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PZC Packet 111991STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 19, 1991 Lot 23, Block 1, Benchmark at Beaver Creek Wolff Warehouse Lil' John's Water Mart Parking Review for New Retail Business In IC Zone District INTRODUCTION On June 11, 1985, The Avon Town Council approved a Special Review Use request by Blue Steel Gun Shop, Inc. to conduct retail sales and personal services on Lot 23, Block 1, Benchmark at Beaver Creek (Wolff Warehouse). Lot 23 and the surrounding property is zoned IC (Industrial Commercial). The Town Council's approval was subject to three conditions. Condition number two of Resolution 85-19 is as follows: "All changes in occupancy or use within the project shall be reviewed and approved by the Planning and Zoning Commission for compliance with parking requirements On July 5, 1990, the Planning and Zoning Commission conducted a parking reviw for Dan Shelton, owner of the Bargin Barn, who proposed to lease the space formerly occupied by the Blue Steel Gun Shop, Inc. Mr. Shelton showed the Commission that his lease included a commitment for 7 parking spaces reserved specifically for his new buisness. Mr. Shelton's parking requirement was based on 1260 square feet of warehouse (2 spaces) and 1260 square feet of retail sales (5 spaces). John Rickert, owner of Lil' John's Water Mart, would like to lease the space formerly occupied by the Bargin Barn. This space is 2520 square feet. Mr. Rickert has indicated that he will be using his space for the warehousing of water products and equipment as well as some limited retail sales. The parking requirement for the 2270 square foot warehouse portion of the building is calculated at 1 space per 600 square feet of area or 2.84 spaces. The parking requirement for the 250 square feet of retail sales portion of the building is calculated at 4 spaces per 100 square feet of area or 1 space. The total number of required parking spaces for Mr. Rickert's proposed business is 4 spaces. Mr. Rickert has indicated that his lease will include a commitment for u parking spaces to be reserved specifically for his new business. Staff has copies of all existing leases for the building on file. These leases show that sufficient provisions are in STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 19, 1991 Page 2 of 2 Lot 23, Block 1, Benchmark at Beaver Creek Wolff Warehouse Lil' John's Water Mart Parking Review for New Retail Business In IC Zone District place to assure compliance with the Town's requirements. STAFF RECOMMENDATION parking Staff recommends that the Planning and Zoning Co:nmission acknowledge that the applicant has provided sufficient information necessary to assure that the new use will comply with the required number of parking spaces. RECOMMENDED ACTION 1. Presentation of Application 2. Applicant's Presentation 3. Commission Review 4. Commission Action ARe,pp� f u 1 1 y�bm�d , JimmitCurnutte Planner PLANNING AND ZONING ACT Approved as submitted 'AZ) Approved with Recommended Conditions ( ) Approved with Modified Conditions ( ) Continued( ) Deniec Date -11-19-11 Patti ( ) Withdrawn ( ) Dixon, Secretary adequate parking for complying with Town Codes STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 19, 1991 Lot 23, Block 1, Benchmark at Beaver Creek Lil' John's Water Mart Sign Design Review INTRODUCTION John Rickert, owner of Lil' John's Water Mart, is requesting design review approval of a new sign on Lot 23, Block 1, Benchmark at Beaver Creek Subdivision (Wolff Warehouse). The sign is proposed to be 2' x 15' (30 square feet) and located on the east face of the building above the entry doors. The applicant has indicated that the proposed sign will be an 8" deep cabinet sign with a white plexiglass face. The individual letters on the face of the sign will be blue. The cabinet and retainers will be painted gloss white. The sign will be internally, illuminated. On June 27, 1985, the Planning and Zoning Commission approved a 15 foot square sign for Blue Steel Gun Shop, Inc. who occupied the same space now proposed for use by Lil' John's. A few years later, while reviewing a sign request for another business in the Wolff Warehouse, the Planning and Zoning Commission's approval included the condition that "all signage for the Wolff Warehouse be reviewed and approved by the Commission. On September 6, 1990, Dan Shelton, owner of the Bargin Barn received Planning and Zoning Commission approval of a 4' x 5' (20 square foot) indirectly illuminated painted plywood sign for this space. STAFF COMMENTS Staff recommends that the Commission review this submittal in conjunction with the following "Sign Design Guidelines" from the Sign Code. Section 15.28.060 Sign Design