HomeMy WebLinkAboutCOLLEGE EIGHT THIRTY - PDP - PDP150019 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTRequest for Modification — Section 3.2.2(M)(1) — Interior Landscaping (Parking Lot)
College Eight Thirty
11 /10/2015
inconsequential part of the site plan, given that there is a small planting area
provided in the parking lot and a vine screen along the north property line. The
plan, with the requested modification, continues to advance the following
purposes of the LUC: innovative land development and development of vacant
properties in established areas.
For all the reasons cited above, the Applicant requests a modification of the standard in
LUC Section 3.2.2(M)(1) to allow a reduced amount of landscaped area for the parking
lot within the project. The Applicant proposes that the modification is not detrimental to
the public good, promotes the purposes of the standard at least as well as a plan could
comply with the 6% landscaped area requirement, and results in a nominal and
inconsequential divergence from the standard.
Request for Modification — Section 3.2.2(M)(1) — Interior Landscaping (Parking Lot)
College Eight Thirty
11 /10/2015
This narrative requests that the decision maker approve a modification of the interior
landscaping within a parking area — which the landscape area would be less than 6%.
Please see the text of Section 3.2.2(M)(1) below:
(M) Landscaping. The following minimum standards shall apply to all parking lot
landscaping plans:
(1) Landscaping Coverage. At least six (6) percent of the interior space of any
parking lot containing at least one thousand eight hundred (1800) square feet
and containing not less than six (6) or more than one hundred (100) spaces, and
ten (10) percent of the interior space of any parking lot with more than one
hundred (100) spaces, shall be devoted to landscaping meeting the standards
set forth in this Division. See Figure 1 at Section 3.2.1(E).
Exolanation of need for modification:
As an infill site, the project is spatially constrained and providing the requisite percentage
of landscape planting is a difficult task without loosing a parking stall in the open parking
area. This would lead to a deficient parking count for the project.
Justification for modification
Not providing the required landscaping coverage will not be detrimental to the public
good. A small planting island of 30 sf. is designed in the exposed area of the parking lot.
This planting area is adjacent to the trash enclosure and will provide some level of
screening.
A vine screen with vine planting will be installed on the north side of the property and will
serve to add some level of vegetation and screening to the project.
The streetscape along College Avenue will be enhanced with foundation planting, a
small outdoor seating area and innovative water quality planters. The project creates an
enhanced streetscape, with a combination of quality materials, landscaping and design.
The modification requested is based on a modification of standard that does not diverge
from the standard except in a nominal and inconsequential way.
LUC Sec. 2.8.2(H)(4) — Nominal and inconsequential divergence from the
standard.
Not providing the required amount of parking lot landscape is a nominal and
inconsequential change when considered from the perspective of the entire
development plan. The proposed plan design activates the College Avenue
frontage and creates a more welcoming environment for pedestrians walking
along the street. The reduced amount of parking lot screening is an