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PZC Minutes 062089a 0 RECORD OF PROCEEDINGS MINUTES OF PLANNING AND ZONING MEETING JUNE 20, 1989 The regular meeting of the Planning and Zoning Commission was held on June 20, 1989, at 7:30 PM in. the Town Council Chambers of the Town of Avon Municipal Complex, 400 Benchmark Road, Avon, Colorado. The meeting was called to order by V airman Frank Doll. Members Present: Frank Doll, Clayton McRory, John Perkins, Buz Reynolds, Denise Hill, Jack Hunn Staff Present: Lynn Fritzlen, Department of Community Development; Charlette Pascuzzi, Recording Secretary Lots 26/27 Block 1 Benchmark at_Beaver Creek_ Mountain Center Building Unit B_-2,_Jerry's Automotive Re1J_air�__�ecial_ Review Use, Jerry Vekre. Owner,_Public Hearing_Conti_nuance Lynn Fritzlen stated that Mr. Vekre has submitted a plan that addresses surfacing, drainage and screening, which was requested by the Commission at their last meeting, in order to accomodate the car storage area. She then provided copies of the plans for the Commission to study, stating that the drawings were prepared by Intermountain Engineering. She stated that they show both the existing and proposed grading for the area. It calls for gravel surfacing. Fritzlen stated that a seven foot berm is proposed in the front setback to screen the proposed car storage area, and regrading directs surface drainage to an existing catch basin. Fritzlen stated that the staff recommendation is that if the Commission has adequate findings, staff recommends approval of the continuance of the SRU F.nd Resolution 89-6 is provided with the conditions that: 1. Approval of car storage area and associated regrading as submitted with application to continue the Special Review Use; (to clarify, this car storage area would be part of the approved application and would have to continue to be used as such) 2. The special review use shall be re-evaluated at the time of application of redevelopment of Lot 26/27, Block 1, Benchmark at Beaver Creek (this addresses future development on the western 04 04 Planning and Zoning Commission Meeting Minutes June 20, 1989 Page 2 of .6 Lot 26/27, Block 1. Benchmark at _.Beaver Creek,Mounza_In _i�_.�.. i,..:♦ o_O Icrrv'c Aut.nmotive Repair, Special Review Use Jerry VekreOwner_� Public Hearing _ Continuance _Ccont portion of the Lot) 3. All existing and proposed disturbed areas shall be reseeded with native grasses and all approved regrading, surfacing and revegetation shall be complete on or before August 1, 1989. Jerry Vekre described what they plan to do according to the plans. He stated that with what is shown on the plans, they will have adequate parking, a total of 20 cars. Discussion followed on the proposed screening by the berm. Screening of the dumpster was also discussed. The Commission commented on the reseeding and the ability to water. Vekre states' that they will not be using the upper part for parking. Further discussion followed on this. Reynolds asked if anything had been received regarding the ventilation problem. Reynolds stated that he has talked with Intermountain Engineering about the problem of ventilation and they have told him that they have not seen any other alternative other than to move out. They cannot stand the fumes anymore. Reynolds stated that this is his main concern. Fritzlen stated that this is basically a building department concern an6 she doesn't feel comfortable speaking for the bi,ilding official. She stated that she has spoken to Jeff Spanel on a weekly basis and that he has not filed a formal complaint. She stated the Jerry had also informed her that he had sealed the crevices between the two units and that seems to have taken care of some of the problem. Vekre stated that they plan to do more sealing. Les Shapiro stated that they have installed some new equipment also. Shapiro stated that the report on the systerr, had been turned in with the pians. Further discussion followed. Hill asked how this will be accessed. Vekre stated that it will be accessed through by the dumpster• pad. McRory voiced concerns that they will be parking cars on the hill in the future when he gets real busy again. He asked what could be done to prevent this. Fritzlen stated that the restrictions in the Special Review Use will control this. O Planning and Zoning June 20, 1989 Page 3 of 16 Commission Meeting Minutes Lot 26/27 Block 1. Benchmark at_ Beayer_ Creek, Mountain Center Building. Unit B=2,_Jerr)L! s Automotive ReoaiE-5-P cial. Review Use. Jerr�_Vekre _Ow.ner_t__Publ_i_c Hear7iig _ _Continuance Scont Doll stated that if the restrictions are violated the SRU can be revoked. Perkins asked what kind of l,:ndscaping will be used on the berm. Vekre stated that they will use a natural grass mix. Perkins stated that he did not feel that that is enough. Vekre stated that he did not propose more because when the new building goes in all this will be torn out. Hill suggested that the SRU be re-evaluated in a year. Doll opened the public hearing and called for any comments from the audience. He stated that he had talked to the Secretary and she had received no correspondence or calls regarding this matter. Doll then closed the public hearing. Perkins asked about snow removal with this plan. Vekre stated that this plan will work much better than before. Hunn moved to approve Resolution 89-6, with the addition of three additional conditions: 1. The dumpster be screened ana the details of 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. That this application come back for review no later than July 1, 1990. McRory seconded. The motion carried with Reynolds voting nay. Avon Self Storage _Equity___ Concepts_,. Parking Variance. Public Hearing Fritzlen stated that the next three items are all related to the same development. The parking variance and the SRU are being tredtec prior to the final design review because the parking variance is the key to the design layout. She reviewed the site layout for the Commission, stating that it had changed a little bit from the conceptual review. Fritzlen stated that Les Johnson of Equity Concepts has submitted an application for a variance from the Town of Avon parking requirements that would allow a proposed 06 Planning and Zoning June 20, 1989 Page 4 of 16 commission Meeting Minutes Lot 25. Block 1 Benchmark at_Beaver Creek. Avon Self Storage 1J;n;_wnrchn„GG Facility. Les Johnson. Eauit_Y- Conceots� mini -warehouse facility to have a significant reduction from the parking and loading requirements for a storage use. She stated that the parking plan as submitted proposes 10 passenger vehicle spaces, two of which are associated with the proposed manager's unit. There is no designated truck parking area or truck load.ng zone on the plans. She stated that 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 deisgnated on one side, one of which is recommended to be deleted to accomodate emergency access. Fritzlen then reviewed the criteria for granting a variance. Regarding any practical or unnecessary physical hardships, the applicant respondad that because of the extremely limited number of visits that the customers make to the storage units, the parking requirements are excessive for this specific use. Fritzlen then quoted other applicable ordinances for mini -warehouse from some urban communities, showing that their requirements are much lower than the Town of Avon's. Regarding the exceptional or extraordinary circumstances, the applicant response was: The development of this site is being pru;nsed 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. Fritzlen stated that the site and architectural design is use specific and conversion to a more intensive use is possible but would be regulated through zoning and building code requirements. Regarding the strict or literal interpretation and enforcements, the applicant commented that 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. Fritzlen stated that 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 9 Planning and Zoning June 20, 1989 Page 5 of 16 Commission Meeting Minutes Lot 25 Block 1. Benchmark at Beav_er__Creek. Avon Self Storage mini-WnrchnucP gnnilit.v_ Les Johnson. Equity Conch_ justified give the proposed use. Fritzlen stated that the applicable criteria and findings for the granting of a variance had been included in the Staff Report and asked the Commission to consider them. Staff recommendation is that if the Commission determines that there are adequate findings for tt,c granting of a variance, approval is recommended. Frit ---len stated that Resolution 89-10 recommending granting of the variance with the conditions that 1. The use be limited to warehouse storage units; and 2. Any further conditions imposed through design review. Mark Donaldson provided information regarding the activity of another facility, in Eagle -Vail, owned by Mr. Johnson, to give the Commission some idea of the activity. He stated that they have no problem with deleting the one parking space as suggested, for the fire department clearance between the buildings. Discussion followed on the manager's unit parking spaces. Donaldson stated that those two spaces would be open during the daytime for customer parking and the manager's automobiles will be parked in the back. Further discussion followed on the total parking areas. Snow storage was then discussed. Donaldson stated that they were careful to orient the roof pitches away from the paved areas, in every area possible. Building "C" sheds its snow to the rear of the building, which is off the paving. About 75% of Building "B" sheds its snow to a landscape area to the east and Building "A" sheds all of its snow to the west, which is on a paved area, but that stretch of driveway along the