Guidelines;_ A. Harmonious with Town Scale. Sign location, configuration, design, materials, and colors should be harmonious with the existing signs on the structure, with the neighborhood, and with the townscape. B. Harmonious with Building Scale. The sign should be harmonious with the building scale, and should not STAFF REPORT November 19, Page 2 of 5 60 TO THE PLANNING AND ZONING COMMISSION 1991 Lot 23, Block 1, Benchmark at Beaver Creek Lil' John's Water Mart Sign Design Review visually dominate the structure to which it belongs or call undue attention to itself. C. Materials. Quality sign materials, including anodized metal; routed or sandblasted wood, such as rough cedar or redwood; interior -lit, individual plexiglass -faced letters; or three dimensional individual letters with or without indirect lighting, are encouraged. Sign materials, such as printed plywood, interior -lit box -type plastic, and paper or vinyl stick -on window signs are discouraged, but may be approved, however, if determined appropriate to the location, at the sole discretion of the Commission. D. Architectural Harmony. The sign and its supporting structure should be in harmony architecturally, and in harmony in color with the surrounding structures. E. Landscaping. Landscaping is required for all free-standing signs, and should be designed to enhance the signage and surrounding building landscaping. 1. A minimum of five lineal feet out from, and around the perimeter of, the sign shall be landscaped. F. Reflective Surfaces. Reflective surfaces are not allowed. G. Lighting. Lighting should be of no greater wattage than ;s necessary to make the sign visible at night, and should not reflect unnecessarily onto adjacent properties. Lighting sources, except neon tubing, should not be directly visible to passing pedestrians or vehicles, and should be concealed in such a manner that direct light does not shine in a disturbing manner. H. Location. On multi -story building, individual business signs shall generally be limited to the ground lever. STAFF REPORT November 19, Page 3 of 5 .4ft1tk TO THE PLANNING AND ZONING COMMISSION 1991 Lot 23, Block 1, Benchmark at Beaver Creek Lil' John's Water Mart Sign Design Review SECTION 15 28 070 - Design Review Criteria In addition to the sign Design Guidelines listed above, the Planning and Zoning Commission shall also consider the following criteria while reviewing proposed designs: A. The suitability of the improvement, including materials with which the sign is to be constructed and the site upon which it is to be located: COMMENT: The sign design guidelines encourage anodized metal signs as well as individual plexiglass -faced letters. The proposed size of the sign, however, may not be suitable for the small amount of store frontage associated with this business. B. The nature of adjacent and neighboring improvements: COMMENT: The Deep Rock Warehouse to the west (Lot 24) displays two back -lit anodized metal box signs, which are 36 square feet and 28 square feet in size. The signage approved for the Avon Self Storage Building (Lot 25) to the west included white letters on a soft back -lit strip. The approved size of individual letters was 1.5' x 1' and extending 17' in length or approximately 25 square feet in size. The Mountain Center building (Lots 26/27) signs are 2' x 14' or 28 square feet each. These signs are back -lit, bronze cabinet signs with frosted plexi -glass lenses. Columbine Moving and Storage, which is in the Wolff Warehouse, next door to Lil' John's Water Mart, has two (18 square feet and 24 square feet) anodized metal box signs. C. The quality of the materials to be utilized in any proposed improvement: COMMENTS: The quality of the materials to be utilized appears to be acceptable. D. The visual impact of any proposed improvement as viewed from any adjacent or neighboring property: STAFF REPORT November 19, Page 4 of 5 am, TO THE PLANNING AND ZONING COMMISSION 1991 Lot 23, Block 1, Benchmark at Beaver Creek Lil' John's Water Mart Sign Design Review COMMENTS: The applicant is proposing an interior lit, white plexi -glass faced box sign. Staff has received a considerable number of comments in the past few years that the existing white faced back lit box signs in that area detract from the character of Avon. When the Columbine Moving and Storage signs were approved by the Planning and Zoning Commission, one of the approval conditions was that the sign not be illuminated. E. The objective that no improvement, will be so similar or dissimilar to other signs in the vicinity that values, monetary or aesthetic, will be impaired. COMMENT: As mentioned above, it would appear that some members of the community feel that white plexi -glass faced, internally lit, box