PC Packet 11-20-2012 - Laserfiche WebLink

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Parking Setbacks Required Existing Proposed Addition Front(south) 40' 40' n/a Side (east) 5' 3.5' n/a Side (west) 5' 15' n/a Rear(north) 5' —25' n/a The applicant is not proposing to construct any additional parking areas with this proposal. However, proof-of-parking areas are proposed, which meet required parking lot setbacks of Zoning Code Section 11-020(6). The proof of parking issue is discussed further in the Nonconforming Permit Analysis section of this report. Floor Area Ratio Zoning Code Section 6-060 allows a F.A.R. of 0.4 for one-story building. Including the proposed addition,the F.A.R is as follows: 72,885 SF existing+9,000 SF proposed= 81,885 SF/265,474 SF (lot area) =0.31 With a proposed F.A.R. of 0.31,the proposed project is in compliance with FAR maximums. Required # of Off-Street Parking Stalls The proposed 9,000 SF addition is solely for manufacturing space. Manufacturing is calculated at 1 parking stall for every 350 SF of space ratio. Additionally, parking ratios are applied on 90% of the gross building square footage area. Thus, the proposed addition would require 23 parking stalls. Off-street parking for the existing building consists of the following: 57,854 SF manufacturing x 90%/350 = 149 stalls 3,383 SF office x 90%/200= 15 stalls 6,913 SF warehouse x 90%/ 1,000 = 6 stalls Total= 170 stalls With the existing requirement of 170 stalls and the proposed addition demanding 23 parking stalls according to Zoning Code Section 11-030, 193 off-street parking stalls are required. The property currently contains 64 parking stalls,much less than the requirement. The applicant's narrative discusses this issue in more detail. Essentially, Wolkerstorfer's business is such that large tanks and fixed equipment take up extra-ordinary amounts of floor space than is typical of manufacturing uses. Thus, the demand for off-street parking stalls is much less because they employ less people because floor space is occupied by equipment. The applicant's Site Plan depicts how additional parking could be accommodated on the property, should a future occupant need more off-street parking. With reconfiguring the northwest corner of the property, it's possible to provide at least 193 parking spaces on the property. While it is not typical to allow such high numbers of proof of parking stalls, staff finds it an appropriate alternative in this case based on the applicant's use of his property and not building unnecessary impervious surface.