PUBLIC HEARING ITEM:
ITEM NO. 7B: REVISED PRELIMINARY DEVELOPMENT PLAN OREAD WEST OFFICE PARK; NORTH OF W. 15TH STREET WEST OF WAKARUSA DRIVE (PGP)
PDP-12-13-03: Revised Preliminary Development Plan for Oread West Office. This property contains 16.893 acres and the proposal is for eight office buildings, five residential buildings containing 65 dwelling units, and a clubhouse. The property is generally located north of W. 15th Street and east of Research Park Drive. Submitted by Landplan Engineering for W. David Kimbrell (contract purchaser) and Bobwhite Meadow LP, Mabet #1, and Hi-Tech Facility Investors, property owners of record.
GENERAL INFORMATION
Current Zoning and Land Use: PID-1 (Planned Industrial Development) District,
Partially developed with office buildings.
M-1 (Research Industrial) District, One vacant lot &
unused portions of two lots developed with office
buildings
[Proposed Rezoning Z-12-51-03 from M-1 and
PID-1 (Research Industrial Development District) to
PRD-2 (Planned Residential District)].
Surrounding Zoning and Land Use: M-1 (Research Industrial) District - North, Vacant.
M-1 (Research Industrial) District - East, Wakarusa
Drive, Office Buildings.
M-1 (Research Industrial) District - South, W. 15th
Street, Office Buildings.
M-1 (Research Industrial) District - West, Vacant.
C-2 (Neighborhood Commercial) - Southeast, bank-
neighborhood commercial retail strip mall.
Reason for Request: A revised Preliminary Development Plan to allow for 5 residential condominium loft buildings (total of 65 dwelling units), a clubhouse and 8 office buildings (5 existing office buildings and 3 undeveloped but previously approved office buildings).
SITE/PROJECT SUMMARY:
Legal: Lot One and Lot Two, Oread West No. 11; Lot 5, Block Three, Oread West No. 10; and
the west 137.69 feet of Lot 3 and Lot 4, Block Three, University Corporate and Research
Park Subdivision No. 2 (Amended).
Gross Area: 16.9 acres
Net Residential Area: 7.9 acres
Industrial Area: 9.0 acres
Number of Condominium Lofts: 65 Lofts (35-One Bdrm., 25-two Bdrms., 5-Four Bdrms.)
Number of Bedrooms: 165 Bedrooms
Maximum Density in PRD-2 15 Dwelling Units/Net Residential Acre
Residential Density 8.2 Dwelling Units/Net Residential Acre
Common Open Space Required: 20%- Residential PUD, 15% - Industrial PUD
Common Open Space Provided: Min. 59% Residential PUD, Min. 41% - Industrial PUD
Number of Residential Structures: Five 3-story Condominium Loft Buildings, 1 Clubhouse,
1 Swimming Pool
Required Residential Parking 128 Parking Spaces
Provided Residential Parking 163 Parking Spaces
Existing Office Buildings 5 Office Buildings, (41,055 Gross Floor Space)
Proposed Industrial/Office Buildings 3 Buildings (32,160 Gross Floor Space)
Required Industrial/Office Parking Spaces 172 parking spaces per applicant
Proposed Industrial/Office Parking Spaces 328 Parking Spaces
Review Comments from Departments/Agencies:
The following are review comments from the various departments which reviewed the project. In most cases, the applicant has either revised the development plan to resolve the comment, been notified of a required future action, or a condition may be required to adequately address the requirement or concern.
