2017.05.16 Planning - Laserfiche WebLink

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Exchange redevelopment area, the building placement follows roadways lines, and the future expansion space will meet the 10’ minimum standard. Parking Setbacks Section 6-710 (1) Required Proposed Front (14th ST NW) 10’ 26’ Rear (south) 5’ 10’ Side (west) 0’ 40’ Side-Street (Northwest Parkway) 10’ 100’ As illustrated in the above table, all parking setbacks are met. Required # of Parking Stalls Section 6-740 (1) requires off-street parking to be provided at a ratio of four spaces per thousand square feet of floor area. For the purposes of calculating parking a net floor area should be used, which omits floor area reserved for hallways, bathrooms, lobby, lunch/break rooms, and the like. The applicant’s narrative outlines a parking analysis that differs from the requirement in Section 6-740 and uses a more restrictive standard in Chapter 11 of the Zoning Code. To demonstrate compliance with minimum standards of the NBE zoning district, staff will analyze only the requirement in 6-740. Because a net floor area wasn’t given, staff has completed the following calculation using the gross floor area: 36,500 SF / 1,000 SF x 4 = 146 parking stalls The applicant’s Site Plan illustrates 101 surface parking stalls. Also, Section 6-740 (5) allows credit for on-street parking stalls available directly in front of the lot to meet the minimum requirement. There are 25 on-street parking stalls available along 14th ST NW and Northwest Parkway directly in front of the proposed property boundaries. Thus, with the 101 off-street stalls and 25 on-street stalls, a total of 126 parking stalls are provided, 20 stalls short of meeting the minimum standard in Section 6-740 (1). The applicant has also demonstrated 38 future surface parking stalls, presumably to accommodate the future 12,200 SF expansion. Under the same standard applied about, the expansion would demand 49 parking stalls. Thus, staff is not inclined to include the expansion stalls towards meeting the minimum standard for the initial build. However, this analysis is based upon gross floor area, not net, being the net floor area wasn’t provided. Typically, it is safe to assume at least 10% of the floor space is devoted to hallways, bathrooms, lobby, etc. Thus, if the analysis is based on 90% of the gross floor area, the following off-street parking requirement would apply: 36,500 SF – 10% = 32,850 SF / 1000 SF x 4 = 131 parking stalls