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HomeMy WebLinkAboutCOLLEGE EIGHT THIRTY - PDP - PDP150019 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (5)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). Explanation 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 Request 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(L)(2) – Parking Stall Dimensions – Compact vehicles in Long-term Parking Lots and Parking Structures College Eight Thirty 12/4/2015 This applicant requests a modification of standard to the number of allowable compact vehicle spaces for this project. LUC Section 3.2.2 (L)(2) - Parking Stall Dimensions – Compact Vehicles Spaces in Long-term Parking Lots and Parking Structures: Those areas of a parking lot or parking structure that are approved as long-term parking have the option to include compact parking stalls. Such approved long-term parking areas may have up to forty (40) percent compact car stalls using the compact vehicle dimensions set forth in Table B, except when no minimum parking is required for a use pursuant to subsection 3.2.2(K), in which event the number of compact car stalls allowed may be greater than forty (40) percent. No compact spaces shall be designated as handicap parking spaces. Explanation of need: As an infill site, the project is spatially constrained and providing the requisite percentage of compact parking is challenged due to the spatial dimensions of the site. Parking bay dimensions are defining the compact parking numbers for this project. Justification for modification The total number of provided parking spaces for the project is 27, of which 13 are compact vehicle spaces. The LUC standard allows for 40% (10.8 spaces). The allowable number of compact vehicle spaces will be thereby increased by 2.2 spaces, which amounts to a 20% increase. 48% of all parking spaces are then designated for compact vehicles. The addition of 2.2 compact vehicle spaces is nominal and inconsequential to the overall number of provided parking spaces and the overall project site conditions for the following reasons: o The project is within the TOD overlay zone, where a lesser reliance on personal vehicles is anticipated, making these spaces generally longer term in nature, reducing vehicle conflict within the parking lot. o The project brings an additional twelve on-street parking spaces to Locust street, complementing the provided on-site parking and allowing for slightly lower pressure on the on-site parking. o The project is geared towards housing for students and young professionals, with whom smaller dimension vehicles are more typical.