Agenda - 06-03-2008-5b5e - Laserfiche WebLink

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For example, wholesale trade land uses (i.e. sale of automotive parts, sporting goods, hardware, pharmaceuticals and cosmetics, apparel, groceries, etc) require a SVR of Three (3) while service and retail land uses (i.e. hotels/motels, beauty and barber shops, `_ . theaters, dry cleaning, professional offices, and the. sale of durable goods) require a SVR of One (1). As we are proposing a mixed use development that will see the clustering of these types of uses within a single district, and maybe even in a single building, it becomes impossible for the applicant to demonstrate compliance with the SVR component of the EDD Manual. While we may meet one (1) ratio for a given land use, we may not be able to meet the other. 5. ' It is not practical to break-up and define the physical parking, loading, and storage areas for each individual use as we are proposing shared parking, loading, and storage areas for tenants in an effort to minimize the need for expansive parking and paved areas. This is being done to preserve as much of the existing landscaping on the property as well as reduce the overall amount of impervious .surface area we need to install for parking, roadways, etc. There is no method within the EDD Design Manual to take into account the provision of shared facilities (i.e. parking, loading, etc) to reduce the need for individual parking areas or loading areas when calculating the SVR, 6. The existing methodology for calculating the Building Volume Ratio (BVR) is outdated with respect to several assumptions made within the formula. According to the EDD Design Manual, when calculating the BVR there is a an assumption built into the formula in calculating the traditional floor area ratio of 1.0, which has been deemed to be the equivalent to a building covering an entire parcel of property. A constant, ten (10) feet, is included in the formula for the calculation of BVR to provide a similar basis for comparison with the classic floor area ratio: Example: A BVR Of 1.0 is equivalent to a building covering the entire site at a height often (10) feet. Our concern over the existing methodology is that the current constant of ten (10) feet is not reflective of the typical building height for non-residential development. Building heights can vary from fifteen (15) feet to twenty-fpur (24) feet depending on the proposed use of the structure and the various architectural elements proposed for the inclusion within the structure. The average retail structure has a building height of fifteen (15) feet with larger retail outlets (i.e. Target, Wal-Mart; etc) being larger still. The existing formula for calculating BVR has not been updated in almost fifteen (15) years to reflect changes in architectural style or the need to have buildings over ten (10) feet in height, 7. As we are already required to preserve thirty percent (30%) of the site as open space, we believe that our proposed Maximum Floor Area Ratio of .30 acid Maximum Building