L24 B2 BMBC Design ModTown of Avon
Final Design Staff Re cert
p
July 2, 1996 Planning & Zoning Commission meeting
Report date June 28, 1996
Project type Final Design Modification (956 Square Foot Addition)
Legal description Lot 24, Block 2, Benclunark at Beaver Creek
Subdivision - Avon Plaza
Zoning Shopping Center (SC)
Address 0150 East Beaver Creek Boulevard
Introduction
This mixed-use project received Final Design approval on June 21, 1994. The applicants are
applying for a design modification to add 956 square feet of office space to the upper level of
Building A.
At the time of the original design approval, parking was calculated using the square footage of
each particular use (attached is a copy of the parking calculations for those approved plans). That
plan showed that 76 spaces would be provided instead of the 73 required spaces. During the
project's building permit review, the parking calculations were adjusted to reflect the actual
number of standard spaces that the site could truly accommodate. This revision resulted in 73
spaces being required.
With this current application for Final Design Modification, the parking calculations have once
again been refined to reflect what the applicants state are more accurate measurements of square
footages and updated tenant uses. These adjusted numbers show the approved project requires 71
spaces against the 73 spaces provided. When the additional 956 square feet of office space is
added, the parking requirement remains at 73 spaces.
Attached are the adjusted square footage measurements and tenant space uses as provided by the
applicant and a table created by staff detailing the project's parking calculations. Because this data
was provided at the time of the writing of this report, staff has not had time to confirm these
measurements.
Design Review Considerations
According to the Commission's Procedures, Rules & Regulations, Section 6. 10, the Commission
shall consider the following items in reviewing the design of this project -
1. Conformance with the Zoning Code and other applicable regulations of the Town.
As mentioned above, this project's parking requirements were originally reviewed using the
square footage of each tenant space and the appropriate factor based upon the type of use for
Town of Avon Community Development ;'''gyp&z\070296\24b2bs7.d3c
(970) 949-4280 Fax modem (970) 949-5749
Lot 24, Block 2, Benchmark at Beaver Creek Subdivision, Final Design Modification page 2
July 2, 1996 Planning & Zoning Commission meeting
that space. Continuing this method, the proposed additional 956 square feet of office space
would make the total number of required parking spaces increase to 73 spaces.
It should, however, be pointed out that subsequent to this project's Final Design approval, the
mixed-use parking calculation has been uniformly applied to all projects proposing two or
more uses in one project. The mixed-use calculation requires 5.5 parking spaces be provide
for every 1000 square feet of Gross Leaseable Floor Area (GLFA) on the main level and 4.0
spaces per 1000 square feet of GLFA for all additional levels. If this standard were applied to
the this project, the existing approved project would have required 96 spaces. The proposed
addition added into the mixed-use calculations would require 101 spaces.
2. The suitability of the improvement, including type and quality of materials of which it is to be
constructed and the site upon which it is to be located.
The addition appears suitable in terms of materials and colors as it will match all approved
materials and colors.
3. The compatibility of the design to minimize site impacts to adjacent properties.
The design of the addition will have no impact upon adjacent properties. However, because
this project does not provide sufficient parking under the mixed-use calculations, the
additional office space would cause an even greater impact upon the availability of parking.
This would most likely cause persons visiting businesses at this project to find parking off-site.
4. The compatibility of the proposed improvements with site topography.
Not applicable.
5. The visual appearance of any proposed improvement as viewed from adjacent and neighboring
properties and public ways.
The proposed addition matches the general theme of the approved design and thus should not
present any adverse effects upon the visual appearance of the project as viewed from adjacent
and neighboring properties and public ways.
6. The objective that no improvement be so similar or dissimilar to others in the vicinity that values,
monetary or aesthetic will be impaired.
See consideration #5 above.
7. The general conformance of the proposed improvements with the adopted Goals, Policies and
Programs for the Town of Avon.
T he proposed addition of 956 square feet of additional office space does not conform with
Goals, Policies and Programs of the Town of :Avon.
Staff Recommendation
The proposed addition of 956 square feet of additional office would cause this project to match its
available parking. However, since this proposed design modification is being applied for after the
project has been granted both Final Design approval and been issued a building permit in which
the older method of assigning parking requirements was used, staff feels that any additions to the
project should satisfy the current Town parking regulations for mixed-use projects. Therefore,
staff recommends denial of the requested Final Design Modification to add 956 additional square
feet of Office space to this project.
Town of Avon Community Development j:\p&z\070296\24b2bs7.doc
(970) 949-4280 Fax modem (970) 949-5749
Lot 24, Block 2, Benchmark at Beaver Creek Subdivision, Final Design Modification page 3
July 2, 1996 Planning & Zoning Commission meeting
Recommended Motion
Deny the Final Design Modification of Lot 24, Block 2, Benchmark at Beaver Creek Subdivision.
If you have any questions regarding this project or any planning matter, please call me at
949-4280 (extension 139), or stop by the Community Development Department.
R `4H.ar
ed,
e C,
-Planner
Town of Avon Community Development j:\p&z\070296\24b2bs7.doc
(970) 949-4280 Fax modem (970) 949-5749
Lot 24. Block 2, Benchmark at Beaver Creek Subdivision, Final Design Modification page 4
July 2. 1996 Planning & Zoning Commission meeting
Planning & Zoning Commission Action
❑ Approved as submitted
6d" Denied
❑ Approved with conditions (noted below)
❑ Tabled
❑ Withdrawn by applicant
Conditions of approval, reasons for tabling or withdrawal of application, or basis for denial (refer
to code or guidelines by number).-
Jack
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Date i ZO
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Attest:
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Sue Railton.
Town of Avon Community Development }:\p&z\070296\24b2bs7.doc
(970) 949-4280 Fax moaem (970) 949-5749