01-18-2005 Planning Commission Packet

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#OS-3080 January 18,2005 � Pagc 5 of 10 Building Height Building height is regulated similar to other zoning districts throughout the City. A maximuin height of 30', nieasured froin the highest point of the existing grade, and a 2 %Z story maximum is required. The applicants have proposed 1 %z story wallcouts with unconventional roof lines. High. Side Mec�surement The lughest 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 approxinlately 3I feet. Because the applicants have proposed to lower tlie 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 southeastei7l 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. Wczlk-Out or Low Side Measu.��e�nei2t Although the high side measurement deternlines the defined building height, staff thought it would be appropriate to discuss the walk-out or low side height measurement as the buildings appear inuch taller due to tl�e sloped roof lines. The�roposed basement elevations are 1009.4, 1008.8, and 1003.9 for the west, northeast and southeast clusters respectively. From the basement elevation to tile peak the buildings measure approximately 41 feet. However, staff finds that the walk-out fa�ade of the building will appear somewhat shorter as berniing 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 approxirnately 15 feet of tl�e fa�ade is hidden. At tlie northeast corner of the site, bein7ing will go to 1018 visually hiding approximately 9 feet of the fagade. The southeasteni walk-out fa�ades will be the most visible with respect to total fa�ade 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 hirn-around at the eud of the nlost northwesterly parking area. This turn-around does not meet the required 10' setback, but provides a necessary fimction for this dead-end lot, and is located so as to be usable for a future service road coruiection to the west. Nunaber of Stalls The Zoning Ordinance requires 1 stall for ever 200 s.f. of floor area for all professional office uses. Under tlus calculation tlie City would require 171 stalls to be constructed for