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HomeMy WebLinkAboutWELLS FARGO PARKING LOT AND ATMS - MJA190003 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTWells Fargo Parking Lot 112 W. Magnolia Street February 5, 2020 Modification Request Division 3.2.2(J) – D-Downtown Reason for Request The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC, Section 2.8.2(H). (1) The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The standard per Section 4.16(B)(1) states that a Mixed-Use Street Frontage (in this case, College Ave.) Type requires 19’ from the back of curb to the building, a minimum 6’sidewalk if detached, and a minimum of 5’ from the back of walk to the building. In addition, this standard requires a 5’ set back from alleys and rear yards. The proposed parking lot layout provides the required 5’ set back on the south property line; the setback provided along the north property line is 4.5’, the setback provided along College Ave (east property line) is 5’ with a proposed 4’ screen wall, and the setback provided along the alley (west property line) is 3’. The Modification Request will promote the general purpose of the standard for which the modifications are requested on this plan for the following reasons: (1) On College Ave, there is 34’ separation from the back of curb to the property line. The requested setback along College Ave. from the property line is 5’, with a 4’ high, 44’ long masonry wall proposed along 67% of the length of the parking lot. This wall will provide a screen/buffer from the sidewalk and College Ave. The proposed material is brick veneer with a sandstone cap which will help visually tie it into the neighboring property and surrounding context. (2) In addition to the wall, a dense layer of planting will be provided on the front side (College Ave.) of the wall, the setback will include deciduous shrubs, ornamental grass and small flowering trees to provide year-round color, texture and screening capabilities. (3) There will be no vehicular access to the parking lot from College Ave. A CDOT access permit is in process to close the existing access, therefore, only pedestrians will move in and out of the site on the east side. (4) The parking setback along College Ave. aligns very closely with that of the setback of the existing building to the north and provides a wider setback from the sidewalk to the parking lot than that of the existing building to the north. (5) On Magnolia Street, there is 19.5’ separation from the back of curb to the property line. The requested setback along Magnolia Street from the property line is 10.4’. A dense layer of planting will also be provided on Magnolia Street side of the parking lot with similar species as along College Ave. (6) The existing 5’ sidewalk along Magnolia Street will be replaced with the required 6’ sidewalk. (7) The requested setback along the Alley is 3’ (rather than the required 5’), the proposed 3’ setback is provided with a defined concrete edge (curb and gutter) and will provide room for vehicle overhang without encroachment into the alley. The proposed 3’ setback is wider than that of the parking adjacent to the alley to the north where there is no defined line between the parking and the alley at all. A dense layer of planting will also be provided on the alley side of the parking lot with similar species as along College Ave. (8) The setback along the north property line is 4.5’ (rather than the required 5’), the proposed 4.5’ setback is provided with a defined concrete edge (curb and gutter) and has no parking spaces headed into it. This proposed 4.5’ setback is wider than that of the building adjacent to the north property line which appears to be constructed on the lot line with no setback. A dense layer of planting will also be provided on the north side of the parking lot with similar species as along College Ave. In conclusion, except for the narrower setback widths on the north, east and west property lines, the proposed site meets the standards set forth in Section 4.16(B)(1) of the Land Use Code. Complying with all standards would limit the needed parking spaces to a number below that justifying the project. The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested.