single-family units.
Background & Discussion
Benchmark Properties created Wildridge Subdivision in 1979 shortly after the incorporation of
the Town of Avon on February 28, 1978. According to the Wildridge Final Plat application for
Wildridge and Wildwood Subdivisions, the overall development concept was for "abundant open
Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749
Lot 44, Block 2, Wildridge Subdivision, PUD Amendment
June 21, 2005 Planning & Zoning Commission meeting Page 4 of 8
space recreation areas around lots" with a density of "barely one dwelling unit per acre". The •
land was identified with no particular hazards for development except in areas with slopes of
40%. The development plan recognized that lot sizes are a function of land slope, buildable
area and road access; smaller lots are concentrated on lesser slopes with easy access and
larger lots are on steeper slopes where buildable area and access are more restricted.
In 1981, the Wildridge Subdivision was completely replatted with a total of 849 planned
development units and is the foundation of the current zoning in Wildridge. Over the years,
there have been several PUD Amendments and transferring of development rights.
Recently, there have been. several PUD Amendments in Wildridge Block 2 wherein
development rights have altered and replatted - the most recent of those include: Lot 10/11,
Block 2, WR; and Lot 43, Block 2, WR.
PUD Design Criteria
According to the Town of Avon Zoning Code, Section 17.20.110, the following shall be used as
the principal criteria in evaluating a PUD. It shall be the burden of the applicant to demonstrate
that submittal material and the proposed development plan comply with each of the following
design criteria, or demonstrate that one or more of them is not applicable, or that a particular
development solution is consistent with the public interest. It is important to note that this
application was received prior to the adoption of the effective date of the Public Benefit Criteria
for PUD amendments (Ordinance 05-03, May 20`h 2005).
1. Conformance with the Town of Avon Comprehensive Plan's Goals and Objectives.
The fundamental reason for having a Comprehensive Plan is to generally communicate
where and how land uses may and will occur in the Town. The land use plan is based upon
these goals and polices. Implementation is through annexation, subdivision and zoning
regulations.
This proposed PUD Amendment satisfactorily complies with some of the policies, but fails .
compliance with the following goals and polices of the Town Comprehensive Plan:
Policy A1.1 Development and redevelopment will be of a scale and -intensity
appropriate for the neighborhood In which It is located.
The current Wildridge subdivision did not contemplate development of
single-family dwelling units on the subject property. In fact, the original
Wildridge subdivision appears to have specifically created larger lots on
steeper slopes, because the buildable area and access was identified as
being more restrictive. The. subject property has approximately 35' of
roadway frontage that is insufficient to accommodate the creation of 3
single-family lots.
Policy A1.3 Flexible zoning such as PUD should be encouraged where it results
In more effective use of land. However, such flexible zoning will
only be allowed where It provides a beneflt to the community and Is
compatible with surrounding development. Variations from
standard zoning must be clearly demonstrated, and will be permitted
only as needed to achieve effective development.
The applicant states that the proposal would be beneficial to the
community and compatible with the surrounding development. The
Town of Avon Community Development (970) 748-4030
Fax (970) 949-5749
•
•
0"'
Lot 44, Block 2, Wildridge Subdivision, PUD Amendment
June 21, 2005 Planning & Zoning Commission meeting Page 5 of 8
proposal calls for a reduction in density (25%), reduction in the number of
vehicle access points, additional landscaping requirements, and a 40%
maximum site coverage. Staff agrees that some of the proposed
standards (landscaping and lot coverage) would enhance the overall
design of the project. However, staff maintains that the overriding concern
with this application is with the reduction in density and the maintenance
of mixed dwelling types, which was the basis for the zoning of the
Wildrige PUD.
Policy A1.6 Land for open space should be preserved throughout the
community, particularly on steep slopes and other environmentally
sensitive areas.
The Wildridge PUD created a residential subdivision that focused on the
preservation of open space, and avoidance of development on steep
slopes and natural drainage patterns. Tract "F" is a 5-acre parcel of
natural open space located immediately to the east of the subject
property. By maintaining the existing development rights and developing
one single structure, there is a greater opportunity to create larger
contiguous areas of undisturbed natural area adjacent to this tract with
the potential of enhancing the existing open space area.
Policy A3.7 Steep slopes in and around the community should be designated
and preserved as open space wherever possible. .
j• A portion of the subject property contains slopes in excess of 30 - 40%.
Of particular concern are the 40% slopes located along the border of the
building envelop depicted on Lot 3. Careful design consideration will
have to be demonstrated in order to construct the size of home proposed.
Goal C1 Provide for diverse, quallty housing to serve all economic segments
and age groups of the population.
The application contends that it will provide a single-family residential
development that will maintain and enhance the character of the
surrounding neighborhood. It appears that the application emphasizes
compatibility issues and fails to address the broader issue of providing
diverse mix of dwelling types that serve all segments and age groups of
the population. Furthermore, the application fails to offer or provide any
assurances or guarantee that the single family homes provided will meet
the stated goal of providing "for middle income and year-round residents"
Without any assurances or price guarantees, staff would consider the
construction of multifamily to more adequately meet these needs in
Wildridge.
Policy C1.1 Maintain and enhance the character of the residential
neighborhoods of the Town.
Because of the diversity of housing types within the immediate area, both
the proposed single-family and multifamily developments would be
is compatible with the character of the surrounding neighborhood.
2. Conformity and compliance with the overall design theme of the town, the sub-area
design recommendations and design guidelines of the Town.
Town of Avon Community Development (970) 7484030 Fax (970) 949-5749
a
Lot 44. Block 2, Wildridge Subdivision, PUD Amendment
June 21, 2005 Planning & Zoning Commission meeting Page 6 of 8
The application may meet the design guidelines of the Town, however, on the roadway
cross-sections, it appears as if the driveway has a negative superelevation value at the
horizontal curves shown in Section A and Section B. A supplemental plan correcting the
driveway cross-section and including a centerline profile and curve data of the proposed
driveway would be required per Avon Municipal Code Section 16.20.180 (3).
3. Design compatibility with the immediate environment, neighborhood, and adjacent
properties relative to architectural design, scale, bulk, building height, buffer zones,
character, and orientation.
Though there may be merit in the application of single-family homes in this block of
Wildridge in place of multifamily dwellings, the requisite changes to traffic patterns, bulk and
massing, existing buffer zones, and character of the area are not positively affected.
4. Uses, activity, and density provide a compatible, efficient, and workable relationship
with surrounding uses and activity.
As noted previously, the function of the proposed shared access relative to the
anticipated ADT may create access and circulation problems for future residents of these
properties if approved as submitted.
5. Identification and mitigation or avoidance of natural and/or geologic hazards that
affect the property upon which the PUD Is proposed.
The application does not appear to negatively affect a known geologic hazard (no
documentation has been provided)
•
6. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
The site plan and location of buildings appears to be far less responsive to natural
features of the existing topography than a single fourplex structure per existing PUD.
7. A circulation system designed for both vehicles and pedestrians addressing on and
off site traffic circulation that is compatible with the Town Transportation Plan.
Please refer to previous transportation comments.
8. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and function.
The landscaping will be reviewed through the design process should the PUD be
approved, but it appears as though it can be designed to preserve the views and function of
the subdivision as proposed. However, single-family units would likely increase site grading
and disturbance resulting in less natural area.
9. Phasing plan or subdivision plan that will maintain a workable, functional, and
efficient relationship throughout the development of the PUD. The phasing plan shall
clearly demonstrate that each phase can be workable, functional and efficient without
relying upon completion of future project phases.
The PUD amendment application is predicated on approval of a preliminary subdivision
plan and subdivision variance application, which has been submitted in conjunction with the
application for review by Town Council. Staff has recommended denial of the variance
application because the rationale for the request fails to meet the hardship guidelines
necessary to recommend approval.
Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749
Lot 44, Block 2, Wildridge Subdivision, PUD Amendment
June 21, ?005 Planning & Zoning Commission meeting Page 7 of 8
10. Adequacy of public services such as sewer, water,. schools, transportation systems,
roads, parks, and police and fire protection.
With the exception of inadequate design of the shared access relative to fire protection
considerations, adequate facilities are available to service the proposal and the applicant is
requesting no extension to municipal services.
11. That the existing streets and roads are suitable and adequate to carry anticipated
traffic within the proposed PUD and in the vicinity of the proposed PUD.
The proposal appears to comply with capacities originally contemplated in the first
Wildridge PUD approval. However, the shared private drive appears to be inadequate given
the existing and proposed uses of both Lot 44 and 45.
12. Development Standards
As noted previously, development standards have been submitted for the PUD amendment
and summarized within the report.
Subdivision Variance Criteria:
The variance requested is from Section 16.040.330 which states that "each lot shall have
frontage width on a dedicated street of no less than twenty five feet." As proposed Lots 2 and 3
do not have street frontage onto Old Trail Road.
(a) Upon application by a subdivider, the Town Council may, at its discretion, grant
variances from some or any requirements of the subdivision regulations based upon the
following criteria:
(1) Whether a strict, literal application of these subdivision regulations would result in
an undue hardship to the subdivider due to the purpose, size, shape location and
character of the proposed subdivision;
Staff considers this request to be a self-imposed hardship and fails to meet the
hardship guidelines necessary to recommend approval. Although the lot contains
only 35' of frontage onto a dedicated right-of-way, the width provided
accommodates a multifamily lot, which was the intended use when the
subdivision was platted.
2) Whether the provisions of the regulations from which relief is requested are not
materially important, in a planning sense, to the orderly controlled development
of the tract in question;
Although the site design contains alternative access to accommodate ingress
and egress for Lot 2 and 3, the use of the shared access may be problematic for
reasons previously discussed. Therefore, the provision for which the applicant is
seeking relief is materially important in a planning sense in order to the orderly
controlled development of the tract in question
3) Whether the granting of the request might adversely affect the use of the land in
the immediate area of the tract in question.