west side will be heated. They are also prepared to use mechanical equipment to get the snow out. Further discussion followed. Hunn suggested that a continuous culvert be used to cover both driveways. Donaldson agreed that this would be better for landscaping, etc. Doll asked that the Commission get back to the parking variance and that this matter be discussed under final design review. C� Planning and Zoning June 20, 1989 Page 6 of 16 Commission Meeting Minutes Lot 25, Block 1 Benchmark at_Beaver Creek1 Avon Sel_f__Storage Doll opened the public hearing and called for any comments from the audience. Being none, the Chairman asked if there had been any correspondence or phone calls. The Recording Secretary stated that there had been none. Doll then closed the public hcaring. Perkins moved, on the basis of Resolution 89-10 and the findings and conditions listed in the Resolution, to gran the parking variance as stated in the Resolution. McRory seconded. Discussion followed on the number of parking spaces. "!he motion carried unanimously. Fritzlen stated that Lot 25, Block 1, is located in the Industrial Commercial zone district where a residential unit in connection with business is allowed as a special review use. Lot 8, Block 3, where the residential development right is coming from is located in the Residential High Density and Commercial zone district. She stated that since the SRU for the transfer of the development right and the SRU for the residential unit have to be treated jointly, only one report and resolution is provided. Fritzlen stated that the purpose of the request is to allow an on-site managers unit to enhance the security of the project and the business operation. She stated that Mr. Johnson has indicated that this is now the industry standard. Fritzlen stated that, regarding the criteria, the staff comments are positive and asked that the Commission review the staff comments. She stated that staff recommends approval of the special review: use and has prepared Resolution 69-8 recommending to the Town Council, approval subject to the following: 1. Any further conditions imposed through the design review process. Mark Donaldson stated that the unit is a two bedroom, two bath apartment upstairs. The downstairs is designed to be the office, with a day -room adjacent to it for use during the daytime. It is located at the front of the project by the 12 Planning and Zoning Commission Meeting Minutes June 20, 1989 Page 7 of 16 Lot 25 Block 1. Benchmark at Beaver Creek Avon Self Storage a in and out gates. It will be exclusively for the use of the on-site managers. Hunn asked if there would be any restrictions as to the resale of the unit, separate from t`e resale of the business" Donaldson stated that they would have no problem with that restriction. Discussion followed on the statement in the staff report that the managers parking spaces would be covered. Fritzlen stated that that was quoted incorrectly anu they will not be covered. Donaldson confirmed this. Reynolds stated that some restriction should be made that neither of the bedrooms can be rented. Doll opened the public hearing and called for comments from the audience. There were no comments. Doll asked if there had been any correspondence or phone calls. The Recording Secretary stated that none had been received. Doll then closed the public hearing. Perkins moved to approve Resolution 89-8 with the correction that the parking spaces will be uncovered, that the dwelling would remain attached to the storage facility, and that there will be no subletting or renting of either one of the bedrooms in the dwelling unit. Hunn seconded. The motion carried unanimously. Fritzlen stated that she would like tc review the previous concerns stated at the conceptual review. 1. rhe visibility of the site from I-70 and the importance of a landscaping plan to enhance the image. 2. A stepped retaining wall was suggested in the front setback. AS Planning and Zoning Commission Meeting Minutes June 20, 1989 Page 8 of 16 Lot 25 Block 1. Benchmark at Beaver Creek�._Ayon. Ay -an -Self Storage Mini -Warehouse Facilitv�_Fi_nal Design Reyiew�1contl 3. Security fencing was discussed, what type it would be and the character of it. 4. off-site drainage was discussed and the importance of having adequate drainage and grading plans. 