L18 L19 B1 BMBC building designTown of Avon
Final Design Staff Rortep
December 19,1995 Planning & Zoning Commission meeting
Report date December 15, 1995
Project type Warehouse
Legal description Lots 18 & 19, Block 1, Benchmark at Beaver Creek
Zoning IC - Industrial and Commercial
Introduction
This final design is for two warehouse buildings on a steeply sloping 114,998 square foot site. The
buildings are connected by a roof, encompassing 95,000 square feet of floor area. The highest
point is 36 feet. A driveway to the rear parking lot passes beneath the roof. The building design is
contemporary, finished in masonry and stucco with metal accents. The top level is a mezzanine.
Design Review Considerations
According to the Commission's Procedures, Rules & Regulations, Section 6.10, the Commission
shall consider the following items in reviewing the design of this project:
1. Conformance with the Zoning Code and other applicable regulations of the Town.
• Warehouse is an appropriate use for the site.
• Slightly more than the minimum amount of on-site surface parking is provided.
• The buildings meet all setback requirements, and all easements are clear of obstructions.
• The loading docks meet the minimum size.
• The site is stepped, requiring significant excavation to accommodate the buildings, access and
parking.
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.
The type and quality of building materials appears suitable for the site. The landscaping in
general appears adequate, given the proposed building design and placement. One key
landscape element ("PA" on the plan) is not identified in the legend.
3. The compatibility of the design to minimize site impacts to adjacent properties.
Depending upon the retainage method used, the excavation at the rear of the buildings could
encroach on Tract A.
4. The compatibility of the proposed improvements with site topography.
This is a steep site. It appears the proposed design modifies the site to fit the improvements,
rather than vice -versa. One result is a retaining wall averaging more than 20 feet in height.
Another is constrained access, particularly for truck deliveries and loading.
Town of Avon Community Development c:\comdev\p&z\121995\1819b1 bm.doc
(970) 949-4280 Fax (970) 949-9139
Lots 18 & 19 , Block 1,1 hmark at Beaver Creek Subdivision, Review age 2
December 19, 1995 Planning & Zoning Commission meeting
5. The visual appearance of any proposed improvement as viewed from adjacent and neighboring
properties and public ways.
The large retaining wall at the rear of the building will not be conspicuous from the road. The
buildings are of relatively high quality materials and arguably attractive, particularly when
compared with other warehouse and industrial buildings.
6. The objective that no improvement be so similar or dissimilar to others in the vicinity that values,
monetary or aesthetic will be impaired.
Not applicable.
7. The general conformance of the proposed improvements with the adopted Goals, Policies and
Programs for the Town of Avon.
Does not conform with the following Steep Slope Guidelines:
• #2 - Working With the Topography: site is flattened to a considerable extent.
• #6 - Grading: unretained excavated/fill slopes are greater than 2:1
• #7 - Retaining Walls: Visible height of retaining wall is greater than six feet; multiple
smaller walls are not used.
• #8 - Site Restoration/Landscaping: Depending upon the retainage method used, site
disturbance will be approximately 60% to 80%.
Does not conform with the Design Criteria in Planning & Zoning Commission Procedures,
Rules and Regulations, Section 6.00.
• B. 3.: Loading spaces size and location prone to create conflicts between delivery trucks
and vehicles entering and exiting the site, as well as through traffic on Metcalf Road.
• E. 1. and E. 2.: Site improvements don't appear to be designed to conform with
topography. Maximum slope exceeds 2:1. Documentation has not yet been reviewed.
• G. 4. On-site snow storage not provided; statement on plan indicates snow will be hauled
away. The Commission may, but is not obligated to, waive on-site snow storage,
following review of the proposed off-site storage area and hauling arrangements.
• J. 2 and J. 4.: Trash dumpsters are located in the loading dock, suggesting side -loading
trucks only. The dumpsters (and associated overflow) are directly visible from the site
entrance and Metcalf Road.
• 6.25 B. 2. Building design does not appear to provide for the convenient delivery of goods
and services. Driveway grade between front and rear parking lots is over 8%. Applicant
has stated that the drive will be heated. This should be noted on the plan and detail shown.
The comments relating to access actually address two issues: access by "shorter" delivery
trucks and by semis (tractor -trailer). It appears that even with shorter trucks only, the delivery
access is not adequate. Tractor -trailers are effectively blocked due to the site design. The
applicant indicated at the last P&Z meeting that semis (tractor -trailer) trucks would be
prohibited from the site via the Condominium Covenants. Staff questions the efficacy of this
approach. The reality is that at some point, there will be pressure to deliver goods by tractor
trailer, and the burden of enforcement will fall on the Town. Experience on Metcalf Road has
shown that semis will park on the road and back into sites, creating potentially life-threatening
traffic hazards, particularly during winter conditions.
Town of Avon Community Development c:\comdev\p&z\121995\1819bl bm.doc
(970) 949-4280 Fax (970) 949-9139
Lots 18 & 19 , Block 1, : zhmark at Beaver Creek Subdivision, Reviev, age 3
December 19, 1995 Planning & Zoning Commission meeting
Staff Recommendation
Disapprove the project as presented, based upon the criteria listed above.
If you have any questions regarding this project or any matter, please call me at 949-4280
(extension 129), or stop by the Community Development Department.
Respect y submitted,
7 ael o
ctor of Community Development
Town of Avon Community Development c.\comdev\p&z\121995\1819bibm.doc
(970) 949-4280 Fax (970) 949-9139
Lots 18 & 19 , Block 1, ; zhmark at Beaver Creek Subdivision, Review , age 4
December 19, 1995 Planning & Zoning Commission meeting
Planning & Zoning Commission Action
❑ Approved as submitted
❑ Denied
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):
1. The sign prQgram will be brauqht hack to the Commission for approval
2. The heated driveway will be extended to the eastern most edge of the
curb in the lot
3. Revised color samples will be brought back with the addition of planters
flanking the center drive through
4. Color and samples of the type of retaining wall finish will be brought
back fora roval
4 00
Date
Jack Hunn, Chair QA --
Attest�� Date
C� S
Sue Railton, Secretary /
5. Snow will be hauled off the site
6. Dumpster door will be kept closed at all times as per by-laws and it will be
automatic
7. Mark (Donaldson, project architect) redesign the south elevation for added interest
8. Driveway access during construction will be gravel 15 feet into the site
9. Lighting plan will be brought back for Commission approval
10. Staff, Town Attorney, and Town Council approve language in the decs (declarations)
and by-laws prohibiting and controlling trucks over 36 feet from entering the
property with appropriate remedies and fines and will also explore an appropriate
Town ordinance to prohibit the same
Town of Avon Community Development c:\comdev\p&z\121995\1819b1 bm.doc
(970) 949-4280 Fax (970) 949-9139