| While Staff is looking for direction, we believe
that from the past meetings and discussions, we can provide some
recommendations:
The ordinance still needs to be modified to clarify existing language.
Merely interpreting the ordinance as requested by the Planning Commission
is only part of the answer.
It appears that the proposal for buildings larger than 45,000 sq.
ft. if affordable housing was provided was not necessarily well received
by the public or the commission. Therefore, we recommend that the conditional
use process proposed to allow buildings up to 75,000 sq. ft. be
scrapped.
However, without changes to the ordinance, confusion regarding application
of the ordinance is still likely. Given that the Commission recommended that
the limit be 45,000 sq. ft of gross floor area, we believe the ordinance
should be specifically modified to clarify that limit.
We would recommend the following language addressing contiguous buildings,
and the downtown design standards overlay zone:
18.72.050.C. (proposed replacement for existing section)
1. Outside the Downtown Design Standards Zone, new buildings or expansions
of existing buildings in the Detail Site Review Zone shall conform with the
following standards:
a. Buildings sharing a common wall or having walls touching at or
above grade shall be considered as one building.
b. Buildings shall not exceed a building footprint area of 45,000
square feet as measured outside the exterior walls.
c. Buildings shall not exceed a gross floor area of 45,000 square
feet, including all interior floor space and outdoor retail and storage areas,
with the following exception:
Automobile parking areas located within the building footprint, such
as rooftop parking and under-structure parking, shall not count toward the
total gross floor area.
d. Buildings shall not exceed a combined contiguous building length
of 300 feet.
e. Any building or contiguous groups of buildings which exceed these
limitations, which were in existence in 1992, may expand up to 15% in area
or length beyond their 1992 area or length. The building footprint area,
gross floor area, or combined contiguous building length as set forth in
this section shall not be subject to any variance authorized in the Land
Use Ordinance.
2. Inside the Downtown Design Standards Zone, new buildings or expansions
of existing buildings shall not exceed a building footprint area of 45,000
sq. ft. or a gross floor area of 45,000 sq. ft., with the following
exceptions:
a. Gross floor area associated with non-ground level residential
uses shall not count toward the total gross floor area.
b. Automobile parking areas located within the building footprint,
such as rooftop parking and under-structure parking, shall not count toward
the total gross floor area.
These changes address the specific concerns raised by the Council,
plus also address the issues raised by the Planning Commission regarding
setting the maximum building size at 45,000 sq. ft. of gross floor
area.
In addition, the following site design standards regarding Orientation
and Scale are recommended as well:
Section II-C-1a) Orientation and Scale
1) Buildings shall have their primary orientation toward the street
rather than the parking area. Building entrances shall be oriented toward
the street and shall be accessed from a public sidewalk. Where buildings
are located on a corner lot, the entrance shall be oriented toward the higher
order street or to the lot corner at the intersection of the streets. Public
sidewalks shall be provided adjacent to a public street along the street
frontage. Buildings shall be located as close to the intersection corner
as practicable.
2) Building entrances shall be located within 10 feet of the public
right of way to which they are required to be oriented. Exceptions may be
granted for topographic constraints, lot configuration, designs where a greater
setback results in an improved access or for sites with multiple buildings,
such as shopping centers, where this standard is met by other buildings.
Buildings that are within 30 feet of the street shall have an entrance for
pedestrians directly from the street to the building interior. This entrance
shall be designed to be clearly visible, attractive and functional, and shall
be open to the public during all business hours.
II-C-2b) Streetscape
2) A building shall be setback not more than 20 feet from a public
sidewalk unless the area is used for pedestrian activities such as plazas
or outside eating areas. This standard shall apply to both street frontages
on corner lots. If more than one structure is proposed for a site, at least
25% 65% of the aggregate building frontage shall be within 20 feet of the
sidewalk.
These modifications are intended to ensure that new buildings on corner
lots are oriented towards the street on both frontages, and that an entrance
is oriented to the major street or to the intersection..
Conclusion: The proposed amendments specifically addresses the maximum
size of buildings (45,000 sq. ft. of gross floor area), addresses the provision
of housing in the downtown, and underground or rooftop parking. Specifically,
if the 45,000 sq. ft. standard is applied without consideration of housing,
there will be no opportunity for an additional level of housing on the existing
parking structure downtown. This should be carefully considered by the
Council.
Some discussion has been raised about reducing the maximum size (45,000
sq. ft.), especially in the downtown. Given the existing development patterns,
currently adopted design standards, we believe that the downtown is adequately
covered by regulations. Further, no variances are allowed for any structures
larger than 45,000 sq. ft. If a smaller size is considered, there will likely
be instances where a larger building is warranted. The most recent example
outside of the downtown was the YMCA expansion.
Staff looks forward to the Council's comments. |
