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HomeMy WebLinkAboutExhibit A.3 Parking Reduction Dimensional Variance.134 E Bleeker St Page 1 of 4 Exhibit A.3 Parking Reduction & Dimensional Variations Criteria Staff Findings 26.415.110.D: Parking: On-site parking reductions are permitted for designated historic properties unable to contain the number of parking spaces required by the underlying zoning due to the existence of a historic resource. In these circumstances, alternative mitigation in the form of cash-in-lieu, pursuant to Chapter 26.515, may In addition to the review criteria in Section 26.515, the parking reduction and waiver of payment-in-lieu fees may be approved upon a finding by HPC that:MET NOT MET DOES NOT APPLY it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designeated historic proerty, an adjoining designated property or a historic district.NOT MET Review Criteria for 134 E. Bleeker As a historically designated property, HPC may grant parking reduction and waiver of payment-in-lieu fees if designated properties are unable to contain the number of required parking spaces. Summary of Review Criteria for Parking Variation Request 26.415.110.D - Parking. Parking reductions are permitted for designated historic properties on sites unable to contain the nubmer of on-site spaces requird by the underlying zoning. A special review for establishing, varying or waiving transportation, mobility, or off-street parking requirements may be approved, approved with conditions or denied based on its conformance with all of the following criteria: MET NOT MET 1. The transportation, mobility, and off-street parking needs of the residents, customers, guests and employees of the project have been met, taking into account potential uses of the parcel, the projected traffic generation of the project, any shared parking opportunities, expected schedule of parking demands, the projected impacts on the on-street parking of the neighborhood, the proximity to mass transit routes and the downtown area and any special services, such as vans, provided for residents, guests and employees. NOT MET 2. An on-site mitigation solution meeting the requirements and guidelines is practically difficult or results in an undesirable development scenario. NOT MET 3. Existing or planned on-site or off-site facilities adequately serve the needs of the development, including the availability of street parking.NOT MET Review Criteria for 134 E. Bleeker A parking reduction of one space is requested by HPC. Review criteria for parking reduction is outlined in the Parking section of the Municipal Code. Summary of Review Criteria for Special Review Standards 26.515.080 - Special Review Standards for varying parking requirements. If the project requires review by the Historic Preservation Commission and the Community Development Director has authorized consolidation pursuant to Subsection 26.304.060.B, the Historic Preservation Commission shall approve, approve with conditions or disapprove the special review application. Page 2 of 4 be accepted by HPC for commercial development. HPC may waive cash-in-lieu for residential development. In addition to the review criteria listed in Chapter 26.515, the parking reduction and waiver of payment- in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse impact on the historic significance or architectural character of a designated historic property, an adjoining designated property or a historic district. 26.515.080. Parking Special Review Standards. Whenever the transportation, mobility, and parking impacts of a proposed development are subject to special review, an application shall be processed as a special review in accordance with the common development review procedures set forth in Chapter 26.304 and be evaluated according to the following standards. Review is by the Planning and Zoning Commission. If the project requires review by the Historic Preservation Commission and the Community Development Director has authorized consolidation pursuant to Subsection 26.304.060.B, the Historic Preservation Commission shall approve, approve with conditions or disapprove the special review application. Staff Finding: A single-family residence requires two parking spaces be provided on site. The proposed design provides for one parking space with reduced dimensions housed in the historic secondary structure and a request to eliminate one existing surface parking space and waive the cash-in-lieu payment. Currently, the property provides two parking spaces where one is located inside the secondary structure and one is an uncovered space to the west of the secondary structure. According to the Special Review Standards for reducing parking requirements, an adequate number of spaces must be available on-site or off-site. Although there is residential street parking in this neighborhood, the lack of available parking is an ongoing issue. Staff recommends the applicant restudy the parking design on the property and provide for one code compliant parking space. Given the neighborhood context and the potential to provide an on-site parking space where one currently exists, staff recommends restudy. Page 3 of 4 26.314 Variance. Variances are deviations from the terms of this Title which would not be contrary to the public interest when, owing to special circumstances or conditions, the literal enforcement of the provisions of this Title would result in undue and unnecessary hardship. Variances shall only be granted in accordance to the terms of this Chapter. Variances may only be granted from the following requirements of this Title 26: A. Dimensional requirements B. Permitted uses, but only to allow for the temporary off-site location or storage of materials, structures or equipment pursuant to building construction or construction staging. In order to authorize a variance from the dimensional requirements of Title 26, the appropriate decision-making body shall make a finding that the following three (3) circumstances exists:MET NOT MET 1. The grant of variance will be generally consistent with the purposes, goals, objectives and policies of this Title and the Municipal Code; and 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district and would cause the applicant unneccessary hardship, as distinguished from mere inconvenience. In determining whether an applicant's rights would be deprived, the Board shall consider whether either of the following conditions apply: MET NOT MET a.) There are special conditions and circumstances which are unique to the parcel, building or structure, which are not applicable to other parcels, structures or buildings in the same zone district and which do not result from the actions of the applicant; or b.) Granting the variance will not confer upon the applicant any special privilege denied by the terms of this Title and the Municipal Code to other parcels, buildings or structures, in the same zone district. MET MET MET Review Criteria for 134 E. Bleeker Dimensional Variances for a smaller on-site parking space is requested. A hardship must be established for a variance request. MET Summary of Review Criteria for Variances 26.314.030 - Variances. Variances may only be granted from the following requirements of this Title 26 - A. Dimensional requirements B. Permitted uses, but only to allow for the temporary off-site location or storage of materials, structures or equipment pursuant to building construction or construction staging. Page 4 of 4 In order to authorize a variance from the dimensional requirements of Title 26, the appropriate decision- making body shall make a finding that the following three (3) circumstances exist: 1. The grant of variance will be generally consistent with the purposes, goals, objectives and policies of this Title and the Municipal Code; and 2. The grant of variance is the minimum variance that will make possible the reasonable use of the parcel, building or structure; and 3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive the applicant of rights commonly enjoyed by other parcels in the same zone district and would cause the applicant unnecessary hardship, as distinguished from mere inconvenience. In determining whether an applicant’s rights would be deprived, the Board shall consider whether either of the following conditions apply: a) There are special conditions and circumstances which are unique to the parcel, Staff Finding: Unlike a variation which is granted to maintain historic character, a variance request is based on proving a hardship. The existing curb cut access from Aspen Street into the historic secondary resource maximizes the use of the ground floor and satisfies the parking space dimensions for one of the two spaces without issue. At the City’s request to remove the curb cut, the building can no longer accommodate the dimensions required for a full-sized parking space when accessed from the alley. With outlined constraints, the applicant is able to provide one 8’ x 15’-1” garaged parking space, which the Engineering Department will accept as a parking space for a compact car. Any changes to the location of the historic buildings would create an undesired development scenario on the site and staff is recommending the applicant restudy the site to try and provide at least one compliant on-site parking space. Staff finds the request for dimensional variances for one parking space inside the historic secondary structure is based on a hardship and all review criteria are met.