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L14/15 B1 BMBC Building ModificationPlanning ana Loning Commission Staff Report January 3, 1995 T. J. Connor Building Site Plan and Building Modifications Lot 14-15, Block 1, Benchmark at Beaver Creek PROJECT TYPE: Industrial/Commercial ZONING: IC COMPLIES WITH ZONING? Yes, But Not DRB Plans STAFF RECOMMENDATION Staff recommends the Planning and Zoning Commission take following action: APPROVE: 1. The reconfiguration of the windows and doors where they do not conflict with previously approved exterior stairway locations. 2. The guardrails, subject to submittal finish colors and installation detail that does not reduce driveway or parking area dimensions and the addition of curbs or curbsteps in pedestrian guardrail areas approprate. 3. The retaining wall treatment as presented, which matches the stucco color of the building. DENY: 1. All site plan modifications, including the north retaining wall location, the north driveway location, the north driveway turning radius, the north driveway grades, and the north driveway entrance grade at Metcalf Road. 2. The Durastone as an exterior material. 3. The addition of the doors and windows on the east elevation at the north and south ends of the building. 4. The revised stair locations on the east side and north and south ends of the building. HISTORY Ten revised site plans purporting to address concerns regarding discrepancies between approved plans and construction of this project have been submitted to this office within the past month.. None of these ten site plans have adequately addressed the major concerns raised. The main concern is the north driveway grades, the width of the driveway, the radius of the driveway to access the rear of the building and the retaining wall location. At the October 18, 1994 Planning and Zoning meeting, the Commission reviewed an application for modifications to this project. The requested modifications included the Planning ana 'Zoning Commission Staff Report January 3, 1995 T. J. Connor Building Site Plan and Building Modifications Lot 14-15, Block 1, Benchmark at Beaver Creek replacement of a double retaining wall between the upper and lower parking lots with a single 16 foot high retaining wall, elimination of a retaining wall, and the addition of retaining wall surface treatment. Approval was given for the replacement of the double retaining wall in the rear with one retaining wall in the rear and all other modifications were denied. The Commission requested the applicant, T.J. Conner, submit plans reflecting the actual construction taking place on site for the Commission's review. STAFF COMMENTS The most recent set of plans reviewed by Staff indicate substantial modifications to the site, which were not part of the original approval. Listed below are the modifications: SITE PLAN ♦ Grades shown for the driveway areas scale from 8.8 to 10.5%; ♦ Inside curve radius in driveway has been reduced; ♦ Grades coming off of Metcalf are at approximately 12.5%; • North retaining wall has not been constructed in approved location; ♦ Dumpster location has been revised; and ♦ Addition of two types of guard rails. BUILDING AND ELEVATION • Requesting to change the approved stucco for the lower level to Durastone (sample provided at meeting); Addition of doors and windows; ♦ Rearrangement of doors and windows; ♦ Exterior stair location changes; ♦ Retaining wall treatment; and ♦ Addition of mezzanine levels on the second floor of the north and south building for and additional 8,238 square feet. SITE PLAN COMMENTS: Driveway Grades: The north driveway grade is of major concern and there are only two apparent methods of obtaining the approved 8.4% grade. One method is to lower the parking lot grade at the rear of the building and revise the building elevations, and floor plan accordingly. The other method is to lengthen the driveway by removing the retaining wall and reconstruction per original approved plans. Planning and Zoning Commission Staff Report January 3, 1995 T. J. Connor Building Site Plan and Building Modifications Lot 14-15, Block 1, Benchmark at Beaver Creek Grades of the driveway coming off Metcalf Road are 12.5%. The driveway entrance must meet the Town of Avon standards. Radius: The turning radius around the north end of the building has been reduced. The reduce radius in combination with the steep grades and minimal width driveway does not provide a reasonable safe access of the rear of the building under any condtion. The north driveway should be reconstructed to the original plan to provide minimal safe access to the west side of the building. Guard Rails: Two type of guard rails have been proposed to address