As proposed, the development might adversely affect the use of the adjacent
property given the shared access with the adjacent property.
Town of Avon community Development (970) 748-4030 Fax (970) 949-5749 ^O-t
t7"
Lot 44, Block 2, Wildridge Subdivision, PUD Amendment
June 21, 2005 Planning & Zoning Commission meeting Page 8 of 8
Recommended Motion
I move to approve Resolution 04-17, recommending to the Town Council to deny the Dry
Creek PUD, subdivision variance application and preliminary plan for Lot 44, Block 2, Wildridge
Subdivision, Town of Avon, Eagle County, Colorado, as more specifically described in the
application dated April 29th, 2005."
If you have any questions regarding this project or any planning matter, please call me at 748-
4009, or stop by the Community Development Department.
Respectfully submitted,
is Heid6mann, AICP
Senior Planner
Report Attachments:
A. PUD Application dated April 29, 2005
B. PUD Development Plans for "Dry Creek PUD" dated April 29, 2005
C. Variance Application
D. Preliminary Plan
E. Memo from Carol Gill-Mulson, Deputy Chief ERFPD dated June 15, 2005.
F. Maps, Photos
G. Resolution 05-07
Town of Avon Community Development (970) 7484030
Fax (970) 949-5749
•
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-Il - _ 1.1TIUiYEFSEMENT
40'x60 BUILDING
F00T PRINT (TYP)-
- FOR ILLUSTRATIVE
PROPOSED LOTS L PURPOSES ONLY
'ji
- - - - - - - - - -
T1
PROPERTY LINE
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/ 10T 210' BDILflING-SET
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II ill I _ = = _ _
III - . - - - GENERAL NOTES:
EX! 1, The Contractor shall provide erosion control In conformance with Best Management
' 'ITING Practices.
TRANSFORMER _
r ' I ` -'4 „ tr The Construction limit line its the contract lath line. Do not dl any existing
trees or wgappron designated to remain or located aublda of th construction limit
Ilne without approval l of of the Owner and the Tawn of Awn.
3. Contractor to wrify existing sits Information. Including structures, utdltles, property
lines, limits of roadways, and curbs and gutters, that may affect the scope of work
I I prior to beginning site construction.
4. Existing utilities are Indicated for Information only and not Intended to show exact
location. The Engineer Is not responalbl° far the location of underground utilities or
Ogq/ structures or not shown or detailed and Instollsd by any other contract. The
V I \ / Contractor shall locate all utilities and maintain the location during all phoses of the
IY I / \ work. Contractor MWI be responsible for any. damage to utllllles or structure and any
I I C > Injiurles therefrom. Restoration of any utilities domaged Dy the Contractor shat b a at
EXPAND EXISTING r I Il / - I the Contractors expense to the sollsraction of the Owner.
ASPHALT DRIVEWAY TO I I l l \ 5. Conform to Eagle Riwr Water and Sanitation District specifications for water and
20' WIDTH i j APPROXIMATE LOCATION OF eswar canetructlon. Maintain 10 feet minimum eeparatlon between water and sewer
/ EXISTING HOUSE underground serNce pipes. Maintain sewn feet minimum cow at underground wotw
service. Sewer service shall how minimum cowr of S'-8•. Provide sewer clean out
with location to be reviewed by the Engineer.
EXISTING PHONE 6. General Contractor to provide drawing showing proposed utility service connections
I I PEDISTAL for the Eng!neers r.visw prior to construction.
I I /~l I I 7. Road cuts and any other construction In road right-of-way shall confcrm with
Eagls County and the Town of Awn.
' I I I / 8. All Compactlon shall be In accordance with the Solis Report prepared by the
l~ . _Tr Gsotechnical Engineering.
9. Provide will" notification of all discrepancies between existing and proposed site
I 0851 1 I 1I LOT 43 Improwment&
10. Contractor(s) shall take all necessary steps as required to property protect and
I - maintain his work far the duration of this contract.
II I I it. Thew drawings do not specify safety mcterfals, equipment. methods or sequencing,
to protect persons and property. It shall be the Contractors sole responsibility to
z I / I I direct and Implement safety operations and procedures to protect the Owner, other
O Canlrocters, the public and others.
EXISTING DITCH I / i/~\ I / \ 12. All work shall comply with all applicable codes and ordlnances.
0 O FLOW LINE - / 080. 13. Controctor(s) shall employ a licensed surwyor to establish all work line..
TJ EXTEND CULVERT
AS NECESSARY I ~l EXISTING PHONE 14. Contractor(s) Mall stake out all areas, Including walks, pawmants, wall., pods and
~I 1 PEDISTAL fences and shall obtain the approval of the Architect prior to pro-ding with the work.
n m / 15. Notes and details an specific drawings take precedence over general notes and
O s typical details
Z m 808 . / PROPOSED ASHPALT 18. Conflicts or discrepancies with grades shall be brought to the attention of the
,A 78. EXISTING CABLE Architect Immedlotdy and prior to proceeding with work.
V' ..•'80 PEDISTAL EXISTING ASHPALT
g 17. All finished grades shall provide Ipr, natural runoff of water wlMOUt low sDOls or
O EXISTING FIRE EXISTING SEWER 8 pocket.. nt unless of lines accurately and provide a minimum 2.5X
HYDRANT W
C Z MANHOLE
IF GRAPHIC SCALE 18. Gradually round off tope and loos of all planted elopes, unless shown otherwise in
n grading details.
OLD TRAIL 19. Grade away from all buildings at a minimum slope of 10111
O 5T ROAD unpaved areas and minimum slope of 2111
Z ROw (DI YM) 20. Clocncuts shall be provided far all chonges In line and/or grade for the
1 IpaIt . 90 K sanitary sewer ...vice.
21. Building footprints ors far Illustrotlw purposes only.
NO. GATE REVISIONS BY
> SITE PLAN MARCIN ENGINEERING LLC
_ M . LOTS 1. 2. AND 3
+'m DRY CREEK P.U.D. P.O. Box 1062
AVON, COLORADO 81620
WILDRIDGE. BLOCK 2
TOWN OF AVON, COLORADO
970-748-0274
REVISED CROSS-SECTION A
•
DR Y CREEK A U.D.
LOT 44, BLOCK 2,
WILDRID GE S UBDI VISION
CONTENTS
SECTIONS:
1. Introduction
IL Development Applications
III. PUD Amendment Review Criteria
IV, Subdivision Preliminary Plat
V. Subdivision Variance Review Criteria
VI. Reduced Plans
•
•
Dry Creek PUD Amendment May 1, 2005 ~a
•
I• INTRODUCTION
The applicant, Blue Bird Meadows, L.L.C., is proposing an amendment to the
Wildridge Planned Unit Development (PUD) for the residential property located
at 2150 Old Trail, which according to the Town of Avon, is legally described as
Lot 44, Block 2, Wildridge Subdivision. According to the Wildridge PUD, the
residential property is currently zoned for one four-plex for a total of four (4)
multiple-family dwelling units.
The proposed amendment will have a significant positive impact on the
neighborhood surrounding the development site by;
• down-zoning the properties and permanently reducing the residential
density in the neighborhood,
• eliminating a street curb-cut and approximately 3,000 square feet of paved
driveway surface,
• providing additional landscape buffer areas between adjoining properties
that would otherwise not exist,
• preserving existing views from adjacent properties and increasing the
amount of open space in the neighborhood, and;
• maintaining and enhancing the existing residential quality, character,
design, and scale of the neighborhood.
Of greatest importance, however, through the approval of the PUD amendment,
the goals and policy objectives, as outlined in the Town of Avon Comprehensive
Plan, will be achieved to the benefit of the community.
The specific amendment includes re-subdividing Lot 44 and creating three (3)
new single-family residential lots.. The new residential lots will each be
approximately one-half acre in size. Future development of single-family
residences will be restricted to a maximum of 5,000 square feet of building area
with a minimum landscape area requirement of 356/o of the total lot area and
maximum building lot coverage allowance of 40%. These development standards
are more stringent than existing allowances, and as such, ensure the least amount
of impact to the existing natural landforms and vegetation of the site.
The new single-family residences will be developed in the traditional-style of
mountain architecture. The new homes will be complimented with a mixture of
stone, wood siding, and stucco in natural or earth tone colors, sloping roofs with
gable ends, dormers, and deep eaves and overhangs, exposed beams, and subtle
outdoor lighting. Two and three car garages will be carefully located on each of
• the lots to minimize the unintended consequences of providing vehicular access to
the home sites.
1
Dry Creek PUD Amendment May 1, 2005
•
The key elements of the amendment include:
• Compliance with the goals and policies as defined in the Town of Avon
Comprehensive Plan
• A permanent 25% reduction in residential density as a result of the down-
zoning
• Preservation of the existing residential scale and design of the
neighborhood
• Elimination of nearly 3,000 square of feet of paved driveway as a result
of the creation of the shared access
• Preservation of the existing residential character of the neighborhood.
2
Dry Creek PUD Amendment
May 1, 2005
0
t~
0
II. DEVELOPMENT APPLICATIONS
The applicant has submitted the following applications to the Town of Avon
Community Development Department for review and consideration:
e PUD Amendment Application
a Subdivision Preliminary Plat Application
a Subdivision Variance Application
1
Dry Creek PUD Amendment May 1, 2005 .y~(^
AVON
C O L O R A D O
PLANNED UNIT
DEVELOPMENT
Planned Unit Development Fees:
1 - 3 units residential $ 500.00
Any commercial, multi-family, or
mixed use development $ 1,000.00
Applicant: BLUE BIRD MEADOWS, L.L.C.
