PZC Packet 110387STAFF REPORT TO PLANNING & ZONING COMMISSION - 11/3/87
Lot 21, Block 2, Benchmark at Beaver Creek
Avon Commercial Building - Building Modifications
and Site Plan - Design Review
INTRODUCTION:
At the meeting of October 51 1987, the Commission determined that Slifer Designs
was compatible with the parking requirements previously set forth for the building.
At that meeting there was lengthy discussion about existing on-site parking spaces
and the fact that the project is currently 2 spaces short of the minimum parking
required for uses already in the building. The applicant was directed to address
the parking issue along with design review for modifications to the building
exterior. Plans have been submitted which show additional parking spaces and
additional retail space proposed for the project.
STAFF COMMENTS:
The applicant has submitted plans which show Slifer Designs at the south end of
the building, Christy Sports expanding their retail operation by 828 square feet,
a vacant space of 888 square feet that the applicant would like approval for
more retail space, the existing Vail Associates offices, and a site plan showing
48 parking spaces. Although the parking calculations shown on the site plan are
correct, there are flaws in the site plan that limit the number of accessible
parking spaces to 44, the number required for those uses currently in the building.
In front of the building the site plan shows one row with 18 spaces, one row
with 20 spaces, and one area in front of the proposed Slifer Designs space with 4
spaces. The 18 spaces and the 4 spaces are all right, but due to the location
of the drive from Avon Road, it is only possible to fit 19 spaces, not 20, in
the other row. There are 2 spaces proposed north of the stairway to Christy Sports.
These 2 spaces are unacceptable because they have no legal access.
The applicant also shows 4 spaces back at the southeast corner of the property
by the trash enclosure. The applicant submitted a drawing showing the dumpster
being moved to add one space for a total of 4. This drawing shows the trash
enclosure moving 10 feet to the south. The trash enclosure as it currently exists
is only 2 feet from the property line and there is 32 feet from the enclosure to
the building. Due to the existing conditions in the field, the enclosure cannot
be moved enough to add a fourth space, so only 3 spaces can be counted in this area.
Based on field measurements and observations, Staff feels that a maximum of 44
accessible parking spaces can be provided on-site in the general configuration
of the proposed site plan.
si
Staff ort to Planning & Zoning Commission - 11/3/87
Lot 21, ock 2, Benchmark at Beaver Creek
Avon C, w2rcial Building - Building Modifications
and Site Plan - Design Review
Page 2 of 2
STAFF RECOMMENDATIONS:
Staff recommends that, if the Commission approves the modifications to the
buildinu exterior, the applicant be directed to provide the 44 parking spaces
required for uses currently in the building, ane that no approvals be granted
for additional retail space until such time as adequate parking is provided
for the additional retail space.
RECOMMENDED ACTIONS:
1. Introduce project;
2. Presentation by applicant;
3. Commission review of submitted material;
4. Act on application.
Respectfully Submitte ,
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Wht
Engineering Tle-t(nician
Planning & Zoning Action:
Approved as Submitted ( ) Approved with Recommended Conditions (Lf
Approved with Modified Conditions ( ) Continued ( } Denied ( ) Withdrawn ( )
Date -3 az.- 1�? Michael Blair, Secretary
)ld" !ncl
STAFF REPORT TO PLANNING & ZONING COMMISSION - 11/3/87
Lots 26/27, Block
Mountain Center -
Public Hearing
INTRODUCTION,
1, Benchmark at Beaver Creek
Variance Request
Vail Building Arts Associates, owners of the Mountain Center project now under
construction on Lots 26/27, Block 1, Benchmark at Beaver Creek, are requesting
a variance from the Zoning Cude to exclude the mini -storage space in the basement
from the parking requirements for the project. The applicant feels that since
an interior driveway has been provided to access the mini -storage bays, surface
parking for this space is unnecessary.
STAFF COMMENTS:
There is approximately 6,000 square feet in the basement of the building that
could be used for mini -storage bays. At the requirement of 1 space for 800
square feet (warehouse) this area would require approximately 8 parking spaces.
