HomeMy WebLinkAboutENGINES & ENERGY CONVERSION LAB - BDR - BDR120006 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTproperty that remains one-way drive aisles with angled parking is proposed. Even with this narrower
layout, the parking lot edge is still located within the 15-foot landscaped setback required by Section
3.2.2 (J).
Although the parking lot is located closer than 15 feet from the right-of-way line, the effective landscape
buffer is actually greater than 15 feet. This is due to the fact that the College Avenue right-of-way in this
area is located approximately 13 feet behind the sidewalk rather than in line with the back of the
sidewalk. This area is landscaped with turf and trees. The west edge of the parking lot is located
approximately 5' feet behind the right-of-way providing a total effective landscape setback of
approximately 18 feet behind the sidewalk. The 5-foot wide additional landscape area includes a low
wall to help screen the parking lot.
As a result, we would like to request Alternative Compliance to Section 3.2.2 (J) concerning landscape
setbacks to parking lots to allow for this small parking lot to serve the EECL addition.
Specific findings for the alternative compliance request
The Site and Landscape Plans submitted with the Basic Development Review represent alternative plans
to those that would strictly meet the standard of the table in 3.2.2 (J), and they indicate the dimensions
from the parking lot to the right-of-way and to the back of sidewalk which represents the effective
landscape setback.
The Engines and Energy Conversion Lab expansion will allow the EECL to continue to occupy and use the
historic power plant building and improved property for years to come. By keeping the building addition
and parking lot outside of the 200' river buffer, it allows restoration of this ecologically important area
adjacent to the river.
The effective landscape setback is actually greater than the 15 foot minimum requirement, and only
impacts less than 1/3 of the front setback area. The remaining front setback area is greater than 100
feet in depth. In addition, this site layout allows establishment and restoration of the 200' river buffer
area to the east.
Since the effective landscape setback is actually greater than the 15 foot minimum requirement, and
since the alternative plan allows for this small parking lot to serve the proposed expansion, we believe
that the proposed alternative plan accomplishes the purposes of this Section equally well or better than
would a plan which complies with the standards of this Section.
Request for Alternative Compliance for Section 3.2.2 (J) — Parking Lot Setbacks
Engines and Energy Conversion Lab— Basic Development Review
September 4, 2012
Concurrent with the Engines and Energy Lab Expansion Basic Development Review, we would like to
request the following Alternative Compliance to 3.2.2 (J) concerning landscape setbacks to parking lots.
Current Standard
3.2.2 (J) Setbacks.
Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800)
or more square feet shall be set back from the street right-of-way and the side and rear yard lot line
(except a lot line between buildings or uses with collective parking) consistent with the provisions of this
Section, according to the following table:
Minimum average of
entire landscaped setback
Minimum width of setback
area
at any point
(feet)
(feet)
Along an arterial street
1
I 15
5
Along a nonarterial street
10 1
5
Along a lot line
5
5
Description of need for Alternative Compliance Reauest
The Engines and Energy Conversion Lab is planning an expansion on the site of the historic power plant
building. This is site constrained by a 200' river buffer to the east, BNSF railroad right-of-way to the
south, and a required view corridor to the historic power plant building from the west. As a result, only a
small area of parking is proposed on this site which will primarily accommodate visitors. Additional
parking for staff and students must be provided off -site, and parking demand generally reduced through
travel demand measures being implemented by the tenant.
To accommodate the Landmark Preservation Commission's requirement to maintain an open lawn in
front of the historic power plant building, the small on -site parking lot is located south of this lawn in
front of the new addition. The new building addition is located immediately adjacent to the 200' river
buffer, so cannot move further east. In order to provide a functional parking lot in this narrow strip of