Mailing Address:6515 RAINBOW AVENUE CitYBRAWNEE MISSI&Oate: RS Zip:66208
Phone (913) 236-6732 Fax (913) 722-4833 Cell
Owner of Property: Mg_ go,, RYMER
Mailing Address: SAME City: State: Zip:
Phone SAME Fax Cell
Consultant, GEORGE RQTFwy
Mailing Address: P. o. BOX 6516 City: VAIL State: CO Zip: 81658
Phone 970 .748-9037 Fax Cell 970 376-2675
Lot: AA Block: _2 Subdivision: WILDRIDGE
❑ Metes and Bounds legal description is attached
Project Street Address: 2150 OLD TRAIL ROAD
Project Name: BLUE BIRD MEADOW SUBDIVISION
Current Zoning: Fong-pLE>t
I (we) represent that all information provided to the Town of Avon in connection with this application
as true and correct, that I (we) understand the Town of Avon regulations applicable to this project,
and understand that incomplete submittals will delay application review. Owner designates Appli-
cant as indicated to act as owner's representative in all application submittals related to this project.
Applicant: g1 .11E B RD MFAi)OYS, r._ ._c_
(Print Name):
Date:
Owner: gog RYMER M/1n1A6t~"c~-.
(Print Name):
Date: -131 2yoc"j
Community Development, P.O. Box 975 Avon, CO 81620 (970)748-4030 Fax (970)949-5749 (rev. 12/27/01) Page I of 3
•
•
4P
01,
Avo it
C O L O R A D O
SUBDIVISION
Subdivision Fee: S'
Applicant: BLUE BIRD
Mailing Address:6515 RAINBOW AVENUE City: SHAWNEE MISSINate: RS Zip'66208
Phone (913) 236-6732 Fax (913) 722-4833 Cell
Owner of Property: MR. ROB RYMER
Mailing Address: SAME City: State: Zip:
Phone SAME Fax Cell
Lot: 44 Block: 2 Subdivision: WILDRIDGE
Project Street Address: 2150 oLD TRAIL Rna
Project Name: BLUE BIRD EADow SUBDIVISION
C]
*Note: If the parcel has not previously been platted, please attach on a separate sheet a
Meets & Bounds Description.
Type of Subdivision: ❑ Minor Subdivision ❑ Condominium Subdivision
❑ Duplex Subdivisions Land Subdivision ❑ Timeshare Subdivision
Type of Plat Approval Being Requested: ❑ Amended Final Plat
❑ Sketch Plan I& Preliminary Plan ❑ Final Plat
*Note: All subdivsions other. than Minor and Duplex Subdivisions are required to receive
Preliminary Plan approval prior to Final Plat.
I (we) represent that all information provided to the Town of Avon in connection with this application
as true and correct, that I (we) understand the Town of Avon regulations applicable to this project,
and understand that incomplete submittals will delay application review. Owner designates Appli-
cant as indicated to act as owner's representative in all application submittals related to this project.
Applicant: Owner: Rd) R&moAr-
(Print Name): BLUE BIRD MEADOWS, L.L.C (Print Name):
r
Date:
Date: a 131 -200 j
Community Development, P.O. Box 975 Avon, CO 81620 (970)748-4030 Fax (970)949-5749 (rev. 12127101) Page I of 2 'Y)~
Lot: 44
Project Address:
Block: 2
Subdivision: WILDRIDGE
Project Name: BLUE BIRD MEADOW -mmnlylsiog Review Fee(s):
All Applications:
a Four (4) sets of 24" x 36" plans
Three (3) copies of the completed subdivision application form - submit separate
applications for preliminary and final plats
IQ Fees
Condominiums and Duplex Subdivisions:
❑ Three (3) copies of any applicable Master Declarations, Condo Declarations or Party Wall
Agreements
Recording Requirements:
❑ Two sets of mylars and Master Declarations, Condo Declarations or PartyWall Agreements
which are fully executed and signed, including recording fees.
Additional Requirements:
Preliminary Plat Applications - 4 Units or more:
l~ Master List of all property owners within 300 feet with adequate legal descriptions
provided by a title company
iW Original Copy of Public Hearing Notice
iM Stamped and addressed envelopes for all property owners within 300 feet - metered
mail cannot be accepted
Reviewed by: ❑ Complete ❑ Incomplete Date:
This checklist is used to review subdivision applications for general completeness. We strongly
recommend that you contact the Community Development Department prior to submittal to
discuss specific submittal requirements for your project. Due to time constraints we can only
accept complete applications. Help us avoid delays by giving us clear, complete plans and •
applications. If you have any questions, please call us at (970) 748-4030.
Community Development, P.O. Box 975 Avon, CO 81620 (970)749-4030 Fax (970)949-5749 (rev. 12/27/01) Page 2 of 2
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ALEXANDER, ERIC V. - MALMSTEN, AMEDEE, ROY F., JR & PATRICK M. -
AMY C. -JT LAUDUIvlEIY, FERNAND L., 1V _ BENSON, JAMES 327
PO BOX 6102 IT PO BOX AVON •
VAIL, CO 81658 6620 VICKSBURG ST , CO O 81620-0327
NEW ORLEANS, LA 70124
BERKMAN FAMILY TRUST - BETZ, JAMES F.'& MARNIE K.
HERBERT R. & IT
JONNEAN B. BERKMAN TRUSTEES PO BOX 648
9110 E 139TH CT OCEAN BEACH, NY 11770
BRIGHTON, CO 80602
BRUNO, HAROLD R., JR. &
MARGARET E.
3414 CUMMINGS LN
CHEVY CHASE, MD 20815
CLANCY, HARRY JAMES
PO BOX 1848
EDWARDS, CO 81632
DE LUCINGES, ANDRE J. &
JOSEPHINE C. - IT
PO BOX 5230
AVON, CO 81620
DUONG, THANH QUY
10663 HWY 6
GYPSUM, CO 81637
GuERCIO, VINCENT J., AMY S. - IT
PO BOX 3415
VAIL, CO 81658
JOE & WINNIE SANDEL LP
16 ELKINS LAKE
HUNTSVILLE, TX 77340
MACH, ROBERT A. & JENNIFER ANN
-JT
PO BOX 18195
AVON, CO 81620
PETRASH, JOSEPH BLAIR - KELLIE
-JT
PO BOX 9041
AVON, CO 81620
REYNOLDS, ALBERT D - CHIECO,
/ QED V -
N - .TENT, RICHARD M
PO BOX 738
AVON, CO 81620
DEAN, MARTHA & JENNIFER
IT
PO BOX 2001
AVON, CO 81620
EDGEVIEW VILLAS HOMEOWNERS
ASSOC
PO BOX 2492
AVON, CO 81620
HEYMANN, A. DOUGLAS
35 E 75TH ST APT 9C
NEW YORK, NY 10021-2761
JONES, LINDA S. & JIM -IT
2121 N FRONTAGE RD W 138
VAIL, CO 81657
MARSHALL, NANCY M. & RON -IT
5835 LONG BREAK TRL
EDINA, MN 53439
s'/~}I~UMMER~ARLENE & BENNETT H
5549~9''0`S~$ HST
SOUTH h " FL 33143
CUNNINGHAM, KAREN F.
1007 OYSTER COVE DR
GRASONVILLE, MD 21638
DODGE, MAGNA L. & DAVID A.
IT
5 LANGDON TERRACE
BRONXVILLE, NY 10708
GROSS, LAURA F. & ROBERT C. -JT
7030 FIELDHURST CT
ALEXANDRIA, VA 22315 •
HIGHLAND RENTAL PROPERTIE
LLC
PO BOX 502
AVON, CO 81620
JONES, SHARON S.
PO BOX 7685
AVON, CO 81620
BECKER-PEREZ, STEPHANIE M.
PO BOX 7332
AVON, CO 81620
PETROWSKI, DAVID S. & HILARY W. - PINES OF WILDRIDGE TOWNHOME
JT ASSOC INC
PO BOX 1178 PO BOX 2944
AVON, CO 81620 VAIL, CO 81658
RICE, HELGA P. & RUSSELL M. ROMSA, SCOTT
PO BOX 6548 PO BOX 9594
AVON, CO 81632 AVON, CO 81620
14~O
EVANS, THOMAS A.
PO BOX 6622
10 iLVON, CO 81620
SUNDAY, DANIEL F.
PO BOX 133
AVON, CO 81620
VOGEL, MARK A. & BARBARA D.
-JT
901 S FULTON
DENVER, CO 80231
•
•
SNOWBERRY OWNERS ASSOC INC
% GENTRY MGMT
PO BOX 1017
VAIL, CO 81658
TANAVON CORP
C/O OSCAR TANG
600 5TH AVE, 8" FL
NEW YORK, NY 10020
VOSS, GEOFFREY E. & JENNIFER L. -
JT
PO BOX 3612
AVON, CO 81620
STERLING, SAMUEL A. W
HOLLY K.
-JT
PO BOX 3699
VAIL, CO 81658
TOWN OF AVON
PO BOX 975
AVON, CO 81620
- WOODS
vk`
ZONING ANALYSIS
Existing Conditions
(Residential Low Density)
Square Footage
Breakdown of
Proposed Uses: N/A
Parking: 3 spaces per unit/2 spaces per unit
plus required guest parking
Maximum
Densities: Lot 44 - 4 dwelling units
(4 dwelling units total)
(2.5 dwelling units per acre)
Minimum Lot
Size: 0.25 acres or 10,890 square feet
feet
Maximum
Building Height: 35 feet
Minimum
Building Setbacks:
Front:
25 feet
Side:
7.5 feet
Rear:
10 feet
Maximum
Site Coverage:
50%
Minimum
Landscape Area: 25%
Dry Creek PUD Amendment
Proposed Development
(Residential Single Family)
5,000 square feet per lot
3 spaces per unit
(min. of 2 enclosed)
1 dwelling unit per lot
(3 dwelling units total)
(1.9 dwelling units per acre)
0.40 acres or 17,500 square
35 feet
25 feet
7.5 feet
10 feet
40% per lot
35% per lot
.0
•
•
May 1, 2005
III, PUD AMENDMENT REVIEW CRITERIA
The applicant is requesting a final review of an amendment to the Wildridge PUD,
pursuant to Section 17.20.11 OK, Amendment Procedures, Avon Municipal Code, to
permanently reduce the residential density of the PUD by allowing three (3) new single-
family dwelling units on the development site in place of four dwelling units which are
currently permitted on the site.