signs do impair aesthetic values in the area. F. Whether the type, height, size, and/or quantity of signs generally complies with the sign code, and are appropriate for the project. COMMENT: The type, height and quantity of signs does comply with the Avon sign code. however the proposed sign size does not. The maximum size sign for an individual business within a multiple business lot is 20 square feet, unless an increase has been granted by the Planning and Zoning Commission as part of the building's comprehensive sign program. G. Whether the sign is primarily oriented to vehicular or pedistrian traffic, and whether the sign is appropriate for the determined orientation. COMMENT: This sign is primarily oriented to vehicular traffic. STAFF RECOMMENDATIONS Staff recommends approval of the proposed sign with the following conditions: 1. The maximum sign area of the sign should not exceed 20 square feet. 2. The sign not be illuminated. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 19, 1991 Page 5 of 5 Lot 23, Block 1, Benchmark at Beaver Creek Lil' John's Water Mart Sign Design Review RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action ReJspectfully submitted, Jim Curnutte Planner PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with Recommended Conditions (j/) Approved with Modified Conditions ( ) Continued ( ) Denied ( ) Withdrawn ( ) tti Dixon, SeFretary � J The Commission granted approval for a 30 square foot sign with _the_.____ condition of staff approval of the indirect lighting. _ ..y A. N STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 19, 1991 Lot 3, Wildridge Acres Kola Residence Final Design Review INTRODUCTION Bob Kedrowski is requesting Final Design Review of a single family residence on Lot 3, Wildridge Acres Subdivision. Lot 3 is .19 of an acre (8,161 square feet) and is located at 2804 Sheperd Ridge. The proposed building has a floor area of 2,400 square feet and a maximum building height of 34-1/2 feet above finished grade. Exterior building materials include 8' cedar siding, clad windows and masonite shingles (Woodruf). The driveway will be finished with asphalt. Color samples will be presented at the meeting. This residence includes a gas fireplace. The proposed landscape plan for this lot substantially complies with the overall landscape plan for Wildridge Acres. On June 4, 1991, the Planning and Zoning Commission approved a different single family home on this lot (Hancock residence). The proposed owner decided not to PLrchase the home, so a new home has been designed for the lot. The Planning and Zoning Commission, at their i,eeting of November 5, 1991, tabled this application to allow the applicant time to provide more accurate detail regarding the design of the residence, the landscaping, the grading/drainage and the accurate location of the Sheperd Ridge cul-de-sac. STAFF COMMENTS 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: This proposal is in conformance with the Avon Zoning Code and other applicable rules and regulations of the Town. STAFF REPORT November 19, Page 2 of 4 /,*",A TO THE PLANNING AND ZONING COMMISSION 1991 Lot 3, Wildridge Acres Kola Residence Final Design Review 6.12 - The suitability of the improvement, including type and quality of materials of which it is to be constructed and the site upon which it is to be located. COMMENT: The building will utilize the same building materials used on all the Wildridge Acres homes (cedar siding, masonite shingles, etc.). 6.13 - The compatibility of the design to minimus site impacts to adjacent properties. COMMENT: The siting and landscaping of the building appears to be sympathetic to adjacent residential property. All grading will be contained within lot lines. This particular lot is one of the most northwestern lots in Wildridge Acres and should not have a definable impact on surrounding properties. 6.14 - The compatibility of proposed improvement with site topography. COMMENT: The "existing" contour lines shown on the site plan do not appear to have been updated recently to reflect the accurate topography of the property. Also the quality of the site plan copies are not clear enough to determine compliance with this criteria. 6.15 - The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. COMMENT: The appearance of this residence from neighboring properties and p 'clic ways seems acceptable. 