PZC Packet 070186STAFF REPORT TO PLANNING & ZONING COMMISSION - 7/1/86
Lot 1, Riverside Center Addition (Selby Property)
Preliminary Design Review
INTRODUCTION:
The applicant has requested a preliminary design review of proposed development
of Lot 1, Riverside Center Addition. The site consists of 1.56 acres and is
bounded by Tract A on the north and east, Highway 6 on the south and the White
property on the west. Tract A is located along the Eagle River and is zoned OLD.
The White property is currently zoned SPA but no specific site development plan
has been approved at this time. Nottingham Station is located across the Eagle
River from the site. It is also zoned SPA with no approved site development
plan at this time.
Lot 1 is zoned NC (Neighborhood Commercial) with no residential development
rights. The proposed development consists of approximately 8,800 square feet of
mixed use commercial to be constructed on two levels. The anticipated uses are
restaurant, retail, personal service shops and offices. Proposed building
materials consist of split face concrete block, 8" aluminum siding and standing
seam metal roof. Proposed colors are Heritage Gray siding, Villager Red trim
and Forest Green roof and columns.
STAFF COMMENTS:
The following comments are based upon information available at this time and may
or may not be appropriate upon receipt of a complete submittal:
1. The proposed aluminum siding requires specific approval by the Commission.
Planning and Zoning Commission Rules and Regulations 5.10g (2);
2. A sign program including size, location, type and number of signs for the
site and building must be provided as a part of the design review. Sign
Code 15.28.080 Q;
3. If the existing overhead electrical line is altered or relocated, such
alteration requires Special Review approval. Zoning Code 17.04.060 C;
a. If the line requires relocation, Staff suggests the installation
be underground;
4. The proposed entrance is located on the adjacent property. Documentation
authorizing this location must be provided. Access to this site will
also require a permit from the Colorado Department of Highways;
5. A minimum entrance width of 24 feet is suggested. This should improve
parking lot and loading space access;
6. Entrance and parking lot grades are extremely critical in this location.
Grades of 5 or 6 percent could create problems dining winter months;
Staff Report to Planning & Zoning Commission - 7/1/86
Lot 1, Riverside Center Addition (Selby Property)
Preliminary Design Review
Page 2 of 3
STAFF COMMENTS, CON'T.:
7. The preliminary site plan shows 41 parking spaces. Based upon the
following assumptions, parking requirements would be:
Restaurant 2,000 sq.ft.
@ 1/60 sq.ft. seating area
33.3
Spaces
Retail 3,600 sq.ft.
@ 4/1000 sq.ft.
14.4
Spaces
Office 1,780 sq.ft.
@ 3/1000 sq.ft.
5.3
Spaces
TOTAL
53
Spaces
8.• Existing vegetation has not been shown and particularly the dominant
trees located along the Eagle River. Provisions should be made for the
protection of these trees in both the design and during construction;
9. Very limited landscaping is shown along the front of the project.
Staff suggests the use of berming and relati y intense landscaping
along Highway 6 to partially screen the parking lot. Also, planter
boxes along the front of the building could possibly provide a visual
separation between parking lot and building;
10. The purpose of the removable guardrail section near the trash enclosure
is not clear but Staff would point out that this is not an acceptable
area for snow storage;
11. Staff suggests the site plan incorporate provisions which would allow
access to an improved pedestrian/bike path along the river to both the
east and west;
12. Sewer service to this site may be quite critical and could affect building
and site elevations. These details should be worked out prior to final
design approval;
13. Fire protection services may be quite critical. Preliminary information
indicates that an additional hydrant may be required for the site and
due to the inaccessibility of the north side of the building, a sprinkler
system may be required.
The above comments are not intended to be a complete list of the information not
included for final review and approval but to provide an indication of the areas
we feel may create potential problems during the development of final plans.
Staff Report to Planning & Zoning Commission - 7/1/86
Lot 1, Riverside Center Additior. (Selby Property)
Preliminary Design Review
Page 3 of 3
RECOMMENDED ACTION:
1. Introduce application;
2. Presentation by applicant;
3. Review and comment.
Respectfully Submitted;
17- '4�7�
Norm Wood
Director of Engineering
and Community Development
Planning and Zoning Action:
Approved as Submitted ( ) Approved ith Recommended Conditions ( )
Approved with Modified Conditions ) Continued( 146C Withdrawn ( )
Date /�1 y> Secretary
NW/mml