L11 B1 BMBC SRU Auto shopTown of Avon
Special Review Use staff Report
April 1, 1997 Planning & Zoning Commission meeting
Report date
Special Review Use type
Legal description
Zoning
Address
Introduction
April 11, 1997
Expansion of Auto repair shop
Lot 11, Block 1, Benchmark at Beaver Creek
Subdivision
IC - Industrial and Commercial
451 Metcalf Road
The applicant, Louis Mederios, is requesting a special use permit to expand his auto body repair
facility at 451 Metcalf Road. He is proposing a three story freestanding building in the Southeast
portion of the site. The proposed building is 8,828 square feet and the existing building is 6,629
square feet for a total size of 15,457. The new building would be used for auto body repairs,
with accessory offices and an executive lounge suite containing a full kitchen and 3/4 bath. The
property is Zoned IC, for industrial -commercial development.
Criteria for Review, Recommendation and Approval
According to section 17.48.040 of the Avon Municipal Code, the Planning & Zoning
Commission shall consider the following criteria when evaluating an application for a special
review use permit:
1. Whether the proposed use otherwise complies with all requirements imposed by the
zoning code.
• Allowed use: Although the Zoning Code does not specifically list auto body as a special
use in the IC zone, other auto body shops have been approved and the use falls within the
intent of an industrial commercial zone district.
• Lot Coverage: The proposed building coverage of 33 percent (net lot size subtracting
areas exceeding 40 percent slope) conforms with the 50% maximum.
• Setbacks: No proposed encroachments.
• Easements: No proposed encroachments.
• Building Height: based on the information provided on the elevations the building will be
46 feet, falling within the 48 foot height limitation for the IC zone district.
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Lot 11, Block 1, Benchmark at Beaver Creek Subdivision, Special Review Use, page 2
April 15, 1997, Planning & Zoning Commission meeting
• Grading: the grading plan removes an existing berm that helps to screen the cars. The
parking aisle between the eastern berm and the existing building exceeds the minimum 24
foot aisle width. If the aisle is reduced, the parking could be shifted to the west and
disturbance of the berm could be minimized. The berm also serves as a safety feature to
prevent cars from rolling over the bank onto Metcalf Road.
• Parking: The parking requirement for an auto body use is not specifically enumerated in
the parking requirements. However, it is most similar to a service station requirement of
2 spaces per 1000 square feet. Staff determined the total square footage to be 15, 457
square feet which would require 31 parking spaces. This requirement has been met.
• The area between the stairway on the north side of the proposed building and the parking
spaces south of the existing building does not meet the minimum aisle and back up width
requirement of 24 feet.
• Snow Storage: The area to the west of the existing building will be marginal in terms of
accessibility to the plow. The storage area east of the parking lot will be fenced and will
not be accessible. Snow removal will be necessary.
• Landscaping: The existing building and parking lot is fairly well screened with a berm.
The berm will be removed. In staff s opinion, the berm should remain in addition to the
proposed solid wood fence and trees. The parking spaces can be moved farther west and
still meet the requirement for a 24 foot aisle and back up area. This would provide more
room to preserve the berm. This would also provide room to shift some of the trees to
the west and move them up closer to the top of the berm. A tree on the southern end of
the landscape strip may limit site visibility at the driveway entrance. The tree should be
replaced with bushes will not exceed 36 inches in height.
• As proposed, the third story of the building does not meet the Uniform Building Code's
accessibility requirements. This will need to be addressed during the time of building
permit review.
2. Whether the proposed use is in conformance with the town comprehensive plan.
The Comprehensive Plan designates this area for industrial land uses. The auto body use is
consistent with this designation.
3. Whether the proposed use is compatible with adjacent uses. Such compatibility may be
expressed in appearance, architectural scale and features, site design, and odor,
lighting, traffic, safety, etc.
The proposed auto body expansion should be compatible with the adjacent industrial uses
south of the property. The area to the north is currently zoned PUD for residential
development. Screening should be provided along the north side of the snow storage area, to
screen parking areas.
Staff has received a letter from the adjacent property owner to the south expressing concerns
with the proposed application. Please refer to letter attached to this report.
