PZC Packet 062089STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lots 26/27, Block 1, Benchmark at Beaver Creek
Mountain Center Buiding Unit B-2
Jerry's Automotive Repair
Special Review Use
Jerry Vekre Owner
Public Hearing Continuance
Page 1 of 2
This item was continued from the June 6, 1989 Planning and
Zoning Commission Meeting. Please refer to that report for
background information.
Mr. Vekre has submitted a grading plan prepared by
Intermountain Engneering that addresses the concerns and
suggested requirements for approval stated in previous
report.
The plan addresses surfacing, drainage and screening but does
not propose any revegetation of existing or proposed
disturbed areas. It is suggested that these be reseeded with
native grasses and protected with netting.
A seven foot berm is proposed in the front setback to screen
the proposed car storage are, gravel is proposed as a
surfacing material and regrading directs surface drainage to
an existing catch basin.
STAFF RECOMMENDATION
If the Commission has adequate findings staff recommends
approval of the continuance of the SRU. Staff has drafted
Resolution 89-6 with the following conditions:
1. Aproval of car storage area and associated regrading as
submitted with application to continue the Special Review
Use.
2. The Special Review Use shall be re-evaluated at the time
of application of redevelopment of the Lot 26/27, Block 1,
Benchmark at Beaver Creek.
3. All existing and proposed disturbed areas shall be
reseeded with native grasses and all approved regrading,
surfacing and revegation shall be complete on or before
August 1, 1989.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lots 26/27, Block 1, Benchmark at Beaver Creek
Mountain Center Buiding Unit B-2
Jerry's Automotive Repair
Special Review Use
Jerry Vekre Owner
Public Hearing Continuance
Page 2 of 2
RECOMMENDED ACTION
1. Introduce Application
2. Presentation by Applicant
3. Open Continuance of Public Hearing
4. Close Public Hearing
5. Act on Application and Resolution 89-6
Respectfully Submitted,
�/ O �/�
Lynn Fritzle{or
Department of Community Development
PLANNING AND ZONING ACTION
Approved as Submitted ( ) Approved with Conditions (V)
Approved with Modified Conditions ( ) Continued ( )
Denied ( ) Withdrawn ( )
Date G- � Denise Hill Secretary CouiP-/u(.rx
The Commission approved Resolution 89-6 wish the addition of the followin
cnnditinn5 1 That the dumpster he Screened and the dptaflg of the
materials and colors be brought back to staff for review and approval.
2. No additional parking be permitted outside of the intended screened
area 3 This application be reviewed no later than July 1 1990.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Page 1 of 5
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
Avon Self Storage Mini -Warehouse Facility
Les Johnson, Equity Concepts
Mark Donaldson Architect
Parking Variance
INTRODUCTION
Les Johnson of Equity Concepts has submitted an application
for .; variance from the Town of Avon parking requirement
that would allow a proposed mini -warehouse facility proposal
to have a significant reduction from the parking and loading
requirements for a storage use. The variance application is
in conjunction with an application for design review.
The parking plan as submitted proposes 10 passenger vehic''e
spaces two of which are associated with the proposed
manager's unit, the remaining are located at the front and
rear of the site. There is no designated truck parking area
or truck loading zone on the plans.
The proposed facility has 41,137 sq. ft. of gross enclosed
space and 422 cubicles proposed that vary in size.
The drive aisles are 24'-0" wide with seven loading spaces
designated on one side, one of which is recommended Lo be
deleted to accomodate emergency acc-ss, please refer to
report for final design review.
STAFF COMMENTS:
The applicant has provided the following response to the
applicable criteria for the granting of a variance:
CRITERIA: The followintical__or_ unnecessary
of this particular regulation_ would result from the
strict. literal interpretation and enforcement of
the regulation._
APPLICANT RESPONSE: Because of the extremely
limited number of visits that these customers make
to their storage units, the parking requirements
are excessive for this specific use.
STAFF RESPONSE: The conceptual review application
did include copies of three other applicable
ordinances for mini -warehouse from urban
communities that are as follows;
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
Avon Self Storage Mini -Warehouse Facility
Parking Variance
June 20, 1989
Page 2 of 5
1. No parking requirements, but a requirement for
24' minimum width for drive aisles. (Colorado
Springs)
2. Parkinj area equal to 1/10th the area of the
gross floor area or approximately 1 required space
per 4,000 sq. ft. (Denver)
3. 1 parking space per 100 units (Sacramento).
