20 - Laserfiche WebLink

Site Plan PUD zoning allows flexibility in the development standards for a project and allows the applicant to negotiate project-specific development standards, including building setbacks, building height, etc. The appropriateness of these proposed development standards are analyzed on a case-by-case basis that takes into account subject site location, opportunities/constraints, proposed uses, conformance with similar development in the area or City, and any detrimental impacts to surrounding uses, etc. In this instance, the subject site is vacant, relatively large and flat, and with the exception of residential development to the south (150 feet away) and east (75 feet away), is located in an area with other large, campus-style, office/R&D or commercial development. The applicant elected to place Building 1 on the north end of the site, closer to existing development, and away from the residential uses. This location facilitates transit, pedestrian and bicycle connection opportunities to/from the subject site, given surrounding existing and proposed off-site improvements for these activities. Additionally, it allows the applicant to repurpose and utilize the existing surface-level parking lot on the subject site in Phase I of the project and continue to direct the majority of vehicular trips to/from the subject site off Springdale Avenue and away from the nearby residential uses (some drop-off/pick-up trips would occur off of Stoneridge Mall Road). While Phases 2/3 are conceptual, the applicant is proposing a 32-foot-wide minimum setback line meaning the future buildings constructed in these phases may be shifted anywhere within that minimum setback line as the applicant refines subsequent phases of their master plan. While the applicant is proposing a minimum 32-foot-wide setback for all frontages, Building 1 is actually proposed to be set back approximately 80 to 90 feet from both Stoneridge Mall Road frontages, with a generously landscaped area on the edges of the property. Staff believes this setback to be acceptable and supportable based on the applicant's shade and shadow study as well as neighborhood context renderings. At the initial work session, and while the site plans were in a more preliminary stage, the Planning Commission expressed some concerns related to the proposed 32-foot-wide minimum setback and requested more information to illustrate how the proposed building heights and the minimum setbacks for all phases would affect surrounding development. The closest residential buildings to the east are located approximately 175 to 200 feet from the property line; and those to the south approximately 175 feet; minimally, future buildings would be set back an additional 32 feet from the property line. Figure 12 provides cross-sections illustrating the relationship between the proposed project and adjacent development, based on the conceptual building placements shown in the site plan. A shade and shadow study was conducted as part of the environmental review, supporting the conclusion the height and position of the buildings in the various phases, including the taller buildings in Phases 2/3, would not negatively impact neighboring development. This analysis is presented in greater detail in the Planning Commission 18