HomeMy WebLinkAboutPROSPECT AND COLLEGE HOTEL - PDP190014 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (3)Request for Modification – Section 3.2.2(J) – Setbacks (Parking)
Prospect and College Hotel
9/This 9/2019 narrative requests that the decision maker approve a modification of the parking
setback for the parking lot proposed for the Prospect and College Hotel – which the
setback would be less than the general 5’ from a lot line.
Please see the text of Section 3.2.2(J) below:
3.2.2(J) Setbacks.
(J) Setbacks (parking). 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 5’ along a lot line.
Explanation of need for modification:
As an infill site, the project is spatially constrained and providing the requisite number of
parking spaces is a difficult task without making an inoperable/inefficient layout that
would be a detriment to the project and the public good. The minimum required number
of stalls for the project is 75 stall, and a maximum of 150 stalls, and additional 10%
reduction for proximity to the MAX station, would be applied based on the TOD zone
overlay that the project is within. The proposed project is providing 103 on site parking
spaces.
Justification for modification
Reducing the parking setback along the adjacent lot line will not be detrimental to the
public good. A 2.5’ wide landscaped island and 6’ tall vine screen along the lot line. The
planting bed and vine screen will effectively provides screening of the parking area from
the street, accomplishing the intent of the 5’ landscaped setback, while accommodating
a required number of parking spaces.
The project creates an enhanced entry, enhanced College Ave. 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.
Reducing the setback for the parking lot is a nominal and inconsequential change
when considered from the perspective of the entire development plan. The
proposed plan design activates the lot line and creates a more welcoming
environment for pedestrians walking along the street. The parking setback is an
inconsequential part of the site plan, given that it will have a planting area and 6’
high vine screen between the parking lot and lot 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.
Request for Modification – Section 3.2.2(J) – Setbacks (Parking)
Prospect and College Hotel
9/9/2019
For all the reasons cited above, the Applicant requests a modification of the standard in
LUC Section 3.2.2(J) to allow a reduced setback for the parking lot along the lot line.
The Applicant proposes that the modification is not detrimental to the public good,
promotes the purposes of the standard as least as well as a plan could comply with the
5-foot setback requirement, and results in a nominal and inconsequential divergence
from the standard.