According to Section 17.20.1 1 OH, Design Criteria, Avon Municipal Code, the following
criteria shall be used as the principal criteria in evaluating a PUD amendment:
1. Conformity with the Avon Comprehensive Plan Goals and Objectives
Applicant's Response: The PUD amendment is consistent with the Town's
Comprehensive Plan. According to the Town's Comprehensive Plan, the development
site is designated as "Residential" on the. Overall Land Use Plan. Pursuant to the Town's
Comprehensive Plan,
"the Residential land use is an area intended for permanent and seasonal
residential land uses, including single-family houses, duplexes, multi family
dwellings, apartments, condominiums, and mobile homes. The density of
• development and unit type vary within the Town in response to market conditions,
site constraints (such as topography and accessibility), compatibility with existing
and proposed development and zoning regulations.
Residential areas should be located in convenient proximity to areas of
employment, recreation, and open space. Neighborhoods should be within
walking distance to daily shopping needs and employment centers, and near a
public transit stop to offer a convenient alternative to automobile trips.
Vehicular, bicycle, and public transit routes should be easily accessible, yet
residential areas should be separated or protected from heavy traffic.
The PUD amendment to allow for the development of three (3) single-family residential
dwelling units on three (3) individually platted lots is consistent with the prescribed land
use designation of the Overall Land Use Plan. The allowable maximum density of one
(l) dwelling unit per lot and the single-family residential unit types are consistent with
the goals and objectives of the Town's Comprehensive Plan and are compatible with the
existing single-family, duplex, multiple-family residential development. surrounding the
development site.
Furthermore, the various elements of the PUD amendment are consistent with the
adopted goals and policies of the Town's Comprehensive Plan. According to the Town's
Comprehensive Plan, in part,
• "The goals and policies of the Plan will be used by the Town to:
1
Dry Creek PUD Amendment May 1, 2005
~p
• Establish the standards and regulations necessary to define the limits and •
conditions of private sector development; and
• Provide a clear focus for coordinating public, private, institutional and
individual efforts in the development of the community. "
Upon review of the adopted goals and policies of the Plan, the PUD amendment achieves and
addresses the following goals and policies of the Town of Avon:
A. LAND USE A fundamental reason for having a comprehensive plan is to clearly
communicate generally where and how land uses may occur in the Town.
The Land Use Plan is based on these goals and policies. Implementation
is.through annexation, subdivision and zoning regulations.
Goal A.1 Ensure a balanced system of land uses that maintains and enhances
Avon's identity as a residential community, and as a regional commercial,
tourism and entertainment center.
Policy A 1.1 Development and redevelopment will be of a scale and intensity
appropriate for the neighborhood in which it is located.
Applicant's Response'
Development within the PUD amendment will be single-family residential
dwellings. The maximum allowable square footage of each unit shall be
5,000 square feet. Single-family residential dwellings are compatible with
the scale and intensity of the neighboring uses.
Policy A1.3 Flexible zoning such as Planned Unit Developments (PUD) should be
encouraged where it results in more effective use of land. However, such
flexible zoning will only be allowed where it provides a benefit to the
community and is compatible with surrounding development. Variations
from standard zoning must be clearly demonstrated and will be permitted
only as needed to achieve effective development.
Applicant's Response:
The PUD amendment is beneficial to the community and is compatible
with surrounding development. For example, as a result of the PUD
amendment, overall residential development on the site will be reduced by
25%, the number of vehicular access points onto Old Trail Road will be
reduced, the amount of unpaved area within the neighborhood will be
increased, additional landscape buffers between adjoining uses will be
provided, and the bulk and mass of the proposed single-family residences
will be compatible to that of the adjacent structures.
Policy A1.5 The community will include a wide range of residential uses including •
large-lot single family and duplex, small-lot single family and duplex,
multifamily, and vertically integrated residential uses.
2
Dry Creek PUD Amendment `
May 1, 2005
•
_Applicant's Response:
The requested single-family residential uses will add to the already wide
range of residential uses existing within the Wildridge PUD.
Policy A l .6 Land for open space should be preserved throughout the community,
particularly on steep slopes and other environmentally sensitive areas.
Applicant's Response:
While not open space in the Town's intended use of the term, the PUD
amendment provides additional open space and buffer area between
adjoining uses. Through coordination and communication with the
owners of Lot 45 to the west, the applicant has secured an access and
utility easement agreement to allow for shared access to Lot 45 and Dry
Creek PUD, Lots 1 -3. As a result, nearly 3,000 square feet of unpaved
area will remain in the neighborhood. This unpaved area provides
increased opportunity for landscaped buffers and separation between
adjoining uses.
Goal A.3 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 in areas within and adjacent to
established neighborhoods and developed areas.
Applicant's Response:
The PUD amendment is an infill form of development within an
established neighborhood and developed area.
Policy A3.7 Steep slopes in and around the community should be designated and
preserved as open space whenever possible.
Applicant's Response:
According to the Town of Avon Development Standards, development of
single-family residential structures is permitted on slopes of 30%.
Pursuant to the stamped Topographic Map, dated 11/] 6/2004, prepared on
behalf of the applicant by Gore Range Surveying, LLC, no areas of slopes
in excess of 40% exist on the site.
B. Community As the community moves into the future, striking a balance between a
And Economic healthy, diverse economy and a livable residential community becomes
• Development both increasingly challenging and increasingly important. The following
goals and policies are intended to achieve that balance.
3
Dry Creek PUD Amendment May 1, 2005
Goal B.l Enhance the Town's role as a principal, year-round residential community
and regional commercial center.
Policy B1.1 Residential neighborhoods should be maintained to a high standard of
quality through effective, maintenance of streets, utilities, parks and other
public facilities, and through consistent application of design standards.
Applicant's Response:
All future residential development on the development site shall be
reviewed and approved by the Town of Avon for compliance with the
Town's design standards and applicable code provisions.
C. Housing As the community grows, demand for housing of all types is increasing.
While there is an ample supply of housing for second homeowners and
upper income residents, there is a shortage of housing for middle income
and year-round residents and their families. The following goals and
policies are intended to help meet the variety of housing needs.
Goal C.1 Provide for diverse, quality housing to serve all economic segments and
age groups of the population.
Policy C 1.1 Maintain and enhance the character of the residential neighborhoods of the
Town.
Applicant's Response:
Future single-family residential development of the site shall be reviewed
and approved by the Town of Avon for compliance with the Town's
adopted design standards. Single-family residential residences are
compatible with the existing character of the surrounding residential uses.
Single-family residential development of the site will maintain and
enhance the character of the surrounding neighborhood.
Policy C1.2 Infill residential development should be compatible in design, scale and
uses with existing neighborhoods.
Applicant's Response:
The single-family residential development on the site will be compatible
in design, scale and uses existing within the surrounding neighborhood.
The design of the homes will be two and three-story tall structures with
two or three-car garages. The architectural style of the homes is intended
to be reminiscent of traditional mountain design (ie., mixture of stone,
stucco, wood siding, stucco, and timbers, natural or earth tone colors,
sloping roofs with gable ends, dormers, and deep eaves and overhangs,
exposed beams, and subtle outdoor lighting).
4
•
n
U
Dry Creek PUD Amendment May 1, 2005 V\V
The maximum allowable size of the homes shall not exceed 5,000 square
feet. However, it is more likely the homes will be constructed to be
approximately 3,000 - 3,500 square feet in size. The square footage will
be spread over two and three levels, depending upon the topography and
orientation of the particular lots. Maximum building height shall not
exceed thirty-five (35') feet with the height of the home conforming to the
existing topography.
Existing uses in the neighborhood are residential with a mix of single-
family, duplex, and multiple-family homes. The proposal to construct
single-family residences on the development site is compatible with the
uses in the neighborhood. Overall, the PUD amendment results in
compatibility with the existing design, scale and uses of the surrounding
neighborhood.
F. Environment Avon is a very desirable place to live and work largely because of its
exceptional natural environment. In a very real sense, the economic and
social health of Avon depends upon the protection and enhancement of
these resources.
Goal F.1 Make Avon's unique natural setting and its open space system central
elements to its identity and structure.
Policy F1.1 Future development and redevelopment shall minimize degradation of the
environment, particularly in sensitive natural areas.
Applicant's Response:
The layout of the three (3) single-family residential lots is particularly
responsive to the environment. As designed, degradation to the site and
environment will be minimized. For example, the lots have been designed
to create the most desirable site planning and building placement
outcomes. The building envelopes ensure that all future residential
development is oriented parallel to the existing natural contours versus
being oriented perpendicular to the natural contours. A paralleled
orientation results in a building design that relates to the natural
topography of the development- site instead of a building design that
' ►ghts against" the contours of the site resulting in excessive cuts and
substantial retaining of the slopes, as recommended in the "Town ofA von
Residential, Commercial, and Industrial Desizn Review Guidelines' .
Policy F 1.2 Development should not be allowed on steep hillside areas vulnerable to
environmental and visual degradation.
• Applicant's Response:
The layout of the three (3) single-family residential lots was designed to
avoid steep hillsides and minimize visual degradation. One of the design
5
Dry Creek PUD Amendment May 1, 2005
intents of the future development is to minimize excessive cuts and fill •
conditions and to prevent unsightly grading of the property which results
in unnatural scarring of the land forms. Thf home sites have been located
away from areas of steep slopes.
Policy F1.4 Development and redevelopment will accommodate wildlife habitat,
including deer and elk migration routes, or otherwise mitigate loss of
habitat.
