HomeMy WebLinkAboutSTANFORD SENIOR LIVING - FDP210017 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUEST (2)
Stanford Senior Living
5/25/2021
Alternative Compliance Request
3.2.2.(K)(2) Non-Residential Parking Requirements
Nonresidential uses shall provide a minimum number of parking spaces, and will be limited to
a maximum number of parking spaces as defined by the standards defined below.
Reason for the Request
There is an existing 100 space parking lot on this property that is currently being used by surrounding
businesses. The agreement in place states that once this property develops, the parking lot will be used by
the new development. The proposed development would fall under the “long-term care facility” which has
no minimum parking requirement and a maximum parking requirement of 67 spaces. It appears that this
may be an error in the land use code. The maximum number of allowable spaces is not sufficient for the
150 beds in this community, 35 employees (on major shift), and those visiting the residents (20 more
spaces). Our residents are permitted to have personal vehicles. We are proposing to install a protected
sidewalk and new ramps for the safety of our residents and restore the rest of the existing parking lot to its
historic conditions. We are providing 38 parking spaces within a parking garage under the building and
preserving 95 of the surface lot spaces for a total of 133 parking spaces.
Justifications
3.2.2(C)(4)(c)(2) Review Criteria. To approve an alternative plan, the decision maker must first find that
the proposed alterative plan accomplishes the purposes of this Section equally well or better than
would a plan that complies with the standards of this Section.
The general purpose of the standard is to, ”…ensure that the parking and circulation aspects of all
developments are well designed with regard to safety, efficiency and convenience for vehicles, bicycles,
pedestrians and transit, both within the development and to and from surrounding areas.”
This project is proposing to improve the safety of the existing parking lot by providing a protected
sidewalk. Additionally, the parking spaces proposed within the parking garage will provide an added
layer of safety to the residents of the long-term care facility. This underground parking takes advantage
of the existing grading conditions on site between the existing surface parking and the sidewalk to the
north. It will provide parking spaces that are protected from the elements and will minimize walking
distances for our residents who still have vehicles. It will maintain the convenience of vehicles within the
development and to and from surrounding areas by preserving the existing parking lot.
Additionally, the plan as proposed is equal to a plan that does comply with this standard. If there was
simply a property line between the proposed building and existing parking lot, the new building would
comply with the land use code without having to change the site plan from what is proposed.
Stanford Senior Housing
Alternative Compliance Request – Vehicle Parking ratios
5/25/2021
Page 2 of 2
In reviewing a request for an alternative number of parking spaces, the decision maker must consider
whether the proposed plan:
1. does not detract from continuity, connectivity and convenient proximity for pedestrians between or
among existing or future uses in the vicinity,
· Keeping the existing parking lot would maintain the continuity, connectivity and convenience
for pedestrian between the existing uses. Additional pedestrian connectivity will be provided
with the proposed sidewalk along the eastern border of the parking lot.
2. minimizes the visual and aesthetic impact along the public street by placing parking lots to the rear or
along the side of buildings, to the maximum extent feasible,
· The existing parking lot is located behind existing buildings. The additional parking proposed is
located within a parking garage and is not visible.
3. minimizes the visual and aesthetic impact on the surrounding neighborhood,
· No additional visual or aesthetic impacts on the surrounding neighborhood would be created.
By preserving the parking lot we are also preserving the mature trees within the parking islands.
4. creates no physical impact on any facilities serving alternative modes of transportation,
· No facilities serving alternative modes of transportation will be impacted.
5. creates no detrimental impact on natural areas or features,
· The mature trees within the parking lot islands will be preserved with the preservation of the
parking lot.
6. maintains handicap parking ratios, and
· This project will provide two handicap parking stalls in the garage and four spaces in the surface
lot as required.
7. for projects located in D, L-M-N, M-M-N and C-C zone districts, conforms with the established street
and alley block patterns, and places parking lots across the side or to the rear of buildings.
· Not applicable