HomeMy WebLinkAboutZMA201800008 Parking Determination 2018-12-05IRG1-
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
November 20, 2018
Steven W. Blaine
123 East Main St, Suite 800
Charlottesville, VA 22902
RE: Parking Determination — Parcel ID 07800-00-00-055A1 (Commonwealth Senior Living)
Rivanna Magisterial District
Dear Mr. Blaine:
This letter is in response to your request for a parking determination for Commonwealth Senior
Living. The Zoning Administrator has the authority to determine the minimum required parking
spaces for the current use and the expanded use of the property.
Presently, Commonwealth Senior Living operates as a Senior Living facility that contains 43
occupied independent living units, 48 assisted living beds, and 29 memory care beds. The new
proposal for the site involves repurposing the existing structured parking area, located on the
lower level of the building, into office space for the corporate office of the parent company,
Commonwealth Senior Living. The new offices will not expand the building size, but will be built
in the existing structured parking area and will contain 13,500 gross and approximately, but not
limited to, 5,750 square feet of office space.
Presently, there are a total of 131 total parking spaces on site. There are 98 surface parking
spaces and 33 garage spaces. These parking requirements were determined using a much
higher intensity of use than what is existing today. Based on the numbers above, a more
appropriate parking schedule for the existing use would read as follows:
48 assisted living units (1 space/3 beds): 16 spaces
43 independent living units (1.25 spaces/unit): 54 spaces
19 employees: 19 spaces
Total required number of spaces: 89 spaces
As memory care beds are not a specifically identified use per Section 4.12.6 of the Albemarle
County Zoning Ordinance, the Zoning Administrator is permitted to determine the minimum
number of required spaces for these unscheduled uses. In previous calculations, memory care
beds were lumped together with assisted living spaces, but after further, it is my determination
that the memory care units do not require any additional parking spaces, and should not appear
on the parking schedule.
November 20, 2018
Commonwealth Senior Living Parking Determination
Page 2
With the addition of approximately 5,750 net square feet of office space there would be an
additional parking requirement of 29 spaces (1 space/200 square feet of net office space),
bringing the total number of required parking spaces to 118. An updated parking schedule that
accounts for the current uses would read:
48 assisted living units (1 space/3 beds): 16 spaces
43 independent living units (1.25 spaces/unit): 54 spaces
19 employees (1 space/employee): 19 spaces
5,750 square feet of office space (1 space/200 sq. ft.): 29
Total required number of spaces: 118 spaces
With the elimination of all 33 underground parking spaces for the addition of the office space,
the aggregate number of parking spaces on the site will be 98 surface spaces. Given the
parking schedule above that accounts for the additional office space use and the current use of
the property, you are essentially asking for a reduction of 17% in your parking requirements and
a justification that the 98 spaces should be sufficient for the expanded use of the property.
It is my determination that the parking study, attached, has provided sufficient evidence to
reflect what the existing and future demand for parking will be on the site by providing 174 data
points, taken over the course of 39 days. The parking study suggests that the total average
demand for parking is 44 (33 surface, 11 reserved garage spaces) for the existing use and 35
for the office use, meaning that the average daily demand for parking spaces with the expanded
use on the site will be 79 spaces. Based on these numbers and the existing 98 spaces available
on site, this site meets the average parking demand of 79 spaces as described in your parking
study.
What is concerning, however, is that there are some instances where the peak numbers are
higher than the total amount of spaces. Because the peak demand for the office use is 42
spaces, and there are 11 reserved spots on the site currently, any existing demand over 45
spaces will make the total demand higher than the given 98 spaces. In your parking study there
are 9 instances out of the 174 data points of this occurring, specifically between the hours of
10am and 2pm. However, we understand that these are peak numbers and on average the
parking demand is 79 which allows for 19 additional spaces. Additionally, the facility is within a
'/4 mile walking distance to a transit stop so it is reasonable to believe that this transportation
alternative could limit some of the parking demand on site. Therefore, it is my determination
based on the parking study and the transportation alternatives that there is sufficient evidence to
support a 17% reduction in the minimum number of parking spaces needed from 118 to 98, with
conditions.
Given the nature of the current use, the proposed expansion, and the demonstrated
existing parking demands shown in your study, it is my official determination that the
existing 98 surface parking lot spaces are sufficient to adequately support the existing
senior living facility and proposed office space use subject to the following conditions.
November 20, 2018
Commonwealth Senior Living Parking Determination
Page 3
Conditions:
1. Any further changes to the building, expansions of the use, or change in
ownership or tenants will require a new parking analysis and determination. For
this determination the net amount of office space is limited to 5,750 square feet. If
the net office floor area of the proposed use expands beyond this the applicant
shall request a modification of this determination, pending approval and analysis
of the impacts of the expanded size of the office space.