Applicant's Response:
Future development on the site will accommodate wildlife habitat,
particularly deer and elk migration routes. The development site is
confined on two sides by Tract F. Tract F is an open space parcel owned
by the Town of Avon. Besides protecting steep slopes and natural
drainages from future development, Tract F also serves to connect other
pieces of open space to one another to form a vital north/south wildlife
corridor through the Wildridge Subdivision. Tract F remains unchanged
as a result of this application.
H. Community Community image is a combination of natural setting, architectural design,
Image and density, design of streets and walkways, signage, public art, community
Design facilities, and the care and maintenance of neighborhoods and businesses.
An attractive community image not only fosters a sense of identity and
pride in its residents and businesses, it is critical to its long-term success as
a tourism destination. .
Goal H.1 Establish and maintain a high quality visual image of the Town.
Policy H 1.1 The Town's streets and walkways shall be designed and maintained as
safe, attractive public spaces.
Applicant's Response:
The applicant, in cooperation with the property owners directly to the west
(Lot 45, Grandview at. Wildridge Subdivision) will eliminate a street curb-
cut by combining the access driveways to development sites. Rather than
constructing two parallel driveways in the respective "pole" portions of
the two developments, a common access driveway is proposed. By
combining the two driveways, approximately 3,000 square feet of
additional landscape area is provided in the neighborhood and an
enhanced visual buffer can be created to screen the driveway from the
view of the owners of the Victorians and the Snowberry Townhomes.
1. Communication While most citizens are finding less time to attend town meetings, review
development proposals, and generally communicate with the Town •
government, the need for citizens to be informed participants in the
community has never been greater. Avon's small size,.high land values,
6
Dry Creek PUD Amendment May 1, 2005 `C~
O well-educated population and seasonal economy means that development
and other local governmental decisions are often complex, and generally
have greater impacts on the community than they would have in a larger
metropolitan area. For these and other reasons, effective communication
systems are fundamental to sustaining Avon's high quality of life and
economic health.
Goal I.1 Establish and maintain clear communication between the Town and its
citizens, business community, visitors, and other public entities.
Policy I I .l The Town Council and Planning & Zoning Commission will actively seek
broad public involvement on key issues and decisions.
Applicant's Response:
In addition to fully complying with the Town's requirement for public
notice pursuant to Section 17.12.100, Hearings - Setting Date, Avon
Municipal Code, the applicant has sought input and comment on the PUD
amendment from the surrounding neighbors and residents of Wildridge.
In keeping with the goals of Policy 11.1, prior to submitting the PUD
amendment application to the Town of Avon Community, an introduction
letter was sent to each of the adjacent property owners. The purpose of
the letter was to provide a written introduction of the property owner to
the neighbors, inform the neighbors in advance of the property owner's
intent, and to provide contact information to the neighbors so that they
could share their thoughts on the project with the property owner's design
team.
As a result of seeking input and continent from the surrounding neighbors
and residents of Wildridge, the applicant made various revisions to the
PUD amendment application. For example, driveway access has been
combined to reduce the number of curb cuts on Old Trial Road and the
amount of paving in the neighborhood. Additionally, the lot configuration
was modified to increase the amount of separation between the adjoining
uses to the south of the development site. In the end, the PUD amendment
has improved due to communication and cooperation amongst adjacent
property owners and neighbors.
Policy 11 .3 Public meetings, access to documents and development proposals, and
other interactions with the Town will be open and as accessible as
possible.
Applicant's Response:
Regardless of the Town's established procedures for public meetings and
• sharing of information, the applicant contacted and attempted to inform
the neighbors surrounding the development site and residents of Wildridge
to gain their input and comment on the amendment. In those instances
7
Dry Creek PUD Amendment May 1, 2005
when meetings could not occur, every attempt was made to facilitate an
exchange of information to ensure that the development proposal
remained accessible to all those seeking knowledge.
In addition to being in compliance with the goals and policies above, the PUD
amendment request is consistent with the recommendations for Sub-area 18, Wildridge,
as outlined in the Town's Comprehensive Plan. According to the recommendations for
Sub-area 18, integrated design themes for development that achieve a more unified
overall appearance and the continuation of developing roadways as rural-type roads
without curb and gutter, roadway lighting, or sidewalks will be achieved as a result of the
PUD amendment.
2. Conformity and compliance with the overall design theme of the Town, sub-
area design recommendations and design guidelines adopted by the Town.
Applicant's Response: The future development of three (3) single-family residential
dwelling units on the development site will be reviewed and approved by the Town of
Avon Planning & Zoning Commission for compliance with the overall design theme of
the Town, sub-area design recommendations and design guidelines adopted by the Town.
One of the design intents of the future development is to minimize excessive cuts and fill
conditions and to prevent unsightly grading of the property which results in unnatural
scarring of the land forms. This goal will be achieved since the private access driveway •
design takes full advantage of the existing topography of the site.
A second design intent is to ensure the creation of building envelopes that result in
structures designed to match the contours and topography of the existing site. As
proposed, the lot layout has been designed to maximize the orientation of the structures to
the contours of the landforms. This design intent and lot layout will minimize the amount
of grading and retaining on each of the lots and ensure compliance with the adopted
design guidelines. Specifically, each individual residence will respond to the topography
of the site to ensure that the residences become an integral part of the site rather than
structures which are out of character with their surrounding landforms.
While the applicant is not proposing specific design guidelines for this development,
future development on each of the individually platted lots will require that a
development review application be submitted to the Town for review and approval of the
residential plans for compliance with the Town's adopted design guidelines. That said,
future development on the lots will be treated like all other residential development in the
Wildridge PUD.
3. Design compatibility with the immediate environment, neighborhood, and
adjacent properties relative to architectural design, scale, bulk, building
height, buffer zones, character and orientation.
Applicant's Response: Future development will be designed to be compatible with the •
immediate environment, neighborhood and adjacent properties relative to architectural
8
Dry Creek PUD Amendment May 1, 2005
•
design, scale, bulk, building height, buffer zones, character and orientation. All future
development will be reviewed and approved by the Town of Avon Planning & Zoning
Commission for compliance with the adopted design guidelines. To that end, the exterior
design of the individual residences will be a mixture of indigenous materials such as
stone, wood siding and timbers. All residential development within the PUD will be
limited to 5,000 square feet of building area to prevent the construction of residences out
of scale and character with the neighborhood. A request for a deviation from the
maximum allowable building height as permitted by the Residential Single-Family (RSF)
zone district is not requested, and therefore, residential structures shall not be permitted
to exceed thirty-five (35') feet in height, as defined by Title 17: Zoning Regulations.
4. Uses, activity and design which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
Applicant's Response: The uses and activities within the PUD will provide a
compatible, efficient and workable relationship with surrounding uses and activities. The
development potential of the PUD shall be similar to that permitted by the Residential
Single-Family zone district. No deviations from the "allowed uses" of the zone district
are proposed. As such, pursuant to Section 17.20.050, Zoning Regulations, only "one
family dwelling" and "accessory buildings and uses" shall be permitted with the PUD
without consideration of a special review use permit.
According to the Official Town of Avon Zoning Map, the areas adjacent to the PUD are
zoned:
• East - Wildridge PUD/Open Space
• West - Wildridge PUD/Residential
• North - Wildridge PUD/Residential/Open Space
• South - Wildridge PUD/Residential
•
The single-family development of the PUD is compatible with surrounding uses and
activities and results in the permanent down-zoning of the property.
As previously mentioned, the adjoining uses are low density residential uses. The
applicant is proposing to further reduce the residential density in the area by eliminating
the ability to construct a four-unit multiple family structure.
5. Identification and mitigation or avoidance of natural and/or geologic hazards
that affect the property upon which the PUD (amendment) is proposed.
Applicant's Response: No natural and/or geologic hazards affect the property upon
which the PUD (amendment) is proposed, therefore, no mitigation or avoidance of the
hazards is required.
9
Dry Creek PUD Amendment May 1, 2005
6. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural
features, vegetation and overall sesthetiq quality of the community.
Applicant's Response: All future residential development on the site shall be required
to comply with the adopted Town ofAvon Residential Commercial and Industrial Design
Guidelines, and as needed may be amended from time to time.
The design of the future residential development will be oriented to take advantage of
solar gain and view corridors to the south and west of the development site.
The lot lay out of the PUD has been designed to ensure compliance with the prescribed
residential site development guidelines (ie, site design, site access, site grading,
easements, drainage). For example, the lots have been designed to create the most
desirable site planning and building placement outcomes. The building envelopes ensure
that all future residential development is oriented parallel to the existing natural contours
versus being oriented perpendicular to the natural contours. A paralleled orientation
results in a building that relates to the natural topography of the development site instead
of a building that 'fights against" the contours resulting in excessive retaining of the
slopes.
7. A circulation system designed for both vehicles and pedestrians addressing •
on and off-site traffic circulation that is compatible with the Town
transportation plan.
Applicant's Response: The circulation system has been designed for both vehicles and
pedestrians and is compatible with the Town's transportation plan. As designed, a private
drive will be constructed across the development site to provide vehicular access to each
of the residential lots. The private drive shall be constructed to comply with minimum
Town standards for driveway construction.
8. Functional and aesthetic landscaping and open space in order to optimize
and preserve natural features, recreation, views and function.
Applicant's Response: Landscaping and open space have been provided within the
PUD to optimize and preserve the natural features, recreation, views and function of the
development site.
