PZC Packet 031814March 18, 2014 PZC Meeting – Brookside Major Dev Plan
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Staff Report – Major Design and Development Plan
March 18, 2014 Planning & Zoning Commission Meeting
Report date March 12, 2014
Project type Commercial to Residential Conversion
Legal description Lot 1, Brookside Park PUD, Eaglewood Subdivision
Zoning Planned Unit Development (PUD)
Address 37347 Highway 6&24
Prepared By Matt Pielsticker, AICP, Planning Manager
Summary
The Applicant, Rick Pylman of Pylman and Associates, has submitted a Major Design and
Development application (“the Application”) to convert commercial space located on Lot 1
(“the Property”), Brookside Park, into sixteen (16) residential units. Some site modifications
are proposed including the removal of surface parking and new landscaping areas. Several
building modifications are proposed and further detailed in a letter from the architect’s office
(Attachments A) and the reduced plans (Attachment B).
Zoning Analysis
Allowed Use and Density: The Property is zoned Planned Unit Development (PUD) and allows
Residential, Commercial, or a mix thereof. Up to twenty‐four (24) Multi‐family dwelling units
including townhomes, condominiums and apartments are permitted on Lot 1. Short term
rentals are also permitted as a use by right. While the exact type of unit is not known at this
time, residential is allowable and this Application complies with the PUD zoning and density
allowance.
Lot Coverage, Setback and Easements: The maximum site coverage permitted is up to fifty
percent (50%), and the building coverage measures 18.5%. The Application is in conformance
with all setbacks and easements.
Building Height: The maximum building height permitted for this property is sixty feet (60’).
The Applicant is proposing a maximum building height of fifty‐five feet (55’). There are no
changes to the building height with this proposal.
Parking: The parking requirement for the residences is two (2) spaces per unit, and ten (10)
guest spaces. Therefore, the parking obligation is forty‐two (42) spaces and there are a total of
fifty‐one (51) spaces provided in the form of twenty‐seven (27) in the parking garage and
twenty‐four (24) on the surface.
Outdoor Lighting: The Applicant is proposing to keep the majority of the existing bollards, step
lights, and select parking lot lights. Please refer to Sheet L1.2 of the submittal for location and
design details. New bollards are proposed in pedestrian and vehicular areas, and new building
mounted fixtures are proposed near new balconies and doors. All lighting (existing and
March 18, 2014 PZC Meeting – Brookside Major Dev Plan
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proposed) is in compliance with the Dark Sky Ordinance – Chapter 15.30 of the Avon Municipal
Code.
Snow Storage: The snow storage requirements are diminished with the removal of significant
areas of asphalt paving. All remaining snow storage areas around the perimeter of drive aisle
and parking area appears to be functional.
Design Modifications
Landscaping: The proposed landscape plan (Sheet L1.1) includes replacing paved areas with
lawn areas and planting beds. The landscape plan meets the 20% minimum landscape area
requirement as part of the PUD zoning, and proposes approximately 50%.
Building Materials and Colors: Several new building materials and color applications are
proposed and they are detailed in the attachments to this staff report. A physical
color/material board will be available for review at the meeting.
Building Design: While this Application is not required to come into strict conformance with the
Design Standards in the Development Code, they are included for reference and to guide PZC’s
discussion. §7.28.090(h), Multi‐Family Design Standards, Development Code, includes the
following general design parameters:
(4) Building Design. Multifamily buildings shall be designed to provide human
scale, interest and variety. Buildings shall consider changes in vertical and/or horizontal
articulation, fenestration, building materials, architectural style, and/or roof design. The
following techniques should be considered along all facades facing a street, common
open space, and common parking areas:
(i) Repeating distinctive window patterns.
(ii) Emphasis of building entries through projecting or recessed forms, detail,
color or materials.
(iii) Variation of material, material modules, expressed joints and details, surface
relief, color and texture to break up large building forms and walls surfaces. Such
detailing could include sills, headers, belt courses, reveals and window bays.
(iv) Variation in building form including, bay windows, shifts in massing or
distinctive rooflines consisting of a cornice, banding, parapet wall, or other
architectural termination.
(v) Structural offsets from the principal plane of the façade.
The Application appears to meet the intent of these specific design standards. There are
repeating distinctive window patterns, emphasis at the primary building entrance, and
interesting material variations to create interest throughout.
Development Plan Review Criteria
§7.16.080(f), Development Plan
March 18, 2014 PZC Meeting – Brookside Major Dev Plan
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(1) Evidence of substantial compliance with the purpose of the Development Code
as specified in §7.04.030, Purposes;
Staff Response: The proposal is in compliance with the purpose provisions outlined in
the Development Code. Specifically, the design compliments the design and form of the
other structures on the property. Section 7.04.030(l) speaks to promoting
“architectural design which is compatible, functional, practical and complimentary to
Avon’s sub‐alpine environment.”
