2017.05.16 Planning - Laserfiche WebLink

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West: Vacant Land SITE PLAN ANALYSIS Per Zoning Code Section 8-010, Site Plan approval is required for construction of new buildings or structures other than single and double family residences. The purpose of the Site Plan approval is to evaluate the plan’s conformance with applicable zoning regulations. The analysis below summarizes the proposed plan’s conformance with underlying NBE, New Brighton Exchange zoning district standards of Chapter 6, Article 6 of the Zoning Code. Because a PUD is requested, there will be some deviations from the requirements of the NBE Zoning Code and those areas will be specified in the analysis below. Use/Building Type The applicant is proposing a building of approximately 37,000 SF, of which the use breakdown is as follows: Office: 12,600 SF (34%) Testing & Certification: 24,000 SF (66%) Total: 36,600 SF (100%) The Building Type regulations within the NBE district slated Block D for office. Nearly two years ago, the Economic Development Commission considered the prospect of an “industrial flex” user on Block D based upon more heavy industrial uses to the north and northeast and based on the more aggressive industrial market when compared to the office market. After understanding what industrial flex users might look like, the recommendation was to proceed with this type of user, in addition to 100% office. This recommendation was based upon the low impacts of industrial flex users, the quality of construction being higher than a typical industrial user, and to realize development sooner while also meeting the intent of the NBE district standards. Staff would recommend allowing a 34% office / 66% testing & certification use through the PUD. Building Setbacks/Build-To Line Section 6-710 (1) Required Proposed Front (14th ST NW) Minimum 10’, Maximum 40’ 103’* Rear (south) 15’ 34’ Side (west) 0’ 190’ Side-Street (Northwest Parkway) Minimum 10’, Maximum 40’ 100’* Expansion = 10’ The principal structure setbacks to the front (14th ST NW) and side street (Northwest Parkway) are much greater than the minimum and maximum setbacks established in Section 6-710 (1). The minimum and maximum standard was intended to force building placement up near the road. Several projects within New Brighton Exchange have been approved with a greater setback. This is a deviation that can be permitted through the PUD. Staff recommends approval of the increased setback as several projects have been permitted a similar building placement, the market has not supported the building placement originally envisioned for the New Brighton