HomeMy WebLinkAboutPROSPECT AND COLLEGE HOTEL - PDP190014 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTRequest 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 15’ from an arterial road.
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 from the street right of way 15’ along an arterial street.
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 Prospect Road will not be detrimental to the public
good. A 20” landscaped planting bed is provided between the parking stalls and the
existing 30” wall is shown along the Prospect Road ROW. The buffer wall and planting
effectively provides screening of the parking area from the street, accomplishing the
intent of the 15’ landscaped setback, while accommodating a required number of parking
spaces. The parking spaces along the wall is proposed as being full size spaces (19’x9’)
with a wheel stop at 17’ to prevent additional overhang into the planting bed and existing
wall.
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 College Ave. 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
30” high wall between the parking lot and sidewalk. The plan, with the requested
Request for Modification – Section 3.2.2(J) – Setbacks (Parking)
Prospect and College Hotel
9/9/2019 modification, continues to advance the following purposes of the LUC: innovative
land development and development of vacant properties in established areas.
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 Prospect
Road. 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 15-foot setback requirement, and results in a nominal and inconsequential
divergence from the standard.