5. The zoning requirements for the variance. Fritzlen stated that all these items have been largely addressed in the final design review application. Fritzlen then pointed out on the jl-Ans the locations of the three buildings. She stated that an engineered arainage pian has been provided. She stated that staff has asked for some alterations and largely the emergency egress and ingress requirements have been addressed with the exception of the parking space that was discussed before. The build -Ing placement has been altered since the conceptual review so that a sideyard building setback variance is not required. Fritzlen stated that the proposed exterior materials are standing seam metal roof, brown enameled steel and concrete aggragate exterior panels. Rooves are shed rather than hip and gable as presented in the conceptual review. She stated that exterior materials and architectural form are generally in harmony with the industrial character of the district. There are no significant or unusual impacts to adjacent properties. She stated that the area where the building is being developed is moderately sloped and therefore easily developed. Floo level is raised above the applicable flood plain. Retainage at the building entry is proposed to be composed of native stone and integrated with landscaped planters. The proposal is reasonably site sensitive. Regarding the visual appearance, The residential portion of the project provides an appealing architectural elevation. Conversely the storage buildings themselves, particularly Building "C", have little architectural or planar relief and there are large expanses of unarticulated uniform areas. It is suggested that additional banding or roof overhangs or building offsets be considered to address this concern. Fritzlen stated that this design is unique to the vicinity. Al Planning and Zoning Commission Meeting Minutes June 20, 1989 Page 9 of 16 k at_ Beaver _Creek,_,_Av_on__ Self Fritzlen stated that the Goals and Policies for District Six, the IC District, are Included in the staff report. Staff recommendation is that if the Commission has adequate findings, approval is recommended, conditioned by: 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 Commission 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. Mark Donaldson provided samples of the colors to be used. Discussion followed on the size and location of Building Les Johnson described how they have carried the same color all the way up to eliminate the garage door look. Further discussion followed. Discussion followed on possible signage, and also on the roof color. Discussion followed on the wooden fence and the wrought iron fences. Discussion on the change in the entrance and exit drives followed. The Commission felt that there should be more landscaping in front. Also, as discussed previously, a continuous culvert should be installed. Reynolds asked how many storage spaces will be provided. I_es Johnson replied, in the 400 area. Most of them will be 5 x 5's and 5 x 10's. Hunn asked about the height of the fence and if the wooden fence would be stained to match the building. The response was that the fence would be stained to match and the height is 8 feet. Hunn asked if there is any curb and gutter in the vicinity of the entry. Donaldson replied that there is not. to Planning and Zoning Commission Meeting Minutes June 20, 1989 Page 10 of 16 f Storage Hunn asked if that might be considered. He thought it would help preserve the landscaping. Further discussion followed. Discussion followed on the drainage on Building "A". Johnson stated that they will put heating coils in the drive. Discusssion followed on the matter of the heating coils, and gutters and downspouts. Discussion followed on the drainage. Discussion followed on the elevator in the three story building. The character and location of the sign was then discussed. The sign will be nearly 30 feet high. various types of lighting for the sign was then discussed. Discussion followed on the use of blue for the roof color. The color will not be a bright blue, it will be a sort of slate blue. Discussion followed on the gates on the dumpster enclosure and whether they are practical. The commission felt that they should be eliminated. Perkins moved to grant final design review approval for the Avon Self Storage project, Lot 25, Block 1, Benchmark at Beaver Creek Subdivision, with the following changes: 1. A continuous culvert be place to run under both driveway entrances, continuous across the sodded area, covering both ertrances. 2. A concrete curb be placed around the landscaping area in front. 3. The landscaping be increased and placed closer to the south peremiter of that area and revised landscaping p sns be submitted to staff for approval. 4. The gates on the trash enclosure be deleted. 5. The roof be American Steel Gulf Blue. 6. The signage be a soft back -lit strip with white letters. 7. That the staff recommendition of the deletion of one parking space be included. Planning and Zoning June 20, 1989 Page 11 of 16 Commission Meeting Minutes Lot 25. Block 1. Bencnmark at Beaver._Creek, Hunn seconded. The motion carried unanimously. Lot 23 Block 1. Benchmark at Beaver Creek Wolff Warehouses RocidA ntial Unit in the IC Zone_. District. Amendment of Fritzlen stated that Paul Wolff, on behalf of Henry and Ester Wolff, is requesting the Special Review Use approval of a residential unit be amended to allow a "building Manager" who is not required to be an employee of the tenant business. A residential building in connection with a business is allowed as a Special Review Use in the IC Zone District. She stated that Avon Town Council Resolution 88-27 approved the Special Review Use -.vith the following conditions: 1. Residential use is restricted to employees of the tenant business of the Wolff Warehouse. 