If this request were granted, these spaces would be available to other tenants
in the building.
Section 17.36-040 Approval Criteria, states:
Before acting on a variance application, the design review board shall consider
the following factors with respect to the requested variance:
A. The relationship of the requested variance to other existing or 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 compati-
bility and uniformity of treatment among sites in the vicinity, or to
attain the objectives of this title without grant of special privilege;
C. The effect of the requested variance on light and air, distribution of
population, transportation and traffic facilities, and public facilities
and utilities, and public safety;
D. Such other factors and criteria as the board deems applicable to the
proposed variance. (Ord. 81-9 S1(d)).
Section 17 36 050 Findings Required, states:
The Planning and Zoning Commission shall make the following written 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 Planning & Zoning Commission - 11/3/87
Lots 26/27, Block 1, Benchmark at Beaver Creek
Mountain Center - Variance Request
Public Hearing
Page 2 of 3
B. That the granting of the variance will not be detrimental to the public
health, safety, or welfare, or materially injurious 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. (ord. 81-9 S1(e)).
STAFF RECOMMENDATIONS:
Ir the Commission approves this variance request, the appropriate action would
bo to adopt Resolution 87-14 which Staff has prepared. If the Commission denies
this request, the Resolution should be modified to reflect the reasons for denial.
RECOMMENDED ACTIONS:
1. introduce variance request;
2. Presentation by anplicant;
3. Conduct Public Hearing;
4. Commission's review of criteria and findings required for approval of
the variance;
5. Amend Resolution 87-14 to reflect Commission findings and desired action;
6. Adopt Resolution 87-14 as amended.
Respectfully Submitted,
dri
Eneerir(g Technician
Staff Report to Planning & Zoning Commission - 11/3/87
Lots 26/27, Block 1, Benchmark at Beaver Creek
Mountain Center - Variance Request
Public Hearing
Page 3 of 3
Planning & Zonin Action:
Approved as Submitted ( ) Approved with Recommended Conditions { )
Approved with Modified Conditions ( ) Continued ( ) Denied ( ) Withdrawn ( )
Dice 3 <<�„�r B Michael Blair, Secretary
k6J'nunl
STAFF REPORT TO PLANNING & ZONING COMMISSION - 11/3/87
Lots 26/27, Bloch 1, Benchmark at Beaver Creek
Mountain Center - Special Review Use Request to
Allow General Commercial Offices and Personal Service
Outlets
Public Hearing
INTRODUCTION:
Vail Building Arts Associates, owners of the Mountain Center project now under
construction on Lots 26/27, Block 1, Benchmark at Beaver Creek, has requested
approval of a Special Review Use to allow general commercial offices and personal
service outlets in the project. The original approval for the project limited
the uses in the building to those uses specifically allowed in the IC Zone
District. General comnerc W offices and personal service outlets are only
allowed in the IC Zone District with Special Review Use approval.
STAFF COMMENTS:
If the pravious variance request for the project was approved which excludes the
mini -storage area from the parking requirements for the protect, Staff estimates
that the total leaseable area for Phase I is approximately 26,00 square feet.
Parking requirements based on 1 space/800 square feet would mead that 34 spaces
are required for Phase I. If the parking is constructed per the approved site
plan, there would be approximately 56 parking spaces available for Phase I. This
leaves approximately 21 spaces above the minimum parking requirements for Phase I
which could be applied to the general commercial office and personal service
outlets requirement of 3 spaces per 1,000 square feet. Under this scenario, the
developer could devote approximately 10,000 square feet in Phase I to general
commercial office and personal service outlet uses.
Since a site plan has not been submitted showing parking for Phase II, it is
difficult to determine parking requirements for Phase II. Staff feels that, if
the Cumnission approves this Special Review Use request, that approval may be
granted for the entire project, but each request for general commercial office
or personal service outlet uses should be reviewed by Staff for conformance with
parking requirements and that general commercial office and personal service
outlet occipants be limited to an amount fer which on-site parking is available.
