HomeMy WebLinkAboutExhibit C - Parking - Special Review StandardsExhibit C
Special Review- Parking
Sec. 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 site, 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.