L22 B2 BMBC design modTown of Avon
Minor Project Staff Report
March 16, 1999 Planning & Zoning Commission meeting
Report date
March 12, 1999
Project type
Mixed Use
Legal description
Lot 22 and 22A, Chapel Square Subdivision
Zoning
PUD
Address
220 Beaver Creek Place
Introduction
Palmos Development has submitted two modifications to the Chapel Square Final Design approval. The first is a modification to the final lighting plan. They are requesting wall mounted
shoe box fixtures on the south and east sides of Building B, rather than a free standing fixture that would be located along the property line. They are also proposing that the standard
green Town street lights be installed within the Chapel Square right-of-way adjacent to the Wal-Mart parcel, but not adjacent to Building C. The final design approval also included
a condition that final lighting cut sheets be approved by the Planning and Zoning Commission.
The second request is for a modification to Building D, the existing commercial building adjacent to Wal-Mart. They would like to provide a flat roof and an arcade matching the Wal-Mart
façade and arcade on the B and C buildings rather than constructing a pitched roof. The applicant’s architect has requested the flat roof for several reasons. First, in his opinion,
the taller pitched roof will obscure the view of the buildings behind Building D. Second, he believes that the pitched roof would not be in scale with the building when it is shortened.
Design Review Considerations
According to the Commission’s Procedures, Rules & Regulations, Section 4.10, the Commission shall consider the following items in reviewing the design of this project:
The conformance with setbacks, massing, access, land use and other provisions of the Zoning Code.
The conformance with other applicable rules and regulations of the Town of Avon.
The type and quality of materials of which the structure is to be constructed.
The design of site grading and drainage to minimize impacts to adjacent sites, rights-of-way and easements.
The compatibility of proposed improvements with site topography, to minimize site disturbance, orient with slope, step building with slope, and minimize benching or other significant
alteration of existing topography.
The appearance of proposed improvements as viewed from adjacent and neighboring properties and public ways, with respect to architectural style, massing, height, orientation to street,
quality of materials, and colors.
The objective that no improvement be so similar or dissimilar to others in the vicinity that monetary or aesthetic values will be impaired.
The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon.
Staff Comments
Lighting Modification
The final design approval included conditions that the lighting plan conform to the Design Guideline standards and that the lighting cut sheets be approved by the Planning and Zoning
Commission. The Design Guidelines in the Planning and Zoning Commission Procedures, Rules and Regulations state that light spillover to adjacent properties should be minimized. The
Design Guidelines for the Downtown and commercial core recommend a maximum foot candle of .60 for parking lots..
The proposed building mounted shoebox fixtures will direct the lighting downward so that there is no-off site glare in conformance with the Design Guidelines.
The average foot candle level for the parking lots is 1.13 which exceeds the recommended .average foot candle level recommended for downtown and commercial core properties. The lighting
levels on the Chapel Square property are lower in most areas than the existing Wal-Mart Parking Lot.
Roof Modification
In staff’s opinion the flat roof with arcade is in conformance with the Design Guideline requirements, including Criterion. The flat roof matches the Wal-Mart building and the arcade
matches the arcades on Wal-Mart, and Buildings B and C.
Staff recommends that the north elevation of Building D, be revised to include storefront windows and arches consistent with the south elevation, the north elevation of Building B and
south elevation of Building C. The Design Guidelines for the commercial core state that the minimum allowable glass area is 75 percent of walls opening on to the pedestrian or ground
level. This elevation faces Chapel Place and the main pedestrian walkway and should a more finished appearance.
Staff supports the modification to the roof for the reasons stated by the architect.
Staff Recommendation
Approve the lighting and roof modification with one condition: that the shoebox lighting fixture match the surrounding building color.
Recommended Motion
“I move to approve the modification to final design for Chapel Square Building D and the lighting plan modification for Lot 22 and 22 A, Chapel Square Subdivision as depicted on the
applications and plan sets dated March 5……………………. with the following conditions:
“
If you have any questions regarding this project or any planning matter, please call me at
748-4030 or stop by the Community Development Department.
Respectfully submitted,
Karen Griffith, AICP
Town Planner
Planning & Zoning Commission Action
( Approved as submitted ( Approved with conditions (noted below)
( Denied ( 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):
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Signed:
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Andrew Karow, Chair
Attest:
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Sue Railton, Secretary