Public Works/Engineering:
1. Properly note Utility Easements and Drainage Easements (proposed, existing, or to be vacated) (Revised)
2. Submit public improvement plans for waterline, storm sewer and sanitary sewer for review and approval. (Condition)
3. What is the total width of the driveway approaches onto Research Park Drive? Suppose to be a maximum total of 30’. (Revised)
4. Re: Note #14 – “New concrete aprons and ADA ramps shall be according to City of Lawrence Standards.” Make sure they are the brand new standards on the ADA ramps. (Notified)
5. Re: Note #20 – “Easements will be as described on the site plan and the subsequent final plat.” Need to properly note all “proposed” and “to be vacated” or “existing”. (Revised)
Stormwater Engineering:
1. Label the detention outlet control structure per the approved drainage study (Condition)
2. The relocated storm sewer from Research Park Drive to the east edge of the site will be a public system. Public improvement plans for this system must be submitted to the Public Works Department for review prior to release of the plan to the building inspector. (Condition)
3. Record the proposed drainage easements and provide copies with the engineering plans. (Condition)
4. Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be provided for this project. This project will not be released for building permits until an approved SWP3 has been obtained. Construction activity, including soil disturbance or removal of vegetation shall not commence until an approved SWP3 has been obtained. (Condition)
Neighborhood Resources: No comment received.
Municipal Utilities:
1. 15’ U/E required for water lines. (Revised)
2. Once the water line alignment has been approved by the Utilities Department, documentation that the easement has been filed must be provided to the Utilities Department. (Notified)
3. Provide water line plans for comment and review to the utilities Department. (Notified)
4. Front footage fee for Research Park Drive water line must be paid before this area is provided water. (Notified)
Parks/Forestry:
1. Relocate street trees on Research Park Drive away from overhead electric wires, or (Revised)
2. Use smaller trees under wires in combination with shade trees in open space. Suggest 1/4 or 1/3 etc. (Notified)
Fire Department:
1. Need to have 3M activated gates. (Revised)
2. Contact this office regarding access road and fire hydrant requirements. (Notified)
3. Fire sprinklers will be required. (Notified)
Police Department: Ok.
Sanitation Department:
1. Private haulers cannot provide trash service inside the city limits. The City of Lawrence Solid Waste Division is the sole hauler inside the city limits. The site plan needs to show acceptable outside locations for trash enclosures approved by the Solid Waste Division to provided service at this location. (Revised)
Westar Energy: No comment received.
Aquila, Inc: No comment received.
Southern Star Central Gas: No comment received.
Southwestern Bell: No comment received.
Sunflower Cablevision: No comment received.
Planning Department:
1. The proposed site plan does not conform to the previously approved Oread West Office Park Planned Industrial Development. (Revised, Preliminary Development Plan submitted)
2. The proposed site plan has residential uses not allowed in a Planned Industrial Development. (Revised, rezoning request for portion of site to residential submitted)
3. The property would need to be rezoned to a district or districts that would allow the proposed uses. (Revised, rezoning request for portion of site to residential submitted)
4. Staff is researching where the City of Lawrence has previously allowed any other Planned Unit Development (other than an undeveloped site) to have the zoning changed from a PUD to a regular zoning district. We have some questions on the legal effects of dissolving a PUD upon the property owners, tenants, and financial institutions involved. (Notified)
5. Existing lot lines, utilities, utility and drainage easements go under some of the proposed building locations. The property would need to be replatted moving the property lines and easements. Utilities would need to be relocated. (Condition)
6. Conditions will likely be required in reference to the phasing of the project, to ensure that each phase will be able to meet the code requirements. (Revised, phasing of project presented with revised Preliminary Development Plan.)