Parking requirements in the Town of Avon for a
storage use are 1 per 800 sq. ft. of gross floor
area or 52 passenger vehicle parking spaces and two
loading berths for storage facilities over 25,000
sq. ft. It appears that our requirements are
considerably greater than the other municipalities
listed.
CRITERIA: The following.___ exceptional_ or
extraordinary circumstances or ___ conditions
applicable to the site do notapp_IY._gen_eral_.lyto
other _prpperties in_ the_same zone district.
APPLICANT RESPONSE: The development of this site is
being proposed as specifically and exclusively for
mini -storage units with the use of an on-site/live
in manager and will not include any other allowed
use such as retail or commercial uses which would
alter the parking needs in the future.
STAFF RESPONSE: The site and architectural design
of this proposal is use specific. Conversion to a
more intensive use is possible but will be
regulated through zoning and building code
requirements. The commission may attach a condition
to the variance approval to further insure
compliance.
CRITERIA: The strict or literal interpretation and
........l n+i^n Wnll I Cl
APPLICANT COMMENT: In order to develop this site in
a logical arrangement and to accomodate the needs
of the local fire department access, the existing
parking requirements are too restrictive.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
Avon Self Storage Mini -Warehouse Facility
Parking Variance
June 20, 1989
Page 3 of 5
STAFF COMMENT: The site plan does propose a loop
flow of vehicular circulation that enhances both
public and emergency access. The trade off in site
area from parking to circulation is justified given
the proposed use. One of the district goals for the
area is "Improve the vehicular circulation system
paticularly for service, delivery, emergency, and
mass transit vehicles."
The following are applicable criteria and findings for the
granting of a variance:
17.36.040 Approval Criteria_ Before acting on a variance
application, the Planning and Zoning Commission shall
consider the following factors with respect to the requested
variance:
A. The relationship of the requested variance to other
existing and potential uses and structures in the vicinity;
B. The degree to which relief from the strict or literal
interpretation and enforcements of a specified regulation is
necessary to achieve compatibility and uniformity of
treatment among sites in the vicinity, or to attain the
objectives of this title without grant of a special
privilege;
C. The effect of the requested variance on light and
air, distribution of population, transportation and traffic
facilities, public facilities and utilities, and public
safety;
D. Such other factors and criteria as the board deems
applicable to the proposed variance.
17.36 050 Findings Required_ The Planning and Zoning
Commission shall make the following findings before granting
a variance:
A. That the granting of the variance will not constitute
a grant of special privilege inconsistent with the
limitations on other properties classified in the same
district;
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
Avon Self Storage Mini -Warehouse Facility
Parking Variance
June 20, 1989
Page 4 of 5
B. That the granting of the variance will not be
detrimental to thn public health , safety, or welfare or
materially injuri,:)us to properties or improvements in the
vicinity;
C. That the variance is warranted for one or more of the
following reasons:
1. The strict, literal interpretation and enforcement of
the specified regulation would result in practical
difficulty or unnecessary physical hardship inconsistent with
the objectives of this title,
2. There are exceptional or extraordinary circumstances
or conditions applicable to the site of the variance that do
not apply generally to other properties in the same zone,
3. The strict. or literal interpretation and enforcement
of the specified regulation would deprive the applicant of
privileges enjoyed by the owners of other properties in the
same district.
STAFF RECOMMENDATIONS
If the Commission determines that there are adequate findings
for the granting of a variance approval is recommended.
Staff has prepared Resolution 89-10 recommending granting of
the variance with the following conditions:
1. The use be limited to warehouse storage units.
2. Any further conditions imposed through design review.
The draft of the resolution is for the purpose of review and
may be amended at the direction of the Commission.