(2) Evidence of substantial compliance with the §7.16.090, Design Review.
Staff Response: Staff finds this Major Design and Development Plan application in
compliance with the Design Review criteria in the Development Code. The Design Review
section seeks quality development and structures that are visually harmonious with
their sites and surrounding sites. Conformance with this code section is discussed
below in response to the Design Review criteria.
(3) Consistency with the Avon Comprehensive Plan;
Staff Response: The site is located in the River Residential District (District 20) in the
Comprehensive Plan. The major design influences are U.S. Highway 6&24, the riparian
environment along the Eagle River, and public access to the river. The River Residential
District includes principles that encourage the planting of trees and shrubs to screen
existing buildings along U.S. 6&24. This Application removes parking areas adjacent to
the highway and incorporates more landscaping to help screen the property. The
project is consistent with the overarching Goals and Policies contained in the
Comprehensive Plan.
(4) Consistency with any previously approved and not revoked subdivision plat,
planned development, or any other precedent plan or land use approval for the
property as applicable;
Staff Response: A PUD Amendment was approved in 2013 to allow this residential
conversion to take place. The plan is consistent with the PUD and subdivision approvals.
(5) Compliance with all applicable development and design standards set forth in
this Code, including but not limited to the provisions in Chapter 7.20, Zone Districts and
Official Zoning Map, Chapter 7.24, Use Regulations, and Chapter 7.28, Development
Standards; and
Staff Response: The property is subject to the Brookside PUD standards, including
minimum landscaping requirements, parking requirements, height, setbacks, etc. The
redevelopment is consistent with the PUD standards outlined in Ordinance 13‐06.
(6) That the development can be adequately served by city services including but
not limited to roads, water, wastewater, fire protection, and emergency medical
services.
March 18, 2014 PZC Meeting – Brookside Major Dev Plan
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Staff Response: The building is served by all city and special district services in the area.
If this design was approved and the owner decided to move forward with the
conversion, there would be an increased demand on water for the property.
Accordingly, prior to the issuance of a building permit, the owner would need to provide
proof of adequate water rights form the Upper Eagle Regional Water Authority. This is
a condition carried forward from the approval of Ordinance 13‐06 and is restated below.
§7.16.090(f), Design Review
(1) The design relates the development to the character of the surrounding
community; or, where redevelopment is anticipated, relates the development to the
character of Avon as a whole;
(2) The design meets the development and design standards established in this
Development Code; and
(3) The design reflects the long range goals and design criteria from the Avon
Comprehensive Plan and other applicable, adopted plan documents.
Staff Response: The design appears to relate to the character of the Brookside
“campus” which includes the Townhomes on Lot 3 and the Condominiums on Lot 2.
And while the design is of a higher quality and standard than the Sunridge project
immediately to the East, it in no way appears to compromise the character of either
project. Conformance with the Comprehensive Plan is demonstrated as discussed
above.
Staff Recommendation
Staff recommends approving the Major Design and Development application for Lot 1,
Brookside PUD, Eaglewood subdivision, with the following conditions:
1. Water. Pursuant to Ordinance 13‐06 and prior to the issuance of a building permit, the
Applicant shall provide proof of adequate water rights form the Upper Eagle Regional
Water Authority.
2. Drainage. Survey and drainage improvements will be reviewed and approved by the
Town Engineer prior to issuance of a building permit.
And with the following finding:
1. The proposed application was reviewed pursuant to §7.16.080(f), Development Plan,
and §7.16.090(f), Design Review, and was determined to be compliant with the review
criteria.
Attachments
A – Letter & Photographs of existing building
B ‐ Reduced Plan Sets
March 18, 2014 PZC Meeting – Brookside Major Dev Plan
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March 10, 2014
Matt Pielsticker, AICP
Planning Manager
Community Development
Town of Avon
EXTERIOR BUILDING CHANGES
Brookside Residential Conversion
PROJECT #1311
Brookside Residential Conversion
PROJECT #1311
03/10/14 Page 1 of 2
P:\2013\1311- Brookside Residential Conversion\PDF\DRB Submittal\EXTERIOR_CHANGES.doc
Dear Matt Pielsticker,
The following is a list of exterior changes to the Brookside Residential Conversion:
The Brookside building will be converted to residential from commercial.
The exterior façade of the building will be stripped & refaced with stucco, horizontal wood slats, &
metal wall panels as noted in the drawings.
Existing corbels to be demolished below the roof at the west corner – angled tower.
Existing dormers & their bump-outs to be demolished at the northwest side of the building as noted in
the drawings.
All existing balconies to be demolished.
New balconies noted on the drawings.
All existing exterior railings to be demolished and replaced with metal mesh railings to match existing
metal mesh in the lobby.
The existing roofs to be painted.
New standing seam roofs to match existing roof’s new paint as noted in the drawings.
New second level volume at northeast side of the building as noted in the drawings.
