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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