Design Review Criteria
1. See analysis discussed in #1 above.
2. 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.
Town of Avon Community Development a:\11 b1 bmbc.doc
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Lot 11, Block 1, Benchmark at Beaver Creek Subdivision, Special Review Use, page 3
April 15, 1997, Planning & Zoning Commission meeting
The stucco building uses high quality materials and should be an attractive industrial
structure.
3. The compatibility of the design to minimize site impacts to adjacent properties.
The design should be compatible with adjacent properties if the berm is maintained on the
plans along with the proposed fence and landscaping. Please refer to the letter received from
Valley Wide. The proposed site plan addresses some of the concerns addressed in the letter.
A separate customer parking area is provided which should accommodate customers
dropping off vehicles when the repair shop is not open. The applicant has offered to provide
posts along the southern property boundary as a safety barrier. Any excess snow will be
hauled off the site.
4. The compatibility of the proposed improvements with site topography.
The grading plan eliminates an existing berm that helps to screen dismantled cars. In staff s
opinion, the parking lot should be re -designed to reduce the parking aisle width to preserve
the berm for screening. The applicant has agreed to this recommendation.
5. The visual appearance of any proposed improvement as viewed from adjacent and
neighboring properties and public ways.
The new building should be attractive as viewed from the roadway and adjacent rights-of-
way. In staffs opinion the modified parking lot is not adequately screened. The existing
berm should be preserved in addition to the proposed fence and trees.
6. The objective that no improvement be so similar or dissimilar to others in the vicinity
that values, monetary or aesthetic will be impaired.
The building and site are neither too similar or dissimilar to others in the vicinity. The stucco
building should be attractive for the industrial neighborhood.
7. The general conformance of the proposed improvements with the adopted Goals,
Policies and Programs for the Town of Avon.
The proposed expansion of the industrial use is consistent with the industrial land use
designation of the area and is therefore consistent with the adopted Goals, Policies and
Programs of the Town.
Staff Recommendation
Staff recommends approval of Lot 11, Block 1, Benchmark at Beaver Creek Subdivision as
described on the site plans dated 4-9-97 with conditions. The parking lot aisle between the
existing building and the eastern berm should be reduced and the plan should be revised to
maintain a berm, in addition to the proposed fence and trees.
Options
1. Approve with conditions recommended by staff.
2. Approve with modified conditions.
3. Table to address concerns
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(970) 949-4280 Fax (970) 949-5749
Lot 11, Block 1, Benchmark at Beaver Creek Subdivision, Special Review Use, page 4
April 15, 1997, Planning & Zoning Commission meeting
Recommended Motion
I move to approve Lot 11, Block 1, Benchmark at Beaver Creek Subdivision as described on the
site plans dated 4-9-97 with the following conditions:
1. The plan be revised to maintain a berm on the eastern side of the property.
2. The cedar fence shall be a solid 4 foot cedar fence.
3. Final grading plan is subject to staff approval.
4. The parking aisle between parking space 26 and the proposed building shall be a minimum of
24 feet wide.
5. The junipers shall be a minimum size of a 5 gallon container.
6. No snow accumulation shall occur outside designated snow storage areas. Any excess snow
shall be hauled off-site.
7. The southern most tree shall be replaced with shrubs that will not exceed 36 inches in height
to preserve a sight distance area at the driveway.
If you have any questions regarding this or any other project, please call me at 949-4280
(extension 131), or stop by the Community Development Department.
Respectfully submitted,
Karen Griffith
Town Planner
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(970) 949-4280 Fax (970) 949-5749
Lot 11, Block 1, Benchmark at Beaver Creek Subdivision, Special Review Use, page 5
April 15, 1997, Planning & Zoning Commission meeting
Planning & Zoning Commission Action
❑ Approved as submitted
❑ Denied
0" Approved with conditions (noted below)
❑ Tabled
❑ Withdrawn by applicant
Conditions of approval, reasons for tabling or withdrawal of application, or basis for denial (refer
to code or guidelines by number):
�i
Jack
Sue Railton, Secretary
Town of Avon Community Development
(970) 949-4280 Fax (970) 949-5749
Date 4 tri
Date �f- — 15--97
a:111 b1 bmbc.doc