HomeMy WebLinkAboutPROSPECT AND COLLEGE HOTEL - PDP190014 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (2)Request for Modification — Section 3.2.2(L)(1) — Standard Parking Stall Dimensions
Prospect and College Hotel
2/26/2020
This narrative requests that the decision maker approve a modification of the parking
stall dimension for 22 stalls from (9') nine feet wide to (8.5') eight feet six inches wide.
Please see the text of Section 3.2.2(J)(1) below:
3.2.2(L)(1) Parking Stall Dimensions (1) standard spaces.
Parking Stall Dimensions. Off-street parking areas for automobiles shall meet the
following minimum standards for long- and short-term parking of standard and
compact vehicles: (1) Standard Spaces. Parking spaces for standard vehicles
shall conform with the standard car dimensions shown on Table A.
Table A
Standard Vehicle
Dimensions in feet
A
B
C
D
E
F
G
00
8
23
8
23
20
12
300
8.5
20
17.4
17
20
15
450
8.5
20
20.2
12
20
15
600
9
19,
21
10.4
24
20
R7i
9
19
19
$
24*'
20**,
A -Angle of Parking
B-Stall Width I ' When garages are located along a driveway and are
opposite other garages or buildings, the driveway width
C-Stall Length
must be increased to 28 feet.
D-Stall Depth
Request for Modification — Section 3.2.2(L)(1) — Standard Parking Stall Dimensions
Prospect and College Hotel
2/26/2020
E-Curb Length
F-Two-Way Drive Aisle Width
** When an overhang is allowed to reduce stall depth,
aisle width must be increased to 22 feet.
G-One-Way Drive Aisle Width
Explanation of need for modification:
The northern portion of the proposed parking lot is spatially constrained by the adjacent
property to the west, as a bay of head in parking stalls require access from the proposed
projects property. The site plan is limited to what can be designed without making an
inoperable/inefficient layout that would be detrimental to the project and public good. The
reduction of the widths will still function adequately for the public because that parking
layout is consistent with longer term parking stall dimensions which would potentially be
used in the stalls requested for the modification.
Justification for modification
Reducing the parking stall widths will not be detrimental to the public good, as it does not
alter the perception or usability of the parking stall. The proposed site plan provides a
functional and efficient parking lot layout that has the highest yield of parking spaces due
to the adjacent site constraints. The parking stall dimension is similar to long term
parking stalls (8.5'xl8'). The operator of the hotel will be able to manage the use of the
parking spaces if there is a user issue associated to the stall width reduction.
The modification requested is based on a modification of standards in the allowable
criteria below:
LUC Sec. 2.8.2(H)(4) — the plan as submitted will not diverge from the standards
of the Land Use Code that are authorized by this Division to be modified except
in a nominal, inconsequential way when considered from the perspective of the
entire development plan, and will continue to advance the purposes of the Land
Use Code as contained in Section 1.2.2.
Reducing the parking stall width for 22 of the 96 spaces is a nominal and
inconsequential change when considered from the perspective of the entire
development plan. The proposed plan design provides an efficient and usable
parking lot layout with regards to flow and continuity. The user of the proposed
hotel will most likely be using public transit or alternative methods of
transportation and would not require a high turnover of vehicles within the
parking lot. The proposed use will be more in line with a longer -term parking stall
(8.5'x18'), which is the requested width. The plan, with the requested
Request for Modification — Section 3.2.2(L)(1) — Standard Parking Stall Dimensions
Prospect and College Hotel
2/26/2020
modification, continues to advance the following purposes of the LUC: improving
the design, quality and character of new development, and encouraging patterns
of land use which decrease trip length of automobile travel and encourage trip
consolidation.
For all the reasons cited above, the Applicant requests a modification of the standard in
LUC Section 3.2.2(L)(1) to allow a reduced parking stall width. 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 standard stall dimension
requirement, and results in a nominal and inconsequential divergence from the standard.