6.16 - The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired. COMMENT: Although this particular house plan is very similar to two other homes already built in Wildridge Acres, Staff does not feel that monetary or aesthetic values of other homes in the vicinity will be impaired. STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 19, 1991 Page 3 of 4 Lot 3, wildridge Acres Kola Residence Final Design Review 6.17 - The general confot mance of the proposed 'improvements with the adopted Goals, Policies and Programs of the Town of Avon. COMMENT: This proposal is in general conformance wit`, the adopted Goals, Policies and Programs of the Town of Avon. STAFF RECOMMENDATION Staff recommends approval of this design review applicaticn with the following conditions: 1. Final staff review of the grading/drainage pian and driveway/Sheperd Ridge intersection prior to the issuance of a building permit. 2. The building floor plans should be amended to add the east side second floor window prior to building permit application submittal. RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action Respectfully submitted, Jim Curnutte Town Planner ,.--N r4".' r• STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 19, 1991 Page 4 of 4 Lot 3, wildridge Acres Kola Residence Final Design Review PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with Recommended Conditions (" ) Approved with Modified Conditions ( ) Continued ( �j) Denied ( ) Withdrawn Q ( ) Date ( - `� `1 Patti Dixon, Secrerl; y The Commission granted final design appAval for Lot 3, Wildridge Acres L with the fallowing conditions I Final staff review of the grading/ drainage plan and driveway/Sheperd Ridge intersection prior to the issuance of a building permit; 2. The building floor plans should be amended to add the east side second floor wiridow prior to building permit application submittal; 3 Staff approval of colors. -� ,AWN ^^ STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 19, 1991 Tract Q, Block 2, Benchmark at Beaver Creek Benchmark Shopping Center Sign Program Amendment Design Review INTRODUCTION Jan Ray, representing Cassidy's Hole -In -The -Wall, is requesting an amendment to the sign program at the Benchmark Shopping Center. The first comprehensive sign program for the Benchmark Shopping Center was approved on November 25, 1984. This program consisted of 1.5' x 10' (15 square feet) plywood signs mounted on the first level fascia of the building. The program also included several directory and hanging arcade signs as well as two freestanding building identification signs. The Planning Commission's approval of this sign program included a condition that all existing signs on the building be brought into compliance with the new sign program within two years. On June 24, 1987, the owners of the building received approval for an entirely new sign program. This program included the use of 2" diameter round tube frames with canvas signs. In addition to 2 second floor directory signs and 3 building identification signs, the new program allowed for up to 20 first floor tenant identification signs and 14 second floor tenant identification signs. Although the actual size of the canvas on the first floor signs is approximately 20 square feet, the business message is limited to a 10 square foot area on the canvas. Similarly, the total area of the canvas on the second floor signs is approximately 16 square feet, but the tenant message is limited to an 8 square foot area on the canvas. The new sign program included detailed color, lighting and location guidelines. On October 6, 1987, the building owners received approval of an amendment to the new sign program. This amendment was limited to the "Hole -In -The -Wall" Restaurant. The owner requested the amendment to allow the restaurant to increase their maximum sign area from 10 square feet each (one on the north side and one on the south side) to 24 square feet per sign or approximately 40 square feet of canvas area. Cassidy's Hole -In -The -Wall has redesigned their restaurant to incorporate the entire second floor over the previously ;eased area. The applicant feels that more signage for their STAFF REPORT November 19, Page 2 of 5 CON TO THE PLANNING AND ZONING COMMISSION 1991 Tract Q,Block 2, Benchmarr. at Beaver Creek Benchmark Shopping Center Sign Program Amendment Design Review business is appropriate. Staff agrees with the applicant that the portion of the Benchmark Shopping Center being leased by Cassidy's can handle having different signage than the rest of the building without substantially affecting the character of the building itself. Although the Planning and Zoning Commission will be reviewing the sgecific signage Cassidy's would like to install, the focus of this review should be directed at a generic sign program amendment for the entire lease area. This way any future tenant it the above mentioned lease space will not need to amend the program again to accomodate their signage needs. Cassidy's is proposing to amend the existing sign program for the east wing of the building as follows: Sign Type: Signs shall be