New first level volume at northeast side of the building as noted on the plan.
New first level volume at west corner – angled tower.
New first level volume at southwest side of the building near entry.
All existing windows and doors to be replaced unless otherwise noted on the drawings.
All wood headers to be demolished & replaced with new steel plate lintels painted to match new
window color as noted in the drawings.
All existing vent louvers to be painted to match new window color.
All existing stone & stone columns to remain unless otherwise noted on the drawings.
New green wall systems with metal planter boxes as noted on the drawings.
Attachment A
Brookside Residential Conversion
PROJECT #1311
03/10/14 Page 2 of 2
New exterior lighting at all private doors.
At entry demolish metal panels between entry structure.
New open horizontal wood slats wrapping the entry structure.
With Best Regards,
Breanne Penrod, Associate AIA, Architectural Intern
Shepherd Resources, Inc./AIA
Attachment A
Attachment A
Attachment A
Attachment A
Attachment A
Attachment A
Attachment A
PROJECT:DOUGLASMILLERDECHANTARCHITECTS S H E P H E R D R E S O U R C E S I N C / A I A P O S T O F F I C E B O X 1 6 2 4 A V O N C O L O R A D O 8 1 6 2 0 T9 7 0 9 4 9 3 3 0 2 F9 7 0 9 4 9 5 1 2 1 W W W . S R I A R C H I T E C T . C O M DATEISSUE 37347 US HWY 6 AVON, CO 81620 A0.01311MARCH 6, 2014 COVER SHEETBROOKSIDERESIDENTIALCONVERSIONMAJOR DEVELOPMENT PLAN
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02/18/2014MAJOR DEVELOPMENT PLAN 03/06/2014MAJOR DEVELOPMENT PLAN
PROJECT:DOUGLASMILLERDECHANTARCHITECTS S H E P H E R D R E S O U R C E S I N C / A I A P O S T O F F I C E B O X 1 6 2 4 A V O N C O L O R A D O 8 1 6 2 0 T9 7 0 9 4 9 3 3 0 2 F9 7 0 9 4 9 5 1 2 1 W W W . S R I A R C H I T E C T . C O M DATEISSUE 37347 US HWY 6 AVON, CO 81620 A0.11311MARCH 6, 2014 PROJECT INFORMATIONBROOKSIDERESIDENTIALCONVERSIONMAJOR DEVELOPMENT PLAN A0.0COVER SHEET A0.1PROJECT INFORMATION XA1.1EXISTING SITE PLAN L1.1LANDSCAPE PLAN L1.2LIGHTING PLAN XA2.0EXISTING GARAGE FLOOR PLAN XA2.1EXISTING FIRST FLOOR PLAN XA2.2EXISTING SECOND FLOOR PLAN XA2.3EXISTING ROOF PLAN A2.0NEW GARAGE FLOOR PLAN A2.1NEW FIST FLOOR PLAN A2.2NEW SECOND FLOOR PLAN A2.3NEW LOFT FLOOR PLAN A2.4NEW ROOF PLAN XA3.0EXISTING EXTERIOR ELEVATIONS XA3.1EXISTING EXTERIOR ELEVATIONS A3.0NEW EXTERIOR ELEVATIONS A3.1NEW EXTERIOR ELEVATIONS A3.2NEW RENDERED ELEVATIONS A3.3NEW RENDERED ELEVATIONS A3.4 DETAILS
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POINTQUARRY TILEREFERENCEREFRIGERATOR REQUIREDRESILIENTREVISIONRISERROD AND SHELFROOF DRAINROOMROUGH OPENINGROUGH SAWNSHOULDERSIMILARSPECIFICATION (S)SQUARESQUARE FEETSTANDARDSTEEL STRUCTURALTO BE DETERMINED TRASH COMPACTORTELEPHONETELEVISIONTONGUE AND GROOVETOP OF BEAMTOP OF CONCRETE SLABTOP OF WINDOW/DOOR FRAMETOP OF PLYWOODTOP OF STEELTOP OF WALLTOWEL BARTREADTYPICALUNLESS NOTED OTHERWISEVERTICALWATER CLOSETWATERPROOFINGWATERPROOFING MEMBRANEWORKPOINT WELDED WIRE FABRICWIDTH, WIDEWINDOWWITHWITHOUTWOODSTONE2 STORIES + GARAGE LEVELTYPE OF OCCUPANCY:TYPE OF CONSTRUCTION:LEVELS:TYPE V-BR2PROJECT INFORMATIONARCHITECTCIVIL ENGINEERPROJECT DIRECTORY TOTAL ADDITIONAL SF:NEW OPTIONAL LOFT SPACE:NEW ENCLOSED SPACE
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INDEX OF DRAWINGSDOUGLAS MILLER DeCHANT ARCHITECTS Shepherd Resources, Inc / AIA 37347 US Highway 6, Suite 101 PO Box 1624 Avon, CO 81620 (Phone) 970.949.3302 (Fax) 970.949.5121ALPINE ENGINEERING, INC.PO Box 97 34510 US Highway 6, Unit A-9 Edwards Business Center Edwards, CO 81632 (Phone) 970.926.3373 (Cell) 970.376.2280 HEIGHT:55'-0" EXISTING - 60'-0" ALLOWABLE PARKING:25 OUTSIDE SPACES SITE COVERAGE BY ALL PARKING:LANDSCAPE AREA:LOT FRONTAGELOT COVERAGE (FOOTPRINT):BUILDING LOT SIZE:305.7316,9302.097 20,64543,800 CURRENT APPLICABLE CODES:SF (22.6%)ACRES (91,475.32 SF)SF (18.5%)FTPROPERTY ADDRESS:37347 US HIGHWAY 6, AVON, COLORADO 81620LEGAL DESCRIPTION:BROOKSIDE PARK, LOT 1 CLASS OF WORK:RENOVATION SF (47.9%)SF1,750 1,550SF 3,300SFADDITIONAL AREA CALCULATIONSDENNIS ANDERSON LANDSCAPE ARCHITECTURE PO Box 1387 Edwards, CO 81632 (Phone) 970.390.3745LANDSCAPE ARCHITECT
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PROJECT:DOUGLASMILLERDECHANTARCHITECTS S H E P H E R D R E S O U R C E S I N C / A I A P O S T O F F I C E B O X 1 6 2 4 A V O N C O L O R A D O 8 1 6 2 0 T9 7 0 9 4 9 3 3 0 2 F9 7 0 9 4 9 5 1 2 1 W W W . S R I A R C H I T E C T . C O M DATEISSUE 37347 US HWY 6 AVON, CO 81620 A2.11311MARCH 6, 2014 NEW FIRST FLOOR PLANBROOKSIDERESIDENTIALCONVERSIONMAJOR DEVELOPMENT PLAN
SC
A
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02/18/2014MAJOR DEVELOPMENT PLAN 03/06/2014MAJOR DEVELOPMENT PLAN
DN
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25' - 5"15' - 1"30' - 8"15' - 1"5' - 0"10' - 2"8' - 5 1/2"11' - 8"NEW EXTERIOR WALLS
NE
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PROJECT:DOUGLASMILLERDECHANTARCHITECTS S H E P H E R D R E S O U R C E S I N C / A I A P O S T O F F I C E B O X 1 6 2 4 A V O N C O L O R A D O 8 1 6 2 0 T9 7 0 9 4 9 3 3 0 2 F9 7 0 9 4 9 5 1 2 1 W W W . S R I A R C H I T E C T . C O M DATEISSUE 37347 US HWY 6 AVON, CO 81620 A2.21311MARCH 6, 2014 NEW SECOND FLOOR PLANBROOKSIDERESIDENTIALCONVERSIONMAJOR DEVELOPMENT PLAN
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PROJECT:DOUGLASMILLERDECHANTARCHITECTS S H E P H E R D R E S O U R C E S I N C / A I A P O S T O F F I C E B O X 1 6 2 4 A V O N C O L O R A D O 8 1 6 2 0 T9 7 0 9 4 9 3 3 0 2 F9 7 0 9 4 9 5 1 2 1 W W W . S R I A R C H I T E C T . C O M DATEISSUE 37347 US HWY 6 AVON, CO 81620 A2.31311MARCH 6, 2014 NEW LOFT LEVEL PLANBROOKSIDERESIDENTIALCONVERSIONMAJOR DEVELOPMENT PLAN
SC
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:
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02/18/2014MAJOR DEVELOPMENT PLAN 03/06/2014MAJOR DEVELOPMENT PLAN
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PROJECT:DOUGLASMILLERDECHANTARCHITECTS S H E P H E R D R E S O U R C E S I N C / A I A P O S T O F F I C E B O X 1 6 2 4 A V O N C O L O R A D O 8 1 6 2 0 T9 7 0 9 4 9 3 3 0 2 F9 7 0 9 4 9 5 1 2 1 W W W . S R I A R C H I T E C T . C O M DATEISSUE 37347 US HWY 6 AVON, CO 81620 A2.41311MARCH 6, 2014 ROOF PLANBROOKSIDERESIDENTIALCONVERSIONMAJOR DEVELOPMENT PLAN
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SC
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02/18/2014MAJOR DEVELOPMENT PLAN 02/18/2014MAJOR DEVELOPMENT PLAN 03/06/2014MAJOR DEVELOPMENT PLAN
LOWER LEVEL -10' - 5"MAIN LEVEL 0"UPPER LEVEL 14' - 5 1/2"LOFT LEVEL 25' - 0 1/2"FOUNDATION PLAN -14' - 0"ROOF PLAN 32' - 10 1/2"A.5B
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*ALL WINDOWS AND PATIOS DOORS TO BE REPLACED U.N.O.ELEVATION GENERAL NOTES PROJECT:DOUGLASMILLERDECHANTARCHITECTS S H E P H E R D R E S O U R C E S I N C / A I A P O S T O F F I C E B O X 1 6 2 4 A V O N C O L O R A D O 8 1 6 2 0 T9 7 0 9 4 9 3 3 0 2 F9 7 0 9 4 9 5 1 2 1 W W W . S R I A R C H I T E C T . C O M DATEISSUE 37347 US HWY 6 AVON, CO 81620 A3.01311MARCH 6, 2014 NEW EXTERIOR ELEVATIONSBROOKSIDERESIDENTIALCONVERSIONMAJOR DEVELOPMENT PLANSCALE: 1/8" = 1'-0"2NORTHWEST ELEVATION NEW SCALE: 1/8" = 1'-0"1NORTHEAST ELEVATION NEW02/18/2014MAJOR DEVELOPMENT PLAN 03/06/2014MAJOR DEVELOPMENT PLAN
LOWER LEVEL -10' - 5"MAIN LEVEL 0"UPPER LEVEL 14' - 5 1/2"LOFT LEVEL 25' - 0 1/2"FOUNDATION PLAN -14' - 0"ROOF PLAN 32' - 10 1/2"
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March 18, 2014 PZC Meeting – LRV Review Page 1 of 6
Memorandum
TO: Planning and Zoning Commission
FROM: Matt Pielsticker, AICP, Planning Manager
DATE: March 12, 2014
RE: Light Reflective Value (LRV) Code Review ‐ CONTINUED
Introduction
As the result of an Appeal application regarding a paint color application in the summer of
2013, PZC was directed to review the Light Reflective Value (“LRV”) standards in the
Development Code. In the approved 2014 Work Plan, the following direction is provided:
1.1 Review with the Planning and Zoning Commission the Development Standards for
building colors as stated in the Avon Municipal Code, Section 7.28.090(c), Generally
Applicable Design Standards, specifically related to Building Materials and Colors (v)
and the standard set at a sixty or less Light Reflective Value” “LRV”.
February 18, 2014 PZC Meeting
At the February 18, 2014 meeting PZC discussed the approach to the LRV standard review.
The consensus was that more information was needed in order to make an informed
decision, and ultimately a formal recommendation to Council. The Commission requested
that Staff bring back examples of other color‐related Alternative Equivalent Compliance
(“AEC”), and to present other living LRV examples of recently painted buildings for
reference. Finally, Staff offered to return with examples of how other Towns treat color
guidelines for reference.
The PZC has reviewed a total of thirteen (13) AEC applications, but only one application
involved a variation to the LRV standards. That application was the subject of the appeal
that triggered this review. In terms of other major project that have repainted in recent
years or other LRV examples for PZC to review, please review the following properties and
colors in the field:
Avon Center (2011). New colors included “Portabello” at the wing walls and lower wall
accents with LRV of twenty one (21), “Roycroft Suede” for the upper stucco wall color with
LRV of thirty one (31), and “Whole Wheat” for main stucco color with LRV of fifty (50).
Seasons Building (2008). New colors range from “Brown Horse” with an LRV of eleven (11)
to “Danville Tan” with LRV of forty (40).
PZC also requested that Staff come back with additional examples of how other mountain
communities govern color for new construction. Following are several examples of how
other mountain communities handle color standards for their particular design review
boards:
March 18, 2014 PZC Meeting – LRV Review Page 2 of 6
1) Eagle‐Vail
2) Eagle
Facade and roof colors shall have subtle, neutral, or earth tone colors.
Muted colors are encouraged. The use of high intensity colors, metallic colors, black, or
fluorescent colors is prohibited. Exemplary colors are available for review at the Town Hall.
Building trim and accent areas may feature brighter, complementing colors, including primary
colors, but plastic materials and neon tubing is unacceptable for building trim or accent areas.
Plastic light raceways are prohibited.
3) Vail
The same or similar building materials and colors shall be used on main structures and any
accessory structures upon the site.
Exterior wall colors should be compatible with the site and surrounding buildings. Natural
colors (earth tones found within the Vail area) should be utilized. Primary colors or other
bright colors should be used only as accents and then sparingly such as upon trim or
railings. All exterior wall materials must be continued down to finished grade thereby
eliminating unfinished foundation walls. All exposed metal flashing, trim, flues, and rooftop
mechanical equipment shall be anodized, painted or capable of weathering so as to be non-
reflective.
4) Steamboat Springs
Primary Building and Roof Colors
(a)
Permitted primary building and roof colors may be applied to any building or
roof element and shall consist of the following:
(i) Dark reds and maroons;
(ii) Dark and sage greens;
(iii) Browns, sepias, and tans; or
March 18, 2014 PZC Meeting – LRV Review Page 3 of 6
(iv) Variations of the above colors that result from natural weathering or
oxidation processes (rusts, grays, etc.).