2. Residential use shall comply with all technical codes adopted by the Town of Avon. The applicant has requested an amendment to delete the first condition because it is unreasonably restrictive and will not allow for an on-site building manager. Fritzlen stated that the access configuration is suitable for a residential use and the residential use has minimal impact. Mr. Wolff stated that the purpose in trying to change this is because of the distance of the property from where they live. They need a resident manager. Discussion followed on the parking for the apartment. The Commission questioned Mr. Wolff regarding the current tenant of the apartment and if she is now a building manager. Mr. Wolff stated that acting as a building manager is part of her contract with them. Discussion followed on the current non-compliance. Discussion followed on the problems with the business tenant. Mr. Wolff stated that they are in the process of getting these problems solved. Hill asked if every tenant that moves in the apartment would Planning and Zoning Commission Meeting Minutes June 20, 1989 Page 12 of 16 Lot 23 Block 1. Benchmark at Beaver Creek,__ Wolff Warehouses 11.,i+ ,., the IC Zone District._ Amendment _ of be a building maangor. Mr. Wolff stated that this would be a part of the lease. Discussion followed on the possibility of someone subletting one of the bedrooms. Concern was also voiced by the Commission, regarding the allowance of children living in the residence. Mr. Wolff stated that the children are the business tenant's children. It was suggested that Mr. Wolff recommend to the business tenant that his children not be allowed to play out in the street. Doll opened the public hearing to public comments and then asked if there had been any correspondence or calls regarding this matter. With no comments, correspondence or calls received, Doll then closed the public hearing. Hunn moved to approve Resolution 89-9 for a period of six months, with the additional conditions: 1. Use of the residential unit be restricted to the employee of the landlord 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. That this Special Review Use be reviewed the first meeting of February 1990. Reynolds seconded. The motion carried with McRory voting nay. Rock Water Warehouse Conceptual Review Fritzlen stated that Mark Donaldson was present to make this presentation. She asked the Commission members to give their attention to the three schematics provided for development of the property, that are attached to the back of the staff report. She stated that the lot is zoned IC and wholesale distribution is an allowed use. Fritzlen stated that this site is 28,750 so ft. alr1 is relatively moderately sloped towards the road. The thiea ''1 ^ r Planning and Zoning Commission Meeting Minutes June 20, 1989 Page 13 of 16 Lot 24. Block 1. Benchmark at Beaver Creek,_Deep Rock_Water schemes presented vary from 10,000 to 12,000 sq ft of gross floor area. Fritzlen stated that the site plan submitted indicates passenger vehicle parking, but no truck parking and turnaround, although there is loading indicated. 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 and trucks will be required to back out onto the public right-of-way in order to egress the site. Fritzlen stated that in general, the subdivision design of this district has relatively small lots for the allowed uses and have limited frontages that are often narrow and difficult to get at for truck turnarounds. She stated that this is rot a site specific problem. She stated that as proposed this application may not meet Town of Avon requirement:: for truck loading and circulation. Additional design information is needed to make a final determination. The exterior materials are not called out on the elevation. Exterior massing appears to be compatible with other development in the vicinity. Additional information is needed. She stated that detailed topographical information has not been submitted and comments are based on the information presented. She stated she has included the same comments she had for Lot 25 in regards to the off-site drainage that impacts this lot. This further diminishes the buildable area. She stated that the site is highly visible from I-70, as well as all the development on Nottingham Road. Fritzlen stated that the applicable goals for the vicinity has been included in the report. She stated that she has included some considerations for the applicant