RECOMMENDED ACTION
1. Introduce Application
2. Presentation by Applicant
3. Open Public Hearing
4. Close Public Hearing
5. Consideration By Commission
6. Act on Resolution 89-10
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
Avon Self Storage Mini -Warehouse Facility
Parking Variance
June 20, 1989
Page 5 of 5
Respectfully Submitted,
Ly Fritzlen
Department of Community Development
PLANNING AND ZONING ACTION
Approved as Submitted ( ) Approved with Conditions ( )
Approved with Modified Conditions ( ) Continued ( )
Denied ( ) Withdrawn ( )
Date Denise Hill Secretary L aiik IICX.0
The Commission approved Resolution 89-10 recommending approval of the
parking variance to the Town Council.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark at Beaver Cteck
Avon Self Storage, Mini -Warehouse Facility
Transfer of One Residential Development Right
from Lot 8, Block 3, Benchmark at Beaver Creek and a
Residential Unit in the IC Zone District
Special Review Use
Les Johnson Equity Concepts
Public Hearing
Page 1 of 4
Les Johnson of Equity Concepts, owner of the property
proposed to be developed for Avon Self Storage, is requesting
approval of a Special Review Use for the transfer of one
residential development right and a residential unit in the
IC Zone District.
Lot 25, Block 1, Bencmark at Beaver Creek is located in the
IC, Industrial Commercial Zone District where a residential
unit in connection with business is allowed as a special
review use. Lot 8, Block 3, Benchmark at Beaver Creek, where
the development right is coming from, is located in the RHDC
(Residential High Density and Commercial) zone district. Ths
transfer of residential development rights in all zone
districts, for the exception of SPA, is allowed as a Special
Review Use. In that one SRU ;annot be approved without the
other, staff has prepared one report and one resolution in
order that it be treated as a single action.
This application is concurrent with a request for approval of
a parking variance and final design review.
The purpose of the request is to allow for an onsite
manager's unit to enhance the security of the project and the
business operation. Mr. Johnson has indicated that an onsite
manager's unit in a mini -warehouse facility is now the
industry standard.
STAFF COMMENTS
The Cow.mission shall consider the following factors when
reviewing a special review use application:
A. The adequacy of the access to the site with respect
to the width of the adjacent streets, their grades,
intersection safety, visibility and entrance into the lot to
be developed;
COMMENT: Access configuration and requirements heave been
coardinated with the Town of Avon staff.
B. Whether there exists safe access and sufficient water
pressure to provide fire protection;
rio
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark at Beaver Creek
Avon Self Storage, Mini Warehouse Facility
Transfer of One Residential Development Right
from Lot 8, Block 3, Benchmark at Beaver Creek and a
Residential Unit in the IC Zone District
Special Review Use
Page 2 of 4
COMMENT: Fire protection has been reviewed by the Town of
Avon staff and is further addressed in the report for Final
Design Review.
C. The existent water pressure in the area and the
ability of the water system to supply domestic needs;
COMMENT: The single unit will have a nominal impact on the
existing system.
D. Whether there will be provided sufficient offstreet
parking as determined by (1) the intended use of the
property, (2) walking distance to the downtown area, and (3)
the availability of public transportation;
COMMENT: As proposed the manager's living unit will be
provided two covered parking spaces.
The single residential unit will not create a significant
demand for public transportation or pedestrian
interconnections.
E. The impact of the development, considering the
potential for stream and air pollution, the availability of
public transportation and other public or private services,
and any other factors affecting the overall development and
the surrounding areas, including but not limited to building
height, view plane, drainage and other Fhys'cal and aesthetic
features.
COMMENT: The proposal will have on no significant or unusual
impacts on existing services or surrounding properties.
STAFF RECOMMENDATION
Staff recommends approval of the special review use. Staff
has prepared Resolution 89-8 recommending approval of the
Special Review Use to the Town Council subject to the
following:
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark at Beaver Creek
Avon Self Storage, Mini -Warehouse Facility
Transfer of One Residential Development Right
from Lot 8, Block 3, Benchmark at Beaver Creek and a
Residential Unit in the IC Zone District
Special Review Use
Page 3 of 4
1. Any further conditions imposed through the Design Review
process.
The draft of this Resolution is for the purpose of review and
may be modified or amended at the direction of the
Commission.
RECOMMENDED ACTION
1. Introduce Application
2. Presentation by Applicant
3. Open Public Hearing
4. Close Public Hearing
5. Consideration by Commission
6. Act on Application and Resolution
Respectfully
Submitted,
Lynn Fritzien
Department of Community Development
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark at Beaver Creek
Avon Self Storage, oini-Warehouse Facility
Transfer of One Residential Development Right
from Lot 8, Block 3, Benchmark at Beaver Creek and a
Residential Unit in the IC Zone District
Special Review Use
Page 4 of 4
PLANNING AND ZONING ACTION
Approved as Submitted ( ) Approved with Conditions ( )
Approved with Modified Conditions ( ✓) Continued ( )
Denied ( ) Withdrawn ( )
Date (r -A? -R9 Denise Hill Secretary ,u- tut 1�
The Commission approved Resolution 89-8 with the addition of the following
conditions: 1. That the residential parking spaces will be uncovered.