2. The owner shall know of and inform residents and employees of parking
alternatives that are available to them. There shall be parking strategies for how to
deal with exceptionally high peak parking demand, especially between the
lunchtime hours.
3. We recommend that parking spaces should be allotted for the different uses. For
example, the parking to the rear of the building is reserved for the office use, and
the parking towards the entrance and front of the building is reserved for the
existing use.
4. We recommend that the applicant consider areas on this property or offsite, where
additional parking could be provided in the future.
If you are aggrieved by this determination, you have a right to appeal it within thirty (30) days of
this notice, in accordance with Virginia Code § 15.2-2311. If you do not file a timely appeal, this
determination shall be final and unappealable.
An appeal may be taken only by filing an appeal application with the Zoning Administrator and
the Board of Zoning Appeals, in accordance with § 34.3 of the Zoning Ordinance, along with a
fee of $258 plus the actual cost of advertising the appeal for public hearing.
Applications for Appeal of the Zoning Administrator's Determination are available at the
Department of Community Development located at 401 McIntire Road, Charlottesville, Virginia
22902 or online at www.albemarle.org/cdapps. This form applies to the appeal of a decision of
the zoning administrator or any other administrative officer pertaining to the Zoning Ordinance.
Regulations pertaining to the filing of an appeal to the Board of Zoning Appeals are located in
Chapter 18, Section 34.3 of the Zoning Ordinance. They may be reviewed online at
www.albemarle.ora/countvcodebza.
(Please note that our online documents are in Adobe Acrobat PDF format and must be viewed
with the Adobe Acrobat Reader or an equivalent. A link to download the free plug-in is available
at the bottom of www.albemarle.org/cdapps.)
Please contact me if you have questions or require additional information.
November 20, 2018
Commonwealth Senior Living Parking Determination
Page 4
Sincerely,
Kevin McCollum
Planner
Designee to the Zoning Administrator
LECLAIRZYAN
October 26, 2018
Mr. M. Andrew Reitelbach, Senior Planner
County of Albemarle
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902
Via Hand Delivery
Re: ZMA2018-00008 and SP 2018-00017 Commonwealth Senior Living
Dear Mr. Reitelbach:
This letter is intended to provide the Applicant's responses to comments relayed by your
letter dated October 5, 2018.
Zoning Map Amendment and Special Use Permit:
1. More data on existing parking use. lbe Applicant has provided a supplement to it
s
parking study originally submitted prior to submitting the AMA application, The updated
parking study. enclosed with this letter, now includes 174 data points, taken over the
course of 39 days. Based on this data, the existing use at the facility [1550 Pantops
Mountain Place] reveals an average of 33 surface lot spaces being used, with the highest
daily average usage (excluding an event day) at 41. There are currently I I spaces ]eased
to residents in the underground garage. Thus the average use is 44 total spaces, with a
peak, based on the highest daily average, of 52 spaces.
The Applicant has also conducted an analysis of its parking use for the corporate office
location on the Downtown Mall in Charlottesville. That analysis shows daily demand for
35 spaces and peak demand of 42 spaces.
The Zoning Department has requested this analysis and has indicated that a waiver can be
supported by the actual parking demand rather than applying the ordinance formula for
office as a single use. The Pantops site, with the office buildout complete, supports 98
spaces, Even with peak demand, the proposed use of 94 spaces should be sufficient. In
addition, the Applicant has reached an agreement with a neighboring landowner to
provide overflow parking and is presently working to formalize this agreement.
2. Removed spaces. The project would remove 33 spaces in the structured parking area.
Parking spaces required for new off -ice space are addressed above. The analysis of
E-mail- S love n. Blai ne@leclairryan coo
Direct Phone: (434) 245-3423
Direct Fax.- (434) 296-0905
123 East Main Street, Suite 800
Charlottesville, Virginia 22902
Phone: (434) 245-3444 1 Fax- (434) 296-0905
CALIFORNA1 CIONNEC-OW kDE-AWARE iFLORIDA i GEORGIA l ILLIN06 t MARYLAND 1 MA8SACHJSF-TTSk MIGHIGW NFWJ',---RSEY
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Mr. A Andrew Reitelbach
October 26, 2018
Page 2
parking use for the corporate office location on the Downtown Mall in Charlottesville
shows a daily demand for 35 spaces and a peak demand of 42 spaces.
3. Square Footage of the Building When Finalized. The building is presently 106,350 square
feet, not including the 13,500 square foot structured parking area, for a total of 119,850
square feet. Upon completion of the proposed interior renovations, the commercial space
will occupy approximately 13,500 square feet. Final total square footage will remain
unchanged at 119,850.