7. Setbacks/buffer areas need to be further reviewed in relation to proposed change of zoning. (Notified, request for waivers)
8. How private streets/access will function without a PUD will need to be further explored. (Notified, will remain as PUD per submitted revised Preliminary Development Plan)
9. Per Section 20-1433, approved site plan will have a condition requiring an execution of a signed site plan agreement by the owner(s) of the property. (Condition)
10. Site plan scale should normally be a maximum of one inch equals 40 feet. In this instance, the planner believes the scale of 1” = 50’ is acceptable because it allows for the entire site to be represented on one sheet. (Notified)
11. Please describe how gated driveway entries will function. (Revised)
12. Show entrances/walkways to proposed buildings. None shown for proposed 1-story bldg. 5,184 G.S.F. (Revised)
13. Are there any proposed loading zones for this project? (Notified, no loading zone proposed)
14. Required parking for multiple-family (Parking Group 2) is based upon number of bedrooms, please detail or provide a layout of the residential buildings showing the proposed number of bedrooms. (Revised)
15. Site plan is showing office required parking at 1/300 NSF. If use of office buildings will be for medical and related offices, required parking = 1/100 NSF or if financial, required parking = 1/200 NSF. (Condition)
16. Per Section 20-1431(2) in addition to the ADA note, a note needs to appear on the site plan indicating it has been designed to comply with the minimum provisions of the Final Fair Housing Accessibility Guidelines, 24 CFR, Chapter 1, Subchapter A, Appendix II, of the Fair Housing Act of 1968, as amended. (Revised)
17. Per Section 20-1431.1 please submit a photometric plan pursuant to 20-14A01. Should review the amount of lighting at the proposed entrance from Research Park Drive (for both vehicular and pedestrian use).(Condition)
18. As you are aware, any exterior ground-mounted or building-mounted equipment including, but not limited to, mechanical equipment, utilities and banks of meters, will need to be screened from public view with landscaping or with an architectural treatment compatible with the building architecture. (Notified)
19. Need to know proposed height of structures, to ensure they do not exceed the maximum height for the zoning district. (Revised)
20. The following note per ordinance No. 7542 will need to be shown on the site plan: “All traffic control signs placed on private property open to the general public shall comply with the “Manual on Uniforms Traffic Control Devices” and “Standard Highway Signs,” published by the Federal Highway Administration, with respect to size, shape, color, retroreflectivity, and position.” (Revised)
21. Show what is proposed as the landscape cover and areas to be covered which are not included in the landscape bedding (i.e., show non-bedding landscaped areas to be grass). (Revised)
Oread West Office
Park 16.9 acres site, February 2003 Aerial
STAFF ANALYSIS
The proposed Revised Preliminary Development Plan for the Oread West Office Park has been evaluated based upon the following suggested findings of fact and conclusions outlined in Section 20-1010.1 of the Zoning Ordinance for the City of Lawrence:
1. In what respects the plan is or is not in general conformity with the provisions of the Comprehensive Plan of the City.
The area requested for a revised Preliminary Development Plan approval is located northwest of the intersection of Wakarusa Drive and Bob Billings Parkway (W. 15th Street) and contains approximately 16.9 acres. The applicant proposes to keep the previously approved industrial research buildings over the PID-1 zoned portion and revise and expand the prior Development Plan with the construction of condominium loft buildings within the portion proposed to be zoned PRD-2 (Planned Residential Development).
An evaluation of the conformance of this Revised Preliminary Development Plan with the City’s Comprehensive Plan is based on the goals, policies and recommendations in Horizon 2020.
Page 63, - Medium-Density Residential Development. “Medium-density residential development, reflecting an overall density of 7 to 15 dwelling units per acre, is recommended at selected locations along major roadways, near high-intensity activity areas, and when adjacent to important natural amenities as cluster development.” Page 64 -“Most of the sites recommended for new medium-density residential development occupy transitional locations between single-family neighborhoods and office/commercial areas.”
Chapter 7 of Horizon 2020 includes a discussion on the Oread West Research Park:
LAWRENCE – EXISTING INDUSTRIAL AND EMPLOYMENT-RELATED AREAS OREAD WEST RESEARCH PARK
This park, located at the intersection of Wakarusa Drive and W. 15th Street, is one of the
City’s newest employment areas offering a high-quality development setting. The plan recommends continued emphasis on office and research use for this area. The location has strong potential for new technology-related industries and should be the focus of an “industrial cluster” as described in the Economic Development element.
Chapter 7 Goal 1: Established Industrial Area Development
Allow for the retention, redevelopment and expansion of established industrial areas.
