PC Packet 07-15-2014 - Laserfiche WebLink

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Rear (west) 5' 17' Side (north) 0' 6' Side/Corner (south) 10' 20' As noted in the above table, all required parking lot setbacks are met. Off-Street Stalls Section 6-740(1) states that "off-street parking shall be provided at a ratio of four spaces per thousand square feet of floor area of retail, commercial and office development. For the purposes of this section net floor area shall mean floor area minus hallways, bathrooms, lobby, lunch/break rooms and the like." There are several factors that affect parking on this site, discussed below: The applicant indicates the net floor area of the 45,000 SF building is 27,007 SF for the purposes of calculating parking. Staff was initially concerned with only 60% of the floor area being calculated into required parking and requested an illustration depicting which spaces were deducted from the gross floor area (see attached Exhibit). Based on 27,007 SF, 108 parking stalls are required (27,007 / 1,000 x 4). The applicant's site plan depicts 87 on-site stalls. Additionally, 21 stalls are available on the street directly abutting the applicant's site, which are allowed to be included toward fulfilling the total parking requirement under Zoning Code Section 6-740(5). Thus, a total of 108 stalls are provided, meeting the minimum standard. For reference purposes, the existing 52,369 SF headquarters building contains 201 parking stalls. Working backwards, the headquarters site is parked based on 96% usable building square footage. This 96% assumes the second 9,048 SF building is not constructed. If constructed, the site would be parked at 82%. These scenarios assume 4 stalls are provided per 1,000 SF and illustrate how much less parking is being provided on the expansion property vs. their headquarters site. This is a function of the training use in the building. The applicant states in the supplemental narrative that trainees would be shuttled to the property. This will be imperative in ensuring the site does not have parking shortages. As such, staff has recommended a condition of approval related to this issue. Recognizing this facility is unique from other office buildings, and like their headquarters, is parked at a ratio less than a typical office building, staff requested a Proof-of-Parking Plan illustrating how many additional parking stalls could be accommodated on the property. This plan illustrates how an additional 19 stalls could be provided on-site. Staff expects the site to be adequately parked based on APi's proposed use of the building and the proof-of-parking plan illustrates how additional parking could be provided should APi's use of the building change to a use(s) demanding more parking. Looking to the future, staff also suspects that parking will be an issue for consideration when the applicant makes application for a PUD amendment to resolve the non-compliant land use approvals on the headquarters site (discussed in paragraph three under the Request& Background section of this report). One last point affecting parking is that the applicant intends to seek LEED (Leadership in Energy and Environmental Design) certification for the building. There are many factors that affect certification and one is that no additional hard surface, like parking, is built into the plan. The