Individual plans for landscaping will be submitted to the Town for review and approval
as part of the approved plan set for development on each of the lots. The individual plans
shall be designed to fully comply with the minimum requirements for residential
landscaping as prescribed in Section 4C, Town of Avon Residential. Commercial and
Industrial Design Review Guidelines. At this time, subsequent to Town approval, the
design intent of the landscape plans is to create harmony between each of the building •
sites and the natural topography and existing vegetation on the site. This intent will be
achieved by selecting plant materials that are adaptable to the area and are compatible to
10
Dry Creek PUD Amendment May 1, ZUUS r
O the various climatic zones found in the Valley. Plant materials such as Colorado Blue
Spruce, Rocky Mountain Juniper, Pinyon, Quaking Aspen, Servicebeny, Snowberry,
Mountain Mahogany, Alpine Currant, Potentilla, Westem Sage, Rabbitbrush, and other
similar hardy species are proposed. The applicant is not requesting deviations or
variations to any landscape area requirements.
9. Phasing plan or subdivision plan that will maintain a workable, functional
and efficient relationship throughout the development of the (amended)
PUD. The phasing plan shall clearly demonstrate that each phase can be
workable, functional and efficient without relying upon completion of future
project phases.
Applicant's Response: A workable, functional and efficient plan for development
within the PUD will be achieved. As proposed, the first step in the development of the
site will be to construct all necessary infrastructure on the site. The applicant has received
preliminary approval from each of the public utility service .providers for access to
services (ie, ERWSD, Holy Cross, Public Service, etc.). This includes the extension of
public utility services (sewer, water, gas, electric, cable, telephone, etc.) with stub outs to
each. lot, and the installation of the required fire hydrants. With all the necessary
infrastructure construction complete, each of the residential. lots will be ready for future
construction and no reliance upon the completion of future project phases is necessary.
10. Adequacy of public services such as sewer, water, schools, transportation
systems, roads, parks, police and fire protection.
Applicant's Response: Adequate facilities are available to serve the three (3) single-
family residential lots. Old Trail Road provides vehicular access to the development site
with a new private road providing access to the lots from Old Trail Road. Old Trail Road
is a platted public street maintained by the Town of Avon. As an infill development
within an existing platted subdivision, no annexation request or requests for expanded
municipal services are required.
Adequate infrastructure and platted easements exist on the development site to ensure the
provision of necessary water, sanitary, and utility services. Two, ten-foot wide utility
easements traverse north-south across the development site. The easements along with
the creation of additional easements for utilities and drainage will serve the needs of the
residential development on the site.
The present impacts of Residential Low Density (RLD) zoning on public facilities and
services, including but not limited to fire, police, water sanitation, roadways, parks,
schools and transit are based upon the allowable development potential granted by the
existing zoning regulations. Pursuant to the existing PUD, a total of four (4) multiple-
family dwelling units are allowed on the development site. The proposed development
potential will have no negative impacts on the above-described criteria as the
` development potential is decreasing in density by 25%. Similarly, the future impacts of
single-family development on the public facilities and services, including but not limited
11
Dry Creek PUD Amendment May 1, 2005
I
to water sanitation, parks schools and transit will have no negative impacts 'is
fire, police,
on the above-described criteria. Most importantly, because of the net.reduction in total
development potential as a result of the proposal, a reduction in demand on services is
expected.
11. That existing streets and roads are suitable and adequate to carry
anticipated traffic within the proposed (amended) PUD and vicinity of the
proposed (amended) PUD.
Applicant's Response: The existing streets and roads are suitable and adequate to carry
anticipated traffic within the PUD and the area surrounding the PUD. Old Trail Road is
already designed to accommodate the average daily trips (ADT) generated by residential
development. According to the Institute of Transportation Engineer's (1TE) Trip
Generation Manual, 4`h Edition, one (1) single-family residential structure generates six
(6).average daily trips. An average daily trip is defined as the average number of vehicle
trips generated leaving from and returning to a designated land use for the purpose of
transportation planning. As a result of the PUD amendment, the number of average daily
trips to the site will be reduced.
12. Describe the proposed development standards. Provide justifications for the
proposed standards and describe the benefits to the Town if they deviate
from Town standards.
Applicant's Response: The proposed development standards for the PUD are:
Underlying
Zone District: Residential Single-Family (RSF)
Allowed Uses: 1. One family dwelling;
I Accessory buildings and uses.
Special Review
Uses: 1. Home occupations; ,
2. Aboveground public and private utility installations;
3. Church.
Development
Standards: 1. Minimum lot size: twenty-seven thousand, seven
hundred & fifty square feet (27,750 sq ft);
2. Maximum building height: thirty-five feet (35 ft);
3. Minimum building setbacks:
Front: twenty-five feet (25 ft)
Sides: seven & one-half feet (7.5 ft)
Rear: ten feet (10 ft)
4. Maximum site coverage: forty percent (40%)
5. Minimum landscape area: thirty-five percent (35%)
12
Dry Creek PUD Amendment May 1, 2005
o-
6. Maximum density: one dwelling unit per lot
Unless noted otherwise on the Approved Development Plan
Note: All other development standards and development requirements not
specifically listed above and as prescribed by the Zoning Code of the Town of
Avon shall apply to development within the PUD.
•
•
The proposed deviations to the development standards are justified by the public benefits
they provide to the Town of Avon. As previously stated, approval of the PUD
amendment will ensure that the goals and policies of the Town's Comprehensive Plan are
achieved. As a result of the amendment, development on the site will be responsive to
the topography of the area and future development on the site will be compatible with the
surrounding existing and potential land uses. Specifically, the increased minimum lot
size ensures that the character of the built environment of the area remains unaffected by
the proposed development and the increase to the minimum landscape area requirement
and the decrease to the maximum allowable site coverage allowance assures that an
ample amount of natural landscaping and open space remains in and around the
development site.
13
Dry Creek PUD Amendment May 1, 2005
IV, SUBDIVISION PRELIMINARY PLAT
Pursuant to Chapter 16.20, Pteliminary Plans, Avon Municipal Code, the
applicant has submitted a preliminary plan for the re-subdivision of Lot 44, Block
2, Wildridge Subdivision. The purpose of the re-subdivision is to facilitate the
future development of three (3) single-family homes on the development site. A
reduced copy of the proposed preliminary plat is included in Section V. of the
submittal documents.
1
Dry Creek PUD Amendment May 1, 2005 1
V. SUBDIVISION VARIANCE CRITERIA
Pursuant to Title 16 Subdivisions, Section 16.12.020, Variances, Avon Municipal Code,
upon application by a subdivider, the town council may, at its discretion, grant variances,
as provided in Chapter 16.44, from some or any requirements of these regulations based
upon the following criteria:
1. Whether a strict, literal application of these subdivision regulations would
result in an undue hardship to the subdivider due to the purpose, sue, shape,
location, and character of the proposed subdivision.
Applicant's Response: Yes, the strict, literal application of the subdivision regulations
would result in an undue hardship to the subdivider due to the purpose, shape, location
and character of the proposed subdivision.
Pursuant to Section 16.40.330, Lot and Block Design, Avon Municipal Code,
"Each lot created in a subdivision shall be physically capable of accommodating a
structure devoted to the intended use of the lot. Each lot shall have afrontage width on a
dedicated street of not less than twenty-five (25) feet. Additional area may be required if
determined necessary by the shape of the land or contours. "
f~
Lot 44, Block 2, was platted as part of the original Wildridge Subdivision in 1978. As
presently platted, Lot 44 maintains a thirty-five (35') foot frontage width on a dedicated
street (Old Trail Road).
The applicant is proposing to utilize an existing private driveway presently located on Lot
45, Block 2, Wildridge Subdivision, to' serve as vehicular ingress and egress to Lot 44.
Over the past several months, the applicant has worked closely with the owners of Lot 45
to formulate a mutually acceptable easement for common access and utilities to Lots 44
& 45. According to the terms of the easement agreement, the first one hundred-ninety
(190') feet of the existing private driveway on Lot 45 would be encumbered by a
Common Access and Utility Agreement. To ensure adequate traffic circulation to and
from the Lots, the applicant has agreed, and at his sole expense, to widen the existing
driveway to sixteen (16') feet and add a one (1') foot wide gravel shoulder to each side of
the driveway. Upon recording the agreement with the Eagle County Clerk & Recorder's
office, provisions for access and maintenance of the shared portion of the driveway will
be formalized.
While it is possible to provide vehicular access to Lot 44 via the existing "pole" portion
of the Lot, it is the opinion of the Lot owners that doing so would negatively impact the
character of the subdivision, the neighborhood and surrounding area. For example, if a
second paved driveway surface was added to Lot 44, an additional 3,040 square feet of
existing landscaped area would be lost to paving and further encroach upon the
residential units to the east. Due to the limited width of the "pole" portions of the two
"flag" lots and the need for adequate snow storage and landscape buffers, there is little or
no opportunity to meander the driveways. As such, the resulting appearance of two paved
1
Dry Creek PUD Amendment May 1, 2005 I~A
driveways extending parallel to one another for one hundred-ninety (190') feet would be
similar to that of a "divided highway design". Lastly, the applicant is not proposing to
prevent or restrict vehicular access to the Lots within the Dry Creek PUD. Instead, the
applicant is seeking a more creative and aesthetically pleasing means to achieve vehicular
access to the development site. For these reasons, the applicant believes that to apply the
strict and literal interpretation of the minimum street frontage requirement would result in
an undue hardship.
2. Whether the provisions of the regulations from- which relief is requested are
not materially important, in a planning sense, to the orderly, controlled
development of the tract in question.
Applicant's Response: Relief from the Section 16.40.330, Lot and Block Design, of the
Subdivision Regulations is materially important, in a planning sense, to ensure the
orderly, controlled development of the proposal. In this variance request, the applicant is
not proposing to prohibit access to Lot 44. Instead, the applicant is merely requesting
relief from the minimum street frontage requirement of the Subdivision Regulations to
aid in the implementation of the Town's adopted goals, objectives and policies for land
development.
Upon review of the Town's adopted subdivision regulations, it appears that the purpose
of the minimum street frontage requirement is to ensure that vehicular access is available •
to all platted lots thereby preventing instances of "landlocked" property in the subdivision
process. While it is true that proposed Lots l & 2, Dry Creek PUD will not have direct
frontage on a public street, the presence of the perpetual common access easement fulfills
the access obligations that the street frontage requirement contemplates.
In a planning sense, there are numerous public benefits arising from this proposal. The
public benefits include:
• Compliance with the Town's adopted goals and policies as stated in the
Town's Comprehensive Plan;
• Future development on the site that is consistent with and compatible to
adjacent and surrounding land uses,
• Down-zoning of the property and permanent vacation of existing development
rights,
• Preservation of existing unimproved landscape area; and
• Infill development versus sprawl development.
3. Whether the granting of the request might adversely affect the use of the
land in the immediate area of the tract in question.
Applicant's Response: The granting of this request will not adversely affect the use of
land in. the immediate area of the development site. In fact, the granting of the requested •
variance ensures the continued use and enjoyment of land surrounding the development
site. As proposed, the residential uses most directly impacted by the construction of a
Ley %-i qua rum runenament May 1, 2005 /
second driveway are afforded an additional buffer that otherwise would not exist. Future
development on the site will be consistent with and compatible to adjacent and
surrounding land uses.
'0
3
Dry Creek PUD Amendment May 1, 2005 ~7a
VI. REDUCED PLANS •
In accordance with the submittal requirements for the PUD amendment and the
preliminary plan request, the applicant has submitted copies of the plan sets.
Additional full-sized plan sets are available from the applicant upon request.
Dry Creek PUD Amendment
May 1, 2005
•
DRAFT
ACCESS AND UTILITY EASEMENT
2005, by and among
This Access Easement is made effective as of the _ day of -Wildridge Subdivision ("de
Andre' and Josephine de Lucinges, owner of Lot 45-C, Block 2, Wildridge Block Lucinges"), Robert and Jennifer Mach, owner of LotC45-B n~ of Lot 544, , Block 2, Wildridge
Subdivision ("Mach"), and Blue Bird Meadow,
Subdivision ("Blue Bird").
1. Recital& de Lucignes, Mach and Blue Bird, (collectively, the an LoL O 45 Blo), are
2,
seised of an estate in fee simple of those parcels of land located in Lots State of Colorado, c set
Wildridge Subdivision according to the plat thereof, County of Eagle,
forth on Exhibit A attached hereto and incorporated herein and utility easement across Lot
The Lot Owners desire to create a thirty (30) foot wide access
45 as depicted on Exhibit B attached hereto (the "Ea seemeforth nt in Tracf) this for th Easemente of one
another, all in accordance with the terms and conditions
2. Grant of Access and Utility Easement. Now Ohh~° and valuable consideration,
stated recitals which are incorporated herein and fo good
the receipt and sufficiency of which are hereby acknowledged, each the of theLottOw'n~s, dhe s
hereby GRANT, BARGAIN, SELL AND CONVEY to each of guests and invitees of
lessees, licensees, successors and assigns, and all employees, customers, Perpetual, and non-
same and in common with all, others having like right, permanent,
access easement for purposes of passing and repassing along and over the Easement
Tract from and onto the Properties or any part thereof and installing necessary utilities under
such Easement Tract. The easement granted in this paragrraphshall:
msl flier for all
perpetual and non-exclusive; (ii) be for the benefit of the Properties y part
purposes connected with going to and from the public roads and rights-of-way to and from the
the Property owned by Parcel
owner; ( properties, including housing which may be construct on thereof, for all connected
be for the benefit of the Properties or any p purposes
(iii) iv shall serve to restrict each of
with the installation of any utilities to and for the Properties; ce or leave any obstruction, fence, wall
the Lot Owner's respective right to erect, maintain, p
or barricade or to take any other action, that would in any way obstruct or hinder the access
granted hereby; (v) shall not restrict the use of any of the Lot Owners to use the Easement
Tract in any manner not inconsistent with the covenants and conditions ontain dpureito the
(vi) shall constitute a covenant running with the land in perpetuity and shall i Tract not a
benefit of the Lot Owners and their successors andassigns. shall The Easement
to those parties
public road dedicated to the use of the public, and it
described herein, their transferees and respective invitees.
3. Enforcement of Rights. In the event any party hereto f tls to discha
ce rge its rementive to enforhis Eas by
obligations hereunder, any other arthereto
a suitllfohave r specefic performance) without thereby
an action in law or in equity (including
waiving the right to also recover in an action for damages any such. sums expended by such other party at its discretion in performing such obligations. In the event that any party hereto
institutes a legal proceeding against the other party to enforce the obligations arising
1
•
hereunder, it shall be entitled to recover and the court shall award reasonable attorney's fees
(including those. incurred on appeal or whether or not suit be filed) and costs if the court
determines such party has prevailed in the legal or equitable proceeding.
4. Repair and Maintenance. The Easement Tract shall be repaired and maintained in
accordance with the terms and conditions of the Repair and Maintenance Agreement among
the parties of even date herewith, a copy of which is attached hereto as Exhibit C.
5. Covenants Running with the Land. All rights and obligations arising hereunder are
covenants running with the land, binding upon and inuring to the benefit of the respective
parties and their respective successors in title.
6. Governing Law and Venue. The laws of the State of Colorado shall govern this
Agreement. Any legal action instituted hereunder shall be brought in Eagle County, Colorado.
7. Signature. Each party hereto represents and warrants that the person or persons
signing this Easement on behalf of such party is duly authorized to do so. Each party is hereby
estopped from asserting that it or any party signing below did not legally execute this
Easement with all necessary or required authority.
8. No Partnership. None of the terms and provisions of this Easement shall be deemed ` •
or construed to create a partnership between or among the parties hereto in their respective
businesses or otherwise, nor shall they cause the parties hereto to be considered joint ventures
or members of any joint enterprise. Each party to this Easement shall be considered a separate
entity and no party hereto, shall have the right to act as agent for any other party hereto unless
expressly authorized to do so by written instrument signed by the authorizing party.
9. Amendment& Except as otherwise specifically set forth herein, neither this Agreement
nor any provision may be waived, modified, amended, discharged or terminated except by an
instrument in writing signed by all of the parties hereto and recorded in the Real Property
Records of Eagle County, Colorado.
10. Counterparts. This easement may be executed in counterparts, each of which shall be
deemed an original and all of which together shall constitute one and the same instrument.
IN WITNESS WHEREOF, the parties have read and executed this Easement effective as of
the date first above written.
LOT 45-C Owner:
0
•
STATE OF COLORADO )
ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
2005, by
Witness my hand and official seal
My commission expires:
Notary Public
LOT 45-B Owner:
STATE OF COLORADO )
) ss.
COUNTY OF
The foregoing instrument was acknowledged before me this day of
2005, by
Witness my hand and official seal
My commission expires:
Notary Public
LOT 45-A Owner:
STATE OF COLORADO )
.0 ) ss.
COUNTY OF
The foregoing instrument was acknowledged before me this day of
92005, by
It ~P
Witness my hand and official seal
My commission expires:
Notary Public
LOT 44 Owner:
BLUE BIRD MEADOW, LLC
By: Robert A. Rymer, Manager
STATE OF COLORADO )
) 99.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
2005, by Robert A. Rymer.
Witness my hand and official seal
My commission expires:
Notary Public
•
X99
EXHIBIT A
REAL PROPERTY DESCRIPTIONS
U
ilm
Robert and Jennifer Mach
Lot 45A, Block 2, Wildridge
Subdivision according to the
Avon, CO. 81620
plat thereof, Town of Avon,
County of Eagle, State of
Colorado.
Robert and Jennifer Mach
Lot 45B, Block 2, Wildridge
Subdivision according to the
Avon, CO. 81620
plat thereof, Town of Avon,
County of Eagle, State of
Colorado.
Andre' and Josephine de Lucinges
Lot 45C, Block 2, Wildridge
Subdivision according to the
Avon, CO. 81620
plat thereof, Town of Avon,
County of Eagle, State of
Colorado.
Blue Bird Meadow, LLC
Lot 44, Block 2, Wildridge
Frontage Road East, Suite 112
500 S
Subdivision according to the
.
Vail, CO. 81657
plat thereof, Town of Avon,
County of Eagle, State of
Colorado.
\f
C
EXHIBIT B
LEGAL DESCRIPTION OF EASEMENT TRACT
•
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COMMON'. ACCESS'
UTILITY EASEMENT
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•
EXHIBIT C
REPAIR AND MAINTENANCE AGREEMENT AND DECLARATION
This Repair and Maintenance Agreement and Declaration (the "Agreement and Declaration")
is made effective as of the _ day of , 2005, by and among Andre' and Josephine de
Lucinges ("de Lucinges"), Robert and Jennifer Mach ("Mach"), and Blue Bird Meadow, LLC
("Blue Bird').
1. Recitals. de Lucinges, Mach and Blue Bird (collectively, the "Lot
Owners") are each seized of an estate in fee simple of those parcels of land located in Lot.44 and
45, Block 2, Wildridge Subdivision according to the plat thereof, County of Eagle, State of
Colorado, as set forth on Exhibit A attached hereto and incorporated herein by reference (each a
"Property," and collectively the "Properties"). The Lot Owners are parties to an Access and Utility
Easement ("Easement") of even date herewith under which the Lot Owners created a thirty (30)
foot wide access easement across Lot 45, as described on Exhibit B, for the benefit of the Lot
Owners (the "Easement Tract"). The Lot Owners desire to set forth their rights and responsibilities
with respect to the construction, repair and maintenance of the improvements to the Easement
Tract in accordance with the terms and conditions set forth herein.
2. Construction. The construction to be performed pursuant to the
provisions of this Section 2 shall be referred to as the "Improvements". Blue Bird shall be.
responsible for all costs associated with:
(i) the surveying, engineering, designing, and grading required to widen
the existing driveway within the Easement Tract on Lot 45 to a width of
16-feet with a 1-foot wide gravel or aggregate shoulder on each side of
expanded asphalt driveway;
(ii) repaving any asphalt roadway disturbed by construction relating to
expansion of the driveway;
(iii) complying with all drainage and landscaping requirements of the Town
of Avon.