Policy 1.1 Maintain and Encourage New Development to Occur in Existing Industrial/Employment-Related Areas.
a. Actively market undeveloped sites in a manner which will stabilize long-term development patterns.
Policy 1.3 Concentrate Industrial Development
a. Maintain an appropriate supply of industrially zoned land so that site choices are available and infrastructure expansion can occur in an efficient and orderly manner.
Chapter 7 Goal 2: Compatible Transition from Industrial/Employment-Related Development to Less Intensive Uses
Ensure a compatible transition between industrial and employment-related developments and less intensive land uses.
Policy 2.1 Use Appropriate Transitional Methods.
a. Encourage industrial, office research and warehouse distribution facilities to have a positive impact on neighboring land uses through the use of natural area separations, broad landscaped yards or other means of buffering.
C2. Building Relationships
a. A back-to-back relationship is preferable between industrial and residential uses, but may require substantial screening to provide compatibility.
b. Industrial buildings and parking lots should have greater setbacks than the required setbacks of abutting residential uses.
c. The height and massing of industrial buildings and accessory structures should be oriented away from residential neighborhoods to avoid creating a negative visual effect.
C4. Screening and Landscaping
a. Encourage the creative and extensive use of landscaping and berming techniques for effective buffering between differing intensities of land uses.
b. Fences shall not be used as a sole method of providing screening and buffering.
Policy 2.5 Higher-Density Residential Development as Transitional Use
a. Encourage the integration of higher-density residential development through compatible design with industrial developments and the surrounding low-density residential neighborhoods.
Staff Finding - The plan is in general conformity with the goals, policies and recommendations in Horizon 2020.
2. In what respects the plan is or is not consistent with the Statement of Objectives of Planned Unit Development.
The statement of objectives of planned unit developments is found in Section 20-1002 of the Zoning Ordinance, which reads as follows:
20-1002 (1) To promote and permit flexibility that will encourage innovative and imaginative approaches in residential, commercial, and industrial development which will result in a more efficient, aesthetic, desirable and economic use of the land while maintaining density and intensity of use consistent with the adopted Comprehensive Plan for the City;
The revised Preliminary Development Plan is innovative in retrofitting approximately half of the previously approved Oread West Office Park to residential condominium lofts. The overall design of the condominium lofts will be aesthetically pleasing to the existing Oread West Office Park structures.
Based upon a study presented by the applicant, there is an oversupply of available office space in Lawrence. The proposed condominium lofts project will produce a higher-end residential dwelling product for the local housing market.
20-1002 (2) To promote development within the City that can be conveniently, efficiently and economically served by existing municipal utilities and services or by their logical extension;
The project site is adjacent to major roadways, with available access. The area is approximately one mile within the city limits and can readily be served by existing water and sanitary sewer located in the immediate vicinity.
20-1002 (3) To promote design flexibility including placement of buildings, and use of open space, pedestrian and vehicular circulation facilities to and through the site, and off-street parking areas in a manner that will best utilize potential on-site characteristics such as topography, geology, geography, size or proximity;
The residential component will be a gated community with a 6’ high wrought iron fence with columns. The entrance driveways will have a remote controlled gate. Underground parking for residents of the condominium lofts will hide most of the vehicles and present a more pleasing open space appearance.
The Industrial Office vehicles have existing access with Wakarusa Drive and Bob Billing Parkway (W. 15th Street). The residential vehicles will normally use Research Park Drive, although cross traffic with the industrial area would be available for those who have access to the remote controlled gates.
20-1002(4) To provide for the preservation of historic or natural features where they are shown to be in the public's best interest including but not limited to such features as: drainageways, floodplains, existing topography or rock outcroppings, unique areas of vegetation, historic landmarks or structures.
The plan takes into consideration the stormwater drainage of the site and proposed improvements to the existing stormwater detention basin. As the area has developed within the last 10 years, there is no known historic landmark or structure. However, the Oread West Research Park area can be considered a more recent local community landmark.
