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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.