PZC Packet 042187I.,
STAFF REPORT TO PLANNING & ZONING COMMISSION - 4/21/87
Lot 36, Block 1, Benchmark at Beaver Creek
Special Review Use to Allow an Auto Body
Repair Shop and Storage Lot
Public Hearing
INTRODUCTION:
Tom Backhus, representing the owner of Lot 36, Block 1, Benchmark at Beaver Creek,
has applied for a Special Review Use to allow an auto body repair shop and storage
lot on the subject property. The applicant has stated on his application that
the development will consist of a 1,600 square foot building with parking behind.
There have been no plans submitted for review at this time.
STAFF COMMENTS:
Staff feels that the lack of information submitted with this application makes it
virtually impossible to review the proposed use in conjunction with the Special
Review Use criteria outlined in the Zoning Code. Therefore, Staff recommends
that the Commission continue this application to the next regular meeting.
RECOMMENDATION ACTION:
1. Introduce project;
2. Presentation by applicant;
3. Public hearing;
4. Act on application.
Respectfully Submitted,
�*
ay fright
Engineering Technician
Planning & Zoning Action:
Approved as Submitted ( ) Approved with Recommended Conditions ( )
Approved with Modified Conditions ( ) Continued (}� Denied (/f) Withdrawn ( )
Date o?/ Patricia Cuny, Secretary AC'GCt�
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STAFF REPORT TO PLANNING & ZONING COMMISSION - 4/21/87
Lot 11, Block 1, Benchmark at Beaver Creek
Avon Auto Body - Parking Lot Modification
and Building Color Change - Design Review
INTRODUCTION:
At the October 7, 1986 meeting, the Commission granted final design review
approval for Avon Auto Body, located on Lot 11, Block 1, Benchmark at Beaver
Creek. That project is nearing completion, and the applicant, Warner Properties,
has submitted a revised site grading and drainage plan. The revised plan shows
a realignment of the driveway to the project and additional parking. The
applicant is also requesting approval for a color change to the building.
STAFF COMMENTS:
This project was originally approved with 21 parking spaces and 1 loading space.
This new plan would increase parking to 35 spaces with 1 loading space. The
driveway has been moved south to the property line. This location is appropriate
due to the fact that it serves as a common access for three lots. Most of the
parking is screened by a 4' to 6' berm along the east side of the parking lot.
At the northeast corner of the lot this berm has been reduced to only 2' to 3'
high. The Commission should consider if adequate screening is being provided
for the additional parking and whether additional berming or landscaping will
be necessary.
The applicant should also be directed to construct small berms behind the filter
galleries on the south and southwest edges of the lot to direct drainage through
the filters.
The applicant is also requesting approval for a color change to the building.
Actual samples of the exterior siding material stained with the approved color,
and the color that was put on the building, have been submitted for review.
RECOMMENDED ACTIONS:
Introduce project;
Presentation by applicant;
Commission review of submitted material;
4. Act on application.
R 7pectfully Submitted,
�Ra right -
Engineering Tech m cian
Staff Report to Planning & Zoning Commission - 4/21/87
Lot 11, Block 1, Benchmark at Beaver Creek
Avon Auto Body - Parking Lot Modification
and Building Color Change - Design Review
Page 2 of 2
Planninq & Zoning Action:
Approved as Submitted) Approved with Recommended Conditions ( )
Approved with Modified Conditions ( ) Continued ( ) Denied ( ) Withdrawn ( )
Date Patricia Cuny, Secretary
RW/mml
Y�
STAFF REPORT TO PLANNING & '.ONING COMMISSION - 4/21/87
Lots 23, 75, 67 & 68, Block 2, Benchmark at Beaver Creek
Wal-Mart Shopping Center
Design Review
INTRODUCTION:
Palmer Development Company has applied for design review of the proposed Wal-Mart
shopping center. The project is tc be located primarily on Lots 23 and 75, Block 2,
Benchmark at Beaver Creek, with a portion of the parking and building overlapping
onto the existing City Market property, which is Lots 67 and 68, Block 2. For
the purpose of this review, Staff feels that it is appropriate to include the
City Market parcel as a part of the shopping center. Although at this time we
are not being asked to review the proposed addition to the City Market store
itself, there are parking and vehicular and pedestrian circulation issues that
need to be addressed. When the center is complete, City Market will be an
integral part of the center and the entire site should be considered at this time.
Existing development on the site consists of the City Market store which is
approximately 40,000 square feet. A 15,000 :,quare foot addition is planned for
the south end of the store. Proposed development includes a Wal-Mart store which
will initially be approximately 52,885 square feet with room to expand by
approximately 10,000 square feet. The Wal-Mart store will be located at the
south end of the site. Approximately 19,860 square feet of retail space is
proposed for a smaller building that will be located between City Market and
Wal-Mart. There are approximately 604 parking spaces being provided on-site.
The submittal includes a site plan, landscape plan, conceptual grading and
drainage plan, building elevations and color renderings.
STAFF COMMENTS:
A review of this submittal has resulted in the following information:
Wal-Mart store: 52,855 sq.ft. + 10,000 expansion = 62,855 sq.ft.