Staff Finding - The plan is consistent with the Statement of Objectives for Planned Unit Developments.
3. The nature and extent of the common open space in the Planned Unit Development, the reliability of the proposals for maintenance and conservation of the common open space, and the adequacy or inadequacy of the amount and function of the common open space in terms of the densities and dwelling types proposed in the plan.
Note No. 18 states, “Ownership of office buildings will be by individuals whose property will consist of the actual ground below the building. Ownership of the open space, drives and off-street parking areas is by the Oread West Office Park Owners Association, and is intended for the common use and enjoyment of the owners of property within the Oread West Office Park. Maintenance of these areas will be by the Owners Association. These items are recorded in ‘Oread West Office Park Declaration of Covenants, Conditions, Restrictions and Dedication of Easements.’” A condition for a similar type of ownership note for the residential condominium loft units should be required.
The residential common open spaces includes a decorative pond, meandering brook, swimming pool, entryway mail kiosk, driveway traffic circle, perimeter wrought-iron fence and controlled entry kiosk.
The industrial common open space includes a clock tower, enhanced landscaping at the intersection of Wakarusa Drive/Bob Billings Parkway, and surface vehicular parking.
Staff Finding - The common open space provided in the Planned Unit Development exceeds the minimum code requirements.
4. Whether the plan does or does not make adequate provisions for public services, provide adequate control over vehicular traffic, and further the amenities of light and air, recreation and visual enjoyment.
Staff Finding - The plan adequately provides control over vehicular traffic, provides adequate green space, and does not impede light, air, recreation and visual enjoyment.
5. Whether the plan will or will not have a substantial adverse effect on adjacent property and the development or conservation of the neighborhood area.
The building setbacks for the abutting conventionally zoned M-1 (Research Industrial) properties to the north, east, and south will be increased from the existing 15’ to 40’ (when abutting property in a residential district).
The design of the condominium loft buildings will closely match the existing Oread West Office Park. The underground parking for the residents will assist in the appearance of the development.
Staff Finding – The plan is not anticipated to have a substantial adverse effect on adjacent property and the development or conservation of the industrial research neighborhood area.
6. In what respects the plan is or is not in conformance with the development standards and criteria of this article (Chapter 20).
a) The general development standards pertaining to all planned unit developments are found in Section 20-1006, “General Development Standards - Planned Unit Developments,” of the Zoning Ordinance. Specific development standards for Planned Residential Developments are listed in Section 20-1007, “Development Standards - Planned Residential Developments” and in Section 20-1008.5 “Development Standards – Planned Industrial Developments.”
Staff has reviewed the revised Preliminary Development Plan with the above requirements. The project meets or exceeds the standards and requirements, or appropriate conditions of approval are included in the staff recommendation.
b) Preliminary Development Plan requirements are listed in Section 20-1010, “The Preliminary Development Plan”.
Staff has reviewed the revised Preliminary Development Plan with the above requirements. The project meets or exceeds the standards and requirements, or appropriate conditions of approval are included in the staff recommendation.
Based on the above analysis, the proposed Preliminary Development Plan adheres to the standards and criteria of the zoning and subdivision ordinances of the City of Lawrence.
Staff Finding - The plan is in conformance with the development standards and criteria of this article.
7. In what respects the plan is or is not in compliance with the requirements for application for tentative approval of the Planned Unit Development.
Section 20-1005, "Development Standards and Criteria," in the Zoning Ordinance states: (a) A plan that is consistent with (1) the "Statement of Objectives for Planned Unit Development," (2) the adopted Comprehensive Plan of the City, (3) the development standards set out herein, and (4) any specific rules and regulations for Planned Unit Developments adopted from time to time by the Planning Commission and City Commission and placed on public record in the office of the City Clerk shall be deemed to be qualified for tentative approval. No such rules and regulations shall be revised or added to so as to be applicable to a specific proposal for a Planned Unit Development after an application for tentative approval has been filed by the landowner or his or her agents.”
