02-14-2005 Council Packet - Laserfiche WebLink

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#05-3080 January 18,2005 Page 5 of 10 Building Height Building height is regulated similar to other zoning districts throughout the City. A maximum height of 30’, measured from the highest point of the existing grade, and a 2 'A story maximum is required. The applicants liave proposed 1 'A story walkouts with unconventional roof lines. High Side Measurement The highest point of the existing grade at the proposed building sites for the west and northeast cluster is approximately 1024 and at the southeast cluster approximately 1020. The applicants have proposed first floor elevations (FFE) of 1020, 1019, and 1014.5 for the west, northeast and southeast cluster respectively. At the high side to the peak the buildings measure approximately 31 feet. Because the applicants have proposed to lower the sites at the high side of the buildings approximately 4 feet at the western cluster, 4.5 feet at the northeastern cluster, and 5.5 feet at the southeastern cluster, the actual defined heights (again on the high side) are only 27 feet, 26.5 feet and 25.5 feet. This meets Zoning Ordinance requirements for building height. Walk-Out or Low Side Measurement Although the high side measurement dctcmiincs the defined building height, staff thought it would be appropriate to discuss the walk-out or low side height measurement as the buildings appear much taller due to the sloped roof lines. The proposed basement elevations are 1009.4, 1008.8, and 1003.9 for the west, northeast and southeast clusters respectively. From the basement elevation to the peak the buildings measure approximately 41 feet. However, staff finds that the walk-out facade of the building will appear somewhat shorter as berming and retaining is proposed to the edge of the property boundaries to lessen the impacts of adjoining neighbors. For example, the proposed grade at the northern property boundary (adjoining Sugarwoods) is 1024 which would have the visual appearance that approximately 15 feet of the facade is hidden. At the northeast comer of the site, bemiing will go to 1018 visually hiding approximately 9 feet of the facade. The southeastern walk-out facades will be the most visible with respect to total fii9ade exposure. Parking Requirements Location As noted above the property nearly meets all required setbacks. All stalls will be located on the west side of the building, 5 feet from the lot line adjacent to the business zoned properties to the west. The applicants have shown a turn-around at the end of the most northwesterly parking area. This tum-around docs not meet the required 10 ’ setback, but provides a necessary function for tnis dead-end lot, and is located so as to be usable for a future service road comicction to the west. Number of Stalls The Zoning Ordinance requires i stall for ever 200 s.f. of floor area for all professional of fice uses. Under this calculation Uic City would require 171 stalls to be constructed for