2017.05.16 Planning - Laserfiche WebLink

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The 90% calculation would suggest the site is only five surface parking stalls short on the initial build and only six stall short on the expansion. Staff finds this to be an appropriate deviation under the PUD based upon the floor plan provided, the size of the testing chambers taking up floor space within the testing and certification spaces of the building, and the likelihood that a calculation based on a pure net floor area should demonstrate the site to be sufficiently parked. Screening of Parking Areas Section 6-710 (3) requires screening of parking areas that face a street frontage. The applicant’s Site Plan depicts parking areas along the 14th ST NW frontage. The ordinance requires screening to be a “combination of hedges, ornamental railings, walls, bollards, trees, and other methods to screen parking lots from pedestrian spaces while maintaining eye-level visibility.” The ordinance goes on to state “screening shall be maintained at a height of between 2 ½ and 3 ½ feet”. The proposed Landscape Plan depicts use of deciduous shrubs (Dwarf Bush Honeysuckle) planted in hedge sections 25’ – 40’ in length, spaced 10’ apart, for a total of 6 hedge sections. Additionally, perimeter/boulevard trees are provided at a spacing of 25’. Staff finds this plan to be sufficient to meet the requirements of this standard. Building Height Higher density has always been a goal for the New Brighton Exchange redevelopment area, and because of that there is no maximum building height noted within the ordinance. The proposed building is primarily one-story in height with the exception of the warehouse space that appears two-story (albeit there isn’t a functioning second story). The elevation plans depict a maximum building height of 38’, with the office portion of the building measuring 18’. For reference purposes, commercial office uses in other zoning districts in New Brighton are allowed a 36’ building height and industrial uses are allowed a building height of 40’. Staff finds the proposed building height acceptable. Floor Area Ratio Because density was a goal of the area, a maximum floor area ratio is not provided in the ordinance either. However, a minimum F.A.R is required and is 15% of the site area for a B2 Building Type of at least two stories (Section 6-720(2) (C)). Based on a floor area of 36,500 SF and a site area of 182,477 SF, A F.A.R of 20% is proposed but only in one-story. Allowing a one-story building is a deviation that must be approved through the PUD. Landscaping Section 6-750 (3) outlines seven landscaping standards that must be met. Those criteria are noted below. Staff has provided a response to each standard in italics. A. All land area not occupied by buildings, parking, driveways, sidewalks, or other hard surface shall be sodded or mulched and landscaped with approved ground cover, flowers, shrubbery and trees. This criterion is met. The applicant has provided a landscape plan depicting areas with adequate landscape plantings to meet this criterion. B. At least ten percent (10%) of the total land area within the perimeter of private parking and driveway areas shall be landscaped. Landscaped areas provided within the build-to line may