Staff has reviewed the revised Preliminary Development Plan with regard to the requirements for a General Planned Unit Development, Planned Residential Development, Planned Industrial Development, and Preliminary Plat Review. The project meets or exceeds the standards and requirements, or appropriate conditions of approval are included in the staff recommendation
Staff Finding – The Revised Preliminary Development Plan meets the requirements for tentative approval.
8. The sufficiency of the terms and conditions proposed to protect the interest of the public and the residents of the Planned Unit Development in the case of a plan that proposes development over a period of years.
A five phase development schedule is presented on sheet 2 of the revised Preliminary Development Plan. Phases I and IIA are the existing buildings. Phase IIIA, IIIB, and IIIC are the condominium lofts which show an expected build-out of 3 to 4 years. Phase IIB and IV are the remaining three Industrial Research/Office Buildings and are expected to be completed by the year 2008-2010.
Staff Finding – The remainder of the project will continue to be built in phases. The applicant has proposed a development schedule; however the actual construction dates will be determined by the absorption of the condominium lofts and the local market conditions applicable at the time.
9. Stormwater detention calculations and storage of excess stormwater drainage as per City Policy.
OREAD WEST OFFICE PARK REVISED PRELIMINARY DEVELOPMENT PLAN
EXISTING CONDITION PROPOSED CONDITION
Building Area = 32,637 SF Building Area = 126,627 SF
Pavement Area = 153,770 SF Pavement Area = 242,614 SF
Impervious Surface = 186,407 SF Impervious Surface = 369,241 SF
Pervious Surface = 549,509 SF Pervious Surface = 366,675 SF
Property Area = 735,916 SF Property Area = 735,916 SF
The stormwater Engineer has reviewed the project and has recommending the following conditions of approval:
Staff Finding – The Stormwater Engineer is requesting conditions to be added as part of the approval of the Revised Preliminary Development Plan.
STAFF REVIEW
The applicant has requested three waivers from the required 30’ peripheral boundary in a Planned Industrial Development (20-1006(i)1) and 35’ peripheral boundary in a Planned Residential Development (20-1007(E)(2):
- The first wavier is for the reduction to the peripheral boundary setback from 35’ to 0’ for the existing parking lot/existing driveway access (Phase I) on the west side of Lot 1, Final Plat of Oread West No. 11, adjacent to Bob Billings Parkway.
- The second waiver is to ensure 35’ Industrial and 30’ Residential peripheral setbacks are not required between the industrial and residential components within this revised Development Plan for Oread West Office Park. The separation between the residential and industrial components are not a peripheral, but are part of the design of the same integrated Development Plan.
- The third waiver is to “approve” the existing access drive to Lot 3, Block 3, University Corporate and Research Park which is located within the northern peripheral setback area.
STAFF RECOMMENDATIONS/CONCLUSION
Recommendation on Waivers: Planning Staff recommends approval of the waivers as requested:
- 30’ waiver to 0’ for peripheral setback for the existing parking lot/existing driveway access (Phase I) on the west side of Lot 1, Final Plat of Oread West No. 11.
- Waiver to ensure a peripheral setback is not required between the industrial and residential components within this revised Preliminary Development Plan for Oread West Office Park.
- Waiver to approve the existing access drive to Lot 3, Block 3, University Corporate and Research Park, located within the northern peripheral setback area.
Recommendation on Preliminary Development Plan: Planning Staff recommends approval of the Preliminary Development Plan for Oread West Office Park and forwarding of it to the City Commission with a recommendation for approval based upon the findings listed in the Staff Report, subject to the following conditions:
- Provision of an agreement not to protest the formation of a benefit district for future signalization and geometric improvements for the intersection of Research Park Drive and Bob Billings Parkway (W. 15th Street).
