01-16-2007 Planning Commission Packet

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, y � #07-3250 JAnuary 11,2007 ,. . Pnge 7 of 12 Building Height Building height is regulated similar to other zonuig districts throughout the City. A maximum height of 30', meast�red from the highest point of the existing grade, and a 2 %Z story maximum is required., The applica.nts have proposed 1 %Z story walkouts with unconventional roof lines. Height Measurenzent per O�•dinance Definitions. The highest point of the existing grade at the proposed buildiiig sites ranges from 1019' for the most southerly building, to 1024' for the three northerly buildings. With proposed main floor elevations ranging from 1014.1' to 1020.4', the " main floor of each building is at or stibstantially below existing high-side grade, and for each building substantial excavation is reqtiired to create the walkout configuration desired by the applicant. Please see the staff notations in the table on Exlubit D, Sheet A.S. In no case will the peaks be more than 23' above the existing high-side grade for a given building. The `defined' building height based on the high-side existing grade to the average of the higliest gable, will be appro�imately 4' lower than the peak height, or about 19' in each case. This meets Zoning Ordinance requixements for building height. � Height as Viewed fi^o»a W�alkout Side. Staff thought it would be useful to consider the building height as viewed from the walkout side, as this is the view that will be seen from the west end units of the Senior Housing building, and to a lesser extent from the neighbors to the north. Based on finished grades, the buildings have a ground to peak heiglit on the walkout side of 36.8'. In each case, however, the walkout level will be below existing grade; for the northerly three buildings the entire walkout level will be below finislied grade as viewed from the north or northeast. The most southerly building is the only one whose entire walkout fa�ade will be completely visible as viewed from a distance. . . As a comparison, note that the highest peak,that of Bldg: 1-2, will be at elevation 1046.9' or just 2' higher than the highest roof line of the Senior Housing building next door, even though the office condo buildings are stepped up the hill fronl it. The peak of Bldg. 9-10 will be about 4'-5' lower than the highest roofline of the Senior building. Parking Requirements . Location. The proposed pa.rking areas meet all required setbacks. All stalls will be located at least 5 feet from the lot line adjacent to tlie business zoned properties fio the west. The applicants have inchided a back-up apron at the end of the inost northwesterly pazking area. This provides a necessary fiuiction for this"dead-end lot, and is located so as to be usable for a potential fut�.ire service road connection to the west. ' Nu»zbe�• of Stalls. The Zoning Ordinance requires 1 stall for every 200 s.f. of floor area for all professional office uses. The terin "floor area" for the purpose of calculating the ntiunber of off- street parking spaces is tlle net usable floor asea of the various floors, devoted to retail sales, services, office spaces, processing and fabrication, exchisive of hallways, utility space aud storage areas oi:her than warehousing. For office buildings the City lias generally considered the net"floor area"for parking calculation to be 85% of gross floor a.rea.