Accent Building Colors
Accent building colors shall only be used on wall surfaces—not roofs. Accent
building colors shall consist of the following:
(i) Gray-blues;
(ii) Ochres, yellow-browns;
(iii) Light tans, off-whites; and
(iv) Grays and dark grays.
Bright or highly reflective variations of these colors are prohibited.
6) Beaver Creek
To establish an overall image or “feel” to the architecture that meets the expectation
of a Colorado mountain retreat. As a contrast to urban development, Beaver Creek
is intended to be a mountain retreat, a place to enjoy a balance between nature
and human-built environment. Buildings and the design of spaces shall use forms that
convey a sense of protection from the harsh mountain weather, indigenous materials
that visually link the architecture to the surrounding mountains, and colors that
blend buildings into the natural earth and vegetation. Buildings should also portray
the cultural and natural history of the Colorado Mountains with featured accent
colors that provide complementary distinction from the surrounding buildings and
landscaping.
5) Silverthorne
Require exterior colors to be subtle yet rich colors rather than intense,
bright colors; and color schemes to tie building elements together and to
enhance the architectural form of the building;
March 4, 2014 PZC Meeting
The Commission again discussed the LRV standards at the March 4, 2014 meeting. The
Commission again requested that Staff bring back LRV samples for additional properties
including Arrabelle, Liftview, and 1st Bank Avon. Unfortunately, none of the LRV numbers for
these projects was available at the time of this report.
Background
At the August 6, 2013 meeting the Planning and Zoning Commission (PZC) reviewed a color
change application (Attachment A) for three (3) properties: the Christy Sports building; the
Benchmark Shopping Center building; and, the Avon Annex building. The applicant received
approval to move forward with the color change on the Christy Sports building, but the
remaining buildings were continued with concerns over how some of the colors would
appear on the site. The PZC directed the applicant to paint samples of the proposed colors
on the Annex and Benchmark Shopping Center buildings, so that a review of the colors
under natural light could be performed. The Applicant complied with this request and in
March 18, 2014 PZC Meeting – LRV Review Page 4 of 6
addition painted alternative color samples for the “Monterey White” color, including,
“Manchester Tan” and “White Sands”.
The PZC held a Special Meeting on August 13, 2013 to review these colors, and at that
meeting the PZC discussed their concerns over the (Light Reflective Value) LRV for
“Monterey White”. Ultimately the PZC approved the color change application with the
following conditions and findings:
Conditions:
1. The Christy Sports Building is approved as proposed;
2. The Benchmark Shopping Center is approved as proposed; and,
3. The Annex building colors were approved as follows:
a. “Buckingham Gardens” was approved as proposed as an accent color;
b. “Branchport Brown” was approved as proposed as a roof color; and,
c. “Monterey White” was not approved, but “Manchester Tan” was approved
as a base color.
Findings:
1. The LRV for “Manchester Tan” was nominally outside the Design Standards;
2. The Annex building is a one story building and there will be minimal visual impact as
compared to a taller building;
3. “Manchester Tan” is substantially similar to what exists on the building today;
4. “Monterey White” was approved on the soffits of the Benchmark Shopping Center
as it was limited to the ceiling of the walkways and will have limited application.
Appeal
The Applicant appealed the PZC’s decision, and the Town Council reviewed the appeal at
their September 24, 2013 meeting. At the meeting the Applicant consented to a longer
appeal timeframe, and the Council continued the public hearing and final decision until April
22, 2014. Staff was directed to work with PZC to review the LRV standards and present their
findings, and any potential changes to the color standards in the code. The meeting minutes
from Council’s decision are attached to this Memorandum as Attachment B.
Review Criteria
Section 7.28.090(c), Generally Applicable Design Standards, outline the requirements for building
materials and colors as follows:
(3) Building Materials and Colors
(i) The use of high quality, durable building materials is required. Exterior walls shall
be finished with materials used in a manner sympathetic to the scale and architectural style
of the building.
(ii) Preferred materials reflect the Town’s sub alpine character such as native stone,
wood siding, masonry or timbers.
(iii) The following building materials and wall finishes are not permitted on the exterior
of any structure:
March 18, 2014 PZC Meeting – LRV Review Page 5 of 6
(A) asphalt siding,
(B) imitation brick,
(C) asbestos cement shingles or siding,
(D) imitation log siding, or
(E) plastic or vinyl siding.
(iv) The Planning and Zoning Commission shall consider newly developed materials in
light of subsections (i)‐(iii), above, and make a determination about appropriateness.
(v) Indigenous natural or earth tones such as brown, tan, grey, green, blue, or red in
muted, flat colors with an LRV (Light Reflective Value) of sixty (60) or less are required.
(vi) The following colors are prohibited: neon, day‐glow, fluorescent, reflective, and
non‐earth tones.