safety of cars and trucks and pedestrians. Type A guard rail is 2.83' high and will be constructed of welded steel bars, 4" apart and bolted to the top of the wall by 4" square steel anchors. No detail on construction or color has been provided. This type of rail will be placed around the south parking area and the west retaining wall. Our concern is these rails are pedestrian oriented and are not adaquate for vehicles. Staff is recommending the addition of curb stops on the south parking area. Type B guard rails are the standard Colorado Department of Transportation guard rails. No construction detail has been provided regarding installation of the either rails. Our concern is the placement of the guard rails will further reduce the width of the south, 16' wide driveway. BUILDING AND ELEVATION COMMENTS: Material Chanize: The applicant is proposing to replace the stucco with Durastone. The rest of the building will remain metal. The Planning and Zoning Commission Design Rules, Regulations and Procedures state "wall finishes will not ordinarily be permitted on the exterior of any structure: asphalt siding, imitation brick, asbestos cement shingles or siding, imitation stone, imitation log siding or plastic." The proposed Durastone does not comply with the above statement and Staff does not recommend approval the change in material finishes. Addition of Doors and Windows on East Elevation/Stairway Location: The east elevation indicates the addition of doors and windows on the north and south end of the building. This area originally had no penetrations so the stairs could be accommodated in this location. Now, the stairs have been pushed to the north and south Planning ana Zoning Commission Staff Report January 3, 1995 T. J. Connor Building Site Plan and Building Modifications Lot 14-15, Block 1, Benchmark at Beaver Creek ends of the building to allow for the doors and windows. This poses a problem since the new location for the stairs is not a functional pedestrian access nor does it promote pedestrian circulation on site. Both stairs start and terminate in the middle of the steep, narrow driveway. They do not lead anywhere other than the driveway which becomes a safety issue for both pedestrians and vehicles. Retaining Wall Treatment: The applicant is proposing to put stucco on certain walls and paint other. Those walls marked "A" will have a stucco treatment, painted light stone to match the building. The "B" walls will just be painted a light stone color to match the building. `B" treatment of the retaining wall will only be in the back of the building on the west retaining wall. All others will receive an "A" treatment. The only light stone color on the building is the approved stucco. Should the Durastone be approved, Staff is unsure of the retaining wall color. Mezzanine Levels: The applicant is proposing to add 8238 square feet of mezzanine levels. This was briefly reviewed by the Commission at the November 15, 1994 meeting when the parking variance was approved. 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. Planning anu � oning Commission Staff Report January 3, 1995 T. J. Connor Building Site Plan and Building Modifications Lot 14-15, Block 1, Benchmark at Beaver Creek 7. The general conformance of the proposed improvements with the adopted Goals, Policies and Programs for the Town of Avon. 1. Introduce Application 2. Applicant Presentation 3. Commission Review 4. Commission Action Respectfully Submitted, Mary Holden Town Planner RECOMMENDED ACTION PLANNING AND ZONING ACTION: Approved as submitted ( ) Approved with recommended conditions (✓f Approved with modified conditions ( ) Continued ( ) Denied ( ) Withdrawn ( ) Conceptual, No Action ( ) Date .3 S Sue Railton, Secretary _j�&e- The Commission approved with the followinq recommendations: Approve 1. The reconfigureation of the windows and doors where they do not conflict with previously approved exterior stairway locations. 2. The Guardrails, Subject to submittal finish colors an installation detail that does not reduce driveway or parking area dimensions and the addition of cu?bs or curbside it, pudesty ian it areas appropriate. 3_ The retaining wall treatment at nresentpd, which matches the stucco color of the buil ding . Deny: 1. All site plan modifications, including the north retaining wall loca- tion, the north driveway turning radius, the north driveway grades, and the north driveway entrance grade at Metcalf Road. continue on other side 2. The Durastone as an exterior material. 3. The addition of the doors and windows on the east elevation at the north and south ends of the building. 4. The revised stair locations on the east side and north ends of the building.