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L2 ATSQ Building DesignPLANNING ANL ZONING COMMISSION STAFF RL_ ORT March 7, 1995 Lot 2, Avon Town Square Retail/Office Building Final Design Review Ul?nTP("T TV -PP. Ra4ai1/04rrra 7f% T -FT TF-. T!"1 1"1-%I1 4_11T TT'0 TT"T TT 7llATTA Tfln LLlJ1V11V11. ll. l_lllvlrLli:J VV 1111 GV1V11V1J! STAFF RECOMMENDATION: Continue until the following items are adequately addressed: 1. ClariV the building lighting. 2. Show streetscape improvements, to include curb and gutter, widening, sidewalk, street lights and landscape material. 3. Show a fence, to match the existing Town of Avon fence, along the south property line and adjacent to the rail road right-of-way. 4. Revise and resubmit the landscape plan that includes the west portion of the site. 5. Show surface parking at a minimum of 9' by 18'. 6. Demonstrate how the loading berth will be functional in its present location. 7. Fifty -on (5 1) parking spaces are required for this project. INTRODUCTION: Application for Final Design Review Approval has been submitted for Lot 2, Avon Town Square. There will be one building, containing three levels and standing 41' in height. The lower level will be 10,044 square feet of under ground parking, the main level will be 7,639 square feet of gross leaseable retail area and the upper level will contain 6,711.21 square feet of gross leaseable office area. The building materials, colors and landscape materials are attached to the report in a memorandum from the applicant. STAFF ANALYSIS: Attached to the staff report are the applicable sections of the Design Guidelines and the Comprehensive Plan for the Commission to refer to when reviewing the merits of this proposal. Site Plan Concerns: Loading The location of the loading berth appears to pose access problems for a truck. We would like the applicant to demonstrate how a truck will access the loading berth. PLANNING ANL LONING COMMISSION STAFF RL- ORT March 7, 1995 Lot 2, Avon Town Square Retail/Office Building Final Design Review Parkin Underground parking will be accessed by a ramp down into the lower level. The ramp appears to have 8-12% grades and no turning radius is indicated. The ramp faces north and east prompting concerns over snow and ice build up. Certain spaces in the underground parking contain columns. These spaces are measured using the middle of the column, which indicates the minimum size required by Code. However, when the space is measured using the edge of the column, the opening of the parking spaces are a foot smaller. So, when a compact spaced is shown at 8' by 16', in essence, it is 7' by 16'. The applicant must address the concern of the columns to comply with the Code. The surface parking stalls, in front of the building, is dimensioned at 9' by 16'. Code requires 9' by 18' for all surface parking. Compact space provisions are not allowed for surface parking. Therefore, the surface parking stalls in front of the building must be a minimum of 9' by 18'. The applicants have indicated that the main level is 7,508 gross leaseable square feet. Staff has calculated the area at 7,639 square feet. Further, we have calculated the upper level at 6711.21 gross leaseable square feet and the applicant indicates 6,567 gross leaseable. The only areas not included in the gross leaseable area are lobby, elevator shaft, mechanical room and common halls and bathrooms. Based on our calculations, the entire project requires 51 spaces at a minimum not the 50 spaces indicated by the applicant. Landscape Plan The proposed landscape plan includes 12 aspen, 4 serviceberry, 18 dogwood, 1,000 square feet of juniper, 800 square feet of kinnikinnick and periwinkle, and 6,000 square feet of native rocky mountain seed mix. This appears to be very minimal compared to the size of the proposed project. Further, the written material does not coincide with the submitted landscape plan. This project is proposed to be phases. As with any phased project, it is reviewed as if the second phase would not be built and the project's finished appearance must be complete. The proposed landscape plan does not address the west portion of the lot. Some type of landscape treatment must be proposed for the west portion of the lot to have a finished appearance. Site Lighting The site plan indicates three parking lot light poles however, no information has been provided concerning style, height or wattage. PLANNING ANL CONING COMMISSION STAFF R -L- ORT March 7, 1995 Lot 2, Avon Town Square Retail/Office Building Final Design Review There are five proposed Ballard lights in front of the building on the north side. A specification sheet has been provided, however, the type, height, and wattage has not been indicated. Streetscape Improvements The site plan does not indicate any streetscape improvement that includes curb and gutters, widening of the street, sidewalk, lights and landscape material to the westerly property boundary.. This area is designated as primary streetscape improvements and a portion of the improvements were installed with the Slifer, Smith, Frampton building. It was represented by the applicant during the design review process for the Slifer, Smith, Frampton building that the rest of the improvements would be installed with the next building. The