2. That the dwelling unit will remain as a part of the storage facility.
3. That there be no subletting or renting of either one of the bedrooms.
-,
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark
Avon Self Storage
Les Johnson Equity Concepts
Mini -Warehouse Facility
Mark Donaldson Architect
Final Design Review
Page 1 of 6
INTRODUCTION
at Beaver Creek Subdivision
Les Johnson of Equity Concepts is requesting final design
review for a mini• -warehouse facility located on Lot 25, Block
1, Benchmark at Beavei Creek Subdivison. The lot is zoned
IC (Industrial Commercial) and storage and warehouse uses are
an allowed use in that zone district.
Lot 25 is a 1.41 (61,500 sq.ft.) acre site with a 25'-0"
drainage easement along the eastern property line. The front
portion of the lot is moderately sloped towards the road. The
rear or north portion of the lot slopes steeply up towards
forest service land. The property is sided by the Mountain
Center project on the west and an undeveloped parcel on the
east.
Three separate stuctures with 41,137 sq. ft. of gross
enclosed area which includes an ancillary office/onsite
manager's unit are proposed. This application is in
conjunction with a transfer of one residential development
right, approval of a Special Review Use to allow a
residential use and a parking variance.
This project was reviewed conceptualy at the May 2, 1989
Planning and Zoning Commission Meeting, the following are
staff considerations recommended to the Commision for that
review:
1. The site is highly visible from Interstate 70. A well
developed landscaping plan will enhance the area image as
well as the view from I-70.
2. A stepped retaining wall in the front setback in
combination with landscaping may ha.e a more desirable visual
appearance.
2. Security fencing is typically required for this type of
warehousing. Type and style of fence may have a significant
effect on the character of the the project.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
Avon Self Storage Mini-Warehouse Facility
Final Design Review
Page 2 of 6
3. Offsite drainage will have a signifcant impart on the
site design of this lot. A thorough drainage study and report
submitted with the desigr review application as well as
coordination with the Colorado Department of Highways will be
important to properly evaluating proposed site development.
5. As presented this proposal will require a sideyard
variance, parking variance (this has been addressed) special
review use and a density transfer. Addressing these
approvals, particularly a parking variance prior to the
application for Final Design Review may help alleviate the
need to significantly alter a fully developed design
proposal.
All of these items have been largely addressed in the Final
Design Review application.
6.10 DESIGN REVIEW CONSIDERATIONS
The Commission shall consider the following items in
reviewing the design of a proposed project:
6.11 THE CONFORMANCE WITH THE ZONING CODE AND OTHER
APPLICABLE RULES AND REGULATIONS OF THE TOWN OF AVON
COMMENT: Staff requested the applicant alter the site plan
layout to better acomodate emergencv vehicle access. The
revised submittal addressed all of staff concerns except one.
The northernmo.t loading space on the eastern drive aisle
should be eliminated to accomodate a 36'-0" turning radius
requirement.
An engineered drainage plan has been submitted but a drainage
report has not. Given the significant offsite drainage that
impacts this parcel, submittal of a report is recommended.
The building placement has been altered since the conceptual
presentation such that a sideyard building setback variance
is not required.
6.12 THE SUITABILITY OF THE IMPROVEMENT, INCLUDING TYPE AND
QUALITY OF MATERALS OF WHICH IT IS TO BE CONSTRUCTED AND SITE
UPON WHICH IT IS TO BE BUILT.
COMMENT: Proposed exterior materials are standing seam metal
roof, brown enameled steel and concret. aggregate exterior
panels. Rooves are shed rather than hip and gable as
presented in the conceptual review application.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
Avon Self Storage Mini -Warehouse Facility
Final Design Review
Page 3 of 6
Exterior materials and architectural form are generally in
harmony with the industrial character of the district.
6.13 THE COMPATIBILITY OF THE DESIGN TO MINIMIZE SITE IMPACTS
TO ADJACENT PROPERTIES.
COMMENT: There are no significant or unusual impacts to
adjacent properties.