3. Repair and Maintenance. Repairs and maintenance shall be made
from time to time to the Improvements as Blue Bird shall determine from time to time. Upon
completion of the Improvements, Blue Bird shall be responsible for the cost of repairing and
maintaining the Improvements, including plowing and snow removal. Blue Bird agrees to maintain
the portion of driveway located outside of the Easement Tract that lies within the boundaries of Lot
44 in a similar condition to the Improvements located within the Easement Tract. de Lucinges and
Mach agree to maintain the portion of driveway outside of the Easement Tract that lies within the
boundaries of Lot 45, Block 2, Wildridge Subdivision in a similar condition to the Improvements
located within the Easement Tract.
7
4. Liability Insurance. Each Lot owner shall be responsible for carrying
liability insurance on their own individual Property as defined in the respective Party Wall
Agreement or Townhouse Declaration associated with the Property. The creation of the Easement
shall not effect the responsibility to maintain liability insurance for each respective Property.
5 Governmental Compliance. The construction of the Improvements and
the repair and. maintenance of the Improvements shall be done in full compliance with all
applicable federal, state and local laws.
6, . Enforcement of Rights. In the event any party hereto fails to discharge
its respective obligations hereunder, any other party hereto shall have the right to enforce this
Agreement and Declaration by an action in law or in equity (including a suit for specific
performance) without thereby waiving the right to also recover in an action for damages any such
sums expended by such other party at its discretion in performing such obligations. In the event
that any party hereto must institute a legal proceeding against the other party to enforce its rights
hereunder, the prevailing party shall be entitled to recover and' the court shall award reasonable
attorney's fees (including those incurred on appeal or whether or not suit be filed) and costs from
the non-prevailing party in such amounts as the court deems proper.
Covenants Running with the Land All rights and obligations arising
7.
hereunder are covenants running with the land, binding upon and inuring to the benefit of the
respective parties and their respective successors in title.
8. Governing Law and Venue. The laws of the State of Colorado shall
govern this Agreement and Declaration. Any legal action instituted hereunder shall be brought in
Eagle County, Colorado.
9, Signature. Each party hereto represents and warrants that the person or
persons signing this Agreement and Declaration on behalf of such party is duly authorized to do so.
Each party is hereby estopped from asserting that it or any party signing below did not legally
execute this Agreement and Declaration with all necessary or required authority.
10. No Partnership. None of the terms and provisions of this Agreement
and Declaration shall be deemed or construed to create a partnership between or among the parties
hereto in their respective businesses or otherwise, nor shall they cause the parties hereto to be
considered joint ventures or members of any joint enterprise. Each party to this Agreement and
Declaration shall be considered a separate entity and no party hereto shall have the right to act as
agent for any other party hereto unless expressly authorized to do so by written instrument signed
by the authorizing party.
11. Amendment Except as otherwise specifically set forth herein, neither
this Agreement and Declaration nor any provision may be waived, modified, amended, discharged
or terminated except by an instrument in writing signed by all of the parties hereto and recorded in
the Real Property Records of Eagle County,.Colorado.
CK
8 \9
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LJ
12. Counterparts This Agreement and Declaration may be executed in
counterparts, each of which shall be deemed an original and all of which together shall constitute
one and the same instrument.
13. Further Assurances. Each party to this Agreement and Declaration
agrees to execute and deliver other documents, instruments and certificates which are reasonably
necessary to implement fully the provisions and intent of this Agreement and Declaration.
IN WITNESS WHEREOF, the parties have read and executed this Agreement and
Declaration effective as of the date first above written.
LOT 45-C Owner:
STATE OF COLORADO )
) ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
2005, by
Witness my hand and official seal
My commission expires:
Notary Public
LOT 45-B Owner:
•
AO
•
STATE OF COLORADO )
)Ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this day of
2005, by
Witness my hand and official seal
My commission expires:
Notary Public
LOT 45-A Owner:
STATE OF COLORADO )
) ss.
COUNTY OF 1
The foregoing instrument was acknowledged before me this day of
, 2005, by
Witness my hand and official seal
My commission expires:
Notary Public
LOT 44 Owner:
BLUE BIRD MEADOW, LLC
of By: Robert A. Rymer, Manager
STATE OF COLORADO )
ss.
COUNTY OF )
n~
•
The foregoing instrument was acknowledged before me this day of
2005, by Robert A. Rymer.
Witness my hand and official seal
My commission expires:
Notary Public
is
~\-i
Leniorandum
O
•
To: Eric Heidemann, Senior Planner, Town of Avon
From: Carol Gill-Mulson, Deputy Chief, ERFPD .
Date: 6/15/2005
Re: Lots 1, 2, 3, Dry Creek PUD, Wildridge, Avon
The above project was reviewed for fire department concerns with the following
comments:
Existing water supply is adequate for the proposed density.
Based on the current submittal with 3 additional residential units and the
proposed day care operation, the existing access does not meet fire department
requirements. The road will need to meet fire code requirements or the Town of
Avon road requirements, which ever is more restrictive.
Additionally, a site plan showing vehicle access and a turn around, based on the
turning radius analysis for the Pierce Quantum, is required. I've attached a copy
of the analysis data.
Please call me at 748-4741 if there are any questions.
A?)
Aidifotod Brmp•r Depth
~x1~1/1 Ov~tY~np
MY~dDu• '
,
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%
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1118101 •
Pu-amelers:
IrW6 cmnp Mule:
Axle Track:
Wheel Offset'
Tread Width:
Ch=ls Overhang;
A,di6orlal Bumper Depth:
Wheebase:
45.00
BA V in.
5Z in.
15.60 in.
02.14 in.
10.00 In.
'182M in
Calculated Turning Radii:
lrnide Tum: 14 It 1 in,
Curb to Curb: 28 R 0 in.
Wall to Wag: : 32 IL 8 in,
Commenh :
Camponenb PRIDE N Description
Frorit.kxte 0000272 Axle, Front, Merilor FL-943, '8,740x'1, wlassisi, Qtm
FroN Tires 0001611 Tires, Mlc Mn, 38965R225018 ply XZY Lead
CN-6s W60015 Quanturn-Side door Nssis
Front Bumper 0012242 Bu r"r, IV sAonded - al dAs is
Notes,
' Adud Inside Cramp Anye maybe less dun In hi Ny specfaked options.
Curb to Curti tuning radus calculated for a 9.00 inch curb.
Reduce lurning radius by 33% if vahKle is equipped with iiill-wheel steer
•
'turning I'e_formance Analysis
Eaglr Rivr_r F. P. D. Quahtum(O
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Message << - 11 Page 1 of 1
Eric Heidemann
From: Tambi Katieb
Sent: Monday, June 20, 2005 9:28 AM
To: Eric Heidemann
Subject: FW: Dry Creek PUD
Eric:
Please print and submit for the record to P&Z. Thanks
-----Original Message-----
From: Dominic Mauriello [mailto:mauriello@comcast.net]
Sent: Monday, June 20, 2005 10:26 AM
To: Patty McKenny; Tambi Katieb
Cc: Ron Wolfe
Subject: Dry Creek PUD
Dear Town Council and Planning Commission Members:
I am writing this letter in support of the Dry Creek PUD being proposed by Greg Amsden and
company.
•
I am familiar with this proposal to reduce density from four dwelling units to three dwelling units in an
area of Wildridge that is predominately single-family and two-family in nature. The proposal will result
in more landscaping and open space than if developed as a multiple-family complex.
I believe proposed single-family homes in this area will improve property values, improve the aesthetics
of the neighborhood, and is more compatible with adjacent low-density residential uses. As a
professional planner it is my opinion that the proposal results in better land use planning based on the
changes that have occurred to market forces and the changes in development patterns that have occurred
in the area since this site was originally platted in the 1970's.
I believe this project provides a great opportunity for locals seeking to move up within the housing
market. Y
I would encourage you to approve this project.
Thanks,
Dominic F. Mauriello, AICP
iPO Box 1127
5601A Wildridge Road
Avon, Colorado 81620
(970) 748-0920 phone
(970) 748-0377 fax
(970) 376-3318 cell
mauriello a?wmcast.net
6/20/2005 t~'
0
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64
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June 20, 2005 0
Town of Avon Community Development Department
Town of Avon Planning & Zoning Commission
Avon Town Council
Dear Staff, Commission and Council Members:
The purpose of my letter is to ask you to support the proposed resubdivision
of Lot 44 from a multifamily zoning into 3 single family lots. I am a
neighbor that directly borders the property and 1 believe that changing the
zoning will positively impact the residential character of our neighborhood.
I really don't want to see a fourplex on the site and believe three single
family homes is a much better fit for the site. Most of the bordering homes
are single family and building of a fourplex would have a less favorable
look given the character of the neighborhood. I ask that you unanimously
support the request to rezone lot 44 into three single family buildings.
Linda Jones
Owner of Victorian si le family home bordering lot 44. •
t(
June 20t", 2005
Avon Planning and Zoning Commission
Avon Town Council
P.O. Box 975
Avon, Colorado 81620
Dear Commission and Council members,
I am writing you to express my support for the proposal to subdivide Lot
44 to create three single family residential lots, I have reviewed the plans
and believe that the proposal will be a better use of the lot by fitting
better into the existing neighborhood and offering a more desirable type
of housing that Wildridge needs. I understand that the applicant is
requesting approval of a plan that reduces density by eliminating a
dwelling unit. I do not support requests that increase density. I also
understand that the proposal will allow for the construction of single
family residences instead of a multiple family structure as currently
allowed.
Again, I am in support of the proposal and encourage you to support the
proposal as well by approving the applicant's request.
Sincerely,
Jason Perez
Owner of a single family home on Lot 43 bordering Lot 44
•