(vii) All flues, flashing, and other reflective materials shall be painted to match and/or
appropriately contrast with adjacent materials.
§7.16.080(f), Development Plan
(1) Evidence of substantial compliance with the purpose of the Development Code as
specified in §7.04.030, Purposes;
(2) Evidence of substantial compliance with the §7.16.090, Design Review.
(3) Consistency with the Avon Comprehensive Plan;
(4) Consistency with any previously approved and not revoked subdivision plat, planned
development, or any other precedent plan or land use approval for the property as
applicable;
(5) Compliance with all applicable development and design standards set forth in this
Code, including but not limited to the provisions in Chapter 7.20, Zone Districts and Official
Zoning Map, Chapter 7.24, Use Regulations, and Chapter 7.28, Development Standards; and
(6) That the development can be adequately served by city services including but not
limited to roads, water, wastewater, fire protection, and emergency medical services.
§7.16.090(f), Design Review
(1) The design relates the development to the character of the surrounding community;
or, where redevelopment is anticipated, relates the development to the character of Avon as
a whole;
(2) The design meets the development and design standards established in this
Development Code; and
(3) The design reflects the long range goals and design criteria from the Avon
Comprehensive Plan and other applicable, adopted plan documents.
§7.16.120(d), Alternative Equivalent Compliance
(1) The proposed alternative achieves the intent of the subject design or development
standard to the same or better degree than the subject standard;
(2) The proposed alternative achieves the goals and policies of the Avon Comprehensive
Plan to the same or better degree than the subject standard;
(3) The proposed alternative results in benefits to the community that are equivalent to or
better than compliance with the subject standard; and
(4) The proposed alternative imposes no greater impacts on adjacent properties than
would occur through compliance with the specific requirements of this ordinance.
March 18, 2014 PZC Meeting – LRV Review Page 6 of 6
Recommendation
Staff recommends that the PZC review the generally applicable Color standards in this
report and discuss if there is any desire to amend these regulations. If PZC would like to
make a recommendation for changes (if any), Staff is seeking direction to formulate a
recommendation.
Some questions to consider during the work session:
Is there an appetite to increase the LRV standard Town wide or in certain areas?
Should the LRV standard be removed all together based on how other communities
handle design review?
Does PZC want to have different regulations for Commercial and/or Mixed-Use Projects?
Attachments
A. Annex Building Application presented to the PZC: including Color Samples, Photos of the
paint samples, and AEC request from the Applicant;
B. September 24, 2013 Council Minutes from Appeal
Date: July 30, 2013
Subject: Color Modification for Avon Properties
Part I: Written Description of “color modification” for the Benchmark Shopping Center,
Annex and Christy Sports buildings:
Benchmark Shopping Center
-Base color: Mexicana 2172-30
-Trim color: Branchport Brown HC-72
-Accent on ceiling and walkways: Monterey White HC-27
Annex
-Base color: Monterey White HC-27
-Trim and accent color: Buckingham Gardens 545
-Roof color: Branchport Brown HC-72
Christy Sports
-Trim and accent color: Branchport Brown HC-72
Part II: Response to Review Criteria
(d) Review Criteria. The review authority shall use the following review criteria as the
basis for a decision on an application for alternative equivalent compliance:
(1) The proposed alternative achieves the intent of the subject design or
development standard to the same or better degree than the subject standard;
(2) The proposed alternative achieves the goals and policies of the Avon
Comprehensive Plan to the same or better degree than the subject standard;
(3) The proposed alternative results in benefits to the community that are
equivalent to or better than compliance with the subject standard; and
(4) The proposed alternative imposes no greater impacts on adjacent properties
than would occur through compliance with the specific requirements of this
ordinance.
Attachment A
Response: Hoffmann Commercial Real Estate has identified areas in its existing “Avon
Real Estate Portfolio” where drastic improvement must be made. One of the areas identified
is the repainting of its properties with a more cohesive color palette. We have utilized
professional, local expertize via Worth Interiors to establish a color scheme that is consistent
with Avon’s look, feel and core values. The color “Monterey White HC-27” is crucial in
accomplishing our goals and we are thus requesting a waiver of the required Light Reflective
Value of 60 to allow a LRV of 77.32 represented by the Monterey White.
Best regards,
Greg Hoffmann
Principal
Attachment A
Benjamin Moore “Mexicana” (2172-30) – LRV: 11.9
Benjamin Moore “Branchport Brown” (HC-72) – LRV: 7.58
Attachment A
Benjamin Moore “Buckingham Gardens” (545) – LRV: 30.2
“White” Color options
1. Benjamin Moore “Monterey White” (HC-27) – LRV: 77.32
2. Benjamin Moore “Manchester Tan” (HC-81) – LRV 63.69
Attachment A
3. Benjamin Moore “White Sand” (OC-10) – LRV 68.11
Attachment A
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Attachment B
Attachment B
March 4, 2014 PZC Meeting Minutes Page 1 of 2
Town of Avon Planning & Zoning Commission
Meeting Minutes
Tuesday, March 4th, 2014
Avon Town Council Chambers
Meetings are open to the public
Avon Municipal Building / One Lake Street
I. Call to Order
The meeting was called to order at 5:05pm.
