L22 22A B2 BMBC Design ModsTown of Avon
Minor Project Staff Report
March 16, 1999 Planning & Zoning Commission meeting
Report date March 11, 1999
Project type Mixed Use
Legal description Lot 22 and 22A, Chapel Square Subdivision
Zoning PUD
Address 220 Beaver Creels Place
Introduction
Palmos Development has submitted two modifications to the Chapel Square Final Design
approval. The first is a modification to the final lighting plan. They are requesting wall mounted
shoe box fixtures on the south and east sides of Building B, rather than free standing fixtures that
would be located along the property line. They are also proposing that the standard green Town
street lights be installed within the Chapel Square right-of-way adjacent to the Wal-Mart parcel,
but not adjacent to Building C.
The second request is for a modification to Building D, the existing commercial building
adjacent to Wal-Mart. They would like to provide a flat roof and an arcade matching the Wal-
Mart fagade and arcade on the B and C Buildings rather than constructing a pitched roof. They
have revised the elevations of the building to reflect the arcade design. The applicant's architect
has requested the flat roof for several reasons. First, in his opinion, the taller pitched roof will
obscure the view of the buildings behind Building D. Second, he believes that the pitched roof
would not be in scale with the building when it is shortened.
Design Review Considerations
According to the Commission's Procedures, Rules & Regulations, Section 4. 10, the Commission
shall consider the following items in reviewing the design of this project:
1. The conformance with setbacks, massing, access, land use and other provisions of the Zoning Code.
2. The conformance with other applicable rules and regulations of the Town of Avon.
3. The type and quality of materials of which the structure is to be constructed.
4. The design of site grading and drainage to minimize impacts to adjacent sites, rights-of-way and
easements.
5. The compatibility of proposed improvements with site topography, to minimize site disturbance,
orient with slope, step building with slope, and minimize benching or other significant alteration of
existing topography.
6. The appearance of proposed improvements as viewed from adjacent and neighboring properties and
public ways, with respect to architectural style, massing, height, orientation to street, quality of
materials, and colors.
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Lot 22 and 22A, Chapel Square Subdivision; Modification of Final Design Review
March 11, 1999 Planning & Zoning meeting
7. The objective that no improvement be so similar or dissimilar to others in the vicinity that monetary
or aesthetic values will be impaired.
8. The general conformance of the proposed improvements with the adopted Goals, Policies and
Programs for the Town of Avon.
Staff Comments
Lighting Modification
The final design approval included conditions that the lighting plan conform to the Design
Guideline standards and that the lighting cut sheets be approved by the Planning and Zoning
Commission. The Design Guidelines in the Planning and Zoning Commission Procedures, Rules
and Regulations state that light spillover to adjacent properties should be minimized. The
Design Guidelines for the Downtown and commercial core recommend a maximum foot-candle
of .60 for parking lots.
• The proposed building mounted shoebox fixtures will direct the lighting downward so that
there is no -off site glare in conformance with the Design Guidelines lighting standards.
• The average foot candle level for the parking lots is 1.13 which exceeds the recommended
average .60 foot candle level recommended for downtown and commercial core properties.
The lighting levels on the Chapel Square property are lower in most areas than the existing
Wal-Mart Parking Lot.
Roof Modification
In staff's opinion the flat roof with arcade is not conformance with Design Guidelines
Criterion 6. The flat roof appearance of proposed improvements is not compatible with the
architectural style approved for the project. If the flat roof is constructed, Building D and the
Wal-Mart building may appear as a separate project rather than having a more unified design
for the complex. Building A may have an awkward appearance with a pitched roof, since the
Wal-Mart building and Building D would both have flat roofs. In staff's opinion, the
approved design is in scale with the building. Although the pitched roof will further obscure
views of the B and C buildings, it will present a more unified project design reflecting the
"chateau" theme of the project.
The north revised elevation of Building D does not meet the Design Guidelines for the
Commercial Core area, The Design Guidelines for the commercial core state that the
minimum allowable glass area is 75 percent of walls opening on to the pedestrian or ground
level. The proposed north elevation does not have any window openings and would not be an
inviting pedestrian environment. This elevation faces Chapel Place and the main pedestrian
walkway and should a more finished appearance. If the Commission elects to approve the
flat roof design, staff recommends that the north elevation be revised to include windows
meeting the Design Guideline Criteria.
Staff Recommendation
1. Approve the lighting and roof modification with one condition: that the shoebox lighting
fixtures match the surrounding building color.
2. Deny the building modification because it does not conform to Design Review Criterion 6 for
the reasons stated above.
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Lot 22 and 22A, Chapel Square Subdivision; Modification of Final Design Review
March 11, 1999 Planning & Zoning meeting
Recommended Motion
1. "I move to approve the lighting cut sheets and lighting plan modification for Lot 22 and 22
A, Chapel Square Subdivision as depicted on the application and plan sets dated February 1,
1999 with the following condition: the shoebox lighting fixtures shall match the surrounding
building color.
2. I move to deny the design modification for Building D as depicted on the application and
plan sets dated March 5 based on the finding that it does not conform to Design Review
Criterion 6 because the flat roof appearance of the roof will result in a project that does not
have a cohesive architectural design for all of the buildings and because the north elevation
does not conform to the Commercial Core Design Guideline recommendation that the
minimum window areas for buildings facing pedestrian areas must be at least 75 percent of
the wall area."
If you have any questions regarding this project or any planning matter, please call me at
748-4030 or stop by the Community Development Department.
Respectfully submitted,
Karen Griffith, AICP
Town Planner
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Lot 22 and 22A, Chapel Square Subdivision; Modification of Final Design Review
March 11, 1999 Planning & Zoning meeting
Planning & Zoning Commission Action
❑ Approved as submitted Aproved with co ons (noted below)
�I � ol
Denied Tabled ❑ Withdrawn by applicant
Conditions of approval, reasons for tabli>(or withdrawal of application, or basis for denial (refer
to code or guidelines by number):
Signed:
s,/ air
Date
Attest:
Date
Secretary
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