6.14 THE COMPATIBLILITY OF PROPOSED IMPROVEMENTS WITH SITE
TOPOGRAPHY.
COMMENT: The area where there is building development is
moderately sloped and therefore easily developed. Floor level
is raised above the applicable flood plain level. Retainage
at the building entry is proposed to be composed of native
stone and integrated with landscaped planters. The proposal
is reasonably site sensitive.
6.15 THE VISUAL APPEARANCE OF ANY PROPOSED IMPROVEMENT AS
VIEWED FROM ADJACENT PROPERTIES AND PUBLIC WAYS.
COMMENT: The residential portion of the project provides an
appealing architectural elevation from Nottingham Road and
three building offsets are proposed for building B located on
the east.
Conversely the storage buildings themselves have negligible
planar relief and large expanses of unfenestrated,
unarticulated uniform surface area. It is suggested that
additional banding, roof overhangs, or building offsets to
considered to address this concern. Although this is an
industrial zoned area this location is highly visible from
I-70 as well as proxemic to Metcalf Road which serves the
Wildridge Res-dential area.
6.16 THE OBJECTIVE THAT NO IMPROVEMENT BE SO SIMILIAR OR
DISSIMILIAR TO OTHERS IN THE VICINITY THAT VALUES, MONETARY
OR AESTHETIC WILL BE IMPAIRED.
COMMENT: This design and specific use is unique to the
vicinity.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
,.von Self Storage Mini -Warehouse Facility
Final Design Review
Page a of 6
6.17 THE GENERAL CONFORMANCE OF THE PROPOSED IMPROVEMENTS
WITH THE ADOPTED GOALS, POLICIES, AND PROGRAMS OF THE TOWN OF
AVON.
The following are applicable adopted goals and policies for
District Six.
Development District Six: Those properties north of the I-70
right-of-way which are included within the Industrial and
Commercial Zone District.
I. Economic Development:
A. Economic Development Goals
2. Encourage the deve opment of a wide variety of
bulkwarehousing facilities that provide support for retail
establishments in the Central Business District.
2. Consider the inclusion of service and professional
offices within bulk warehousing facilities.
III. Transportation and Circulation:
A. Transportation and Circulation Goals:
2. Promote the safe separation of pedestrian, bicycle,
and vehicular traffic.
3. Improve the vehicular circulation system particularly
for service, delivery, emergency and mass transit vehicles.
6. Encourage the protection of structures against damage
from natural hazards.
B. Community Design Policies:
*1. Improve the landscaping and visual screening of
surface parking lots as viewed from Interstate 70 and
surrounding residential projects and vehicular thoroughfare.
2. Provide for the location or relocation existing
utility easements, lines and facilities so that future
construction minimizes the need to damage native vegetation,
steep hillsides, streets, walkways, principal view corridors
or renders platted property unbuildable.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
Avon Self Storage Mini -Warehouse Facility
Final Design Review
Page 5 of 6
*5. Provide for adequate snow removal and storage
facilities, as well as the retention and removal of
pollutants from surface runoff.
7. Encourage development proje^ts that have distinctive
architectural character and ease of access for vehicular
traffic.
STAFF RECOMMENDATION
If the Commission has adequate findings approval is
recommended conditioned by the following:
1. Submittal of a drainage report subject to review and
approval by the Town Engineer.
2. Consideration of additional architectural detail on
storage building elevations subject to Commision or Staff
review and approval.
3. Elimination of loading/parking space at the northern end
of the eastern drive aisle to accomodate a larger turning
radius for emergency vehicles.