to consider before-iroceeding with final design review. Donaldson stated that they have completed the drainage studies and Jeff Spanel is preparing the information. He then reviewed the history of Deep Rock Water Company. He stated that this would be just a distribution center, so all they need is warehouse space. This is being designed to phase them into their growth over the next ten years. The first phase would be about a 5,000 ft storage facility for them, with the possibility of a tenant to be used for five to ten years, at which time they would take over the whole Planning and Zoning June 20, 1989 Page 14 of 16 Commission Meeting Minutes building and that is where the truck turnaround comes in. He explained that this property is on the dead end road, past the stop sign, so the truck drives past the driveway and backs into the building. All trucks are kept in the building. The pallets and racks are going to be designed so that the trucks come in, load and unload whatever is necessary. He stated that at this time there would be about one truck delivery per week. It is a side loading truck. Eventuaily, as the business grows, they will use semi -trucks. The potential tenant is not finalized at this time. In exploring the three schemes they have discovered a way to create a customer area for the tenant. Parking requirements for the warehouse space and office space can be met. The Deep Rock space would never have any full time employees. There would be only a small office only. He stated that there may be a small amount of second floor loft type space, for either storage of office type space, but at this point Deep Rock needs one office, a toilet facility and a lot of warehouse space. The way the building is going to be framed, and with the overhead doors, eventually the truck will drive into the site, drive through the building and back out the other door. He stated that for the first few years they will need two signs for two different tenants, but eventually all the signage would be only for Deep Rock Water. He stated that on the south elevation they are showing a mixture of masonry block, accent colors at the window frames, perhaps considering a metal building panel for the front walls above the masonry. Doll asked if it would be a flat roof warehouse. Donaldson stated that it would be about a 1/2 and 12 pitch, very slight incline. Discussion followed on the parking in front regarding the trucks. Donaldson stated that Deep Rock's trucks would be parked inside. He could not comment on the other tenant since that tenant is not known at this time. Donaldson stated that the trash dumpster would be kept indcors and on trash pickup days it would be rolled outside for pickup. This will also be a recloirement for the tenant. Further discussion followed on the turning radius for the trucks. AN Planning and Zoning June 20, 1989 Page 15 of 16 Commission Meeting Minutes Discussion followed on the landscaping and the proposed outdoor storage on one of the schemes. Donaldson stated that that was to accomodate a couple of the prospective tenants and probably would not be included in the final design. Further discussion followed on vehicular circulation and the parking for the tenant trucks. The Commission agreed that this was an appropriate project for the area, however, since this was a conceptual review only, no formal action was taken. The applicant was urged to consider all comments when considering final design. Reading and Approval of the Minutes of the June 6. 1989 Regular Meeting McRory moved to approve the minutes of the June 6, 1989 meeting. Hunn seconded. The motion carried unanimously. Other Business Hill commented on all the junk vehicles on property next to Avon Auto Body. She asked that the staff look into it. Fritzlen asked the Commission members to contact staff at the office regarding any complaints of this type so that the enforcement can be better coordinated with the building official. It was also suggested that complaints of this nature should be made in writing. The Recording Secretary asked the Commission to take action on the revised Design Review Procedures, Rules and Regulations. Hill moved to approve the revised Design Review Procedures, Rules and Regulations as submitted. Hunn seconded. The motion carried unanimously. The Commission members were reminded of the ,joint meeting with the Town Council on Tuesday, June 27, 1989. The Recording Secretary stated that she would notify the members when the time was confirmed. m Planning and Zoning Commission Meeting Meeting Minutes June 20, 1989 Page 16 of 16 Other Business (cont) The Recording Secretary also reminded the Commission members of the Town picnic on July 1, 1989. Perkins moved to adjourn. McRory seconded. The meeting was adjourned at 10:40 FKl. Respectfully submitted, Charlette Pascuzzi Recording Secretary Con F. T. J. J. D. C. A. te_ -/L -(-4