routed or sandblasted wood signs with raised letters. Quantity: One sign shall be allcwed on the north side of the building and one sign shall be allowed on the south side of the building. Location: Signs shall be limited to the general locations shown on the attached exhibits A & B. Size: The north facing sign shall not exceed a maximum area of 20 square feet and the south facing sign shall not exceed a maximum area of 60 feet. Color: All future signs shall be limited to a palate of 3 to 5 different colors. No fluorescent or dayglo color will be used. Lighting: All signage shall be indirectly illuminated. STAFF COMMENTS According to the Sign Code, the Commission has discretionary powers in approving a Sign Program. The total sign allowance for a project may be increased and/or reapportioned by a Sign Program approved by the Commission. Staff recommends that the Commission review this submittal in conjunction with the following "Sign Design Guidelines" from the Sign Code. STAFF REPORT November 19, Page 3 of 5 TO THE PLANNING AND ZONING COMMISSION 1991 Tract Q, Block 2, Benchmark at Beaver Creek Benchmark Shopping Center Sign Program Amendment Design Review Section 15.28.060 Simon Desi n_Guidelines; A. Harmonious with Town Scale. sign location, configuration, design, materials, and colors should be harmonious with the existing signs on the structure, with the neighborhood, and with the townscape. B. Harmonious with Building Scale. The sign should be harmonious with the building scale, and should not visually dominate the structure to which it belongs or call undue attention to itself. C. Materials. Quality sign materials, including anodized metal; routed or sandblasted wood, such as rough cedar or redwood; interior -lit, individual plexiglass -faced letters; or three dimensional individual letters with or without indirect lighting, are encouraged. Sign materials, such as printed plywood, interior -lit box -type plastic, and paper or vinyl stick -on window signs are discouraged, but may be approved, however, if determined appropriate to the location, at the sole discretion of the Commission. D. Architectural Harmony. the sign and its supporting structure should be in harmony architecturally, and in harmony in color with the surrounding structures. E. Landscaping. Landscaping is required for all free-standing signs, and should be designed to enhance the signage and surrounding building landscaping. 1. A minimun of tive lineal teet out from, and around the perimeter of, the sign shall be landscaped. F. Reflective Surfaces. Reflective surfaces are not allowed. G. Lighting. Lighting should be of no greater wattage than is necessary to make the sign visible at night, and should not reflect unnecessarily onto adjacent properties. Lighting sources, except neon tubing, should not be directly visible to passing pedestrians or vehicles, and STAFF REPORT TO THE PLANNING AND ZONING COMMISSION November 19, 1991 Page 4 of 5 Tract Q, Block 2, Benchmark At Beaver Creek Benchmark Shopping Center Sign Program Amendment Design Review should be concealed in such a manner that direct light does not shine in a disturbing manner. H. Location. On multi -story building, individual business signs shall generally be limited to the ground lever. STAFF RECOMMENDATIONS Review and approval of proposed sign program amendment. RECOMMENDED ACTION 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action Respectfully submitted, )_�� cr�� Jim Curnutte Planner STAFF REPORT TO THE PLANNING AND ZONING CMMISSION November 19, 1991 Page 5 of 5 Tract Q, Block 2, Benchmark at Beaver Creek Benchmark Shopping Center Sign Program Amendment Design Review PLANNING AND ZONING ACTION Approved as submitted ( ) Approved with Recommended Conditions (V ) Approved with Modified Conditions ( ) Continued ^( n) Denied ( ) Withdrawn ( Date -1 I- Il ` l) ,Patti Dixon, Secretary .- Commircion ... . -.. . . .. .0 .. .- .. I. .- -'- -' -- 1 . -'1- EL . .. cign on tho so, -,+h ride of ui-kii-ng-aAd l�5 squa-re—feat--si-gn above -the south entrance All specific details related to the signs (specific locations lighting, etc.) will be governed by the document entitled "Benchmark Shopping Center Sign Program Amendment". The Commission's approval of the sign program amendment included the condition that if any other business occupies that space the signage would have to be approved by the Commission. The Commission also approved the color change of the fascia from the orange to a Cabot 0510 Evergreen with the condition that all of the orange on the building be painted at this time and also that the applicant provide a letter from the landlord stating that the rest of the building will be stained in the spring of 1992, to match what the applicant has done.