- Provision of the following revisions to the Preliminary Development Plan:
a. Note No. 9, delete “Use Group 1- Agriculture – Animal Husbandry, Use Group 2 – Agriculture – Field Crop”, as they are not allowed in the PID-1 District per Section 20-1004(c)(1)(A).
b. For Note No. 22, per section 20-1008.5(B) include “odor” as one of the restrictions of offensives not allowed to be detectable from the property line.
c. Include “/Planned Residential Development” after Planned Industrial Development in the Title.
d. Show W. 15th as Bob Billings Parkway.
e. Include a minimum of 10 bicycle parking spaces within the residential Phase III area.
f. Revise the Parking Ratio to incorporate required parking for medical and related offices of 1/100 Net Square Feet, and 1/200 Net Square Feet for financial institutions.
g. Include an ownership note for the residential condominium loft units similar to note no. 18 for the office buildings.
- Addition of the following notes:
· “A revised final plat of the property will be accomplished to relocate utilities which otherwise would be under proposed new structures, relocate or dissolve property lines, and provide for the appropriate location and dedication of utility and drainage easements.”
· “Public improvement plans for waterline, storm sewer and sanitary sewer will be submitted to Public Works before the Final Development Plan is filed at the Register of Deeds.”
3. Provision of the following requirements of the Stormwater Engineer:
a. Label the detention outlet control structure per the approved drainage study;
b. Submit public improvement plans for the public storm sewer system to the Public Works Department for review prior to release of the plan to the building inspector;
c. Record the proposed drainage easements and provide copies with the engineering plans; and
- Per City Code Section 9-903(B), a stormwater pollution prevention plan (SWP3) must be submitted and approved for this project prior to any construction activity, including soil disturbance, removal of vegetation, and any release of building permits.
- Provision of a revised Final Plat of the property to relocate utilities which would be under proposed new structures, relocate or dissolve property lines, and provide for the appropriate location and dedication of utility and drainage easements.
- Within 15 days after approval of the Preliminary Development Plan by the City Commission, the landowner shall file with the Douglas County Register of Deeds a statement concerning the Preliminary Development Plan per Section 20-1012.
- The maximum residential density will be 10 Dwelling Units per Net Residential Acre.
ATTACHMENT “A”
CALCULATIONS
DENSITY SUMMARY – per Section 20-1007(A)
Total Condominium Loft Dwelling Units = 65
Net Residential Area = 7.93 Acres
Maximum dwelling unit density per net residential acre = 65 Units/7.93 Acres = 8.2 DU/Acre.
PRD-2 Density = Maximum allowed 15 Dwelling units/ Net Residential Acre
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PARKING SUMMARY – Parking Use Group 2 – Section 20-1212
Residential - Total Parking Required:
35 two-bedroom lofts x 1.5 parking spaces = 52.5 parking spaces required
25 three-bedroom lofts x 2.5 parking spaces = 62.5 parking spaces required
5 four-bedroom lofts x 2.5 parking spaces = 12.5 parking spaces required
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65 Condominium Lofts - (165 Bedrooms) 128 parking spaces required
Total Residential Parking Provided:
Total underground parking stalls = 125
Total surface parking stalls = 32
Total surface handicap parking provided = 6
Total Residential Parking Provided = 163 parking spaces provided
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Residential Bicycle Parking – Per Section 20-1212
35 – 2 bedroom units x 0.15 = 5.25 bicycle spaces
25 – 3 bedroom units x 0.15 = 3.75 bicycle spaces
5 – 4 bedroom units x 0.25 = 1.25 bicycle spaces
10 bicycle spaces
Minimum 10 residential bicycle parking spaces required
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Common Open Space – Per Section 20-1006(g) & 20-1008.5.
Residential Common Open Space Required 20%
Common Open Space Provided = 204,022 SF Pervious/345,406 SF Residential Area = 59%+
Industrial Common Open Space Required 15%
Common Open Space Provided = 162,653 SF Pervious/390,510 SF Industrial Area = 41%+