Retail Shops: 19,860 sq.ft. = 19,860 sq.ft.
City Market: 40,300 sq.ft. + 15,000 expansion = 55,000 sq.ft.
TOTAL 137,715 sq.ft.
Off-street parking calculations:
Wal-Mart and City Market = 117,855 sq.ft. @ 4/1000 = 472 spaces
Retail Shops = 19,860 sq.ft. @ 5.5/1000 = 110 spaces
582 spaces
Staff Report to Planning & Zoning Commission - 4/21/87
Lots 23, 75, 67 & 68, Block 2, Benchmark at Beaver Creek
Wal-Mart Shopping Center - Design Review
Page 2 of 4
There are 604 parking spaces shown on the site plan. If Wal-Mart were to expand
into it's 10,000 square foot addition, 39 spaces would be lost. With this in mind,
we will count actual permanent parking spaces at 565. This would appear to leave
the center short by about 17 parking spaces. However, according to Section
17.24.020(8) "Reduction in Parking Requirements for Large Single -Use Projects",
the center qualifies for a 15% parking reduction which would make the minimum
requirement for parking approximately 495 spaces.
Site Area (Lots 23, 75, 67 & 68) = 10.92 acre
Useable open space (includes walkways
& landscaping) 113,870 sq.ft. or approximately 24% of site
Building/site coverage = 137,715 sq.ft. or 29% of site
Pavement area = 224,090 sq.ft. or 47% of site
Total impervious surface = 361,805 sq.ft. or 76% of site.
Snow storage required = 44,818 sq.ft.
The layout, as proposed, does not appear to pose any problems for parking or
snow storage. Staff would like to suggest changes to the main entry to the
project, near Wal-Mart, to avoid traffic congestion and add more landscaping
in this area. The applicant also needs to provide a complete grading and
drainage plan for the project.
Although appropriate loading spaces are shown for Wal-Mart and City Market,
loading spaces are shown for the "Retail Shops." There is room to the rear
the shops, and the applicant should consider a "Loading Zone" back there for
servicing this building. The trash receptacles behind the retail shops are
placed in positions that would make them inaccessible by the trash trucks.
These dumpster locations should be looked at more carefully, and details of
enclosures should be submitted.
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of
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Signs are shown on the building elevations but no information as to size, materials,
etc. is shown. Staff suggests that a comprehensive sign program be prepared for
the entire project.
Before the project can receive final approval, there are a Few other items that
should be addressed. Lot lines separating Lots 23 and 75 must be vacated through
the subdivision process. Since the City Market parcel will remain under the
current ownership, and the "Retail Shops" building straddles the common property
line between the sites, a zero lot line setback must be obtained. Finally, some
evidence must be submitted to the Town showing City Market's agreement involving
improvements and changes to Lots 67 and 68.
Staff Report to Planning & Zoning Commission - 4/21/87
Lots 23, 75, 67 & 68, Block 2, Benchmark at Beaver Creek
Wal-Mart Shopping Center - Design Review
Page 3 of 4
There are parking spaces shown on the site plan that do not meet minimum size
requirements. They measure 9' x 16' rather than P' x 181. These spaces are EM mainly around the perimeter of the site, bordered by landscaping. Until the
site plan is drawn at a larger scale, it is difficult to determine if these
spaces need to be only 16' deep. If the developer absolutely needs this type
of variance from the regulations, it should be addressed prior to final approval.
STAFF RECOMMENDATION:
In order for this project to continue forward, Staff would like to suggest the
following format for approval of the center. If the Commission feels it
appropriate, Staff recommends that conceptual approval be granted for the site,
subject to the following conditions being met within a 30 day period:
1. Begin subdivision process to vacate lot line between Lots 23 and 75,
Block 2, Benchmark at Beaver Creek;
2. Obtain setback variance;
3. Submittal of a satisfactory grading and drainage plan for review and
approval, that is compatible with the site plan and building elevations;
4. Supply documentation from City Market agreeing to improvements and changes
to Lots 67 and 68;
5. Revise site plan addressing concerns at project entrance, loading zones
for retail shops;
If the Commission concurs, Staff suggests that preliminary design review approval
be granted for the proposed buildings, excluding City Market, subject to the
following conditions being met within a 30 day period:
1. Building materials being indicated on pians;
2. Colors be approved and indicated on plans;
3. Comprehensive sign program for the project being submitted for review
and approval;
4. Site plan requirements in conceptual approval being met.
RECOMMENDED ACTION:
1. Introduce project;
2. Presentation by applicant;
3. Commission review of submitted materials;
4. Act on application.
h
Staff Report to Planning & Zoning Commission - 4/21/87
Lots 23, 75, 67 & 68, Block 2, Benchmark at Beaver Creek
Wal-Mart Shopping Center - Design Review
Page 4 of 4
Respectfully Submitted,
Rai%Wright-
Engineering Technician
Planning & Zoning Action:
Approved as Submitted ( ) Approved with Recommended Conditions (A
Approved with Modified Conditions ( ) Continued (7) Denied ( ) Withdrawn
Date Patricia Cuny, Secretary
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