HomeMy WebLinkAboutExhibit C - Parking - Special Review StandardsSec. 26.515.080. - 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.
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:
(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.
Staff Response: The application meets the TIA, MMLOS, and provides the required number of
parking spaces outlined in Ordinance No. 39, Series of 2016. Special Review is requested to allow
for tandem spaces and compact spaces. The use of tandem spaces allows for the elimination of a
second level of subgrade parking, greatly reducing excavation, truckloads of dirt to be removed
from the sight, and other negative impacts to the site that would result form increased depth of
excavation. A study of the parking demands and traffic impacts was conducted during Project
Review and is outlined in the Ordinance. No change to the transportation or parking mitigation
requirements are requested, just approval of an alternative programming. Given the project meets
the required mitigation, staff finds this criterion to be met.
(2) An on-site mitigation solution meeting the requirements and guidelines is practically difficult or
results in an undesirable development scenario.
Staff Response: The second subgrade parking level would result in negative development
impacts. The proposed parking plan utilizing the compact and tandem stacked parking spaces
reduces the impacts of development and is a preferred outcome. Staff finds this criterion to be
met.
(3) Existing or planned on-site or off-site facilities adequately serve the needs of the development,
including the availability of street parking.
Staff Response: The parking provided was determined during the project review process to meet
the needs of the development and no change is proposed to the number of parking spaces
provided. Staff finds this criterion to be met.