RECOMMENDED ACTION
1. Introduce Application
2. Presentation by Applicant
3. Consideration by Commission
4. Act on Request
Respectfully Submiy.ted,
^ O
L7L y n '
r(i ritzlen J
Department of Community Development
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 25, Block 1, Benchmark at Beaver Creek Subdivision
Avon Self Storage Mini -Warehouse Facility
Final Design Review
Page 6 of 6
PLANNING AND ZONING ACTION
Approved as Submitted ( ) Approved with Conditions ( )
Approved with Modified Conditions ( ✓) Continued ( )
Denied ( ) Withdrawn ( )
Date 1„-10-F)) Denise Hill Secretary Srwh IL"
The C^Mmission approved the Final Design Revi«!w with the following changes:
1. A continuous culvert be placed to run under both driveway entrances,
continuous across the sodded area, covering both entrances. 2. A concrete
curb be placed along the landscaping area in front. 3. That the land-
scaping be increased and placed closer to the side perimeter of that area
and revised landscaping plans be submitted to staff for approval. 4. That
the gates on the trash enclosure be deleted. 5. That the roof be American
Steel Gulf Blue. 6. That the signage be a soft back -lit strip with white
letters. 7. That the staff recommendation of the deletion of one parking
space be included.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 23, Block 1, Benchmark at Beaver Creek Subdivision
Wolff Warehouse
Residential Unit in the IC Zone District
Amendment of Approved Special Review Use
Page 2 of 3
D. Whether there will be provided sufficient offstreet
parking as determined by (1) the intended use of the
property, (2) walking distance to the downtown area, and (3)
the availability of public transportation;
COMMENT: As proposed the site plan has adequate parking for
the existing residential and commercial uses as required by
the Town of Avon parking requirements.
The single residential unit will not create a significant
demand for public transportation or pedestrian
interconnections.
E. The impact of the development, considering the
potential for stream and air pollution, the availability of
public transportation and other public or private services,
and any other factors affecting the overall development and
the surrounding areas, including but not limited to building
height, view plane, drainage and other physical and aesthetic
features.
COMMENT: There does not appear to be any significant or
unusual impacts on adjacent properties by allowing the
residential use.
STAFF RECOMMENDATION
If the Commission has adequate findings approval may be
granted by amending Resolution 88-27.
Staff has drafted Planning and Zoning Commission Resolution
89-9 recommending approval of amending Resolution 88-27 and
deleting condition number 1, specifying that the residential
tenant be an employee of the tenant business.
This resolution is for the purposes of review and may be
altered at the direction of the Commission.
STAFF REPORT lv THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 23, Block 1, Benchmark at Beaver Creek Subdivision
Wolff Warehouse
Residential Unit in the IC Zone District
Amendment of Approved Special Review Use
Henry and Ester Wolff Owners
Paul Wolff Representative
Public Hearing
Page 1 of 3
INTRODUCTION
Paul Wolff on behalf of Henry and Ester Wolff is requesting
the Special Review Use approval of a residential unit in the
Wolff Warehouse be amended to allow a "building manager" who
is not required to be an employee of the tenant business.
A residential dwelling "in connection with a business' is
allowed as Special Review Use in the IC zone district.
Avon Town Council Resolution No. 88-27 approved the Special
Review use with the following conditions:
1. Residential use is restricted to employees of the tenant
business of the Wolff Warehouse, Lot 23, Block 1, Benchmark
at Beaver Creek.
2. Residential use shall comply with all technical codes
adopted be the Town of Avon.
The applicant has requested the amendment to delete the first
condition because it is unreasonably restrictive and will not
allow for an onsite building manager.
STAFF COMMENTS
The Commission shall consider the following factors when
reviewing a special review use application:
A. The adequacy of the access to the site with respect
to the width of the adjacent streets, their grades,
intersection safety, visibility and entrance into the lot to
be developed;
COMMENT: Access configuration is suitable for a residential
use.
B. Whether there exists safe access and sufficient water
pressure to provide fire protection;
COMMENT: Fire protection has been reviewed by the Town of
Avon staff and is adequate for a residential use as proposed.
STAFF REPORT TO THE PLANNING AND Z014ING COMMISSION
June 20, 1989
Lot 23, Block 1, Benchmark at Beaver Creek subdivision
Wolff Warehouse
Residential Unit in the IC Zone Dist,ict
Amendment of Approved Special Review Use
Page 3 of 3
RECOMMENDED ACTION
1. Introduce Application
2. Presentation by Applicant
3. Open Public Hearing
4. Close Public Hearing
5. Consideration by Commission
6. Act on Application and Resilution 88-9
Respectfully Submitted,
Lynn Fritzlen
Department of Community Development
PLANNING AND ZONING ACTION
Approved as Submitted ( ) Approved �+ith Conditions ( )
Apprcved with Modified Conditions (1/ ) Continued ( )
Denied ( ) Withdrawn ( )
Date (LDenise Hill Secretary
The Commission approved Resolution 89-9 with the following conditions:
1. Use of the residential unit be restricted to the employee of the land-
lord and no subletting of that apartment be allowed. 2. Young children
between the ages of 2 and 10 be prohibited from living on site because of
the proximity of the traffic and hazards. 3. Tnat this SRU be reviewed
the first meeting of February 1990.