4. Employees; Training Sessions. It is anticipated that 35 "day-to-day" employees will work
in the new office space. The number of "additional employees" that may come, on
occasion, for training purposes, will be de minimis, with I or 2 persons attending from
time -to -time.
5. Independent Living Units Ratio. Jhe property is limited to 140 units by proffer. The
reference to 70 independent living (IL) units was simply illustrative of the maximum
amount of IL given the current configuration. This ratio was not based on any County
mandated limit on IL units for the property, and was not intended to be in any way self-
limiting.
Zoning Map Amendment,
1. Revised Proffers. The revised Proffers do not intend to change the conditions of the
Previous Proflbrs. Proffers 3 and 4 are verbatim from the 2015, and the 2001 Proffers.
2. Revised Application Plan. Enclosed with this letter is an updated Application Plan.
Special Use Permit
1. Parking Waiver. Information regarding the parking waiver is provided above,
2. Handicapped accessible Parking Spaces. No required handicapped -accessible spaces are
being lost. There are 10 handicapped -accessible spaces in the surface parking lot, which
are not impacted by the proposed plan. The remaining 98 space lot requires just 4
handicapped -accessible spaces, and, the original 131 space configuration required 5, so
the number of handicapped -accessible spaces remains well in excess of the requirement.
Planning comments
1, Parking waiver. Information regarding the parking waiver is provided above.
Mr. M. Andrew Reitelbach
October 26, 2018
Page 3
� a
2. Handicamcd-accessible Parkin S.-Paces. No required handicapped -accessible spaces are
re are 10 handicapped -accessible spaces in the surface parking lot, which
being lost. The
are not impacted by the proposed plan. The remaining 98 space lot requires just 4
handicapped -accessible spaces, and, the original 131 space configuration required 5, so
the number of handicapped -accessible spaces remains well in excess of the requirement.
I Chanpes-to Site. Potential need for a site plan amendment is acknowledged.
4. Event Par . The Applicant has reached an agreement with a neighboring landowner
'de overflow parking and is presently working to formalize this agreement.
to provi
S. Monticello viewshed. The Applicant intends to brief Ms. Russell at Monticello.
6, SSE Residents and Cottage at Jefferson H6gbts. The Applicant will be holding meetings
with the residents, as well as with the neighboring property Owners.
Attached are executed forms to accompany this submittal, as well as a red -line showing the
changes from the 2015 proffers, revised parking study, and an updated Application Plan.
Respectful 1ys):�&itted.9
StevenlW. Blaine
Attorney at Law
Occupied Spaces
Time
7 POO AM
10,.00AM
2:00 PM
6:00 PM
9:00 PM
Daily Avg
Date
19-1ul
44
42
36
37
27
39
37
37
20-1UI
38
34
48
45
37
27
25
36
21-Jul
33
44
35
38
26
30
35
22-Jul
42
38
34
33
29
35
23-Jul
36
24-Jul
34
38
15
23
20-Sep
24
20
35
31
21
30
21-Sep
28
33
40
39
47
37
22-Sep
25
20
Z3-Sep
20
24-Sep
36
46
40
32
4-1
41
25-3ep
31
42
37
34
25
34
26-Sep
25
38
41
40
23
33
27-Sep
28
27
27
36
21
28
2JI-Sep
!:1
39
41
38
26
34
29-Sep
24
25
3D-Sep
21
30
37
38
32
35
1-Oct
20
47
28
40
35
23
29
2-Oct
19
32
3-Oct
22
34
39
32
11
22
29
4-Oct
17
40
35
29
45
28
32
5-oct
24
31
47
53
42
27
40
6-Oct
35
44
41
34
37
7-Od
37
32
40
36
24
34
&-Oct
39
47
31
37
36
9-Oct
42
32
36
40
22
34
10-W
25
30
32
23
28
11-Oct
26
26
37
26
29
22-00
24
26
26
35
26
27
13-Od
37
25
14-Oct
17
20
31
39
30
22
28
is -Oct
32
46
41
31
22
16-00
29
44
so
36
25
37
17-Oct
62
65
21
44
IS -Oct
29
35
40
33
24
31
19-oct
24
47
53
30
20
36
20-Oct
28
29
27
51
35
21
33
21-oct
31
45
47
41
22-Oct
23-Oct
32
30
Average (at given tirne)
29
37
39
36
26
33
if of data Points
174
# of Date Points >50
5
# of Days w/ Data Points >50
4
Ov"11 Average (Mein)
33
Median
33
Mode
35
Peak Number
65
Max 0 ailv Average
44 (event day)
Max Retie AVV*JP(exd eVentVay)
41
Max Average (at any given time)"
Garage Parking
11
event day