Town will be requesting the applicant to install the remaining streetscape improvements along Benchmark Road in conjunction with this building. Fencing Along Rail Road Right-of-way This lot is adjacent to the rail road tracks. Development occurring along the rail road tracks must provide a fence, to match the existing wood fence, along the tracks. There is no proposed fence shown on the site plan. Building Design Concerns South (rear) Elevation The proposed south elevation indicates a blank wall for the main level, with windows on the upper level. As submitted, there is no detail within the material or color scheme. The original submittal has been supplemented with three revised south elevation. The first indicates windows along the back. The second indicates windows only in the middle, under the arch way with breaking the massing through color and detail in the material. The third elevation breaks the massing through color and material detail with no windows. The intent of not having windows on the main level along the south elevation is to reduce the noise from the trains. Even though this is a valid concern, some break in the massing is need, whether it be through the use of windows or detail in the material and the use of two or more colors. Lighting Six building lights are being indicated on the elevations. The fixture is specified, however, the wattage in not. Staff would like the applicant to clarify the wattage for the building lighting and whether or not other lights are proposed. PLANNING ANL ZONING COMMISSION STAFF RL_ vRT March 7, 1995 Lot 2, Avon Town Square Retail/Office Building Final Design Review Overhead Garage Door A garage door is proposed at the entrance to the underground parking. We would like the applicant to address how the spaces below will be available for the public visiting the building. DESIGN REVIEW CONSIDERATIONS: 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. 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. 3. The compatibility of the design to minimize site impacts to adjacent properties. 4. The compatibility of the proposed improvements with site topography. 5. The visual appearance of any proposed improvement as viewed from adjacent and neighboring properties and public ways. 6. The objective that no improvement be so similar or dissimilar to others in the vicinity that values, monetary or aesthetic will be impaired. 7. The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. MASTER SIGN PROGRAM Enclosed for the Commission review is the Master Sign Program for this project. Below are the design criteria and guidelines to consider for approval of the program. "Sign Guidelines" and review criteria 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. PLANNING ANL CONING COMMISSION STAFF Rk__ ORT March 7, 1995 Lot 2, Avon Town Square Retail/Office Building Final Design Review 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 Plexiglas -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. 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 should be concealed in such a manner that direct light does not shine in a disturbing manner. H. Location. On multi -story buildings, individual business signs shall generally be limited to the ground level. Section 15.28.070 - Sign 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 sign 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: B. The nature of adjacent and neighboring improvements: PLANNING ANL LONING COMMISSION STAFF R1L_ JRT March 7, 1995 Lot 2, Avon Town Square Retail/Office Building Final Design Review C. The quality of the materials to be utilized in any proposed improvement: D. The visual impact of any proposed improvement as viewed from any adjacent or neighboring property: 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: F. Whether the type, height, size, and/or quantity of signs generally complies with the sign code and appear to be appropriate for the project: G. Whether the sign is primarily oriented to vehicular or pedestrian traffic, and whether the sign is appropriate for the determined orientation. RECOMMENDED PROCEEDINGS: 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action Respectfully submitted, Mary Holden Town Planner PLANNING AND t,ONING COMMISSION STAFF RLQ JRT March 7, 1995 Lot 2, Avon Town Square Retail/Office Building Final Design Review PLANNING AND ZONING ACTION: Approved as submitted ( ) Approved with recommended conditions ( ) Approved with modified conditions (✓) Continued ( ) Denied ( ) Withdrawn ( ) Conceptual, No Action ( ) Date �� /�f Sue Railton, Secretary The Commission approved with the following conditions: 1. Clarify the Building lighting. gutter-,Nidening, sidewalk, street lights and landscape material installed prior to a temporary certificate of occupancy. 3. Construct a fence, to match the existing Town of Avon fence, along the entire south property line and adjacent to the rail road right-of-way along with e completion of building. 4. Revise and resubmit the landscape plan that include a solution to the west portien of—thti site. 5. Modify the south elevation in accordance with the "O" scheme to include some windows. 6. Fifty-two (52) parking spaces are required for this project. 7. Other standard conditions of final approval as deemed appropriate by staff