ear
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 24, Block 1, Benchmark at Beaver Creek
Deep Rock Water Distribution Facility and a
Plumbing Contractor's Office and Warehouse
Mark Donaldson Architect
Conceptual Review
Page 1 of 6
INTRODUCTION
Mark Donaldson on behalf of Deep Rock Water owner of Lot 24,
Block 1, Benchmark at Beaver Creek has requested a conceptual
or informal review of a distribution facility and a plumbing
contractor's office and warehouse on Lot 24, Block 1,
Benchmark at Beaver Creek Subdivision.
The lot is zoned IC, Industrial Commercial, and wholesale
distribution and construction offices are an allowed use in
that zone district. The intended puropuse of the IC zone
district is to allow "light industrial and manufacturing
uses, wholesale outlets for proper operation of the
industrial area, warehousing and storage facilities."
Lot 24 is a .66 (28,750 sq.ft.) acre site with a 25'-0"
drainage easement along the eastern property line. The lot is
moderately sloped towards the road.
Three schematic site plan layouts have been submitted with
the application that vary from 10,450 to 12,040 sq. ft. of
gross floor area.
The site plan submitted indicates passenger vehicle parking
but no truck parking or turnaround. Although the elevation
submitted indicates a commercial type garage access suitable
for trucks, the site layouts do not provide for a loop of
traffic flow. Trucks will be required to back out onto the
public right of way in order to egress the site.
6.10 DESIGN REVIEW CONSIDERATIONS
The Commission shall consider the following items in
reviewing the design of a proposed project:
6.11 THE CONFORMANCE WITH THE ZONING CODE AND OTHER
APPLICABLE RULES AND REGULATIONS OF THE TOWN OF AVON
STAFF REPORT TO THE PLANNING
June 20, 1989
Lot 24, Block 1, Benchmark at
Deep Rock Water Distribution
Plumbing Contractor 's Office
Conceptual Review
Page 2 of 6
AND ZONING COMMISSION
Beaver Creek
Facility and a
and Warehouse
COMMENT: As proposed this application may not meet Town of
Avon requirements for truck loading and circulation.
Additional design information is needed to make a final
determination.
6.12 THE SUITABILITY OF THE IMPROVEMENT, INCLUDING TYPE AND
QUALITY OF MATERALS OF WHICH IT IS TO BE CONSTRUCTED AND SITE
UPON WHICH IT IS TO BE BUILT.
COMMENT: Proposed exterior materials are not called out on
the elevation. Exterior design and massing appears to be
compatible with other development in the vicinity. Additional
information is needed.
6.13 THE COMPATIBILITY OF THE DESIGN TO MINIMIZE SITE IMPACTS
TO ADJACENT PROPERTIES.
COMMENT: Given the information presented there does not
appear to be any unusual or significant impacts.
6.14 THE COMPATIBLILITY OF PROPOSED IMPROVEMENTS WITH SITE
TOPOGRAPHY.
COMMENT: Detailed topographical information has not been
submitted comments are based on the information presented.
Offsite drainage will have a signifcant impact on the site
design of this lot. Flood waters flow accross the lot,
through the easement, to a culvert underneath Nottingham Road
and into the I-70 right of way. The right of way appears to
have had significant siltation buildup and may not be
adequate to detain drainage from backing up onto the lot and
onto Nottingham road. A thorough drainage study and report is
stongly encouraged as well as coordination with the Colorado
Department of Highways.
6.15 THE VISUAL APPEARANCE OF ANY PROPOSED IMPROVEMENT AS
VIEWED FROM ADJACENT PROPERTIES AND PUBLIC WAYS.
--\
STAFF REPORT TO THE PLANNING
June 20, 1989
Lot 24, Block 1, Benchmark at
Deep Rock Water Distribution
Plumbing Contractor 's Office
Ponceptual Review
Page 3 of 6
AND ZONING COMMISSION
Beaver Creek
Facility and a
and Warehouse
COMMENT: This site is highly visible from I-70
areas, as well as snow storage appear minimal.
high retaining wall on Nottingl•am Road may have a
visual impact.
Landscape
The 7' -0 -
significant
6.16 THE OBJECTIVE THAT NO IMPROVEMENT BE SO SIMILIAR OR
DISSIMILIAR TO OTHERS IN THE VICINITY THAT VALUES, MONETARY
OR AESTHETIC WILL BE IMPAIRED.