II. Roll Call
All commissioners were present.
III. Additions & Amendments to the Agenda
There were no amendments or additions to the agenda.
IV. Conflicts of Interest
No conflicts of interest were presented.
V. Minor Design & Development Plan
ECO Transit Bus Shelter
Property Location: Avon Station
Property Address: N/A
Applicant: Jared Barnes, ECO Transit / Owner: Town of Avon
Description: Design review for a new ECO bus shelter located at Avon Station adjacent to
Lettuce Shed Lane. Improvements include a concrete pad, textured colored concrete base,
steel beams, wood siding, and a corrugated metal roof.
Discussion: Jared Barnes, Multimodal Planner for ECO Transit, presented the history of
regional transit in Eagle County and ECO transit’s formation. Jared highlighted the new
location proposed for the bus shelter and the general intent of the design to match neighboring
structures.
Commissioner Losa commented on the base material and that it should not mimic stone;
rather, let concrete be concrete. He recommended a stain or colored concrete (i.e. 4
seasons walls). Commissioner Losa recommended modifications to roof pitch to be closer to
the pitch of the Avon Bus shelter, with similar materials to the existing Avon Bus Shelter as
well.
Commissioner Hardy was in agreement with Commissioner Losa’s comments. She also liked
the wood siding around the building for added interest.
Commissioner Bonidy agreed with the board-formed concrete and roofing material
recommendations stated by Commissioner Losa. He was not favorable of the wood siding
wrapping the structure. Commissioner Bonidy recommended that the steel structure be
painted dark bronze color if possible. Commissioner Bonidy was concerned with the plastic
glazing and recommended exploring other options that are more durable.
Commissioner Prince asked Staff if there was any significant vandalism problem at the Avon
Bus Shelter. Matt Pielsticker was not aware of any problems in the area. Commissioner
Prince felt that the location of the newly planned structure was good, and that Jared should
work with Staff to look at the lighting. Commissioner Prince commented that the new shelter
needs to relate to Avon Transit bus shelter, was in agreement with the roofing material
comments, and felt that breaking up the clear siding with either wood or some other material
was important.
March 4, 2014 PZC Meeting Minutes Page 2 of 2
Commissioner Minervini was in agreement with the other Commissioner’s comments and that
matching the adjacent transit building was appropriate in this case.
Commissioner Struve liked the idea of moving the structure to the new location. He felt that
the potential vandalism alone should not drive the design of the structure. Commissioner
Struve agreed with other comments around colors needing to match other structures in the
vicinity.
Commissioner Bonidy asked Jared Barnes to study adding a stone base if possible.
Commissioner Clancy expressed general support for the application citing that it will be a great
improvement in the new location. He echoed other members’ comments related to the roof,
concrete base, and colors.
Jared responded to Commissioner comments and stated that ECO could match roofing
materials. He summarized the direction received
Action: Commissioner Prince made a motion to table the application in order for the design
details to be revised and finalized. Commissioner Struve seconded the motion, and all were in
favor. The motion passed 7-0.
VI. Action on Draft Meeting Minutes
February 18, 2014 Meeting
The Commission presented numerous minor modifications to the draft minutes.
Action: Commissioner Struve moved to approve the meeting minutes, and Commissioner
Prince seconded the motion. The motion passed with a 4-0 vote. Commissioners Losa and
Minervini abstained due to their absence from the February 18th meeting.
VII. Work Session - CONTINUED FROM FEBRUARY 18, 2014 MEETING
Light Reflective Value Discussion
Discussion: Commissioner Bonidy was comfortable with eliminating the LRV requirement
altogether, and felt that the Annex building was o.k. as painted.
Commissioner Minervini felt that that the Annex building was bright and only the fire station
was brighter.
Jared Barnes recommended keeping a number standard of 60 or 70 because it is helpful for
developers and Staff for implementation and a common understanding of expectations.
Commissioner Losa discussed the difference between East and West Avon and how tieing the
two sides of Town together has been and continues to be the goal we should be striving for.
Color is one of the fundamental design elements to achieve a cohesive environment. He
recommended looking at a range of pantone colors (ie Steamboat) since that has proven an
effective approach.
The Commissioners had a discussion around whether to have a LRV number standard and
whether or not the Commercial projects should be treated differently than Residential. The
Commission ultimately directed Staff to research some other properties to see what the actual
LRV was, including: 1st Bank, the chimneys at Lift View Condominiums, and Arrabelle.
VIII. Other Business
New Planner has been hired and will start March 17th.
Highway 6&24 Retaining Walls
IX. Adjourn
The meeting was adjourned at approximately 7:35pm.