RECOMMENDED PROCEDURE:
According to Section 17.20.040 of the Zoning Code, the Commission shall approve
or deny the Special Review Use after considering certain factors that are listed
below. Those items in parentheses are Staff responses to the criteria:
A. The adequacy of access to the site with respect to the width of the
adjacent streets, their grades, intersectirn safety, visibility and
entrance into the lot to be developed:
(The existing street, Nottingham Road, and the existing access onto
Lots 26/27 are both adequate to handle the traffic generated by the
proposed use.)
Staff Report to Planning & Zoning Commission - 11/3/87
Lots 26/27, Block 1, Benchmark at Beaver Creek
Mountain Center - Special Review Use Request to
Allow General Commercial Offices and Personal Service
Outlets
Public Hearing
Page 2 of 3
B. Whether there exists safe access and sufficient water pressure to
provide fire protection;
(The site has sufficient access and water pressure for fire protection.)
C. The existent water pressure in the area and the ability of the water
system to supply domestic needs;
(The proposed use should not greatly increase water needs for the project.)
D. Whether there will be provided sufficient off-street 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;
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 aesthetical features.
STAFF RECOMMENDATIONS:
If the Commission approves this Special Review Use request, the appropriate
action would be to adopt Resolution 87-15 which Staff has prepared. If the
Commission denies this request the Resolution should be modified to reflect
the reasons for denial.
RECOMMENDED ACTIONS:
1. Introduce Special Review Use request;
2. Presentation by applicant;
3. Conduct Public Hearing;
4. Commission's review of criteria required for Special Review Use approval;
5. Amend Resolution 87-15 to reflect Commission finding and desired action;
6. Adopt Resolution 87-15 as amended.
Respectfully Submitted,
y "riVtnTechnician
E g nee
Staff Report to Planning & Zoning Commission - 11/3/87
Lots 26/27, Block 1, Benchmark at Beaver Creek
Mountain Center - Special Review Use Request to
Allow General Commercial Offices and Personal Service
Outlets
Public Hearing
Page 3 of 3
940,
Planning & Zoning Action:
Approved as Submitted K) Approved with Recommended Conditions ( )
Approved with Modified Conditions ( ) Continued ( ) Denied ( ) Withdrawn ( )
Date,/-rv� g /g / Michael Blair, Secretary .
15
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STAFF REPORT TO PLANNING & ZONING COMMISSION - 11/3/87
Lot 3, Block 1, Benchmark at Beaver Creek
Vail/Beaver Creek Resort Real Estate
Development Sign - Design Review
INTRODUCTION:
Vail/Beaver Creek Resort Real Estate has applied for design review of a
development sign for Lot 3, Block 1, Benchmark Subdivision. The proposed sign
is approximately 8 square feet and will have red lettering on a white background.
STAFF COMMENTS:
Section 15.28.080(H) (Development Signs) states:
1. Only one sign per parcel, lot, or group of contiguous lots under one
ownership, not to exceed sixteen square feet of display area and eight
feet in height;
2. Signs must be removed within thirty days of land sale or upon issuance
of a certificate of occupancy;
3. In no case may a sign be retained for more than two years, unless an
extension is granted by the planning and zoning commission.
If the Commission approves this
be directed to place the sign at
right-of-way.
RECOMMENDED ACTIONS:
1. Introduce project;
2. Presentation by applicant;
request, Staff recommends that the applicant
least 10' from the property lines and road
3. Commission review of submitted materials;
4. Act on application.
Respectfully Submitted,
kW
igering Technician
Staff Report to Planning and Zoning Commission
Lot 3, Block 1, Benchmark at Beaver Creek
Vail/Beaver Creek Resort Real Estate
Development Sign - Design Review
Page 2 of 2
Planning & Zoning Action:
Approved as Submitted ( ) Approved with Recommended Conditions (t--'
Approved with Modified Conditions ( ) Continued ( ) Denied ( ) Withdrawn ( )
Date 3 'B7 Michael Blair, Secretary