COMMENT: This design would be unique to the vicinity.
6.17 THE GENERAL CONFORMANCE OF THE PROPOSED IMPROVEMENTS
WITH THE ADOPTED GOALS, POLICIES, AND PROGRAMS OF THE TOWN OF
AVON.
The following are applicable adopted goals and policies for
District Six:
Development District Six: Those properties north of the I-70
right-of-way which are included within the Industrial and
Commercial Zone District.
I. Economic Development:
A. Economic Development Goals
1. Promote the development of commercial buildings which
provide mixed use facilities for the sale and distribution of
wholesale/retail goods, as well as the conduct of light
manufacturing and service industries.
2. Encourage the development of a wide variety of
bulkwarehousing facilities that provide: support for retail
establishments in the Central Business Listrict.
B. Economic Development Policies:
*1. Encourage the assemblage of parcels where it would
facilitate the development of commercial and lodging uses.
2. Consider the inclusion of service and professional
offices within bulk warehousing facilities.
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 24, Block 1, Benchmark at Beaver Creek
Deep Rock Water Distribution Facility and a
Plumbing Contractor 's Office and Warehouse
Conceptual Review
Page 4 of 6
III. Transportation and Circulation:
A. Transportation and Circulation Goals:
2. Promote the safe separation of pedestrian, bicycle,
and vehicular traffic.
3. Improve the vehicular circulation system particularly
for service, delivery, emergency and mass transit vehicles.
B. Transportation and Circulation Policies
*1. Encourage the provision of pedestrian, bicycle, and
vehicular ways on both developed and undeveloped sites.
2. Provide for a vehicular access control plan that will
protect the safety of the streets and allow good access to
private property.
IV. Community Facilities:
A. Community Facilities Goals:
1. Protect the efficiency and safety of the area by
encouraging compatible uses to develop within and around its
perimeter.
#2. Function as an auto -accessible area.
v. Community Design:
A. Community Design Goals:
2. Function as an auto accessible area.
*3. Encourage proper site planning that orients
structures to 'Dtimum passive solar exposure and view
orientation, while providing view corridors for
commercial/industrial buildings on adjacent sites.
6. Encourage the protection of structures against damage
from natural hazards.
STAFF REPORT TO THE PLANNING
June 20, 1989
Lot 24, Block 1, Benchmark at
Deep Rock Water Distribution
Plumbing Contractor 's Office
Conceptual Review
Page 5 of 6
,ffl*�'
AND ZONING COMMISSION
Beaver Creek
Facility and a
and Warehouse
B. Community Design Policies:
*1. Improve the landscaping and visual screening of
surface parking lots as viewed from Interstate 70 and
surrounding residential projects and vehicular thoroughfare.
2. Provide for the location or relocation existing
utility easements, lines and facilities so that future
construction minimizes the need to damage native vegetation,
steep hillsides,streets, walkways, principal view corridors
or renders platted property unbuildable.
*5. Provide for adequate snow removal and storage
facilities, as well as the retention and removal of
pollutants from surface runoff.
*6. Encourage requirements and standards for the design
and construction of curb, gutter and sidewalks on all
development projects.
7. Encourage development projects that have distinctive
architectural character and ease of access for vehicular
traffic.
STAFF RECOMMENDATION
This a conceptual/informal review and no formal staff
recommendation is submitted at this time. The following are
considerations for the Commission in regards to this type of
development.
1. The site is highly visible from Interstate 70. A well
developed landscaping plan will enhance the area image as
well as the view from I-70.
2. Due to the limited size of this site and the site coverage
proposed truck turnaround and access are not fully addressed
in the alternates presented.
3. Offsite drainage will have a signifcant impact on the
site design of this lot. A thorough drainage study and report
submitted with the design review application as well as
coordination with the Colorado 5epartment of Highways will be
important to properly evaluating proposed site development.
.A*N
STAFF REPORT TO THE PLANNING AND ZONING COMMISSION
June 20, 1989
Lot 24, Block 1, Benchmark at Beaver Creek
Deep Rock Water Distribution Facility and a
Plumbing Contractor 's Office and Warehouse
Conceptual Review
Page 6 of 6
Respectfully Submit
Lynn Fritzlen
Department of Community Development